Aug 2021 BTO Analysis: Toh Guan Grove at Jurong East

  • Aug 17, 2021

Located along Toh Guan Road, this Jurong East BTO launched in August 2021 is situated near an upcoming MRT station along the future Jurong-Region Line. We visited the site for Toh Guan Grove to check out its surroundings and to see what else this BTO has to offer.

At a glance

BTO Toh Guan Grove
Location Along Toh Guan Road
No. of units 569
Unit types 2-room Flexi, 3-, and 4-room flats
No. of blocks 3
No. of floors 10 to 37 storeys
Site facilities Retail shops and a supermarket
Public transportation Nearest MRTs: Toh Guan station on the Jurong Region Line (estimated completion by 2028 and ~5-min walk) and Jurong East Interchange (~14-min walk) Buses: Bus stops are located on Toh Guan Road. Plenty of buses service this route taking you to areas like Bishan, Habourfront, Queenstown, Orchard, Bukit Timah and Pioneer
Surrounding amenities Malls: IMM, JEM, Westgate and Jcube (~11- to 17-min walk) Hawker centre/Wet market: Yuhua Village Market and Food Centre (~14-min walk) Other eateries: Coffee shops at blocks 267A, 282A and 286E Toh Guan Road, all surrounding the BTO Parks: Located next to a PCN route
Schools within 1km (estimated) Fuhua Primary School, Yuhua Primary School, Bukit View Primary School, Jurong Primary School, Keming Primary School, LianHua Primary School and Princess Elizabeth Primary School
Estimated completion date First quarter of 2026

The site

We headed down to the site during a weekend afternoon. Located away from the main roads, Toh Guan Grove sits in a relatively serene spot. However, because of the large number of public housing and coffee shops surrounding the site, we witnessed quite a high footfall.

Site for Toh Guan Grove BTO, taken from block 265.

Site for Toh Guan Grove BTO, taken from Toh Guan Road.

There are also quite a number of buses plying Toh Guan Road. This likely means that traffic will get quite busy along this road, especially during peak periods when the bus frequencies go up.

Toh Guan Road.

As mentioned before, we saw three coffee shops surrounding Toh Guan Grove alone so you will have plenty of options for dinner. One is located just opposite the site at block 286E, while the other is situated at 282A next to the roundabout adjacent to the site. The third is located at neighbouring block 267A.

Plenty of coffee shops surrounding the Toh Guan Grove BTO.

Within Toh Guan Grove, you will also see a supermarket and other retail shops. IMM is also less than a 15-min walk, so you will get access to other F&B and retail options as well as the Giant hypermarket. In terms of convenience, this BTO is pretty attractive. This BTO will also see Toh Guan MRT station located just a 5-min walk away from it. The station will be on the future Jurong-Region Line (JRL) and is scheduled for completion in 2028 under the second phase of construction.

Where the upcoming Toh Guan MRT is located, vis-à-vis the site for Toh Guan Grove.

Toh Guan Grove BTO will be completed earlier in 2026, so you will have about two years before you get to enjoy the new MRT station. Once it’s up though, the station will be just one stop to Jurong East Interchange, which intersects with the North-South and East-West lines. For now, the Jurong East station is less than a 15-min walk away, but if you prefer not to walk, there are several buses along Toh Guan Road that take you to the station. The area is also pretty convenient for drivers. Drivers will have to get through just a couple of traffic lights to hit major expressway PIE.

What unit should you go for at Toh Guan Grove?

Site Map for Toh Guan Grove BTO.

2-room flats Unlikely to get afternoon sun: Stacks 275, 277, 321 and 323. Best for privacy: Stacks 277 and 321. Best for unblocked views: 279 and 281 (above 5th storey); 283; 317, 319, 321 and 323 (above 21st storey); 313, 315; 303 and 305 (above 5th storey). Traffic noise: Avoid stacks 279, 281, 283, 285, 287 and 289 facing Toh Guan Road, which can get quite busy as this road leads to major expressways and also sees a high number of buses plying this route. Noise from human activity: If you don’t want to be disturbed by a flurry of activity surrounding the retail shops and the supermarket on site, avoid stacks at Block 289A. On the plus side for the stacks in this block though is getting to those amenities really quickly. Stacks 313, 315, 317 and 319 are also facing the pavilion as well as the playground and fitness corners, which can get quite noisy because of the higher concentration of human activity. Rubbish chutes: Avoid stack 287 and 289 located near the rubbish chutes and the bin centre. 3-room flats Unlikely to get afternoon sun: Stacks 273, 297 and 325. Best for unblocked views: The inward-looking stacks, 271, 273, 297 and 299. If you wish to go for stack 325, get a unit above the 21st floor since it’s looking towards block 284, which is 21 storeys high. Away from human activity zones: Stack 325. Near the lifts: Avoid stacks 271 and 297 if you don’t want your front door to be located near the lifts. Privacy is usually scant in these areas, since people waiting for the lifts tend to look into your units. 4-room flats Unlikely to get afternoon sun: Stack 295. Best for privacy: Stacks 293 and 309. Best for unblocked views: 291 and 293 (above 5th storey); 301 (above 10th storey); 307 (above 21st storey); 309. Noise from human activity: Avoid stacks 295 and 311 if you don’t want to be facing the pavilion, playgrounds and fitness corners. These areas have high concentration of human activity. Avoid stack 301 if you don’t want to be located near the bin centre or facing the service road behind the supermarket and shops where a lot of loading/unloading is going to take place. Still have questions on BTO Toh Guan Grove? Let us know in the comments!  
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