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August 2017 BTO: Bukit Batok vs Sengkang – First Impressions and Which Site To Choose

With the excitement of the last BTO exercise in May, thanks to mature sites like Bidadari and Geylang, the August 2017 BTO exercise looks set to be a lot quieter. There are only two developments up for grabs this time, one centred in Bukit Batok (Sky Vista and West Scape) and the other in Sengkang (Rivervale Shores), both of which are situated in non-mature estates.

Here’s a preliminary assessment of both sites to see which you should opt for.

 

BUKIT BATOK


Site map of Bukit Batok plots

There are two plots in the Bukit Batok development. One is located along the main Bukit Batok Road (West Scape); the other is located along Bukit Batok West Avenue 6 (Sky Vista). The sites are approximately a 5-min drive away from each other.

West Scape is slightly bigger with 1,140 units available, comprising 2-, 3-, 4- and 5-room flats.

Google view of first site at Bukit Batok:

Image of the first Bukit Batok site, taken from Bukit Batok West Ave 2:

West Scape is bounded by the busy Bukit Batok Road (that leads to PIE) and the quieter Bukit Batok West Ave 2. It is also bounded by a minor road (Bukit Batok West Ave 8), which is still under construction.

This plot is located along the edge of the Bukit Batok West BTOs cluster, which comprises new BTOs such as West Ridges, West Crest, West Valley, West Terra, West Edge, West Rock and West Plains. It is also positioned opposite the future Tengah development.

Looking at the site map of West Edge, the small parcel of land just beside this plot should be reserved for a school:

This site is approximately a 20-25 min walk to Bukit Gombak station and Bukit Batok MRT/West Mall. The nearest primary school is Dazhong Primary School, which is an estimated 1.2km (10-min walk) away.

The second site (Sky Vista) comprises of 257 units of 2- and 3-room flats, stacked into two blocks.

Google view of Sky Vista at Bukit Batok:

Images of the Sky Vista site:

Image of Bukit Batok West Ave 6:

We found Sky Vista to be a lot less busy than West Scape during our site visits. Unlike the West Scape’s location in a BTO cluster, Sky Vista is mainly surrounded by older developments. The plot area is also smaller with fewer units available.

Despite its quieter surroundings, this site is at a prime location. It is situated very near to Bukit Batok MRT and West Mall shopping centre, which are just a 10-15 min walk away. It is also a 5-min walk away from Bukit Batok West neighbourhood centre that features a range of amenities including food centres and a supermarket. Just next to the plot at Block 132 are coffee shops, a restaurant and a 7-11.

For Sky Vista, the nearest primary school is Princess Elizabeth Primary School (600m), just a 7-min walk away. There is an existing bus stop just outside the development, which carries buses 176, 188, 868 and 941.

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SENGKANG

Site Map of Rivervale Shores at Sengkang

There is only one plot in Sengkang, and it looks set to be a relatively big development with 2,500 units comprising of 2-, 3-, 4- and 5-room flats.

Google view of Rivervale Shores:

As the site remains relatively underdeveloped, we took images of the Sengkang development from an existing flat located across Sengkang East Drive.

Units facing the eastern part of the site will be surrounded by plenty of greenery and the view of the Serangoon Reservoir. There is also a park connector that leads to Punggol Waterway Park and Coney Island.

The other parts of the development face a busy Sengkang East Drive as well as the Tampines Expressway (TPE). Units facing these roads will definitely be noisy.

Noise levels along Sengkang East Drive:

Besides traffic noises, you might have to contend with the jet plane noise from Paya Lebar Air Base for a few years. The relocation of the air base will only take place in 2030.

Amenities wise, there aren’t very many nearby. Rivervale Mall and Rivervale Plaza are both approximately 17-min walk away. The Sengkang MRT is a 30-min walk away, although the nearest LRT station (Bakau) can be reached in 7-10 minutes. We’re not sure if future amenities or transportation will be built to make the area more accessible.

 

VERDICT

Based on our preliminary assessments of both sites, we think the Bukit Batok plots are more favourable than Rivervale Shores at Sengkang. Both Sky Vista and West Scape at Bukit Batok are located very close to the entrance to PIE and neighbouring bustling Jurong town. Amenities and public transportation options for Sky Vista are very close by, while West Scape, owing to the fact that it is within a BTO cluster, looks set to be a teeming hive of activity in the near future.

The Sengkang plot seems to be in a more ulu location with few amenities nearby. However, if you like to be close to the waterfront, nature and greenery or are a cycling enthusiast, Sengkang might be a good choice for you. While public transportation options and amenities are currently limited in this area, it shouldn’t pose a huge problem if you drive.

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FINAL CONSIDERATION: THINK NUMBERS

Pricing-wise, Sengkang flats are slightly more affordable than the ones at Bukit Batok.

Prices of Sengkang Flats:

Prices of Bukit Batok Flats:

Sengkang is also a much bigger development compared to Bukit Batok. As such, there is a higher chance of obtaining a unit or a better queue number in this area. However, seeing as it’s a much bigger development, the waiting time for the BTO to be completed is also longer as a result. So if you’re hoping to get a unit faster, Bukit Batok might be a better bet.

 

 

Let us know if you’ll be going for Bukit Batok or Sengkang in the August 2017 BTO exercise! Also, look out for our unit analysis of the two sites in the coming weeks to see which unit you should pick.

 


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