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BTO Analysis for Tampines GreenGem (November 2018): Which Unit is Best?

The popularity of Tampines GreenGem, the BTO launched in November 2018 is largely due to its proximity to Tampines West MRT station, located on the Downtown Line. Based on Google’s calculations, it will take approximately 5 minutes to walk to the MRT. It was also the only BTO launched then in a mature estate.

Construction underway for Tampines GreenGem during our site visit in Dec 2018.





It’s located next to Temasek Polytechnic and Bedok Reservoir Park. Based on HDB’s site drawings, Tampines GreenGem will eventually be surrounded by high-rise residential buildings. Just across the road to the east, there’s the Bedok Reformative Training Centre and an industrial area.

The BTO site itself will see a couple of shops, a supermarket and an eating house, located to the south of the site. Next to Tampines West MRT station are also a variety of eating houses.

Other eating options include those found in Tampines Round Market and Food Centre, located a 15-min walk away to the east of Tampines GreenGem. The Market’s surrounding ring of shophouses offers a variety of retail options from bakeries and clinics to laundry marts and household/hardware shops.

Tampines Hub is also located approximately 15 minutes away by foot. The integrated community and lifestyle hub sees a five-storey library, a synthetic football pitch, swimming pools, parks and playgrounds, food and retail outlets, and a hawker centre.

Walk a little further (or take a feeder bus service or the train down) and you’ll be able to enjoy the convenience of Tampines’ three great shopping malls—Tampines 1, Tampines Mall and Century Square, which surround the Tampines MRT station.

For cycling/park enthusiasts, Tampines GreenGem is also closely located to three park connectors: Siglap Park Connector, Bedok Park Connector as well as Tampines Park Connector. They run along the Eastern Coastal Loop, where you’ll be able to reach places like the Bedok Jetty, Changi Beach Park and East Coast Park on your two wheels alone.

Nearby Paya Lebar Air Base will only be relocated from 2030, freeing up the parcel of land for new housing. As such, residents at Tampines GreenGem may temporarily be affected by surrounding aircraft noise.



Consider the following factors when picking out a unit at Tampines GreenGem.

Consideration 1: For privacy

These units have more privacy, as they won’t have neighbours walking by their flats either to get to the lifts or to the rubbish chutes. Pick these units marked out on the map:

These units have more privacy, away from the eyes of nosy neighbours.

951A: 105, 103, 109
951B: 115, 117, 121
951C: 131

952A: 135, 139, 141
952B: 147, 151, 153
952C: 161

953A: 171
953B: 179
953C: 183, 187, 189

954A: 197, 203, 205
954B: 211, 217, 219
954C: 223, 231, 233
954D: 241, 243, 249

Consideration 2: Away from human activity zones

Where more people gather, noise levels will tend to increase. If you prefer more peace and quiet, avoid stacks that are located near or facing directly areas like the bus stops, loading/unloading bays, pavilions, the playgrounds, fitness corners, retail shops and eating houses. Instead, pick these units that are away from the hustle and bustle:

Enjoy more peace and quiet in these units, which are located away from high human activity areas.

951A: All units OK except 103 and 105 (near bus stop)
951B: All units OK except 119, 121 (near pavilion)
951C: 131 (away from pavilion + fitness corner)

952A: All units OK except 133 (near fitness corner + playground)
952B: 151, 149, 147 (away from ramp)
952C: All units OK

953A: 165, 167 (does not face pavilion)
953B: 177 (away from pavilion, fitness corner + playground)
953C: 181, 183 (away from bus stop + playground)

954A: 197, 203, 205 (not near childcare centre)
954B: 209, 207, 217, 219 (away from playground)
954C: 221, 223, 225 (not near retail shops, loading and unloading bay)
954D: 247, 249, 251 (away from eating house)

Consideration 3: No western sun

Don’t want to come home to a flat that gets baked from the afternoon sun? Avoid units where the main living areas like the bedrooms and living room are facing the north west or south west directions. Pick these units that are cooler:

Cooler units that are away from the western sun.

951A: 105, 107, 109
951B: 117, 119, 121
951C: All units OK

952A: All units OK
952B: All units OK
952C: 159, 161

953A: 165, 167
953B: 173, 175
953C: 189, 191, 181

954A: All units OK
954B: All units OK except 207, 209
954C: All units OK
954D: 251, 239, 241, 243

Other considerations:

  • Note that stacks 141, 143 at Block 952A, stacks 103 and 101 at Block 951A and stacks 237 and 235 at Block 954C face the bin centre.
  • For 4-room and 5-room flats, there are three different layouts each to choose from. There are differences in where the kitchen, bomb shelter and dining area are.
  • Also note that for units in Tampines GreenGem, the service yard divider separating the laundry room from the kitchen is completely removed, creating an elongated kitchen space.
  • Units facing Bedok Reservoir Road might have to contend with higher traffic noise. The road leads to the PIE and is heavily populated by the numerous buses that pass this route. However, the park connector as well as the drainage reserve between the stacks and Bedok Reservoir Road can provide some noise relief.

Traffic situation during evening peak hours along Bedok Reservoir Road.

All site maps courtesy of HDB

Visit our other BTO analyses Tengah’s Plantation Grove and Sembawang’s EastGlen @ Canberra that were also launched during the November 2018 BTO Sales Exercise


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