Nov 2021 BTO: Analysis for Parc Glen and Parc Clover at Tengah

There were two Tengah BTOs launched during the Nov 2021 sales exercise, both of which are located at Park district in this new forest town. We delve into both developments, Parc Glen and Parc Clover, to see which you should go for, as well as look at the stacks to opt for during flat selection.

BTO	Parc Glen @ Tengah	Parc Clover @ Tengah
Location	Bounded by Tengah Road, Tengah Boulevard, and Tengah Park Avenue	Bounded by Tengah Park Avenue, Tengah Boulevard, and Tengah Drive
Total no. of units	1,008	1,124
Unit types	2-room flexi, 3-, 4-, 5-room units	2-room flexi, 3-, 4-, 5-room units
No. of blocks	10	12
Highest storeys	8 to 13	8 to 14
Estimated completion date	4Q2024	4Q2024
Indicative pricing	$120K to $157K for 2-room Flexi1 $144K to $190K for 2-room Flexi 2 $194K to $253K for 3-room $319K to $390K for 4-room $436K to $519K for 5-room	$119K to $139K for 2-room Flexi 1 $142K to $170K for 2-room Flexi 2 $215K to $257K for 3-room $312K to 380K for 4-room $428K to $500K for 5-room
Public transportation	• Nearest MRT: Tengah Plantation MRT on the Jurong Region Line (scheduled for completion in 2027, as part of the 2nd phase). Located approx. 600 m away (9-min walk) from Tengah 2 and 1 km away (14-min walk) from Tengah 1 • Bus interchange right across the road from Parc Clover
Surrounding amenities (within a 15-min walk)	• 3-storey Neighbourhood Centre integrated with Polyclinic (located on-site for Parc Residences) • 4-storey Neighbourhood Centre (located next to Tengah Plantation MRT station and within the site for Plantation Village) • Town Centre next to the future Tengah MRT station

Comparing Parc Glen and Parc Clover

Both Parc Glen and Parc Clover are located adjacent to each other and within Park district, which is one the five districts in Tengah. Parc Glen has the advantage of better views, as it is not entirely surrounded by residences. Part of its immediate surroundings are reserved for a proposed park, so you can expect relatively unblocked and park views for certain stacks.

Parc Clover has a slight edge over convenience as it’s located nearer to Tengah Plantation MRT as well as the neighbourhood centres located within Parc Residences BTO and within Plantation Village. Units here are also slightly cheaper and the stacks are a bit more spread out than those at Parc Glen so things don’t feel too clustered. However, Parc Clover has a bin centre on-site, which affects some of the stacks facing it directly. Also, quite a number of stacks are directly facing the road. In terms of unit sizes, the 2-room Flexi Type 2 at Parc Glen are bigger than the ones at Parc Clover. Some the stacks for the 2-Room Flexi Type 2 at Parc Clover will also be integrated with rented units. These stacks are 241, 243, 281, 283, 336 and 338. The rented flats will be located from 3rd to the 6th storey. Parc Clover edges out for the sizes of their 3- and 4-room units. Both plots are within walking distance to Tengah’s Town Centre. By our estimates, it is about a 15-min walk from both BTOs. The car-free town centre will have roads beneath it, freeing up the space from the ground level and up for recreational and retail use. Located next to Tengah MRT station, it will house a sports centre as well as a number of eateries. Image courtesy of HDB

Unit Analysis for Parc Glen @ Tengah

Cooler units away from the hot afternoon sun

Avoid stacks that have the main areas of the home facing the north-west or south-west directions, which are where the hot afternoon sun will come in from. There are also some stacks that have neighbouring blocks that will be able to provide some shade from the hot afternoon sun. These are the units that will feel cooler: 316A: 509, 511 316B: All stacks except 517, 519 316C: 539, 543, 549, 551*, 553*, 555*, 557* 319A: 532, 534, 544, 546 319B: 550, 552 319C: 564*, 566*, 568*, 570*, 572*, 574, 576, 578, 580, 582 *Go for stacks on the 6th floor and below for shade from the multi-storey car park.

Units with more privacy

Pick corner units if you don't want nosy neighbours looking into your homes. Go for ones that are not close to lifts or the rubbish chutes. 316A: 503, 505 316B: 519, 521, 537 316C: 541, 543, 559, 561 317A: 565 317B: 581, 593 318A: 502 318B: 518, 530 319A: 534, 536 319B: 548, 550 319C: 562, 564, 590, 582

Quieter stacks

The following stacks are away from the main roads. We think the main roads will be relatively busy ones as they will all have buses passing through. Tengah Boulevard and Tengah Park Avenue will possibly be busier as the former has schools along the road, while the latter leads to the neighbourhood centre and polyclinic on the site of Parc Residences, the BTO launched back in Aug 2020. We also took into account stacks that are located near places where people tend to congregate i.e. playgrounds, fitness corners, pavilions, drop-off points and the car park. These are the best stacks for peace and quiet: 316B: 517, 519, 537 316C: 539, 541 319B: 548, 560 319C: 576, 578, 582, 584

Better views

There are only two stacks we think that offer decent, unblocked views. These stacks are 567 and 569. They look out to a relatively large park area that comes with a waterbody running through. You can see it in the URA map:

Map courtesy of URA The other stacks are unfortunately surrounded by residential buildings, save for the one facing towards the reserved area (marked by yellow on the map). We don't know for now what the reserved site will be eventually.

5-room layouts

There are basically two different types of layouts for the 5-room units at Parc Glen.

The first layout comes with a relatively standard BTO layout, with the suggested study area located at the living room. This allows for a large living area, if you don’t need a separate home office. The household shelter’s located near the foyer, while the kitchen allows you to go for an open-concept design. These 5-room stacks have the first layout: 316A: 503 317A: 563, 569 317B: 583, 585 318A: 500, 506 318B: 520, 522 319A: 534 319B: 552, 554

In the second layout, the suggested study area is located right outside the main bedroom, with already-built walls so there isn’t a need to carve out an extra space. You can treat it as a guest bedroom or nursery if you don't have a need for a home office. The living room and dining area are located next to each other, offering you a long linear communal zone. The household shelter opens out into the walkway, while the kitchen doesn’t allow for an open-plan design. These 5-room stacks have the second layout: 316A: 501, 509, 511 317A: 565, 567 317B: 581 318A: 502, 504 318B: 518 319A: 532, 540, 542 319B: 550, 556, 558

Unit Analysis for Parc Clover @ Tengah

Cooler units away from the hot afternoon sun

Avoid stacks that have the main areas of the home facing the north-west or south-west directions, which will feature the hot afternoon sun. There are also some stacks that have neighbouring blocks that will be able to provide some shade from the hot afternoon sun. 306A: 250, 252, 266, 268 306B: 270, 272, 282, 284, 286 306C: 290, 292, 296, 298, 300, 302 307A: 306 307B: 324, 326, 334 307C: 336*, 338*, 340*, 342, 346, 348, 350, 352 308A: 203, 205, 207, 209 308B: 219, 221, 223, 225, 227*, 229*, 231*, 308C: 233*, 241, 243, 245, 247, 249* 309A: 251, 253, 255, 259, 261 309B: 265, 267, 277 309C: 281, 283, 301 *Go for stacks on the 8th floor and below for shade from the multi-storey car park.

Units with more privacy

Pick corner units. Go for ones that are not close to lifts or the rubbish chutes. 306A: 252, 254, 264, 266 306B: 272, 284, 286 306C: 288, 290*, 298*, 307A: 308, 318 307B: 322, 324, 334 307C: 340*, 352, 354 308A: 201, 209, 211 308B: 219, 229 308C: 233, 235, 243 309A: 251, 253, 263 309B: 267, 269, 279 309C: 285*, 299, 301 *Avoid units on the 9th floor if you don’t want people looking in to parts of your flat while walking through the link bridge on the 9th floor.

Quieter stacks

These are the stacks away from the main roads and the bin centre on site. We believe the three roads surrounding Parc Clover will be relatively busy, since they will have buses passing through. In addition, the BTO itself is located near the bus interchange. Tengah Drive also leads out into the main Bukit Batok Road that links to the expressway. Also, stay away from the stacks that are facing where people tend to congregate, such as the pavilions (which are located underneath the car park in this BTO), fitness corners, playgrounds, car park, drop-off points, and childcare centre. We also took into account that parts of the common green next to Parc Residences also feature a number of facilities like playgrounds and fitness corners. 306A: 250, 252, 266, 268 306B: 270, 272 306C: 292, 300, 302 307A: 306, 316, 318 307B: 320, 322, 326, 328, 334 307C: 342, 344, 346, 348 308C: 237, 245, 247 309A: 251, 263 309B: 265, 267, 279 309C: 287

2-room stacks with rented units

Note that some of the blocks will be integrated with rented flats. These include 307C, 308A, and 309C.