October 2023 BTO: Unit Analysis for Plantation Edge I and II at Tengah

Over the past few months, we are gradually seeing more residential buildings coming up in Tengah (check out our site photos below). What was once a venture into a brave new, unknown world is now starting to feel a bit more concrete (quite literally). We take a look at Tengah’s latest BTOs that were launched in October 2023. Plantation Edge I and II sits. Our analysis here also looks at the best units to pick.

Overview

BTO	Plantation Edge I and II
Location	Bounded by Plantation Crescent and Plantation Close
Total no. of units	1,010
Unit types	2-room Flexi, 3-, 4- and 5-room
No. of blocks	8 + 1 (rental flats block)
How tall?	Between 14 storeys to 15 storeys
Estimated completion date	Plantation Edge I: 2Q2027 Plantation Edge II: 4Q2027
Pricing	2-room Type 1: $114K - $133K 2-room Type 2: $142K - $183K 3-room: $232K - $279K 4-room: $353K - $418K 5-room: $460K - $568K

 

What’s around the site?

Tengah town's up and running.

If you don’t already know, Tengah will officially have 5 districts within it. BTO Plantation Edge I and II will, of course, sit within the Plantation district, which is known for its community farming plots that are set to be woven through the housing blocks. These will also be integrated with other social and community nodes in the area.

Plantation Edge I and II edges out (#sorrynotsorry) in terms of its location right next to the upcoming Tengah Park MRT along the Jurong-Region Line (JRL). If you look at the MRT map for the JRL, it’s just three stops to the Jurong East interchange, which allows you to change over to the North-South and East-West Lines.

Jurong Region Line.

One drawback of being situated near the MRT is definitely the noise. Since the JRL is an elevated train line, you can expect to hear some track noise, particularly from the stacks next to it. Plus, the BTO is positioned along the busy Bukit Batok Road, so it’s a combination of two sources of noise. Not the quietest of BTOs, I’m afraid.

Bukit Batok Road.

What about amenities? The site itself will house a supermarket, eating house and several shops so getting everyday necessities probably won’t require you to travel too far. For a wider variety of shops and eating places, the neighbourhood centre within Plantation district is situated over at Plantation Village, and will take you around a 10-min walk or one MRT stop. Alternatively, drop by mixed-use development Le Quest (11-min walk) situated within the Bukit Batok West neighbourhood for other retail and food options.

There will also be a 3-storey community centre over at Plantation Grove that will also take you 10 mins by foot.

Based on our calculations, it appears that Jurong Primary School and Princess Elizabeth Primary School are the primary schools currently situated within a 1-km radius. Also, Pioneer Primary School at Jurong West is anticipated to relocate to the plot adjacent to the BTO development by 2026. There is a chance that Bukit View Primary School’s new campus on Bukit West Avenue 8 will also fall within this proximity by 2027. It's highly unlikely though that the relocated and highly-anticipated Anglo-Chinese School (Primary) will be within this 1-km range. So take note of that, parents!

Unit Analysis for Plantation Edge I and II

There will be rental flats nestled in a few of the stacks at two blocks, specifically at 105A and 109B. There will also be an entire block dedicated solely to rental flats at 106A.

2-room

• For more private, quieter stacks: Regrettably, the 2-room units in this building don't offer much privacy or peace and quiet. They all face the on-site facilities, such as the lift lobbies, MRT tracks, or Bukit Batok Road. If you want a relatively quieter and more private unit, your best option would be to choose a corner unit on a higher floor. Stacks 707 and 773, in particular, are corner stacks that offer this advantage. Although they overlook fitness corners and playgrounds, there isn't another building directly in front of them for some distance, allowing for a bit more privacy.
• Away from the afternoon sun: Stacks 328 and 330 are likely to get some shade in the afternoon.
• Decent views: Stacks 328, 330, 701, 703 and 705. Pick a unit on a higher floor (above the 7th floor) for relatively unblocked views.

3-room

• For more private, quieter stacks: There isn't much privacy in any of the 3-room stacks, as most of them are located next to the lift lobbies. However, if you’re looking for a quieter option, stacks 314 and 352 would be your best bet since they are not close to areas where people usually gather.
• Away from the afternoon sun: Stacks 314, 352 and 779 are likely to receive some shade.
• Decent views: Pick a higher-floor unit at stack 779, preferably above the 6th floor for relatively unblocked views.

4-room

• For more private, quieter stacks: Stacks 316 and 354.
• Away from the afternoon sun: Stacks 354, 396, 398, 763 and 765 are likely to get some shade in the afternoon.
• Decent views: Stacks 322 and 324 are likely to get unblocked views.

5-room

• For more private, quieter stacks: Stacks 312, 364 and 761.
• Away from the afternoon sun: Stacks 392, 394 and 761 are likely to get some shade from the afternoon sun.
• Decent views: Opt for units above the 4th floor at stacks 721, 723, and 725; opt for units above the 5th floor at stacks 747 and 749.

Finally, do take note that Plantation Edge I will be completed slightly earlier than Plantation Edge II, based on the estimated completion dates by HDB.