The Berlayar Estate BTO is set to be one of Singapore’s biggest highlights in 2025 — and the first public housing project in the Greater Southern Waterfront (GSW).
Built on the former Keppel Club site, it promises a rare mix of city-fringe convenience, coastal scenery, and sustainable design.
With its October 2025 launch drawing near, buyers can expect strong demand. It’s worth checking your affordability early using a mortgage loan repayment calculator or exploring HDB home loan options to stay ahead when applications open.
Berlayar Estate BTO — Key Facts at a Glance
If you’ve been eyeing the Greater Southern Waterfront (GSW) for years, the Berlayar Estate BTO is the project to watch.
This 2025 launch marks the first time HDB flats are being built in one of Singapore’s most ambitious coastal redevelopments — right where the old Keppel Club once stood.
Here’s why it’s already creating buzz among buyers:
- Prime location near the city and Sentosa
- Waterfront views and park connectors at your doorstep
- Rare mix of public and private housing in one master-planned estate
It’s not just another BTO — it’s the beginning of a brand-new residential district on the edge of Singapore’s southern coast.
Where Exactly Is Berlayar Estate Located and How Big Is It?
Berlayar Estate will occupy around 48 hectares of land between Telok Blangah MRT and Labrador Park MRT, offering excellent connectivity to the CBD and Mapletree Business City.
The first launch, Berlayar Residences, is slated for October 2025 with about 870 BTO flats and 200 rental units. When fully developed, the estate will have close to 10 000 homes — a blend of public and private housing.
Key Facts About Berlayar Estate BTO 2025 — Location, Size & Development Details
| Key Facts | Details |
|---|---|
| Total land area | ~48 hectares |
| 2025 BTO launch | Berlayar Residences |
| No. of flats (Phase 1) | ~870 BTO units + 200 rental units |
| Future total homes | ~10,000 (public + private housing) |
| Nearest MRT stations | Telok Blangah MRT, Labrador Park MRT |
Expert Tip: Expect competition to be intense for this launch. Start reviewing your HDB home loan options early, especially if you’re a first-time buyer aiming for a city-fringe location. You can also estimate repayments with our mortgage loan repayment calculator to see what fits comfortably within your budget.
Why This BTO Marks a Milestone for the Greater Southern Waterfront
Berlayar Estate represents the first chapter of the Greater Southern Waterfront transformation — a 30 km stretch of prime coastal land that will eventually connect Gardens by the Bay East to Pasir Panjang.
Once completed, this new district will feature waterfront promenades, residential enclaves, and eco-friendly business parks.
For buyers, this means getting in at the ground floor of what could become the next Marina Bay-style success story — but with public-housing accessibility.
Personal note: Having watched the evolution of Punggol and Dawson over the years, Berlayar feels like that next leap forward — but with much stronger long-term value potential thanks to its central coastal location. If you’re planning long-term, a good move is to compare fixed and floating rates through a Singapore mortgage broker to secure better terms once your BTO nears completion.
What the Name “Berlayar” Reveals About Its Coastal Heritage
“Berlayar” comes from the Malay word for “to sail,” a nod to the area’s seafaring past and its ties to Batu Berlayar, a rock formation once used as a navigation landmark.
HDB has incorporated this heritage into the estate’s concept — expect subtle maritime motifs in the architecture and landscaping.
It’s a small detail, but it signals how Singapore is balancing modern waterfront living with historical identity — something you rarely find in newer BTO towns.
Project Design, Unit Mix & Key Features
Unlike most BTOs launched in the past few years, Berlayar Estate is designed with both aesthetic appeal and long-term livability in mind. This isn’t your typical dense urban estate — it’s being planned as a calm, breezy residential enclave surrounded by greenery and sea views.
You’ll notice the design draws inspiration from waterfront living — open spaces, gentle curves, and a skyline that feels more “resort” than “HDB.”
How Many Flats Will Be Built and What Types Are Offered?
The first launch — Berlayar Residences BTO (Oct 2025) — will comprise roughly 870 flats alongside 200 rental units.
HDB has confirmed a mix of smaller and family-sized flats to appeal to different buyer groups.
Berlayar Residences Flat Types, Sizes & Who They’re Best For
| Flat Type | Estimated Size (sqm) | Target Buyer Group |
|---|---|---|
| 2-Room Flexi | 38–47 | Singles / Elderly |
| 3-Room | 65 | Young couples / Downsizers |
| 4-Room | 90 | Families seeking city-fringe housing |
In total, about 7,000 public flats and 3,000 private homes will eventually rise across the entire Berlayar Estate.
Expert tip: Buyers eyeing a 4-room flat here should be ready for tighter competition and slightly higher pricing compared to typical mature-town launches. Use AceMortgage’s HDB home loan guide to understand financing options early — it’ll help you lock in smoother approvals once the project is open for balloting.
How the Architecture Maximises Sea Views and Natural Light
Blocks in Berlayar Estate will range from 19 to 46 storeys, forming a terraced skyline that gradually steps down towards the sea.
This staggered design ensures most units enjoy unobstructed views of either the Singapore Strait or the lush Southern Ridges.
To make the most of its waterfront site, the orientation of each block was carefully planned to:
- Capture prevailing coastal breezes
- Reduce direct afternoon sun exposure
- Maximise cross-ventilation and daylight penetration
These small details might seem minor, but they make a big difference in comfort — especially with rising temperatures across Singapore.
Pro insight: Homes with sea-facing orientations typically command higher resale value. If you’re planning to hold the flat long-term, this could be one of the few public housing estates that genuinely offer a “condo-like” living environment.
What Smart and Sustainable Features Are Planned for Residents
HDB’s masterplan for Berlayar Estate integrates the latest in green and smart-living technology — similar to what’s being implemented in Punggol Digital District and Tengah’s Forest Town.
Some of the upcoming eco-friendly features include:
- Centralised cooling systems and solar-ready rooftops
- Smart LED lighting in common areas
- Rain gardens and bioswales for stormwater management
- Recycling chutes and waste collection points designed for better efficiency
For residents, this means lower energy bills and a noticeably more comfortable microclimate.
If you’re planning your budget around sustainable living, you can estimate how these features might reduce monthly expenses using our mortgage loan repayment calculator before committing to a loan.
For design inspiration, HDB’s official Green Towns Programme offers a glimpse into how future estates are evolving toward zero-energy goals — Berlayar is very much part of that vision.
Environment & Sustainability
More than just a scenic address, Berlayar Estate is being built as a model of eco-conscious urban design. HDB worked closely with environmental planners to balance housing needs with the surrounding natural ecosystems — a critical move given the estate’s proximity to Labrador Nature Reserve and the Southern Ridges.
How the Estate Connects to Nature Through Green Corridors
The estate will feature four major green corridors that weave through its housing clusters, connecting residents to nearby nature spots like Berlayer Creek and Mount Faber.
These landscaped links will double as shaded walking paths and biodiversity routes for butterflies, birds, and small mammals.
Key highlights include:
- A continuous park connector joining Labrador Park to Telok Blangah Hill
- Tree-lined boulevards designed to cool streets naturally
- Community gardens to promote urban farming and social activity
Expert tip: These nature links don’t just improve air quality — they also enhance property desirability. Estates with easy access to green networks tend to enjoy stronger resale resilience over time.
What Environmental Safeguards Were Implemented After the EIA
Before development began, HDB completed a full Environmental Impact Assessment (EIA) to study how construction might affect existing mangrove and coastal habitats.
Following consultations with nature groups and NParks, plans were adjusted to preserve mature trees and key ecological corridors near Berlayer Creek.
Safeguards now include:
- Limiting construction near sensitive mangrove areas
- Adding green buffers between buildings and natural edges
- Implementing low-impact lighting to reduce disruption to wildlife
You can read more about the city’s sustainable urban planning approach in the URA Greater Southern Waterfront Master Plan — Berlayar’s design follows many of these same principles.
How Flood-Proofing and Cooling Design Make It Climate-Ready
Built along Singapore’s southern coast, Berlayar Estate incorporates flood-resilient and heat-mitigation features to future-proof its homes. Drainage systems are being elevated above sea level, while bioswales and rain gardens help absorb runoff during heavy storms.
In addition, north-south block orientation and green roofs help reduce heat gain and cool common areas naturally. For residents, this means a more comfortable living environment — even during peak monsoon or dry seasons.
Pro insight: With sustainability measures like these, homes here are likely to have lower long-term maintenance costs. If you’re planning your financing, consider using a refinance home loan in the future to capitalise on potential value appreciation once the estate matures.
Connectivity, Amenities & Everyday Living
One of the biggest selling points of Berlayar Estate BTO is how effortlessly connected it will be.
Unlike many waterfront projects that feel isolated, Berlayar sits right in the middle of two MRT stations and a complete mix of daily conveniences — making it ideal for both working professionals and young families.
How Convenient Is Berlayar Estate for MRT and Bus Access?
Getting around won’t be a problem here.
Residents will be within walking distance of Telok Blangah MRT (Circle Line) and Labrador Park MRT, giving quick access to HarbourFront, Mapletree Business City, and the CBD.
Several major bus routes already serve the area, with future lines expected as more housing phases open.
Berlayar Estate Connectivity — MRT, Bus Routes & Driving Access
| Connectivity | Details |
|---|---|
| Nearest MRT | Telok Blangah (CC28), Labrador Park (CC27) |
| To CBD | ~10–15 mins via MRT |
| Bus routes | 61, 65, 93, 100, 166 (and more to come) |
| Major roads | Telok Blangah Rd, West Coast Hwy, AYE |
For those who drive occasionally, Berlayar links directly to the AYE, cutting travel time to Raffles Place or One-North to under 15 minutes.
Expert tip: If you’re planning ahead, compare long-term housing loan rates from different banks through a Singapore mortgage broker — location convenience like this often commands higher resale premiums, so it pays to lock in the right package early.
What Lifestyle Perks and Everyday Amenities Residents Can Expect
Beyond its location, Berlayar Estate is surrounded by an impressive mix of lifestyle and recreational spots. You’ll find everything you need within a short walk or a quick train ride.
Nearby highlights include:
- VivoCity and HarbourFront Centre for shopping and dining
- Labrador Nature Reserve and Keppel Hill Reservoir Trail for outdoor recreation
- Telok Blangah Food Centre for affordable local eats
- Mapletree Business City — a major employment hub less than 5 minutes away
Parents will also appreciate nearby schools like Blangah Rise Primary and Radin Mas Primary, both within a short commute.
This mix of retail, work, and recreation makes Berlayar one of the few estates that truly supports car-free urban living — a concept that fits perfectly with Singapore’s new masterplan direction.
How the Car-Lite Layout Improves Walkability and Air Quality
Berlayar is designed as a car-lite estate, similar to Tengah and Mount Pleasant. Wide footpaths, cycling lanes, and limited surface parking make walking or biking the easier choice.
Why it matters:
- Cleaner air and quieter streets
- Safer routes for kids and seniors
- More open green space instead of carparks
This setup doesn’t just cut emissions — it makes daily life calmer and more connected.
For long-term homeowners, car-lite estates also tend to enjoy better resale value thanks to their sustainable design.
If you’re planning ahead, refinancing after your MOP could help reduce monthly costs as your flat appreciates. Learn more with AceMortgage’s refinance home loan guide.
Pricing, Classification & Buyer Rules
Pricing is often the first thing everyone wants to know — and for good reason.
With its city-fringe location and waterfront setting, Berlayar Estate BTO is expected to sit among the premium-tier launches of 2025.
But that doesn’t automatically mean it’s out of reach; grants and smart loan planning can make a real difference.
Will Berlayar Be Classified as a Prime or Plus BTO?
Industry watchers widely expect Berlayar to fall under the Plus model, the new middle-tier classification introduced by HDB.
This strikes a balance between affordability and exclusivity — not as restrictive as Prime, yet located in a highly desirable area.
Why it matters:
- Minimum Occupation Period (MOP): likely 10 years (vs 5 for Standard)
- Resale conditions: tighter income and citizenship rules for second-time buyers
- Subsidy recovery: about 6% if sold after MOP
You can learn more about these classifications on the official HDB BTO model guide.
What Price Range and Housing Grants Buyers Can Anticipate
Exact prices will only be revealed during the October 2025 launch, but analysts expect starting prices roughly around:
Berlayar Residences BTO 2025 Estimated Price Guide by Flat Type
| Flat Type | Estimated Price Range |
|---|---|
| 2-Room Flexi | $230K – $280K |
| 3-Room | $400K – $520K |
| 4-Room | $600K – $720K |
These figures already factor in grants for first-timers under the Enhanced CPF Housing Grant (EHG) — up to $80 000 depending on income.
Expert tip: Before shortlisting a bank package, run your numbers through AceMortgage’s mortgage loan repayment calculator.
It’ll show you how much flexibility you’ll have each month, especially useful if you plan to switch from an HDB loan to a bank loan later.
What Eligibility and Resale Restrictions You Should Know
Eligibility rules here will mirror most Plus-model estates:
- At least one Singapore Citizen in the household
- Combined income ceiling likely capped at $14 000 for families, $7 000 for singles
- Buyers must not own or dispose of any private property within 30 months before application
When it comes to resale, expect:
- 10-year MOP before you can sell on the open market
- Subsidy recovery payable to HDB upon resale
- Buyers of resale units must still meet citizenship and income limits
These conditions ensure that the estate remains inclusive while preventing speculative flipping.
If you’re unsure how these timelines affect your finances, a quick consult with a Singapore mortgage broker can help you plan the right strategy — especially if you intend to refinance midway through your mortgage.
Comparison with Other 2025 BTO Launches
With so many BTO projects launching in 2025, it’s natural to wonder how Berlayar Estate stacks up.
While Mount Pleasant, Toa Payoh, and Bedok have their appeal, Berlayar’s location and masterplan give it a clear edge in lifestyle and long-term value.
How Berlayar Compares to Mount Pleasant in Location and Design
Both Berlayar Estate and Mount Pleasant BTO are considered landmark launches — but they cater to slightly different buyer profiles.
Berlayar Estate vs Mount Pleasant BTO — Location, MRT Access & Design Comparison
| Feature | Berlayar Estate (GSW) | Mount Pleasant (Central) |
|---|---|---|
| Location | Greater Southern Waterfront | Near Novena / Toa Payoh |
| Landscape | Coastal, nature-integrated | Heritage, greenery-focused |
| MRT access | Telok Blangah & Labrador Park | Mount Pleasant (TEL) |
| Design vibe | Modern waterfront | Heritage-inspired |
Mount Pleasant’s charm lies in its old-world greenery, but Berlayar’s seaside architecture and eco-urban design make it feel fresher and more forward-looking. For young families or professionals working in the CBD, Berlayar simply offers better accessibility and more lifestyle convenience.
Pro insight: Proximity to key business nodes like Mapletree Business City and HarbourFront could also help future resale demand — something worth factoring into your property loan planning if you’re thinking long term.
Why It May Outperform Suburban Launches in Long-Term Value
Compared to launches in towns like Sengkang or Woodlands, Berlayar’s location within the GSW master plan gives it a stronger growth story. Upcoming coastal parks, offices, and transport links will likely support both rental demand and resale value.
(Pro tip:) Waterfront estates often appreciate faster once nearby infrastructure matures — so think long-term financing.
Check out your numbers early with a mortgage loan repayment calculator before applying.
What Distinguishes Berlayar from Typical City-Fringe BTOs
Most city-fringe BTOs — in Kallang, Queenstown, or Geylang — offer convenience but limited space. Berlayar is different. It pairs city access with nature, sea breezes, and a car-lite environment, giving it a resort-like quality rare in public housing.
Other stand-out traits:
- First HDB project inside the Greater Southern Waterfront
- Balanced layout of public and private housing
- Proximity to both work hubs and recreational coastlines
It’s the kind of estate that could redefine what “city-fringe living” means — where sustainability, design, and location meet.
And for buyers planning ahead, discussing refinancing options with a Singapore mortgage broker after your MOP could help you maximise that long-term value.
Buyer Strategy & Long-Term Outlook
Buying into Berlayar Estate BTO isn’t just about getting a flat — it’s about timing your move right. With its prime location inside the Greater Southern Waterfront (GSW), this project will likely see strong demand from day one.
Here’s how to prepare smartly before the October 2025 launch.
What Key Dates and Details to Watch Before Launch Day
The Berlayar Residences BTO is expected to open for application in October 2025, alongside other high-profile launches like Bedok and Bishan.
Keep an eye on:
- HDB’s official launch announcement: usually released 2–3 weeks before applications open.
- E-Application window: typically lasts one week.
- Flat-type details & price guide: revealed on launch day.
Bookmark the HDB Flat Portal so you can monitor official updates and apply the moment the portal opens.
Expert tip: For popular launches like Berlayar, applying within the first 24 hours doesn’t increase ballot chances — but submitting early ensures smoother verification in case of system delays.
How to Plan Financing and HDB Loan Options Early
Because Berlayar sits in a premium zone, it’s wise to plan financing months ahead.
Decide early whether to take an HDB loan or a bank loan — both have pros and cons depending on your income stability and risk tolerance.
If you’re going for a bank package, use AceMortgage’s Singapore mortgage broker service to compare DBS, UOB and OCBC rates side by side.
Alternatively, first-timers can explore the HDB home loan option for a steadier interest rate.
Before applying, run your numbers through our mortgage loan repayment calculator — it helps you visualise your budget clearly and avoid over-stretching once keys are collected.
Why This BTO Could Appreciate as the Greater Southern Waterfront Evolves
Berlayar is positioned at the heart of one of Singapore’s biggest redevelopment corridors.
As new offices, retail hubs and waterfront parks take shape over the next 10 to 15 years, property values in the GSW zone are expected to rise steadily.
What drives its long-term potential:
- Limited land supply along the southern coast
- Strong rental demand from professionals working nearby
- Premium lifestyle appeal comparable to private waterfront projects
For buyers planning to hold past MOP, this could translate into strong resale gains — especially once infrastructure like new MRT links and park connectors are fully completed.
If that’s your long-term plan, consider future refinance home loan options after your 10-year MOP to optimise interest costs as your flat value appreciates.
Final Takeaways
As Singapore reshapes its southern coastline, Berlayar Estate BTO stands out as more than just another launch — it’s the start of an entirely new way of living by the sea.
Why Berlayar Estate Represents the Future of Waterfront Living
Berlayar blends everything homebuyers have been asking for — city convenience, natural surroundings, and sustainable design. It’s proof that public housing can feel premium without being exclusive.
With its smart features, car-lite planning, and proximity to both work and recreation, Berlayar is set to become the benchmark for next-generation HDB estates.
If you’ve always wanted a home with both greenery and sea breeze, this is as close as it gets.
Who Should Apply — Ideal Buyer Profiles in 2025
Berlayar’s pricing and location will attract a few key groups:
- Young professionals working in or near the CBD
- Families who value lifestyle convenience and outdoor space
- Singles and elderly buyers looking for smaller, accessible units near transport and parks
For those planning to stay long-term, Berlayar offers the kind of quality and location that make ownership rewarding beyond just numbers.
If you’re unsure how to align your budget, consult a Singapore mortgage broker early to understand your loan ceiling and available grants.
What to Expect Next in Future Phases of the Estate
The 2025 BTO launch is only Phase 1 of a larger vision. Over the next few years, more parcels of Berlayar will be released, featuring additional public and private housing, community spaces, and retail amenities. As these phases unfold, expect the area to evolve into a vibrant waterfront town — seamlessly connected to Sentosa, HarbourFront, and the Southern Ridges.
For now, all eyes are on October 2025 — when applications open for what could be Singapore’s most exciting new BTO launch yet.
And if you’re serious about applying, now’s the time to check your numbers using AceMortgage’s mortgage loan repayment calculator so you’re ready when the doors open.
Conclusion
The Berlayar Estate BTO isn’t just another launch — it’s a glimpse into the future of waterfront living in Singapore.
Combining green planning, connectivity, and long-term value, it redefines what public housing near the city can offer.
As the Greater Southern Waterfront transforms over the next decade, Berlayar’s appeal will only grow. If you’re planning to apply, a quick chat with a Singapore mortgage broker can help you secure the best loan terms and make your move confidently.
