Planning to apply for a BTO in 2025? Bukit Merah Ridge and Taman Jurong BTO are two of the hottest launches this year—offering buyers a choice between city-fringe convenience and spacious, family-friendly living in the West.
In this guide, we’ll compare both projects in terms of:
- Prices, unit types, and location advantages
- Best stacks, sun direction, and amenities
- CPF grants, home loan options, and ballot tips
Whether you’re eyeing central Bukit Merah or betting on Jurong’s future growth, this guide helps you choose the BTO that best fits your goals—and your budget.
Overview of Bukit Merah Ridge & Jurong West BTOs
With the 2025 BTO launch season heating up, two standout projects are drawing attention for very different reasons: Bukit Merah Ridge and Jurong West’s Taman Jurong BTO. One sits near the heart of town, while the other offers more space in an up-and-coming region.
If you’re torn between city convenience and western growth, this side-by-side review will help you weigh your options better.
What Makes Bukit Merah Ridge Stand Out in 2025?
Located just minutes from both Tiong Bahru MRT and Redhill MRT, Bukit Merah Ridge is one of the rare few BTOs in a truly mature, central estate. With only 3- and 4-room units available under the PLH model, this project targets buyers looking for a balance of city-edge convenience and long-term liveability.
What makes it special:
- Seamless access to Orchard, CBD, and Tiong Bahru
- Full suite of amenities, including Tiong Bahru Plaza, wet markets, and hawker centres
- Schools like Gan Eng Seng Primary, Crescent Girls’, and childcare centres nearby
PLH flats like these are ideal for buyers who plan to stay put for a long time. If you’re not in a rush to sell, you’re essentially getting central property at a discount.
Don’t forget: central BTOs are incredibly rare. The last one nearby? Tiong Bahru View, launched over a decade ago. The next opportunity could be even longer.
Why Is Jurong West’s Taman Jurong BTO Worth Considering?
On the other side of Singapore, the Taman Jurong BTO offers something Bukit Merah can’t — spacious flat types including 5-room layouts, greener views, and affordable entry pricing.
This estate is walking distance from Lakeside MRT, and you’ll have Jurong Lake Gardens, SuperBowl Jurong, and even the Jurong Lake District (Singapore’s second CBD) all close by.
Here’s a quick comparison:
Bukit Merah Ridge vs Taman Jurong BTO: Flat Types, Entry Price & MRT Access Compared
| Feature | Bukit Merah Ridge | Taman Jurong BTO |
|---|---|---|
| Flat Types | 3- & 4-room (PLH) | 2- to 5-room |
| MRT Access | Redhill / Tiong Bahru | Lakeside MRT |
| Green Spaces Nearby | Alexandra Canal Park | Jurong Lake Gardens |
| Entry Price (4-room) | From ~$540,000 | From ~$350,000 |
| Suitable For | Couples, city professionals | Families needing space |
My take? Taman Jurong is perfect if you’re prioritising space and greenery. It may not be central, but with the Jurong Region Line and the future CBD nearby, it’s a smart move for west-end growth.
How Do These Projects Compare to Past Launches?
If you’re familiar with May 2022 BTOs, both of these projects were hot picks back then — and for good reason. Bukit Merah Ridge saw sky-high application rates, largely due to its unbeatable location and scarcity of central launches.
Taman Jurong, while less competitive, offered fantastic value for space—especially when compared to Lakeside View, which had fewer flat types and slightly weaker transport links.
Some key observations:
- Bukit Merah Ridge is the first PLH project in Bukit Merah, boosting its long-term appeal.
- Taman Jurong’s surrounding developments are part of the Jurong Lake District Master Plan, a massive plus for future capital growth.
Here’s a tip for you; Before applying, use this mortgage repayment calculator to estimate monthly instalments. Planning early saves surprises later.You can also explore more on how mortgage brokers in Singapore can help compare bank loan offers from DBS, OCBC, UOB and more—especially when choosing between HDB vs bank loan paths.
BTO Prices, Grants & Home Loan Options
Understanding the full cost of your flat—and how to finance it smartly—can make or break your BTO journey. Whether you’re eyeing a compact 3-room in Bukit Merah or a spacious 5-room in Jurong, here’s what you need to know.
What Are the Estimated Prices for Each Flat Type?
Pricing differs significantly between Bukit Merah Ridge and Taman Jurong due to location and flat type availability.
Here’s a comparison table:
| Flat Type | Bukit Merah Ridge (PLH) | Taman Jurong BTO |
| 3-room | From ~$377,000 | From ~$240,000 |
| 4-room | From ~$540,000 | From ~$350,000 |
| 5-room | Not available | From ~$460,000 |
3-room units in Bukit Merah are pricey due to the central location, but demand remains strong due to scarcity. Meanwhile, 5-room flats in Jurong give families maximum space without breaking the bank.
How Much Can You Save with CPF Housing Grants?
First-time buyers can tap into several CPF Housing Grants to ease upfront costs. Here’s what’s available:
- Enhanced CPF Housing Grant (EHG) – Up to $80,000 (based on income)
- Family Grant – Up to $50,000 (for resale or ECs)
- Proximity Housing Grant – $10,000–$30,000 (if buying near parents)
For most BTO buyers, the EHG is key. If your combined household income is below $9,000, you’ll likely qualify for some form of grant.
You can use the HDB Grant Calculator to check exactly how much you’re eligible for.
A little tip for you is if your income is variable or you’re self-employed, prep your CPF and IRAS statements early. HDB might request additional documentation during the application.
HDB vs Bank Loan — Which One Should You Choose?
Financing your flat comes down to two major options: HDB loan or bank loan. Each has its pros and cons.
| Criteria | HDB Loan | Bank Loan |
| Interest Rate | Fixed at 2.6% | From ~3.0% (variable) |
| Downpayment | 20% (can be all CPF) | Minimum 5% cash + 20% CPF/cash |
| Early Repayment Penalty | None | May have penalties |
| Flexibility | Higher, esp. for CPF use | Lower, but can offer lower rates |
You can explore current rates from banks like:
If you’re unsure which loan type suits your profile, speak to a mortgage broker in Singapore. They can help compare rates and even negotiate better terms—at no extra cost to you.
Site Plan & Unit Layout Analysis
Beyond location and price, stack selection plays a huge role in your everyday comfort. Think: morning sun, afternoon glare, wind direction, and whether your unit faces a carpark or a garden.Whether you’re choosing between Bukit Merah Ridge or Jurong West, understanding the site plan gives you a real edge.
Which Stacks Offer the Best Views and Privacy?
At Bukit Merah Ridge, higher floors offer panoramic views—some units even face towards the city skyline or Tiong Bahru’s charming low-rise blocks. For maximum privacy, avoid stacks near the multi-storey car park or those facing the main road.
Always check if the living room window directly faces another block. A unit with unblocked views not only feels roomier but may enjoy better future resale appeal.
In contrast, Taman Jurong BTO has a more open layout with generous spacing between blocks. This means more units enjoy garden-facing views or quiet inner courtyards.
Here’s a simplified comparison:
| Factor | Bukit Merah Ridge | Taman Jurong BTO |
| Best Stack Orientation | North/East-facing stacks | Inner garden-facing units |
| Noise Considerations | Avoid road-facing stacks | Avoid blocks near the MSCP |
| Potential Unblocked Views | Higher floors, city view | Mid to high floors, greenery views |
What’s the Sun Direction and Ventilation Like?
In Singapore’s tropical heat, sun direction matters a lot. East-facing units get morning sun (cooler in the afternoon), while west-facing units can heat up by midday.
- Bukit Merah Ridge: East-facing stacks offer better heat control. Ventilation is generally good due to its height (up to 48 storeys), allowing more airflow.
- Taman Jurong: Blocks are more spaced out, improving cross-ventilation. Avoid west-facing stacks unless you like afternoon sunlight.
Use HDB’s 3D site plans and tools like OneMap to simulate sun path and shadow. Or check Google Street View to see how much shade the area gets.Thinking of future-proofing your home financing? Consider your long-term cash flow and factor in renovation costs for higher-floor or premium-facing units. You can estimate your loan commitments using this mortgage loan repayment calculator.
Are There Any Downsides or Less Desirable Units?
Not all BTO stacks are created equal. Some units—while cheaper—may come with trade-offs in noise, privacy, or heat exposure.
For Bukit Merah Ridge:
- Units facing the multi-storey carpark (MSCP) or major roads like Jalan Bukit Merah may be noisier.
- Lower-floor units may feel dimmer due to surrounding high-rise buildings.
- PLH restrictions mean a 10-year MOP and limited flexibility in resale timing.
For Taman Jurong BTO:
- Some stacks are close to the expressway or service roads, which could mean traffic noise.
- West-facing units might suffer from afternoon heat, especially in larger 5-room layouts with big window spans.
- Lower floors near rubbish chutes or bin centres might come with unpleasant smells or pest issues.
It is important to always study the block layout and stack map before selecting. Pay attention to “buffer zones” like distance from lift lobbies or central refuse areas—little details make a big difference in daily living.
If you’re undecided, it may help to shortlist 3–5 stack choices and rank them by view, ventilation, and noise level. Then compare your monthly loan estimates using a mortgage calculator to ensure your top pick fits your budget.
Location, MRT & Transport Connectivity
Location remains one of the most decisive factors for any homebuyer. Whether you prioritise a quick commute, family convenience, or long-term value, good transport connectivity directly impacts your quality of life—and your property’s future resale potential.
How Accessible Is Bukit Merah Ridge by MRT or Bus?
Bukit Merah Ridge is a rare city-fringe BTO with outstanding connectivity. It’s nestled between Tiong Bahru MRT (EW17) and Redhill MRT (EW18)—both within walking distance, giving you direct access to the East-West Line.
Bus services are abundant too, connecting you to:
- Orchard (under 15 minutes)
- CBD (Raffles Place, Tanjong Pagar)
- Alexandra and Queenstown
You’re also just minutes from expressways like the AYE and CTE, making it a strong choice for both public transport users and car owners.
For resale potential, MRT proximity is golden. Units within 500m of an MRT station tend to fetch stronger demand and prices.
What Are the Nearest MRTs to Jurong West’s Lakeside View?
Over in the west, Taman Jurong BTO is closest to Lakeside MRT (EW26). It’s part of the same East-West Line, offering a direct connection to Jurong East Interchange, Buona Vista, and eventually Raffles Place.
While it’s not as central, the area is expected to benefit from:
- Jurong Region Line (JRL)—currently under construction
- Major upgrades to Jurong Lake District, which will host a commercial hub and improved transport infrastructure
Bus links around Taman Jurong are improving, but MRT walking distance is a little longer for some blocks depending on stack placement.
Planning to rent out in future? Consider that younger tenants often prioritise MRT access over amenities.
Which Location Offers a Shorter Commute and Better Growth Potential?
Here’s a side-by-side view:
| Criteria | Bukit Merah Ridge | Taman Jurong BTO |
| MRT Distance | ~5–7 min walk to MRT | ~10–15 min walk to MRT |
| Direct CBD Access | Yes – via East-West Line | Yes – longer, but direct route |
| Future Growth Catalysts | PLH model, city proximity | Jurong Lake District, JRL |
| Commute Time to Orchard | ~10–15 mins | ~30–35 mins |
Personal take? If you work in the city and want time back in your day, Bukit Merah Ridge is unbeatable. But if you’re betting on long-term value in a transforming area, Taman Jurong is a solid underdog.
Schools, Amenities & Lifestyle
For young couples planning kids—or families looking to upgrade—access to schools, daily conveniences, and liveable surroundings matters just as much as price or location. Both Bukit Merah Ridge and Taman Jurong BTOs have strong lifestyle appeal, but in different ways.
What Schools Are Within 1km of These BTOs?
Bukit Merah Ridge is in a mature town with a dense cluster of reputable schools nearby. Within 1km, you’ll find:
- Gan Eng Seng Primary School
- Alexandra Primary School
- Zhangde Primary School
Secondary options include Crescent Girls’ School and Henderson Secondary, with many childcare centres and enrichment schools sprinkled throughout Tiong Bahru and Redhill.
Taman Jurong BTO, on the other hand, offers solid choices in the West:
- Rulang Primary School – highly sought-after
- Lakeside Primary School
- Yuan Ching Secondary School
Jurong is also known for its variety of childcare, preschools, and tuition centres, thanks to its large family population.
Did you know that proximity to top primary schools not only boosts convenience, but also long-term resale appeal. Use OneMap’s school query tool to confirm the 1km cut-off before choosing your block.
What Daily Amenities and Food Options Are Nearby?
In Bukit Merah, convenience is top-tier. You’re minutes from:
- Tiong Bahru Market and Food Centre
- Tiong Bahru Plaza (NTUC, Daiso, Watsons)
- Wet markets and traditional shops
Need a quick meal or groceries? Everything is within walking distance—ideal for working professionals or elderly parents who don’t drive.
Taman Jurong, while more suburban, is no slouch. Residents enjoy:
- Taman Jurong Market & Food Centre
- Jurong Point (just a few MRT stops away)
- Parks like Jurong Lake Gardens for weekend picnics or evening walks
If lifestyle convenience is your top concern, Bukit Merah wins. But Jurong’s greener, more open vibe might appeal to families who love space and community parks.
What Makes Each Area Great for Families?
Bukit Merah Ridge offers unmatched city access with a laid-back neighbourhood vibe. Mature town perks—like clinics, schools, and markets—are already in place. It’s perfect for small families who want it all within reach.
But if you want bigger space, nature access, and long-term growth, Taman Jurong delivers:
- Flats with more room (especially 4- and 5-room units)
- Park connectors and sports facilities nearby
- A quieter, family-oriented community
You’ll also find that larger flats require larger loan amounts. For families planning ahead, it’s smart to use a refinancing calculator to project future costs and explore whether refinancing later could help reduce monthly commitments.
From experience, I’ve seen many young families choose Jurong not because it’s trendy, but because it gives them the space to grow—and breathe.
Investment Potential & Resale Performance
Whether you’re a pure homeowner or planning ahead for eventual resale or upgrading, it’s worth understanding how your chosen BTO could perform over time. While HDB flats aren’t meant for speculative flipping, choosing the right project can still offer strong value retention—especially in prime or growth zones.
How Will the PLH Model Affect Bukit Merah’s Resale Outlook?
Bukit Merah Ridge falls under the Prime Location Public Housing (PLH) model, which comes with resale limitations:
- 10-year Minimum Occupation Period (MOP)
- Subsidy clawbacks on resale
- Additional eligibility criteria for future buyers
That said, the location is undeniably central—and supply of such flats is rare. Once it hits the resale market (after a decade), it will likely remain in high demand.
PLH doesn’t kill resale value. It simply slows down short-term flipping. For buyers committed to staying long-term, PLH units can actually hold value better due to their location scarcity.
If you’re unsure how these conditions may affect your finances in future, use tools like this home loan refinancing guide to evaluate exit strategies post-MOP.
What’s the Track Record of Jurong BTO Appreciation?
Jurong BTOs, especially those near MRTs or the Jurong Lake District, have shown steady capital appreciation over the years.
For example:
- Tah Ching Road 4-room flats (launched in 2000s) were once sold for ~$250k; now they command over $500k on the resale market.
- Proximity to Jurong East Interchange, future JRL stations, and Lakeside’s transformation into a business-leisure hub all point toward sustained demand.
My thoughts are that Jurong is underrated. If the Jurong Lake District plan follows through (and it likely will), it could mirror the rise Punggol saw in the early 2010s.
Which Project Offers Better Long-Term ROI?
Here’s how they stack up:
| Factor | Bukit Merah Ridge (PLH) | Taman Jurong BTO |
| Resale Flexibility | Limited (10-year MOP) | Standard 5-year MOP |
| Location Appeal | City fringe, rare supply | Growth zone with upside |
| Appreciation History | Strong in mature towns | Steady, improving over time |
| Future Value Potential | High (scarce PLH stock) | High (infrastructure boost) |
So my final thought: Bukit Merah is the safer bet if you value guaranteed demand and prestige. But Jurong could surprise with a bigger % gain, especially if you’re buying a larger flat at a lower entry price.
BTO Application Strategy & Timeline
Scoring a BTO flat in either Bukit Merah Ridge or Taman Jurong isn’t just about preference—it’s about strategy and eligibility. These projects have very different profiles, and knowing the rules (and how to work within them) gives you a better shot.
Who’s Eligible for These BTO Projects?
For Bukit Merah Ridge, PLH rules apply. This means stricter eligibility:
- At least one Singapore Citizen
- Both applicants must be first-timers or second-timers
- Monthly income ceiling: $14,000 for couples
- Must not own other property locally or overseas
- Must commit to a 10-year MOP
For Taman Jurong, standard BTO eligibility applies:
- 5-year MOP
- More flexibility on buyer profile
- Wider pool of potential resale buyers down the road
Expert tip: If you’re planning to upgrade to a condo or private property later, the 10-year MOP at Bukit Merah Ridge may delay that timeline. Make sure it aligns with your long-term goals.
What’s the Timeline from Application to Key Collection?
The typical BTO timeline looks like this:
| Step | Duration (Est.) |
| Application Ballot | 1–2 weeks |
| Results Released | ~2 months after close |
| Flat Booking Appointment | 1–2 months after results |
| Construction & Wait Time | 3.5 to 5 years |
| Key Collection (TOP) | Estimated 2029–2030 |
This timeline can vary slightly depending on project complexity and market conditions. Do note that central PLH projects may take slightly longer due to higher build specifications.Plan your living arrangements ahead—especially if you’re renting while waiting for your BTO to complete. It’s also wise to speak with a mortgage broker early to understand how your loan approval might align with HLE/AIP timelines.
What Tips Can Improve Your Ballot Chances?
You can’t control the queue, but you can optimise your chances:
- First-timers get priority—especially families with children.
- Apply in non-mature estates (Jurong) for better odds.
- Choose 2-room or 3-room units, which often have lower competition.
- Use the Married Child Priority Scheme (MCPS) if applying near parents.
- Ensure your HLE or AIP letter is ready—this boosts your application credibility.
Pro tip: If your heart is set on Bukit Merah but you’re worried about success rate, try a “Plan B” Jurong application while preparing for future Sale of Balance Flats.
Final Thoughts — Which BTO Should You Pick in 2025
Choosing between Bukit Merah Ridge and Taman Jurong BTO isn’t just about price or prestige—it’s about finding the best fit for your lifestyle, budget, and long-term goals.
Which Estate Is Better for Young Couples or Families?
- Young couples or working professionals who want fast MRT access and a central location will find Bukit Merah Ridge more appealing. It offers a rare opportunity to live near the CBD without jumping into private housing.
- Families, especially those needing more space on a tighter budget, may find Taman Jurong a better match. The larger flat types and quieter surroundings give you room to grow.
Personal advice: If you’re early in your career and can afford to wait, Bukit Merah Ridge might be a lifestyle upgrade. But if you’re planning kids or need space now, Jurong offers better value for money.
What Are the Pros and Cons of Each BTO Location?
| Factor | Bukit Merah Ridge | Taman Jurong BTO |
| Location | Central, near Orchard/CBD | West, near Jurong Lake District |
| MRT Access | Tiong Bahru & Redhill MRTs | Lakeside MRT |
| Flat Size Variety | 3- & 4-room only | 2- to 5-room |
| Price (4-room) | From ~$540,000 | From ~$350,000 |
| Resale Flexibility | PLH model: 10-year MOP | Standard 5-year MOP |
| Lifestyle Appeal | Hip, city-living, great food scene | Green, spacious, family-friendly |
Still unsure? Use the mortgage calculator to run monthly repayment scenarios for both projects—this often helps clarify what’s truly affordable and sustainable.
What’s the Best Next Step If You’re Still Deciding?
If you’re still on the fence, here’s what you can do:
- Compare your eligibility and grant options for both projects
- Use HDB’s portal to check site plans and confirm MRT distances
- Consider reaching out to a mortgage broker for tailored home loan advice
- Stay updated with new BTO blog insights that cover future launches and application tips
My final words? The “right” BTO is one that fits your needs today—but still makes financial sense tomorrow.
Your BTO Decision in 2025: Plan Smart, Buy Smarter
At the end of the day, both Bukit Merah Ridge and Taman Jurong BTO bring something valuable to the table. Whether you’re drawn to Bukit Merah’s unbeatable central location or Jurong’s spacious layouts and long-term upside, the key is to align your choice with your lifestyle, finances, and future goals.
Before applying, take the time to compare housing grants, estimate your monthly repayments using a mortgage calculator, and get professional advice from a trusted mortgage broker. Planning ahead helps you make a confident, informed decision that pays off—both emotionally and financially.
Ready to take the next step? Explore your best home loan options here or dive into more expert guides on the Ace Mortgage blog.
