Thinking of applying for the Jalan Rajah BTO or Jalan Tenteram BTO? This centrally located launch in the mature Kallang-Whampoa estate offers rare access to city-fringe living — without the PLH restrictions.
With both Tenteram Vantage and Rajah Residences catering to different buyer profiles, this BTO launch is shaping up to be one of the most competitive in the May 2025 sales exercise.
Before you commit, it’s smart to check your HFE eligibility and financing options early. In this guide, we break down everything from site plans and pricing to grant eligibility, MRT access, and investment potential — so you can make a smart, confident application.
Inside the Projects — Tenteram Vantage vs Rajah Residences
May 2025’s Jalan Tenteram and Jalan Rajah BTOs offer rare central launches in Kallang-Whampoa — but they serve different needs. Here’s what to know before picking between Tenteram Vantage and Rajah Residences.
What makes Jalan Tenteram BTO different from other recent launches?
Tenteram Vantage sits along the Kallang River, offering a tranquil setting that’s rare for a central BTO. It’s a larger-scale project with over 1,000 units and focuses on 3- and 4-room flats.
Here’s what sets it apart:
- Not under PLH model (no resale/subletting restrictions)
- Surrounded by greenery and park connectors
- Rooftop gardens and fitness corners in a low-density zone
Quick overview:
Tenteram Vantage Project Highlights: MRT Access, Unit Count & More
| Feature | Tenteram Vantage |
|---|---|
| Units | ~1,040 (3-room, 4-room) |
| MRT Access | 20-min walk to Boon Keng MRT |
| Unique Factor | Riverside views + non-PLH status |
| Downsides | Less MRT convenience, higher noise at some stacks |
Want peace and better views? Go for high-floor stacks facing the river and away from the CTE.
Why is Rajah Residences popular with budget-conscious buyers?
Rajah Residences is smaller, with just 739 units — but wins when it comes to walkability and price accessibility. It’s located closer to Toa Payoh MRT and includes rare 2-room Flexi options.
Here’s why it’s appealing for first-timers and older applicants:
- About 12 minutes to Toa Payoh MRT
- Near schools, hawker centres, and supermarkets
- Offers 2-room, 4-room units (lower entry price)
If you’re budget-sensitive, here’s why Rajah Residences makes sense:
- 2-room Flexi units starting from ~$176K
- Shorter walk to MRT and daily amenities
- Close to Balestier malls and Whampoa eateries
Want to estimate how much you can afford for either project? Use this mortgage calculator to run quick numbers before shortlisting stacks.
Should you choose a 2-room, 3-room, or 4-room flat here?
The choice depends on your stage of life and long-term goals.
Go for 2-room Flexi if you’re:
- A single above 35
- An older couple looking to right-size
- Applying on a tighter budget
Pick 3-room if you:
- Want a balance between price and space
- Don’t need a study or extra bedroom
Choose 4-room if you:
- Are planning for family growth
- Want better resale demand later
- Qualify for more CPF grants
Use the HDB Loan Eligibility (HFE) letter process early to check your grant eligibility and avoid surprises during application.
Location Matters — Transport, Connectivity & Daily Access
In mature estates like Kallang-Whampoa, location isn’t just about MRT proximity. It’s also about daily walkability, noise levels, and access to essentials. Here’s how Jalan Tenteram and Jalan Rajah stack up.
Is Jalan Tenteram’s quieter setting worth the longer MRT walk?
Tenteram Vantage is tucked deep into Jalan Tenteram, with lush surroundings and riverfront views. It’s peaceful — but that comes with a trade-off in connectivity.
- ~20 mins to Boon Keng MRT (North-East Line)
- Bus access is available, but less direct to the CBD
- Great for those who value quiet, open space
You’ll likely need to rely on buses or own a car. That said, the serenity may appeal to buyers who are WFH most days or prefer low-traffic zones.
If you’re not a daily MRT commuter, the tranquility here could be worth the extra walk — especially for families or retirees.
Can Rajah Residences’ better walkability offset expressway noise?
Rajah Residences scores better on accessibility. Located near Jalan Rajah and Kim Keat Road, it’s a 12-min walk to Toa Payoh MRT (North-South Line) and even closer to major bus routes.
- Toa Payoh MRT + Bus Interchange
- Near CTE — convenient for drivers, but some stacks may get traffic noise
- Close to NTUC, hawker centres, and fast food outlets
For most urban buyers, that convenience will outweigh the ambient noise. If you’re aiming for long-term liveability without needing a car, this site delivers.
Which project has easier access to daily essentials and transport?
Here’s a direct side-by-side comparison:
Tenteram Vantage vs Rajah Residences: Access to MRT, Malls & Transport
| Feature | Tenteram Vantage | Rajah Residences |
|---|---|---|
| MRT Distance | ~20 mins to Boon Keng | ~12 mins to Toa Payoh |
| Bus Connectivity | Moderate | High — near interchange |
| Nearby Groceries & Malls | Whampoa Makan Place, Shaw Plaza | Zhongshan Mall, Toa Payoh Hub |
| Traffic Noise Risk | Low | Medium (near CTE) |
| Car-Friendly | Limited exits | Strong road access |
Not sure which to prioritise — peace or proximity? Use Ace’s mortgage advisors to explore which location aligns with your long-term lifestyle (and loan budget).
Schools, Amenities & Everyday Convenience
Beyond MRT access, your future BTO flat should make daily life easy — especially if you have (or plan to have) kids. Let’s break down what’s around Jalan Tenteram and Jalan Rajah in terms of schools, parks, and essentials.
What schools are within 1km of each site?
For families with young children, proximity to primary schools is a big win — especially for securing Primary 1 admission priority.
Within 1km of Tenteram Vantage:
- Bendemeer Primary School
- St. Andrew’s Junior School
- Hong Wen School
Within 1km of Rajah Residences:
- CHIJ Primary (Toa Payoh)
- Pei Chun Public School
- First Toa Payoh Primary School
For the full school zoning maps, check MOE’s SchoolFinder to confirm based on stack numbers.
Here’s an expert tip: Aim for a unit within the 1km zone of at least one sought-after school — this can improve both family convenience and future resale demand.
What sports, parks, and leisure facilities are nearby?
Both sites benefit from being in a mature estate with access to multiple public facilities — but the vibe differs slightly:
Tenteram Vantage nearby:
- Kallang River Park Connector
- Jalan Tenteram Fitness Corner
- SAFRA Toa Payoh (short ride)
Rajah Residences nearby:
- Toa Payoh Sports Hall
- Toa Payoh Swimming Complex
- Toa Payoh Town Park (iconic for wedding shoots!)
Summary table:
Best Unit Stacks for Views, Privacy, and Comfort
| Project | Best Stack Features |
|---|---|
| Tenteram Vantage | River views, high floor, park-facing |
| Rajah Residences | Inner courtyard, away from CTE traffic |
Where do residents go for food, groceries, and shopping?
Both Jalan Tenteram and Jalan Rajah are located in well-established neighbourhoods — which means you’ll have no shortage of makan spots, grocery options, and retail amenities nearby.
If you’re living at Tenteram Vantage, your go-to spots include:
- Whampoa Makan Place – Local hawker gem with famous carrot cake and kway chap
- Shaw Plaza – Anchored by FairPrice, with McDonald’s, Toast Box & more
- Balestier Market – Great for late-night supper cravings
From Rajah Residences, you’re closer to:
- Toa Payoh Hub – NTUC FairPrice, Watsons, Koufu food court, banking, and CPF services
- Zhongshan Mall – Cold Storage, cafes, and air-conditioned convenience
- HDB Hub eateries – Mix of fast food, bakeries, and casual dining
If you like running errands in one trip, Rajah Residences is hard to beat. Everything from groceries to clinics is walkable in under 10 minutes.
For tips on planning your lifestyle costs alongside your mortgage, check out this budgeting guide from Ace’s blog.
Choosing the Right Unit — Stacks, Sun, and Smart Picks
When it comes to BTO selection, stack and orientation choices can make or break your long-term comfort — and even your flat’s resale potential. Here’s how to make a smarter pick at Tenteram Vantage or Rajah Residences.
Which stacks have the best views and privacy?
At Tenteram Vantage, the river-facing stacks are the real gems. They offer:
- Unblocked views of the Kallang River
- Better wind flow and reduced corridor noise
- Sunset-facing units on higher floors
Meanwhile, inner-facing stacks tend to offer more privacy — especially those not facing main roads or MSCPs.
For maximum privacy:
- Avoid stacks directly beside lifts or rubbish chutes
- Choose units at block corners
- Higher floors = less street noise, more airflow
Mini overview:
Best Unit Stacks for Views, Privacy, and Comfort
| Project | Best Stack Features |
|---|---|
| Tenteram Vantage | River views, high floor, park-facing |
| Rajah Residences | Inner courtyard, away from CTE traffic |
What should you avoid when selecting a unit at Rajah Residences?
Due to Rajah Residences’ proximity to the Central Expressway (CTE), some stacks are directly exposed to traffic noise.
Here’s what to steer clear of:
- Low-floor stacks facing the CTE
- Units near the MSCP exhaust or loading bays
- West-facing units with harsh afternoon sun
If you’re applying with the intent to stay long-term, these factors really affect quality of life. Try prioritising units facing the internal courtyard or landscaped garden — you’ll get a quieter, cooler flat with better resale appeal.
Are there feng shui considerations worth noting?
Feng shui believers may want to pay attention to the river’s flow direction (at Tenteram) and the internal energy of the site.
Good feng shui signs to look for:
- Main door not facing a T-junction
- Views of water bodies or greenery
- Avoid units directly opposite lifts or stairwells
Want a unit with great energy and mortgage comfort? Use this tool to calculate Buyer’s Stamp Duty (BSD) and make sure your stack pick fits your budget.
Flat Prices, CPF Grants & How to Boost Your Ballot Odds
Central location, mature estate, non-PLH — that combination doesn’t come cheap. But Jalan Tenteram BTO and Rajah Residences still offer solid value if you play your cards right. Here’s how the pricing, grants, and balloting strategy stack up.
Are the prices here good value for a central estate?
Compared to PLH launches in Kallang or Queenstown, these flats are more affordable — and offer greater flexibility in the long run (no 10-year MOP or rental restrictions).
Here’s a price comparison:
Unit Price Comparison: Tenteram Vantage vs Rajah Residences
| Unit Type | Tenteram Vantage (Est.) | Rajah Residences (Est.) |
|---|---|---|
| 2-Room Flexi | N/A | $176K – $294K |
| 3-Room | $339K – $420K | N/A |
| 4-Room | $488K – $628K | $480K – $675K |
While Rajah Residences may seem more costly on the 4-room end, its walkability and amenities offer strong liveability returns.
If your budget is tight but you want central access, the 2-room Flexi at Rajah is a rare opportunity that may not return soon.
What CPF grants are available for each buyer profile?
The Ultimate HDB Grants – Summary Table
| Grant Type | BTO/SBF/Open Booking | Resale | Income Ceiling | Grant Amount |
|---|---|---|---|---|
| Enhanced CPF Housing Grants (Families) | Yes | Yes | $9,000 | Up to $80,000 |
| Enhanced CPF Housing Grants (Singles) | Yes | Yes | $4,500 | Up to $40,000 |
| CPF Housing Grants for Rental Flats | No | Yes | $14,000 | Up to $80,000 |
| Proximity Housing Grant | No | Yes | None | Up to $30,000 |
Don’t forget to offset launch prices with CPF housing grants — especially if you’re a first-timer or applying as a couple.
Here’s what you could qualify for:
- Enhanced CPF Housing Grant (EHG) – Up to $80,000
- Family Grant – Up to $80,000 (for resale, but still relevant post-MOP)
- Singles Grant – Up to $40,000 for eligible singles aged 35+
Eligibility is based on:
- Combined monthly income
- Applicant status (first-timer, single, senior, etc.)
- Type of flat (more support for 2- or 3-room)
You can read more at cpf.gov.sg or speak to a mortgage advisor for a walkthrough.
How can you improve your ballot chances for high-demand units?
This launch is likely to be heavily oversubscribed, especially for 4-room flats near MRT-facing stacks. Here’s how to stay competitive:
- Apply as a first-timer family (they get 95% of the flat supply)
- Opt for less popular stacks or lower floors
- Consider 3-room flats if you’re not set on size
- Get your HFE letter early — no letter = no application
- Apply in less competitive towns if flexibility allows.
Use this home loan guide to prep your financing ahead of time. That way, when your ballot succeeds, you’re ready to act fast.
Long-Term Value — Investment Potential & Resale Strategy
When buying a flat, it’s not just about balloting success — it’s about what happens after your Minimum Occupation Period (MOP). Both Jalan Tenteram and Rajah Residences may not carry the “Prime” label, but that could actually work in your favour long term.
Do these flats have long-term capital growth potential?
Yes — and likely stronger than average. Here’s why:
- Central location with limited future supply
- Non-PLH = no resale penalties or rental restrictions
- Mature estate appeal = constant demand from upgraders & families
That said, appreciation depends on:
- Proximity to MRT and amenities
- Unit level and facing
- Market timing when selling
Here’s my advice: Stacks with unblocked views, river frontage, or proximity to Toa Payoh MRT are more likely to outperform the average appreciation curve.
What are the resale rules after MOP?
Once your 5-year Minimum Occupation Period is up, you’ll be allowed to:
- Sell the flat on the open market
- Rent out the entire unit (if you’re not under PLH)
- Refinance or upgrade to a private property
Unlike PLH flats, these projects:
- Don’t have a 10-year MOP
- Don’t require subsidy clawbacks
- Allow open market resale without restrictions on buyer income or citizenship
Full resale rules can be found at HDB’s resale guide
How do these compare with PLH and past Kallang launches?
Let’s break it down side by side:
PLH vs Non-PLH BTOs: Key Differences in MOP, Subletting & Resale Flexibility
| Grant Type | BTO/SBF/Open Booking | PLH (e.g. Kallang Horizon) |
|---|---|---|
| MOP | 5 years | 10 years |
| Subletting Allowed | Yes (after MOP) | No (entire flat rental banned) |
| Buyer Pool After MOP | Open to all | Income & citizenship capped |
| Resale Demand | High (central, flexible) | Moderate (more restrictions) |
While PLH flats offer better launch pricing, non-PLH launches like these let you unlock full market value sooner — ideal for buyers thinking ahead.
If you’re already planning for resale or upgrading after MOP, talk to a mortgage consultant about how to structure your loan for future flexibility.
Final Thoughts — Is This Central BTO Launch Right for You?
The Jalan Rajah and Jalan Tenteram BTO flats offer something rare in 2025: central convenience without PLH strings attached.
Whether you’re after peace and river views at Tenteram Vantage, or everyday convenience at Rajah Residences, both projects present solid long-term value in a mature estate.
If you’re still unsure which to go for, start by sorting out your loan eligibility and budget. A clear understanding of your numbers makes it easier to shortlist stacks and apply decisively.
Need help with mortgage planning or CPF grant navigation? Reach out to a trusted mortgage advisor to get a head start before the May 2025 launch window closes.
