Kent Heights & Whampoa BTO Review (2025) – Should You Apply for This City Fringe Launch?

Looking for a city-fringe BTO with great MRT access and strong future value? Kent Heights is confirmed for the Feb 2025 BTO launch, while Whampoa Heights is widely expected to be part of the same exercise, based on past HDB planning trends and site readiness.

Both projects offer rare central locations, solid nearby amenities, and decent flat mix — but are they worth applying for?

In this review, we’ll cover everything: prices, layout tips, MRT links, nearby schools, site plan sun direction, and how these compare to past launches like McNair Heights and Crawford Heights.

Let’s dive in.

What Are Kent Heights & Whampoa Heights?

Kent Heights and Whampoa Heights are two BTO projects launched in February 2025, both located in the mature Kallang/Whampoa estate — one of Singapore’s most central and well-connected residential areas.

These BTOs offer a rare opportunity for homeowners to secure a city-fringe HDB flat in an area known for its heritage, convenience, and strong long-term value. 

With limited units, proximity to MRT stations, and access to schools, eateries, and parks, both projects are expected to be highly sought after.

Here’s a closer look at what each project offers:

Where are these BTOs located and how many flats are available?

Kent Heights is located along Owen Road, in the heart of the Kallang/Whampoa planning area. It sits just around 780 metres from Farrer Park MRT (North-East Line), making it one of the more centrally located BTOs in recent years.

This project consists of a single 32-storey block with 430 units, comprising only 2-room Flexi and 4-room flats.Whampoa Heights is situated further north near Jalan Tenteram, closer to Boon Keng MRT.

While HDB hasn’t officially announced full project details yet, it is likely to be a smaller-scale launch as well, offering mostly 3-room and 4-room flats based on past launches in the same area.

What types of flats are on offer and when will they be ready?

• Kent Heights offers only 2-room Flexi and 4-room flats, with no 3-room or 5-room units. This suggests it targets singles, elderly residents, and small families. The estimated completion date is Q4 2027.
  
• Whampoa Heights is expected to offer 3-room and 4-room flats, although full specs are pending confirmation. Based on typical HDB timelines, completion would likely be around the end of 2027 to early 2028.
  

Neither project falls under the Prime Location Housing (PLH) model, which means standard resale conditions apply and there’s no extended 10-year MOP.

What’s the appeal of the Kallang/Whampoa area for home buyers?

Location, maturity, and connectivity. Kallang/Whampoa is a mature estate with a strong mix of old-school charm and modern conveniences. Its central position offers:

• Fast MRT access via Farrer Park and Boon Keng
  
• Proximity to the CBD, Bugis, Novena, and Orchard
  
• Everyday amenities like wet markets, NTUC, clinics, and hawker centres
  
• Popular nearby schools such as Hong Wen, Farrer Park Primary, and Bendemeer Primary
  

Both BTOs sit in areas that are rarely offered in HDB launches — making them especially appealing to buyers who want a home close to town without the restrictions of PLH flats.

How Affordable Are These Flats (With Grants)?

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

Buying into a central location like Kallang/Whampoa usually comes at a premium — but the Kent Heights and Whampoa BTO (2025) launches offer relatively accessible entry points, especially after applying Enhanced CPF Housing Grants.

Let’s break down how much you can expect to pay, and how this compares to other recent city fringe BTO launches.

What are the starting prices for each flat type?

Here are the estimated prices for Kent Heights BTO, based on past launches in similar locations:

• 2-room Flexi: From $192,000 to $309,000
  
• 4-room: From $511,000 to $660,000
  

Official pricing for Whampoa Heights BTO has yet to be released, but based on comparable launches nearby (like McNair Heights and St. George’s Towers), we expect:

• 3-room: Estimated $350,000 to $450,000
  
• 4-room: Estimated $520,000 to $680,000
  

These price points reflect the central location and mature estate status of Kallang/Whampoa, which typically commands higher land values than towns like Sembawang or Tengah.

How do Enhanced CPF Housing Grants affect affordability?

The Enhanced CPF Housing Grant (EHG) can significantly lower your upfront cost — especially for first-time buyers:

Enhanced CPF Housing Grant (EHG) Eligibility & Maximum Grant Amount

Household Income	Max EHG (For Eligible Buyers)
≤ $9,000/month	Up to $80,000

With EHG applied, here’s what your effective starting prices could look like:

You can estimate your monthly cost using a free mortgage calculator to better plan your loan commitments.

• 2-room Flexi at Kent Heights: From ~$112,000 (after max grant)
  
• 4-room flat at Kent Heights: From ~$431,000 (after max grant)
  
• 3-room flat at Whampoa: As low as ~$270,000 (est.)
  
• 4-room flat at Whampoa: As low as ~$440,000 (est.)
  

This makes these flats surprisingly accessible — even for younger couples with modest combined incomes — despite the city-fringe location.

How do prices compare to other city fringe BTOs?

Let’s compare these estimated prices to past Kallang/Whampoa and nearby launches:

4-Room BTO Launch Price Comparison: Kallang/Whampoa Projects (2021–2025)

Project	Launch Price (4-room)
Kent Heights (2025)	$511K – $660K
King George’s Heights (2022)	$488K – $675K
McNair Heights (2021)	$532K – $672K
Crawford Heights (2024)	$568K – $759K

If you want to explore more launch trends and pricing analysis, the Acemortgage blog offers useful breakdowns on resale comparisons, loan strategies, and HDB updates.

While Kent Heights and Whampoa Heights aren’t the cheapest, they’re still competitively priced compared to nearby launches. In fact, Kent Heights 4-room units are cheaper than Crawford Heights — despite similar central access and a shorter walk to MRT.

Considering that neither project is under the PLH model, there’s also greater flexibility in future resale or renting options — which boosts long-term value.

Accessibility – MRT Stations, Roads & Everyday Transport

One of the biggest selling points of both Kent Heights and Whampoa Heights BTO (2025) is their location within Singapore’s city fringe — where convenience meets connectivity.

If you’re someone who values fast commutes, direct MRT access, and minimal reliance on cars, these BTOs check all the right boxes.

For those comparing with condo or resale options nearby, a private property loan may be worth considering for long-term flexibility.

Which MRT stations are within walking distance?

For most homebuyers, MRT access can make or break a location — and both projects deliver.

• Kent Heights is a short 9–10 minute walk to Farrer Park MRT (North-East Line), a direct link to Dhoby Ghaut, Clarke Quay, and HarbourFront.
  
• Whampoa Heights is close to Boon Keng MRT, offering similar travel ease with just 4 stops to the CBD.
  

If you’re applying primarily for connectivity, Kent Heights edges out slightly — Farrer Park is more central and better connected to commercial zones, plus there’s a sheltered walk for most of the route.

What bus routes and expressways serve these BTOs?

Both BTOs are well served by a network of frequent bus routes, including:

• 21, 131, 141, 145, 147, 857 — covering Serangoon, Novena, Orchard, and even HarbourFront
  
• Bus stops are conveniently placed within a 3- to 5-minute walk from both project sites
  

Car owners will appreciate fast access to CTE and PIE, allowing seamless travel across the island. Upgraders or drivers exploring resale may also want to look into condo loan options for surrounding private developments.

For residents who don’t drive, this is one of the few city-fringe areas where you can genuinely live car-free without feeling disconnected. Even Grab rides to the city typically cost less than $10 off-peak.

How convenient is travel to the CBD and Orchard?

Travel times here are where Kent Heights and Whampoa really stand out.

• 15–20 minutes to Raffles Place or Shenton Way, either by MRT or car
  
• 10–12 minutes to Orchard Road
  
• Easy MRT links to Bugis, Novena, Little India, and Dhoby Ghaut Interchange
  

Why does it matter? If you’re working in the city, the time saved on commuting every day adds up — this alone can justify the slightly higher BTO price tag. You’re not just buying a flat; you’re buying back your time.

What’s Around for Food, Shopping & Essentials?

One of the key advantages of buying a flat in a mature estate like Kallang/Whampoa is the wealth of established amenities already in place. Unlike newer towns, you don’t have to wait years for shops, clinics, or eateries to open.

Everything you need is likely already around the corner — and that’s exactly what makes Kent Heights and Whampoa Heights BTOs so attractive.

Are there supermarkets, hawker centres and malls nearby?

Both BTO projects enjoy easy access to daily essentials and food options. 

• Kent Heights residents will be near the Pek Kio Market & Food Centre, a popular hawker spot just minutes away, offering local favourites at affordable prices.
  
• Whampoa Heights is close to the long-standing Whampoa Makan Place and Whampoa Wet Market, both well-loved for their variety and freshness.
  
• For groceries, you’ll find NTUC FairPrice at Cambridge Road, Sheng Siong along McNair Road, and Cold Storage at City Square Mall.
  

As for malls:

• City Square Mall and Mustafa Centre are both within a short bus or MRT ride from Kent Heights.
  
• Balestier Plaza and Zhongshan Mall serve residents of Whampoa Heights with a mix of F&B, enrichment centres, and pharmacies.

Planning to buy in a mature estate? Use our mortgage loan calculator to estimate your monthly payments and stay within budget.

Where are the nearest polyclinics, hospitals, and community clubs?

Access to medical services is another strength of this location:

• Kallang Polyclinic is within 10 minutes from both BTO sites.
  
• Tan Tock Seng Hospital and Farrer Park Hospital are the nearest full-service hospitals, both reachable by bus or MRT in under 15 minutes.
  

Community spaces are also nearby:The Kallang Community Club and Whampoa Community Club offer enrichment classes, sports facilities, and active ageing programmes for residents of all ages.

What lifestyle perks come with living in a mature estate?

Living in Kallang/Whampoa means being part of an established neighbourhood with a strong sense of identity. You get:

• Access to well-maintained parks like Toa Payoh Town Park and the Kallang River PCN for evening walks or jogs
  
• Active Residents’ Networks (RNs) that organise regular community activities
  
• A blend of old and new — heritage landmarks like the dragon playground near Kent Heights, alongside newer retail and fitness offerings
  

Unlike in newer towns, there’s no need to wait for infrastructure to “catch up” — everything is already here and functioning, which adds immense value to your day-to-day life. 

If you’re considering these BTOs, review your home financing options for BTO buyers to better understand loan limits and approval timelines.

Schools, Parks & Community Facilities

If you’re planning to raise a family, Kent Heights and Whampoa Heights BTOs offer the kind of convenience that’s hard to come by — with primary schools, preschools, parks, and enrichment hubs all located within or around the estate.

This makes the area not only accessible, but also highly livable for young families and multigenerational households alike.

While evaluating schools, don’t forget to calculate additional costs like stamp duties as part of your overall budget.

What schools are within 1 km for P1 registration?

Being within 1km of a primary school can offer priority in Primary 1 admission, and both Kent Heights and Whampoa Heights are surrounded by solid options:

Within 1km of Kent Heights:

• Farrer Park Primary School
  
• Hong Wen School
  

Within 1km of Whampoa Heights:

• Bendemeer Primary School
  
• Hong Wen School (depending on stack orientation)
  

These are well-established neighbourhood schools with strong CCAs and good reputations. For secondary options, Bendemeer Secondary and Northlight School are located nearby as well.

Are there childcare centres, preschools and playgrounds?

Yes — both areas are well-equipped for early childhood needs.

Kent Heights will have a childcare centre within the development, along with a residents’ network centre and multiple playgrounds and fitness corners for different age groups.

Around Whampoa Heights, families can access:

• PCF Sparkletots at Balestier and Tenteram
  
• My First Skool and MindChamps PreSchool within a short walk or bus ride
  
• Multiple existing HDB playgrounds and fitness stations in the surrounding blocks
  

These facilities are already part of the estate fabric — making it easy for young families to settle in immediately without having to wait for future development.

What kind of community facilities will be built on site?

At Kent Heights, you’ll find:

• A dedicated childcare centre
  
• Rooftop garden spaces on the multi-storey car park
  
• An outdoor 500m jogging track, adult and elderly fitness stations, and landscaped areas
  
• A Residents’ Network centre, which supports community engagement and activities
  

While details for Whampoa Heights have yet to be confirmed, it’s likely to include:

• A communal green or precinct pavilion
  
• Standard playgrounds and sheltered seating areas
  
• Proximity to existing CC and RC facilities like Whampoa CC and Tenteram Zone RC
  

For residents who value a well-integrated neighbourhood, these on-site and nearby facilities help build not just convenience, but a strong community spirit. 

Unsure what loan options best suit your family needs? Speak to a mortgage advisor for tailored guidance.

Site Plan Review – Best Stacks, Views & Sun Direction

Based on the site orientation of Kent Heights (a single block aligned roughly north-south), most stacks will either:

• Face east, receiving morning sun and cooler afternoons
  
• Face west, getting afternoon sun, which can make units warmer
  

In general, east-facing units are preferred for their gentler lighting and lower heat gain, especially on higher floors. A few end stacks may have partial north-west or south-east angles, but they still follow a predictable sun path.

For Whampoa Heights, the layout is not yet public, but nearby launches like McNair Heights followed similar principles. The best practice is to aim for:

• North-east or south-east orientations if you prefer cooler mornings
  
• Avoiding full west-facing stacks, especially on mid to high floors

Are there stacks facing roads, bin centres or MRT tracks?

Yes — and these are worth noting.

Kent Heights:

• Some lower-floor stacks may face Owen Road, a moderately busy street, which could result in occasional traffic noise
  
• The multi-storey car park (MSCP) sits beside the block, and some units may face it directly — not ideal for privacy or natural airflow
  
• Fortunately, there are no MRT tracks adjacent, so rail noise is not a concern
  

Whampoa Heights:

• Likely to have stacks bordering Tenteram Road or Balestier Road, both of which have moderate to heavy traffic
  
• Bin centres and electrical substations may be positioned at the corners of the site, based on past HDB layouts — it’s best to avoid stacks directly above or beside these for hygiene and smell concerns

Which units offer the best privacy or unblocked views?

For Kent Heights:

• Units on higher floors (25th floor and up) are most likely to enjoy unblocked views toward Little India or Novena
  
• Stacks facing away from the car park or adjacent HDB blocks offer better privacy and cross-ventilation
  
• End-corner stacks are generally quieter and more private, especially for 4-room flats
  

For Whampoa Heights:

• Units facing the interior communal space may have better views of landscaped greenery but slightly less privacy
  
• Higher-floor stacks facing Balestier Road might offer long-distance views toward Toa Payoh and Novena, depending on positioning

If you’re planning long-term and considering future upgrades to private housing, now’s a good time to evaluate stack-facing, layout, and ventilation — they affect resale appeal.

Floor Plan & Layout Analysis – Are These Flats Efficient?

Choosing the right unit isn’t just about price or location — it’s about how well the space works for your lifestyle.

Here’s a closer look at the layout strengths and limitations of the units offered at Kent Heights and Whampoa Heights BTO, based on past planning patterns and HDB’s latest flat designs.

What are the key strengths and weaknesses of the layouts?

Kent Heights offers only 2-room Flexi and 4-room flats, and early previews show:

• A compact yet functional layout for 2-room Flexi units, ideal for singles or elderly couples
  
• Well-separated living and sleeping zones in the 4-room flats, with good spatial flow from entrance to service yard
  
• A straightforward rectangular kitchen, which makes cabinet planning easier
  

Weaknesses:

• No open-plan kitchen options (as these are standard BTO layouts)
  
• Smaller living/dining space compared to launches in newer towns
  
• Bedroom 3 in the 4-room layout may feel narrow if used as a full-time room instead of a study
  

For Whampoa Heights (3-room and 4-room expected), layouts are likely to follow standard configurations:

• No bomb shelter in the kitchen, which improves efficiency
  
• Well-placed bathrooms adjacent to the bedrooms
  
• Slightly more compact kitchen area, typical of inner-city BTOs

Homeowners planning renovations or layout changes in future may consider options to refinance their HDB loan later on for added cash flow flexibility.

Are there any awkward columns or wasted spaces to avoid?

Yes — and they’re important to flag, especially in older BTO designs still used in mature estates.

• Some 2-room Flexi flats may have structural columns in the living area, making furniture placement trickier
  
• In the 4-room units, watch for inward-jutting columns between the living room and bedrooms — this can limit flexibility in wall hacking or wardrobe design
  
• Entry foyers in some stacks take up extra corridor space, which can feel inefficient in a small flat
  

While not deal-breakers, these are layout quirks worth noting during your selection process. To understand how layout size affects your loan, you can use a mortgage calculator to project monthly costs.

Do any units offer extra storage, study corners or balconies?

Here’s what to expect:

• Most Kent Heights flats include a household shelter, which doubles as storage
  
• No balconies are provided — which is typical for central estate BTOs
  
• There are no dedicated study corners, but Bedroom 3 in the 4-room layout can be converted into a WFH space or opened up for a larger living area
  

For Whampoa Heights (pending confirmation):

• 4-room units will likely have a service yard, household shelter, and efficient bedroom layout
  
• 3-room flats may feel tight for families but could offer longer living room layouts, useful for partitioning work areas
  

These layouts are efficient by city-fringe standards — but buyers prioritising large living areas or walk-in wardrobes may find newer town BTOs more spacious.

Comparing with Past Launches – How Do These BTOs Stack Up?

When considering whether to apply for Kent Heights or Whampoa Heights BTO, it helps to look at how similar launches in the area have performed.

Past projects like McNair Heights, King George’s Heights, and Crawford Heights offer a solid benchmark in pricing, application demand and future value potential.

How do Kent Heights and Whampoa Heights compare to McNair, King George’s or Crawford Heights?

Project	3-Room (From)	4-Room (From)	Location Strength
Kent Heights (2025)	N/A	~$511K	Near Farrer Park MRT
Whampoa Heights (2025 est.)	~$350K	~$520K	Near Boon Keng MRT
McNair Heights (2021)	~$359K	~$532K	Near Boon Keng MRT
King George’s Heights (2022)	~$353K	~$488K	Lavender Street
Crawford Heights (2024)	~$390K	~$568K	Next to Nicoll Highway MRT

You can explore more mortgage market insights and comparisons from other BTO and resale launches across Singapore in the Acemortgage blog.

In terms of price, Kent Heights sits between King George’s and Crawford, offering a more central location than McNair but without the premium of PLH projects. It’s also not subject to the 10-year MOP or resale subsidy clawbacks that apply to Crawford Heights, making it more flexible long-term.

Were past projects in this area oversubscribed, and why?

Yes — almost every city-fringe launch in Kallang/Whampoa in the last five years has been heavily oversubscribed, especially for 4-room units. For example:

• McNair Heights (Feb 2021) saw application rates of >9x for 4-room flats
  
• King George’s Heights (Feb 2022) had limited supply and drew intense demand due to its rare central location
  
• Crawford Heights (Oct 2024), launched under the PLH model, still experienced strong demand despite strict resale rules
  

Why the high demand?

• Central MRT access (Farrer Park, Boon Keng, Lavender)
  
• Mature estate infrastructure
  
• Rare availability of BTO flats in the area
  
• Shorter commutes to the CBD, Orchard, and education hubs
  

With only 430 units at Kent Heights and likely fewer at Whampoa Heights, expect similar or higher competition levels — especially from second-time buyers and older couples who prefer mature neighbourhoods.

What’s the resale and long-term value potential in this area?

Kallang/Whampoa flats have historically shown strong capital retention and resale interest, due to:

• Proximity to key commercial zones
  
• Mature amenities
  
• Short supply of new flats in central Singapore
  

4-room resale flats in the estate can easily cross $750K–$850K for well-renovated high-floor units near MRTs. In fact, certain 5-room resale units in nearby Jalan Bahagia have even breached the $900K mark.

Kent Heights and Whampoa Heights are not under the PLH model, which makes them far more appealing to future buyers:

• Standard 5-year MOP
  
• No resale clawbacks
  
• No strict resale buyer eligibility criteria
  

The Bottom line is, these flats aren’t just for living — they’re likely to be strong long-term assets for those thinking ahead. If you’re holding long-term and planning to upgrade, it’s wise to review refinancing options if you plan to hold and upgrade later.

Should You Apply & What to Consider?

If you’re looking at the Kent Heights or Whampoa Heights BTO (Feb 2025) launches, chances are you’re drawn to their city-fringe location, MRT proximity, and the lifestyle perks of a mature estate. But as with any high-demand BTO, they may not be right for everyone.

Here’s a breakdown of who should consider applying — and how to increase your chances of securing a unit.

Who are these BTOs suitable for (young couples, seniors, families)?

Kent Heights:

• Best suited for young couples and singles looking for a first home with great transport access
  
• Also ideal for elderly homeowners due to 2-room Flexi units and proximity to amenities
  
• Families may find the 4-room layout a bit compact, but manageable given the location trade-offs
  

Whampoa Heights:

• Likely a better fit for small families due to the expected availability of 3-room and 4-room flats
  
• Also a solid choice for upgraders who prefer a mature, central location without PLH restrictions
  
• Walkability to schools and parks makes it great for families with school-aged kids

 If you’re a first-timer or young couple, you can check your eligibility with a DBS home loan to understand what financing tier you qualify for.

What are the key pros and cons to weigh before applying?

Pros:

• Prime city-fringe location with short MRT rides to CBD, Orchard, and Bugis
  
• Situated in a mature estate with ready access to food, clinics, parks, and schools
  
• Standard BTO model (not PLH) – more flexible resale conditions after 5-year MOP
  
• Rare launch with limited supply in central Singapore – likely to hold value well
  

Cons:

• Smaller unit sizes compared to newer towns like Tengah or Bukit Batok
  
• Higher price points than non-central BTOs
  
• Likely to be highly oversubscribed, reducing chances of ballot success
  
• Some stacks may face main roads or MSCPs, affecting privacy and noise levels
  

Planning ahead? You can also compare UOB home loan packages to see if you’re getting the best value for your mortgage.

Tips to improve your ballot chances for a high-demand project

1. Apply as a First-Timer Couple (FT) – You’ll get additional ballot chances and priority allocation.
   
2. Go for 2-room Flexi or 3-room flats – These typically see lower demand than 4-room units.
   
3. Avoid applying during peak application hours – HDB recommends applying early to avoid system delays.
   
4. Choose less popular stack directions – Units facing internal courtyards or carparks may have lower competition.
   
5. Consider applying with Married Child Priority Scheme (MCPS) – If your parents live nearby, this gives you an edge.

These BTOs are central, well-connected, and relatively rare — but not without trade-offs. If you’re comfortable with smaller space in exchange for top-tier location and long-term value, applying for Kent Heights or Whampoa BTO might just be the right move.

Is Kent Heights or Whampoa BTO Right for You?

The Kent Heights and Whampoa Heights BTO launches (Feb 2025) bring rare opportunities to own a flat in a central, mature estate — without the extra resale restrictions of PLH flats.

With short MRT commutes, strong nearby amenities, and a solid track record of past demand in Kallang/Whampoa, these projects are likely to be among the most competitive in this BTO exercise.

That said, they won’t suit everyone. Unit sizes are compact, and prices are higher than average. But if you’re a buyer who values location, convenience, and long-term value, these flats deserve your attention.

If you’re planning to apply, be sure to:

• Understand the site and stack layouts
  
• Explore your eligibility for CPF grants
  
• Strategize your application based on unit type and scheme
  

As with all city-fringe launches — prepare early, apply smart, and choose wisely. If you’re planning to apply, early research and mortgage advice can help you prepare financing ahead of the ballot.