Looking for a rare BTO in a mature estate without the usual PLH strings attached? Rajah Summit in Kallang/Whampoa could be the one. Launched in the February 2023 BTO exercise, this project offers just 510 units and sits right next to Toa Payoh — a huge plus for those who want central convenience without paying full city-core prices.
You’ll get easy access to Toa Payoh MRT, nearby malls, schools, and expressways. And unlike PLH projects, there’s more flexibility when it comes to resale or renting out your flat in the future.
Not sure if this is the right launch for you? We’ll break down everything — from pricing and unit layout to application tips and comparisons with other BTOs.
What Makes Rajah Summit a Key Highlight in the Feb 2023 Launch?
Rajah Summit is one of the most talked-about BTOs from the February 2023 launch — and for good reason. Located in Kallang/Whampoa, it offers a rare chance to own a flat in a mature estate that’s not tied to the stricter Prime Location Public Housing (PLH) rules.
That means a standard 5-year MOP, no resale income ceiling, and far more flexibility if you plan to rent or sell in the future.Its central location near Toa Payoh MRT and access to PIE/CTE makes it especially appealing to couples and small families.
Before applying, it’s smart to work out your budget using a mortgage repayment calculator or speak to a Singapore mortgage broker to understand your best options.
What is Rajah Summit and who is it suitable for?
This is a compact project — just 510 units of 3- and 4-room flats across two high-rise blocks along Jalan Rajah. The limited number of flats already makes it one of the more exclusive launches this round.
It’s a great fit for:
- Young couples looking for a central home
- Small families who want nearby schools and healthcare
- Singles applying under the Joint Singles Scheme
It’s not PLH, which means:
- A standard 5-year MOP
- No resale income ceiling
- Greater flexibility for renting or selling in future
Expert tip: Planning to upgrade within a decade? The flexibility here means you’re not locked in. Explore your mortgage options with Ace Mortgage.
Why this location is more strategic than it appears
While Rajah Summit isn’t right next to an MRT, it’s just a short bus ride or walk to Toa Payoh MRT. Plus, it’s near major expressways like PIE and CTE, which is a huge bonus for drivers.
Nearby amenities:
- Zhongshan Mall
- Whampoa Market & Food Centre
- Novena medical cluster
- Curtin Singapore and Pei Chun Public School
You also get access to mature-town infrastructure — something newer towns like Tengah or Jurong West are still developing.
What unique factors give Rajah Summit an edge over other central BTOs
Compared to PLH launches like Farrer Park Fields, Rajah Summit gives you more freedom and less red tape.
Key benefits:
- Shorter waiting time to rent or sell
- No need to return subsidies during resale
- Strong resale appeal due to location
Personal view: If you’re buying your first flat with the intent to upgrade later, Rajah Summit gives you one of the smoothest transitions. And with rising interest rates, comparing DBS home loans and UOB options early is a smart move.
Brickland Weave: Tengah’s Biggest Launch So Far
Brickland Weave is the largest BTO in the February 2023 launch, with over 1,600 units ranging from 2-room Flexi to 5-room flats. It’s located in Tengah’s Brickland district — a fresh, green neighbourhood in the making.
For buyers who want space, affordability, and potential upside, this is one to watch.
What makes Brickland Weave unique among Tengah projects?
It’s one of the few Tengah projects to offer 5-room flats, which is great for larger families or future planners. The project also sits closer to Tengah town centre compared to earlier launches.
Tengah is designed as Singapore’s first smart and sustainable town. Expect smart lighting, car-lite zones, and better walkability.
My advice is if you’re working with a tight budget, Tengah lets you go bigger for less.
How well-connected is Brickland Weave for daily commuting?
Right now, it’s not MRT-adjacent — but it will be served by Tengah Park MRT (Jurong Region Line) in future.
Until then, you’ll rely on buses and cycling paths. If you’re driving, the site connects decently to KJE and PIE.
Planned transport highlights:
- Tengah Park MRT (JE2) — Jurong Region Line
- New bus services (phased rollout as estate grows)
- Cycling paths and car-lite roads
- Access to KJE and PIE
Tengah is still developing, but its long-term transport plan looks solid.
Who is Brickland Weave best suited for — first-timers or upgraders?
This is ideal for first-time buyers who want a larger flat but need to stay within budget.
It’s also suitable for upgraders open to a longer wait. The greenery, space, and long-term potential can make it a smart move — especially if you’re planning to refinance later for better rates. You can explore refinancing options early to prepare for that.
Farrer Park Fields: City Living With a PLH Twist
Farrer Park Fields is the only Prime Location Public Housing (PLH) project in the Feb 2023 launch. Located along Race Course Road and Dorset Road, it offers rare access to city-fringe living — but with a few strings attached.
If you’re looking for the ultimate convenience near Little India and Farrer Park MRT, this could be a top contender.
What is the layout and pricing structure of Farrer Park Fields?
This project offers a mix of 2-room Flexi, 3-room, and 4-room flats. There are 1,274 units, making it one of the larger PLH launches to date.
Prices are naturally higher due to its central location and enhanced design. Here’s a quick overview:
| Flat Type | Starting Price (Excl. Grants) |
| 2-Room Flexi | From ~$185,000 |
| 3-Room | From ~$362,000 |
| 4-Room | From ~$560,000 |
Units are integrated with recreational facilities, including access to the former Farrer Park Swimming Complex, which adds a unique lifestyle layer.
How does the PLH model affect your resale and rental flexibility?
Farrer Park Fields comes under the PLH model, which means:
- 10-year Minimum Occupation Period (MOP)
- Must sell only to buyers who meet eligibility conditions
- Cannot rent out the whole flat, even after MOP
- Must return a subsidy during resale (subsidy clawback)
These rules make PLH flats less flexible compared to projects like Rajah Summit, especially for those considering rental income or early exit options.
If you’re buying a PLH flat, it’s critical to plan for a long-term stay. Before locking in, use a home loan comparison tool to ensure your finances are sustainable for the next 10 years.
What lifestyle advantages come with staying in Farrer Park Fields?
Despite the limitations, Farrer Park Fields delivers on location and lifestyle. You’re within walking distance to:
- Farrer Park MRT and Little India MRT
- City Square Mall, Mustafa Centre, Tekka Market
- KK Women’s and Children’s Hospital
- Numerous cafes, eateries, and cultural spots
It’s a vibrant, walkable estate with rich heritage. Perfect for those who value convenience and don’t plan to move for a long time.
A personal take of mine: If you’re city-loving and okay with staying put for a decade, the lifestyle perks might outweigh the restrictions. Just remember to account for total cost — including buyer stamp duties — when budgeting.
Jurong West Crystal: A Quiet Yet Promising Option
Tucked away along Jurong West Street 93, Jurong West Crystal is a small but intriguing BTO project. With just 271 units of 3- and 4-room flats, it’s perfect for buyers looking for a peaceful, low-density estate with long-term upside.
How does Jurong West Crystal compare in price and accessibility?
This project is among the most affordable in the Feb 2023 launch. For those working or studying in the West, the pricing is hard to ignore.
| Flat Type | Starting Price (Excl. Grants) |
| 3-Room | From ~$187,000 |
| 4-Room | From ~$288,000 |
It’s located near Pioneer and Boon Lay MRT, with several buses running nearby. Drivers also benefit from easy access to AYE and PIE. While it’s not right next to an MRT, it’s manageable with a bit of planning.
If price is your top priority, Jurong West offers one of the most value-for-money entries into HDB ownership. Use a mortgage calculator to see just how affordable this can get after grants.
What’s the potential for rental or capital appreciation in Jurong West?
While not as flashy as central projects, Jurong West has quietly gained traction over the years. With NTU, Jurong Industrial Estate, and Tuas Megaport nearby, demand for rental units has grown — especially among students and professionals.
Jurong is also undergoing transformation under the Jurong Lake District (JLD) masterplan. Over time, this could boost both capital values and rental yield for flats in the region.
Expert insight: If you’re planning to rent out your flat after MOP or hold for appreciation, Jurong West offers a stable, low-entry-cost option.
Who should consider applying for Jurong West Crystal and why?
This project is ideal for:
- Budget-conscious first-time buyers
- Families working or studying in the West
- Applicants who value peace, space, and a low-rise, non-dense living environment
It’s also a good choice for those who may not have the ballot luck for central launches like Rajah Summit or PLH projects. With fewer units and potentially lower demand, your chances here might be slightly better.
Comparing All Four Feb 2023 BTO Projects — Which Is Best for You
With four very different BTOs launched in February 2023 — Rajah Summit, Brickland Weave, Farrer Park Fields, and Jurong West Crystal — it really comes down to what you value most: location, price, size, or flexibility.
To make it easier, here’s a quick side-by-side view.
| Project | Location | PLH? | Flat Types | Starting Prices | Standout Feature |
| Rajah Summit | Kallang/Whampoa | No | 3-, 4-room | ~$326K (3-room) | Central, non-PLH with flexibility |
| Brickland Weave | Tengah | No | 2 to 5-room | ~$125K (2-room) | Largest launch, future town |
| Farrer Park Fields | Farrer Park | Yes | 2 to 4-room | ~$185K (2-room) | PLH perks, sports-themed estate |
| Jurong West Crystal | Jurong West | No | 3-, 4-room | ~$187K (3-room) | Quiet, affordable, near NTU |
Which project offers the best value for your budget and lifestyle needs?
If budget is your top concern, Jurong West Crystal and Brickland Weave stand out with the lowest entry prices. You’ll also get more space — especially with 5-room options in Tengah.
But if you prefer shorter commutes and mature estate perks, Rajah Summit gives you that sweet spot between convenience and long-term flexibility. Farrer Park Fields offers strong location perks too, but it comes with PLH limitations.Want help choosing based on what you can afford? Try this mortgage loan comparison guide or check your numbers with the HDB loan calculator.
Which locations are more future-proof in terms of investment and amenities?
If you’re looking at long-term growth, Tengah is the most future-forward. It’s part of Singapore’s next-gen “forest town” and will feature smart town planning, new MRT lines, and car-lite zones.
Jurong also has strong upside due to the Jurong Lake District and nearby industries. For resale appeal, however, central locations like Rajah Summit and Farrer Park Fields will likely hold value better — especially due to proximity to MRT, schools, and shopping clusters.
What trade-offs should you expect between central vs non-central sites?
Central sites like Rajah Summit and Farrer Park give you walkable convenience, faster access to work hubs, and stronger resale appeal. But you’ll pay more and face tougher balloting odds — especially with PLH restrictions at Farrer Park Fields.
Non-central sites like Tengah and Jurong West offer bigger units and better value, but require more patience as the area develops.
My take is that If this is your first home and you’re planning to stay for at least 5–10 years, Tengah or Jurong West can be strategic entry points — with room to upgrade later. Consider refinancing options to stretch your affordability over time.
Unit Types, Pricing & Estimated Completion — At a Glance
Flat size, price, and waiting time can vary a lot across the Feb 2023 BTO projects. Whether you’re planning for family needs or trying to get keys quickly, these details matter more than people realise.
Here’s a breakdown of what to expect.
What are the key differences in flat types across each project?
Flat types offered depend heavily on the estate. If you’re hoping for more space, only some launches will give you that option.
| Project | Flat Types Offered |
| Rajah Summit | 3-, 4-room |
| Brickland Weave | 2-room Flexi to 5-room |
| Farrer Park Fields | 2-room Flexi to 4-room |
| Jurong West Crystal | 3-, 4-room |
If you’re eyeing a 5-room flat, Brickland Weave is your only choice this round. For smaller units, all projects offer either 2- or 3-room options — great for singles or budget-conscious buyers. How do launch prices vary between estates like Toa Payoh, Tengah and Jurong?
Here’s a snapshot of the starting prices across projects:
| Project | 3-Room (From) | 4-Room (From) |
| Rajah Summit | ~$326,000 | ~$459,000 |
| Brickland Weave | ~$189,000 | ~$289,000 |
| Farrer Park Fields | ~$362,000 | ~$560,000 |
| Jurong West Crystal | ~$187,000 | ~$288,000 |
Central projects like Farrer Park Fields and Rajah Summit cost significantly more, while Tengah and Jurong offer more value per square foot.
Insight: If you’re close to your budget cap, it’s smart to pre-calculate your financing using this HDB home loan calculator, especially for bigger units.
Which projects have the shortest or longest estimated completion dates?
Waiting time is a real consideration — especially if you’re renting or living with family. Here’s a general estimate based on HDB timelines:
| Project | Estimated Completion |
| Rajah Summit | Q2 2028 |
| Brickland Weave | Q1 2027 |
| Farrer Park Fields | Q4 2028 |
| Jurong West Crystal | Q3 2026 |
If you want keys sooner, Jurong West Crystal and Brickland Weave are safer bets. Projects like Farrer Park Fields may take longer due to their scale and central location.
Are you planning to refinance after key collection? Set a reminder to revisit your loan terms in 3–5 years — refinancing could save you thousands in interest.
Accessibility, Amenities & Schools: Town-by-Town Breakdown
Beyond price and layout, where you live matters — especially when it comes to transport, daily needs, and school options. Here’s how each Feb 2023 BTO location stacks up in these practical areas.
What MRT lines and bus networks serve each BTO site?
Here’s a quick look at the connectivity of each BTO project:
| Project | MRT Access | Bus & Road Access |
| Rajah Summit | Toa Payoh MRT (NSL) – ~10 min walk | PIE, CTE, multiple buses |
| Brickland Weave | Future Tengah Park MRT (JRL) | KJE, planned feeder buses |
| Farrer Park Fields | Farrer Park & Little India (NEL, DTL) | Full central bus network |
| Jurong West Crystal | Pioneer & Boon Lay MRT (EWL) | AYE, PIE, bus links |
Farrer Park Fields leads for direct MRT access, while Brickland Weave still relies on future lines. If you’re driving, Rajah Summit and Jurong West Crystal are the most expressway-connected.
What lifestyle and healthcare amenities are available nearby?
Being near the essentials — groceries, food, shopping, and hospitals — makes daily life easier. Here’s what you can expect in each area:
- Rajah Summit: Zhongshan Mall, Whampoa Food Centre, Tan Tock Seng Hospital, Novena shopping belt
- Brickland Weave: Planned neighbourhood centres, parks, and Tengah Forest Corridor
- Farrer Park Fields: City Square Mall, Mustafa Centre, Tekka Market, KK Women’s and Children’s Hospital
- Jurong West Crystal: Jurong Point, Gek Poh Shopping Centre, Pioneer Polyclinic
If you’re planning to raise a family, having healthcare nearby is a big bonus. You might also want to factor that into your home loan planning if you’re budgeting for childcare or eldercare too.
Which primary and secondary schools fall within 1km of each BTO?
The 1km radius matters a lot for primary school balloting — especially for first-time parents. Here’s a quick overview of nearby schools:
- Rajah Summit: Pei Chun Public School, Kheng Cheng School, CHIJ Toa Payoh
- Brickland Weave: Princess Elizabeth Primary, Jurong Primary, Bukit Batok Secondary
- Farrer Park Fields: Farrer Park Primary, St. Joseph’s Institution Junior, Hong Wen School
- Jurong West Crystal: Jurong West Primary, Pioneer Primary, Boon Lay Secondary
These schools are a major plus if you’re planning for kids — or hoping to avoid long daily commutes.
Feng Shui & Orientation Tips for Buyers Across All Sites
Even if you’re not deeply into feng shui, the layout and facing of your flat can affect comfort, airflow, and even long-term harmony. With Period 9 (2024–2043) now beginning, some subtle factors are worth keeping in mind when choosing your BTO.
What Period 9 feng shui trends apply to these BTO towns?
Period 9 is associated with the element fire, which governs visibility, recognition, and innovation. Homes with good light, open layouts, and vibrant surroundings are believed to benefit most.
Among the four Feb 2023 BTOs:
- Farrer Park Fields and Rajah Summit are in more yang (active) environments — closer to malls, hospitals, and MRTs
- Brickland Weave and Jurong West Crystal are in yin (quieter, more restful) locations
If you’re career-focused or highly social, consider estates with more yang energy. If you’re seeking peace or planning for family life, yin-oriented towns may offer better grounding.
Which unit facings are most desirable in each project?
In Period 9, north- and south-facing units are seen as the most auspicious — balancing sunlight and natural airflow without excessive heat.
General guidance:
- Rajah Summit: Opt for north-facing units to avoid strong west sun
- Farrer Park Fields: Higher floors with east or southeast exposure offer morning sun and lower noise
- Brickland Weave: Units facing internal courtyards may enjoy better feng shui balance and privacy
- Jurong West Crystal: North-facing stacks offer less afternoon heat, great for families with children or elderly
In my opinion, beyond feng shui, west-facing units often get harsh afternoon heat — which could drive up cooling bills. It’s worth balancing spiritual and practical considerations.
What small upgrades can improve energy and liveability in your flat?
Even if your unit isn’t perfectly aligned, small touches can enhance energy flow:
- Use mirrors to expand visual space and bounce light
- Add plants near windows for natural vitality and improved airflow
- Consider curved furniture edges to soften corners and reduce tension
- Choose warm, earthy tones to balance excess sharpness in high-rise units
And if you’re planning renovations post-MOP, consider financing it strategically. A refinancing option later on could free up cash flow for your interior upgrades.
Application Strategy, Grant Usage & Balloting Tips
Not all BTO projects are created equal — and neither are your chances of getting a queue number. The best launches often come with the toughest competition, so knowing how to plan and apply smartly makes a real difference.
Which projects are likely to be oversubscribed and why?
Expect Farrer Park Fields and Rajah Summit to be the most competitive. Their central locations, strong MRT access, and mature town perks mean high demand across all flat types — especially 4-room units.
In contrast, Brickland Weave and Jurong West Crystal might offer better odds. These towns appeal more to first-time buyers and young families who prioritise size and affordability over location.
If you’re applying with flexibility and want better chances, consider projects in Tengah or Jurong West. And always have a backup plan in case you’re unsuccessful.
How to maximize CPF housing grants depending on your income and family size
The Enhanced CPF Housing Grant (EHG) offers up to $80,000 — but the amount depends on your average monthly household income over the past 12 months.
Here’s a simplified guide:
| Household Income (Avg/Month) | Possible EHG Amount |
| ≤ $1,500 | $80,000 |
| $1,501 – $2,000 | $75,000 |
| $2,001 – $2,500 | $70,000 |
| $2,501 – $3,000 | $65,000 |
| $3,001 – $3,500 | $60,000 |
To get the most out of it:
- Apply as a couple or family unit to increase eligibility
- Ensure CPF contribution records are up to date
- Calculate your grant amount early using this loan calculator
If you need help sorting out loan approval or grant documents? A mortgage broker can guide you through without the paperwork stress.
What smart strategies can improve your odds of a successful ballot?
A few lesser-known strategies can tilt the odds slightly in your favour:
- First-timer priority schemes — especially for families
- Apply for less subscribed towns like Tengah or Jurong West
- Avoid 4-room units in central launches if you’re flexible on size
- Try applying under the Married Child Priority Scheme (MCPS) if your parents live nearby
Timing also matters. Submit your application early during the one-week window to avoid technical issues.Before applying, check your in-principle loan approval or start comparing DBS, UOB, or OCBC housing loans. Knowing your approval limit makes the balloting process a lot more focused.
Final Thoughts: Choosing the Right Feb 2023 BTO for Your Needs
Whether you’re prioritising space, price, location, or future flexibility, the Feb 2023 BTO launch offers something for everyone. Rajah Summit appeals to city-fringe buyers who want flexibility without PLH restrictions. Farrer Park Fields brings unbeatable central access, while Brickland Weave and Jurong West Crystal offer space and value for first-timers with long-term plans.
The key is to align your choice with your lifestyle, budget, and long-term goals.
Still unsure? Revisit our project comparison table above, or explore additional tips on navigating HFE and AIP letters.
Good luck with your application — and may the ballot odds be in your favour.
