Torn between applying for a Yishun or Woodlands BTO flat in 2025? You’re not alone. Both towns are part of this year’s highly anticipated HDB launches — and each offers unique perks, prices, and potential.
Yishun is a matured estate with improving connectivity and green spaces. Woodlands, on the other hand, is riding a transformation wave under the Woodlands Regional Centre plan — bringing new amenities and future value.
In this guide, you’ll get:
- A breakdown of 2025 BTO projects in Yishun and Woodlands
- Price comparisons, grants, and flat types
- Insight into connectivity, amenities, and investment potential
We’ll also share expert tips and tools, like this mortgage loan repayment calculator, to help you budget smartly.
Let’s dive in.
What Are the Upcoming Yishun BTO Projects in 2025?
Yishun continues to be a strong contender in the non-mature town category — offering space, greenery, and value. The 2025 BTO launch in Yishun is set to draw interest from both young couples and upgraders looking for a well-balanced location with affordable prices.
With upcoming projects potentially located around Yishun Avenue 6 or Yishun Street 31, residents can expect decent access to MRT stations, parks, and amenities — without paying a premium.
What types of flats are available in this Yishun launch?
This launch will likely feature a mix of 2-room Flexi, 3-room, 4-room, and 5-room flats, continuing the trend from previous launches like Miltonia Breeze and Yishun Boardwalk.
Expect:
- 2-room Flexi units ideal for seniors or singles
- 3- and 4-room flats for young couples or small families
- 5-room flats for larger households needing more space
If you’re a first-time buyer, 3-room flats in Yishun tend to see lower competition while still offering solid long-term value.
What is the launch timeline and site location?
While the exact site isn’t confirmed by HDB yet, early indicators suggest the upcoming launch could be situated around Yishun Avenue 6 or Yishun Street 31 — near existing BTO projects and with decent transport connectivity.
The expected launch is part of the August 2025 BTO exercise, which will likely open alongside other northern towns. It’s also in close proximity to Khatib MRT and Yishun MRT, both key North-South Line stations that reduce commute times for CBD workers.
Good connectivity can make or break daily convenience. Always check walking distance to MRT stations using OneMap’s walking radius tool before choosing your unit.
What is unique about this Yishun BTO compared to earlier ones?
This launch sits at the sweet spot between affordability and convenience. While you won’t get central-town perks, you do benefit from:
- Proximity to Northpoint City, one of the largest suburban malls
- Access to Khoo Teck Puat Hospital and Yishun Park
- Better value per square metre compared to mature estates
What makes it even more compelling is the range of financing options available. Whether you’re exploring HDB loans or comparing bank options like DBS or OCBC, first-time buyers have plenty of room to plan strategically.
My personal opinion? Yishun is underrated. For buyers who don’t need city-fringe access but want future-ready connectivity and space, this launch could be a hidden gem.
What Are the Upcoming Woodlands BTO Projects in 2025?
If you’re eyeing the North, the 2025 Woodlands BTO launches are not to be overlooked. With two potential sites — Woodlands Beacon and Woodlands North — this round offers variety for buyers prioritising space, transport links, and future growth under the Woodlands Regional Centre transformation.
What flat types are available at Woodlands Beacon and North?
Both projects are expected to offer a solid range of units:
- 2-room Flexi flats: suitable for singles or elderly households
- 3-room and 4-room flats: ideal for couples and young families
- 5-room flats (Woodlands Beacon only): for those needing more space or planning to stay long-term
Past Woodlands projects like Champions Green and UrbanVille @ Woodlands show that these BTOs will likely follow similar configurations — with modern layouts and flexible spaces.
If you’re after a 5-room flat, Woodlands Beacon may be your only bet — Woodlands North is expected to offer smaller unit types.
What is the exact location and site orientation of each project?
Here’s a quick breakdown of where each site is expected to be:
Woodlands Beacon vs Woodlands North: Location, MRT Access & Sun Orientation
| Project | Likely Location | Nearest MRT | Sun Direction Estimate |
|---|---|---|---|
| Woodlands Beacon | Woodlands Street 13 (Mature zone) | Marsiling MRT | East-west facing (less harsh afternoon sun) |
| Woodlands North | Near Woodlands Avenue 9 | Woodlands North MRT | Likely north-south facing (better cross breeze) |
Woodlands Beacon is the more central site — closer to amenities like the town centre, schools, and shops. Meanwhile, Woodlands North offers peace and future access to the growing Woodlands North Coast area.
Want to avoid afternoon heat? Choose stacks with north-south orientation. They’re typically more comfortable and energy-efficient.
What makes these Woodlands BTOs stand out in 2025?
The key appeal here is growth potential. Woodlands is a designated Regional Centre under the URA Master Plan. This means:
- More commercial nodes and job opportunities nearby
- Major upgrades to public transport and lifestyle amenities
- Higher long-term resale and rental interest
Compared to towns like Sembawang or even Yishun, Woodlands has more ambitious infrastructure plans already in motion.
Also, flat prices in Woodlands tend to be slightly lower than those in central areas, giving buyers more loan flexibility. If you’re unsure whether to go for an HDB or bank loan, this UOB home loan guide can help you compare rates and terms easily.
If you’re in this for the long haul — think resale value and capital upside — Woodlands Beacon offers a unique mix of maturity and momentum.
How Do Yishun and Woodlands BTO Prices Compare?
Budget is often the dealbreaker when choosing between towns — and when it comes to Yishun vs Woodlands, the pricing difference isn’t massive, but it does matter. Here’s what you should know before balloting.
What are the estimated prices for each town’s flat types?
Based on historical data and location trends, here’s what we estimate for the 2025 launches:
Yishun vs Woodlands BTO Price Comparison by Flat Type
| Flat Type | Yishun (Est. Starting Price) | Woodlands (Est. Starting Price) |
|---|---|---|
| 2-room Flexi | From $95,000 | From $85,000 |
| 3-room | From $210,000 | From $195,000 |
| 4-room | From $310,000 | From $295,000 |
| 5-room | From $430,000 | From $410,000 |
Woodlands typically comes in slightly cheaper — especially for larger units. Yishun, however, may carry a small premium due to its more centralised amenities like Northpoint City.
While price matters, don’t ignore transport and lifestyle access — paying $15K more could mean years saved on travel.
What CPF housing grants are available for each?
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 |
No matter which town you choose, first-timers can tap into generous CPF grants, such as:
- Enhanced Housing Grant (EHG): Up to $80,000
- Family Grant: Up to $50,000 (for resale, if applicable)
- Proximity Housing Grant (PHG): Up to $30,000 (if living near parents)
Here’s a quick eligibility snapshot:
- Combined household income must be ≤ $9,000/month for EHG
- Grants are tiered based on income, with more support for lower-income families
- Singles applying under Single Singapore Citizen Scheme can also qualify for up to $40,000
If you’re unsure how much you can borrow with these grants, check out this mortgage calculator to test different flat types against your salary and grant limits.
How do these prices compare to previous launches?
Both towns have seen modest price increases over the past few BTO exercises, but they remain among the most affordable in the North.
Yishun vs Woodlands BTO Launch Prices: 4-Room Flat Cost Trends
| Town | Project (Year) | 4-Room Starting Price |
|---|---|---|
| Yishun | Miltonia Breeze (2023) | ~$305,000 |
| Woodlands | Champions Green (2022) | ~$290,000 |
| Yishun | Yishun Boardwalk (2022) | ~$298,000 |
| Woodlands | UrbanVille (2020) | ~$285,000 |
Prices in both towns tend to stay under $320K for 4-room units, which is significantly lower than launches in towns like Kallang or Queenstown.
If you’re stretching your budget but still want a 4- or 5-room flat, Woodlands gives you more breathing space financially — especially with new loan options like those from OCBC.
What Amenities and Connectivity Can You Expect?
When choosing a BTO flat, lifestyle convenience matters just as much as layout or price. Both Yishun and Woodlands offer strong infrastructure — but the experience they deliver is a little different. Here’s how they stack up.
What are the nearby schools, shops, and parks in Yishun?
Yishun is a well-established town with a strong network of amenities already in place. Residents can expect:
- Northpoint City: Mega mall with F&B, supermarkets, clinics, and enrichment centres
- Khoo Teck Puat Hospital and Yishun Community Hospital: Full medical coverage nearby
- Yishun Park and Yishun Pond: Great for daily walks and nature time
- Schools within 1km of many BTO sites: Northland Primary, Naval Base Primary, and Chung Cheng High (Yishun)
Having school-going kids? MOE’s SchoolFinder tool helps you check 1km eligibility — a crucial factor during P1 admissions.
What daily essentials and green spaces are in Woodlands?
Woodlands may be more spread out, but it’s undergoing a serious upgrade. Here’s what residents can expect:
- Causeway Point and Woods Square: Retail, groceries, and dining
- Woodlands Health Campus (partially operational in 2025): A major regional hospital
- Admiralty Park: Huge outdoor playground with slides, nature trails, and mangroves
- Marsiling Mall and neighbourhood centres: For affordable wet market and hawker fare
If you’re planning to work or live in Woodlands long-term, it’s worth exploring flexible loan options tailored for growing families — like a private property loan if you intend to upgrade post-MOP.
I honestly think that Admiralty Park is a gem — especially for families. It’s much more than a basic park, and adds serious lifestyle value to the area.
How do transport links differ between the two towns?
Both towns have strong MRT access — but the experience differs depending on your location and work routine:
Yishun:
- Yishun MRT (NS Line): Direct north-south connection to Orchard, Dhoby Ghaut, Raffles
- Upcoming North-South Corridor (NSC): Shortens driving time to town via express bus lanes and cycling paths
- Bus Interchange integrated at Northpoint City
Woodlands:
- Woodlands MRT Interchange (NS + TEL): Dual-line access to CBD and east coast
- Woodlands North MRT: Future terminus for the Johor Bahru–Singapore RTS Link
- Multiple expressway connections (SLE, BKE)
Yishun vs Woodlands Connectivity Comparison: MRT, Expressways & Key Advantages
| Town | MRT Lines | Expressway Access | Unique Advantage |
|---|---|---|---|
| Yishun | NS Line | NSC (future) | Northpoint + Medical Hub |
| Woodlands | NS + TEL + RTS | SLE, BKE | Cross-border rail & regional growth |
Woodlands’ TEL connection is a big win if you’re planning to work in the East (e.g., Marina Bay, Shenton Way).
What Can You Expect from Each BTO Site’s Layout?
Beyond pricing and location, layout details like block orientation, sun direction, and stack positioning can make a huge impact on daily comfort. Let’s compare what to expect from Yishun and Woodlands in 2025.
What is the block orientation and sun direction in Yishun?
Based on past launches in the area, Yishun BTOs typically follow a north-south block orientation, which helps:
- Minimise harsh afternoon sun
- Maximise natural ventilation
- Offer better energy efficiency over time
The upcoming site near Yishun Ave 6 is likely to follow this same planning logic, especially given its flat terrain and surrounding HDB projects.
Yishun BTO Block Orientation Guide: North-South vs East-West Benefits
| Orientation | Benefit |
|---|---|
| North-South | Cooler units, less afternoon heat |
| East-West | Warmer in PM, more direct sun |
My secret tip? Choose stacks facing north-east or north-west if you enjoy morning light without the heat blast by 3PM.
What is the site plan and stack placement in Woodlands?
Woodlands Beacon and Woodlands North offer distinct layout advantages. Beacon is expected to be denser but more connected, with stacks closer to the MRT and town amenities. North, on the other hand, may feature more spaced-out blocks, reduced traffic noise, and better high-floor views of the surrounding greenery.
Site planning will likely prioritise airflow, family-friendly courtyards, and privacy between stacks. If you’re thinking long-term, units with unblocked views tend to enjoy stronger resale demand — something to consider if you plan to upgrade after MOP using tools like this condo loan guide.
Which town offers better views and privacy?
In general:
- Yishun offers more mid-rise, low-density surroundings, giving certain blocks wide views over greenery or schools.
- Woodlands, especially at Beacon, may face more built-up surroundings, but higher floors will likely enjoy open skyline views, thanks to the area’s elevation.
Yishun vs Woodlands BTO: View Potential, Privacy & Traffic Noise Comparison
| Factor | Yishun | Woodlands |
|---|---|---|
| View Potential | Mid-rise views, some greenery | High floors = better skyline |
| Privacy Buffer | More space between blocks | Depends on stack placement |
| Traffic Noise | Lower, especially off main roads | Higher near MRT but manageable |
If you’re sensitive to sun and noise, Yishun’s layout may feel more relaxed. But for high-floor lovers and long-term appreciation, Woodlands has stronger elevation potential.
How Does Each Town Fare for Long-Term Investment?
If you’re buying with an eye on the future — whether for resale gains, rental yield, or upgrading after MOP — it pays to understand how each town performs beyond just launch prices.
What is the resale performance of past Yishun BTOs?
Yishun’s BTO resale prices have seen steady growth, particularly for well-located projects near MRT or Northpoint City. Flats in Yishun Riverwalk and Oleander Breeze often fetch resale prices above $500K for 4-room units, especially on higher floors.
Yishun BTO Resale Price Performance: 4-Room Flats Near MRT (Post-MOP)
| Project | 4-Room Resale Price (Avg.) | Time to MOP | MRT Nearby? |
|---|---|---|---|
| Yishun Riverwalk | ~$520K | Reached | Khatib |
| Blossom Spring @ Yishun | ~$510K | Reached | Yishun |
| Fern Grove | ~$505K | Reached | Yishun |
Units within walking distance of an MRT and mall tend to hold value better — especially in non-mature towns like Yishun.
What is the resale demand for Woodlands flats?
Woodlands is slowly shaking off its “ulu” image thanks to infrastructure upgrades and its Regional Centre status. Projects like UrbanVille @ Woodlands and Twin Fountains (EC turned resale) show decent demand, especially for 5-room flats and high-floor stacks.
Recent 4-room resale transactions in central Woodlands hit $480K–$500K, depending on proximity to MRT lines (especially TEL) and amenities.
- High-floor, unblocked units perform better
- New TEL access boosts desirability
- Resale demand strongest for flats near Woodlands and Woodlands South MRT
Thinking about resale already? A smart move could be planning to refinance your HDB loan after MOP to free up cash for your next home.
Which town has stronger rental potential?
Woodlands edges out slightly in rental potential due to:
- Dual MRT lines (NS + TEL)
- Proximity to Woodlands Industrial Hub and Johor Bahru via RTS Link
- Growing population of tenants looking for more affordable alternatives to city-fringe areas
Yishun, while slightly more convenient for day-to-day living, has lower rental yields unless your flat is near Northpoint City or the MRT.
Yishun vs Woodlands Rental Yield Comparison: 4-Room Flats & Tenant Demand
| Town | Avg Rental Yield (4-room) | Key Tenant Appeal |
|---|---|---|
| Yishun | ~4.2% | Hospital staff, nearby workers |
| Woodlands | ~4.5–4.8% | Cross-border workers, TEL users |
Here is my personal take: If you’re buying for long-term holding or rental income, Woodlands is the stronger bet — especially with the RTS Link launching soon.
How to Apply for a Yishun or Woodlands BTO Unit?
Whether you’re set on Yishun or leaning toward Woodlands, understanding the HDB BTO application process is key to avoiding missed deadlines or ineligibility issues. Here’s how to get started.
What’s the application process and timeline?
HDB typically opens BTO applications four times a year. For the Yishun and Woodlands BTO launches, the relevant window will likely be the August 2025 exercise.
Here’s a step-by-step breakdown:
- Check project details once announced on HDB’s website
- Apply online during the 1-week application window
- Ballot results released about 2 months later
- Flat selection follows based on your queue number
- HDB loan eligibility (HLE) or bank loan approval must be ready before signing the Agreement for Lease
Pro tip: If you’re undecided on loan types, consider speaking with a mortgage broker who can guide you through both HDB and bank loan paths — especially helpful for first-time buyers.
What are the eligibility requirements for each site?
HDB’s standard eligibility rules apply across all towns, including Yishun and Woodlands:
- You must be a Singapore Citizen, and your co-applicant (if any) must be either a Citizen or PR
- Applicants must be at least 21 years old under the Fiancé/Fiancée Scheme or Family Scheme
- Monthly household income ceiling:
- $14,000 for most BTOs
- $21,000 for extended families
- $14,000 for most BTOs
Singles can apply under the Singles Scheme, but only for 2-room Flexi flats in non-mature estates (both towns qualify).
It is important to note that you’ll also need to ensure you haven’t previously owned property or taken more than one HDB housing subsidy.
What strategies can help improve ballot success?
BTO applications are balloted randomly, but there are ways to increase your odds:
BTO Ballot Success Tips: Strategies to Boost Your Chances of Getting a Flat
| Strategy | Why It Helps |
|---|---|
| First-timer priority schemes | Increases ballot weight |
| Avoid peak launch towns | Lowers competition |
| Choose larger flat supply | More units = better odds |
| Use both loan types flexibly | Faster approval may secure your spot |
Remember that balloting is a numbers game. Don’t fixate on just one unit or town — cast your net wide, especially if you’re on a tight timeline to secure a flat.
Final Verdict: Should You Choose Yishun or Woodlands BTO?
After comparing layout, price, resale value, and connectivity — which town actually fits your lifestyle and long-term plans best? Here’s our final take.
What type of buyer is each town best suited for?
Yishun is best for:
- Young couples or small families looking for affordable space with established amenities
- Buyers who value being near Northpoint City, schools, and medical facilities
- Those who prefer a quieter, more community-driven environment
Woodlands is ideal for:
- Families needing bigger units at lower entry prices
- Buyers prioritising future growth, resale upside, or cross-border access
- Those who work in the West, North, or frequently travel to JB
If lifestyle comfort now matters more, go Yishun. If you’re investing in future upside and don’t mind a bit more travel, Woodlands wins.
What are the key pros and cons of each area?
Yishun vs Woodlands BTO Comparison: Pros, Cons & Key Buyer Considerations
| Town | Pros | Cons |
|---|---|---|
| Yishun | MRT access, mega mall, hospitals, quiet vibe | Slightly higher prices, fewer 5-room units |
| Woodlands | Cheaper flats, regional growth, TEL & RTS MRT access | Denser areas, longer commute to CBD |
Don’t forget: both towns are non-mature, which means more ballot success potential and full CPF grant eligibility.
What are the next steps if you’re still deciding?
Still unsure? Here’s what to do next:
- Visit both towns to walk the site surroundings — even before launch
- Run financial simulations using tools like this mortgage calculator
- Talk to a mortgage advisor early so you’re loan-ready by the time balloting opens
- Keep an eye on updates from HDB’s official launch portal
And if you want more bite-sized tips and comparisons, check out the Ace Mortgage blog — it’s packed with guides on CPF usage, HLE approvals, and resale timelines.
Don’t overthink it. Both towns are solid options — just align your choice with your lifestyle, job location, and how long you intend to stay.
Ready to Apply for Your Ideal BTO? Here’s Your Final Checklist
Choosing between Yishun and Woodlands BTO 2025 comes down to priorities: lifestyle vs growth, convenience vs future value. Yishun offers a more established feel with proximity to schools, malls, and hospitals. Woodlands shines in size, price, and long-term investment potential — especially with the TEL and RTS Link boosting its regional appeal.
Whichever you choose, plan early, compare your loan options, and keep your budget realistic.
Ready to take action?
- Check your finances with this mortgage loan repayment calculator
- Explore your loan options — from HDB to bank loans — with help from a trusted mortgage advisor
- Stay updated via the HDB BTO launch portal
Your dream home might just be a ballot away!
