Real Estate

In the bustling city-state of Singapore, Housing and Development Board (HDB) flats have long been the cornerstone of affordable and quality housing. With over 80% of Singaporeans residing in HDB flats, these public housing units have become integral to the nation’s landscape and culture. For those seeking comfortable and cost-effective accommodation, HDB flats for rent in Singapore offer an attractive solution. At Dominic Choa Real Estate, we’ve been at the forefront of Singapore’s property market, guiding countless clients through the intricacies of HDB rentals. Our expertise in this sector allows us to provide invaluable insights into navigating the HDB rental landscape. This comprehensive guide aims to equip you with all the essential information you need to make informed decisions about renting an HDB flat in Singapore. Understanding HDB Rentals in Singapore A. What are HDB flats? HDB flats are public housing units developed and managed by the Housing and Development Board, a statutory board under the Ministry of National Development. Introduced in the 1960s to provide affordable housing for Singaporeans, they have since evolved into high-quality homes that cater to various lifestyle needs and preferences. B. Types of HDB flats available for rent C. HDB rental market trends and statistics As of 2024, the HDB rental market in Singapore remains robust. According to recent data from the HDB, the median rent for a 4-room flat in mature estates ranges from $2,300 to $2,800 per month, while similar units in non-mature estates fetch between $2,000 to $2,500. The demand for HDB rentals has seen steady growth, with a 5% year-on-year increase in rental transactions. Eligibility and Regulations for HDB Rentals A. Who can rent HDB flats? B. Landlord eligibility and responsibilities To be eligible to rent out an HDB flat, owners must: Landlords are responsible for: C. Minimum Occupation Period (MOP) rules The MOP is typically five years for most HDB flats, starting from the date of key collection. During this period, owners cannot rent out their whole flat but may be allowed to rent out spare rooms under certain conditions. D. Recent changes in HDB rental regulations As of 2024, HDB has implemented new rules to ensure a more balanced rental market: Finding and Renting an HDB Flat A. Where to search for HDB rentals B. What to consider when choosing an HDB rental C. The rental process step-by-step HDB Whole Unit Rentals vs. Room Rentals A. Pros and cons of renting a whole HDB unit Pros: Cons: B. Benefits and considerations for room rentals Benefits: Considerations: C. Pricing comparisons On average, renting a room in an HDB flat costs about 40-60% less than renting a whole unit. For example, a room in a 4-room flat in a mature estate might cost $700-$1,000 per month, while the entire flat could be rented for $2,300-$2,800. D. Legal considerations for subletting rooms HDB Shops for Rent A. Overview of HDB commercial properties HDB shops are commercial spaces located within HDB estates, providing convenient access to goods and services for residents. B. Eligibility for renting HDB shops C. Finding and applying for HDB shop rentals D. Considerations for business owners Buying vs. Renting HDB Flats A. Comparison of costs: long-term renting vs. buying While renting offers flexibility, buying an HDB flat can be more cost-effective in the long run. For instance, the total cost of renting a 4-room flat for 25 years could exceed the purchase price of a similar unit. B. Eligibility differences for buying and renting Buying an HDB flat has stricter eligibility criteria, including: Renting, on the other hand, offers more flexibility, especially for non-citizens and those who don’t meet buying criteria. C. New rules for buying HDB flats in Singapore Recent changes include: D. Considerations for Singapore PRs looking to buy HDB New HDB Developments and Launches A. Overview of upcoming HDB projects HDB regularly launches new projects in various locations across Singapore. Some notable upcoming developments include: B. Benefits of new HDB flats C. Application process for new HDB launches D. Rental potential of new HDB flats New HDB flats often command higher rentals due to their modern features and amenities. However, owners must fulfill the MOP before renting out their flats. Expert Tips from Dominic Choa Real Estate A. How to negotiate better rental terms B. Common pitfalls to avoid when renting HDB flats C. Maximizing your HDB rental experience D. Future trends in the HDB rental market Conclusion Navigating the HDB rental market in Singapore can be complex, but with the right knowledge and guidance, it can be a rewarding experience. From understanding the various types of HDB flats available for rent to knowing the eligibility criteria and rental processes, this guide has covered the essential aspects of renting an HDB flat in Singapore. Whether you’re a local resident, a PR, or a foreigner looking to rent in Singapore, the HDB rental market offers a range of options to suit different needs and budgets. By leveraging the expertise of seasoned professionals like Dominic Choa Real Estate, you can make informed decisions and find the perfect HDB rental that meets your requirements. Don’t navigate the HDB rental market alone. Contact Dominic Choa Real Estate today for personalized assistance in finding your ideal HDB rental in Singapore. Our team of experts is ready to guide you through every step of the process, ensuring a smooth and satisfactory rental experience.

The Unique Neighbourhoods of Lorong Chuan and Serangoon Gardens Have you ever dreamed of staying in a place not dominated by towering high-rises but filled with greenery and low-rise houses instead? A place with its own unique flair and personality, where heritage and modern lifestyle blend seamlessly? Areas like Katong or Tiong Bahru might come to mind, but they can be a bit too upscale for some. What if we told you there’s a hidden gem in District 19 that offers the same charming living experience?  Welcome to the quaint estate of Serangoon Garden, one of Singapore’s most distinct housing areas. A Brief History Serangoon Garden is a residential estate and a subzone in the Serangoon planning area, located in District 19.  In the 1950’s the estate now known as Serangoon Gardens was built to provide housing for workers and their families in the area, such as teachers, labourers and airmen. These townhouses and bungalows, with their distinctive red roof tiling became synonymous with the area – a distinctive trait that a good number of houses retain, even today. As the area became populated, amenities and conveniences were built into the area, such as shops, eateries started showing up, and a recreational clubhouse, Serangoon Gardens Sports Club. Serangoon Garden Today: Amenities and Landscape Serangoon Garden has kept most of its landscape and architecture from the olden days, retaining its iconic look and feel, while offering modern conveniences to its residents. Many of the residential houses in Serangoon Gardens still retain their distinct red roof tiling, which can be observed over its low-rise skyline. Serangoon Garden Circus, where most of the shops were situated still stands, with their tenants hosting a wide range of food and services catered to the modern tastes of residents.  The recreational clubhouse, now known as Serangoon Gardens Country Club, still stands, with members from the estate frequenting it for sports and recreational activities, as well as classes and enrichment activities for their children. The street food vendors that used to run their businesses out of carts along Serangoon Garden Way were also given a hawker centre to set up stalls and operate out of in 1972. The hawker centre, now known as Chomp Chomp Food Centre, is famous today for its selection of local food (famous dishes there include BBQ stingray and Hokkien Mee) and is one of the more well-known and frequented hawker centres in Singapore. Why Is Serangoon Gardens Such a Popular Estate? Serangoon Gardens is one of the most popular and recognisable estates in Singapore, and for good reasons. Kampong Spirit It is not uncommon to find people that have stayed there their whole lives, with their homes being passed down generations over the last 70 or so years of its existence. This gives the estate a warm, kampong feel with the community fostered between the residents of the estate that residents have fondly dubbed “the feel of an old English village”. A cosmopolitan village In addition to this expatriates, particularly those from Australia or France, tend to rent homes in Serangoon Gardens, due to its proximity to the Australian and French international schools.  With an established community of foreigners and expatriates, there has been an increase in the number of businesses catered to the needs of these communities. You can find cafes and eateries at Serangoon Garden Circus serving western fare, as well as grocery stores such as Little Farms and a French grocer. The presence of these establishments within the landed enclave gives the neighbourhood a distinct, cosmopolitan vibe that can be likened to that of Holland Village. A Wealth of Amenities In comparison to other landed estates or enclaves in Singapore, Serangoon Garden offers more amenities to its residents. The mini hub at Serangoon Garden Circus offers everything for its residents, from food, to enrichment and tuition centres, as well as healthcare, and pet care shops. There is even a shopping mall, MyVillage with a FairPrice Finest for residents to do their shopping, along with dining options, and beauty parlours and hair salons. Scarcity of Housing in Serangoon Gardens Given the popularity of the estate, housing availability is scarce in Serangoon Gardens. This is especially so when we consider that most of the houses in the estate are landed homes. Currently, landed homes are high in demand, with a low supply. As a result, landed homeowners possess strong holding power, with the median price for a house in Serangoon Gardens in 2024 costing $4.62m, making it inaccessible for most homebuyers. With landed houses being scarce, costly, and mostly out of reach for most of us, we automatically look for non-landed private property options in the area. However, a search in the Serangoon Gardens estate would show that there are few condominium or private apartments. Table 1: Non-landed private projects in Serangoon Garden Estate (<500m of Serangoon Garden Circus) Source: PropertyGuru, ERA Research and Market Intelligence For those looking for a private property close to Serangoon Gardens, a fantastic place to look would be its sister neighbourhood of Lorong Chuan. Lorong Chuan – An Alternative Lorong Chuan is a subzone and precinct that neighbours the Serangoon Gardens estate. The precinct is named after a road bearing the same name, which connects the Central Expressway to Serangoon Gardens. It is considered a desirable location to live in by Singaporeans and foreigners alike, for three notable reasons. Firstly, it is close to Serangoon Gardens and Serangoon Central, as well as Bishan and Toa Payoh towns, offering residents of the precinct a wealth of amenities and conveniences. Secondly, the precinct is also serviced by Lorong Chuan MRT, one stop away from Serangoon and Bishan MRT stations – major interchanges on the North-South and North-East lines respectively. Finally, there are a variety of condominium projects here that are allow living near the landed estates of Serangoon Gardens and Braddell Heights at a more affordable price point. Price Growth  Table 2: Non-landed private projects in Lorong Chuan (within <500m of Lorong Chuan MRT) Source: PropertyGuru,

LTV Cooling Measure for HDB Flats in 2024, Plus More Grant Support for Low-to-Middle Income First-Time Buyers The Ministry of Development (MND) and Housing Development Board (HDB) have jointly announced a set of cooling measures for the HDB resale market and additional grants to provide further support to lower-to-middle income first-time home buyers.  Adjustment of Loan-To-Value limit for HDB loans With effect from 20 August 2024, the Loan-to-Value (LTV) limit for HDB loans will be lowered from 80% to 75%, akin to mortgage loans granted by financial institutions. The revised HDB LTV limit will apply to complete resale applications received by HDB on or after 20 August 2024. A complete resale application is one where HDB has received both the sellers’ and buyers’ portions of the application. Additional Enhanced CPF Housing Grants (EHG) for lower income families and singles Separately, to provide more support to lower-to-middle income first-time home buyers, the Government will increase the Enhanced CPF Housing Grant (EHG) quantum for new and resale flats to support first-time home buyers. The EHG will be increased by up to $40,000 for eligible first-timer families, from the current maximum grant amount of $80,000, up to $120,000. Additionally, EHG for eligible first-timer singles will increase by up to $20,000, from the current maximum grant amount of $40,000 to $60,000. This is the fourth cooling measure targeted at the HDB market since 2021. The first cooling measure was in December 2021, where LTV for HDB loan was lowered from 90% to 85%. The LTV limit was subsequently reduced to 80% in September 2022. Table 1: Cooling Measures Since 2021 Source: MND, ERA Research and Market Intelligence Possible factors behind the cooling measure implementation The lower LTV has been put in place as a direct measure to cool the HDB resale market. Here are three key metrics behind the implementation of today’s cooling measure.  Between 2Q 2020 (start of pandemic) and today, the HDB Resale Price Index (RPI) rose a staggering 42.5%. The number of resale applications have also trended upwards, reporting a 4.0% growth quarter-on-quarter (q-o-q) and 12.9% year-on-year (y-o-y) growth.  Chart 1: HDB RPI and Resale Applications Source: HDB, ERA Research and Market Intelligence The most crucial metric would be the number of million-dollar flats resold. In 2020, the market saw only 82 of such flats. But in just first seven months of 2024, we have seen 539 million-dollar flats in the market. Among which, 13 of these transactions were at least $1.5 mil or higher. The September 2022 cooling measure requires private property owners to wait-out for 15 months after selling their property before they can buy a non-subsidised HDB resale flat. Between 3Q 2022 and 4Q 2023, the resale market saw an average of 112 million-dollar flat transactions each quarter.  By 1Q 2024, coinciding with the first batch of private property owners completing their 15-month wait-out period, the number of million-dollar flat transactions surged to 183, followed by 236 transactions in 2Q 2024. Chart 2: Million-dollar HDB flats Source: data.gov.sg as at 20 Aug 2024, ERA Research and Market Intelligence How will the lower LTV affect homebuyers? With a lower LTV in place, today’s buyers are expected to fork out a higher deposit. To illustrate, we have provided the following scenarios to help buyers understand the implications of lower LTV.  In both Example 1 and 2, the buyers have combined CPF savings of $150,000, which will require no cash top up for the deposit when buying a 4-room flat. But if they decide to buy a 5-room flat, they will need to top up $20,000 in cash to meet the shortfall in deposit. In the case of these examples, the cash outlay is reasonably manageable by most buyers today. Example 1: Buying a 4-room HDB flat with sufficient CPF to cover the excess deposit Source: data.gov.sg as at 20 Aug 2024, ERA Research and Market Intelligence Example 2: Buying a 5-room HDB flat with insufficient CPF to cover the excess deposit Source: data.gov.sg as at 20 Aug 2024, ERA Research and Market Intelligence However, looking at the example below illustrates a possible cash outlay that many buyers of million-dollar flats are facing. Example 3: Buying a million-dollar 5-room HDB flat with insufficient CPF to cover the excess deposit Source: ERA Research and Market Intelligence Many of these buyers already need to pay a high Cash-Over-Valuation (COV) amount and may need to provide even more cash if they don’t have sufficient CPF funds to cover the higher deposit.  Which buyers are affected by this LTV change? We do not expect this change to affect a large proportion of HDB resale buyers since many of them are financially prudent. But there could be a small group of buyers who may be affected by this change.  EHG to increase, offering support to first-time homebuyers For the eligible Singaporeans, the EHG will be revised to provide additional support for lower-to-middle income households buying new or resale flats. The maximum EHG for First-Timer Families and Singles, depending on monthly household income, will offer them greater help in managing the higher deposit required with the lower LTV limit.  Comparing the current and revised EHG, the lower band of household income will see a significant increase in grants. For First-Timer families that earn less than $5,000 per month, the revised grants will amount to between 40% and 50% more than before. This will provide substantial supports to lower-to-middle income households looking to buy their first home.   Chart 3: EHG for Eligible First-Timer Families Source: MND, ERA Research and Market Intelligence Chart 4: EHG for Eligible First-Timer Singles Source: MND, ERA Research and Market Intelligence ERA’s closing comments Through the implementation of this new cooling measure, it is apparent that the Government recognises financing as an important factor in managing financial prudence among homebuyers. By lowering the LTV for loans granted by the HDB (which are cheaper at 2.6% compared to bank loan rates), it may indirectly compel buyers to be more conservative when making their offers to

TDSR, MSR and LTV: How Do They Promote Responsible Borrowing? For almost anyone doing it for the first time, buying a home in Singapore can be a confusing process. Throw in a bunch of acronyms, like ABSD (Additional Buyer’s Stamp Duty) and MOP (Minimum Occupation Period), and things can get baffling real quick. However, if you’re intending to take out a loan on a new home purchase, two terms that you’ll absolutely need to know are TDSR and MSR. In their full form, TDSR stands for ‘Total Debt Servicing Ratio’, whereas MSR means ‘Mortgage Servicing Ratio’, and they’re both Government initiatives to promote responsible borrowing. Below, we explain how TDSR and MSR came about, their purpose, and how to determine your housing affordability using both ratios. What exactly are TDSR and MSR? And how did they come to be? Introduced by the Monetary Authority of Singapore (MAS) in 2013, the TDSR is a framework applying to all property loans extended by banks to borrowers. Its rollout is to promote prudency amongst individuals taking loans, so that they don’t end up borrowing more than they could afford. Therefore, the TDSR, which limits debt repayments to a certain percentage of gross monthly income, is first and foremost a safety net. When the TDSR was first introduced in 2013, borrowers were allowed to spend up to 60% of their gross monthly income on loan servicing. Subsequently, that limit was tightened to 55% in 2021. Put differently, this means that under TDSR guidelines, a borrower should have a total debt value of under 55% of his or her monthly salary to be able to take out a mortgage. Similarly, for the MSR, it places a cap on the percentage of monthly income that borrowers can use for mortgage repayments. In 2013, the MSR threshold was set at 30% for HDB flat purchases that are financed by bank loans, and it has stayed that way since. How are TDSR and MSR applied differently for home purchases? If there’s a key difference between TDSR and MSR that’s worth highlighting, it’s that TDSR applies to all types of housing loans, whereas MSR applies only to loans for buying an HDB flat OR an Executive Condominium (EC) that still hasn’t completed its MOP. Hence, supposing that you’re a homebuyer who wishes to take out a home loan for an HDB flat or EC purchase, you’ll have to comply with both the MSR and TDSR limits.  The differences of both ratios are summarised in the table below. Table 1: Summary of the differences between TDSR and MSR TDSR MSR Definition Refers to the portion of a borrower’s gross monthly income that goes towards repaying the monthly debt obligations, including the loan being applied for Refers to the portion of a borrower’s gross monthly income that goes towards repaying all property loans, including the loan being applied for Properties that this loan applies to All property types HDB flats and ECs only Threshold 55% of borrower’s gross monthly income 30% of borrower’s gross monthly income Debt Obligations included All debt obligations (e.g. Car loans, student loans) Only property loans (Including the one being applied for) How it is calculated TDSR = (Total monthly debt)/(Gross monthly income) x 100% MSR = (Total monthly mortgage repayment(s))/(Gross monthly income)  x 100% It’s also worth bringing up (again) that both TDSR and MSR account for different financial considerations. TDSR factors in all of a borrower’s unsettled debt, including loans taken out for housing, cars, education, credit cards, and so forth. In comparison, MSR is more straightforward as it’s solely calculated on a borrower’s monthly income. For borrowers buying an HDB or EC unit, their household monthly income will first be assessed using the MSR on their loan quantum to calculate the maximum amount they can repay monthly. Thereafter, buyers will be further subject to a second round of assessment, which will consider all their debt repayments are within the TDSR limits. Should the borrowers have outstanding debts such as car loans, it may affect the amount they borrow and they may not get the maximum MSR loan amount. How do you calculate MSR based on your household income? In general, a borrower’s MSR can be derived by dividing their total monthly mortgage repayments by their gross monthly household income. Assuming Party A has a gross monthly income of $10,000, his MSR calculations would be so… $10,000 x 30% = $3,000 In another scenario, if Party A has an existing debt of $4,000 and a gross monthly income of $10,000, his MSR calculations would be so… Maximum MSR loan amount = $10,000 x 30% = $3,000 Maximum TDSR loan amount = $10,000 x 55% = $5,500 Maximum MSR loan amount that can be taken to meet TDSR limit = $5,500 – $4,000 (Existing debt) = $1,500 In other words, even though Party A’s maximum mortgage affordability is $3,000 (based on the current MSR threshold of 30%), their existing debt of $4,000 limits their borrowing capacity to just $1,500. To gauge the estimated loan quantum a household can secure based on MSR, one can refer to the sensitivity analysis table below. With a monthly household income of $16,000, a family can afford a home of up to $1.01mil, which works out to the price of a 2-room condo in the OCR. Table 2: MSR Sensitivity Analysis- Based on Value Of Property on Household Income and Mortgage Rates for a 25 Year Loan Interest Rates Interest Rates Interest Rates Interest Rates Household Income Monthly Payment 3.00% 3.50% 4.00% 4.50% $10,000 $3,000 $633,000 $600,000 $569,000 $540,000 $11,000 $3,300 $696,000 $660,000 $626,000 $594,000 $12,000 $3,600 $760,000 $720,000 $683,000 $648,000 $13,000 $3,900 $823,000 $780,000 $739,000 $702,000 $14,000 $4,200 $886,000 $839,000 $796,000 $756,000 $15,000 $4,500 $949,000 $899,000 $853,000 $810,000 $16,000 $4,800 $1,013,000 $959,000 $910,000 $864,000 $17,000 $5,100 $1,076,000 $1,019,000 $967,000 $918,000 $18,000 $5,400 $1,139,000 $1,079,000 $1,024,000 $972,000 $19,000 $5,700 $1,202,000 $1,139,000 $1,080,000 $1,026,000 $20,000 $6,000 $1,266,000 $1,199,000 $1,137,000 $1,080,000 How do you calculate TDSR? Similar to MSR, it’s possible to derive a borrower’s TDSR with

Bukit Timah Turf City – What You Need to Know About Bukit Timah’s Upcoming Housing Estate Bukit Timah is traditionally known to be a prime residential area consisting predominantly luxury private condominiums and landed homes, as well as being located near the Core Central Region (CCR). But this could soon change over the next 20 to 30 years.  So you see, the Urban Redevelopment Authority (URA) and the Housing & Development Board (HDB) has announced a development plan on May 2024 that will see the Bukit Timah Turf City being redeveloped into a new residential estate.  More importantly, Bukit Timah will see the inclusion of Build-to-Order (BTO) flats for the first time in almost 40 years! Here is what you need to know about this upcoming estate. Bukit Timah Turf City had a colourful past  Spanning 176 ha, Bukit Timah Turf City was  once an area dedicated to sports and recreational activities, and most notably horse racing. Known formerly as the ‘Singapore Turf Club’, the site was used for horseracing from 1933 to 1999, and was a popular haunt for avid punters for over 66 years, According to the Minister of National Development Desmond Lee, “the site was zoned for residential use since 1998, but was leased out for lifestyle and recreational use until the end of 2023”. Since then, Bukit Timah Turf City has been home to a several sports associations such as a saddle club, country clubs, commercial spaces, and other sporting facilities.  When the Singapore Turf Club shifted to Kranji, the site transformed into a shopping complex serving the immediate residents of the private residential enclave.  Football match held at Turf Club Why the Need to Redevelop Turf City?  Currently, the piece of land that was once home to Singapore Turf Club is not being utilised well, and has a high redevelopment potential to make the area lively like it once was. Additionally, Bukit Timah is made up predominantly of private residential properties, available only to a select few, which has cultivated the area’s reputation as a prestigious neighbourhood for the wealthy. Thus, through integrating public and private housing in the upcoming housing estates, this will foster inclusivity among people of different financial background and help breakdown any stereotypes of the area. Furthermore, those working or schooling in the area would be interested in affordable properties that are conveniently located in an esteemed neighbourhood. Diversify Housing options in Bukit Timah This area, together with the rest of Bukit Timah, is widely perceived as exclusive due to the surplus of private residential properties there, and its central and accessible geographical location. Therefore, a greater diversity of housing types would be beneficial to a wider group of people who are looking to live in a centrical location nearer to their workplaces, schools and the CCR. Furthermore, by introducing public housing in this area will allow children from diverse backgrounds to attend popular schools in the area. Better amenities and connectivity Bukit Timah Turf City’s rich history can be seen in the many buildings and structures that represent the former Turf Club’s distinct aspects, and will be studied for retention and repurposing to integrated it with the new residential enclaves in the future. Artist’s Impression of a repurposed Fairways Quarters and community space Other amenities will include recreational spaces and sports facilities, that will bring convenience to users and at the same time, showcasing the area’s distinct past. The new neighbourhood will be built around the former grandstand and the current oval shaped open space will be retained for recreational purposes.  As for transport nodes, Bukit Timah Turf City currently has no bus services, and the nearest MRT station is Sixth Avenue. Therefore, improving the connectivity of Bukit Timah Turf City with new bus services and MRT lines would benefit both new and existing residences living in that area. What Can We Expect with the Upcoming Estate Bukit Timah Turf City is expected to yield 15,000 to 20,000 residential homes, both private and public, across four distinct neighbourhoods, namely Racecourse Neighbourhood, Stables Commune, Saddle Club Knolls and Tinggi Hills.  Map of the 4 New Neighbourhoods in Bukit Timah Turf City To cater to the needs of future residents, these neighbourhoods will feature open public spaces integrated with historic buildings and structures, a variety of amenities including shops, community and recreational facilities, as well as improved transport connections. Additionally, the Bukit Timah Turf City is planned to be car-lite, pedestrian friendly and well-served by public transport. Due to this, there will be fewer spaces dedicated to car parking to free up space for more greenery and community spaces.  Improved connectivity The area is currently served by Sixth Avenue MRT Station on the Downtown Line (DTL), which is 15 minutes away from the site. By 2032, Turf City will have its own MRT station on the upcoming Cross Island MRT Line. Residents will be within a 10-minute walk from either MRT station, increasing convenience and connectivity between Bukit Timah Turf City and the rest of the island, without the need for a private vehicle. Furthermore, new bus services may also be added to allow future residents to have more choices when travelling within and outside the Bukit Timah Turf City estate. Cross Island MRT Line Road improvement works will also be carried out along Dunearn Road, Bukit Timah Road and Eng Neo Avenue to accommodate anticipated traffic to and from future developments at Bukit Timah Turf City. Concurrently, a study is being conducted on the technical feasibility and impact of implementing a new exit ramp from the Pan Island Expressway (PIE) towards Tuas at Bukit Timah Turf City.  BTO flats in Bukit Timah could be a’ golden ticket’ to enter popular Schools After almost 40 years, URA and HDB has announced that HDB flats will be included in this area. The inclusion of HDB flats aims to provide a more affordable housing option for Singaporeans who wish to live in this area. Existing HDB flats are older and area limited in