The two mature estates launched during the November 2017 BTO exercise are located in Geylang and Tampines. The former received plenty of attention, largely due to its proximity to the MRT station. The latter was the largest BTO launched during the exercise, with 2,193 units to choose from.
We’ve previously touched on the non-mature sites, located at Sengkang and Punggol, in our BTO site and unit analysis. Here, we turn out attention to these two mature estates.
EUNOS COURT (GEYLANG)
Situated right in front of the Eunos MRT station, Eunos Court is located amidst a relatively developed area, surrounded by residential and industrial sites. URA points out however, that these industrial sites (collectively known as Eunos Industrial Estate) will eventually be cleared away for future high-rise development.
Amenities in the form of a large neighbourhood centre are located primarily next to MRT station. There, we have a market and hawker centre, coffee shops, various retail shops as well as a supermarket. Besides Eunos MRT, there is also an adjacent bus interchange. The Geylang Serai Market is also approximately a 10-minute walk away. Within the site, there will also be a supermarket, a café as well as a childcare centre.
Unit Analysis
There are a number of factors to think about in this estate before selecting the unit that best fits your needs and lifestyle.
1. Noise from traffic and the MRT line + Activity Zones
The noise from the train is partially buffered by the residential buildings directly in front of it, although there are still stacks that are particularly close to the tracks and will most likely be affected by the noise.
A few units also face the roads directly. While the roads aren’t major ones, they still can be quite a disturbance due to the high population density in this area as well as the estate’s proximity to the town centre.
Besides transportation noise, certain units can also be susceptible to the noise that will naturally arise from being close to activity zones like the fitness stations, playground, supermarket and food & beverage shops.
Pick these units if you prefer a quieter flat:
3-room: 38A (346)
4-room: 38B (328, 334); 38A (336); 37C (350, 358, 360); 37B (368, 366, 364); 37A (378, 394)
2. Privacy
Privacy = corner units that are away from the lifts and won’t have neighbours passing by to get to their flat.
2-room: 38C (316)
3-room: 38C (300, 310); 38B (322); 38A (348); 37A (388)
4-room: 38C (318); 38B (332, 330, 326); 38A (338, 340, 344); 37C (352, 350, 362); 37B (368); 37A (394)
3. Afternoon sun
Avoid units that face the west sun (as well as north west and south west) directly. Units facing the East will have the morning sun, although that is usually a lot less warm than the afternoon sun.
Pick these units for a naturally cooler home:
2-room: 38C (316, 314, 312, 302, 304, 308)
3-room: 38C (310, 300); 38B (324); 38A (346, 348); 37A (388)
4-room: 38B (330, 328, 326); 38A (338, 336); 37C (350, 358, 360, 362); 37B (364, 366, 368); 37A (390, 392, 394)
TAMPINES GREENCOURT
Tampines GreenCourt is set amidst a cluster of other Tampines BTOs, including Tampines GreenView, Tampines GreenWeave, Tampines GreenRidges and Tampines GreenVerge, which have TOP dates ranging from Q1 2019 to Q1 2021.
Most of the roads leading into the BTO are still under construction and closed off, so we weren’t able to take very good photos of the site during our visit. Nonetheless, these photos show a glimpse of the vicinity:
Within the site itself is a 3-storey building filled with a supermarket, retail and food and beverage shops as well as a childcare centre. Further out, the BTO is a 5-minute drive away from IKEA Tampines, Giant Tampines and Courts Tampines. It also takes 10 minutes by car to reach the Tampines MRT station and its surrounding malls.
If you like nature, you will love this BTO. Not only will a park be built right beside the BTO, it’s also located near Sun Plaza Park as well as Tampines Eco Green, the savannah-like park that is a popular site for hiking and nature enthusiasts.
While there are no perfect units, it’s important to decide which factor you can or cannot do without before you make your selection.
Unit Analysis
1. Park view + unblocked views
If a verdant and relatively unblocked view sounds like a dream to you, get these units:
4-room: 631A (125, 127, 129, 131); 631B (135, 137); 632A (169, 171, 173); 632B (175, 177); 633A (207, 209, 211); 633B (215, 213); 634A (245, 247, 249); 634B (251, 253); 634C (283, 285, 287); 635A (301, 303, 289, 291)
5-room: 631B (145, 143, 141, 139); 632A (153, 155); 632B (187, 189); 633A (191, 193); 633B (227, 225); 634A (229, 231); 634B (263, 265); 634C (267, 269)
2. Hot afternoon sun
Pick units that have the main rooms (bedrooms, living room) facing away from the western sun.
2-room: 636A (359); 636C (395); 636A (349, 347); 636C (385, 383)
3-room: 636A (341, 343); 636C (377, 379); 629B (65, 67); 630B (107, 109)
4-room: 635B (313, 315); 635C (329, 331); 636A (337, 339, 345); 636B (361, 363, 365, 367); 363C (373, 375, 381); 629A (31, 33, 45, 47, 49, 51); 629B (61, 63); 630A (73, 75, 87, 89, 91, 93); 630B (103, 105); 631A (121, 123, 125, 127, 131, 129); 631B (133, 135, 137, 147, 149, 151); 632A (165, 167, 161, 163); 632B (179, 181, 183) 633A (199, 201, 203, 205); 634A (237, 239, 241, 243); 634B (255, 257, 259); 634C (275, 277, 279, 281)
5-room: 635B (309, 311); 635C (325, 327); 631A (119); 632A (157, 159); 632B (185); 633A (195, 197); 633B (221, 223); 634A (233, 235); 634B (261); 634C (271, 273); 635A (297, 299)
3. Privacy from neighbours
These corner units have relatively privacy from nosy neighbours:
3-room: 635C (335)
4-room: 635B (305, 323); 636A (337); 636B (361); 636C (373); 629A (37, 45, 51); 629B (71); 630A (79, 93); 630B (113); 631A (131); 631B (133, 147); 632A (169); 632B (177, 179); 633A (207); 633B (213, 215, 219); 634A (239, 245); 634B (255); 634C (277, 283); 635A (289, 301)
5-room: 635C (325); 636B (371); 629B (55); 630B (97); 631A (117, 119); 631B (145); 632A (155, 157); 632B (185, 187); 633A (193, 195); 633B (223, 225); 634A (231, 233); 634B (261, 263); 634C (269, 271); 635A (299)
4. High activity zones
AVOID these units if you prefer not to be disturbed by the noise from high activity zones such as fitness corners, playgrounds, retail areas, and pavilions.
2-room: 636A (353, 355, 357); 636C (387, 389, 391, 393)
3-room: 635C (333, 335)
4-room: 629A (35, 37); 630A (77, 79); 634C (275, 277)
5-room: 630B (97); 632A (157, 159); 632B (185); 633B (221); 634A (235) 634C (273)
If you’re looking for our unit and site analysis of the other BTOs launched during Nov 2017 instead, check them out here: Sengkang (Fernvale Glades & Anchorvale Village) and Punggol (Northshore Edge).
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