There are two BTOs launched at Yishun in the Feb 2022 BTO sales exercise. Yishun Boardwalk and Grove Spring @ Yishun are located quite a bit of distance away from Yishun central, where Northpoint City and Yishun MRT station are, but they are still worth taking a second look at, especially if you like living in the north. We delve into the amenities you can expect to enjoy as well as take a closer look at the best units to pick in the later part of this review.

BTO	Yishun Boardwalk	Grove Spring @ Yishun
Location	Bounded by Yishun Avenue 6 and Yishun Avenue 8
Total no. of units	852	987
Unit types	2-room flexi, 3-, 4- and 5-room	2-room flexi, 3-, 4- and 5-room
No. of blocks	8	8
Highest storeys	10 to 15	15
Estimated completion date	2Q2025	4Q2024
Pricing	• 2-room flexi (Type 1): $95k - $126K • 2-room flexi (Type 2): $122K - $149K • 3-room: $189K - $239K • 4-room: $276K - $374K • 5-room: $410K - $490K	• 2-room flexi (Type 1): $102K - $121K • 2-room flexi (Type 2): $118K - $145K • 3-room: $180K - $248K • 4-room: $270K - $362K • 5-room: $385K - $485K
Main mode of public transportation	Bus stops along Yishun Ave 6 that take you to Yishun MRT station along the North-South Line.
Nearest primary schools (within a 1-km radius, approx.)	• Huamin Primary School • North View Primary School • Chongfu Primary School • Xishan Primary School

Location

We visited the sites on a weekday evening. They sit on the periphery of an industrial area, and are surrounded by other BTOs and a condominium. Despite the peak hour, the immediate surrounds wasn't bustling and we witnessed few footfall. Traffic along Yishun Ave 6 also wasn't heavy.

One of the best parts about the place is its location next to Sungei Khatib Bongsu, one of Singapore’s last un-dammed rivers.

Sungei Khatib Bongsu

The upper part of Sungei Khatib Bongsu is a canal, but it meanders out into a kayaking hotspot, lined with mangrove forests and estuarine channels. Unfortunately, there are plans in place to turn part of the area into a 40-ha nature park by 2027, and according to HDB’s maps, a big part of Khatib Bongsu will be converted to high-rise residential housing. The area’s likely going to be a lot more urbanised than now.

On the flip side, that's good news if you feel this area's too "ulu" because you are going to see more amenities around. For now, there aren’t a whole lot of amenities within walking distance. The most convenient one is at Junction Nine, which is a 10-15-min walk away. The integrated development comprises a few retail options as a well as a Sheng Siong supermarket. There’s also an NTUC Fairprice and a Giant supermarket at the neighbourhood centre along Yishun Ring Road. This will take you about a 15 to 20-min walk.

Sites for Yishun Boardwalk and Grove Spring @ Yishun.

Closer to home, there’s also a Prime Supermarket at BTO Blossom Spring @ Yishun, along Yishun Ave 6. You also get more dinner options at the coffee shops across the road (Gold186 coffee shop at Block 333C and Prime coffee shop at Block 461), at the industrial area or at Yishun Park Hawker Centre, all of which are walking distance.

Along Yishun Ave 6

Currently, there are feeder bus services along Yishun Ave 6 that get you to Northpoint City and Yishun MRT station in around 6 to 7 stops. The way back takes around 4 stops and quite a bit of walking, especially if you are going for a unit at Yishun Boardwalk. Not the most convenient, but there are likely going to be future bus stops along Yishun Ave 6 and Yishun Ave 8 (according to HDB's maps), which will definitely help improve accessibility. It’s worth the trip if you want more shopping and F&B options or a larger supermarket (there’s a Cold Storage and an NTUC Fairprice at Northpoint City).

There are quite a number of primary schools here. Huamin Primary School and North View Primary Schools are within a 1-km radius for the blocks at Grove Spring @ Yishun, while for those at Yishun Boardwalk, you can add Xishan Primary School and Chongfu School in addition to the other primary schools under the 1-km radius. To be absolutely sure whether the specific block you choose is within the 1-km distance, check out the MOE website here.

For those who drive, it takes you around 10 mins to reach the major expressways, TPE, SLE AND CTE. It will typically take you around 30 to 45 mins to reach areas like Raffles Place, Tanjong Pagar, Changi Airport and Orchard Road on peak hour traffic, which isn't great. So either work in the north, work from home or take public transport if you choose a unit at these Yishun BTOs.

Yishun Boardwalk or Grove Spring @ Yishun?

So the big question is which Yishun BTO to go for. Here’s a summary of the advantages of each BTO:

Yishun Boardwalk	Grove Spring @ Yishun
• More primary schools within a 1-km distance • A number of stacks (4-room and 5-room units) will have “waterfront” and park views • Closer to entrance of the park connector • Both the 4-room and 5-room units come with balconies	• Slightly shorter waiting time • A few of the 3-room units come with balconies • Both the 4-room and 5-room units come with balconies • Units are more spread out with larger land space • Childcare centre on site

Which unit should I pick for Yishun Boardwalk?

Image courtesy of HDB

2-room

The 2-room units at Yishun Boardwalk are located at blocks 337A and 337B. Our best picks are based on the following factors:

Privacy

Stack 641 is the only 2-room corner stack.

No afternoon sun

Stacks 619, 621 and 623 are partially blocked by the neighbouring blocks, so you will get less afternoon sun in these units.

Peace and quiet

Stacks 619, 621 and 623 are likely going to be the quieter stacks, although they are facing a shelter. Take note if you are going for a lower floor unit. The rest of the stacks are either close to the car park, facing the future nursing home and church or by the main road.

3-room

The 3-room units at Yishun Boardwalk are also located at these two blocks, 337A and 337B. All the stacks will experience the afternoon sun, but on the upside, the stacks are north-south facing, which will indicate breezier interiors.

Privacy

We would recommend stacks 613 and 625 if you prefer privacy. These stacks are located by the corner and are by themselves rather than sitting adjacent to another stack, which would afford more privacy.

Peace and quiet

In terms of peace and quiet, it’s best to avoid the stacks (609, 611, 627 and 629) facing the pavilion and the main road. The other stacks (613 and 625) are facing inwards towards the car park. Avoid units on the 7th floor and below if you don’t want to be impacted by noise levels from the car park.

4-room

The 4-room units are spread across the entire development. All blocks will have 4-room stacks.

Privacy

For privacy, the best ones to pick are stacks 601, 645, 647, 655, 673, 665, 675, 683, 693, 701, 707, 715, 723, 729 and 731.

No afternoon sun

Stacks 601, 603, 667, 701, 707, 709, 717, 723 and 725 won’t be as impacted by the afternoon sun.

Peace and quiet

Avoid stacks that are facing the main road, the car park, the fitness corners, playgrounds, the park and pavilions if you wish to have a quieter unit. You’ll also want to avoid the stacks that are facing the upcoming church or the nursing home, since these areas tend to have higher activity levels and will likely generate some noise. These are the best stacks for peace and quiet: 667, 715, 717, 725, 727 and 729.

Park and waterfront views

These are the stacks with the views: 681, 683, 693, 695 and 731. Do note that some of these stacks are facing zones with high levels of human activity, so they will be noisy, so pick a higher floor level if you can.

Balcony

Some of the 4-room stacks at Yishun Boardwalk will also come with balconies. Based on the site map, it will likely be these park-facing stacks 681 and 693.

5-room

The 5-room units are concentrated in six blocks.

Privacy

These 5-room stacks are our picks for privacy: 649, 659, 661, 671, 677, 687, 689, 699, 703, 705, 719 and 721.

No afternoon sun

To avoid the afternoon sun coming into your unit, go with these stacks: 649, 651, 669, 671, 689, 703 and 705.

Peace and quiet

Stacks that are facing the main road, the car park, the fitness corners, playgrounds, the park and pavilions tend to have higher activity levels and will generate some noise, so you’ll want to avoid those if you prefer your peace and quiet. These are the stacks to pick instead: 669, 671, 689, 691 and 703.

Park and waterfront views

The best 5-room stacks with the views are stacks 677, 679, 697, 699, 719 and 721.

Balcony

There are also some park-facing stacks that will come with a balcony. These stacks are 677 and 697.

Layout Suggestions for Yishun Boardwalk

2-room

The 2-room (type 2) units come with an extra space that you can convert into a study or an extra guest room. We recommend knocking down the in-between wall and using a built-in wardrobe as a divider, saving you some space and allowing both the bedrooms to have a closet.

Design: The Makers Design Studio

3-room

Include a shoe bench near your foyer to make it easier to put on your footwear before you head out of the house. We love that this one extends all the way into the dining area, so it also does double duty as a dining bench. If you have pets, the edge can also serve as a cosy nook for your furry pal.

Design: Habit

4-room

Because there are no annoying structural columns between the master bedroom and the adjacent bedroom, you can knock down all the walls for an enlarged, visually uninterrupted master suite. Include a walk-in wardrobe for that extra luxe factor.

Design: Space Atelier

5-room

Use the balcony space as an extension of your living space. You can work in a workspace, home bar or a breakfast nook with a custom bar-height table.

Design: Rubik Studio

Which unit should I pick for Grove Spring @ Yishun?

Image courtesy of HDB

2-room

The 2-room stacks are located on the north-west of the site and are concentrated on two blocks 483A and 483C.

Privacy

For privacy, pick stacks 895 and 929. These stacks are located at the corner and away from the lifts or the rubbish chutes.

No afternoon sun

You will likely be able to avoid the hot afternoon sun at these stacks: 889, 891, 893, 921, 923, 925 and 927.

Peace and quiet

For those after some peace and quiet, stack 893 is your best bet since the rest of the stacks are either facing areas with high levels of human activity, which will mean higher noise levels.

3-room

There are only six 3-room stacks. These are located at blocks 483A, 483B, and 483C.

Privacy

When it comes to privacy, you will get to enjoy some in stacks 885 and 937 as they are corner units. But you’ll want to take note that they are located relatively close to the lift lobby, so people may still look into your units while waiting for the lifts.

No afternoon sun

Stacks 885 and 887 are unlikely to get much of the afternoon sun.

Peace and quiet

Unfortunately, all the 3-room stacks are located near areas with high levels of human activity. It’s advisable therefore to go for a high floor unit to minimise noise impact.

Balcony

Stacks 885 and 937 come with balcony. We would recommend getting a higher floor unit to better enjoy the balcony views since both of the stacks are fronting buildings that aren’t very tall.

4-room

The 4-room stacks are located across the development, with each block encompassing 4-room units.

Privacy

For privacy, you’ll want to go for these 4-room stacks that are corner units and are away from the lifts: 821, 855, 869 and 915.

No afternoon sun

Want a cooler unit? These are the best stacks to pick: 801, 803, 815, 853, 855, 871, 881, 883, 903, 939 and 941.

Peace and quiet

or peace and quiet, you’ll want to avoid stacks that are located near the main roads, car park, fitness corners, playgrounds, bus stops and the upcoming nursing home. These are the quieter stacks to go for: 821, 823, 825, 829 and 903.

Balcony

Some of the 4-room stacks come with balcony: 803, 833, 853, 869, 883 and 939.

5-room

The 5-room stacks are located at all the blocks save for blocks 483A and 483C.

Privacy

These corner stacks away from the lift lobbies are the best for privacy: 811, 813, 819, 843, 857 and 867.

No afternoon sun

To avoid getting baked in your own home by the hot afternoon sun, these are the best 5-room stacks to go for: 805, 813, 819, 835, 837, 839, 841, 845, 849, 851, 877, 879, 917, 919.

Peace and quiet

Stay away from stacks located near the main roads, the car park, human activity zones like the fitness corners, playgrounds, pavilion and bus stops if you want a more peaceful unit. These are the best stacks to pick: 805, 807, 809 and 811.

Balcony

There are some 5-room stacks with balcony. These stacks are: 805, 835, 845, 849, 873 and 877.

Layout Suggestions for Grove Spring @ Yishun

2-room

Work from home? Do up a mini home office by extending your TV console along the length of the wall.

Design: 9 Creation

3-room

Need a 6-seater dining table? Move out your living room into the extra bedroom and have your dining area sit in the original living room space. If you want a Japanese style space, a platform nook lends the ideal aesthetic.

Design: Charlotte’s Carpentry

4-room

For a slightly more spacious living room, you can reverse the dining and living room positions, so that the eating space is now set adjacent to the windows. This layout also helps you to maximise square footage.

Design: Met Interior

5-room

A dining banquet by the corner is a great way to save space and it can also add in plenty of seating, as you can see from our layout suggestion below. Use the space that you’ve saved for a study as well as extra storage.

Design: Aart Boxx Interior

Tell us: Which Yishun BTO are you more interested in? Yishun Boardwalk or Grove Spring @ Yishun?

Feb 2022 BTO: Unit Analysis for Yishun Boardwalk and Grove Spring @ Yishun

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