Teban Breeze BTO may not seem like the most thrilling project in the Jun BTO launch, but with several upcoming developments in the area (including two nearby MRT stations and an integrated development), it's poised to be quite an exciting place to live. I explore the surrounding amenities and take a look at the best unit options to consider.&nbsp;<figure class="table"><table><tbody><tr><td>BTO</td><td>Teban Breeze</td></tr><tr><td>Location</td><td>Bordered by Jurong Town Hall Road and Teban Gardens Road</td></tr><tr><td>PLH model?</td><td>No</td></tr><tr><td>Total no. of units</td><td>1,086</td></tr><tr><td>Unit types</td><td>2-room Flexi, 3-, 4-, and 5-room</td></tr><tr><td>No. of blocks</td><td>4</td></tr><tr><td>How tall?</td><td>37 to 40 storeys</td></tr><tr><td>Estimated completion date</td><td>3Q2029</td></tr><tr><td>Pricing (based on 99-year lease)</td><td>2-room Flexi 1: $120,000 - $160,000 2-room Flexi 2: $133,000 - $200,000 3-room: $233,000 - $306,000 4-room: $345,000 - $457,000 5-room: $465,000 - $628,000</td></tr><tr><td>Nearest MRT</td><td>Pandan Reservoir MRT station (Jurong-Region Line)</td></tr></tbody></table></figure>&nbsp;<h3>What’s around Teban Breeze?</h3>&nbsp;<figure class="image"><img style="aspect-ratio:1200/677;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/721c5890-ae44-445f-9cae-e95b5bc42b33-blob" width="1200" height="677"></figure>Teban Gardens Road.&nbsp;At first glance, the site for Teban Breeze may not seem particularly exciting. But there will be quite a few developments in the area. For those who are familiar, you’ll recognise that the BTO sits right across the road from where the KL-Singapore HSR project was planned to be, replacing the Jurong Country Club. With the project cancelled in 2021 and talks of a potential revival in 2023, the fate of the land is still very much in limbo and is currently designated as a white site by URA, which means it’s mostly for commercial, residential, sports, and recreational use.<figure class="image"><img style="aspect-ratio:1200/677;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/8c4ec9d5-1d7c-40b6-b79a-7744b0e58264-blob" width="1200" height="677"></figure>BTO site. Taken on Teban Gardens Road, facing towards Jurong Town Hall Road.&nbsp;&nbsp;<figure class="image"><img style="aspect-ratio:1200/675;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/d74292f6-2fad-4438-8e08-795466ac1333-blob" width="1200" height="675"></figure>One of the white sites up for development in the Jurong Lake Distict.&nbsp;<figure class="image"><img style="aspect-ratio:1200/675;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/36536ab4-a9d9-4f3c-b4d4-066ab44a397f-blob" width="1200" height="675"></figure>Jurong Town Hall. The iconic monument will be part of the district's visual scape.&nbsp;&nbsp;Recently, there were a couple of bids for the three plots of land totalling 6.5 hectares that were put up for tender in the <a href="https://www.ura.gov.sg/-/media/Corporate/Land-Sales/Sites/JLD/JLD-Planning-and-Urban-Design-Guide.pdf">Jurong Lake District</a> for an integrated development. This development will include residences, offices, and commercial establishments, giving Teban Breeze residents easy access to these amenities. The existing link bridge across the AYE makes access to the area more convenient.The BTO is located in a quiet area with minimal foot traffic. There's also a business park just across the AYE from the site.&nbsp;Existing amenities include the Teban Gardens Market and Food Centre, which is located diagonally across the road from the BTO. It’s where you find a small range of hawker fare alongside other eateries and shops. &nbsp;We found the place a bit overdue for a renovation, although there has been no announcements for it yet. The closest supermarket, Fairprice, is also located there.&nbsp;&nbsp;<figure class="image"><img style="aspect-ratio:1200/677;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/b4eb017c-429b-4be2-9e1d-0c8d795e3e9f-blob" width="1200" height="677"></figure>Teban Gardens Food Centre.&nbsp;For those who enjoy greenery and the outdoors, the nearby Pandan Reservoir Park (around 6-min walk from the BTO) has a nice paved walkway suitable for walking and jogging. There's also a fishing ground nearby for fishing enthusiasts. For cyclists, you'll be glad to know that this park is around a 10-min bike ride to West Coast Park as well.&nbsp;The nearest MRT station for Teban Breeze is Pandan Reservoir on the Jurong-Region Line, set to be ready by 2028, so you’ll be able to make use of it when you move in. It’s less than a 5-minute walk away from the BTO, making it convenient for those who rely on public transportation. The station is two stops away from Jurong East Interchange by the way, allowing for easy transit to the East-West and North-South Lines.&nbsp;<figure class="image"><img style="aspect-ratio:1200/675;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/9ffd9fce-1f18-4cba-99bc-7b94824c76d5-blob" width="1200" height="675"></figure>Site for the new MRT situated across the road from the BTO. There will likely be a direct entrance to the station though!&nbsp;The BTO will also be conveniently situated near the Jurong Lake District MRT station (I estimate it to be less than a 15-min walk from the station), which will be part of the upcoming Cross-Island Line. However, the completion date for this line is set for 2032, so it will be a while before you get to enjoy it.For families with young children, the nearby primary schools between a 1- 2km radius include Fuhua Primary School, Nan Hua Primary School and Qifa Primary School. Currently, there are no primary schools within a 1-km radius.&nbsp;<h3>Which unit should I pick for Teban Breeze?</h3>&nbsp;Before we start looking at the units based on unit types, there are a couple of things to keep in mind. One of the main concerns is the noise levels, especially with a significant number of units facing the AYE. Some stacks are also situated next to the Jurong Region Line, an overhead MRT line, so you can expect to hear track noise in those units. Secondly, the stacks are pretty close together, so the inner-facing ones might not have much privacy.&nbsp;<h4>2-room</h4>&nbsp;<figure class="image"><img style="aspect-ratio:1757/1758;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/64117dca-169f-4339-bad5-241932ec5622-blob" width="1757" height="1758"></figure> &nbsp;With the 2-room units, you will first have to decide between Type 1 units, which are smaller, and Type 2 units, which are slightly larger.Among the Type 1 units, stack 905 has the advantage of being a cooler unit since it won’t be subjected to the afternoon sun. With stack 953, it offers a slight advantage in terms of privacy since it looks out to the road and is away from the lift lobby and rubbish chute.For the Type 2 units, stacks 907 and 919 are decent options if the afternoon sun is a big concern.&nbsp; However, with stack 907, there isn’t a whole lot of privacy since it’s located near the lift lobby. It also overlooks the on-site amenities like the playground and fitness stations, so if you want a quieter unit, pick one on a higher floor. With stack 919, it looks into the carpark, so I would advise getting a unit on a higher floor, preferably above the 7th storey for more privacy.For relatively unblocked views, go for a unit above the 7th floor at stacks 907, 919, 947, and 949.&nbsp;<h4>3-room</h4>&nbsp;<figure class="image"><img style="aspect-ratio:1583/1593;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/29e07cd0-027f-4c78-9b11-cbd55aef5edc-blob" width="1583" height="1593"></figure>&nbsp;There are only three 3-room stacks to choose from. In terms of privacy, stack 951 may be the best choice since it’s located at a corner and the main areas of the home doesn’t overlook a nearby stack. However, since it’s located near the MRT tracks, I would recommend getting a unit on a much higher floor.One downside of stacks 941 and 921 is that they face inward, resulting in less privacy. And being situated near the on-site facilities means these stacks may not be the quietest option.&nbsp;<h4>4-room</h4>&nbsp;<figure class="image"><img style="aspect-ratio:1588/1588;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/70ae2f41-e817-4671-8bef-0af4e5273308-blob" width="1588" height="1588"></figure>&nbsp;Honestly, the 4-room stacks aren't the best option in my opinion. Stacks 903 and 911 could be okay for privacy, being located at corners without overlooking another stack. But 903 faces the hard court and the AYE, so noise levels might be a bit high. And 911 faces the pavilion, meaning you might have to deal with noise from activities there too.&nbsp;<h4>5-room</h4>&nbsp;<figure class="image"><img style="aspect-ratio:1581/1585;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/7ba4b7f2-d71b-453c-ae42-eabf5964b627-blob" width="1581" height="1585"></figure>&nbsp;The 5-room stacks are nothing to shout about either. If I had to pick, I would probably go for stack 901 for a bit more privacy. But with this stack, you will have to deal with the higher traffic noise since it faces the AYE.Stacks 915 and 917 will also have to deal with noise from the AYE. But as with stack 901, the upside is the relatively unblocked views. For 915 and 917, pick units above the 7th storey for unobstructed views.Alternatively, consider stack 909. But go for a unit on a much higher floor so that you can avoid the noise levels from potential activities at the pavilion.

Jun 2024 BTO: Unit Analysis for Teban Breeze at Jurong East

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