Launched during the Feb 2022 BTO sales exercise, King George’s Heights at Kallang/Whampoa is the second BTO to launch under the Prime Location Public Housing (PLH) model. We check out its prime location and see the best units to pick in our analysis.
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<th style="text-align: left;" scope="col">BTO</th>
<th style="text-align: left;" scope="col">King George’s Heights</th>
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<th style="text-align: left;" scope="row" bgcolor="#E8E8E8">Location</th>
<td style="text-align: left;" bgcolor="#E8E8E8">Bounded by King George’s Avenue, Syed Alwi 
Road, and Rochor Canal</td>
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<th style="text-align: left;" scope="row">Total no. of units</th>
<td style="text-align: left;">398</td>
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<th style="text-align: left;" scope="row" bgcolor="#E8E8E8">Unit types</th>
<td style="text-align: left;" bgcolor="#E8E8E8">3- and 4-room</td>
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<th style="text-align: left;" scope="row">No. of blocks</th>
<td style="text-align: left;">1</td>
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<th style="text-align: left;" scope="row" bgcolor="#E8E8E8">Highest storeys</th>
<td style="text-align: left;" bgcolor="#E8E8E8">33 and 47 storeys</td>
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<th style="text-align: left;" scope="row">Estimated completion date</th>
<td style="text-align: left;">3Q2027</td>
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<th style="text-align: left;" scope="row" bgcolor="#E8E8E8">Pricing</th>
<td style="text-align: left;" bgcolor="#E8E8E8">• 3-room: $353K - $462K 
• 4-room: $488K - $675K</td>
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<th style="text-align: left;" scope="row">Public transportation</th>
<td style="text-align: left;">• Lavender MRT station along the East-West line (~7-min walk) 
• Jalan Besar MRT station along the Downtown line (~9-min walk) 
• Farrer Park MRT station along the North-East line (~10-min walk)</td>
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<th style="text-align: left;" scope="row" bgcolor="#E8E8E8">Nearest primary schools (within a 2-km radius*, approx.) 
*there are no schools within a 1-km radius</th>
<td style="text-align: left;" bgcolor="#E8E8E8">• Anglo-Chinese School (Junior) 
• Bendemeer Primary School 
• Farrer Park Primary School 
• Hong Wen School 
• St Joseph’s Institution Junior 
• St Margaret’s Primary School</td>
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<h2>Location</h2>
This BTO is located relatively close to HDB’s first PLH model flat at Rochor, which we talked about at length <a href="https://www.renonation.sg/nov-2021-bto-analysis-for-river-peaks-i-and-ii-at-rochor" target="_blank" rel="noopener">here</a>. Unfortunately, King George’s Heights is also going to face similar restrictions since it’s also classified as a PLH model flat. If you need a recap of what the restrictions are, here it is:
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<th style="text-align: left;" scope="col"> </th>
<th style="text-align: left;" scope="col">PLH Model Flat</th>
<th style="text-align: left;" scope="col">Conventional BTO Flat</th>
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<th style="text-align: left;" scope="row" bgcolor="#FFF8DF">MOP before able to sell</th>
<td style="text-align: left;" bgcolor="#FFF8DF">10 years</td>
<td style="text-align: left;" bgcolor="#FFF8DF">5 years</td>
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<th style="text-align: left;" scope="row">Who can you sell the flat to after MOP?</th>
<td style="text-align: left;">• Applicant must have one Singapore Citizen 
• Family nucleus; singles not allowed 
• Income ceiling of $14,000 
• Cannot own private property</td>
<td style="text-align: left;">• At least one applicant can be 
Singapore Citizen or Singapore PR 
• Family nucleus or singles aged above 35 
• Can own private property but have to dispose within six months of buying resale flat</td>
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<th style="text-align: left;" scope="row" bgcolor="#FFF8DF">Subsidies and Priorities</th>
<td style="text-align: left;" bgcolor="#FFF8DF">• Given more subsidies on top of the usual subsidies 
• But a percentage of the resale price will be returned to HDB as a means to recover the 
additional subsidies are given (subsidy recovery*) 
• Married Child Priority Scheme priority quota will be reduced to two-thirds of the usual quotas. 
Up to 20% for first-time families 
and up to 2% for second-time 
families.</td>
<td style="text-align: left;" bgcolor="#FFF8DF">• The <a href="https://www.hdb.gov.sg/residential/buying-a-flat/new/schemes-and-grants/cpf-housing-grants-for-hdb-flats" target="_blank" rel="noopener">usual subsidies</a> and priorities accorded to BTO flats.</td>
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<th style="text-align: left;" scope="row">Rent out conditions</th>
<td style="text-align: left;">• Can rent out bedrooms from the start 
• Not allowed to rent out whole flat at all times</td>
<td style="text-align: left;">• Can rent out bedrooms from the start 
• Whole flat after 5 years</td>
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<th style="text-align: left;" scope="row" bgcolor="#FFF8DF">Can buy private property?</th>
<td style="text-align: left;" bgcolor="#FFF8DF">Yes, after 10 years</td>
<td style="text-align: left;" bgcolor="#FFF8DF">Yes, after 5 years</td>
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It’s no surprise then, that King George’s Heights abounds in both amenities and convenience. One of the best things about this BTO is that it is surrounded by three MRT stations on three separate MRT lines. There’s Lavender MRT on the East-West Line, Jalan Besar MRT on the Downtown Line and Farrer Park MRT on the North-East Line. Each is within walking distance of about 7 to 10 mins from the BTO. So really convenient for getting around Singapore. 
 

With three MRT lines nearby, there really isn’t a need to take a bus. But if you do prefer taking one, there is a bus stop along Jalan Besar with a substantial number of buses that take you to areas like Orchard, Hougang, Shenton Way and Harbourfront. 
 

You also get a ton of shopping malls and hawker centres within a 15-min walk. Malls include City Square Mall, Aperia Mall and Bugis Junction, while the hawker centres comprise Berseh Food Centre, Albert Food Centre, Golden Mile Food Centre and Tekka Centre. You also get Mustafa Centre, Haji Lane and a ton of cafes and supper spots just down the road.
<img class="aligncenter size-full wp-image-170165" src="https://d213h1b7vxzzl3.cloudfront.net/editor/1-city-square-mall.jpg" alt="" width="1200" height="675" />city square mall
Despite how prime the location is, the area still feels relatively quiet when we visited during a weekday afternoon. The immediate surrounds are old HDB flats with commercial entities on the first floor as well as a number of hotels, some of which are within shophouse conservation sites. If tourism should pick up when the pandemic’s done and dusted, the area will likely see a heavier footfall. The conservation sites also mean some units will get relatively unblocked views. We’ll explore more on that in the later part of the article.
<img class="aligncenter size-full wp-image-170166" src="https://d213h1b7vxzzl3.cloudfront.net/editor/2-One-of-the-hotels-near-King-Georges-Heights.jpg" alt="" width="1200" height="675" />One of the hotels near King George's Heights
<img class="aligncenter size-full wp-image-170167" src="https://d213h1b7vxzzl3.cloudfront.net/editor/3-site-for-king-georges-heights.jpg" alt="" width="1200" height="675" />Site for King George's Heights
For families with young children, take note that there aren’t any primary schools within a 1-km radius. There are however approximately six primary schools between a 1km and 2km distance, as we’ve noted on the data table above.
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<h2>Which 3-room unit should I pick for King George’s Heights?</h2>
<img class="aligncenter size-full wp-image-170168" src="https://d213h1b7vxzzl3.cloudfront.net/editor/4-King-Georges-Heights-Site-Plan-3-room.jpg" alt="" width="1200" height="849" />King George's Heights Site Plan 3-room
Higher floor: There are two so-called “wings” in the single block of this BTO. Only stack 316 is located at the taller wing, which is 47 storeys tall. The other wing, where stacks 304 and 306 are, is 33 storeys high. So if you want a unit that is taller than the 33rd floor, pick stack 316. 
 

Corner units: Corner units are known for more privacy. Both stacks 316 and 306 are corner stacks. With stack 306, there is another stack right next to it without much of gap so you may face some privacy issues. With stack 316, you have a stack that is facing right across from you. 
 

Views: Higher floor units on stacks 304 and 306 that are unblocked by the utility centre right in front will likely have a waterfront view, as they will see part of Rochor Canal and if you are really lucky, the Kallang River and Marina Bay.
<img class="aligncenter size-full wp-image-170169" src="https://d213h1b7vxzzl3.cloudfront.net/editor/5-Google-screen-grab-of-the-waterfront-view-you-may-get.jpg" alt="" width="1200" height="831" />Google screen grab of the waterfront view you may get
For stack 316, pick a unit above 14th floor, which is the height of the neighbouring blocks, if you want a relatively unblocked city view 
 

Afternoon sun: In terms of the afternoon sun, all 3-room stacks will bear some afternoon sun. Stack 316 will have the afternoon sun coming in from the north-west direction from March to September, while stack 304 will have the afternoon sun coming in from the south-west direction from September to March. Stack 306 will most get it from the south-west direction, although that stack may also get the north-west afternoon sun partially from the service yard. 
 

Pavilion: Both stacks 304 and 306 face the precinct pavilion. So take note of that if you don’t want to be constantly subjected to noise from people congregating there. 
 

Utility centre: There is an existing utility centre, a telephone exchange, located near the BTO site. There will be another utility centre within the site itself. We don’t know what it will be yet, but it shouldn't impact any stack too much. Do take note that stacks 304 and 306 will be facing the upcoming utility centre. 
 

Traffic noise: Syed Alwi Road and King George’s Avenue are moderately busy roads. The former is definitely a busier and bigger road and leads directly into Jalan Besar. Stack 316 will likely be impacted less by the traffic. If you had to pick between 304 and 306, go with 304 as it’s located further away from the main road.
<img class="aligncenter size-full wp-image-170170" src="https://d213h1b7vxzzl3.cloudfront.net/editor/6-Along-Syed-Alwi-Road.jpg" alt="" width="1200" height="675" />Along Syed Alwi Road
<img class="aligncenter size-full wp-image-170171" src="https://d213h1b7vxzzl3.cloudfront.net/editor/7-Along-King-Georges-Ave.jpg" alt="" width="1200" height="675" />Along King George's Ave
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<h2>Which 4-room unit should I pick for King George’s Heights?</h2>
<img class="aligncenter size-full wp-image-170172" src="https://d213h1b7vxzzl3.cloudfront.net/editor/8-King-Georges-Heights-Site-Plan-4-room.jpg" alt="" width="1200" height="849" />King George's Heights Site Plan 4-room
Higher floor: As with the 3-room stacks, there are some stacks that are located on the wing that has 47 storeys and there are stacks that are located on the wing that only has 33 storeys. Stacks 312, 314, 318 and 320 are located on the taller wing, while stacks 300, 302, 308 and 310 are located on the shorter wing. If you want a 4-room unit that is higher than the 33rd floor, go for stacks 312, 314, 318 and 320. 
 

Corner units: Only stack 318 is a corner unit, so that has the most privacy. But it does have an adjoining stack as well as a stack facing it directly opposite. Do take that into consideration. 
 

Views: Stacks 300, 302, 318 and 320 are likely to have waterfront views of the Rochor Canal. Make sure you go for a unit that is higher than the 6th floor though. This is the height of the car park and the existing utility centre. We aren’t sure how tall the utility centre that is still under construction will be, but to be on the safe side, opt for a higher-floor unit if you want views. Units on high floors may also get to enjoy views of the Kallang River and Marina Bay.
Stacks 308 and 310 are overlooking a series of conserved sites, so it’s unlikely you will face much changes down the road. The buildings here also face height restrictions—the ones we know of are 6 storeys—so those on the higher floor of this stack will have unblocked views.
<img class="aligncenter size-full wp-image-170173" src="https://d213h1b7vxzzl3.cloudfront.net/editor/9-The-dark-blue-entities-on-the-map-represent-conserved-sites.jpg" alt="" width="1200" height="982" />The dark blue entities on the map represent conserved sites
Image courtesy of URA 
 

With stacks 312 and 314, go for a unit that is above 14th floor if you want unblocked views, as that is the heights of the neighbouring blocks (block 1 and 2). 
 

Afternoon sun: If you want to avoid the afternoon sun baking your house, stacks 318 and 320 are your best bet since they are partially blocked by the adjacent stacks. 
 

Traffic noise/Car park: The inner stacks such as stacks 300, 302, 318 and 320 are unlikely to be impacted by traffic from the main roads. However, the units on the lower floors of these stacks are facing the car park on-site, so you may be impacted by the noise from there instead. 
 

Human activity zones: Besides the noise from the car park, stacks 300, 318 and 320 may also be impacted by the noise levels from human activity zones like the fitness corners and the playgrounds, especially if you are living on a lower floor for stack 300 and on the 6/7th floor for stacks 318 and 320. 
 

<h2>Layout Suggestions</h2>
3-room
Want your home to stand out from the crowd? Consider changing up the layout of your living room and have your TV console against the window instead. <img class="alignnone size-full wp-image-170781" src="https://d213h1b7vxzzl3.cloudfront.net/editor/1.png" alt="" width="1024" height="840" /> Design: <a href="https://www.renonation.sg/professional/ascend-designs/" target="_blank" rel="noopener">Ascend Design</a>
4-room
Hide the entrance into the private sanctuaries of your home by extending the living room’s feature wall all the way across the entrance of your walkway. This will also help to minimise visual clutter. <img class="alignnone size-full wp-image-170782" src="https://d213h1b7vxzzl3.cloudfront.net/editor/2.png" alt="" width="1024" height="840" /> Design: <a href="https://www.renonation.sg/professional/the-interior-lab" target="_blank" rel="noopener">The Interior Lab</a>
Tell us: Will you be going for a unit at King George's Heights BTO? What is your most important criterion when selecting a unit?

Feb 2022 BTO: Unit Analysis for King George’s Heights at Kallang/Whampoa

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