Feb 2022 BTO: Unit Analysis for Plantation Creek and Parc Flora @ Tengah

  • Feb 24, 2022
  • 14337 views

In this BTO analysis, we delve deeper into Plantation Creek and Parc Flora @ Tengah, the two Tengah BTOs that were launched in Feb 2022. We check out their locations, list out the pros and cons for each BTO and see the best units to pick if you decide to get a unit there.

BTO Parc Flora @ Tengah Plantation Creek
Location In Park district. Bounded by Tengah Drive and Tengah Garden Walk In Plantation district. Bounded by Tengah Garden Avenue and Tengah Boulevard
Total no. of units 560 713
Unit types 2-room flexi, 3-, 4- and 5-room 4- and 5-room
No. of blocks 4 6
Highest storeys 12 to 14 15 to 16
Estimated completion date 3Q2025 2Q2026
Pricing 2-room Flexi (Type 1): $132K - $152K
2-room Flexi (Type 2): $157K - $182K
3-room: $231K - $273K
4-room: $322K - $403K
5-room: $428K - $525k
4-room: $309K to $377K
5-room: $420K to $506K
Public transportation Tengah MRT on the Jurong Region Line (ready by 2027) Tengah Plantation MRT on the Jurong Region Line (ready by 2028)

Location

Two new BTOs were launched in Tengah during the Feb 2022 BTO exercise, one in Park district and the other in Plantation district. These two districts are part of the five districts in Tengah.

Google screen grab of the two new Tengah BTO locations. One is located right across the PIE from Jurongville Secondary School, while the other is located next to Tengah's upcoming town centre.

A lot of the area is still under development, so we can only gauge from maps to see what you can expect to see in the immediate surroundings.

URA Map showing where Parc Flora and Plantation Creek are.

You'll notice for Parc Flora @ Tengah that it's more or less surrounded by high-rise residential buildings all around (with the first Tengah EC located just diagonally opposite). This does make it feel a bit enclosed, as compared to the site for Plantation Creek. However with Plantation Creek, you have the issue of the roaring expressway that is the PIE.

The blue zone located above Parc Flora as seen on the URA map is where the nearby town centre will be. It's purportedly a "car-free" one, where cars will run underneath it so as to allow the ground space to be used for recreational and retail purposes. In addition to shops, it will host numerous eateries as well as a sports centre.

Tengah Town Centre

Image courtesy of HDB

The town centre will also be connected to the Tengah MRT station, located on the upcoming aboveground Jurong Region Line (JRL). By our estimates, Parc Flora's about 700 metres away from the station, which is an 8-min walk thereabouts. The great thing about Tengah MRT station is that it's an interchange between the main branch and eastern branch of the JRL and it's also just two stops to Choa Chu Kang interchange, connecting you to the North-South Line easily.

Image courtesy of Land Transport Guru

The Tengah Boulevard Bus Interchange (along Tengah Park Avenue) will also be just down the road from Parc Flora. While the area will feel quite dense and busy, the convenience and amenities do make up for it.

For schools near Parc Flora, the URA map indicates three to four educational institutions along Tengah Park Avenue that are located within walking distance to Parc Flora. So there should be plenty of choices for families with children.

Plantation Creek on the other hand is bordered by the PIE, which isn’t ideal if you are looking for tranquility. To minimise some of the noise impact, the blocks at Plantation Creek will be built further inwards, with upcoming Tengah Pond and the 6-storey car park serving as a buffer. There will also be amenities on site at Plantation Creek—an eating house, restaurants, retail shops and supermarket—to offset the lack of amenities nearby.

The creation of a future transit priority corridor may also help bring some of the amenities on the other side of the PIE, such as Jurong Lake Gardens, Jurong Central Plaza, and Jurong West 505 Market & Food Centre, nearer to residents at Plantation Creek.

In terms of public transportation for Plantation Creek, Tengah Plantation MRT on the JRL will be its closest MRT. It is located approximately 400 m away, and will take you around 5 mins to walk that distance. This MRT station is convenient for getting to Jurong East interchange—it takes you just 4 stops—where it will connect you to the North-South and East-West Lines.

There are three sites reserved for educational institutions along Tengah Garden Avenue, within walking distance to Plantation Creek. Existing Jurongville Secondary School and Jurong Primary School are also located across the PIE and are likely to be easily accessible from Plantation Creek.

Which Tengah BTO should I choose: Parc Flora @ Tengah or Plantation Creek?

If you are looking for smaller units (2- or 3-room), you only have Parc Flora to select from as Plantation Creek offers only 4-room and 5-room units. If you are looking for the larger units, here’s a look at what one BTO has over the other:

Parc Flora @ Tengah Plantation Creek

Pros
• Near to Tengah Town Centre = a lot of amenities and convenience
• Walking distance to a bus interchange
• Slightly shorter waiting time
• Shorter waiting time also for the nearby MRT

Cons
• Proximity to Town Centre may mean high footfall in the area e.g. crowded and dense
• More compact site
• Enclosed by high-rise buildings all around, so not much views

Pros
• Fronting Tengah Pond, so waterfront view
• Able to enjoy some amenities in Jurong thanks to the proximity
• Shorter walking distance to MRT
• Amenities on-site, including a supermarket
• Better lift-to-unit ratio
• Cheaper 4- and 5-room units

Cons
• Near the PIE i.e. very noisy

Which unit should I go for at Parc Flora @ Tengah?

2-room

Privacy

If you want privacy from prying neighbours walking by, get 524 and 588. These corner stacks are by themselves as well, separated from a stairway, so you do get more privacy than the other 2-room stacks at Parc Flora.

No afternoon sun

Unfortunately, you are likely to get the afternoon sun in most of the stacks here. However, you may wish to look into stack 528, as neighbouring blocks may be able to block it from some of the the afternoon sun.

Peace and quiet

Stacks 584 and 586 are your best bet for quietude, since they aren’t fronting any high human activity zones, the car park or the main roads.

3-room

Privacy

Stacks 500 and 566 are ideal if you value privacy, since they are located at the corner and are by themselves rather than joined together with another stack.

No afternoon sun

Stack 574 is the only 3-room stack that is unlikely to get much afternoon sun since it’s blocked by the neighbouring blocks.

Peace and quiet

No quiet 3-room stacks here. They are either facing the main roads (traffic noise) or are located near zones with high human activity levels. Avoid stack 574 in particular, as it's located next to the childcare centre, which can get noisy during pick-up and drop-off hours.

Nearer to the MRT/Town Centre

If you plan to reduce walking time to Tengah MRT station and Tengah town centre, go with stack 566 located at block 325A.

4-room

Privacy

Stacks 502, 534, 540, 564 and 578 will have the most privacy for the 4-room stacks at Parc Flora.

No afternoon sun

A substantial number of 4-room stacks will get some relief from the afternoon sun. Pick these stacks: 504, 506, 534, 560, 562, 576, and 578.

Peace and quiet

Want a quieter unit? Go for these 4-room stacks: 534 and 548*.

Nearer to the MRT/Town Centre

Go for the stacks at block 325A to reduce walking time to the important amenities: 546, 548, 560, 562 and 564.

5-room

Privacy

Corner stacks 512, 554 and 572 have the most privacy. Plus they are located away from the lift lobbies.

No afternoon sun

Only 5-room stack 536 is unlikely to get much of the afternoon sun.

Peace and quiet

Go for a stack away from the main roads, car park and areas where there are high human activities. These are the stacks for if you need some peace and quiet: 536^, 538^, 550*, 552*.

Nearer to the MRT/Town Centre

As block 325A is the block nearest to these amenities, go for these 5-room stacks at the block: 550, 552, 554, 556 and 558.

*Keep in mind that these stacks are facing an unknown high-rise building site at the moment, so we won’t know what amenities they have there.
^These stacks are facing the common green, which may also lead people to congregate there.

Layout Suggestions for Parc Flora @ Tengah

2-room (Type 1)

If you need the extra countertop space, you can install a flip-up counter by the side of your original counter. This can be flipped back down after you’ve done your food prep, so you won’t have to block the entranceway into the kitchen.

Design: Metre Square 

3-room

For those that need a dedicated home office space but cannot afford to sacrifice a room for one, you shift out the suggested dining and turn it into a small workspace like this. Pocket doors keep it out of sight during after-work hours, which will help you to hide away the mess of your desk too. 

Design: Hoft Interior

4-room

For folks that like to entertain, a dedicated dining area, by converting one of your spare bedrooms, would be useful for hosting guests. Set up a built-in bench by the window to incorporate more seating areas if you are hosting a larger dinner party. 

Design: Fifth Avenue Interior 

5-room

Because of the position of the bomb shelter, there isn’t a lot you can do with the kitchen. But you can consider extending your kitchen out to the service yard and incorporating additional counters as well as a sleek glass panel and sliding partition to separate the zones. For instance, you can use the original service yard area as a baking station. 

Design by homeowner 

Which unit should I go for at Plantation Creek?

4-room

Privacy

For privacy, where you don’t want neighbours looking into your unit while you walk by, go for stacks that are away from the lift lobbies and are located at the corners. These are the 4-room stacks with the most privacy: 363 and 375.

No afternoon sun

317, 319, 321, 373 and 375 are the least likely stacks to get the brunt of the hot afternoon sun.

Peace and quiet

Pick a unit away from the amenities on site and the car park if you want a quieter home. Stack 339 is the quietest 4-room stack.

Waterfront views

Stacks 361, 363, 379, 381, 395 and 397 are facing the future Tengah Pond, so you do enjoy waterfront views if you are located on a level above the 6-storey car park. The downside to this is that the stacks are also fronting the PIE. So weigh out the pros and cons when you pick a stack with waterfront views.

5-room

Privacy

There is a number of 5-room stacks that are corner units and away from the lift lobbies. These are the best units with privacy: 303, 325, 335, 347 and 385.

No afternoon sun

Stacks 323, 333, 335, 355, 371, and 393 are the least likely 5-room stacks to get the afternoon sun.

Peace and quiet

In terms of peace and quiet, look out for stacks that are away from the main roads, away from the amenities, car park and zones where there are high levels of human activity. These are the quietest 5-room stacks: 369 and 371.

Waterfront views

Stacks 323, 325, 335, 337, 377, 383 and 385 will be able to enjoy waterfront views. For stacks 377, 383, and 385, make sure you opt for a unit that is higher than the 6-storey car park. For stacks 323, 325, 335 and 337, note that you will have to contend with the noise from the future sports and recreation site, while for stacks 377, 383 and 385, you will have to contend with the noise from the PIE.

Layout Suggestions for Plantation Creek 

4-room

A walk-in wardrobe isn’t a reserve of large homes. You can also work in one in your 4-room flat if you tweak your layout in the master bedroom as so. You can also hide the entrance into your en-suite bathroom, by making it look like one of the panels of your closet, offering a sleeker and more seamless appearance. 

Design: Swiss Interior Design

5-room

Knocking down the walls and shifting the living room into a spare bedroom allows you to incorporate a long dining table along the length of windows that you can double up as a workspace. 

Design: Salt Studio 

Share your thoughts: Which Tengah BTO is more attractive to you? Tell us what you think of the two Tengah BTOs launched this time around.

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