Buyers who are not participating in the upcoming February 2026 Build-To-Order (BTO) sales exercise can look forward to fresh options in the June BTO, especially in Upper Thomson.

A total of around 1,600 flats are set to be launched across three projects in the area, with the first and largest development, consisting of about 1,200 units, scheduled for the June sales exercise.

These launches mark a significant milestone in more than 40 years, signaling a renewed effort to introduce new homes into this well-established neighborhood.

Understanding the Renewal of Upper Thomson

The core objective behind these launches is clear. The new flats aim to provide buyers with more opportunities to reside close to family, particularly those with parents or relatives in neighboring towns like Toa Payoh, Bishan, and Ang Mo Kio.

Moreover, these projects are part of a broader initiative to rejuvenate older estates while ensuring they cater to households of all ages and backgrounds.

Aside from addressing housing needs, there is also a focus on enhancing the overall living environment. Anticipated new amenities and upgraded infrastructure will not only support daily requirements but also enrich the neighborhood for existing residents.

Thus, these projects are not standalone developments but integral parts of a comprehensive plan to maintain the vibrancy and livability of mature towns.

Exploring the Lakeview BTO Launch in June

The initial Upper Thomson project to be unveiled will be situated along Upper Thomson Road, adjacent to Lakeview Estate. Notably, it is approximately a 5-minute walk from Marymount MRT station, providing direct access to the Circle Line and city connections.

The development will comprise five residential blocks, ranging from 18 to 40 storeys in height. Taller blocks will be strategically placed farther from nearby landed homes to ensure a harmonious integration with the surroundings.

In terms of flat mix, the project will include:

• Around 470 2-room flexi flats

• Approximately 740 4-room flats

• About 50 public rental flats integrated into two blocks

Construction is expected to commence in the second quarter of 2026, with specific details like the project's waiting time yet to be announced.

Amenities and Design Features at Lakeview

Aside from housing, a variety of everyday amenities are planned within the Lakeview development. These include an eatery, bakery, mini-mart, clinic, hair salon, childcare center, and a residents' network center, providing convenient access to essential services.

Design considerations go beyond mere convenience. The residential blocks will be oriented to maximize scenic views, encompassing vistas towards MacRitchie Reservoir. Covered linkways will be constructed to nearby bus stops to enhance connectivity and offer sheltered access to public transport.

Furthermore, adjustments to the existing park connector along Upper Thomson Road will facilitate easier access to MacRitchie Reservoir, supporting walking, cycling, and outdoor recreational activities.

Two More BTO Projects Coming to Upper Thomson

In addition to the Lakeview launch, two more BTO projects are in the pipeline for the Upper Thomson area. Together, they will introduce around 420 flats, comprising:

• 130 3-room units

• 290 4-room units

These projects will include shared facilities like playgrounds and fitness stations, fostering interaction across different age groups and nurturing a stronger community bond.

Anticipated Strong Demand and Unclear Classification

Given the prime location and scale of the Upper Thomson launches, high demand is expected. However, there is ongoing debate regarding whether the projects will be classified as Prime or Plus.

Some analysts lean towards a Prime classification, citing the projects' proximity to Marymount MRT and excellent transport links. Others argue that a Plus classification is more probable, highlighting the distance from Bishan town center and a more limited array of surrounding amenities.

Under the current framework, both Prime and Plus flats come with a 10-year minimum occupation period. Prime flats entail a higher subsidy clawback upon resale, reflecting the greater subsidies provided at launch.

Potential for a New Ang Mo Kio BTO in June?

Aside from Upper Thomson, another project of interest is an upcoming BTO development in Ang Mo Kio Avenue 2, situated on the former site of Kebun Baru Primary School. Though construction has begun, the launch is not slated for February.

With two more BTO exercises scheduled for June and October, the flats could potentially be released later in the year. HDB has indicated that new flats will be introduced in Ang Mo Kio in 2026 as part of the town's rejuvenation efforts.

The project will encompass around 485 units on a site spanning approximately 1.82 hectares, equivalent to about two and a half football fields. Piling works commenced in September 2025, with completion targeted for the first quarter of 2030. The site is conveniently located around 1km from Mayflower MRT station on the Thomson-East Coast Line.

In recent years, Ang Mo Kio has seen limited BTO supply, with projects like Oak Ville @ AMK (2025), Central Trio @ AMK (2024), and Central Weave @ AMK (2022). While earlier launches were oversubscribed, demand for Oak Ville was moderate, partly due to concerns over its Plus classification and distance from the MRT.

Analysts generally predict that the upcoming Ang Mo Kio Avenue 2 project will also fall under the Plus category, though it is perceived to be better positioned than Oak Ville. Its closer proximity to the MRT, nearby educational institutions, a hawker center, and a supermarket could potentially bolster demand, provided pricing and subsidy arrangements remain favorable.

2026 BTO Supply Overview

Looking at the bigger picture, approximately 19,600 BTO flats are expected to be launched in 2026. The February exercise alone will offer:

• 4,692 BTO units across various towns

• Approximately 1,300 flats with waiting times of under three years

• More than 4,300 balance flats from previous launches

Collectively, this pipeline indicates a consistent influx of new housing options throughout the year, providing buyers with multiple opportunities to carefully plan their next move.