Nov 2021 BTO: Analysis for Parc Glen and Parc Clover at Tengah

There were two Tengah BTOs launched during the Nov 2021 sales exercise, both of which are located at Park district in this new forest town. We delve into both developments, Parc Glen and Parc Clover, to see which you should go for, as well as look at the stacks to opt for during flat selection.

BTOParc Glen @ TengahParc Clover @ TengahLocationBounded by Tengah Road, Tengah Boulevard, and Tengah Park AvenueBounded by Tengah Park Avenue, Tengah Boulevard, and Tengah DriveTotal no. of units1,0081,124Unit types2-room flexi, 3-, 4-, 5-room units2-room flexi, 3-, 4-, 5-room unitsNo. of blocks1012Highest storeys8 to 138 to 14Estimated completion date4Q20244Q2024Indicative pricing$120K to $157K for 2-room Flexi1

$144K to $190K for 2-room Flexi 2

$194K to $253K for 3-room

$319K to $390K for 4-room

$436K to $519K for 5-room$119K to $139K for 2-room Flexi 1

$142K to $170K for 2-room Flexi 2

$215K to $257K for 3-room

$312K to 380K for 4-room

$428K to $500K for 5-roomPublic transportation• Nearest MRT: Tengah Plantation MRT on the Jurong Region Line (scheduled for completion in 2027, as part of the 2nd phase). Located approx. 600 m away (9-min walk) from Tengah 2 and 1 km away (14-min walk) from Tengah 1

• Bus interchange right across the road from Parc CloverSurrounding amenities (within a 15-min walk)• 3-storey Neighbourhood Centre integrated with Polyclinic (located on-site for Parc Residences)

• 4-storey Neighbourhood Centre (located next to Tengah Plantation MRT station and within the site for Plantation Village)

• Town Centre next to the future Tengah MRT station

Comparing Parc Glen and Parc Clover

Both Parc Glen and Parc Clover are located adjacent to each other and within Park district, which is one the five districts in Tengah.

Parc Glen has the advantage of better views, as it is not entirely surrounded by residences. Part of its immediate surroundings are reserved for a proposed park, so you can expect relatively unblocked and park views for certain stacks.

Parc Clover has a slight edge over convenience as it’s located nearer to Tengah Plantation MRT as well as the neighbourhood centres located within Parc Residences BTO and within Plantation Village. Units here are also slightly cheaper and the stacks are a bit more spread out than those at Parc Glen so things don’t feel too clustered.

However, Parc Clover has a bin centre on-site, which affects some of the stacks facing it directly. Also, quite a number of stacks are directly facing the road.

In terms of unit sizes, the 2-room Flexi Type 2 at Parc Glen are bigger than the ones at Parc Clover. Some the stacks for the 2-Room Flexi Type 2 at Parc Clover will also be integrated with rented units. These stacks are 241, 243, 281, 283, 336 and 338. The rented flats will be located from 3rd to the 6th storey. Parc Clover edges out for the sizes of their 3- and 4-room units.

Both plots are within walking distance to Tengah’s Town Centre. By our estimates, it is about a 15-min walk from both BTOs. The car-free town centre will have roads beneath it, freeing up the space from the ground level and up for recreational and retail use. Located next to Tengah MRT station, it will house a sports centre as well as a number of eateries.

Image courtesy of HDB

Unit Analysis for Parc Glen @ Tengah

Cooler units away from the hot afternoon sun

Avoid stacks that have the main areas of the home facing the north-west or south-west directions, which are where the hot afternoon sun will come in from. There are also some stacks that have neighbouring blocks that will be able to provide some shade from the hot afternoon sun. These are the units that will feel cooler:

316A: 509, 511
316B: All stacks except 517, 519
316C: 539, 543, 549, 551*, 553*, 555*, 557*
319A: 532, 534, 544, 546
319B: 550, 552
319C: 564*, 566*, 568*, 570*, 572*, 574, 576, 578, 580, 582

*Go for stacks on the 6th floor and below for shade from the multi-storey car park.

Units with more privacy

Pick corner units if you don’t want nosy neighbours looking into your homes. Go for ones that are not close to lifts or the rubbish chutes.

316A: 503, 505
316B: 519, 521, 537
316C: 541, 543, 559, 561
317A: 565
317B: 581, 593
318A: 502
318B: 518, 530
319A: 534, 536
319B: 548, 550
319C: 562, 564, 590, 582

Quieter stacks

The following stacks are away from the main roads. We think the main roads will be relatively busy ones as they will all have buses passing through. Tengah Boulevard and Tengah Park Avenue will possibly be busier as the former has schools along the road, while the latter leads to the neighbourhood centre and polyclinic on the site of Parc Residences, the BTO launched back in Aug 2020.

We also took into account stacks that are located near places where people tend to congregate i.e. playgrounds, fitness corners, pavilions, drop-off points and the car park.

These are the best stacks for peace and quiet:

316B: 517, 519, 537
316C: 539, 541
319B: 548, 560
319C: 576, 578, 582, 584

Better views

There are only two stacks we think that offer decent, unblocked views. These stacks are 567 and 569. They look out to a relatively large park area that comes with a waterbody running through. You can see it in the URA map:

Map courtesy of URA

The other stacks are unfortunately surrounded by residential buildings, save for the one facing towards the reserved area (marked by yellow on the map). We don’t know for now what the reserved site will be eventually.

5-room layouts

There are basically two different types of layouts for the 5-room units at Parc Glen.

The first layout comes with a relatively standard BTO layout, with the suggested study area located at the living room. This allows for a large living area, if you don’t need a separate home office. The household shelter’s located near the foyer, while the kitchen allows you to go for an open-concept design.

These 5-room stacks have the first layout:

316A: 503
317A: 563, 569
317B: 583, 585
318A: 500, 506
318B: 520, 522
319A: 534
319B: 552, 554

In the second layout, the suggested study area is located right outside the main bedroom, with already-built walls so there isn’t a need to carve out an extra space. You can treat it as a guest bedroom or nursery if you don’t have a need for a home office. The living room and dining area are located next to each other, offering you a long linear communal zone. The household shelter opens out into the walkway, while the kitchen doesn’t allow for an open-plan design.

These 5-room stacks have the second layout:

316A: 501, 509, 511
317A: 565, 567
317B: 581
318A: 502, 504
318B: 518
319A: 532, 540, 542
319B: 550, 556, 558

Unit Analysis for Parc Clover @ Tengah

Cooler units away from the hot afternoon sun

Avoid stacks that have the main areas of the home facing the north-west or south-west directions, which will feature the hot afternoon sun. There are also some stacks that have neighbouring blocks that will be able to provide some shade from the hot afternoon sun.

306A: 250, 252, 266, 268
306B: 270, 272, 282, 284, 286
306C: 290, 292, 296, 298, 300, 302
307A: 306
307B: 324, 326, 334
307C: 336*, 338*, 340*, 342, 346, 348, 350, 352
308A: 203, 205, 207, 209
308B: 219, 221, 223, 225, 227*, 229*, 231*,
308C: 233*, 241, 243, 245, 247, 249*
309A: 251, 253, 255, 259, 261
309B: 265, 267, 277
309C: 281, 283, 301

*Go for stacks on the 8th floor and below for shade from the multi-storey car park.

Units with more privacy

Pick corner units. Go for ones that are not close to lifts or the rubbish chutes.

306A: 252, 254, 264, 266
306B: 272, 284, 286
306C: 288, 290*, 298*,
307A: 308, 318
307B: 322, 324, 334
307C: 340*, 352, 354
308A: 201, 209, 211
308B: 219, 229
308C: 233, 235, 243
309A: 251, 253, 263
309B: 267, 269, 279
309C: 285*, 299, 301

*Avoid units on the 9th floor if you don’t want people looking in to parts of your flat while walking through the link bridge on the 9th floor.

Quieter stacks

These are the stacks away from the main roads and the bin centre on site. We believe the three roads surrounding Parc Clover will be relatively busy, since they will have buses passing through. In addition, the BTO itself is located near the bus interchange. Tengah Drive also leads out into the main Bukit Batok Road that links to the expressway.

Also, stay away from the stacks that are facing where people tend to congregate, such as the pavilions (which are located underneath the car park in this BTO), fitness corners, playgrounds, car park, drop-off points, and childcare centre.

We also took into account that parts of the common green next to Parc Residences also feature a number of facilities like playgrounds and fitness corners.

306A: 250, 252, 266, 268
306B: 270, 272
306C: 292, 300, 302
307A: 306, 316, 318
307B: 320, 322, 326, 328, 334
307C: 342, 344, 346, 348
308C: 237, 245, 247
309A: 251, 263
309B: 265, 267, 279
309C: 287

2-room stacks with rented units

Note that some of the blocks will be integrated with rented flats. These include 307C, 308A, and 309C.


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