Otto Place stands as the third Executive Condominium (EC) to break ground in Tengah — Singapore’s most ambitious new town in a generation — and in many ways it arrives at the most compelling moment. Launched in July 2024 by the Hoi Hup Sunway Plantation joint venture and priced at an average of S$1,700 per square foot under the Normal Payment Scheme, the 600-unit project sold 351 units (58.5 %) on its opening day, underscoring the enduring appetite for subsidised homeownership in a master-planned forest precinct. With a 99-year lease commencing 2024 and an expected TOP in 2028, buyers are purchasing into a town that is still actively being built — one that the Urban Redevelopment Authority has explicitly designed to raise the bar for sustainable, car-lite living in Singapore. For first-time buyers navigating the EC eligibility framework and the Minimum Occupation Period (MOP) rules, Otto Place represents a rare opportunity to buy into a greenfield new town at an EC price point while the surrounding infrastructure — including four Jurong Region Line (JRL) stations — is still being delivered.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Tengah occupies roughly 700 hectares in Singapore’s western corridor, planned for up to 42,000 homes across five precincts: Garden, Brickland, Forest Hill, Plantation, and Park. Otto Place sits within the Plantation precinct, flanked to the north by a 100-metre-wide, 5-kilometre-long Forest Corridor that stitches the Western and Central Catchment Areas together in a continuous green belt. The town centre will have no surface roads — private vehicles are tucked underground — and more than 20 kilometres of dedicated cycling paths will connect every precinct to MRT stations and amenities.
Four JRL stations will ultimately serve Tengah: Tengah (JS3), Hong Kah (JS4), Tengah Plantation (JE1), and Tengah Park (JE2). Once the full JRL is operational, residents will have one-stop access to Jurong East interchange — the gateway to the CBD via both the East-West Line and the North-South Line — as well as seamless connections to the Jurong Innovation District, which the Land Transport Authority positions as a high-technology employment hub anchoring Singapore’s future western economy. Otto Place itself is within walking distance of both the Bukit Batok West and Tengah Park stations, giving residents dual JRL access points once services commence.
Within the Tengah EC cluster, Otto Place follows Copen Grand (launched 2022 at S$1,300 psf) and Novo Place (launched early 2024 at S$1,654 psf). The steady pricing trajectory — roughly 31% appreciation from Copen Grand to Otto Place in under three years — reflects both rising construction costs and the market’s growing confidence in Tengah’s long-term value proposition. Buyers considering side-by-side comparisons with private condominiums in District 24 will note that Otto Place’s EC status delivers meaningful CPF Housing Grants not available to private condo purchasers, effectively narrowing the headline price gap further.
We track 590 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the OTTO PLACE dashboard.
- Average sale price: $1,743,590 across 590 transactions
- District 24 PSF ranking: Above average (top 50%)
- 99 yrs lease commencing from 2024 · OCR · D24 · 600 units
About OTTO PLACE
OTTO PLACE is a 99 yrs lease commencing from 2024 condominium, located at PLANTATION CLOSE in District 24 (Lim Chu Kang, Tengah) (Outside Central Region), developed by Hoi Hup Sunway Plantation Pte Ltd, comprising 600 residential units, completed in 2025.
With approximately 97 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at OTTO PLACE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 302 | $1,761 psf | $1,606,864 |
| 3 BR | 288 | $1,756 psf | $1,886,962 |
Sales Market Overview
OTTO PLACE has recorded 590 sale transactions with an average transaction price of $1,743,590, ranging from $1,413,000 to $2,252,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 554 | $1,758 psf | $1,745,446 | — |
| 2026 | 36 | $1,768 psf | $1,715,028 | ↑ 0.6% |
OTTO PLACE ranks in the top 50% of condos in District 24 by average PSF.
Compared to the OCR average of $1,550 psf, OTTO PLACE trades 13.4% above the segment benchmark.
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Competing Condos in District 24
Side-by-side comparison against the most actively traded condos in District 24 (Lim Chu Kang, Tengah):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TENGAH GARDEN RESIDENCES | 99 years leasehold | — | $2,103 psf | 857 |
| COPEN GRAND | 99 yrs lease commencing from 2021 | 639 | $1,341 psf | 638 |
| NOVO PLACE | 99 yrs lease commencing from 2023 | 504 | $1,654 psf | 504 |
Location Map
Map shows OTTO PLACE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- OTTO PLACE
- Chinese Garden MRT
- Bukit Batok MRT
- Lianhua Primary School
- Keming Primary School
- Fuhua Primary School
Nearby MRT Stations
OTTO PLACE is 760m from Chinese Garden MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Chinese Garden | EW25 | East-West Line | 760m |
| Bukit Batok | NS2 | North-South Line | 1.4 km |
Nearby Schools
There are 18 schools within 2 km of OTTO PLACE, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Lianhua Primary School | Primary | 80m |
| Keming Primary School | Primary | 350m |
| Fuhua Primary School | Primary | 400m |
| Institute of Technical Education (College West) | Tertiary | 420m |
| Dunearn Secondary School | Secondary | 750m |
| CHIJ Our Lady of the Nativity | Primary | 760m |
| Rulang Primary School | Primary | 770m |
| Jurongville Secondary School | Secondary | 950m |
| Huamin Primary School | Primary | 1.1 km |
| Jurong Primary School | Primary | 1.1 km |
| Hillgrove Secondary School | Secondary | 1.1 km |
| Dazhong Primary School | Primary | 1.2 km |
Otto Place’s most durable competitive advantage is structural rather than cosmetic: it participates in Singapore’s EC subsidy framework, allowing eligible households to receive CPF Housing Grants of up to S$30,000 (Family Grant) on top of standard financing, materially reducing the effective entry cost versus comparably located private condominiums. At the Buyer’s Stamp Duty level, first-time buyers also pay BSD on a lower sticker price than fully private peers.
- Greenfield town-centre positioning: Tengah’s commercial core — anchored by a future integrated transport hub, polyclinic, community club, and retail mall — is being built immediately adjacent to the Plantation precinct. Otto Place buyers enter before amenity premiums are fully baked into prices.
- Four-station JRL envelope: No other residential district in Singapore’s pipeline is served by four MRT stations from a single new line. Once operational, the JRL dramatically improves Tengah’s connectivity score relative to its current “western fringe” perception.
- Car-lite design dividend: The absence of surface roads in the town centre reduces ambient noise and air quality issues that characterise mature HDB towns. Cycling and walking are the default modes, which correlates internationally with higher resident satisfaction and stronger rental demand from young professional households.
- Jurong Innovation District proximity: The JID targets 100,000 jobs in advanced manufacturing, logistics, and deep-tech by the 2030s. Proximity to a large future employment node historically supports both rental yield and capital appreciation for nearby residential assets — use the ROI calculator to stress-test yield scenarios against your purchase price.
- Developer track record: Hoi Hup Realty has a consistent record of on-time delivery and quality finishing in the Singapore EC segment, having previously completed Parc Canberra and CityLife@Tampines. The Sunway co-venture adds Malaysian group scale and procurement depth.
- Forest Corridor amenity: The 100-metre green spine at Tengah’s edge is not a landscaped park strip — it is a regulated ecological corridor. Units with north-facing aspects enjoy long unobstructed views across this buffer, a scarce attribute in Singapore’s land-constrained residential market.
Prospective buyers should weigh several structural risks before committing to Otto Place at its current EC pricing tier.
- MOP lock-in (5 years): EC rules prohibit sale or rental of the entire unit during the Minimum Occupation Period. Buyers who face unforeseen life changes — job relocation, family composition shifts, financial distress — cannot liquidate the asset. Unlike private condominiums, there is no exit valve until MOP is satisfied. Model your mortgage obligations conservatively against multiple income scenarios before committing.
- 10-year privatisation timeline: Foreigners may only purchase the unit after full privatisation at the 10-year mark. This compresses the secondary market during years 5–10 to Singapore Citizens and Permanent Residents only, potentially capping resale upside in that window if demand from that buyer pool is thin.
- Greenfield execution risk: Tengah’s amenities — the town centre mall, integrated transport hub, polyclinic, and JRL stations — are planned, not delivered. Infrastructure delays, scope reductions, or changes to the JRL phasing schedule could extend the period during which residents live in a partially-built environment. Check the LTA JRL project page for the latest commissioning milestones.
- Price compression vs private condos: At S$1,700 psf, Otto Place is priced only modestly below new-launch private condominiums in the OCR. The traditional EC discount to private peers has narrowed as each successive Tengah EC has repriced higher. Buyers who need the EC grant subsidy to make the numbers work should model resale PSF carefully using the price heatmap to contextualise District 24 transaction data.
- Income ceiling eligibility gate: The S$16,000 gross monthly household income ceiling means that households experiencing rapid career progression may find themselves ineligible for future EC purchases, reducing their ability to “upgrade” within the EC segment. Buyers near the ceiling should confirm eligibility with HDB’s official eligibility portal before exercising the Option to Purchase.
- Western corridor liquidity: Tengah remains a newer address without the established rental ecosystem of Tampines, Bishan, or Clementi. Rental yields during the first five post-MOP years may be softer than comparable ECs in mature towns until the Tengah community critical mass builds.
- ✅ First-timer SC couple, combined income S$10,000–S$16,000: Squarely within the EC income ceiling; eligible for Family CPF Housing Grant up to S$30,000. EC entry price materially below comparable private OCR condos. 5-year MOP aligns naturally with starting a family in a car-lite, green-corridor neighbourhood.
- ✅ HDB upgrader (existing flat disposal required): EC rules require disposal of HDB flat before possession. For upgraders who planned to sell anyway, the EC subsidy framework effectively funds a significant portion of the step-up cost. Tengah’s new-town premium is still achievable at a price point below fully private alternatives in D24.
- ⚠️ Young professional couple planning family, income near S$16,000 ceiling: Eligibility is confirmed at application date but household income growth over the loan tenure is not a concern post-purchase. However, buyers near the ceiling should confirm both applicants’ income assessments carefully with HDB before signing. JRL connectivity and town-centre amenities will suit a young family well once delivered.
- ⚠️ Investor targeting rental yield post-MOP: Rental demand in Tengah is unproven at scale. The JRL and town-centre development are catalysts, but the 5-year MOP means the first rental income is 5+ years away. Yield projections using current OCR rental comparables may not hold as supply from Copen Grand, Novo Place, and Otto Place all enters the resale/rental market simultaneously around 2029–2031.
- ⚠️ Singapore Permanent Resident (non-citizen): PRs may purchase an EC but must form a family nucleus with at least one SC. CPF Housing Grant entitlement is reduced for PR-inclusive households. PRs who become SC before the 5-year MOP will face a slightly compressed resale pool (SC/PR only) for years 5–10.
- ❌ Foreign national or entity buyer: Foreigners are statutorily ineligible to purchase an EC during the first 10 years. Otto Place will only be available to foreign buyers from approximately 2034 onwards, by which time the asset is a standard private condominium. Foreign buyers should instead consider fully private OCR launches in District 24 or adjacent districts.
Otto Place is a well-conceived EC for Singaporean households who are structurally motivated to own within the EC framework — first-timers, genuine upgraders, and young families who value green living and are prepared to accept the town’s 5–7 year maturation timeline. The Tengah master plan is serious: four JRL stations, an underground road network, a 100-metre forest corridor, and a purpose-built integrated transport hub are not marketing narratives but committed public infrastructure investments backed by URA and LTA capital programmes. These fundamentals should translate into a structurally stronger resale market post-MOP than a comparable EC in a fully mature town with declining infrastructure novelty.
The risk is price. At S$1,700 psf, Otto Place sits at the top of the EC pricing band in Singapore’s recent history. The subsidy advantage over private condominiums in the same district is real but narrower than it was for Copen Grand buyers in 2022. Buyers need to be honest about whether the CPF grant and EC pricing genuinely improve affordability versus waiting for a private launch, or whether Tengah’s premium has been fully priced in. Those who model their mortgage repayments conservatively and treat the 5-year MOP as a non-negotiable holding commitment — rather than an inconvenience to be worked around — are likely to benefit most from the infrastructure tailwinds building in Singapore’s western corridor. Those who need flexibility, or who are investing primarily for short-term resale upside, should weigh the MOP constraints carefully before committing.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 590 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for OTTO PLACE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 1,466 condo transactions recorded in District 24 over the last 12 months, 100% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 24 could add roughly 615 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Tengah Garden Walk (EC) | — | ~615 | Confirmed | Available |
HDB Alternatives Nearby
Weighing OTTO PLACE against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong East — 4-room average $564,824 (260m away), an upgrader gap of about $1,200,000
- Bukit Batok — 4-room average $626,224 (360m away), an upgrader gap of about $1,100,000