Teban Heights BTO Review: October 2025's Longest Standard Wait, Next to a Future JRL Station

If you still hold a Teban Heights queue number that reaches the flats, and your housing for the next four years is settled, book. The October 2025 exercise closed on 22 October 2025, HDB has published its final application rates, and as of September 2026 the decisions left are yours: whether to take a flat, which one, and where to turn if the ballot went against you.

The trade, as HDB's own documents set it out:

• The slowest Standard project of its exercise. HDB estimates 48 months, or four years. The other four Standard projects that October, Ping Yi Court, Fernvale Plains, Chencharu Grove and Yishun Glade, were HDB's Shorter Waiting Time projects, estimated at 31 to 33 months and sold with flooring, internal doors and sanitary fittings in the price. Teban's estimate is 15 months or more longer than any of theirs, and its prices exclude those items.
• A station with no date. HDB's brochure says residents "will be well served by the future Jurong Region Line MRT station right next to Teban Heights". Future is HDB's word. Neither the brochure nor the launch release gives an opening date, and we do not guess one.
• Family flats priced well below HDB's comparables. The 4-room, at $397,000 to $539,000 before grants, is 29% below HDB's own resale comparables, midpoint to midpoint; the 5-room, at $576,000 to $740,000, is 20% below. The 3-room, from $254,000, had the lowest 3-room starting price in HDB's October 2025 launch release.
• Ordinary family queues, a steep one for singles. First-timer families filed 2.0 applications per 4-room flat set aside for them and 2.1 per 5-room or 3Gen flat, against HDB's median of 1.9 for 3-room and bigger flats; first-timer singles filed 19.7 per 2-room Flexi, the highest singles' rate of the October 2025 BTO exercise.

Who should book, and who should not:

• A first-timer family with a 3-room or 4-room number inside the supply: book, if Jurong East works for your job, your children's schooling or your parents. The 3-room had the exercise's lowest 3-room starting price and the 4-room sits further below HDB's comparables than the 5-room, both on Standard terms: a 5-year minimum occupation period (MOP) and no subsidy recovery when you sell.
• A family weighing the 5-room: buy it for space you need, not as the better deal. At $5,772 per square metre at the midpoint it is Teban's dearest flat type by area, and the top of its range, $740,000, sits above the $715,000 median of Jurong East's 102 5-room resales from July 2025 to June 2026, none of them with a lease from 2015.
• A multi-generation family with a 3Gen number: per square metre the 3Gen costs less than the 5-room ($5,583 against $5,772 at the midpoint), and Teban's dearest 3Gen, at $738,000, is $2,000 below its dearest 5-room for 7 sqm more floor area. HDB's site plan puts all 36 of them in Block 425A.
• A single with a 2-room Flexi number: you came through the exercise's stiffest singles' queue. From $160,000 including HDB's $15,000 singles' amount, before the Enhanced CPF Housing Grant (EHG), take it if a 40 or 49 sqm flat and a four-year wait fit your plans.
• A household that needs its own home within three years: Teban was never the project for you; wait for the estimates HDB publishes with the November 2026 projects.
• A household that missed out and wants Jurong East: HDB's preliminary November 2026 list has no Jurong East flats, and the town's young resale flats in the year to June 2026 changed hands almost entirely on Teban Gardens Road.

Teban Heights prices its 4-room and 5-room flats well below HDB's resale comparables and asks for four years and untiled living-room and bedroom floors in return: take that trade on its own terms, and count the train as a bonus HDB has not dated.

From HDB's October 2025 launch release and its Annex A price list, the Teban Heights sales brochure and HDB's final October 2025 application rates.

Towers, a courtyard and roof gardens. HDB named the project "for its tall residential blocks" and centred it on "a welcoming central courtyard space, featuring playgrounds and fitness stations". There are roof gardens on top of the multi-storey car park and a social communal facilities block that houses a preschool, and HDB says the project's facilities "will be accessible to the public". Its eco-features include separate chutes for recyclables, regenerative lifts, bicycle stands and parking spaces ready for future electric-vehicle charging.

Read off the site plan. HDB's site plan puts all 36 3Gen flats and all 36 of the smaller 2-room Flexi flats in Block 425A, the 37-storey block; Block 425B, at 36 storeys, holds most of the 4-rooms. To the west it shows existing public housing, a neighbourhood centre and a market/food centre; across Teban Gardens Road to the north, land labelled "site reserved for future high-rise residential development". HDB also notes that the residential blocks "may be completed ahead of the proposed precinct facilities", and it encourages applicants to "visit the place before booking a flat".

Two towers on a plot framed by three roads, beside a rail line under construction and land reserved for more high-rise homes: HDB's plans show this corner of Jurong East changing after you book.

HDB's transport line for Teban Heights is short and specific: residents "will be well served by the future Jurong Region Line MRT station right next to Teban Heights, and bus services along Teban Gardens Road, Jurong Town Hall Road, and West Coast Road".

Three things follow from HDB's own pages.

• The station is future, in HDB's text and on HDB's maps. The brochure's location map draws the Jurong Region Line as a future line, with the station beside Teban Heights marked "(U/C)", under construction; the site plan labels the rail line along Jurong Town Hall Road the same way.
• There is no date to hold anyone to. The brochure gives no opening date for the station, and HDB gives no completion date for the flats, only its 48-month estimate. Whether trains are running when you collect your keys is a question HDB's documents do not answer, so this review does not answer it either.
• There is no walking time. HDB says "right next to", and its maps place the station on Jurong Town Hall Road, beside the site's north-east corner. The brochure gives no distance or minutes, and neither do we.

What the maps show around the site. HDB's brochure carries a general note for its projects: housing projects "may be located near roads, railways, airbases, construction sites, and land used for non-residential purposes", and residents "may experience related disamenities including but not limited to higher noise levels and smell nuisance". Teban's location map, read on the rendered page, shows the Ayer Rajah Expressway to the north, marks "Existing Industries" north of Teban Gardens Road, and east of Jurong Town Hall Road, and draws the rail line beside the site as under construction. HDB does not say whether any of these will affect Teban's residents, and we do not either. HDB encourages applicants to see the place before booking; if you hold a number, make that visit before your appointment.

How to weigh it. If you would use the Jurong Region Line, the station is a fair reason to prefer this site within Jurong East. It is a weak reason to pay the top of a range, or to accept a four-year wait you cannot comfortably fund, because nothing in HDB's documents says when it will open. HDB's sentence does not call the buses future, though its site plan marks the bus bay beside the site on Jurong Town Hall Road as a "future bus bay and shelter"; the one it marks on West Coast Road is existing.

HDB tells you where a Jurong Region Line station will be and says nothing about when: choose Teban on the buses, and let the train be the upside.

HDB's Annex A gives Teban Heights an estimated waiting time of 48 months. The clock starts at the median month of flat selection, not at your application, and stops at the median month the blocks are projected to be completed, so it describes the project rather than your unit. Booking starts from 4 weeks after the ballot results and takes several months to work through the queue, so the time from your application to that booking period sits outside HDB's figure.

HDB's Annex A, October 2025.

Placing the 48. It is 12 months over the three-year line that defines HDB's Shorter Waiting Time projects (under 36 months). It puts a Standard project among the Plus and Prime ones: a month more than Bishan Terraces, a month less than Oak Ville @ AMK. Across HDB's BTO launches from October 2025 to June 2026, no Standard project had a longer estimate (see our waiting times guide).

Why, according to HDB: it does not say. HDB's launch documents give no reason for Teban's estimate, and we do not supply one.

A date HDB has not given. HDB has not published a completion date for Teban Heights. Adding 48 months to the launch or to a booking month would be our arithmetic, not HDB's commitment, so we do not print a date. Once you have booked, HDB's own updates on your flat are the ones to rely on.

What four years costs you. Somewhere else to live for the whole period, with family or in a rented home, and a later start to everything that follows: the five-year MOP runs from the legal completion of your purchase, so a slow build pushes back the day you could sell or let the whole flat too.

At Teban the four years are part of the price: a household that needs its own home within three should not book here.

HDB's Annex A, October 2025, 99-year lease. The price per square metre is PropKaki arithmetic: the midpoint of each range over the floor area including the air-con ledge. Prices exclude grants, the resale levy and any additional payments; the unit you choose sets the actual price.

Where Teban sits in its exercise.

• The lowest 3-room starting price of October 2025. At $254,000 it had the lowest 3-room starting price in HDB's October 2025 launch release, and HDB's headline for the whole exercise, "a 3-room Standard flat starting from $149,000" after grants, is Teban's own 3-room row, with a $105,000 EHG assumed.
• The 4-room is not the cheap one. At $397,000 to $539,000 without finishes, it starts and ends above the Standard 4-rooms in Sengkang and Yishun (Fernvale Plains from $344,000, Chencharu Grove from $358,000, Yishun Glade from $343,000) and below Ping Yi Court's in Bedok (from $498,000), and all four of those came with flooring, internal doors and sanitary fittings in the price. HDB's exercise headline of "a 4-room Standard flat starting from $263,000" is not a Teban figure: Teban's own 4-room row starts at $317,000 after an assumed $80,000 EHG.
• The 5-room is the dearest by area. $5,772 per square metre at the midpoint, against $4,979 for the 4-room, and its gap to HDB's comparables is the narrower of the two (below).

Bare floors. Every Teban flat comes with floor and wall tiles in the bathrooms and kitchen and a water closet suite; the 2-room Flexi adds a bedroom sliding partition and a bathroom door. Flooring for the living room and bedrooms, internal doors and fittings such as the basin and shower set come through HDB's opt-in OCS or your own renovation: "If you opt-in for OCS, the cost of the optional components will be added to the price of the flat." We hold no OCS prices for Teban and quote none; our renovation guide weighs HDB's package against your own contractor.

HDB's after-grant starting prices. HDB's October 2025 release priced Teban's cheapest flats after grants at:

HDB: "The starting prices after grant amounts are illustrative. The actual grant amount received will depend on the household's income and eligibility." Each row is Teban's own; it was HDB's only Jurong East project that October.

The lowest figures lean on the largest grants: the $25,000 2-room Flexi assumes the full $120,000 EHG, paid only to first-timer families earning up to $1,500 a month. On HDB's EHG bands, the cheapest flat of each type for a first-timer family at four household incomes:

The EHG follows average gross monthly household income over the 12 months before the HFE application; none is paid above $9,000, and the full grant needs a lease that covers the youngest buyer to 95. Ceilings are dated: October 2025 applicants were assessed on $14,000 a month for a 4-room or bigger flat ($21,000 for extended families) and $7,000 for a 99-year 2-room Flexi; for HFE letters applied for from 24 August 2026 those are $16,000, $24,000 and $8,000.

HDB's own income ladder names Teban. Working from typical selling prices, HDB's October 2025 release listed what households could buy with the mortgage serviced from CPF "with little or no cash payment": at $4,000 a month (EHG $80,000), a 3-room flat in any of the Standard projects; at $7,000 (EHG $30,000), a 4-room flat in any of them; and at $9,000 (EHG $5,000), a 5-room Standard flat in Teban Heights, Fernvale Plains or Chencharu Grove. At $7,000 the release's 5-room list named only Fernvale Plains and Chencharu Grove: Teban's 5-room appears only at $9,000.

The income a full HDB loan needs. HDB sizes its loan at a 3.0% interest floor over 25 years and caps the instalment at 30% of income. For the full 75% loan, before grants:

PropKaki arithmetic on HDB's loan rules, the same method as our BTO prices guide. HDB's actual loan rate is below the 3.0% floor, grants lower the price you borrow against, and your HFE letter sets your real loan.

The comparables HDB picked for Teban. HDB set two of Teban's flat types against resale flats of its choosing nearby; for the 2-room Flexi, 3-room and 3Gen it found none.

HDB's Annex A, October 2025; the gap is PropKaki arithmetic. HDB: "The differences in attributes between the resale comparables and the new flats should be taken into account when making a comparison."

Even the top of each Teban range sits below the bottom of HDB's comparables, which are flats with about 87 years of lease left. The 4-room comparables are 2 sqm smaller than Teban's 4-room and the 5-room comparables 4 sqm larger than Teban's 5-room. These are other flats' prices, not a value for Teban.

Teban's price list is kindest to its smaller family flats: the exercise's lowest-starting 3-room and a 4-room 29% under HDB's comparables, while the 5-room costs the most per square metre and sits closest to them.

HDB publishes one row of rates per town and flat type. Teban Heights was the only Jurong East project in October 2025, so no row below is shared with another project. The one pooling is by flat type: HDB counts Teban's 142 5-room and 36 3Gen flats together, as 178.

HDB's final October 2025 rates, application window 15 to 22 October 2025. A dash means the group could not apply for that flat type. HDB's October 2025 medians: 1.9 for first-timer families and 15.9 for second-timer families (3-room and bigger), and 7.4 for first-timer singles (2-room Flexi).

Reading a rate without turning it into odds. A rate divides one group's applications by the flats HDB set aside for that group: at 2.0, first-timer families filed roughly two applications for each 4-room flat reserved for them. It is not a probability, for three reasons. HDB's shortlist runs past the supply, potentially up to 200% of it, so the later queue numbers only reach a flat if enough households ahead of them drop out. About 20% of applications, HDB estimates, come from households that applied in earlier launches, some of them still waiting to book. And ballot weight differs within a group: under HDB's rules as its August 2026 release restates them, First-Timer (Parents & Married Couples) families get three ballot chances, plus first priority under the Family and Parenthood Priority Scheme for a Standard flat of 4 rooms or fewer; other first-timer families get two, and second-timer families one.

What Teban's rows show.

• Typical for families in the bigger flats. First-timer families filed 2.0 per 4-room and 2.1 per 5-room or 3Gen flat, just above HDB's median of 1.9. The longest Standard wait of the exercise did not come with a short family queue; it came with a typical one.
• About one per 3-room. First-timer families filed 1.0 applications for each 3-room flat set aside, the lowest first-timer family rate among the exercise's three Standard 3-room rows, and for the 3-room with the exercise's lowest starting price. HDB's figures cannot say whether size, the wait, the town or something else kept it there.
• Second-timers crowding the biggest flats. Second-timer families filed 24.1 per 5-room or 3Gen flat, well above HDB's median of 15.9. Second-timer families can be allotted only a small share of Standard 4-room and bigger flats, up to 10% (our rates guide sets out the quotas), so their rate is measured against few flats. Their 3-room (8.7) and 4-room (14.0) rates sat below the median.
• Every group's small-flat figure. For the 2-room Flexi, first-timer families filed 1.1, second-timer families 2.3, seniors 1.8 and singles 19.7; the next section takes the singles' figure apart.

Before your booking appointment. Booking starts from 4 weeks after the ballot results and takes several months, so what is left when your turn comes depends on everyone ahead of you. At the appointment you pay an option fee of $500 for a 2-room Flexi, $1,000 for a 3-room or $2,000 for a 4-room or bigger. Declining has a cost: if you do not select a flat when your number is called, a first-timer family is "placed in the second-timer category for a 1-year period", and singles and second-timer families "will not be able to participate in any sales exercises for a 1-year period", unless there were "10 or fewer BTO flats" left to choose from. Changing your mind later is dearer: pull out after booking and the option fee is forfeited, or after signing the Agreement for Lease and HDB keeps 5% of the price instead, and in both cases a year passes before you may apply again. Our step-by-step guide covers the appointment.

For first-timer families, Teban's queues looked like the rest of October 2025's; the crowding came from singles for the 2-room Flexi and second-timers for the biggest flats.

HDB's final October 2025 rates for Teban's 143 2-room Flexi flats (36 of 40 sqm, 107 of 49 sqm), which drew 736 applications; the row is Teban's alone. HDB's October 2025 median for first-timer singles was 7.4.

How it ranks. It was the highest singles' rate of the October 2025 exercise, which sold BTO flats only. Across HDB's BTO launches from October 2025 to June 2026, only Tampines Nova's 2-room Flexi row, in February 2026, ran higher for singles (our rates guide has every row).

Families wanted it too. First-timer families filed 1.1 applications per 2-room Flexi set aside for them. In the October 2025 exercise, Teban's was the only 2-room Flexi row in which first-timer families filed more applications than the flats set aside for them; second-timer families filed 2.3.

The arithmetic behind a high singles' rate. HDB sets seniors' share of each project's 2-room Flexi flats first, at "at least 40% or 100 units, whichever is higher", and families, second-timers and singles divide the rest, singles taking up to 65% of it. With 143 flats, the 100-unit floor is the higher figure, so most of Teban's 2-room Flexi flats were reserved for seniors before the singles' share was counted. A small denominator makes a high rate. It does not say why so many singles chose Teban, and HDB records no reasons.

What a single paid. Singles aged 35 and above pay HDB's additional $15,000, built into the price, so Teban's cheapest 2-room Flexi becomes $160,000. The EHG for singles reaches $60,000 and stops above $4,500 of the single's own income:

On HDB's EHG (Singles) bands, from $145,000 plus the $15,000. The income ceiling for a single buying a 99-year 2-room Flexi was $7,000 a month when October 2025 applicants applied; it is $8,000 for HFE letters applied for from 24 August 2026.

Seniors. Buyers aged 55 and above could take the same flat type on a short lease of 15 to 45 years, from $49,000 for 15 years on the smaller flat to $105,000 to $139,000 for 45 years on the larger, provided the lease covers every buyer and spouse to at least age 95. HDB's October 2025 release also pointed to the enhanced Silver Housing Bonus of "up to $40,000" for eligible seniors right-sizing to a 2-room Flexi, an enhancement HDB said would take effect in December 2025, and "a cash bonus of up to $30,000" for seniors buying a 3-room in that exercise. On any lease, a 2-room Flexi may not let out a bedroom.

If you are single and missed out. Rates do not carry from one exercise to the next, but the mechanism does: when HDB launches in November, look at how many 2-room Flexi flats each project offers, because seniors' floor takes a far bigger share of a small batch than of a large one.

Teban's 2-room Flexi drew October 2025's stiffest BTO singles' queue and its only first-timer family 2-room Flexi rate above 1: a small batch that more than one kind of buyer wanted.

Teban is a Standard project, the lightest of HDB's three classifications once you have the keys.

HDB's rules on selling, renting out bedrooms, renting out a whole flat and income ceilings.

Teban beside the exercise's Plus and Prime flats. Five of the exercise's ten projects were not Standard: Oak Ville @ AMK (Plus) and Bishan Terraces, Redhill Peaks, Berlayar Residences and Mount Pleasant Crest (Prime). Their owners face a 10-year MOP, can never let the whole flat, and repay HDB a share of the resale price or valuation, whichever is higher, whenever the flat is first sold, however long they have owned it. Their resale buyers face an income ceiling and start a fresh MOP of their own. A Teban flat carries none of that into its second sale.

What we leave out. We give no rent and no resale price for Teban Heights: it has not been built, let or sold, and any figure would be a forecast. For how Standard flats have fared as they reach their MOP, see our MOP guide.

Standard is the least complicated part of the Teban trade: five years of living in it, then HDB's ordinary rules, with no clawback when you sell.

Another new flat. HDB's November 2026 exercise has about 7,960 flats in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. The preliminary list has no Jurong East flats, and Teban was the only Jurong East BTO project in HDB's exercises from October 2024 to June 2026. HDB names no projects or classifications before launch day (see our BTO launch schedule). HDB's own advice, in its June 2026 release, is to "consider applying to projects with lower application rates, such as those with an application rate of around one or lower". Past rates do not predict November's.

A failed Teban application still counts. Teban is a Standard project, so it counts towards HDB's extra ballot chances: a first-timer family that has been unsuccessful in two or more BTO applications for Standard flats gets one more chance for each later BTO application for a Standard flat, capped at five chances in total for First-Timer (Parents & Married Couples) families and four for other first-timer families.

Balance flats. The most recent Sale of Balance Flats, February 2026's, offered 4,320 flats left over from earlier BTO launches; HDB had not announced another as at 18 September 2026.

Buying into Jurong East now. PropKaki's analysis of HDB resale registrations in Jurong East, July 2025 to June 2026:

These are other flats. Teban Heights has never been resold and has no resale price or rent.

Read the last column before the medians. In that year, Jurong East's resales of flats with leases from 2015 were almost all on Teban Gardens Road, one of the three roads HDB names around Teban Heights: 8 of the 9 young 3-room resales and all 5 young 4-room resales. The young-flat medians describe a handful of sales on one road, not the town. HDB's own 4-room comparables for Teban, $640,000 to $685,000 with about 87 years of lease left, sit above the $615,000 median of those five; HDB chose its comparables, which may differ in timing, floor and condition, so read both as what other flats fetched. The all-ages medians mix flats of every age and remaining lease: even so, the top of Teban's 4-room range, $539,000, sits below the $550,000 all-ages 4-room median, while the top of its 5-room range sits above the $715,000 all-ages 5-room median.

Income rules differ by route: skip the CPF Housing Grant on a resale Standard flat and no income ceiling applies; take the grant, or apply for a new 4-room or bigger flat, and a family's ceiling is now $16,000 a month (for HFE letters from 24 August 2026).

Missing Teban does not lock you out of this corner of Jurong East, but in the year to June 2026 its young-flat market was a handful of resales on one road.

Sources we drew on. HDB's October 2025 launch release, for its after-grant starting prices, its income ladder and its notes on Shorter Waiting Time flats, seniors' bonuses and the exercise as a whole, and the release's Annex A price list, for the flat types, sizes, prices, estimated waiting time and resale comparables; the Teban Heights sales brochure, for the setting, blocks, facilities, transport, finishes and HDB's general notes; HDB's final application rates for the October 2025 exercise; property_rules, PropKaki's register of HDB rules, for the Enhanced CPF Housing Grant bands, income ceilings, ballot chances, the MOP, the renting rules, the non-selection rule, option fees and cancellation; and PropKaki's analysis of HDB resale registrations in Jurong East from July 2025 to June 2026. The other October 2025 projects' prices, waits and rates come from the same Annex A and results page; rankings against later launches, the seniors' quota and the finishes of the Shorter Waiting Time projects come from our live BTO guides, which use the same HDB data. The site-plan and location-map details (which block holds which flats, the land reserved across Teban Gardens Road, the rail works and the industrial parcels) were read on the brochure's rendered pages, not its extracted text.

Where PropKaki did the maths. The price per square metre, the midpoint-to-midpoint gap to HDB's comparables, the loan and income table and the after-grant prices on HDB's EHG bands are PropKaki's sums on HDB's figures.

What we did not claim. No completion date for Teban Heights and no opening date for the Jurong Region Line station: HDB published neither, and adding a wait to a launch month would be our guess. No resale price, rent or forecast for Teban Heights, which has not been built, sold or let; the town figures and HDB's comparables describe other flats. No probabilities: the rates describe a closed exercise and do not predict the next one. No reason for the length of the wait or of any queue beyond what HDB's figures show. No distance or walking time to anything. Grant and loan figures are illustrations on HDB's bands and rules; your HFE letter decides yours. This is a desktop analysis of HDB's documents, not a site or showflat visit, and it is not financial advice: verify every figure with HDB before you act.