Same estate, two Prime launches
Both sit on the former Keppel Club site in the new Berlayar estate, Bukit Merah — the first public-housing pieces of the Greater Southern Waterfront. HDB’s estate plan: about 7,000 HDB flats and 3,000 private homes on 48 hectares, with green corridors tying the Southern Ridges to Labrador Nature Reserve.
| Berlayar Residences | Berlayar Rise | |
|---|---|---|
| Launch | October 2025 | June 2026 |
| Class | Prime | Prime |
| BTO units | 880 (HDB brochure: 3 sale blocks; 4th block rental) | 1,976 (6 blocks, 33–49 storeys) |
| Mix | 2-room Flexi, 3-room, 4-room | 2-room Flexi (816), 3-room (172), 4-room (988) |
| Clawback | Prime (see Oct 2025 brochure) | 14% |
| MRT | Green corridors to Telok Blangah; also near Labrador Park | Next to Telok Blangah MRT |
| Car-lite | Yes (gazetted Berlayar car-lite area) | Yes (same estate rules) |
| June 2026 demand | Already balloted in 2025 | 8,824 applications, 4.5×; 4-room 5,023 apps (3.2× FT, 22.6× ST) |
HDB’s September 2025 press release previewed Residences at about 870 BTO plus 200 rental; the October 2025 brochure locked 880 sale units. Use 880.
Location and waterfront timeline
Residences sits between Berlayar Street and Berlayar Drive, with two green corridors toward Telok Blangah MRT. Rise is bounded by Berlayar Street and Berlayar Drive and is the one HDB copy describes as next to the station. If MRT-at-the-door is the whole thesis, Rise is the closer of the two.
Both share VivoCity / HarbourFront, Labrador Nature Reserve, Berlayar Creek, Southern Ridges, and the Telok Blangah Beacon market / food centre targeted around 2027. Greater Southern Waterfront is a multi-decade rebuild of the southern coast, not a 2027 amenity switch. Do not price a completed waterfront city into a 2026 TOP fantasy — Rise’s own waiting time is about 49–54 months depending on block.
Price and unit mix
Neither project offers 5-room. Prime in this estate is Flexi / 3-room / 4-room only. Rise is more than double Residences’ sale units, with almost 1,000 4-rooms. That did not cap demand: 5,023 applications still landed on those 988 4-rooms.
Compare selling prices from each launch brochure, not from this paragraph. Residences transacted in a different price batch (Oct 2025). Rise’s June 2026 list is the one current applicants live with. Grants (EHG up to $120,000 for eligible first-timer couples) apply on both if you qualify.
Resale outlook (constraints, not a forecast)
Same Prime rulebook: 10-year MOP, subsidy recovery, tighter resale eligibility. Rise’s 14% clawback is explicit in the June 2026 HDB listing. That 14% comes off resale price or valuation on the first sale — it is not a rounding error.
Resale buyers later will also need to clear Prime conditions. The buyer pool is smaller than a Standard Woodlands 4-room. The offset is scarcity of new Bukit Merah / harbourfront HDB and private condos nearby that OrangeTee noted sit above $2 million.
More Berlayar BTOs will launch after Rise. That future supply is the main thing that can cool the “only two projects” story. The estate is planned for thousands of HDB units, not 2,856.
Who each project is for
Residences (already launched): you either have a queue from Oct 2025 or you are looking at resale / leftover much later. It is the quieter first drop, slightly further from the station in HDB’s own site story.
Rise: you wanted the station, accepted 14% clawback, and either got a selectable queue in June or you did not. At 4.5× overall and 22.6× for second-timer 4-rooms, most applicants did not.
If you missed both, the next city-fringe Prime analogue in 2026 is Toa Payoh West @ Caldecott in October — interchange living, still no 5-room, still 10-year MOP. Berlayar itself will return in a later exercise; that date is not published.
Read the estate pages: Berlayar Residences and Berlayar Rise.
