Merpati Meadow is the smallest project HDB launched on 4 November 2026. 438 Plus flats in three 18-storey blocks on Merpati Road, Geylang. The wait is 39 months. Mattar MRT on the Downtown Line is about a five-minute walk. Aljunied Park sits on the site boundary.
The mix is tight: 33 two-room Flexi Type 1, 134 Type 2, and 271 four-room. There is no 3-room and no 5-room. Subsidy recovery is 8%, a point below the 9% at the two Bayshore Plus sites. The MOP is still 10 years.
271 four-room flats in a 438-unit site
Four-room is 89 sqm (86 sqm internal), $545,000 to $726,000. Annex A puts nearby 4-room resale of 93 to 96 sqm at $920,000 to $1,100,000 on about 92 years remaining. That is the steepest new-versus-resale gap in this round's Plus group. It is also the reason a 271-unit pool next to a Downtown Line station will not stay quiet.
Type 1 two-room Flexi is 40 sqm, 33 units, $253,000 to $300,000 on 99 years. That is the highest 99-year Type 1 entry of the seven projects. A 15-year Type 1 short lease is $85,000 to $100,000. Type 2 on 99 years is $306,000 to $378,000. There are no 2-room resale comparables in the Annex A table.
Because you apply by town and flat type, a Geylang 4-room application this round is this project. There is no second Geylang BTO in the exercise to dilute the queue.
8% recovery, not 9%
Plus is not one clawback rate. Bayshore Oasis and Bayshore Sails recover 9%. Merpati Meadow recovers 8%. Prime Toa Payoh Hillside recovers 11%. If you are modelling a sale after the 10-year MOP, that one-point gap versus Bayshore is real money on a $600,000-plus 4-room. It does not make Merpati cheaper to buy. The 99-year Type 1 here starts $23,000 above Oasis and $45,000 above Sails.
HDB named the project for the green on two sides: Aljunied Park adjacent, and a common green opposite Jalan Anggerek. The nearby roads are flower names, Jalan Anggerek and Jalan Melati. Facades use a yellow-to-orange-to-red gradient. Take that as the architect's brief, not a reason to ballot.
Mattar, Circuit Road, last Geylang launch was Alcove
Mattar is on the Downtown Line. Buses serve the precinct. Circuit Road Hawker Centre and MacPherson Market and Food Centre are the walking-distance hawker pair HDB and the town copy keep pointing at. Canossa Catholic Primary School is in walking range. Confirm the current Primary 1 distances yourself.
The last Geylang BTO on this stretch was Merpati Alcove in October 2024. Alcove is the precedent for how a small Merpati Road Plus site behaves in the ballot. A 438-unit Plus next to a park and a DTL station is a short-list project for households who already live in Geylang or MacPherson and do not want Bedok or Toa Payoh.
On site, HDB is putting playgrounds, fitness stations, a precinct pavilion and a preschool at the MSCP ground level, a roof garden with sheltered seating on the MSCP, and extra playgrounds, fitness stations and a multi-purpose court on the common green. Those facilities are public.
The full price grid, including short leases, is on the Merpati Meadow project page. Applications close 11 November 2026 at 11:59pm. If you need a 5-room, this is the wrong town this round. Look at Chencharu Acres, Sembawang Anchor or Plantation Dew.
Practical details
- Project: Merpati Meadow, Plus, 438 sale flats
- Location: Merpati Road, Geylang, next to Aljunied Park
- Nearest MRT: Mattar (DT25), about a five-minute walk
- Wait: 39 months
- 4-room: 271 units, $545,000 to $726,000
- 2-room Flexi Type 1 (99-year): $253,000 to $300,000 (33 units)
- Plus rules: 10-year MOP, 8% subsidy recovery
- Apply by: 11 November 2026, 11:59pm
- Project page: Merpati Meadow
- Earlier launch: Merpati Alcove
- Official: HDB Flat Portal
