Tengah, Singapore’s first HDB town designed with seamlessly integrated smart technologies, sets a new benchmark for sustainable and community-centric living. Masterplanned with lush greenery and eco-friendly features,
Tengah offers a car-free town centre, extensive walking and cycling networks, and thoughtfully designed communal spaces that encourage residents to live, learn, work, and play in harmony with nature. Strategically located near the Jurong Innovation District and Jurong Lake District — two key growth engines for Singapore’s future economy — Tengah spans an area comparable to Bishan, yet reimagines urban living to make residents feel truly “At Home with Nature”.
“Otto” — which means “eight” in Italian — symbolises Otto Place’s eight residential blocks. In German, “Otto” is associated with good fortune, wealth, and prosperity, reflecting the aspirations of homeowners seeking a vibrant and thriving community.
This 99-year leasehold Executive Condominium (EC) is the second project to launch in Tengah’s rapidly growing residential enclave, following the strong performance of Novo Place last year. Novo Place saw 57% of its units sold during its launch weekend and 88.1% taken up by the second balloting, signalling robust demand and growing confidence in Tengah’s transformation story.
With its contemporary concept and strategic location in this next-generation smart town, Otto Place is well-positioned to capture buyers’ interest — and may well match or surpass Novo Place’s success as Tengah evolves into Singapore’s newest frontier for sustainable urban living.
Preview for Otto Place EC will begin on 4 July 2025, with its official launch slated for 18 July 2025.
Otto Place will be developed by the reputable and well-established partnership of Hoi Hup Realty and Sunway Developments — seasoned builders with a diverse track record spanning private condominiums, landed homes, cluster-strata housing, executive condominiums, and mixed-use commercial projects.
Their past developments include well-received projects such as Hundred Palms Residences, Parc Canberra, and Parc Central Residences, all of which reflect their commitment to quality and thoughtful design.
In this article, we explore the key attributes of Otto Place EC in depth, offering an insightful analysis of what makes this project an attractive option for both homeowners and investors.
Note: This article was written in June 2025 and does not reflect data and market conditions beyond.
Project Details
Location Analysis
Otto Place EC is well-situated in Tengah, Singapore’s newest smart and sustainable town. Residents will enjoy convenient access to two upcoming MRT stations on the Jurong Region Line — Tengah Park and Bukit Batok West — both within walking distance and expected to open in 2028. These connections will link residents directly to major hubs like Jurong Lake District and Jurong Innovation District, providing easier commutes and access to future employment centres.
Everyday needs are well-covered too. Right next door is Plantation Plaza, a neighbourhood centre that will house a supermarket, food court, various dining options, shops, services, and enrichment centres — offering residents a practical one-stop destination for groceries, meals, and daily errands.
Families with school-going children will also benefit from Otto Place’s location within 1km of Princess Elizabeth Primary School. In 2024, this school recorded the highest level of demand islandwide, with 270 applicants competing for just 41 spots during Phase 2C — about 6.6 applicants per place — and 142 applicants vying for 45 vacancies under Phase 2A. Proximity to such a popular primary school provides families with greater confidence during enrolment.
Other schools that are within 1km radius include Jurong Primary School, Yuhua Primary School, and future Pioneer Primary School.
Within 2km radius, there are Bukit View Primary School, Rulang Primary School, Shuqun Primary School, Dazhong Primary School, Fuhua Primary School and future ACS Primary School.
In summary, Otto Place’s location combines upcoming transport links, nearby amenities, and access to a highly sought-after primary school — key factors that enhance its appeal as both a comfortable home and a sound long-term investment in Tengah’s evolving landscape.
Site Plan & Facilities Analysis
Otto Place EC is designed with residents’ comfort and lifestyle in mind. The development features eight residential blocks surrounded by lush landscaping, walking trails, and green pockets that create a serene living environment.
Families can enjoy a variety of 5 pools — from a 50m lap pool and aqua gym to hydrotherapy and children’s pools — while sky gardens and terraces on higher floors offer quiet retreats with elevated views.
For recreation and gatherings, residents have access to BBQ pavilions, a clubhouse, function rooms, a community garden, multi-purpose courts, and even a skating trail. Plantation Plaza next door adds daily convenience with dining, groceries, and retail options just steps away.
Smart home features, EV-charging lots, rooftop solar panels, and sustainable materials round off a thoughtful masterplan that balances modern living with green design.
Unit Distribution & Floor Plan Analysis
Otto Place EC offers a range of unit types catering mainly to families.
The unit mix shows a clear emphasis on spacious layouts suited for families. Nearly 47% of all units are 3-bedroom with study configurations, while about 38% are 4-bedroom units — providing flexible living arrangements for larger households or homeowners who value additional work or study space at home.
This aligns with buying trends observed in recent EC launches, where larger units are often the most sought-after. For instance, at Aurelle EC, all 4-bedroom units were fully booked by 3 pm on launch day, while mostly 3-bedroom units remained for the second balloting. This reflects a clear preference among HDB upgraders for bigger layouts that offer more space and flexibility for growing families.
In summary, Otto Place EC’s unit distribution is well-calibrated for families who prioritise space, functional layouts, and future-ready living — making it an appealing option for families.
Floor Plan Analysis
In this section, we showcase our top choice for each available unit type. If you want to explore other floor plans not highlighted here, please contact our sales team directly or through our social media platforms
3-Bedroom Deluxe + Study (Approx. 904 sqft / 84 sqm)
Well-Planned, Spacious, and Family-Oriented
The 3-Bedroom Deluxe + Study unit at Otto Place EC offers a practical and thoughtfully designed layout that maximises usable space — making it highly appealing for families, young couples planning to grow their household, or HDB upgraders seeking more privacy and functionality.
Efficient & Flexible Layout
The unit features a well-proportioned living and dining area with a clear rectangular shape, creating an open, flexible space that is easy to furnish and adapt over time. The approximately 3.4 m width between the dining area and kitchen enhances the sense of openness.
All three bedrooms are positioned along one side of the unit for privacy and ease of access. The master bedroom is spacious enough to fit a king-sized bed plus two side tables, a practical detail that larger households will appreciate.
A dedicated study niche is included — perfect for a home office, reading corner, or extra storage area that owners can customise to suit their needs.
The household shelter (HS) adds extra storage capacity and can double as a helper’s room, which is useful for families with live-in assistance.
Smart Kitchen & Yard Space
The enclosed kitchen is designed for efficient workflow, with ample counter space for meal preparation. It connects directly to a well-ventilated yard area, which includes a separate WC — a functional touch for laundry and utility needs.
Natural Light & Ventilation
Both bathrooms enjoy natural ventilation, an increasingly rare but desirable feature that enhances comfort and air quality. The living area extends to a spacious balcony, offering additional natural light and an expanded entertainment space for gatherings or relaxation.
Family Appeal & Long-Term Value
In a market where larger EC units are increasingly popular, this 3-Bedroom Deluxe + Study hits a sweet spot between affordability and spaciousness — making it attractive to owner-occupiers and a solid choice for buyers who value functional design and future-ready features.
Takeaway:
With its well-considered layout, efficient use of space, naturally ventilated bathrooms, and flexible study and utility zones, the 3-Bedroom Deluxe + Study at Otto Place EC offers excellent liveability for families upgrading to a smart, green Tengah address.
4-Bedroom Deluxe + Study (Approx. 1012 sqft / 94 sqm)
Generous Space, Functional Design, Perfect for Growing Families
The 4-Bedroom Deluxe + Study unit at Otto Place EC offers a spacious, efficient layout that caters especially well to multi-generational families and upgraders looking for a practical home in a future-ready smart township.
Smart & Practical Layout
With four good-sized bedrooms arranged for privacy, this layout ensures every family member has personal space while keeping common areas open and welcoming. The living and dining areas flow seamlessly in a rectangular layout, enhanced by an approximate 3.4 m width that provides a comfortable, airy feel.
A flexible study niche near the bedrooms can serve as a quiet workspace, a kids’ study corner, or be converted into extra storage — offering versatility as household needs change.
The master bedroom easily fits a king-sized bed with side tables and has an ensuite bathroom. All bathrooms are naturally ventilated, which improves indoor air quality and reduces humidity — a highly practical feature for daily comfort.
Well-Designed Kitchen & Utility Spaces
The enclosed kitchen is efficiently laid out for easy meal preparation and connects directly to a separate yard area, complete with an additional WC. A household shelter (HS) provides secure storage or can be used as a helper’s room — a valuable asset for larger families with live-in help.
Extended Living & Outdoor Connection
A sizeable balcony extends the living space outdoors, bringing in abundant natural light and fresh air. This space can be easily furnished for family gatherings, outdoor dining, or as a cosy corner to unwind.
Family Appeal & Strong Liveability
This combination of well-zoned private and communal areas makes the 4-Bedroom Deluxe + Study ideal for families who prioritise comfort, functionality, and future adaptability within a smart and green township.
Takeaway:
Designed with families in mind, this unit type provides the right balance of private space, functional extras like the study and yard, and thoughtful touches like natural ventilation and extended balconies — making it an excellent long-term home for modern living in Tengah.
Pricing Comparison: Otto Place EC
Otto Place EC sits on land acquired at $701 psf ppr (per square foot per plot ratio) — just slightly below Novo Place EC’s $703 psf ppr, which set a record for Tengah’s first Executive Condominium land bid.
Given this comparable land cost and current construction trends, we project Otto Place EC to launch at an average price range of $1,600–$1,700 psf, with individual units likely priced between $1,400 and $1,800 psf, depending on layout and facing.
By comparison, Novo Place EC, launched in late 2024, achieved an average launch price of about $1,654 psf, with transacted prices ranging from $1,489 to $1,808 psf.
Why Demand Is Expected to Remain Strong
Otto Place EC’s pricing is competitive while offering fresh layouts, sustainable features, and a strong family-friendly unit mix. More importantly, buyers can benefit from Tengah’s rapid transformation:
PLB New Launch MOAT Analysis: Otto Place EC
Due to the lack of official pricings for Otto Place EC at the point of writing, we will use Novo Place EC as the benchmark and conduct a MOAT analysis and reference it back to Otto Place EC.
In addition, one limitation of the analysis is that the distance between Novo Place and nearby schools is based on Google Maps’ definitions, which may result in slight discrepancies when determining the number of schools within the 1km, 2km, or 3km radii—especially so because it is a new town. Therefore, for the most accurate and updated information on school proximity, please always refer to the developer’s brochure.
Note: Novo Place EC is adjacent to Otto Place EC.
Introduction & Project Overview
Novo Place, similar to Otto Place, is a 99-year leasehold EC located in Tengah, Singapore’s first smart and sustainable HDB town
Given its location in a developing region, Novo Place benefits from planned connectivity improvements, a more accessible quantum compared to mature estates, and long-term potential uplift as Tengah matures. However, its early-stage development also presents challenges in current accessibility and limited existing amenities.
Below is the in-depth PLB MOAT Analysis evaluating Novo Place’s positioning based on 10 key metrics.
MOAT Analysis Breakdown
Final MOAT Score: 54%
Investment & Buyer Implications
Final Assessment
Novo Place’s high scores in Bala’s Curve (5 points), Volume Effect (5 points), and Region Disparity (5 points) highlight its attractiveness as a first-mover opportunity in a developing town. And therefore, one may expect similar scores for Otto Place.
However, it scores lower in Exit Audience (1 point), MRT Effect (1 point), and Rental Demand (1 point), suggesting that the investment thesis is stronger for owner-occupiers than for yield-focused investors.
As Tengah evolves and new schools are developed, this score—and the overall MOAT rating—could improve further.
Final Verdict
It is best suited for buyers prioritising affordability, long-term upside, and eligibility for EC benefits. While infrastructure is still developing, early entrants may enjoy the greatest capital appreciation as Tengah matures into Singapore’s next major residential hub.
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