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AUG BTO 2020 - Kebun Baru Edge

2020-08-17T21:49:00.007-07:00

Breaking: Kebun Baru Edge future residents, have you make the correct choice?

1. Attached here, you will see the dot-plot chart which clearly shown that home prices are not strongly related to west sun exposure. In other words, you may land yourself with a 'sauna' unit and yet have to pay higher price, higher future utility bill as well as higher property tax. Note that those units with gable end exposure will fare worse than the above.

2. The days ahead are not getting cooler as shown in the heat map recorded by MSS dated since the 1980s as well as the finding by the Cooling Singapore research team (https://www.coolingsingapore.sg/).

3. Coming up in the largest virtual property fair as claimed by the organiser, SLA will showcase their onemap3D (https://www.onemap3d.gov.sg/main/3dwebclient/). For homeowners who have engaged us, you will appreciate the meaning of 'staying ahead of the curve'. Our 3D models which is, aside from the high level of details, potential data derived from the model; we are easily 3-4 years ahead of the SLA initiative. #Kebunbaruedge #Singaporepublichousing #hausanalyst #bto #publichousing

disclaimer:
1. Readers are advised to use information available here as study guide only and use it at your own risk.
2. Please note that changes/ update based on updated information will be made from time to time, readers are advised to check on this page regularly.
3. Analysis was done based on available data at the time of this review being published.

Kebun Baru Edge, sited next to Kebun Baru Court launched back in Jan 2013 will be the first of a total 3 developments to be launched within this proximity in the next few years. Surbana Jurong Consultants Pte Ltd. won the tender to design Kebun Baru Edge as well as being the consultant for civil and structural engineering design work, mechanical and electrical engineering design work, quantity surveying work and managing the construction project under its subsidiary arm of SIPM. Surbana Jurong Consultants Pte. Ltd. used to be HDB Corp, which was privatised back in 2003 and bought over by Temasek Holdings in 2004 and later parent company Surbana Corp. merged with Jurong International Holdings Pte. Ltd. back in 2015.

Sun exposure

There’s 5 in 16 chances which you will totally avoid west sun impact (1pm-5pm GMT+8 as a guideline) without having sun shades. To increase your chances of getting a lesser impacted unit, you will need to understand how the sun shades being designed and deployed. Different sun shade sizes, placement, materials will yield different results. The effect of the sun shade’s sizes and placement can be simulated with accurate 3D modelling.

Based on the 5 in 16 chances of avoiding a west sun impact without any simulation, this development came in at a low 11%. Chances is you either get a sauna rated unit or leave out all other attributes and place a strict no west sun impact as your one and only priority. For west sun impact exposure, we rate this development on a scale of 1 out of 4.

Prevailing wind

There’s 1 in 16 chances of having the luxury of facing the prevailing wind, which happens 20% of the days in a year (based on MSS’s wind data recorded at Changi station from 2014-2017). The next best option would be 3 in 16 chances of facing the prevailing wind, which happens at least 10% in a year (excluding the above). Mechanical ventilation like air-conditioning can never replace natural ventilation as mechanical mean is mainly contained (meaning the same air will circulate in the same room), while natural ventilation allows air changes between external (outdoor) and internal (indoor) spaces.

The recent Covid19 pandemic has shown that the best way to keep yourself healthy is to allow natural ventilation by opening your windows. Then again, natural ventilation can only happen if there’s a huge pressure different (meaning indoor space is extremely hot compare to outdoor) OR facing a prevailing wind direction.

Based on the 1 in 16 chances of facing the 20% prevailing wind, this development scored a low 22%. For prevailing wind exposure, we rate this development on a scale of 1 out of 4.

Noise disturbance

The understanding of noise disturbance in Singapore is still lacking though it’s a prevailing issue in recent years especially in the housing estate. NEA has since identified the 3 main noise disturbance sources as Vehicular noise, Construction noise and Industrial noise. On top of these 3 major noise disturbance sources, we have further identified minor noise disturbance source such as activities at the commercial area, social area, car parking area, etc.

As a home owner, you can’t change the noise level drastically, but you can reduce the impact by choosing the right location as well as calculating the distance between the source and your future home.

Base on the 3 major noise pollutants spelled out by NEA as well as our own cumulative observation of the types of noise pollutants, we rate this development on a scale of 1 out of 4.

Building distance

To further enhance the livability standard, we have added another layer of attribute on top of the building distance, which is the viewing angle. The proposed viewing angle took into account the human eye’s coverage as well as the distance one can see things and identify objects at around 1m height objectively. This attribute will filter situation whereby you have distance between 2 buildings which is rather comfortable, but somehow half of the view has been effectively blocked by the building in front of you. Though there's a comfortable distance between the 2 buildings but your view is limited to viewing the opposite block.

On top of the scenario above which reflects a less desirable outcome, we have further included parameters which reduce the scoring should the unit facing roads, future construction/ obstruction, detention pond, non-natural tributary (big drain), etc.

Based on our in-house guideline on viewing angle, we rate this development on a scale of 2 out of 4.

Overall, we rate this development on a scale of 7 out of 20. We understand that it’s unfair to judge the project quality base on the noise impact since most will be affected by either vehicular or construction noise disturbance.

Therefore, we also rate this development on a scale of 6 out of 16 which exclude the noise attribute.

Space time continuum defines no 2 homes were built equally. Therefore, one is better than the other. A good housing unit encompasses healthy sun exposure, ample prevailing wind exposure, visually soothing, peaceful environment and spacious surroundings. At www.hausanalyst.com, we create digital twin which generates data to analyse your future home and reduce your investment risk.

The following is what we term 'SWVND' and we are analyzing your unit base on the following attributes.

SUN exposure
a. Singapore located along the equator, nearest to sun on earth. Therefore, higher sun exposure compares to other parts of the world.
b. West sun (afternoon/ evening sun) carries more UVB, which is detrimental to health and building materials.
c. North and South facing will be exposed to west sun too. This is due to earth rotation at its axis at 23.5 degrees and orbiting the sun whole year round.
d. Sun shades are mainly to reduce direct sunlight through high transmission surface like glass. Low transmission surface like concrete wall will receive the same amount of sunlight (which carries heat via infrared).
e. Singapore has high relative humidity (moisture content) at a monthly mean of 72% to 90% (1982-2020). The comfort level for human is at 50%.

Prevailing WIND
a. Enhance micro climate due to localized heat island impact. It helps to lower surrounding/ local temperature.
b. Assist in air change between external and internal spaces. Clearing internal space from detrimental particles/ microbes.
c. Main source of natural/ passive ventilation.
d. Reduces long term energy consumption for cooling. It can replace active cooling using mechanical ventilation which consumes energy and contribute to global warming.
e. Reduce internal moisture level (relative humidity), reduce mold growth.

VIEWING angle/quality
a. Defined by wide angle or narrow angle view. The former is preferred for better awareness of the immediate surrounding.
b. Defined claustrophobic space. The narrow view angle will translate to small and enclosed space and potentially high volume will contribute to claustrophobic scenario.
c. Emotional needs. Seeing things in entirety is usually preferred than seeing things partially.
d. Visual health. Dark spaces induced visual impairments. Seeing things in the dark will increase eyesight stress.
e. Mental health. Prolong exposure to constrain and dimly lit space may lead to suicidal thoughts.

NOISE disturbance
a. Mental health. Stress due to prolong noise disturbance exposure.
b. Hearing loss. Hearing impairment due to prolong exposure to high noise frequency (>80dB).
c. Disrupt resting time. Frequent exposure to different source of noise disturbance will affect quality resting time, which helps the body to recover.
d. Disrupts daily routine. Frequent exposure to different source of noise disturbance will affect human to human interaction, leisure, etc.

Building DISTANCE
a. Determine the privacy of homeowners. Minimum distance will provide enough space for privacy. The issue is what is that minimum distance?
b. Determine if a space is claustrophobic. Distance between building in front, side, surrounding will define if a space is claustrophobic.
c. Affects the viewing potential. Distance between building within immediate proximity will affect the viewing quality.
d. Determine amount of morning sun exposure. Distance between building within immediate proximity will affect morning sun exposure, which is good for Vitamin D and other health complications.
e. Determine the west sun exposure. Distance between building within immediate proximity may help in blocking west sun impact.
f. Buffer for noise disturbance. Distance between building within immediate proximity will help in reducing surrounding noise disturbance (i.e buffer from moving MRT or roads).
g. Affect the prevailing/ local wind circulation. Distance between building within immediate proximity will increase of decrease wind movement which may help in creating a healthy home.

1. ''Like'' and ''share'' this post if it's help you better understand your home selection.
2. Please visit www.hausanalyst.com for more in depth and latest information.
3. Details on how you can engage us to analyse your selection can be found in our website.

AUG BTO 2020 - Costa Grove

2020-08-17T21:11:00.005-07:00

disclaimer:
1. Readers are advised to use information available here as study guide only and use it at your own risk.
2. Please note that changes/ update based on updated information will be made from time to time, readers are advised to check on this page regularly.
3. Analysis was done based on available data at the time of this review being published.

Costa Grove is only the 2nd BTO development after Costa Ris being launch in Pasir Ris since May 2011. Costa Grove will be the first of expected another 7 developments to be launched in Pasir Ris within the 2019 Masterplan framework. Costa Grove is designed by ADDP Architects which also design Alkaff Vista in Bidadari which was launched back in November 2015. Lately, this firm have managed to land themselves more private condo than the previous decade. Avenue South Residences, The Sky Everton, Park Colonial, Daintree Residences, The Tapestry, Whistler Grand, Kopar at Newton, Pullman Residences to name a few which was launched since 2018 till 2020.

Sun exposure

There’s 5 in 16 chances which you will totally avoid west sun impact (1pm-5pm GMT+8 as a guideline) without having sun shades. To increase your chances of getting a lesser impacted unit, you will need to understand how the sun shades being designed and deployed. Different sun shade sizes, placement, materials will yield different results. The effect of the sun shade’s sizes and placement can be simulated with accurate 3D modelling.

Based on the 5 in 16 chances of avoiding a west sun impact without any simulation, this development came in at a poor 18%. Chances is you either get a sauna rated unit or leave out all other attributes and place a strict no west sun impact as your one and only priority. For west sun impact exposure, we rate this development on a scale of 1 out of 4.

Prevailing wind

There’s 1 in 16 chances of having the luxury of facing the prevailing wind, which happens 20% of the days in a year (based on MSS’s wind data recorded at Changi station from 2014-2017). The next best option would be 3 in 16 chances of facing the prevailing wind, which happens at least 10% in a year (excluding the above). Mechanical ventilation like air-conditioning can never replace natural ventilation as mechanical mean is mainly contained (meaning the same air will circulate in the same room), while natural ventilation allows air changes between external (outdoor) and internal (indoor) spaces.

The recent Covid19 pandemic has shown that the best way to keep yourself healthy is to allow natural ventilation by opening your windows. Then again, natural ventilation can only happen if there’s a huge pressure different (meaning indoor space is extremely hot compare to outdoor) OR facing a prevailing wind direction.

Based on the 1 in 16 chances of facing the 20% prevailing wind, this development scored a low 18%. For prevailing wind exposure, we rate this development on a scale of 1 out of 4.

Noise disturbance

The understanding of noise disturbance in Singapore is still lacking though it’s a prevailing issue in recent years especially in the housing estate. NEA has since identified the 3 main noise disturbance sources as Vehicular noise, Construction noise and Industrial noise. On top of these 3 major noise disturbance sources, we have further identified minor noise disturbance source such as activities at the commercial area, social area, car parking area, etc.

As a home owner, you can’t change the noise level drastically, but you can reduce the impact by choosing the right location as well as calculating the distance between the source and your future home.

Base on the 3 major noise pollutants spelled out by NEA as well as our own cumulative observation of the types of noise pollutants, we rate this development on a scale of 1 out of 4.

Building distance

In 2010, URA introduced an industry guide to control the building length to prevent ‘wall-like’ developments. This guideline is mainly to control the distance between the side of 2 buildings rather than the distance between 2 buildings facing each other to break a ‘wall-like’ building blocks. HDB does have an internal guideline to dictate the distance between building facing each other, but it’s not a regulation per se. To maintain a balance between livability and the economy of property development (as a strict control on a single parameter will affect the other parameters like achieving the plot ratio with or without air space control, MSCP vs basement parking to free up more space for building spacing but increase development cost, etc), we have a more stringent rating system to evaluate the building distance to provide ample privacy as well as to avoid claustrophobic spaces when it came to the super highrise building.

Based on our in-house guideline on building spacing, we rate this development on a scale of 3 out of 4.

Viewing angle

To further enhance the livability standard, we have added another layer of attribute on top of the building distance, which is the viewing angle. The proposed viewing angle took into account the human eye’s coverage as well as the distance one can see things and identify objects at around 1m height objectively. This attribute will filter situation whereby you have distance between 2 buildings which is rather comfortable, but somehow half of the view has been effectively blocked by the building in front of you. Though there's a comfortable distance between the 2 buildings but your view is limited to viewing the opposite block.

On top of the scenario above which reflects a less desirable outcome, we have further included parameters which reduce the scoring should the unit facing roads, future construction/ obstruction, detention pond, non-natural tributary (big drain), etc.

Based on our in-house guideline on viewing angle, we rate this development on a scale of 3 out of 4.

Overall, we rate this development on a scale of 9 out of 20. We understand that it’s unfair to judge the project quality base on the noise impact since most will be affected by either vehicular or construction noise disturbance.

Therefore, we also rate this development on a scale of 8 out of 16 which exclude the noise attribute.

1. ''Like'' and ''share'' this post if it's help you better understand your home selection.
2. Please visit www.hausanalyst.com for more in depth and latest information.
3. Details on how you can engage us to analyse your selection can be found in our website.

AUG BTO 2020 - Dakota One

2020-08-17T20:59:00.002-07:00

disclaimer:
1. Readers are advised to use information available here as study guide only and use it at your own risk.
2. Please note that changes/ update based on updated information will be made from time to time, readers are advised to check on this page regularly.
3. Analysis was done based on available data at the time of this review being published.

Dakota One is actually the second development within this locality after Dakota Breeze which was launched back in May 2017 doubling the total units in Dakota One. Within this vicinity, there will be 2 more developments set to be launched in the next few years across the ‘Geylang River’. AWP Pte. Ltd. is the designer behind this development. AWP Pte. Ltd. used to be known as Alfred Wong Partnership, which was founded by Architect Alfred Wong since 1950s and considered one of the pioneers in the Singapore modern architecture scene. While this firm was active in the local scene during its early later, much of its track record has been traced to overseas projects since.

Sun Exposure

There’s 5 in 16 chances which you will totally avoid west sun impact (1pm-5pm GMT+8 as a guideline) without having sun shades. To increase your chances of getting a lesser impacted unit, you will need to understand how the sun shades being designed and deployed. Different sun shade sizes, placement, materials will yield different results. The effect of the sun shade’s sizes and placement can be simulated with accurate 3D modelling.

Based on the 5 in 16 chances of avoiding a west sun impact without any simulation, this development came in at a low 13%. Chances is you either get a sauna rated unit or leave out all other attributes and place a strict no west sun impact as your one and only priority. For west sun impact exposure, we rate this development on a scale of 1 out of 4.

Prevailing wind

There’s 1 in 16 chances of having the luxury of facing the prevailing wind, which happens 20% of the days in a year (based on MSS’s wind data recorded at Changi station from 2014-2017). The next best option would be 3 in 16 chances of facing the prevailing wind, which happens at least 10% in a year (excluding the above). Mechanical ventilation like air-conditioning can never replace natural ventilation as mechanical mean is mainly contained (meaning the same air will circulate in the same room), while natural ventilation allows air changes between external (outdoor) and internal (indoor) spaces.

The recent Covid19 pandemic has shown that the best way to keep yourself healthy is to allow natural ventilation by opening your windows. Then again, natural ventilation can only happen if there’s a huge pressure different (meaning indoor space is extremely hot compare to outdoor) OR facing a prevailing wind direction.

Based on the 1 in 16 chances of facing the 20% prevailing wind, this development scored a commendable 42%. This was mainly due to the existing site condition rather than the design. For prevailing wind exposure, we rate this development on a scale of 2 out of 4.

Noise disturbance

The understanding of noise disturbance in Singapore is still lacking though it’s a prevailing issue in recent years especially in the housing estate. NEA has since identified the 3 main noise disturbance sources as Vehicular noise, Construction noise and Industrial noise. On top of these 3 major noise disturbance sources, we have further identified minor noise disturbance source such as activities at the commercial area, social area, car parking area, etc.

As a home owner, you can’t change the noise level drastically, but you can reduce the impact by choosing the right location as well as calculating the distance between the source and your future home.

Base on the 3 major noise pollutants spelled out by NEA as well as our own cumulative observation of the types of noise pollutants, we rate this development on a scale of 1 out of 4.

Building distance

To further enhance the livability standard, we have added another layer of attribute on top of the building distance, which is the viewing angle. The proposed viewing angle took into account the human eye’s coverage as well as the distance one can see things and identify objects at around 1m height objectively. This attribute will filter situation whereby you have distance between 2 buildings which is rather comfortable, but somehow half of the view has been effectively blocked by the building in front of you. Though there's a comfortable distance between the 2 buildings but your view is limited to viewing the opposite block.

On top of the scenario above which reflects a less desirable outcome, we have further included parameters which reduce the scoring should the unit facing roads, future construction/ obstruction, detention pond, non-natural tributary (big drain), etc.

Based on our in-house guideline on viewing angle, we rate this development on a scale of 1 out of 4.

Overall, we rate this development on a scale of 6 out of 20. We understand that it’s unfair to judge the project quality base on the noise impact since most will be affected by either vehicular or construction noise disturbance.

Therefore, we also rate this development on a scale of 5 out of 16 which exclude the noise attribute.

1. ''Like'' and ''share'' this post if it's help you better understand your home selection.
2. Please visit www.hausanalyst.com for more in depth and latest information.
3. Details on how you can engage us to analyse your selection can be found in our website.

AUG BTO 2020 - UrbanVille@Woodlands

2020-08-17T20:27:00.004-07:00

disclaimer:
1. Readers are advised to use information available here as study guide only and use it at your own risk.
2. Please note that changes/ update based on updated information will be made from time to time, readers are advised to check on this page regularly.
3. Analysis was done based on available data at the time of this review being published.

UrbanVille@Woodlands will be one of the 2 sites within the thick of action where you can stay. In marketing terms, they called it a place for you to ‘Work, Stay, Eat and Play’. This development is part of the HDB ‘Remaking Our Heartland’ initiative in Woodlands launched back in 2015. Most of the residential enclave will be concentrated at either Marsiling or Woodlands South, therefore, UrbanVille@Woodlands will be a rare brand-new residential development within this vicinity. KYOOB architects won the tender to design UrbanVille@Woodlands. Prior to this, the same design firm has won the tender for Tengah Plantation Grove (part of Plantation Precinct), which is the first development launched within Tengah township and also came with commercial components. Simple reason being, developments with a larger commercial footprint will come with higher fees.

Sun Exposure

There’s 1 in 16 chances of having the luxury of facing the prevailing wind, which happens 20% of the days in a year (based on MSS’s wind data recorded at Changi station from 2014-2017). The next best option would be 3 in 16 chances of facing the prevailing wind, which happens at least 10% in a year (excluding the above). Mechanical ventilation like air-conditioning can never replace natural ventilation as mechanical mean is mainly contained (meaning the same air will circulate in the same room), while natural ventilation allows air changes between external (outdoor) and internal (indoor) spaces.

The recent Covid19 pandemic has shown that the best way to keep yourself healthy is to allow natural ventilation by opening your windows. Then again, natural ventilation can only happen if there’s a huge pressure different (meaning indoor space is extremely hot compare to outdoor) OR facing a prevailing wind direction.

Based on the 1 in 16 chances of facing the 20% prevailing wind, this development scored a low 13%. For prevailing wind exposure, we rate this development on a scale of 1 out of 4.

Noise disturbance

The understanding of noise disturbance in Singapore is still lacking though it’s a prevailing issue in recent years especially in the housing estate. NEA has since identified the 3 main noise disturbance sources as Vehicular noise, Construction noise and Industrial noise. On top of these 3 major noise disturbance sources, we have further identified minor noise disturbance source such as activities at the commercial area, social area, car parking area, etc.

As a home owner, you can’t change the noise level drastically, but you can reduce the impact by choosing the right location as well as calculating the distance between the source and your future home.

Base on the 3 major noise pollutants spelled out by NEA as well as our own cumulative observation of the types of noise pollutants, we rate this development on a scale of 1 out of 4.

Building distance

To further enhance the livability standard, we have added another layer of attribute on top of the building distance, which is the viewing angle. The proposed viewing angle took into account the human eye’s coverage as well as the distance one can see things and identify objects at around 1m height objectively. This attribute will filter situation whereby you have distance between 2 buildings which is rather comfortable, but somehow half of the view has been effectively blocked by the building in front of you. Though there's a comfortable distance between the 2 buildings but your view is limited to viewing the opposite block.

On top of the scenario above which reflects a less desirable outcome, we have further included parameters which reduce the scoring should the unit facing roads, future construction/ obstruction, detention pond, non-natural tributary (big drain), etc.

Based on our in-house guideline on viewing angle, we rate this development on a scale of 1 out of 4.

Overall, we rate this development on a scale of 6 out of 20. We understand that it’s unfair to judge the project quality base on the noise impact since most will be affected by either vehicular or construction noise disturbance.

Therefore, we also rate this development on a scale of 5 out of 16 which exclude the noise attribute.

1. ''Like'' and ''share'' this post if it's help you better understand your home selection.
2. Please visit www.hausanalyst.com for more in depth and latest information.
3. Details on how you can engage us to analyse your selection can be found in our website.

AUG BTO 2020 - ParcResidences@Tengah

2020-08-17T19:59:00.010-07:00

Parc Residences@Tengah, the latest offering from Tengah new town, will be the 7th development within this new township and also will be the first in Park Precinct. Please note that Park precinct is not part of The Market Place, which is the Town Centre. Recent reports about the surface vehicular free zone may have given you a wrong understanding about this development. No information can be found about the tender for this project; therefore, we assume this development should be undertaken by HDB owned Building Research Institute. BRI have won awards (https://www.hdb.gov.sg/cs/infoweb/about-us/achievements-and-accolades/awards-for-business-partners/hdb-design-award-winners) for Woodleigh Hillside and Woodleigh Glen in Bidadari, which coincidentally organised by HDB. You can read more about Tengah township in our detail research here.

Sun Exposure

Based on the 5 in 16 chances of avoiding a west sun impact without any simulation, this development came in at a commendable 35%. Here, you can balance between avoiding a sauna rated unit and be bit choosier with all other attributes. For west sun impact exposure, we rate this development on a scale of 2 out of 4.

Prevailing wind

The recent Covid19 pandemic has shown that the best way to keep yourself healthy is to allow natural ventilation by opening your windows. Then again, natural ventilation can only happen if there’s a huge pressure different (meaning indoor space is extremely hot compare to outdoor) OR facing a prevailing wind direction.

Based on the 1 in 16 chances of facing the 20% prevailing wind, this development scored a low <10%. For prevailing wind exposure, we rate this development on a scale of 1 out of 4.

Noise disturbance

As a home owner, you can’t change the noise level drastically, but you can reduce the impact by choosing the right location as well as calculating the distance between the source and your future home.

Base on the 3 major noise pollutants spelled out by NEA as well as our own cumulative observation of the types of noise pollutants, we rate this development on a scale of 1 out of 4.

Building distance

Based on our in-house guideline on building spacing, we rate this development on a scale of 3 out of 4.

Viewing Angle

On top of the scenario above which reflects a less desirable outcome, we have further included parameters which reduce the scoring should the unit facing roads, future construction/ obstruction, detention pond, non-natural tributary (big drain), etc.

Based on our in-house guideline on viewing angle, we rate this development on a scale of 1 out of 4.

Overall, we rate this development on a scale of 8 out of 20. We understand that it’s unfair to judge the project quality base on the noise impact since most will be affected by either vehicular or construction noise disturbance.

Therefore, we also rate this development on a scale of 7 out of 16 which exclude the noise attribute.

1. ''Like'' and ''share'' this post if it's help you better understand your home selection.

2. Please visit www.hausanalyst.com for more in depth and latest information.

3. Details on how you can engage us to analyse your selection can be found in our website.

FEB BTO 2020 - KIM KEAT RIPPLES

2020-02-14T18:49:00.003-08:00

FEB BTO 2020 - Kim Keat Ripples

SUN EXPOSURE

The best way to reduce heat intake has always been avoiding it in the first place. The understanding of heat intake varies due to geographical location. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) at all cost due to Singapore being located along the equator, which mean closer to the sun than other part of the Earth. Sun radiation carries along UV (ultraviolet) and IR (Infrared) wave which is detrimental to the building enclosure as well as the interior spaces and heat up the building a lot faster than the air-con can cool it down.

The higher the unit, the hotter it will be as hot air rises. On top of that, increase usage of air-con which contribute to hot air being emitted from the condenser unit (outdoor unit) will also move upward. Thus, affecting the higher units as the building goes up higher with almost all units these days using air-con. So, the challenge is about finding a balance between having nice view with higher floor vs increase heat intake due to height increase. Architectural elements introduced on the building façade may or may not help in reducing the heat intake as the design are standardised throughout the whole development regardless of the effectiveness for it. Therefore, detailed analysis needs to be done to ascertain the effectiveness of these elements.

Kim Keat Ripples is located within the Toa Payoh planning area, Central Region under URA Planning area. This development is part of HDB Toa Payoh remaking our heartland initiative announced back in year 2017. Kim Keat Ripples will be the second of 3 developments planned for this vicinity under Masterplan 2019. The other development, Kim Keat Beacon was launched back in May 2018. Based on our early assessment for a 4-room, you will have 90% chance of getting a hot unit. A hot unit mean the main façade of the unit having 3pm west sun exposure of at least 3 months in a year (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). We rate the west sun exposure for this development at 1 out of 4 for 4-room. (Please note that our detail assessment will be based on scientific approach used in the construction industry worldwide and it is only available in our paid analysis package)

PREVAILING WIND

With the heat being the main culprit, wind has been touted as a saviour. The most visible air intake would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. Fundamentally, the Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of pressure in both hemispheres. Apart from that, there’s other wind sources as well like locally induced wind, sea breeze, etc. In our report, we have never given a ‘0’ for wind assessment in scoring chart. Reason being, the wind intensity may be minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap between two objects. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed.

At hausanalyst, we have collected wind data released by Singapore Meteorological Service from 2014 to 2017 which was recorded at Changi Airport Station. Based on the data collected, we found a consistency in terms of the frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. Knowing which of these wind directions and when does it happen will greatly help when selecting a unit.

Based on recorded prevailing wind data from 2014-2017 which we have analysed, if you were to get a 4-room unit, your chance of getting a prevailing wind will be at 60%. We define the prevailing wind exposure as the wind hitting diagonally onto the surface of the external wall of the unit (usually the main façade). While we welcome wind exposure during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the windows and some instances cause seepage due to poor workmanship on the window frame. Having prevailing wind will greatly help with cross ventilation of a unit to induce passive internal air change whereby in stagnant air there may consist of bacteria and virus. Read more about prevailing wind exposure here (https://www.hausanalyst.com/bto-analysis/good-housing-prevailing-wind-exposure). We rate the wind exposure for this development at 3 out of 4 for 4-room.

These 2 health advisory from Singapore and Hong Kong government has a few steps in common, one of these is 'maintain good indoor ventilation OR well-ventilated'. This is consistent with what we have been arguing. Better exposure to prevailing wind will greatly help in terms of air exchange between indoor and outdoor.

for more analysis on Connectivity, Density and Neighborhood, please follow this link:

https://www.hausanalyst.com/bto-analysis/february-2020-kim-keat-ripples

to understand how we can help you with your home selection process, please follow this link:

https://www.hausanalyst.com/pricing.html

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NOV BTO 2019 - GARDEN VINES@TENGAH

2019-12-08T05:31:00.002-08:00

NOV BTO 2019 - Garden Vines@Tengah

PREVAILING WIND
With the heat being the main culprit, wind has been touted as a saviour. The most visible wind intake would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. The Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of air pressure in both hemispheres. Apart from that, there’s other wind sources as well like locally induced wind, sea breeze, etc. In our report, we have never given a ‘0’ for wind assessment in scoring chart. Reason being, the wind intensity may be minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap between two objects. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed.

At hausanalyst, we have been collecting wind data released by Singapore Meteorological Service since 2014 which was recorded at Changi Airport Station. Based on the data collected, we found a consistency in terms of the frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. Knowing which of these wind directions and when does it happen will greatly help when selecting a unit.

Based on recorded prevailing wind data from 2014-2017 which we have consolidated, if you were to get a 4-room unit, your chance of getting a prevailing wind will be at 38% while getting a 5-room will put you at a lower chance of 28%. We define the prevailing wind exposure as the wind hitting diagonally onto the surface of the external wall of the unit, usually the façade with the most numbers of windows. While we welcome wind exposure during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the windows and some instances cause seepage due to poor workmanship on window frame. Read more about prevailing wind exposure here (https://www.hausanalyst.com/bto-analysis/good-housing-prevailing-wind-exposure). We rate the wind exposure for this development at 2 out of 4 for both 4-room and 5-room.

CONNECTIVITY
This development is located up to 350m diagonally away from the future Tengah Plantation Station (JE1) which will be part of Jurong Region MRT Line. In terms of ease of public transportation, having a distance of 400m or less from an MRT station is the best possible situation as this coverage is what we considered as the goldmine for now (as year goes by, it may lose its appeal due to the increased numbers of MRT stations). Proximity to LRT station is not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 4 out of 4.

DENSITY
This development consists of a total 900 units with a plot ratio of 2.8. All blocks will have a building height of 7 to 14 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 2 out of 4.

NEIGHBOURHOOD
Garden Vines @ Tengah is nearby to land use reserved for Education, Green corridor and commercial hub which is not more than 400m away. On the down side, this development also nearby to land use for Worship. Amenities within a 500m walk (15 mins walk) from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to chill and relax. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 2 out of 4.

Overall, we rate this development at 11 out of total 20 for both 4-room and 5-room.

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NOV BTO 2019 - PLANTATION GRANGE

2019-12-08T03:58:00.003-08:00

NOV BTO 2019 - Plantation Grange

PREVAILING WIND
With the heat being the main culprit, wind has been touted as a saviour. The most visible wind intake would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. The Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of air pressure in both hemispheres. Apart from that, there’s other wind sources as well like locally induced wind, sea breeze, etc. In our report, we have never given a ‘0’ for wind assessment in scoring chart. Reason being, the wind intensity may be minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap between two objects. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed.

At hausanalyst, we have been collecting wind data released by Singapore Meteorological Service since 2014 which was recorded at Changi Airport Station. Based on the data collected, we found a consistency in terms of the frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. Knowing which of these wind directions and when does it happen will greatly help when selecting a unit.

Based on recorded prevailing wind data from 2014-2017 which we have consolidated, if you were to get a 4-room unit, your chance of getting a prevailing wind will be at 33% while getting a 5-room will put you at a higher chance of 36%. We define the prevailing wind exposure as the wind hitting diagonally onto the surface of the external wall of the unit, usually the façade with the most numbers of windows. While we welcome wind exposure during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the windows and some instances cause seepage due to poor workmanship on window frame. Read more about prevailing wind exposure here (https://www.hausanalyst.com/bto-analysis/good-housing-prevailing-wind-exposure). We rate the wind exposure for this development at 2 out of 4 for both 4-room and 5-room.

CONNECTIVITY
This development is located next to the future Tengah Plantation Station (JE1) which will be part of Jurong Region MRT Line. In terms of ease of public transportation, having a distance of 400m or less from an MRT station is the best possible situation as this coverage is what we considered as the goldmine for now (as year goes by, it may lose its appeal due to the increased numbers of MRT stations). Proximity to LRT station is not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 4 out of 4.

DENSITY
This development consists of a total 1,140 units with a plot ratio of 2.9. All blocks will have a building height of 7 to 15 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 2 out of 4.

NEIGHBOURHOOD
Plantation Grange is nearby to land use reserved for Education, Green corridor and commercial hub which is not more than 400m away. On the down side, this development also nearby to land use for Worship and Utility. Amenities within a 500m walk (15 mins walk) from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to chill and relax. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 1 out of 4.

Overall, we rate this development at 10 out of total 20 for 4-room and 11 out of total 20 for 5-room.

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NOV BTO 2019 - PLANTATION VILLAGE

2019-12-08T03:50:00.001-08:00

NOV BTO 2019 - Plantation Village

SUN EXPOSURE
Heat have been a sticky issue in Singapore currently and in foreseeable future due to climate change as well as rapid urbanisation and redevelopment activities. So much so that the National Research Foundation of Singapore (NRF) (https://www.ura.gov.sg/Corporate/Resources/Ideas-and-Trends/Beat-the-heat) have funded ‘Cooling Singapore’ initiative, which consist of multi-institutional initiative led by Singapore-ETH Centre (SEC), NUS, SMART and TUM CREATE to look into ways to reduce heat in Singapore since 2017 (https://www.coolingsingapore.sg/).

The best way to reduce heat intake has always been avoiding it in the first place. The understanding of heat intake varies due to geographical location. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) at all cost due to Singapore being located along the equator, which mean closer to the sun than other part of the Earth. Sun radiation carries along UV (ultraviolet) and IR (Infrared) wave which is detrimental to the building enclosure as well as the interior spaces and heat up the building a lot faster than the air-con can cool it down.

The higher the unit, the hotter it will be as hot air rises. On top of that, increase usage of air-con which contribute to hot air being emitted from the condenser unit (outdoor unit) will also move upward. Thus, affecting the higher units as the building goes up higher with almost all units these days using air-con. So, the challenge is about finding a balance between having nice view with higher floor vs increase heat intake due to height increase. Architectural elements introduced on the building façade may or may not help in reducing the heat intake as the design are standardised throughout the whole development regardless of the effectiveness for it. Therefore, detailed analysis needs to be done to ascertain the effectiveness of these elements.

Plantation Village is located within the Tengah planning area, West Region under URA Planning area. Being a new township aimed to impress with new planning approaches, Tengah will be more sought after by the Millennials looking for new and vibrant living condition. Based on our early assessment, if you are going to go for a 4-room, you will have 63% chance of getting a hot unit. A 5-room will be better off at 56% chance of getting a hot unit. A hot unit mean the main façade of the unit having at least 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). We rate the west sun exposure for this development at 1 out of 4 for both 4-room and 5-room. (Please note that we have our own assessment with analysis record and this is only available in our paid analysis)

PREVAILING WIND
With the heat being the main culprit, wind has been touted as a saviour. The most visible wind intake would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. The Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of air pressure in both hemispheres. Apart from that, there’s other wind sources as well like locally induced wind, sea breeze, etc. In our report, we have never given a ‘0’ for wind assessment in scoring chart. Reason being, the wind intensity may be minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap between two objects. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed.

At hausanalyst, we have been collecting wind data released by Singapore Meteorological Service since 2014 which was recorded at Changi Airport Station. Based on the data collected, we found a consistency in terms of the frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. Knowing which of these wind directions and when does it happen will greatly help when selecting a unit.

Based on recorded prevailing wind data from 2014-2017 which we have consolidated, if you were to get a 4-room unit, your chance of getting a prevailing wind will be at 15% while getting a 5-room will put you at a higher chance of 53%. We define the prevailing wind exposure as the wind hitting diagonally onto the surface of the external wall of the unit, usually the façade with the most numbers of windows. While we welcome wind exposure during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the windows and some instances cause seepage due to poor workmanship on window frame. Read more about prevailing wind exposure here (https://www.hausanalyst.com/bto-analysis/good-housing-prevailing-wind-exposure). We rate the wind exposure for this development at 1 out of 4 for both 4-room and 3 out of 4 for 5-room.

CONNECTIVITY

This development is located next to the future Tengah Plantation Station (JE1) which will be part of Jurong Region MRT Line. In terms of ease of public transportation, having a distance of 400m or less from an MRT station is the best possible situation as this coverage is what we considered as the goldmine for now (as year goes by, it may lose its appeal due to the increased numbers of MRT stations). Proximity to LRT station is not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 4 out of 4.

DENSITY
This development consists of a total 1,420 units with a plot ratio of 2.8. All blocks will have a building height of 6 to 15 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 2 out of 4.

NEIGHBOURHOOD
Plantation Village is nearby to land use reserved for Education, Green corridor and commercial hub which is not more than 400m away. On the down side, this development also nearby to land use for Worship and Utility. Amenities within a 500m walk (15 mins walk) from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to chill and relax. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 1 out of 4.

Overall, we rate this development at 9 out of total 20 for 4-room and 11 out of total 20 for 5-room.

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NOV BTO 2019 - YIO CHU KANG BEACON

2019-12-08T01:06:00.000-08:00

NOV BTO 2019 - Yio Chu Kang Beacon

Heat have been a sticky issue in Singapore currently and in foreseeable future due to climate change as well as rapid urbanisation and redevelopment activities. So much so that the National Research Foundation of Singapore (NRF) (https://www.ura.gov.sg/Corporate/Resources/Ideas-and-Trends/Beat-the-heat) have funded ‘Cooling Singapore’ initiative, which consist of multi-institutional initiative led by Singapore-ETH Centre (SEC), NUS, SMART and TUM CREATE to look into ways to reduce heat in Singapore since 2017 (https://www.coolingsingapore.sg/).

The best way to reduce heat intake has always been avoiding it in the first place. The understanding of heat intake varies due to geographical location. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) at all cost due to Singapore being located along the equator, which mean closer to the sun than other part of the Earth. Sun radiation carries along UV (ultraviolet) and IR (Infrared) wave which is detrimental to the building enclosure as well as the interior spaces and heat up the building a lot faster than the air-con can cool it down.

The higher the unit, the hotter it will be as hot air rises. On top of that, increase usage of air-con which contribute to hot air being emitted from the condenser unit (outdoor unit) will also move upward. Thus, affecting the higher units as the building goes up higher with almost all units these days using air-con. So, the challenge is about finding a balance between having nice view with higher floor vs increase heat intake due to height increase. Architectural elements introduced on the building façade may or may not help in reducing the heat intake as the design are standardised throughout the whole development regardless of the effectiveness for it. Therefore, detailed analysis needs to be done to ascertain the effectiveness of these elements.

Yio Chu Kang Beacon is located within the North East Region under URA Planning area. This development is strategically located near to many existing amenities which residents can enjoy immediately. Yio Chu Kang Beacon will be 1 of the 2 developments slated under Draft Master Plan 2019 to be developed in within this vicinity. Based on our early assessment, if you are going to go for a 4-room, you will have 56% chance of getting a hot unit. A hot unit being defined as the main façade of the unit having at least 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). We rate the west sun exposure for this development at 1 out of 4 for 4-room. (Please note that we have our own assessment with analysis record and this is only available in our paid analysis)

PREVAILING WIND

With the heat being the main culprit, wind has been touted as a saviour. The most visible wind intake would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. The Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of air pressure in both hemispheres. Apart from that, there’s other wind sources as well like locally induced wind, sea breeze, etc. In our report, we have never given a ‘0’ for wind assessment in scoring chart. Reason being, the wind intensity may be minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap between two objects. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed.

At hausanalyst, we have been collecting wind data released by Singapore Meteorological Service since 2014 which was recorded at Changi Airport Station. Based on the data collected, we found a consistency in terms of the frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. Knowing which of these wind directions and when does it happen will greatly help when selecting a unit.

Based on recorded prevailing wind data from 2014-2017 which we have consolidated, if you were to get a 4-room unit, your chance of getting a prevailing wind will be at 60%. We define the prevailing wind exposure as the wind hitting diagonally towards the surface of the external wall of the unit, usually the façade with the most numbers of windows. While we welcome wind exposure during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the windows and some instances cause seepage due to poor workmanship on window frame. Read more about prevailing wind exposure here (https://www.hausanalyst.com/bto-analysis/good-housing-prevailing-wind-exposure). We rate the wind exposure for this development at 3 out of 4 for 4-room.

CONNECTIVITY

This development is located up to 350m diagonally away from existing Yio Chu Kang Station (NS15). In terms of ease of public transportation, having a distance of 400m or less from an MRT station is the best possible situation as this coverage is what we considered as the goldmine for now (as year goes by, it may lose its appeal due to the increased numbers of MRT stations). Proximity to LRT station is not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 4 out of 4.

DENSITY

This development consists of a total 454 units with a plot ratio of 3.5. All blocks will have a building height of 11 to 18 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 4 out of 4.

NEIGHBORHOOD

Yio Chu Kang Beacon is nearby to land use reserved for Education, Green space, Healthcare and Commercial Areas which is not more than 400m away. On the down side, this development also nearby to land use for Worship as well as White Site for future usage. Amenities within a 500m walk (15 mins walk) from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to chill and relax. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 2 out of 4.

Overall, we rate this development at 14 out of total 20 for 4-room.

NOV BTO 2019 - TAMPINES GREENSPRING

2019-12-08T00:41:00.000-08:00

NOV BTO 2019 - Tampines GreenSpring

DISCLAIMER: 
1. Readers are advised to use information available here as study guide only and use it at your own risk.
2. Please note that changes/ update based on updated information will be made from time to time, readers are advised to check on this page regularly.
3. Analysis was done based on available data at the time of this review being published.

We have organised the rating for each attribute bellow into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of more than 250 developments with more than 200,000 units in total (on average, HDB launch 15,000 to 20,000 units per year).

SUN EXPOSURE
Heat have been a sticky issue in Singapore currently and in foreseeable future due to climate change as well as rapid urbanisation and redevelopment activities. So much so that the National Research Foundation of Singapore (NRF) (https://www.ura.gov.sg/Corporate/Resources/Ideas-and-Trends/Beat-the-heat) have funded ‘Cooling Singapore’ initiative, which consist of multi-institutional initiative led by Singapore-ETH Centre (SEC), NUS, SMART and TUM CREATE to look into ways to reduce heat in Singapore since 2017 (https://www.coolingsingapore.sg/).

The best way to reduce heat intake has always been avoiding it in the first place. The understanding of heat intake varies due to geographical location. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) at all cost due to Singapore being located along the equator, which mean closer to the sun than other part of the Earth. Being a tropical climatic country also means that we don’t have 4 seasons and we don’t need the extra warmth from the sun. Sun radiation carries along UV (ultraviolet) and IR (Infrared) wave which is detrimental to the building enclosure as well as the interior spaces and heat up the building a lot faster than the air-con can cool it down.

The higher the unit, the hotter it will be as hot air rises. On top of that, increase usage of air-con which contribute to hot air being emitted from the condenser unit (a.k.a. outdoor unit) will also move upward. Thus, affecting the higher units as the building goes up higher with almost all units these days using air-con. So, the challenge is about finding a balance between having nice view with higher floor vs increase heat intake due to height increase. Architectural elements introduced on the building façade may or may not help in reducing the heat intake as the design are standardised throughout the whole development regardless of the effectiveness for it. Therefore, detailed analysis needs to be done to ascertain the effectiveness of these elements.Tampines GreenSpring is located within the East Region under URA Planning area. This development is strategically located next to Our Tampines Hub. Tampines GreenSpring will be 1 of the 2 developments slated under Draft Master Plan 2019 to be developed in near future within this vicinity. Based on our early assessment, if you are going to go for a 4-room, you will have 85% chance of getting a hot unit. A 5-room will be better off at 80% chance of getting a hot unit. A hot unit mean the main façade of the unit having at least 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). We rate the west sun exposure for this development at 1 out of 4 for both 4-room and 5-room. (Please note that we have our own assessment with analysis record and this is only available in our paid analysis)

PREVAILING WIND
With the heat being the main culprit, wind has been touted as a saviour or sort. The most visible wind intake would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. The Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of air pressure in both hemispheres. Apart from that, there’s other wind sources as well like locally induced wind, sea breeze, etc. That’s why we have never given a ‘0’ for our wind assessment in our scoring chart. Reason being, the wind intensity may be minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap between two objects. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed.

We at hausanalyst have been collecting wind data released by Singapore Meteorological Service since 2014 which was recorded at Changi Airport Station. Based on the data collected, we found a consistency in terms of the frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. Knowing which of these wind directions and when does it happen will greatly help when selecting a unit.

Based on recorded prevailing wind data from 2014-2017 which we have consolidated, if you were to get a 4-room unit, your chance of getting a prevailing wind will be at 39% while getting a 5-room will put you at a higher chance of 69%. We define the prevailing wind exposure as the wind hitting diagonally onto the surface of the external wall of the unit, usually the façade with the most numbers of windows. While we welcome wind exposure during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the windows and some instances cause seepage due to poor workmanship on window frame. Read more about prevailing wind exposure here (https://www.hausanalyst.com/bto-analysis/good-housing-prevailing-wind-exposure). We rate the wind exposure for this development at 2 out of 4 for 4-room and 3 out of 4 for 5-room.

CONNECTIVITY
This development is located up to 250m diagonally away from the Down Town Line Tampines Station (DT32) which was opened back in October 2017. In terms of ease of public transportation, having a distance of 400m or less from an MRT station is the best possible situation as this coverage is what we considered as the goldmine for now (as year goes by, it may lose its appeal due to the increased numbers of MRT stations). Proximity to LRT station is not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 4 out of 4.

DENSITY
This development consists of a total 657 units with a plot ratio of 2.8. All blocks will have a building height of 12 to 15 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 3 out of 4. 

NEIGHBORHOOD
Tampines GreenSpring is nearby to land use reserved for Education, Green space and commercial hub which is not more than 400m away. On the down side, this development also nearby to land use for worship as well as white site for future usage. Amenities within a 500m walk (15 mins walk) from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to chill and relax. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 1 out of 4.

Overall, we rate this development at 11 out of total 20 for 4-room and 12 out of total 20 for 5-room.

Email us at 'info@hausanalyst.com' to understand how we can help you to make informed decision base on real time modelling which we call digital twin.

SEP BTO 2019 - TAMPINES GREENGLEN

2019-12-07T09:25:00.005-08:00

SEP BTO 2019 - Tampines GreenGlen

DISCLAIMER: 
1. Readers are advised to use information available here as study guide and use it at your own risk.
2. Please note that changes/ update based on updated information will be made from time to time, readers are advised to check on this page regularly.
3. Analysis was done based on available data at the time of this review being published.

We have organised the rating for each attribute bellow into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of more than 250 developments with more than 200,000 units in total (on average, HDB launch 15,000 to 20,000 units per year).

SUN EXPOSURE
Heat have been a sticky issue in Singapore currently and in foreseeable future due to climate change as well as rapid urbanisation and redevelopment activities. So much so that the National Research Foundation of Singapore (NRF) (https://www.ura.gov.sg/Corporate/Resources/Ideas-and-Trends/Beat-the-heat) have funded ‘Cooling Singapore’ initiative, which consist of multi-institutional initiative led by Singapore-ETH Centre (SEC), NUS, SMART and TUM CREATE to look into ways to reduce heat in Singapore since 2017 (https://www.coolingsingapore.sg/).

The best way to reduce heat intake has always been avoiding it in the first place. The understanding of heat intake varies due to geographical location. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) at all cost due to Singapore being located along the equator, which mean closer to the sun than other part of the Earth. Being a tropical climatic country also means that we don’t have 4 seasons and we don’t need the extra warmth from the sun. Sun radiation carries along UV (ultraviolet) and IR (Infrared) wave which is detrimental to the building enclosure as well as the interior spaces and heat up the building a lot faster than the air-con can cool it down.

The higher the unit, the hotter it will be as hot air rises. On top of that, increase usage of air-con which contribute to hot air being emitted from the condenser unit (a.k.a. outdoor unit) will also move upward. Thus, affecting the higher units as the building goes up higher with almost all units these days using air-con. So, the challenge is about finding a balance between having nice view with higher floor vs increase heat intake due to height increase. Architectural elements introduced on the building façade may or may not help in reducing the heat intake as the design are standardised throughout the whole development regardless of the effectiveness for it. Therefore, detailed analysis needs to be done to ascertain the effectiveness of these elements.

Tampines GreenGlen is located within the East Region under URA Planning area. This development continues the expansion of Tampines North (extension of Tampines Town) towards Sungei Api Api. Tampines GreenGlen will be 1 of the 5 developments slated under Master Plan 2019 to be developed in near future within this vicinity which is bounded by Tampines Avenue 11 to the South. Based on our early assessment, if you are going to go for a 4-room, you will have a 50% chance of getting a hot unit. A 5-room will be worst off at 80% chance of getting a hot unit. A hot unit mean the main façade of the unit having at least 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). We rate the west sun exposure for this development at 2 out of 4 for 4-room and 1 out of 4 for 5-room.

PREVAILING WIND
With the heat being the main culprit, wind has been touted as a saviour or sort. The most visible wind intake would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. The Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of air pressure in both hemispheres. Apart from that, there’s other wind sources as well like locally induced wind, sea breeze, etc. That’s why we have never given a ‘0’ for our wind assessment in our scoring chart. Reason being, the wind intensity may be minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap between two objects. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed.

We at hausanalyst have been collecting wind data released by Singapore Meteorological Service since 2014 which was recorded at Changi Airport Station. Based on the data collected, we found a consistency in terms of the frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. Knowing which of these wind directions and when does it happen will greatly help when selecting a unit.

Based on recorded prevailing wind data from 2014-2017 which we have analysed, if you were to get a 4-room unit, your chance of getting a prevailing wind will be at 50% while getting a 5-room will put you at a lower range of 38% chance. We define the prevailing wind exposure as the wind hitting diagonally onto the surface of the external wall of the unit, usually the façade with the most numbers of windows. While we welcome wind exposure during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the windows and some instances cause seepage due to poor workmanship on window frame. Read more about prevailing wind exposure here (https://www.hausanalyst.com/bto-analysis/good-housing-prevailing-wind-exposure). We rate the wind exposure for this development at 3 out of 4 for 4-room and 2 out of 4 for 5-room.

CONNECTIVITY
This development is located up to 300m diagonally away from the future Tampines North Station which is part of the Cross Island Line, estimated to be in use by 2029. In terms of ease of public transportation, having a distance of 400m or less from an MRT station is the best possible situation as this coverage is what we considered as the goldmine for now (as year goes by, it may lose its appeal due to the increased numbers of MRT stations). Proximity to LRT station is not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 4 out of 4.

DENSITY
This development consists of a total 649 units with a plot ratio of 3.0. All blocks will have a building height of 9 to 16 levels with no exact details on which stacks will have the specified height. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 3 out of 4.

NEIGHBORHOOD
Tampines GreenGlen will be nearby to land use reserved for Education, Green Corridor, Sungei Api Api as well as future commercial hub which is not more than 400m away. On the down side, this development will be surrounded by land use mainly reserved for Business 1 (White) as well as Business 2 to the North and West. Further West, there will be a chain of temples as well as a funeral parlour. Amenities within a 500m walk (15 mins walk) from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to relax and exercise. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 1 out of 4.

Overall, we rate this development at 13 out of total 20 for 4-room and 11 out of total 20 for 5-room.

Email us at 'info@hausanalyst.com' to understand how we can help you to make informed decision base on real time modelling which we call digital twin.

Tengah - Priced IN

2019-03-18T01:36:00.000-07:00

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page or www.hausanalyst.com regularly.

3. Analysis was done based on available data at the time of publishing of this review.

Tengah will be the next test-bed for new township evolution in Singapore. This new township will come with the first District Cooling approach to include residential usage in Singapore, smart transportation system which includes driverless vehicles, etc. This new township will house up to estimated 42,000 new housing units for which up to 70% will be of public housing.

Amidst all the buzz, we are more interested to know what is the price to pay to root yourself in this new township. Knowing the surrounding pricing is like knowing your competitor’s strength and weakness. This knowledge will let you hold the upper hand when you decided to sell after MOP (minimum occupancy period). Next to this new town along the eastern fringe (bounded by Bukit Batok Road), a handful of public housing has been launched as recently as 2017. Lining along Bukit Batok Road, there are West Ridges @ Bt. Batok (Nov 2013), West Edge @ Bt. Batok (Feb 2015) as well as West Scape @ Bt. Batok (Aug 2017). In the North East, Keat Hong Pride (May 2015) is the only newer BTO launches after 2010.

For the price comparison analysis, we will be using 4-rm and 5-rm launch price data from Keat Hong Pride (Choa Chu Kang), West Ridges @ Bt. Batok as well as West Scape @ Bt. Batok to compare with the recent Nov 2018 BTO in Tengah – Plantation Grove (Phase 1 of Tengah residential development) which comprises 1,620 units in total. Since the size of the units may be different by no more than 1sqm, we have made an adjustment to match both at the same size to reflect a more accurate price comparison.

For 5-rm price comparison, we selected the most expensive 5-rm stack in Tengah Plantation Grove to compare with the most expensive 5-rm stack in West Ridges @ Bt. Batok which was launched back in 2013. The price at Tengah Plantation Grove seems to be at least S$6,656 - S$7,585 (with price adjustment to match 113sqm and price taken from level 8 and above) more expensive than that across the road at West Ridges @ Bt. Batok. After a soft take up rate when it was launched, there has been a downward adjustment in terms of pricing for West Ridges @ Bt. Batok and the price difference have increased to S$15,333 - S$16,262 (with price adjustment to match 113sqm and price taken from level 8 and above). When comparing between the most affordable 5-rm stacks for both developments, the price difference increases to S$15,956 - S$16,885 (with price adjustment to match 113sqm and price taken from level 8 and above). The small price difference can be attributed to future proximity to the new Tengah Plantation MRT station (JE1) which is at the doorstep of Plantation Grove development and within 500m to West Ridges @ Bt. Batok. With Jurong Region line only expected to be in service from 2026, residents at West Ridges @ Bt. Batok are paying at least 10 years in advance for infrastructure which they may not get to enjoy after their MOP period arrive.

What about development which is further away from MRT station / future MRT station need to pay for? To illustrate this, we compare the most expensive 5-rm stack at Tengah Plantation Grove vs most expensive 5-rm stack at West Scape @ Bt. Batok (launched in 2017 and also located along the fridge of Tengah township) which is more than est. 1km away from either current Bt. Gombak MRT station (NS3) or future Tengah Plantation MRT station (JE1). The price difference shown a larger quantum of S$46,500 - S$54,800 (11.0% - 13.0% compared to 2.0% - 4.0% at West Ridges @ Bt. Batok). Note that we only use units from level 8 and above as sample.

A common understanding of new public housing pricing is that launch price will be pegged to recent surrounding resale transaction (as shown in the graphic). Based on the given information, a 5-rm comparable resale prices in the vicinity of Tengah is in the range of S$456,000 (115sqm) – S$598,000 (118sqm). This price range translate to S$368psf – S$470psf compared to the most expensive 5-rm unit in Tengah Plantation Grove which is at S$379psf (2.9% more expensive than the lower range of current 5-rm resale price). The upper range of a comparable resale unit which is at S$470psf is at least 25% more than the most expensive 5-rm at Tengah Plantation Grove (Note that the unit is a 118sqm unit which is almost comparable to a 120sqm 3-gen unit at Plantation Grove). Thus, this upper range price may not truly reflect the current resale pricing for 5-rm. The good news is the 3-gen unit at Plantation Grove is cheaper in terms of psf (per square foot) price compare to the most expensive 5-rm at the same development.

To read the full report including prices for 4-rm, please follow this link : https://www.hausanalyst.com/bto-analysis/pricing-research-2019-tengah-new-town

NOV BTO 2018 - PLANTATION GROVE

2018-11-15T18:33:00.000-08:00

NOV BTO 2018 - Plantation Grove

We have been receiving frequent request to analyse new BTO launches to allow potential home buyers to assess whether they would like to register for the project rather than being ‘forced’ to choose a unit from the project which they found out that they don’t really like it later on. Thus, we have worked on a systematic way to analyse a development from the macro aspect like anticipated west sun exposure, anticipated wind exposure, density/ total numbers of units, surrounding development (current and future), MRT/LRT proximity and other information which you will never get from any other online or offline sources.

To create a systematic way to analyse a development and based on the collected attributes described above, we have organised the rating for each attribute into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). These attributes description will be made available to paid subscribers who wish to understand the in-depth analysis and how we can help homeowners assess their risk before they invest into one of the largest investment in their life. Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of more than 234 developments with more than 165,000 units in total (on average, HDB only launch 16,000 to 20,000 units per year).

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page or www.hausanalyst.com regularly.

3. Analysis was done based on available data at the time of publishing of this review.

4. Please note that animation is for illustration purpose only. Readers are advised to write to us to get accurate data.

5. As each and every unit has it's own attributes, written analysis available here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

1. Tengah Plantation Grove is the first development to be launched within new Tengah township. As of today, a total of 8 plots have been tendered for design development and to be launched in due time (4 from plantation district and another 4 from garden district). Based on our stage 1 assessment, there will be estimated up to 55% of stacks having 3pm west sun exposure of 3 months and above (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm, design detail will render different outcome). As heat from the sun exposure transmit through wall and glass surface, higher exposure will translate to higher indoor temperature (this will require higher energy demand for cooling, thus more energy consumption) as well as affecting the lifespan of the interior furniture, fittings and finishes (floor, wall, ceiling, etc). We rate the west sun exposure for this development at 1 out of 4.

2. Based on recorded wind pattern data from the year 2017, we anticipate only up to 28% of the stacks here will get either 1 of the prevailing wind exposures either from North East, North to North West, South or South to South West. Future development to the North East, North West as well as South West may reduce this potential. Prevailing wind exposure will allow the unit a good cross ventilation and allow higher air change of internal living space. Prevailing wind exposure is best facing the main façade where all the windows of Living and Bedrooms are facing. We rate the wind exposure for this development at 2 out of 4.

3. This development is sited almost next to the nearest MRT station which is Tengah Plantation Station (JE1) of the future Jurong Region Line. In terms of transportation proximity, having a distance of 400m or less from an MRT station will be the best possible scenario as this coverage is what we considered as the gold mine. Proximity to LRT station will not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 4 out of 4.

4. This development consists of up to a total of 1,620 units with a plot ratio 2.8. Overall building height has been kept at a range of 8 to 14 habitable levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities within the development, more residents sharing the same amenities, etc. More residents utilising the same amenities will contribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 1 out of 4.

5. Plantation Grove is mainly surrounded by residential and green area with proximity (within 500m) to site reserved for utility. There will be plenty of educational facilities around this development to cater for future resident’s needs. Huge commercial area with residential component will be available next to this development. Amenities within a 500m walk from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to relax and exercise. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, utility, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 3 out of 4.

Overall, we rate this development at 11 out of total 20.

Before you decide to give a go for this project

1. What is Jurong Region Line and how will it affect you in terms of design and construction?

2. How will the delayed HSR impact your investment?
3. What is district cooling (which will be use in this development) and how will it impact the home owner?
4. What is PWCS and what is the impact on your future investment?
5. How does the development phasing being planned and what is the pro and con of going for this development? We will advice readers who engaged us discreetly on which other development have been planned.
6. What is the development potential in terms of pricing compare to Bukit Batok which is just next door? Bidadari township pricing movement may help to shed some light.

How we can help you?

MAY BTO 2018 - FERNVALE DEW

2018-08-29T20:38:00.001-07:00

MAY BTO 2018 - Fernvale Dew

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page or www.hausanalyst.com regularly.

3. Analysis was done based on available data at the time of publishing of this review.

4. Please note that animation is for illustration purpose only. Readers are advised to write to us to get accurate data.

5. As each and every unit has it's own attributes, written analysis available here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

Site Analysis

Fernvale Dew is part of the Sengkang West expansion which cover area around Jalan Kayu and Sungei Punggol. Based on our stage 1 assessment, there will be estimated 56% of 3, 4 and 5-rm stacks having 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). Higher percentage of west sun exposed units will translate to higher risk of getting one should your queue number reaches half way point. We rate the west sun exposure for this development at 1 out of 4.

Based on recorded prevailing wind pattern data from the year 2017, we anticipate only up to 42% of 3, 4 and 5-rm stacks here will get either 1 of the prevailing wind exposure either from North East, North to North West, South or South to South West. Future development to the South may affect this potential. Prevailing wind exposure will allow the unit a good cross ventilation and allow healthier internal living space. Prevailing wind exposure is best facing the main façade where all the windows of Living and Bedrooms are facing. We rate the wind exposure for this development at 2 out of 4.

This development is sited almost 600m away from the nearest LRT station which is Fernvale Station (SW5) which is connected to the Sengkang Station (NE 16). In terms of transportation proximity, having a distance of 400m or less from an MRT station will be the best possible scenario as this coverage is what we considered as the gold mine. Proximity to LRT station will not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 2 out of 4.

This development consists of up to a total of 1,188 units with a plot ratio of 2.8 and 3.0 which is equivalent to 2 precincts. Overall building height range from 13 to 25 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 2 out of 4.

Fernvale Dew is surrounded by existing surrounding and future residential, green area, school, healthcare facility, commercial as well as place for worship, white site and massive business 2 land to the west of the site. Amenities within a 500m walk from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to relax and exercise. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 2 out of 4.

Overall, we rate this development at 9 out of total 20

Note

1. Overall rating doesn't translate to all units within the development being classified as such. A lower rating will imply it will be more difficult to cherry pick a unit.

2. The above assessment only covers the present situation with available information from relevant agencies. Contact us at "info@hausanalyst.com" to understand the in depth analysis to choose a unit by understanding not just the present, but also the anticipated future changes in the surrounding area.

Email us at : info@hausanalyst.com

FEB BTO 2018 - TAMPINES GREEN FOLIAGE

2018-04-25T23:00:00.000-07:00

FEB BTO 2018 - Tampines Green Foliage

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page or www.hausanalyst.com regularly.

3. Analysis was done based on available data at the time of publishing of this review.

4. Please note that animation is for illustration purpose only. Readers are advised to write to us to get accurate data.

5. As each and every unit has it's own attributes, written analysis available here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

Site Analysis

Tampines Green Foliage is part of Tampines North, which is an extension of the present Tampines Town. Based on our stage 1 assessment, there will be estimated 47% of stacks having 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). Higher percentage of west sun exposed units will translate to higher risk of getting one should your queue number reaches half way point. We rate the west sun exposure for this development at 2 out of 4.

Based on recorded wind pattern data from the year 2017, we anticipate only up to 34% of the stacks here will get either 1 of the prevailing wind exposure either from North East, North to North West, South or South to South West. Future development to the East across Tampines Street 62 may reduce this potential. Prevailing wind exposure will allow the unit a good cross ventilation and allow healthier internal living space. Prevailing wind exposure is best facing the main façade where all the windows of Living and Bedrooms are facing. We rate the wind exposure for this development at 2 out of 4.

This development is sited almost 1km away from the nearest MRT station which is Tampines Station (DT32). In terms of transportation proximity, having a distance of 400m or less from an MRT station will be the best possible scenario as this coverage is what we considered as the gold mine. Proximity to LRT station will not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 1 out of 4.

This development consists of up to a total of 542 units with a plot ratio 2.8. Overall building height has been kept at no more than 15 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 3 out of 4.

Tampines Green Foliage is surrounded by residential area all around with site reserved for nursing home and place for worship formed small portion of this area. Amenities within a 500m walk from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to relax and exercise. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 3 out of 4.

Overall, we rate this development at 11 out of total 20.

Note
1. Overall rating doesn't translate to all units within the development being classified as such. A lower rating will imply it will be more difficult to cherry pick a unit.

2. The above assessment only covers the present situation with available information by relevant agencies. Contact us at "info@hausanalyst.com" to understand the in depth analysis to choose a unit by understanding not just the present, but also the anticipated future changes in the surrounding area.

Learn how the overall Tampines North Masterplan with Tampines GreenCourt, Tampines GreenDew next door may affect your selection! Check out our pricing, users feedback as well as FAQ here.

Email us at : info@hausanalyst.com

FEB BTO 2018 - TECK WHYE VIEW

2018-04-20T20:54:00.001-07:00

FEB BTO 2018 - Teck Whye View

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page or www.hausanalyst.com regularly.

3. Analysis was done based on available data at the time of publishing of this review.

4. Please note that animation is for illustration purpose only. Readers are advised to write to us to get accurate data.

5. As each and every unit has it's own attributes, written analysis available here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

Prelude

We have been receiving frequent request to analyse new BTO launches to allow potential home buyers to decide whether they would like to register for a project rather than being ‘forced’ to choose a unit from a project which they found out that they don’t really like it. For the past few months, we have been working on a systematic way to analyse a development from the macro aspect like west sun exposure, wind exposure, density/ plot ratio, total numbers of units, surrounding development (current and future), MRT/LRT proximity and other information which you will never get from any other online source.

To create a systematic way to analyse a development and based on the collected attributes described above, we organise the rating for each attribute into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). These attributes scoring description will be made available to paid subscribers who wish to understand the in-depth analysis and how we can help homeowners to assess their risk before they invest their future hard-earned money into one of the largest investment in their life. Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of almost 234 developments comprising 165,000 units in total (on average, HDB only launch 16,000 to 20,000 units per year).

Site Analysis

Teck Whye View is located along the tract of land which has been mostly reserved due to its proximity to the old railway route. With the removal of this railway road, this tract of land will turn into a goldmine overnight with its proximity to most of the readily available amenities. Based on our stage 1 assessment, there will be estimated 42% of stacks having 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). Higher percentage of west sun exposed units will translate to higher risk of getting one should your queue number reaches half way point. We rate the west sun exposure for this development at 2 out of 4.

Based on recorded wind pattern data from the year 2017, we anticipate up to 54% of the stacks here will get either 1 of the prevailing wind exposure either from North East, North to North West, South or South to South West. Please note that the new railway corridor development will greatly affect the prevailing wind pattern here. Prevailing wind exposure will allow the unit a good cross ventilation and allow healthier internal living space. Prevailing wind exposure is best facing the main façade where all the windows of Living and Bedrooms are facing. We rate the wind exposure for this development at 3 out of 4.

This development is sited near to the Bukit Panjang MRT station (DT1) and 3 other LRT stations along the Bukit Panjang LRT tract which are within the comfortable 400m radius away. In terms of transportation proximity, having a distance of 400m or less from an MRT station will be the best possible scenario as this coverage is what we considered as the gold mine. Proximity to LRT station will not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 4 out of 4.

This development consists of up to a total of 574 units. Overall building height of 22 levels to as high as 31 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 3 out of 4.

Due to its proximity to the old railway tract, existing amenities were all readily available and within walking distance. Amenities within a 500m walk from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to relax and exercise. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 3 out of 4.

Overall, we rate this development at 15 out of total 20.

Note

1. Overall rating doesn't translate to all units within the development being classified as such. A lower rating will imply it will be more difficult to cherry pick a unit.

2. The above assessment only covers the present situation with available information by relevant agencies. Contact us at "info@hausanalyst.com" to understand the in depth analysis to choose a unit by understanding not just the present, but also the anticipated future changes in the surrounding area.

Present surrounding condition vs future surrounding condition

When buying a property, knowing the existing surrounding condition will be one of the most important steps in choosing the most suitable development as well as a unit. The surrounding building height, land use, building usage, building form, building proximity to each other, etc will greatly affect the view, prevailing wind penetration, sun shading as well as the side effect created from the said conditions above. An existing surrounding building which is higher than your intended development may block your future view, affecting the local prevailing wind pattern, block the much needed morning sun, funnel foul smell during prevailing wind season, etc. Almost everyone will argue that if the intended development have been built on the site, they will know this by viewing the unit or development itself. The next question will be, will you be there for the whole of 365 days? Will you be there at the right moment to see the ugly side? The answer is no. If you can even get hold of the present and existing situation, what about the future surrounding conditions?

article continue here

Learn how the CCK railway corridor winning proposal may affect your selection! Check out our pricing here.

Email us at : info@hausanalyst.com

FEB BTO 2018 - UBI GROVE

2018-03-09T01:07:00.000-08:00

FEB BTO 2018 - Ubi Grove

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page or www.hausanalyst.com regularly.

3. Analysis was done based on available data at the time of publishing of this review.

4. Please note that animation is for illustration purpose only. Readers are advised to write to us to get accurate data.

5. As each and every unit has it's own attributes, written analysis available here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

We have added additional 2 layers of realism to our inch accurate model! We are starting this with #UbiGrove. We are adding the landscape component (taken from HDB model) to bring future home owners closer to the exact environment (should the landscape design not being changed) they will experience years before they get their key to the unit or even before they decided to get a unit from this development. The other component will be the building element colours (as shown in HDB model).

As we have demonstrated to most of our previous home owners, you can explore our model by going into VR mode and enter every single unit and view out through every single pane of window in the model to view your surrounding 'real time'! Email us at "info@hausanalyst.com" for more information or visit our pricing/feedback/FAQ page here: http://www.hausanalyst.com/pricing.html #ubigrove #tampinesgreenfoliage #tampinesgreendew #kimkeatbeacon #tampinesgreenvines #fernvaledew

Post-3D model and pricing released analysis (updated 5/5/2018)

1. There are up to 89 stacks of 4-rm unit in this development with a total unit of 993. Based on pricing released, 57 out of the total 89 stacks will have the same stack pricing, meaning every level in these 57 stacks will reflect the same pricing. This translates to 64% of the total 4-rm stacks available. In short, units at every level in all these 57 stacks supposed to be the same in terms of attributes to command the same pricing allocation. Common sense will tell you that there's no such thing as 2 different units will have the same attributes as even a twin brother will have a different personality. Based on our analysis, which includes exposure to west sun, prevailing wind, view coverage, etc., these pricing will present a good opportunity for cherry picking in a mispricing scenario. A unit with good attributes with the same pricing as compare to another unit with lesser or no good attributes surely will be a great bargain. The question will be which one will it be?

2. To a novice, end lot or corner unit seems to be a bargain as recommended or shared by many without a technical understanding of the details and the implications. In this development, you will get to see many of these end lot unit will not have the intended privacy at all! How can you have privacy (or so they say) when the moment you open up your main entrance door, you will be looking at the crowd waiting at the lift lobby? The main entrance door also serves as the major opening on one end of the unit (the other end is where all the windows lining up the bedrooms and living room) to allow natural cross ventilation to happen. To shut the main entrance door at all time will not help to naturally ventilate the unit.

Apart from having a main entrance door opening up to lift lobby, there's also stacks which are located next to the lift core. For new development, the issue of noise from the constant movement of the lift cars may not be so obvious should the lift being well maintained.

3. Based on our detailed analysis of west sun exposure, 48% of the 4-rm stacks will have at least 5 months of west sun exposure in a year. The month in which this exposure happens will depend on which direction the stacks are facing. Should this (west sun exposure) overlap with the anticipated prevailing wind, then it will bring a much needed relief in terms of reducing the heat intake during the 'hot' months. To understand which stacks will benefit or suffer from the extra heat, our detailed 3D model will analyse the results based on Geo-referencing (analysis is done based on the exact location of this development on the earth).

Visit our page here to continue reading the extended version of our post 3D review above.

Site Analysis

Ubi Grove is considered an urban infill development which generally utilise reserved residential land in urban area to meet increasing demand. Based on our stage 1 assessment, there will be estimated 53% of stacks having 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). Higher percentage of west sun exposed units will translate to higher risk of getting one should your queue number reaches half way point. We rate the west sun exposure for this development at 1 out of 4.

Based on recorded wind pattern data from the year 2016, we anticipate only up to 23% of the stacks here will get either 1 of the prevailing wind exposure either from North East, North to North West, South or South to South West. Prevailing wind exposure will allow the unit a good cross ventilation and allow healthier internal living space. Prevailing wind exposure is best facing the main façade where all the windows of Living and Bedrooms are facing. We rate the wind exposure for this development at 1 out of 4.

This development is sited next to the Ubi MRT station (DT27) and the furthest end of this development is still within the comfortable 400m radius distance from the same station. In terms of transportation proximity, having a distance of 400m or less from an MRT station will be the best possible scenario as this coverage is what we considered as the gold mine. Proximity to LRT station will not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 3 out of 4.

This development consists of up to a total of 1,193 units with a plot ratio 2.8. Overall building height has been kept at no more than 15 levels and mostly at 12 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 2 out of 4.

Ubi Grove is almost surrounded by industrial area to the North comprising of land usage for Business 1 and Business 2. To the South East of this site, there are 2 schools which are a primary and secondary school. Flanked by 2 MSCP (multi storey car park) of this development will sit a place for worship. Amenities within a 500m walk from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to relax and exercise. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 1 out of 4.

Overall, we rate this development at 8 out of total 20.

Note

1. Overall rating doesn't translate to all units within the development being classified as such. A lower rating will imply it will be more difficult to cherry pick a unit.

How our analysis can help you make a better decision

In our paid analysis, we will have at least 7 attributes to look into for this development to check and ascertain which unit will have better attributes or should you have preferred unit in mind, what is the pro and cons which you need to consider and understand. We will analyze every stack and provide a written analysis for our ‘Standard’ package (up to 50% of the same room type) and ‘Premium’ (all the stacks for the same room type) package, then summarized these findings in an easy to digest score chart to allow easy reference when choosing a unit.

In our paid analysis, we will cover in written analysis and score (not limited to the following):

1. lift ratio - what is the best lift ratio to avoid the common break down, which has been in the limelight recently in BTO developments?

2. distance between building (facade to facade) - what is the recommended distance to allow for privacy, etc? You can even get to 'feel' the distance in our 3D model through different simulation.

3. distance to lift lobby - living in a non landed property includes horizontal and lift or staircase assisted vertical travelling distance, meaning when you calculate distance to any amenity, you still need to include the distance from your unit to the lift lobby.

4. wind exposure - while wind exposure may change due to surrounding developments and local weather pattern, the prevailing wind will maintain throughout unless the world weather pattern gone through extreme changes.

5. west sun exposure - our model is capable to analyse sun exposure 24-7 and 365 days in a year. Our analysis is based on standard norm which has been practiced in the industry.

6. viewing angle - a normal human will have a 120 degree horizontal viewing angle. We have a different assessment base on different viewing coverage. Through our model, you will get an almost real time view year before you were handed your keys to your unit. You can even explore vertical view and explore the development surrounding through our 3D model.

7. noise disturbance - knowing the noise source will be the most important factor in knowing if your unit will be exposed to extensive noise disturbance. The source of disturbance may tie up to different attributes which we will explain in detail based on development.

Email us at : info@hausanalyst.com

NOV BTO 2017 - TAMPINES GREENCOURT

2017-11-16T21:16:00.002-08:00

NOV BTO 2017 - Tampines GreenCourt

DISCLAIMER

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page or www.hausanalyst.com regularly.

3. Analysis was done based on available data at the time of publishing of this review.

4. Please note that animation is for illustration purpose only. Readers are advised to write to us to get accurate data.

5. As each and every unit has it's own attributes, written analysis available here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

Park view but west sun, how to get the best of this situation?

Based on our earlier analysis of estimated 48% will have west sun exposure, we have further refined that figure to 47% after we did an in-depth analysis on the whole development using our inch accurate 3D model. Many would have been wondering which unit to go for? If you want a park view, you may get lots of west sun exposure. We have answers to that since the level of exposure will be different for each stack based on location, building height and the surrounding block's height and this answer is only available from the simulation we did on our inch accurate 3D model. The prevailing wind pattern may or may not help to minimize the west sun impact, but which stack will benefit from it? Tall and big trees will eventually populate the park, maybe you can pray that the big and lush trees will help to minimize the west sun impact? Note that recently fallen big trees have almost become a norm during thunderstorm.

Should you avoid facing Playground? What are the noise disturbance potentials?

Many associate children’s playground with noisy environment, is that true? On the weekdays, children’s usually visits the playground with adult supervision around 4pm-6pm. On weekends, residents may use the facilities from 8am-10am and 4pm-6pm as 10am onwards, most of the children’s playground, adult and elderly fitness station will be exposed to direct noon hot sun and this can be simulated using our 3D model. When we look at this timeline of amenities usage, usually the residents will be either out at work; worst case sleeping through on the weekend, you will only be affected for 2-3 hours. In short, is this situation unbearable?

For noise disturbance potentials, we should instead look into the vehicle moving around and in the development. Based on the area allocated for car parks and HDB norm for car park requirement, we estimated the numbers of car parking will be at least 1,400-1,500. With this amount of car parking, 7 entry and exit point have been allocated in this development. 2 levels of car parking will be allocated to the Southern part of this development, while only 1 level at the Northern part of this development. To allow natural ventilation in this car park area, larger void spaces have been designed to accommodate this requirement, thus contribute to potential noise disturbance from moving vehicles in the parking area below. Apart from the void area, the estimated 1,400-1,500 vehicles will disperse via 2 ingress/ egress points connecting Tampines North Drive and 1 ingress/ egress point connecting Tampines Street 62. Note that these 2 roads also serve other Tampines North developments, thus the amount of vehicle movement will contribute to future noise disturbance along the primary access road and service road.

What is PPVC and what is the implication in terms of pricing, construction and future renovation?

The attached info graphic bellow will give you a better understanding of what is PPVC is about.

Infographic by Straits Times

Since each module will not be larger 3.4m (width) x 4.5m (height) due to LTA transportation guideline and existing trailer size constrains, each residential unit will be sliced into few pieces (modules) and piece it together on site. The implication would be the joining part between these different pieces (modules) where water tightness and allowance for joining tolerance will be critical, meaning leakage or crack may happen if not planned and executed well.

Most of future homeowners by now would have noticed that there won’t be an optional scheme for 3-room, 4-room and 5-room as compared to previous BTO. The reason being, most of the work will be executed at the factory itself due to economy of scale and maximizing output. For future renovation, homeowners will need a very skillful renovation contractor to do any future renovation work (as per BCA advice) due to PPVC construction methodology. Meaning the renovation contractor need to understand how the unit modules being assembled and where are the connecting points before carrying out the work. With PPVC, renovation work for the 1st home owner will be limited to false ceiling (if needed), carpentry work and lightings which will be more controlled and present less an issue.

When it comes to pricing, it was announced that the price for PPVC construction will be more expensive as compared to current conventional way of construction due to cheaper labor cost that Singapore still enjoy. To find out how much this cost estimated will be, we have done an analysis for 4-room and 5-room to compare against Tampines GreenVerge (Aug 2016) and GreenWeave (May 2015). After deducting the optional scheme cost for Tampines GreenCourt (based on previous BTO OCS price) to even the comparison with the 2 previous BTO, we still detect a price premium of S$20,000 to S$30,000 for 4-room at Tampines GreenCourt. This price premium may include price increment due to locality maturity, meaning the later development will have an upward price adjustment. For 5-room, the price disparity is a lot greater (note: we only share price analysis in our ‘Premium’ package).

What is PWCS? How does it work and what is the current issue in the market?

Read it here and here

Here's what some of our Tampines owners have to say about our paid analysis

Email us at : info@hausanalyst.com

"It's quite overwhelming at first with all the data partly due to the project size. But thankfully there is ranking page which really helps with the decision. Happy that it helps us make an informed decision"

Mr Chiang (analyst, banking) Tampines GreenCourt

"Engage you (hausnalayst) will be better in choosing unit"

Mr R.Tan (sales) Tampines GreenCourt

"I am on HWZ and also bto forums.. googled and saw your 3d illustrations so we tot it was nice to have a report"

Mdm C. Liew | Tampines GreenCourt

Email us at : info@hausanalyst.com

AUG BTO 2017 - WEST SCAPE@BUKIT BATOK

2017-09-20T02:05:00.002-07:00

We are currently taking orders for WestScape@Bukit Batok and Rivervale Shores. Try our 'Standard' package which will ultimately help you in getting the best unit available with targeted analysis (targeted in terms of your Q number potential).

Currently WestScape@Bukit Batok is averaging at S$282.87psf compare to WestRidges@Bukit Batok at S$326.20, WestPlains@Bukit Batok at S$295.26. With it's location right next to Tengah township and flanked by green strip, this development will be most sought after in the near future.

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page regularly.

3. Analysis was done based on available data at the time of publishing of this review.

4. As each and every unit has it's own attributes, analysis shown here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

Location

1. The nearest point of this site to Bukit Gombak MRT (NS3) starting from 1km diagonally. Buying into this development won’t be about convenient to any MRT as the distance has shown it. Instead, it will be what the future vehicular planning of Tengah Masterplan will bring to this development which will make a different. In the Tengah masterplan, there will be a ‘mobility corridor’ connecting this site to the Jurong Innovation Centre and this could be the autonomous vehicle program.

2. In terms of location, this site is next to the future Tengah Masterplan. Technically, Tengah township is just across Bukit Batok Road and this development may in effect benefit from the Tengah Masterplan future initiative like the ‘Forest Corridor’ which is the green link connecting the North Eastern part of Tengah township.

3. Based on draft Masterplan for Tengah township released by HDB, the site immediately across Bukit Batok Road will be reserved for mixed development which consist of commercial and residential component. This mixed development has been planned for a Neighborhood Centre, which was named ‘The Green House’.

4. The Neighborhood Centre may take at least 5-10 years to realize as the whole Tengah Masterplan was planned for 20 years time frame.

Please visit our main site www.hausanalyst.com or here for more info about the Tengah Masterplan.

Site Layout

1. This site was designed to maximize the plot ratio of 3.0 while maintaining a height control which is estimated to be at least 70m above mean sea level. The layout doesn’t show a sensible arrangement other than just to maximize the blocks and creating pockets of spaces in between.

2. Based on our preliminary analysis, 52% of the units here will have west sun exposure to the front façade (surface where the Living Room and all bedroom windows being located).

3. 4-rm units have been placed to take advantage of current green space to the east and future green link towards the Tengah township with the introduction of balcony space. With future development of surrounding sites yet to be developed, consideration will be very much on what will happen to these units when those developments take shape.

4. The plot ratio was controlled at 3.0 which is similar to the surrounding plots of land. Higher plot ratio will result in more population staying within the same development and sharing the same amenities like MSCP (multi storey parking), playground, etc. The site to the east and those at Tengah are yet to be developed, thus the plot ratio will allow anticipation of how the future site will be developed in terms of building massing, arrangement, building heights, etc.

Unit Layout

1. In general, this development has a ‘standard’ 4-rm layout which has options for household shelter to be either next to the kitchen or immediately next to the entrance door. The ‘recess’ part of the Living area will not be pleasant in terms of view out of the Living Room and furniture arrangement.

2. Note that for a normal Living Room, you will need a wall for your TV sets and another wall for sofa set. A TV wall and the sofa set wall which are not similar in terms of length will create inefficiency in terms of space planning in the future. In other words, if the unit that you choose don’t have allowance for future proper arrangement of furniture, then you will need to spend more to get it right later on with expense of other spaces.

3. 5-rm unit in this development shown a better space planning as compare to that of 4-rm. 2 issues may crop up in the future, 1 will be where to place the dining proper as there’s too many options and 2 will be how to manage the wastage space once Living and Dining proper have been decided.

4. The ‘corner unit’ myth! Many owners still don’t understand the value of cross ventilation when they choose their unit. A ‘corner unit’ means a unit which is always tucked at a corner or the ‘end’ of the block. Usually these units are being arranged in a way that it will create a stagnant air flow, which technically creates a ‘dead zone’ right in front of your door step. This ‘dead zone’ is where air doesn’t circulate freely and thus you will get germs, bacteria, viruses, dust, etc stay there for as long as no clear cross ventilation being induced to clear it.

AVAILABLE NOW!

ON DEMAND detailed analysis IS available. details can be found here

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https://www.facebook.com/Raremerchandise-moneychannel-108060382560724/?ref=bookmarks

MAY BTO - DAKOTA BREEZE

2017-09-01T00:18:00.000-07:00

To celebrate this blog page reaching a milestone readership of 1,000,000, we have decided to give away a 5% discount on all our analysis services for the next 2 months (until 15 Nov 2017). Should you have any enquiries or questions, feel free to drop us an email (info@hausanalyst.com) so we can help to clarify things up to customise our service to your personalised needs.

We have received many enquiries on why the 'Standard' package only covers 50% of the stacks and with this amount, how can they choose or shortlist their preferred unit/ units? First and foremost, the analysis is to help you to eventually get a unit which we are proud to share that we have helped 100% of the paid home owners get their chosen unit based on unit availability.

Based on your Q number, we have a very good idea of which 50% of the stack to choose from, thus this will reduce the amount of information you need to consume and understand and yet able to choose the preferred unit/ units. We have been very flexible in terms of the amount of information we share, thus should there be a need to go beyond the 50%, we shall do it at no extra charge as our main intention is always about helping the home owners getting their preferred unit while understand what they are investing in.

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.
2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page regularly.
3. Analysis was done based on available data at the time of publishing of this review.
4. As each and every unit has it's own attributes, analysis shown here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

Location

1. The nearest point of this site to Dakota MRT (CC8) starting from 100m diagonally. Developments within a 400m radius from the nearest MRT will be considered premium as planning parameter considered this as walking distance while those further away technically should get price discounts.

2. In terms of location, this site is next to an existing school to the North and sited next to the Geylang River. Across the Geylang River, there’s still a strip of empty land planned for residential development in the near future, which most probably will be within this present Masterplan last updated in 2014 and should last for 5 to 6 years.

3. Based on URA Master plan 2014, there will be at least 5 more plots of land for residential housing, which can potentially yield at least 3,500 more units. Knowing the future surrounding plan will allow owners to make an informed decision in terms of future wind flow, future view, breathing space between building, traffic condition, noise pollution potential, noise and air pollution from the immediate construction site, etc.

Site Layout

1. This site was designed to take advantage of the Geylang River view while maximizing the plot ratio and land use. MSCP was located to the South facing Jalan Dua to reduce potential traffic gridlock when land across Jalan Satu to be developed in the near future.

2. Based on our preliminary analysis, 35% of the units here will have west sun exposure to the front façade (surface where the Living Room and all bedroom’s window being located). Out of the remaining 65%, 32% will have the gable end exposed to direct west sun. Gable end is the external wall of Master Bedroom which has no window but heat does transfer through a material like concrete, though the rate is slower than the glass surface of a window.

3. 42% of the units here overlooking opposite blocks rather than the Geylang River. 21% of the units will have a direct Geylang River view which is within the 50m distance with a viewing angle of at least 100 degrees. (The detail of how a normal human viewing angle work is available in our paid analysis report)

4. The plot ratio was controlled at 3.5 which is higher than the surrounding plots of land. Higher plot ratio will result in more population staying within the same development and sharing the same amenities like MSCP (multi storey parking), playground, etc. The surrounding sites are yet to be developed, thus the plot ratio will allow anticipation of how the future site will be developed in terms of building massing, arrangement, building heights, etc.

Unit Layout

3. Then, the next question is, which is more important? The view which you may hardly have time to enjoy should you work from 9 to 5 or the space which you may enjoy more? Currently, both don’t come hand in hand as something needs to be sacrificed!

How to choose the better unit from this development?

1. You need to look for a unit which allows reasonable wind flow, not having extra heat into your unit, having a good enough view to allow you to relax after a long day at work, knowing the future plan of your immediate surroundings so there won’t be any pollution while you are leading a healthy lifestyle!

2. You will never find 2 units which are being designed and located equally in terms of sun exposure, wind exposure, viewing potential, distance to amenities, etc. Thus, pricing should reflect that and to get the best bargain in this digital age of big data with discreet cherry picking would be utilizing 3D simulation to achieve it.

3. As of Aug 2017, Government Tech Singapore has introduced 3D virtual Singapore which has mapped all the existing building in Singapore (http://www.channelnewsasia.com/news/singapore/3d-digital-model-virtual-singapore-to-launch-next-july-9162154). Gov Tech will roll out this technology for inter government usage before being introduced to the general public in near future with no dateline being set. This model will be mostly ‘massing’ model which will not have details like sunshades, fins, etc. which also contribute to sun shading. Apart from that, the ‘massing’ model will only have existing building which is already being built on the site rather than new launches which will take years before completion.

ON DEMAND detailed analysis IS available. details can be found here

Man hour spend to produce on demand analysis report

1. Drawing and scaling of all floor plans to accuracy of at least 5 cm error margin. (12 hours)

2. Drawing and scaling of all block plans (12 hours)
3. 3D massing generation for all units (6 hours)

4. Sun analysis for all stacks/ units based on selected time frame (18 hours)

5. Collection of metadata to translate into chart/ point system (12 hours)

6. Collection of metadata and translate into easy to understand write up (6 hours)

7. Customized each unique report based on user's unique requirement (6 hours)

Get latest update via

https://www.facebook.com/hausanalyst/

https://www.facebook.com/Raremerchandise-moneychannel-108060382560724/?ref=bookmarks

AVAILABLE NOW!

AUG BTO 2017 - RIVERVALE SHORES

2017-08-02T00:30:00.000-07:00

20171101

The completed Rivervale Shores model is currently available. We will post more post 3D analysis on LinkedIn soon!

20171022

Shown here are 2 instances of the same facade impact of west sun at the same time and day of the year with different facade detail (image 1 without vertical fin structure). Image 2 is the final product where you will see that the vertical fin structure have greatly reduce the west sun impact on the main facade compare to not having it (image 1). In short, viewing the site plan in 2D won't get you even close to knowing how the west sun impact will be.

Here are 2 more samples from the same facade where image 1 shown the horizontal sun shade manage to shade most part of the facade from the west sun. Image 2 with vertical fins totally blocked the west sun from impacting the main facade.

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page regularly.

3. Analysis was done based on available data at the time of publishing of this review.

4. As each and every unit has it's own attributes, analysis shown here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

Location

1. The nearest point from this site to the nearest LRT station (Bakau SE3) start from 350m diagonally. Those units within the 400m radius will be considered within walking distance based on planning parameter while those further away technically should get price discounts.

2. Being located next to the Serangoon Reservoir has its pros and cons. This development has been designed to maximise view towards the reservoir which indicates the premium will be reservoir view. Based on the perspective of the development (no stack plan which indicates building height has been released thus far as of 2/8, just to demonstrate that the lesser users know maybe better for the developer to sell!) Across the reservoir will be whole tract of land reserved for future industrial usage. No indication yet on the plot ratio, thus users won’t know how your unit will be affected in terms of view, space across the reservoir, wind quality, pollution potential etc. Nonetheless, we at www.hausanalyst.com do have a very good idea of how it will work out and how it will affect you and how you can avoid or take advantage of this situation!

3. Based on URA Master plan 2014, this plot will be the first plot in Sengkang planning area along Serangoon Reservoir to be developed. At least 6 more plots of land along this tract will be developed subsequently but no indication of which plot will be for private condo, EC or BTO and when they will be released other than within the next 2-3 years.

Site Layout

1. This site was designed to maximise the Serangoon Reservoir frontage, meaning the selling point is on the reservoir itself. At a plot ratio 3.0 as stipulate under masterplan 2014 with height control of not more than 18 storey, the designer can only max up the space to fulfil the required number of units and sacrifice the spaces (distance) between building blocks. The crooked arrangement of building blocks clearly demonstrates this and this will also affect units exposure to west sun and view towards the reservoir.

2. Based on our preliminary analysis, there will be at least 55% of 4-rm and 5-rm stacks here will have exposure to west sun, which will induce heat into the Living Room and all bedrooms directly. Based on early rendering of the development and floor plans provided, the sun shade which may not be more than 30cm deep will not be able to perform its function throughout the day (shading the interior from west sun).

Note: we have updated our paid review with new measurement on view analysis. The view analysis will be based on human horizontal viewing angle (field of view) and viewing distance based on our accumulated study on BTO launches since 2010. This is the latest meta data which we have incorporated into our analysis report.

3. This development is similar to that of Waterway Sunrise I & II with staggered building blocks and variation on the windows opening and sizes (which resulted in many discrepancies between brochure and model in Waterway Sunrise II!) The staggered building blocks and window sizes will create variety of views from the unit and different building heights coupled with distance between building blocks will either block or limit the unit’s view towards the reservoir. In short, you are paying for a ‘view’ (which has been priced in), if you can’t get one, what’s the point of choosing a unit? (i.e. a seaview for a 5-rm facing the straits of Johor cost extra S$50,000!)

4. Part of this development will have direct connection to the one level car park with environmental deck above while block 170A and 170B will be connected to Eating House, supermarket and shops bellow. The location of the exhaust duct from the eating house will be crucial as fumes release (a.k.a char kuay teow smell!) may affect the units in this development. Restaurants spaces have been located at block 171A and open out towards the reservoir (Nice view for the patrons but bad for the home owners)!

Unit Layout

1. In general, this development has a ‘standard’ layout which can accommodate future alteration with limitation cause by long columns at the edges of bedroom 2 and 3! The columns which you as the homeowners not allow to hack have been designed at the edge of both 2^nd and 3^rd bedrooms for 4-rm and 5-rm type units. This limitation will limit a 5 star hotel-like space flow should Master Bedroom need to be amalgamate (combine) with Bedroom 2.

2. For both 4-rm and 5-rm units, there will be 2 standard options of either having the household shelter next to the main entrance or next to the guess bathroom. Knowing which one to go for will allow a good idea of how you want your future home to be (rather than being dictated by unscrupulous renovation contractors!). We have been assisting home buyers who engaged us to simulate these options to imagine how these units will either affect or be an advantage to their future lifestyle. Balcony will be an add-on for those units with direct reservoir view. There will be 1 odd design for the 5-rm which the space function will very much depends on its location and surrounding.

How to choose the better unit from this development?

1. You need to look for a unit which allows reasonable wind flow, not having extra heat into your unit, having a good enough view since you have been priced for it, knowing the future plan of your immediate surroundings (across Serangoon Reservoir) so there won’t be any pollution while you are leading a healthy lifestyle and maybe have that extra advantage of having views beyond the industrial area!

2. You will never find 2 units which are being designed and located equally in terms of sun exposure, wind exposure, viewing potential, distance to amenities, etc. Thus, pricing should reflect that and to get the best bargain in this digital age of big data with discreet cherry picking would be utilising 3D simulation with inch-accurate model to achieve it.

3. As we have told all home owners who have engaged us, we are not clairvoyance by looking into the crystal ball and tell you what’s going on or what’s going to happen! We are data miners and that’s ‘meta data’ miner which we mine 1^st hand meta data (not available to anyone and even consultants and developers don’t analyse all units) and help home owners look for good units (a.k.a mispricing)!

AVAILABLE NOW!

ON DEMAND detailed analysis IS available. details can be found here

Man hour spend to produce on demand analysis report

1. Drawing and scaling of all floor plans to accuracy of at least 5 cm error margin. (12 hours)

2. Drawing and scaling of all block plans (12 hours)
3. 3D massing generation for all units (6 hours)

4. Sun analysis for all stacks/ units based on selected time frame (18 hours)

5. Collection of metadata to translate into chart/ point system (12 hours)

6. Collection of metadata and translate into easy to understand write up (6 hours)

7. Customized each unique report based on user's unique requirement (6 hours)

Get latest update via

https://www.facebook.com/hausanalyst/

https://www.facebook.com/Raremerchandise-moneychannel-108060382560724/?ref=bookmarks

AVAILABLE NOW!

MAY BTO 2017 - MARSILING GROVE

2017-06-07T02:36:00.003-07:00

AVAILABLE NOW!

Disclaimer

Location

1. The nearest point of this site to the Marsiling MRT starting from 450m diagonally. This development doesn’t form part of the recent Woodlands makeover, instead there will be an enhancement to the existing town garden which is a stone throw away from this development.

2. Marsiling Grove is located within a mature estate, but surrounded by business 2 land use on the macro level. Immediately next door to the East will be the Marsiling Secondary School and across Marsiling Road to the North will be Woodlands Secondary School. Noise disturbance will be something to be taken into consideration.

3. Based on URA Master plan 2014, this plot will not be the last in this immediate vicinity as there’s still more empty land to be developed surrounding the town park.

Site Layout

1. This site was designed elongated along the north, south axis, meaning a rectangular shape in a vertical manner. With this (plot) design, the unit/ block arrangement can be easily arranged to face North or South to minimize the west sun exposure (note the term ‘minimize’, not totally omitting).

2. Based on our preliminary analysis, this development consists of mostly 30 storey high building which will create a situation where the distance between blocks will be a concern, view between different level will have different impact on the homeowners, viewing angle will determine what kind of view you may get, the high blocks will create a tunnel effect which may contain and redistribute noise impact etc.

3. The plot ratio of this plot of land was not clearly stated as it’s subjected to detailed planning which was what the Master plan 2014 indicated. Marsiling GreenView (South East of Marsiling Grove) with a plot ratio of 3.4 which was launched back in May 2014 will serve as a guideline on price movement since its launch.

4. The site plan has shown a mixture of units facing schools, sideways of others (stacks) and also facing each other which may affect prevailing wind catchment and view potential. While certain block may seem destined to received prevailing wind, do remember that most of the surrounding old blocks are slab blocks which is almost 150m long flat wall! Eating house being placed in the North may bring unseen surprises as well!

Unit Layout

1. The most obvious differences will come in 4-room type which offer either a household shelter next to the main entrance or next to the kitchen. The reason for this household shelter location is due to regulation constrain which needed a 2m wide all round r.c. slab surrounding the household shelter to ensure its strength is not being compromised during extreme conditions.

2. The structural system has been rather rigid and the arrangement will not allow flexibility for future internal space alteration. While the long structural column was needed for a high rise building, a T-column should be considered to shorten the column between rooms to allow future space alteration when needs arise.

How to choose the better unit from this development?

1. The common chatroom advice would ask you to go for the highest unit possible. While the fact that currently there’s a double roof on the topmost level is correct and somehow it does reduce (the word here is ‘reduce’, not totally omit!) heat transfer from above; one question remains, why till today, the 2 top most level still commands same price?

2. Buyer needs to understand how to utilize the space or maximized it to suit different lifestyle. Different layout will yield different potential and different sizes will translate to different possibilities to the dining, living and kitchen area. A 3D layout will allow a better understanding of the space and furniture relationship. In short, you won’t want to be constrained by the unit layout.

3. Different level and different location of unit will allow different view vista and potential. Human have 120 degree line of sight, to not maximize this limited advantage would be sad!

ON DEMAND detailed analysis IS available. details can be found here

Home owner's feedback who have engaged us

" Thanks :) we r really glad that we seek yr consultation."

- Ms Wynne C (finance, fund management) | Woodleigh Village

Man hour spend to produce on demand analysis report

1. Drawing and scaling of all floor plans to accuracy of at least 5 cm error margin. (12 hours)

2. Drawing and scaling of all block plans (12 hours)
3. 3D massing generation for all units (6 hours)

4. Sun analysis for all stacks/ units based on selected time frame (18 hours)

5. Collection of metadata to translate into chart/ point system (12 hours)

6. Collection of metadata and translate into easy to understand write up (6 hours)

7. Customized each unique report based on user's unique requirement (6 hours)

Get latest update via

https://www.facebook.com/hausanalyst/

https://www.facebook.com/Raremerchandise-moneychannel-108060382560724/?ref=bookmarks

AVAILABLE NOW!

MAY BTO 2017 - WOODLEIGH HILLSIDE

2017-05-19T00:51:00.000-07:00

2017 sept 30

to-date, 4-rm has seen only 5 couple gave up on their Q while 5-rm/ 3-gen only 6 couple gave up their Q. These translate to almost 10% drop out and it's going to be lesser should no more drop out happening heading towards Q100-150. This also means that it will be harder to get that unit you are looking for and worst still you don't fully understand the development itself.

Stack 509 and 519 have been more sought after stacks for 5-room, some say high floor units with balcony will get a view towards Alkaff Lake (a.k.a on-site detention pond and it's at least 350m away!) From the 4 images above, try to spot where the lake is! The trees are at least 20m high which is from the species "calophyllum inophyllum' (penaga) which will be preserved based on guideline for Bidadari Master Plan. The location of these trees is based on the latest satellite image taken from onemap.sg with the larger canopy spread. Note that the view towards the lake may be non existent if smaller trees were to be included.

Location

1. This development is located within a 500m radius from both Woodleigh MRT station and Bartley MRT station. 50% of the units here will be nearer to the Bartley MRT station as most of the units will be within the 500m radius distance.

2. Many would have wished to have a view or glimpse towards the Alkaff Lake which is located to the South. Based on our analysis, few criteria need to be satisfied should you ‘expect’ a view towards the Alkaff Lake. First, what kind of existing vegetation or trees are populating the Bidadari Park, which will block your view towards the Alkaff Lake. The height of these trees will also determine if you can even see the surface of the water, so which level will allow you to have a better chance of having this view.

Unit/ block Layout

1. All 5-rm stacks except stack 567 and 569 will consist of units with balcony and non balcony. Units with balcony will occupy level 11 to level 16. The difference with these balcony units will lie in having a green buffer in front or having roads immediately in front of these units.

2. 4-rm units will have 3 standard variations. The differences will be mainly at the entrance, Living and Dining area. These differences were not indicated in the brochure. The differences will result in area efficiency whereby the space may become unusable, view from Living room being blocked or lesser usage area for Living and Dining.

3. There will be 2 types of glass window being used in this development (W1 and W2). W1 being the normal glass with a tinted layer while W2 will be ‘Thermochromic Glass’. What is Thermochromic glass? No information was given on this material in the brochure, note that the component may be different from that being used in 4 season country.

Based on our research from North America, here’s the description from Efficient Windows Collaborative (EWC), USA. (http://www.commercialwindows.org/thermochromic.php)

“Thermochromic windows are the most advanced, yet simplest, dynamic window technology available and are quickly growing in popularity and being installed in many commercial, retail and residential buildings throughout the world. The thermochromic glass simply uses heat from direct sunlight to tint the windows when necessary. The more direct and intense the sunlight is on the glass the darker it will become. This allows the windows to drastically reduce the heat load coming into the building and because the glass transmission adapts continuously over a range of temperatures, a natural balance and maximum use of daylighting is achieved. By design, thermochromic windows help reduce glare, fading and noise, and increase safety.”

In short, this system will dispel much of the heat component, while allow the visible light component into the unit. The heat component will be dispelled to the immediate surrounding which of course will create a local heat island effect!

4. This development has many blocks with ‘corner units’ which was much like by the home owners due to its supposedly ‘privacy’ or the lack of neighborliness! These ‘corner units’ are actually a ‘dead zone’ area! Common sense will tell you that if all 3 or 4 units kept their door close, no cross ventilation will happen, thus still air will be stagnant right in front of your door step!

If any one of the owners left their entrance door open most of the time, this will defeat the purpose of wanting privacy, without it you get a still air! This situation can be traced to the many existing estate in Punggol, just ask any of those owners with this ‘corner unit’!

5. Both Bartley Road and Bidadari Park Drive are of different road category which will allow early indication of how busy or noisy these roads will be. We have a record of both roads category which is not available in the public domain. LTA categorized road’s importance into 5 categories.

Collecting existing noise level is not a sensible approach as the discrepancies will be very high and won’t reflect future conditions of these roads. Different level of building and surrounding will also affect the noise intensity as sound usually gravitate as it goes higher due to lesser objects and surface to bounce off.

How Bidadari estate have evolved thus far? we have compiled all Bidadari developments into 1 single high resolution map indicating future developments as well as recent Woodleigh Glen and Woodleigh Hillside (note: we have excluded future development, Woodleigh Glen and Woodleigh Hillside from this thumbnail image). This high resolution map will be available (high resolution with no watermark) to paid subscribers for upcoming Woodleigh Hillside subscribers only. Contact us at: info@hausanalyst.com

Disclaimer

1. Readers are advised to use information available here as study guide and use it at your own risk.

2. Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page regularly.
3. Analysis was done based on available data at the time of publishing of this review.
4. As each and every unit has it's own attributes, analysis shown here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.

Location

1. The nearest point of this site to the Woodleigh MRT starting from 360m diagonally. Those units within the 400m radius will be considered premium as planning parameter considered this distance as walkable while those further away technically should get price discounts.

2. Being located at the edge of Bidadari Township has pros and cons to it. Towards the North, there’s low density private landed property while to the South, there’s the Bidadari Park. The downside of this development is that both will be cut off by roads which are Bartley Road to the North and Bidadari Park Drive to the South. You won’t want to cross the street just to enjoy the park or get some breather!

Site Layout

1. This site was designed elongated along the east west axis, meaning a rectangular shape in a horizontal manner. With this (plot) design, the unit/ block arrangement should be facing North or South to minimize the west sun exposure while maximized wind exposures.

2. Based on our preliminary analysis, there will be more than 28% of the units facing directly west, which will induce heat into the Living Room and all bedrooms directly. Based on early rendering of the development and floor plans provided, the sun shade which may not be more than 60cm deep will not be able to do the job (shading the interior from direct west sun).

Unit Layout

1. In general, this development has a ‘clean’ layout which can accommodate future alteration. The columns which you as the homeowners not allow to hack have been designed at the perimeter to allow you to alter the internal layout base on your needs and requirement. In other words, if you are a couple without kid and wanting more space, you can go for a 3-rm and remove the partition wall in between the main bedroom and bedroom 2 to allow a bigger bedroom and alter the entrance to create a walk-in wardrobe into your now huge master bedroom.

2. The kitchen orientation for 3-rm and 4-rm has been changed or made it look like it’s been changed from horizontal to vertical to accommodate more usable space. Why? The units here don’t have a yard anymore! So, the space which was supposed or used to be yard area, have been amalgamated into the kitchen area.

How to choose the better unit from this development?

2. You will never find 2 units which are being designed and located equally in terms of sun exposure, wind exposure, view potential, distance to amenities, etc. Thus, pricing should reflect that and to get the best bargain in this digital age of big data with discreet cherry picking would be utilizing 3D simulation to achieve it.

ON DEMAND detailed analysis IS available. details can be found here

Home owner's feedback who have engaged us

" Thanks :) we r really glad that we seek yr consultation."

- Ms Wynne C (finance, fund management) | Woodleigh Village

" ... So far am impressed with your service, your commitment to follow through. Will not fail to recommend u to anyone I know who wants to select a house."
- Mdm Loh (commercial banker, securities) | Alkaff Oasis

Man hour spend to produce on demand analysis report

1. Drawing and scaling of all floor plans to accuracy of at least 5 cm error margin. (12 hours)

2. Drawing and scaling of all block plans (12 hours)
3. 3D massing generation for all units (6 hours)

4. Sun analysis for all stacks/ units based on selected time frame (18 hours)

5. Collection of metadata to translate into chart/ point system (12 hours)

6. Collection of metadata and translate into easy to understand write up (6 hours)

7. Customized each unique report based on user's unique requirement (6 hours)

Get latest update via

https://www.facebook.com/hausanalyst/

https://www.facebook.com/Raremerchandise-moneychannel-108060382560724/?ref=bookmarks

AVAILABLE NOW!

FEB BTO 2017 - PUNGGOL NORTHSHORE COVE

2017-05-17T06:15:00.000-07:00

12 August 2017

How much does a seaview with balcony will cost you? We have done a case study on Punggol Northshore prices to illustrate the price you are paying for. And why prices for units with seaview at Waterfront was 50% cheaper than those at Northshore Straits View and Northsore Cove, the answer is simply because it's facing west sun!

Read all about it here:

https://www.linkedin.com/pulse/how-much-does-sea-view-property-cost-case-study-hdb-soon-ching-%E7%BA%AF%E8%BF%9B

Disclaimer

(Update 07 June 2017)

1. This morning LTA announced the new extension from Punggol MRT NE17, Punggol Coast Station will be opened 7 years ahead of the timeline and estimated by 2023. LTA news release can be read here. The latest Punggol Northshore district BTO launched in February 2017, Punggol Northshore Cove is slated for completion by 30 Sept 2022, that will be 1 year ahead of the opening of the Punggol Coast MRT station.

source: Land Transport Authority Singapore (LTA)

2. To date, 7 developments in this vicinity have been launched with total units of 5,227 garnering 4,350,615 sqft of real estate and combine value of S$1,366,874,400! Yes, that's more than S$1B worth of residential property launch here.

Location

1. This development is situated next to Punggol Northshore Straits View which was launched back in November 2015. This development is part of Northshore District which is selling the seafront appeal (that’s the selling point! If you don’t see the blue sea, you shouldn’t be paying premium for this development!). Northshore Cove is located 250m away from Punggol Point LRT (PW3). While it’s still considered as transit oriented development, it’s connectivity via LRT weakened its appeal as LRT will need to connect to MRT which serve the broader Singapore. Distance to the nearest MRT which is the Punggol MRT (NE17) will be more than 1.7km away.

2. Knowing what’s happening across the Straits of Johor will be more important than knowing what’s going to happen around this district. Having seafront appeal also means exposure to natural elements which may or may not be beneficial to home owners.

3. The surrounding sites are more or less confirmed with the launch of Northshore Trio back in November 2016 and sites reserved for schools just across Northshore Drive. Understanding the surrounding future development in terms of usage, building heights, density etc will allow buyers to make informed decision on which stacks or units to select to avoid unnecessary pollution or bad attributes cause by activities at the surrounding sites.

Site Layout

1. Northshore Cove’s site is smaller compare to Northshore Straits View. Both sites have the same plot ratio of 4.0 based on URA Master plan 2014. With a high plot ratio and narrow sea frontage, the challenge will be designing a decent view (or if there’s a any at all!) for every single unit in this development. Just like a perfect (or seems to be) policy, it may not benefit everyone which was supposed to be designed for!

2. Northshore Cove being located towards the corner of this tract of land will limit its sea frontage. An angled extension towards the land reserved for park is merely to mitigate this shortcoming while it doesn’t resolve the view issue. To maximize the number of sea facing units, stacks and units were tilted at an angle to get a glimpse of the sea view rather than full frontal view. The tilted angle also resulted in units facing west sun and most units looking at other unit’s ‘backside’!

Skyline and View Vista

1. At a high plot ratio of 4.0 and a narrow sea frontage, you can either flat out the skyline and have a boring development or try very hard to create interesting skyline by introducing different building heights to make this development more attractive.

2. Instead of creating a meaningful internal space which can visually connect to the sea front, stack 153, 155, 157 and 159 have been designed to be one of the highest stacks and being place in the middle to sort of creating a gateway statement which doesn’t make sense at all! No one is coming from JB to dock here! If the 2 towers were located to both end, this will create a meaningful internal and external space connection which can benefit more units and the internal greenery.

3. Our inch accurate 3D model of the whole development have been build with the internal greenery platform, you can even stand on any point to get a glimpse of the sea view or even any unit of the total 801 units from all bedrooms and living room and judge it for yourself.

Unit Layout

1. For both 4-rm and 5-rm, there’s an option of either with or without balcony. In terms of space allocation, both are the same and the difference is only the additional space for balcony.

2. 4-rm unit present a better layout option in terms of future renovation potential as there’s no column in between Main Bedroom and Bedroom 2, thus allowing future extension of Main Bedroom should the need arise. The alternative (by knocking off the separation wall) will allow space for walking wardrobe for the Main Bedroom. The same can be done for 5-rm units though there will be higher space wastage.

3. As usual, the gable end wall of Main Bedroom will be of cavity pre-cast wall (air insulated) which being claimed to reduce heat intake (technically yes). The flip side of this would be heat will still channel through, albeit slower pace; yet, once inside, it will be trapped should the Main Bedroom not being ventilated.

How to choose the better unit from this development?

1. If you are paying for a balcony space, make sure that you get the sea view or else money down the drain. While getting the view (which many think it’s premium, looking at seaport across the channel which is more than 1km away!) may be important, there will be challenges in making sure your selected unit is not heat absorbing unit!

2. For inward looking units, you may want to look for a steal (a bit of that sea view, but not paying the premium), attached here is a sample of view from Waterway Ridges and the stack involve (shown on site plan #17-642). You can either make uncalculated risk (using ruler to draw lines on the plan) or calculated risk by using our 3D model to get the exact view corridor which you can almost be sure of.

3. Based on recorded average selling price for developments in this vicinity, Straits View recorded a S$311.30 psf average selling price, North Shore Trio at S$273.96 psf and North Shore Cove at S$309.56 psf. In short, the price premium for a seaview will be 13% more.

ON DEMAND detailed analysis IS available. details can be found here

Home owner's feedback who have engaged us

" Just to share, my father quite impressed with your (hausanalyst.com) professionalism... He said keep up the good work, and wishes you (hausanalyst.com) success... "
- Mr Lim (stat board MTI) | Tampines GreenVerge

" When I got the number I was very upset... felt v ironic... xxx out of 800+? Lucky number but so far ... So I thought I needed help to choose a better unit that I don't think I'm capable to find... So I'm really relieve you came along... help to decide and aid decision making... and I can confidently tell HDB which unit I want and know it's available... Sooo really glad and thankful!"
- Ms Ann Y (accountant, offshore taxation) | Tampines GreenVerge

"Not that we didn't trust your free review but being kiasu we decided that we should get the paid review as well since we are deciding to buy something that costs few hundred thousand. Thankfully we did, ..."
- Mrs. Lim | Tampines GreenWeave

Man hour spend to produce on demand analysis report

1. Drawing and scaling of all floor plans to accuracy of at least 5 cm error margin. (12 hours)

2. Drawing and scaling of all block plans (12 hours)
3. 3D massing generation for all units (6 hours)

4. Sun analysis for all stacks/ units based on selected time frame (18 hours)

5. Collection of metadata to translate into chart/ point system (12 hours)

6. Collection of metadata and translate into easy to understand write up (6 hours)

7. Customized each unique report based on user's unique requirement (6 hours)

You can get latest update via:

https://www.facebook.com/hausanalyst/

https://www.instagram.com/hausanalyst/

https://twitter.com/hausanalyst
https://www.facebook.com/Raremerchandise-moneychannel-108060382560724/?ref=bookmarks

AVAILABLE NOW!

This development is within the vicinity of the Bedok MRT (EW 5) and Bedok Intergrated Transport Hub, thus it's considered a TOD or Transport Oriented Development. Apart from having the convenience of the MRT station almost at the doorsteps, this development is also next a bus interchange which is well connected to the existing EW MRT system and most of the east and north east side of Singapore. Choosing a unit in this development will require understanding of how the proximity to these amenities will impact the condition of your home in terms of noise, potential fume pollution etc by taking into consideration land reserved to the South, MRT track, Bus interchange route and entry/ exit point and many more technical details.

This development forms part of the Woodleigh MRT (NE 11) and it's considered a TOD or Transport Oriented Development. Apart from having the convenience of the MRT station at the doorsteps, this development also hosted a bus interchange which is well connected to the existing MRT system. Choosing a unit in this development will require understanding of how the proximity to these amenities will impact the condition of your home in terms of noise, potential fume pollution etc.