September BTO 2012 - Tampines GreenLace

September BTO 2012 - Tampines GreenLace (launch review completed)

Understanding the development

1. Overall, all 3 blocks are at 16-storey high.

2. 1 United World College of South East Asia (east campus) to the north.

3. Wind pattern may change in the distance future when developments started to pop up to the left and to the south of this development. Units exposed to south will have significant impact when these new development emerge as this area is cap at 16-storey for now.

4. Readers are advice to use information found here as a study guideline only and use it at your own risk. 

5. For new readers, please read this review with http://raremerchandise.blogspot.com/2012/09/knowing-your-bto-units-part-1.html

As each development is uniquely design and to gel in their existing surrounding, readers are advice to read through my older posting which have tallied to almost 89 posting since early 2011. 

6. To do this review, it will take me up to at least 5 hours of work for each development inclusive of time work on the graphics. If you appreciate what I’m doing here, you can visit or ‘like’ my page on facebook here:

http://www.facebook.com/pages/Raremerchandise-moneychannel/108060382560724

7. Recently there’s been a surge in daily readership (20% of daily traffic) from places other than Singapore, coming from Venezuela, Peru, Egypt, Indonesia, Bangladesh and of course the mainstay still from Japan, Korea, Malaysia, US, UK, Canada, Australia, Russia, China, Hong Kong, Thailand, India and some EU countries. If you have any question or you want to understand more about Singapore’s model of public housing, you may email me or just post a question here to understand how this system can work in your country and benefit more people in your country.

Block 870A

08, 10 and 12

1. No potential west sun effect to main façade of these 3 stacks. Stack 08 will have a gable end at the master bedroom facing west which may affect the master bedroom comfort level.

2. Due to the close proximity and potential blockage from block 871B, cross wind from N is limited and minor at most.  No cross wind from S which can benefit the units as the main façade is not facing south.

3. This block consists of 135 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67.5 units, considered not far off tolerable level.

4. Stack 08 and 10 will have rather long walk away from the lift lobby. Then again, it’s still within the HDB comfortable design level.

5. Breathing space is limited of the width between block 870A and 871B. Distance to 22 and 24 is about 20 odd meters away. This is still within comfortable design level.

6. Stack 08 should have ample sun light to yard area for cloth drying since its facing west, while stack 10 and 12 may have limited time frame for cloth drying and units below 5-storey for stack 10 will be greatly affected.

7. During S-SE wind season, Stack 12 maybe exposed to foul smell from the refuse chute due to close proximity and this will only happen if there is a lack of cleaning maintenance to the chute.

14 and 16

1. No potential west sun effect to main façade of both stacks as both are facing NE. Gap between 12 and 14 is rather close; this should help ease any west sun effect to Stack 14’s gable end.

2. Both may have potential cross wind from mainly NE as shown in the wind flow graphic, while Stack 16 should have better exposure compare to stack 14.

3. This block consists of 135 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67.5 units, considered not far off tolerable level.

4. Breathing space is ample since it will not have any obstruction towards block 730.

5. Stack 16 will have better ventilation for yard compare to stack 14.

02, 04 and 06

1. Very minor west sun effect to main façade of these 3 stacks. Stack 06 will have a gable end at the master bedroom facing west which may affect the master bedroom comfort level.

2. Potential cross wind from S-SE as shown in the wind flow graphic. This may change in the distance future once new development emerged to the south.

3. This block consists of 135 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67.5 units, considered not far off tolerable level.

4. Stack 06 will have rather long walk away from the lift lobby. Then again, it’s still within the HDB comfortable design level.

5. Stack 06 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

6. Stack 06 should have ample sun light to yard area for cloth drying since its facing west, while stack 02 and 04 may have limited time frame for cloth drying and units below 5-storey for both stacks will be greatly affected.

18

1. No potential west sun effect to main façade except gable end at the master bedroom facing west which may affect the master bedroom comfort level.

2. Potential cross wind from SE and chances of future blockage from future development to the south maybe limited.

3. This block consists of 135 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67.5 units, considered not far off tolerable level.

4. Breathing space is ample since it will not have any obstruction towards south in tangent to main facade.

5. This stack is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

6. This stack should have ample sun light to yard area for cloth drying since its facing west.

Block 871B

26, 28 and 30

1. No potential west sun effect to main façade of these 3 stacks. Gap between 48 and 26 should be sufficient to ease any west sun effect to stack 08’s gable end at the master bedroom.

2. Plenty of cross wind from N-NE as shown in the wind flow graphic. Buyers are advice to go to site to check the heights of UWCSEA and try to get units higher than this. You can just count the numbers of floor of UWCSEA and select at least 2 floors higher.

3. This block consists of 135 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67.5 units, considered not far off tolerable level.

4. Stack 26 and 28 will have rather long walk away from the lift lobby. Then again, it’s still within the HDB comfortable design level.

5. Stack 26 should have ample sun light to yard area for cloth drying since its opening up to wider courtyard space, while stack 28 and 30 may have limited time frame for cloth drying and units below 5-storey for stack 10 will be greatly affected.

32 and 34

1. No potential west sun effect to main façade of both stacks as both are facing NE.

2. Plenty of cross wind from N-NE as shown in the wind flow graphic. Buyers are advice to go to site to check the heights of UWCSEA and try to get units higher than this. You can just count the numbers of floor of UWCSEA and select at least 2 floors higher.

3. This block consists of 135 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67.5 units, considered not far off tolerable level.

4. Breathing space is ample since it will not have any obstruction towards block 730.

5. Stack 34 will have better ventilation for yard compare to stack 32.

6. Sharp edge from 730 and 730A across the cross junction. You may want seek your Fengshui opinion elsewhere!

20, 22 and 24

1. Very minor west sun effect to main façade of these 3 stacks. Gap between 50 and 24 should be sufficient to ease any west sun effect to stack 24’s gable end at the master bedroom.

2. Due to the close proximity and potential blockage from block 871A, cross wind from S is limited and minor at most.  Stack 24 may enjoy minor exposure to wind from S-SW but this will be limited to any future changes or development to the south. No cross wind from N which can benefit the units as the main façade is not facing north.

3. This block consists of 135 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67.5 units, considered not far off tolerable level.

4. Stack 24 will have rather long walk away from the lift lobby. Then again, it’s still within the HDB comfortable design level.

5. Stack 24 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

6. Stack 24 should have ample ventilation since its opening up to a wider courtyard; while stack 20 and 22 may have limited ventilation for cloth drying and units below 5-storey for both stacks will be greatly affected.

7. During N-NE wind season, Stack 20 maybe exposed to foul smell from the refuse chute due to close proximity and this will only happen if there is a lack of cleaning maintenance to the chute.

36

1. No potential west sun effect to main façade except gable end at the master bedroom facing west which may affect the master bedroom comfort level.

2. Potential cross wind from SE.

3. This block consists of 135 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67.5 units, considered not far off tolerable level.

4. Breathing space is ample since it will not have any obstruction towards block 868A.

5. This stack is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

6. This stack should have ample sun light to yard area for cloth drying since its facing west.

Block 871C

42, 44, 46 and 48

1. No potential west sun effect to main façade to all stacks. Stack 42 will have a gable end at the master bedroom facing west which may affect the master bedroom comfort level.

2. Plenty of cross wind from N-NE as shown in the wind flow graphic. Buyers are advice to go to site to check the heights of UWCSEA and try to get units higher than this. You can just count the numbers of floor of UWCSEA and select at least 2 floors higher.

3. This block consists of 110 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 55 units, considered good.

4. Stack 48 will have rather long walk away from the lift lobby. Then again, it’s still within the HDB comfortable design level.

5. Stack 42 should have ample sun light to yard area for cloth drying since its opening up to wider courtyard space, while stack 44 and 46 may have limited time frame for cloth drying and units below 5-storey for stack 10 will be greatly affected. Stack 48 is opening up to a bigger courtyard which can help on ventilation.

6. Stack 42 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Plenty of breathing space to the north, make sure your selected unit is higher than UWCSEA.

38, 40, 50 and 52

1. Potential west sun effect to main façade of stacks 40 and 38 while no effect to main façade of stack 50 and 52. Stack 40 and 52 will have a gable end at the master bedroom facing west which may affect the master bedroom comfort level.

2. Plenty of cross wind from S-SE as shown in the wind flow graphic. This potential will be reduced or limited once development to the south start to emerge as the layout will potentially affect cross wind from S.

3. This block consists of 110 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 55 units, considered good.

4. Stack 50 will have rather long walk away from the lift lobby. Then again, it’s still within the HDB comfortable design level.

5. Stack 40 should have ample sun light to yard area for cloth drying since its opening up to wider courtyard space, while stack 38 and 52 may have limited time frame for cloth drying and units below 5-storey for stack 10 will be greatly affected. Stack 50 is opening up to a bigger courtyard which can help on ventilation.

6. Stack 50 and 52 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. For #07-38, there will be a link bridge roof below which may or may not affect your unit security depends on the final design. Buyer is advice to check on the model, make sure the roof of the link bridge and your master bedroom window has distance apart.

8. Plenty of breathing space to the south across the MSCP (multi storey car park).

Copyright © 2012 by Chua Soon Ching

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