November BTO 2012 - Compassvale Mast

Visit us at www.hausanalyst.com for latest update and complete analysis of latest BTO development here, 2015 onwards. On demand analysis service is available, details available here. Check out feedbacks from our subscribers ranging from BTO, resale to condominium to quell any uncertainty you may have.  Special thx to all who have subscribed to our service and we have kept an open line to all since on all queries. 

Currently (May 2017) we are running a group promotion with discounts given to group subscribers up to 30% for a group of 5 users in the same development. We will share the reason behind this initiative, please email us at: info@hausanalyst.com for more info. 

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. 

Compassvale Mast (updated 20130119)

Understanding the development

1. Overview, all blocks at 16-storey high, meaning there should be a cap of height due to airspace requirement.

2. To the north, currently there is the ‘once talk of the town’ kopitiam outlet which selling food at sky high price which has seen many empty stalls now and frankly the food price here have been cheaper than the kopitiam outlet inside Compasspoint Mall! Based on site information, this kopitiam outlet will be temporary and will be replaced with high rise once the lease is up. Expect this future high rise to be as cramp as Luxurie with average height of 16-storey. Financially it may be more sensible to lease out the land for private development. Next to this ‘Kopitiam’ outlet is also a site reserved for future high rise which should be private development from the look of it.

3. To the south, currently there’s Compassvale South (Sth) Gate and to the west is Anchorvale Grove and both of these should be around the same height, thus there will be no significant advantage to Compassvale Mast in terms of height, view and wind movement in general. While to the east is the 7^th cooling measures dateline launch- La Fiesta! I haven’t seen this one yet but buyers are basically buying it for location and frankly in current situation maybe Peter Lim will tell you this is not a good investment!

4. Wind will come from north or south based on seasonal wind movement due to weather changes in northern and southern hemisphere. No effect will come from any development to the east and to the west as generally all are cap at almost the same height due to air space constraint. For 5 years time frame, facing north maybe a better bet since currently northern part are slightly lower. For this kind of development which is situated in a mature estate and location, having a confirm facing like inward facing (facing the internal gardens) should be better compare to outward facing which not much to be seen frankly. I’m still not sure about that supermarket, shops and eating house since Compasspoint Mall is just 5 mins (based on my speed!) walk away. For lower units at 215B, 216A and 216B, during wind movement from the south, you should expect nice food smells from the eating house.

5. 215B, 216A, 217C, 217B and 216D are all immediately next to the MSCP, security should be tighten since the MSCP will be open to public 7-24. 

6. As for the surrounding amenities, you should be more or less know about the location of the LRT and bus interchange.

7. Readers are advice to use information found here as a study guideline only and use it at your own risk. Please find time to visit the site and try to access the surrounding existing blocks to get a feel of your potential surrounding from different floor level.

8. 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. 

9. 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

10. If you have queries do please post your question/comments at the comment box bellow and I’ll try to get back to you.

Block 215B

520, 522, 530 and 532

1. All 4 stacks will have exposure to morning sun with 520 and 522 the most at main façade. All 4 won’t have exposure to west sun to the main façade but stack 530 and 520 will have master bedroom gable end wall facing west which will affect the master bedroom temperature. For stack 530 with units lower than the MSCP, exposure to west sun will be avoided.

2. All will have limited to no direct wind from N-NE direction since 216A and 216B will block the wind path. No S-SE wind potential as main facades are facing N-NE.

3. This block consists of 105 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 53 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is at no more than 30m at the furthest distance between 530 and 532 to 550, views will be limited to opposite block and spaces in between.

5. Stack 520, 522 and 530 should have ample sun light/ventilation to yard area for cloth drying, while 532 is limited to the courtyard area which may not be advisable for lower floor units. 530 with lower floor than the MSCP will suffer the same fade as 532.

6. Potential buyers are advice to check on the model before making your selection.

7. Long walk to the lift lobby for stack 520 and 522. Young family should be ok.

8. Stack 520 and 522 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

8. Stack 520 and 522 will have 2 numbers of water tanks over the top most units. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

524, 526 and 528

1. Minor west sun exposure for all at the main façade with stack 528 having additional master bedroom gable end wall facing west which will affect the master bedroom temperature. For stack 528 with units lower than the MSCP, exposure to west sun will be avoided.

2. All 3 stacks will have limited wind from the S-SE due to blocking from 215A. 528 may experience some direct wind movement but it will be average at best.  There will be no potential N-NE wind exposure as the main façade is facing south.

3. This block consists of 105 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 53 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is ample to the south is best for 528 while 524 will have no more than 25m of breathing space to 514. Views for all are almost limited to spaces in between blocks. 528 will only enjoy slight view from the master bedroom.

5. Stack 528 should have ample sun light/ventilation to yard area for cloth drying, while 526 and 254 is limited to the courtyard area which may not be advisable for lower floor units. For 528 with floor lower than the MSCP, same will apply.

6. Stack 528 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Stack 524 will have 3 numbers of water tanks over the top most units while 526 will have 1. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

Block 217C

582, 584, 592 and 594

1. Stack 582 and 584 will have exposure to morning sun on the main façade. Stack 529 and 594 will have moderate exposure to west sun on the main façade. Buyers are advice to avoid these 2 if possible.

2. All will have limited to no direct wind from N-NE direction since 216C and 216D will block the wind path. No S-SE wind potential as main facade is facing N-NE. At best, 592 and 594 will benefit some cross wind which won’t change much of the internal comfort.

3. This block consists of 105 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 53 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is at no more than 30m at the furthest distance between 582 and 558, views will be limited to opposite block and spaces in between. IN terms of breathing spacing, 584, 592 and 594 should be better.

5. Stack 584, 592 and 592 should have ample sun light/ventilation to yard area for cloth drying, while 582 is limited to the courtyard area which may not be advisable for lower floor units. 584 with lower floor than the MSCP will suffer the same fade as 582.

6. Potential buyers are advice to check on the model before making your selection.

7. Long walk to the lift lobby for stack 592 and 594. Young family should be ok.

8. Stack 592 and 594 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

8. Stack 592 and 594 will have 2 numbers of water tanks over the top most units. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

586, 588 and 590

1. Minor west sun exposure for all at the main façade with stack 590 having additional master bedroom gable end wall facing west which will affect the master bedroom temperature.

2. All 3 stacks will have limited wind from the S-SE due to blocking from 217A. There will be no potential N-NE wind exposure as the main façade is facing south.

3. This block consists of 105 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 53 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is ample to the south is best for 588 while 590 will have no more than 25m of breathing space to 616. Views for all are almost limited to spaces in between blocks.

5. Stack 586 should have ample sun light/ventilation to yard area for cloth drying, while 588 and 290 is limited to the courtyard area which may not be advisable for lower floor units. For 586 with floor lower than the MSCP, same will apply.

6. Stack 586 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Stack 590 will have 3 numbers of water tanks over the top most units while 588 will have 1. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

Block 216A

534, 536 and 544

1. All 3 stacks will have exposure to minor morning sun. All 3 won’t have exposure to west sun on the main façade but stack 534 and 544 will have master bedroom gable end wall facing west which will affect the master bedroom temperature.

2. Currently all will have plenty of direct wind from N-NE direction with lower building mass to the north. No S-SE wind potential as main facade is facing N-NE. Please note that future development will definitely affect the direct wind flow due to average height of 16-storey which is a regulatory requirement for air space allowance.

3. This block consists of 89 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 45 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is currently fantastic and views will be good for units higher than the neighborhood police up north.

5. Stack 534 and 544 should have ample sun light/ventilation to yard area for cloth drying, while 536 is limited to the courtyard area which may not be advisable for lower floor units.

6. Potential buyers are advice to check on the model before making your selection.

7. Stack 534 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

8. Stack 534 will have 3 numbers of water tanks over the top most units. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

538, 540 and 542

1. Minor west sun exposure for all at the main façade with stack 542 having additional master bedroom gable end wall facing west which will affect the master bedroom temperature. 538 should be cleared from west sun exposure.

2. Stacks 540 and 542 which is higher than the MSCP should enjoy direct wind from the S-SE, while 538 may be limited due to self blocking from stack 540. There will be no potential N-NE wind exposure as the main façade is facing south. (note that I never indicate on graphic plan due to the fact that no all units will enjoy the wind with MSCP blocking the south façade for lower units)

3. This block consists of 89 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 45 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is ample to the south is best for units higher than the MSCP. View out from 538 may be limited due to blocking from 540.

5. Stack 540 and 542 should have ample sun light/ventilation to yard area for cloth drying, while 538 is limited to the courtyard area which may not be advisable for lower floor units

6. Stack 540 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Stack 540 and 542 will have 2 numbers of water tanks over the top most units while these 2 will be located on top of the living area. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

Block 216B

546, 554 and 556

1. All 3 stacks will have exposure to minor morning sun. All 3 won’t have exposure to west sun on the main façade.

2. Currently all will have plenty of direct wind from N-NE direction with lower building mass to the north. No S-SE wind potential as main facade is facing N-NE. Please note that future development will definitely affect the direct wind flow due to average height of 16-storey which is a regulatory requirement for air space allowance.

3. This block consists of 90 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 45 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is currently fantastic and views will be good for units higher than the neighborhood police up north.

5. Stack 556 and 546 should have ample sun light/ventilation to yard area for cloth drying, while 552 is limited to the courtyard area which may not be advisable for lower floor units.

6. Potential buyers are advice to check on the model before making your selection.

7. Stack 556 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

8. Stack 554 will have 3 numbers of water tanks over the top most units. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

548, 550 and 552

1. Minor west sun exposure for all at the main façade with stack 550 having additional master bedroom gable end wall facing west which will affect the master bedroom temperature.

2. Stacks 552 may enjoy limited direct wind from the S-SE, while 548 and 550 may be limited due to blocking from block 215B. There will be no potential N-NE wind exposure as the main façade is facing south. (note that I never indicate on graphic plan due to the fact that no all units will enjoy the wind with MSCP blocking the south façade for lower units)

3. This block consists of 90 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 45 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is more than 40m to the south for 552 while 548 and 550 is around 30m to 532. View out from 538 may be limited due to blocking from 550. 550 will have sharp edge from 520 facing the living room, may not be good for fengshui.

5. Stack 548 and 550 should have ample sun light/ventilation to yard area for cloth drying, while 552 is limited to the courtyard area which may not be advisable for lower floor units

6. Stack 550 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Stack 548 will have 2 numbers of water tanks over the top most units. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

Block 216C

562, 564 and 566

1. All 3 stacks will have exposure to minor morning sun. All 3 won’t have exposure to west sun on the main façade but stack 564 and 562 will have master bedroom gable end wall facing west which will affect the master bedroom temperature.

2. Currently 562 and 564 may have potential direct wind from N-NE direction with high rise residence above Compasspoint Mall blocking the path. No S-SE wind potential as main facade is facing N-NE. Please note that future development will definitely affect the direct wind flow due to average height of 16-storey which is a regulatory requirement for air space allowance.

3. This block consists of 90 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 45 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is currently fantastic and views will be limited to Compasspoint mall up north.

5. Stack 562 and 564 should have ample sun light/ventilation to yard area for cloth drying, while 566 is limited to the courtyard area which may not be advisable for lower floor units.

6. Potential buyers are advice to check on the model before making your selection.

7. Stack 564 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

8. Stack 566 will have 3 numbers of water tanks over the top most units. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

558, 560 and 568

1. Minor west sun exposure for all at the main façade with stack 560 having additional master bedroom gable end wall facing west which will affect the master bedroom temperature.  568 should be cleared from west sun exposure.

2. Stacks 568 may enjoy limited direct wind from the S-SE, while 558 and 560 may be limited due to blocking from block 217C. There will be no potential N-NE wind exposure as the main façade is facing south. (note that I never indicate on graphic plan due to the fact that no all units will enjoy the wind with MSCP blocking the south façade for lower units)

3. This block consists of 90 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 45 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is more than 40m to the south for 568 while 558 and 560 is around 30m to 582. View out from 568 may be limited due to blocking from 558. 560 will have sharp edge from 594 facing the living room, may not be good for fengshui.

5. Stack 558 and 560 should have ample sun light/ventilation to yard area for cloth drying, while 568 is limited to the courtyard area which may not be advisable for lower floor units

6. Stack 558 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Stack 560 will have 2 numbers of water tanks over the top most units. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

Block 216D

572, 574 and 576

1. All 3 stacks will have exposure to minor morning sun. All 3 won’t have exposure to west sun on the main façade.

2. Currently all may have limited direct wind from N-NE direction due to blockage from high rise residential above Compasspoint Mall, while 576 may have higher potential among the 3. No S-SE wind potential as main facade is facing N-NE. Please note that future development will definitely affect the direct wind flow due to average height of 16-storey which is a regulatory requirement for air space allowance.

3. This block consists of 90 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 45 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is currently fantastic and views will be limited to Compasspoint Mall up north.

5. Stack 574 and 576 should have ample sun light/ventilation to yard area for cloth drying, while 572 is limited to the courtyard area which may not be advisable for lower floor units.

6. Potential buyers are advice to check on the model before making your selection.

7. Stack 574 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

8. Stack 574 will have 3 numbers of water tanks over the top most units. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

570, 578 and 580

1. Minor west sun exposure for all at the main façade with stack 580 having additional master bedroom gable end wall facing west which will affect the master bedroom temperature. 570 should be cleared from west sun exposure.

2. Stacks 578 and 580 which is higher than the MSCP should enjoy direct wind from the S-SE, while 570 may be limited due to self blocking from stack 580. There will be no potential N-NE wind exposure as the main façade is facing south. (note that I never indicate on graphic plan due to the fact that no all units will enjoy the wind with MSCP blocking the south façade for lower units)

3. This block consists of 90 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 45 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is ample to the south is best for units higher than the MSCP. View out from 570 may be limited due to blocking from 580.

5. Stack 580 and 578 should have ample sun light/ventilation to yard area for cloth drying, while 570 is limited to the courtyard area which may not be advisable for lower floor units

6. Stack 580 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Stack 578 will have 2 numbers of water tanks over the top most units while these 2 will be located on top of the living area. Technically it's safe, it's more of the psychological effect to me and then again the water tank still need to be on someone's roof top since water flow via gravity will be cheaper than having a pump room to pump the water up.

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

Copyright © 2013 by Chua Soon Ching

All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication.