November BTO 2012 - Keat Hong Mirage

1. Thanks to all readers who have been and will be using information available here free for their consumption and understand their risk as we have stated in all our posting here.

2. Please note that we have since set up www.hausanalyst.com to make information more assessable to all while being compensated for time and material spend via our paid services to make you an informed consumer. As such, whatever offer or service will only be available at www.hausanalyst.com and overwrite all those still exist in all our blog posting here (all offers from blog post in www.raremerchadise.blogspot.com before September 2016 will be deemed null and void). We will still update this blog from time to time while most of the in-depth posting will be available at www.hausanalyst.com.  

3. We believe that consumers would understand their purchases large or small but when it comes to the largest investment in their lifetime, we dare to say that almost none know much about their investment while risking all their savings in it, it’s that called gambling? We don’t benefit from your property purchase as we don’t collaborate with developers or property agents, we believe in only providing real time information about your off-plan property purchase to help you make informed decision.

4. Currently a property agent will charge you 1-2% of your property transaction as fees/ compensation from the seller or the developers which amounted to at least S$4,000 minimum for a S$400,000 property (not applicable to BTO sold directly by HDB). We, at www.hausanalyst.com is currently charging S$275.00 onward (usual price S$500.00 onward) for a personalized report which on average covered more than 100 pages of detail report. This S$275.00 investment have made most of our subscribers at least S$40,000 while still waiting for their BTO to be delivered.

5. We believe that getting a good unit is paramount to any couple (1^st timer or 2^nd timer) who wanted to upgrade their living standard and future lifestyle. Getting a good unit will ensure a healthy future profit and thus pave way for future lifestyle upgrade. Imagine when everyone have access to information available here or with the help of more smart gadget, the only difference between you and your neighbor who are trying to sell your houses will be down to either you sell to someone who is naïve or someone who has most probably done their home work and know what they are paying for. What are the chances of the former compare to the latter?  

hausanalyst team. August 2016 

Keat Hong Mirage (updated 20130101)

Understanding the development

1. Overview, 816B, 818C, 818B and 818A are 20-storeys high while the rest are 22-storey high to the east. Seems like there’s some intentional urban skyline design to this development continue from Keat Hong Quad which are generally 19 to 20-storeys. The intention is good, but at 1 to 2 level different blocks really don’t give any impact at all. 

2. To the north, there are HDBs ranging from 10-19-storeys high. Meaning those facing north east to north west and higher than 12-storey should be able to have some wind exposure from north east.

3. To the west, there will be Keat Hong Quad and a 19 odd storey Palm Gardens, while to further east, there is the existing ITE college west. Based on URA Masterplan 2008, the empty plot of land next door have been reserved for residential development at plot ratio of 3.5, meaning you should anticipate few blocks next door at almost the same building heights.

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

5. 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.

6. 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. 

7. 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

8. 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 816A

51, 59 and 61

1. All will have moderate west sun exposure to main façade which can be mitigate by having simple curtain over the window surface at Living and Bedrooms.

2. Stacks 59 and 61 may have limited to no wind from the N-NE. Potential wind from N-NE for 51 with condition of higher than the 7/8 storey MSCP and higher than the 11-storey existing blocks to the north across Chua Chu Kang Way. There will be no potential S-SE wind exposure as the main façade is facing north.

3. This block consists of 126 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 63 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is at 20+m at the shortest distance between 61 and 81, views will be limited to opposite block.

5. Stack 51 and 59 should have ample sun light/ventilation to yard area for cloth drying, while 61 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. Long walk to the lift lobby for stack 51.

8. Stack 59 and 61 will have 4 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. Stack 61 will only have 1 number while the other 3 sitting above stack 59.

53, 55 and 57

1. No west sun exposure for all.

2. All 3 stacks will have ample wind from the S-SE for now until future development to the south sprung up.  There will be no potential N-NE wind exposure as the main façade is facing south.

3. This block consists of 126 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 63 units, considered comfortable under existing HDB standard. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is ample to the south; future development to the south will have implication to any extended views to the south.

5. Stack 53 and 57 should have ample sun light/ventilation to yard area for cloth drying, while 55 is limited to the courtyard area which may not be advisable for lower floor units.

6. Long walk to the lift lobby for stack 53.

7. Stack 53 and 57 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 55 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.

Block 816B

71, 73 and 75

1. 71 and 73 will have moderate west sun exposure to main façade while 75 will not have any exposure to west sun on the main facade. Stack 71 will have a gable end at the master bedroom facing direct west which may affect the master bedroom comfort level.

2. All 3 stacks may not wind from N-NE due to blockage from 817A. There will be no potential S-SE wind exposure as the main façade is facing north. Stack 71 may have minor potential wind flow due concentration of tunneling wind.

3. This block consists of 133 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67 units, considered reasonable. Take notes that these are all 4-room and 5-room flats, potentially housing 426 people with ratio of 1 household to 3.2 pax.

4. Breathing space is limited 40+m to the opposite block of 818C, but views will be limited to pockets of green space in between 2 blocks. 75 may have unobstructed view to the east for now, future development to the east may limited the viewing distance.

5. Stack 71 and 73 should have ample sun light/ventilation to yard area for cloth drying, while 75 is limited to the courtyard area.

6. Extreme long walk to the lift lobby for all stacks. Good for young family but not with elderly staying in.

7. Stack 71 and 73 will have 5/6 (photo not clear) numbers of water tank 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.

63, 65, 67 and 69

1. All will have moderate west sun exposure to main façade while stack 69 will have a gable end at the master bedroom facing direct west which may affect the master bedroom.

2. All 5 stacks may have potential wind from the S-SE for now. Future development to the south in the future will affect the wind flow.

3. This block consists of 133 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 67 units, considered reasonable. Take notes that these are all 4-room and 5-room flats, potentially housing 426 people with ratio of 1 household to 3.2 pax.

4. Breathing space is plenty to the south.

5. Stack 69 and 63 should have ample sun light/ventilation to yard area for cloth drying, while the other 2 are limited to the courtyard area.

6. Stack 69 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 63 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.

Block 817A

77, 79, 89 and 91

1. 89 and 91 will have moderate west sun exposure to main façade which can be mitigate by having simple curtain over the window surface at Living and Bedrooms while stack 89 will also have a gable end at the master bedroom facing direct west which may affect the master bedroom. 77 and 79 will not have west sun problem.

2. All 4 stacks may have very limited to no wind from the N-NE due to blockage from 817B. There will be no potential S-SE wind exposure as the main façade is facing north.

3. This block consists of 168 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 84 units, considered not comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is at 20+m at the shortest distance between 91 and 101 and longest at 40+m, views will be limited to opposite block and pocket space in between blocks.

5. Stack 79 and 91 should have ample sun light/ventilation to yard area for cloth drying, while 77 and 89 are limited to the courtyard area which may not be advisable for lower floor units especially 89.

6. Long walk to the lift lobby for stacks 89 and 91.

7. Stack 89 and 91 will have 6 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. Stack 91 will only have 2 numbers while the other 4 sitting above stack 89.

81, 83, 85 and 87

1. All will have moderate west sun exposure to main façade while stack 87 will have an additional gable end at the master bedroom facing direct west which may affect the master bedroom.

2. All 4 stacks will have limited or no wind from the S-SE due to blockage from the south by 816B.

3. This block consists of 168 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 84 units, considered not comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the south is at 20+m at the shortest distance between 85 and 73 and longest at 40+m, views will be limited to opposite block and pocket space in between blocks.

5. Stack 81 and 87 should have ample sun light/ventilation to yard area for cloth drying, while 83 and 85 are limited to the courtyard area which may not be advisable for lower floor units.

6. Stack 85 have a sharp edge pointing from 73 opposite towards the Living Room, may have Fengshui problem. Those who believe in Fengshui study may want to get advice from the expert instead.

7. Stack 81 and 87 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 81 and 83 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.

Block 817B

93, 95, 105 and 107

1. 105 and 107 will have moderate west sun exposure to main façade which can be mitigate by having simple curtain over the window surface at Living and Bedrooms while stack 105 will also have a gable end at the master bedroom facing direct west which may affect the master bedroom. 93 and 95 will not have west sun problem.

2. All 4 stacks may have very limited to no wind from the N-NE due to blockage from 817C. There will be no potential S-SE wind exposure as the main façade is facing north.

3. This block consists of 168 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 84 units, considered not comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is at 20+m at the shortest distance between 91 and 101 and longest at 40+m, views will be limited to opposite block and pocket space in between blocks.

5. Stack 95 and 107 should have ample sun light/ventilation to yard area for cloth drying, while 93 and 105 are limited to the courtyard area which may not be advisable for lower floor units especially 105.

6. Long walk to the lift lobby for stacks 105 and 107.

7. Stack 105 and 107 will have 6 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. Stack 107 will only have 2 numbers while the other 4 sitting above stack 105.

97, 99, 101 and 103

1. All will have moderate west sun exposure to main façade while stack 103 will have an additional gable end at the master bedroom facing direct west which may affect the master bedroom.

2. All 4 stacks will have limited or no wind from the S-SE due to blockage from the south by 817A.

3. This block consists of 168 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 84 units, considered not comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the south is at 20+m at the shortest distance between 101 and 91 and longest at 40+m, views will be limited to opposite block and pocket space in between blocks.

5. Stack 103 and 97 should have ample sun light/ventilation to yard area for cloth drying, while 101 and 99 are limited to the courtyard area which may not be advisable for lower floor units.

6. Stack 101 have a sharp edge pointing from 91 opposite towards the Living Room, may have Fengshui problem. Those who believe in Fengshui study may want to get advice from the expert instead.

7. Stack 103 and 97 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 97 and 99 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.

Block 817C

109, 111, 121 and 123

1. 121 and 123 will have moderate west sun exposure to main façade which can be mitigate by having simple curtain over the window surface at Living and Bedrooms while stack 121 will also have a gable end at the master bedroom facing direct west which may affect the master bedroom. 109 and 111 will not have west sun problem.

2. All stacks (above 11-storeys, buyers are advice to check the storey height of block 122 and 121) should have wind from the N-NE since the reserved site up north next to the LRT is not up yet and future owners are advice to get units higher than 11-storeys to enjoy this luxury. There will be no potential S-SE wind exposure as the main façade is facing north.

3. This block consists of 166 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 83 units, considered not comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is ample to the north. Future owner just need to make sure that you are choosing floors higher than11-storeys to get maximum breathing space and views towards north.

5. Stack 123 and 111 should have ample sun light/ventilation to yard area for cloth drying, while 121 and 109 are limited to the courtyard area which may not be advisable for lower floor units especially 105.

6. Long walk to the lift lobby for stacks 121 and 123.

7. Stack 121 and 123 will have 6 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.

113, 115, 117 and 119

1. All will have moderate west sun exposure to main façade while stack 119 will have an additional gable end at the master bedroom facing direct west which may affect the master bedroom.

2. All 4 stacks will have limited or no wind from the S-SE due to blockage from the south by 817B.

3. This block consists of 166 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 83 units, considered not comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the south is at 20+m at the shortest distance between 117 and 107 and longest at 40+m, views will be limited to opposite block and pocket space in between blocks.

5. Stack 119 and 113 should have ample sun light/ventilation to yard area for cloth drying, while 115 and 117 are limited to the courtyard area which may not be advisable for lower floor units.

6. Stack 117 have a sharp edge pointing from 107 opposite towards the Living Room, may have Fengshui problem. Those who believe in Fengshui study may want to get advice from the expert instead.

7. Stack 113 and 119 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 113 and 115 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.

Block 818A

110, 112 and 100

1. Both 110 and 112 will have moderate west sun exposure to main façade while stack 110 will have an additional gable end at the master bedroom facing direct west which may affect the master bedroom. As for stack 100, west will affect the back of house which is the minor part of master bedroom and bath area.

2. All stacks (above 11-storeys, buyers are advice to check the storey height of block to the north) should have wind from the N-NE. There will be no potential S-SE wind exposure as the main façade is facing north.

3. This block consists of 132 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 66 units, considered average. 1 lift to 40-60 range is considered comfortable.

4. Plenty of breathing space to the north for 110 and 112. 100 will have ample breathing space to north east. Views for all should be plenty if units on 11-storeys and above are to be selected.

5. Stack 110 and 100 should have ample sun light/ventilation to yard area for cloth drying, while 112 is limited to the courtyard area which may not be advisable for lower floor units.

6. Stack 110 and 112 will have 4 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.

7. Stack 100 located next to the refuse chute. Owner will not see the chute, but the notion of having 1 besides you may not be a pleasant feeling

120, 104, 106 and 108

1. No west sun exposure for all at the main façade except stack 108 will have an additional gable end at the master bedroom facing direct west which may affect the master bedroom.

2. All stacks may have limited to no wind from the S-SE due to blockage from mainly 818B. There will be no potential N-NE wind exposure as the main façade is facing south.

3. This block consists of 132 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 66 units, considered average. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is limited to not more than 20m of space separating block 818A and 818B. Views are limited to pocket green space in between blocks. Stack 102, 104 and 106 will have more space towards 105 and 107 with easily 40+m apart.

5. Stack 108 and 102 should have ample sun light/ventilation to yard area for cloth drying, while 106 and 104 are limited to the courtyard area which may not be advisable for lower floor units.

6. Stack 108 and 102 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Stack 102 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.

Block 818B

126, 128 and 114

1. Both 126 and 128 will have moderate west sun exposure to main façade while stack 126 will have an additional gable end at the master bedroom facing direct west which may affect the master bedroom. As for stack 114, west will affect the back of house which is the minor part of master bedroom and bath area.

2. All stacks may have limited to no wind from the N-NE due to wind movement in a dense and well developed surrounding and also blockage from Palm Gardens Condo. There will be no potential S-SE wind exposure as the main façade is facing north.

3. This block consists of 152 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 76 units, considered not comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north for 126 and 128 are plenty since Palm Gardens Condo location have been fixed. 114 will have ample breathing space to north east. Views for all will be limited to road for 126 and 128, while pocket of green space for 114.

5. Stack 126 and 114 should have ample sun light/ventilation to yard area for cloth drying, while 128 is limited to the courtyard area which may not be advisable for lower floor units.

6. Stack 126 and 128 will have 5 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.

7. Stack 114 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 114 located next to the refuse chute. Owner will not see the chute unless you are occupying #02, but the notion of having 1 besides you may not be a pleasant feeling. #02-114 will have many problems with the refuse centre which includes smell and safety where intruder can easily climb into your unit via the roof of refuse chamber.

116, 118, 120, 122 and 124

1. No west sun exposure for all at the main façade except stack 124 will have an additional gable end at the master bedroom facing direct west which may affect the master bedroom.

2. All stacks may have limited to no wind from the S-SE due to blockage from 818C and 816B. There will be no potential N-NE wind exposure as the main façade is facing south.

3. This block consists of 152 units sharing 2 numbers of lifts. The ratio is very high at 1 lift to 76 units, considered not comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is limited to not more than 30m of space separating block 818C and 818B. Views are limited to pocket green space in between blocks. Stack 116 and 118 will have more space towards 89 and 91 with easily 40+m apart.

5. Stack 124 and 116 should have ample sun light/ventilation to yard area for cloth drying, while the rest are limited to the courtyard area which may not be advisable for lower floor units.

6. Stack 124 and 116 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Stack 116 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.

Block 818C

130, 138 and 140

1. All will have moderate west sun exposure to main façade while stack 138 will have an additional gable end at the master bedroom facing direct west which may affect the master bedroom.

2. All stacks may have limited to no wind from the N-NE due to wind movement in dense and well developed surrounding and also from Palm Gardens Condo. There will be no potential S-SE wind exposure as the main façade is facing north.

3. This block consists of 114 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 57 units, considered comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space to the north is at 20+m at the shortest distance between block 818C and 818B, views will be limited to opposite block and green pocket space in between blocks.

5. Stack 138 and 130 should have ample sun light/ventilation to yard area for cloth drying, while 140 is limited to the courtyard area which may not be advisable for lower floor units.

6. Stack 138 and 140 will have 4 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.

132, 134 and 136

1. No west sun exposure for all at the main façade except stack 136 will have an additional gable end at the master bedroom facing direct west which may affect the master bedroom.

2. All 3 stacks will have ample wind from the S-SE for now until future development to the south sprung up.  There will be no potential N-NE wind exposure as the main façade is facing south.

3. This block consists of 114 units sharing 2 numbers of lifts. The ratio is decent at 1 lift to 57 units, considered comfortable. 1 lift to 40-60 range is considered comfortable.

4. Breathing space is ample to the south; at least 40+m spaces separating block 818C and 816B. Views are limited to pocket green space in between blocks.

5. Stack 132 and 136 should have ample sun light/ventilation to yard area for cloth drying, while 134 is limited to the courtyard area which may not be advisable for lower floor units.

6. Stack 136 and 132 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Stack 134 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.   

Copyright © 2012 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.

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