January BTO 2013 - Hougang ParkEdge

Hougang ParkEdge (updated 06022013-complete)

Understanding the development

1. Overall, all blocks are cap at 18-storey high, while neighboring blocks are of almost the same height if there’s no differences in terms of road level. Many would have been familiarize with this location since recently many developments have sprung up at this location.

2. To the north, there is Hougang Parkview, a BTO sitting next to the Punggol Park. Next to it, is Riversails developed by Kerry Property owned by Robert Kuok. Immediately north will be a site reserved for a school. My anticipation is for the school not exceeding 5-storey high. I may be wrong if the demand of population increases. These developments to the north will certainly affect wind flow from the north while the school may present some relief towards Hougang Parkview.

3. To the south, there is one Serangoon Sec School. This is not a tall building, so expect good wind flow from the south for units facing south and higher than school. Immediately sited to the south is the DBSS Parkland Residences, personally my opinion is this development is to cramp and compact and it’s almost a wall like development. Stacks facing Parkland Residences will certainly affected in terms of direct wind flow form the south since this residences act like a wall. To the west is the famous Punggol Park which potential present a direct west sun impact on units facing the park. I advise potential buyers to visit the site to understand the surrounding and maybe access some of the nearby blocks to get a feel of the views and wind flow. Please note that while the site itself presents a good wind flow, the block layout may not capture these due to the block orientation.

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 101 posting since early 2011. 

6. To do this review, it will take me up to at least 7 hours of work for each development. 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

Block 473A

301, 303, 317 and 319

1. All units facing almost 45 degree off west. Couple with facing Punggol Park which is technically an open space, potential buyers is advice to use stronger tint layer to glass windows facing the park to reduce heat. Having more heat into building will mean more energy needed to cool down your unit which translates to higher PUB charges.

2. All stacks are expected to enjoy direct wind from north at a slight angle. No potential south wind due to the fact that all stacks main façade is facing North West.

3. This block consists of 170 units sharing 2 numbers of lifts. The ratio is at 1 lift to 85 units, considered bad. If you are an impatient person, you may train your patient level by waiting for lifts!

4. Breathing space for all stacks is ample having faced the Punggol Park.

5. 317 will have no problem with ventilation to the yard for clothing drying while the other 3 are limited to higher floor. Low floors for 301, 303 and 319 will suffer from ventilation via small courtyard space.

309, 311, 313 and 315

1. No potential west sun effect to main façade for all stacks since all are facing either south or south east.

2. I don’t expect all to enjoy wind from South due to the fact that Parklands Residences will almost block all incoming wind from south. 309 and 311 may enjoy wind from south by units higher than the MSCP. No north wind potential because all stacks main façade is facing south and south east. The MSCP located to the south may be an eye sore; buyers are advice to check on model to get the exact height of this MSCP (multi storey car parking).

3. This block consists of 170 units sharing 2 numbers of lifts. The ratio is at 1 lift to 85 units, considered bad. If you are an impatient person, you may train your patient level by waiting for lifts!

4. Breathing space for all stacks is limited to MSCP and furthest block to south. 313 and 315 will be limited by 475A while 309 and 311 will be limited partially by 475D.

5. 311 and 315 will have no problem with ventilation to the yard for clothing drying while the other 2 are limited to higher floor. Low floors for 313 and 309 will suffer from ventilation via small courtyard space.

306 and 307

1. No potential west sun effect to main façade of both stacks as both are facing North East. 306 will have gable end at master bedroom facing searing west sun.

2. Both will only enjoy minor direct wind from North due to stack orientation which is facing almost direct East.

3. This block consists of 170 units sharing 2 numbers of lifts. The ratio is at 1 lift to 85 units, considered bad. If you are an impatient person, you may train your patient level by waiting for lifts!

4. Both will have no problem with ventilation to the yard for clothing drying while upper will be better compare to lower floor due to limitation of air movement in a small courtyard/opening area.

5. Breathing is ample for both across the school for units higher than the future school while limited by any blocks if lower than the proposed school.

6. A very long walk away from the lift lobby. If anything is to be used as guidance, 75m away is a cap and of course the current design is still shorter than this.

Block 473B

321, 323, 333 and 335

1. All units facing almost 45 degree off west. Potential buyers are advice to use stronger tint layer to glass windows to reduce heat. Having more heat into building will mean more energy needed to cool down your unit which translates to higher PUB charges. Units which are lower than the MSCP directly in front will be spare from searing heat but when night falls, you will get plenty of head light from the cars into your units. Stack 323 will have a standard effect from the sun as no lower floor units are facing MSCP.

2. All stacks are expected to enjoy minimal direct wind from north at a slight angle. No potential south wind due to the fact that all stacks main façade is facing North West.

3. This block consists of 136 units sharing 2 numbers of lifts. The ratio is at 1 lift to 68 units, considered on the fence.

4. Breathing space for all stacks is limited towards block 473A for those higher than the MSCP. 323 may only have minor glimpse of the park if you insist on having park view. 335 views out from the master bedroom will be affected by 321 in front.

5. 333 will have no problem with ventilation to the yard for clothing drying while the other 3 are limited to higher floor. Low floors for 321, 323 and 335 will suffer from ventilation via small courtyard/opening space.

6. A very long walk away from the lift lobby for 321 and 323. If anything is to be used as guidance, 75m away is a cap and of course the current design is still shorter than this.

325, 327, 329 and 331

1. No potential west sun effect to main façade for all stacks since all are facing either east or south east.

2. 329 and 331 should have the luxury of getting direct wind from South with floors higher than Serangoon Sec. No wind potential from North as 329 and 331 are facing south east. 325 and 327 maybe trying too hard to get minor view to the river if not directly block by the Boathouse Residences!

3. This block consists of 136 units sharing 2 numbers of lifts. The ratio is at 1 lift to 68 units, considered on the fence.

4. Breathing space for all stacks are good with limitation to the blocks in Boathouse Residences for 323 and 327 while The Florida for 329 and 331.

5. 327 and 325 will have no problem with ventilation to the yard for clothing drying while the other 2 are limited to higher floor. Low floors for 329 and 325 will suffer from ventilation via small courtyard space.

6. 327 will reduced ½ of potential view out from 329.

Block 473C

337, 339, 349 and 351

1. Both 349 and 351 facing almost 45 degree off west. Potential buyers are advice to use stronger tint layer to glass windows to reduce heat. Having more heat into building will mean more energy needed to cool down your unit which translates to higher PUB charges. 337 and 339 facing North and the main façade will avoid west sun but 337 will still have a gable end which is at the master bedroom facing direct west which will be affected by west sun.

2. All stacks are expected to enjoy direct wind from north. No potential south wind due to the fact that all stacks main façade is facing North to North West.

3. This block consists of 136 units sharing 2 numbers of lifts. The ratio is at 1 lift to 68 units, considered on the fence.

4. Breathing space for both stacks is limited towards Hougang Parkview. Units above the proposed school will be much sort after.

5. 337 will have no problem with ventilation to the yard for clothing drying while the other 3 are limited to higher floor. Low floors for 349, 351 and 339 will suffer from ventilation via small courtyard/opening space.

6. A very long walk away from the lift lobby for 337 and 339. If anything is to be used as guidance, 75m away is a cap and of course the current design is still shorter than this.

7. View out of stack 351 will be greatly affected due to direct blocking from stack 337. Much of the blockage will happen at all rooms and worst at master bedroom.

341, 343, 345 and 347

1. No potential west sun effect to main façade for all stacks since all are facing either off east or south east.

2. 345 and 347 should have the luxury of getting direct wind from South with floors higher than Serangoon Sec. No wind potential from North as 345 and 347 are facing south east. 341 and 343 maybe trying too hard to get minor view to the river if not directly block by the Boathouse Residences! With almost all blocks at same height, I doubt you can catch a clear glimpse of the river.

3. This block consists of 136 units sharing 2 numbers of lifts. The ratio is at 1 lift to 68 units, considered on the fence.

4. Breathing space for all stacks is good with limitation to the blocks in Boathouse Residences for 341 and 343. As for 345 and 347, the things bothering me will be the 2 stacks to the flank which is 325 and 343.

5. 343 will have no problem with ventilation to the yard for clothing drying while the other 3 are limited to higher floor. Low floors for 341, 345 and 347 will suffer from ventilation via small courtyard/opening space.

Block 473D

353, 355, 365 and 367

1. Both 365 and 367 are facing almost 45 degree off west. Potential buyers are advice to use stronger tint layer to glass windows to reduce heat. Having more heat into building will mean more energy needed to cool down your unit which translates to higher PUB charges. 353 and 355 are both facing north east and the main façade will avoid west sun but 355 will still have a gable end which is at the master bedroom facing direct west which will be affected by west sun.

2. Stacks 365 and 367 are expected to enjoy direct wind from north, limitation to blocks offsetting too much off true north. No potential south wind due to the fact that all stacks main façade is facing North East to North West.

3. This block consists of 136 units sharing 2 numbers of lifts. The ratio is at 1 lift to 68 units, considered on the fence.

4. Breathing space for both stacks is limited towards Hougang Parkview for 365 and 367 while limitation to Riversails Residences for 353 and 355. Units above the proposed school will be much sort after.

5. 353 and 365 will have no problem with ventilation to the yard for clothing drying while the other 2 are limited to higher floor. Low floors for 367 and 355 will suffer from ventilation via small courtyard/opening space.

6. A very long walk away from the lift lobby for 353 and 355. If anything is to be used as guidance, 75m away is a cap and of course the current design is still shorter than this.

7. View out of stack 367 will be greatly affected due to direct blocking from stack 353. Much of the blockage will happen at master bedroom.

357, 359, 361 and 363

1. No potential west sun effect to main façade for all stacks since all are facing either off east or south east.

2. 361 and 363 should have the luxury of getting direct wind from South with floors higher than Serangoon Sec. No wind potential from North as 361 and 363 are facing south east. 357 and 359 maybe trying too hard to get minor view to the river if not directly block by the Boathouse Residences! With almost all blocks at same height, I doubt you can catch a clear glimpse of the river.

3. This block consists of 136 units sharing 2 numbers of lifts. The ratio is at 1 lift to 68 units, considered on the fence.

4. Breathing space for stack 361 and 363 is good while 357 and 359 will have limitation to the blocks in Boathouse Residences. As for 361 and 363, the things bothering me will be the 2 stacks to the flank which is 341 and 359. 359 will effectively block off ½ of the view of 361 and this is worst at the master bedroom.

5. All will suffer from ventilation via small courtyard/opening space to the yard for clothing drying purpose.

notes: light coloured arrow denotes potential blockage to wind movement by surrounding development

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

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