January BTO 2013 - Kebun Baru Court

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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. 

Understanding the development

1. Both will be at 26 and 28-storey high and I would consider this as the 2^nd generation HDB where sky is the limit. This development is a redevelopment over existing slab block HDB. If you ever study the HDB history, the highest block for the 1^st generation HDB seems to be at 16-storey (landmark case in Commonweath Drive, as most of the taxi driver will know if u ask them either 10-storey or 16-storey.You can try out just any taxi driver the next time u board a cab). Buyers are advised to visit the site (seems like it’s stated in the brochure these days) to get a feel of your surrounding or I should say immediate surrounding as we can’t control much of the greater surrounding.  

2. Whatever happen to the east and west won’t affect this development too much as it is higher up and the wind direction in Singapore is predominantly from either North-North East or South-South East. Note that the wind pattern will change and pls take it as reference only and many factors like immediate surrounding building layout and height can affect the wind flow. This analysis will based on current setting as it is shown here in the brochure and may or may not take into account of future development.

3. To the west, there will be future high-rise coming up which will not affect this development too much other than views from block 260A. To the east, currently sited Mayflower Sec, while to the south will be future site for a school. Future development to the south will benefit block 260B as you don’t expect the school to go too high up. Currently there is a existing HDB and the distance is no more than 15m apart. To the north, there is existing HDB blocks which in my opinion will not go off so soon as block 260A have shown that it will be built not facing north.

4. Personally I don’t like the layout because it was designed purely just to fit into the site with 5-rm having a room tucks away next to the kitchen area. Of course you can have an option to get rid of the room for now to have a bigger dining, but do note that you can see a huge column in the middle of the corridor. As for the 4-room units, both dining areas are so small!

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

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 101 posting since early 2011. 

7. 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 260A

147 and 149

1. Both units facing almost 45 degree off west. Potential buyers are advised 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. Stack 147 will have additional gable end facing almost direct west which will affect the master bedroom. Note that the higher it goes, the hotter it will get.

2. All stacks are expected to enjoy minimal wind from north at a slight angle. No potential south wind due to the fact that all stacks main façade is facing North West. Higher floors and above the existing HDB to the north will enjoy better ventilation for now until the development next door is up.

3. This block consists of 133 units sharing 2 numbers of lifts. The ratio is at 1 lift to 67 units, considered on the fence. Since this is a high-rise building, the waiting time maybe longer compare to mid-rise unless they install a faster lift which will cost more. 1 lift will be the fire lift and if 1 under repair, higher floor residence will need to have patients and stamina!

4. Breathing space for both stacks is ample for floors higher than the existing HDB up north. Pls note that changes to the west will affect this luxury. Master bedroom view from stack 149 will be almost blocked out by 253A (existing HDB) for units equal or lower than 253A (existing HDB).

5. Both will have no problem with ventilation to the yard for drying clothing.

6. Stack 147 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

141, 143 and 145

1. No potential west sun effect to main façade for all stacks since all are facing south east. #27-145 and #28-145 will have a gable end which is at the master bedroom facing west and this will affect the master bedroom temperature.

2. I don’t expect all to enjoy wind from South due to the fact that the wind path will be blocked by block 260B to the south. #27 and #28 should enjoy wind from South.

3. This block consists of 133 units sharing 2 numbers of lifts. The ratio is at 1 lift to 67 units, considered on the fence. Since this is a high-rise building, the waiting time maybe longer compare to mid-rise unless they install a faster lift which will cost more. 1 lift will be the fire lift and if 1 under repair, higher floor residence will need to have patients and stamina!

4. Breathing space for all stacks is limited to MSCP and block 260B. Stack 141 may have some relief buy should be higher than the MSCP. View out from Stack 141 Living room will be blocked almost 50%.

5. 141 will have no problem with ventilation to the yard for drying clothing while the other 2 are limited to higher floor. Low floors for 143 and 145 will suffer from ventilation via small courtyard/opening space.

6. Stack 141 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

Block 260B

159 and 161

1. Both units facing almost 45 degree off west. Potential buyers are advised 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. Stack 159 will have additional gable end facing almost direct west which will affect the master bedroom and the design will make it worse off. Note that the higher it goes, the hotter it will get.

2. All stacks are expected to enjoy minimal wind from north at a slight angle. No potential south wind due to the fact that all stacks main façade is facing North West. Higher floors will enjoy better ventilation for now until the development next door is up.

3. This block consists of 150 units sharing 3 numbers of lifts. The ratio is at 1 lift to 50 units, considered good.

4. Breathing space for both stacks is ample for now towards North West. Master bedroom view from stack 161 will be almost blocked out by 147.

5. Both will have no problem with ventilation to the yard for drying clothing.

6. Stack 161 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

151, 153, 155 and 157

1. All stacks have minimal facing to west. Stack 157 will have additional gable end facing almost direct west which will affect the master bedroom temperature. Note that the higher it goes, the hotter it will get.

2. All should have good South wind in the future when the school replaces the current HDB block. No North wind potential to the main façade, but 151 should enjoy minor North wind provided main door is always open.

3. This block consists of 150 units sharing 3 numbers of lifts. The ratio is at 1 lift to 50 units, considered good.

4. Breathing space for all stacks is currently limited to the existing HDB block to the south. As this block will be redeveloped in the near future, it will be replaced with generally low rise school building. Anything higher than at least 8-storey should be ok based on current school building heights. In the future, these stacks will have unblock view towards South across the park and Kallang River.

5. 151 (higher than MSCP) will have no problem with ventilation to the yard for drying clothing while the other 3 are limited to higher floor. Low floors for 153, 155 and 157 will suffer from ventilation via small courtyard/opening space.

6. Stack 151 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 157 is having its main entrance door facing the lift, this may not be pleasant.

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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