January BTO 2013 - Oleander Breeze @ Yishun

Oleander Breeze @ Yishun (updated 24022013)

­Understanding the development

1. Currently this whole piece of land is basically empty and even the road will be a new one named Yishun Street 51. The upside of getting the first bite is always the price which will be slightly lower than the eventual surrounding development. While the downside will be you won’t know what’s going to happen to the surrounding and thus your selection decision will be mainly focus on 2 aspect, the confirm (inward looking towards the internal green) OR the risk (outward looking which may OR may not be affected by the surrounding development in the future. In this case, block 511B with units looking towards north will have a higher chance of getting a confirm view.

2. To the north, there will be a site reserved for high-rise development, a park and a school. Whatever happen to the east and west won’t affect this development too much. Note that there will be 2 blocks of rental flats inside this development. What are rental flats for? I’ll leave it to you to check and decide.

3. To the south, there is Orchid Country Club which have limited time frame of usage and a site reserved for future high-rise development. Generally speaking, this whole area consist mostly 13-storey building due to proximity to the Seletar Airbase. In other words, don’t expect the surrounding development to suddenly have a 40-storey building soon. Based on the recent land use beyond 2030, the tract of land to the south is planned under special land use, meaning it can be anything. Higher possibility will be housing if the 6.9M is hit!

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

7. If there are any discrepancies between written and graphical analysis, the written analysis will take precedent. 

Block 511A

401, 403, 405, 419, 421 and 423

1. All units facing off north, no direct west sun impact on all stack’s main facade. Stack 419 will have a gable end which is the master bedroom exposed to direct west, this will affect the internal temperature.

2. All stacks are expected to enjoy direct wind from N-NE at a slight angle. No potential south wind due to the fact that all stacks main façade is facing off North. Please note that this assumption is based on current situation where there is no development to the north.

3. This block consists of 144 units sharing 2 numbers of lifts. The ratio is at 1 lift to 72 units, considered bad. A ratio of 1:40 to 1:60 is good.

4. Currently breathing space for all stacks is ample to the north until the development to the north start to take its form. Limitation will be the future high rise residential blocks to the north.

5. 419 will have no problem with ventilation to the yard for clothing drying while the rest are limited to higher floor. Low floors for 421, 423, 403 and 401 will suffer from ventilation via small airwell space.

6. Stack 423 is located next to the lift core. Expect some noise from the movement of lift car at the living area.

7. Long walk away from the lift lobby for 419 and 405.

8. Security concern for #02-401 and #02-403 where there will be a link-way roof connecting these two units.

407, 409, 411, 413, 415 and 417

1. Minor west sun impact to main façade for stacks 417, 415, 413 and 411. The impact can be mitigated by tinting the windows facing South West. Stack 417 will have a gable end which is the master bedroom exposed to direct west, this will affect the internal temperature.

2. I don’t expect all to enjoy wind from South due to the fact that wind movement will be blocked by 510A and 510B. No potential wind from N-NE due to facing. Higher floor for 407 may enjoy wind from south.

3. This block consists of 144 units sharing 2 numbers of lifts. The ratio is at 1 lift to 72 units, considered bad. A ratio of 1:40 to 1:60 is good.

4. Breathing space for all stacks is limited to no more than 20m towards block 510B. Stack 417 and 407 will enjoy some space relieve to south.

5. 417 will have no problem with ventilation to the yard for clothing drying while the rest are limited to higher floor. Low floors for 415, 413, 411 and 409 will suffer from ventilation via small air well space.

6. All except 413 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Long walk away from the lift lobby for 417 and 407.

Block 511B

425, 427, 429, 439, 441 and 443

1. All units facing off north, no direct west sun impact on all stack’s main facade. Stack 439 upper floor units will have a gable end which is the master bedroom exposed to direct west, this will affect the internal temperature.

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

3. This block consists of 120 units sharing 2 numbers of lifts. The ratio is at 1 lift to 60 units, considered good. A ratio of 1:40 to 1:60 is good.

4. Breathing space for all stacks is ample to the north. Limitation will be any future high rise residential blocks beyond the park if any.

5. 429 will have no problem with ventilation to the yard for clothing drying while the rest are limited to higher floor. Low floors for 441, 443, 425 and 427 will suffer from ventilation via small air well space.

6. Stack 443 is located next to the lift core. Expect some noise from the movement of lift car at the living area.

7. Long walk away from the lift lobby for 439 and 429.

8. Security concern for #02-443 and #02-403 where there will be a link-way roof connecting 443 and 441.

9. 429 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

431, 433, 435 and 437

1. No west sun impact to main façade for all stacks.

2. I don’t expect all to enjoy wind from South due to the fact that wind movement will be blocked by 512B and 512C. No potential wind from N-NE due to facing. Expect limited air flow from the courtyard.

3. This block consists of 120 units sharing 2 numbers of lifts. The ratio is at 1 lift to 60 units, considered good. A ratio of 1:40 to 1:60 is good.

4. Breathing space for all stacks to the south is almost 70m which is good. 431 will have limitation of no more than 20m towards 457.

5. All will have minor problem with ventilation to the yard for clothing drying. Low floors for 435 and 433 will suffer from ventilation via small air well space.

6. All except 433 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

7. Long walk away from the lift lobby for 437.

Block 512C

459, 473, 475 and 477

1. Minor west sun impact to main façade for all stacks. The impact can be mitigated by tinting the windows facing North West. Upper floor units for stack 413 will have a gable end which is the master bedroom exposed to direct west, this will affect the internal temperature.

2. I don’t expect all to enjoy wind from North-North East due to the fact that wind movement will be blocked by 511B and 511C. No potential wind from S-SE due to facing. Expect limited air flow from the courtyard.

3. This block consists of 120 units sharing 2 numbers of lifts. The ratio is at 1 lift to 60 units, considered good. A ratio of 1:40 to 1:60 is good.

4. Breathing space for stacks 473 and 475 to the north is almost 70m which is good. 477 and 459 will have limitation of no more than 20m towards 511C.

5. All will have minor problem with ventilation to the yard for clothing drying. Low floors for 475 and 477 will suffer from ventilation via small air well space.

6. Long walk away from the lift lobby for 473.

7. Stack 477 is located next to the lift core. Expect some noise from the movement of lift car at the living area.

8. Security concern for #02-475 and #02-477 where there will be a link-way roof connecting these two units.

461, 463, 465, 467, 469 and 471

1. All units facing South East, no direct west sun impact on all stack’s main facade. Stack 471 upper floor units will have a gable end which is the master bedroom exposed to direct west, this will affect the internal temperature.

2. All stacks are expected to enjoy direct wind from S-SE at a slight angle. No potential N-NE wind due to the fact that all stacks main façade is facing SE. Future development to the South will affect the wind flow from S-SE.

3. This block consists of 120 units sharing 2 numbers of lifts. The ratio is at 1 lift to 60 units, considered good. A ratio of 1:40 to 1:60 is good.

4. Currently breathing space for all stacks is ample to the South until the development to the South start to take its form. Limitation will be the future high rise residential blocks to the South.

5. 461 will have no problem with ventilation to the yard for clothing drying while the rest are limited to higher floor. Low floors for 463, 465, 467 and 469 will suffer from ventilation via small air well space.

6. Long walk away from the lift lobby for 461.

7. 471, 469, 461 and 465 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

Block 512B

481, 483, 479 and 497

1. Minor west sun impact to main façade for all stacks. The impact can be mitigated by tinting the windows facing North West. Upper floor units for stack 497 will have a gable end which is the master bedroom exposed to direct west, this will affect the internal temperature.

2. I expect minimum wind from North-North East via gap between 407 and 437. 479 may be able to enjoy this while others will have limitation. No potential wind from S-SE due to facing. Expect limited air flow from the courtyard.

3. This block consists of 110 units sharing 2 numbers of lifts. The ratio is at 1 lift to 55 units, considered good. A ratio of 1:40 to 1:60 is good.

4. Breathing space for all stacks to the north is more than 70m which is good.

5. All will have minor problem with ventilation to the yard for clothing drying. Low floors for 479 and 481 will suffer from ventilation via small air well space.

6. Long walk away from the lift lobby for 483.

7. Stack 497 is located next to the lift core. Expect some noise from the movement of lift car at the living area.

8. Security concern for #02-479 and #02-481 where there will be a link-way roof connecting these two units.

485, 487, 489, 491, 493 and 495

1. All stacks except 493 and 495 facing South East, no direct west sun impact on all except those in stacks 493 and 495.

2. All stacks are expected to enjoy direct wind from S-SE at a slight angle. No potential N-NE wind due to the fact that all stacks main façade is facing SE. Future development to the South will affect the wind flow from S-SE.

3. This block consists of 110 units sharing 2 numbers of lifts. The ratio is at 1 lift to 55 units, considered good. A ratio of 1:40 to 1:60 is good.

4. Currently breathing space for all stacks is ample to the South until the development to the South start to take its form. Limitation will be the future high rise residential blocks to the South.

5. 495 will have no problem with ventilation to the yard for clothing drying while the rest are limited to higher floor. Low floors for 491, 489 and 487 will suffer from ventilation via small air well space.

6. Long walk away from the lift lobby for 485 and 495.

7. 495, 489, 487 and 485 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

Block 512A

499, 513, 515 and 517

1. Minor west sun impact to main façade for all stacks. The impact can be mitigated by tinting the windows facing North West. Stack 513 will have a gable end which is the master bedroom exposed to direct west, this will affect the internal temperature.

2. I expect minimum wind from North-North East due to blockage by block 510A and 510B which are both 13-storey. No potential wind from S-SE due to facing. Expect limited air flow from the courtyard.

3. This block consists of 110 units sharing 2 numbers of lifts. The ratio is at 1 lift to 55 units, considered good. A ratio of 1:40 to 1:60 is good.

4. Breathing space for all stacks to the north is ample and bounded by 512A, 510A and 510B with a 7/7 storey MSCP in the middle. Units higher than the parking deck will enjoy better space quality. Potential owners are advices to check on the model before deciding.

5. All except 513 will have minor problem with ventilation to the yard for clothing drying. Low floors for 515 and 517 will suffer from ventilation via small air well space.

6. Long walk away from the lift lobby for 513.

7. Stack 499 is located next to the lift core. Expect some noise from the movement of lift car at the living area.

501, 503, 505, 507, 509 and 511

1. All stacks are facing South East, no direct west sun impact on all stack main façade. Stack 511 will have a gable end which is the master bedroom exposed to direct west, this will affect the internal temperature.

2. All stacks are expected to enjoy direct wind from S-SE at a slight angle. No potential N-NE wind due to the fact that all stacks main façade is facing SE. Future development to the South will affect the wind flow from S-SE.

3. This block consists of 110 units sharing 2 numbers of lifts. The ratio is at 1 lift to 55 units, considered good. A ratio of 1:40 to 1:60 is good.

4. Currently breathing space for all stacks is ample to the South until the development to the South start to take its form. Limitation will be the future high rise residential blocks to the South.

5. 511 will have no problem with ventilation to the yard for clothing drying while the rest are limited to higher floor. Low floors for 509, 507 and 505 will suffer from ventilation via small air well space.

6. Long walk away from the lift lobby for 511.

7. 511, 509, 507 and 501 are located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

Block 511C

445, 447 and 457

1. Minor west sun impact to main façade for stacks 445 and 457. The impact can be mitigated by tinting the windows facing North West. Stack 447 is facing almost direct East, thus no West sun exposure.

2. I expect minimum wind from North-North East due to blockage by block 511B. No potential wind from S-SE due to facing. No potential cross ventilation from N-NE wind for 447.

3. This block consists of 84 units sharing 2 numbers of lifts. The ratio is at 1 lift to 42 units, considered very good. A ratio of 1:40 to 1:60 is good.

4. Breathing space for stacks 445 and 457 to the north is no more than 20m, while breathing space for 447 to the East will be affected by future development to the East.

5. 457 and 447 will have no problem with ventilation to the yard for clothing drying while 445 is limited to higher floor.

6. 457 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

449, 451, 453 and 455

1. All stacks are facing South East, no direct west sun impact on all stack main façade. Stack 455 will have a gable end which is the master bedroom exposed to direct west, this will affect the internal temperature.

2. I expect minimum wind from South-South East due to blockage by block 512C. No potential wind from N-NE due to facing. No potential cross ventilation from N-NE wind for 449.

3. This block consists of 84 units sharing 2 numbers of lifts. The ratio is at 1 lift to 42 units, considered very good. A ratio of 1:40 to 1:60 is good.

4. Breathing space for stacks 455, 453 and 451 to the South is no more than 20m, while breathing space for 449 to the East will be affected by future development to the East.

5. 455 and 449 will have no problem with ventilation to the yard for clothing drying while 445 is limited to higher floor.

6. 449 is located next to an open staircase. Extra care should be considered since the open staircase is accessible to public at all time.

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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