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May BTO 2015 - Tampines Green Weave (updated 08/08/2015)
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Review
on units taken (8 Aug 2015)
Before
I proceed, I would like to share that I stumbled into certain renovation web
page which also try to advice on wind and sun analysis. I’ll just make a record
here.
1. The
sun doesn't operate as what it’s shown because the sun operates in 3D and not
2D. Meaning if on 2D drawing like Site Plan shown by HDB, if there’s 2 block
next to each other, it doesn’t mean 1 block will not received morning or
afternoon sun because you thought that the other block is blocking the sun
away.
2. When
we say North-North East wind, it means the wind will blow from North or North
East towards South or South West, NOT the other way round. This certain
renovation website clearly don’t understand the wind direction as well as wind
velocity in Singapore and yet trying to give advice which will definitely land
you in the worst decision making process. Btw, average wind speed in Singapore
is 2.5 m/s.
I
hope if any buyers who signed up for renovation package will not be another
group of disappointing customers later on.
This
advice goes to buyers who may get ill advice from chat room and from ‘friend’
who are not from the architectural consultancy field majoring in residential.
Just to share with you that NOT all architects design residential because there’s
architect who just know how to design public facilities, prisons, hospitals,
school etc. These are from my 1st hand experience working with my
many ex colleagues who are doing different projects other than residential. I’ll
share more on this when up and coming development launched later.
Selection so far
#15-310; #15-320;
#15-374; #15-380; #15-460; #15-462
Anyone ever wonder why
the top 2 floors have the same price? I
would put it as discounted rate for getting the top most floor rather than mispricing.
It has always been the case with BTO pricing that most of the top 2 floors will
have the same price. Even with ferrocement secondary roof which supposedly to reduce
the heat impact from sun directly above, the price should have reflect the
effectiveness of this claim since it’s been used on all new BTO. Other than
this, if the price is similar with other stack without water tank on top, I
will choose the one without.
#02-350
Note that there’s a linkway connecting stack 312
to 350, this linkway should be about 2.4m high while top of the roof should be
2.8m at least. The linkway is connected to where the master bedroom is and the
height different between top of roof to the bottom of master bedroom window
should be at least 1.4m. Detailed height of the linkway may change along the
process of construction. Best practice should be connecting these linkway to
the gable end of the building where preferable no opening which may otherwise create
security concern.
Stack 424
Note that North to
North East wind happen from November to April every year and wind will bring
smoke from the eating house to the back of the unit where the yard is located.
Anything above 4th floor maybe affected depending if the exhaust
shaft connected to the roof top of Block 610. In other words, if you are drying
clothing, expect smoke from eating house.
#12-458; #11-440;
#14-442; #14-430
Given an early queuing
number, I would have gone for something more predictable than getting a unit
which you will eventually be facing another block right in front of you due to
the same plot ratio which means same height and same density.
Stack 432
Note that South to
South East wind happen from Jun to September every year and wind will bring
smoke from the eating house to the front of the unit where the Living Room is
located. Anything above 4th floor maybe affected depending if the
exhaust shaft connected to the roof top of Block 610. Best case scenario this
will only happen in September when wind predominantly from South East.
Currently there’s no
scientific ways of valuing or price a property. Conventionally properties are
being priced based on floor height, potential view (which you won’t even know
unless you subscribe to our analysis service), location and current surrounding
resale price as guideline.
With due respect to
all buyers who have chosen their units, these analysis are purely based on my
technical view with the backing of my years of experience of doing residential
projects and by no mean to offend anyone.
Sun
1.
Sun angle do change the whole year round. Our analysis have been broken down to
Mac 21, June 21, Sept 21 and Dec 21 to represent 4 quarters or sun movement
which will affect the shadow casting and intensity of sunlight.
2.
Based on NEA typical daily variation of UV index, it was noted that UV Index
level in Singapore generally reaching high level from 11am to 3pm. Thus, most
of the analysis here will be based on 3pm for easy reference. Detail analysis for each unit and stack from
11am to 3 pm can be purchased via personalized report at an affordable amount
which normally cost less than 0.05% of your property price (please email me at chua.soon.ching@gmail.com for
details).
3.
Based on full year analysis done, a true north south orientation of blocks
doesn’t mean that you will only receive the ‘west sun’ on the west side of the
building. My earlier assessment years ago were based on general acceptable
norms and easy understanding for new buyers.
4.
Based on completed BTO in the market, certain block/stack will have shadow cast
over at certain time and days which can be anticipated years before it was
built. Why it is important? I used to candidly tell my friends they can save on
installing the day curtain which cost few hundred dollars if they know in
advance they won’t even need it. Apart from that, seems like latest research
have shown that technically UVB is good for health as opposed to what
dermatologist previously claimed (https://www.youtube.com/watch?v=oAAlMYWtF_s).
Wind
1.
In Singapore, generally we received seasonal wind from North to North-East and
South. This is based on mean wind movement of year 2014 collected by NEA and
available for purchase via NEA website.
2.
Any new developments in the future surrounding the analyzed BTO will affect the
wind movement, thus I don’t recommend readers to take wind too much into
consideration. Ventilation or air movement within a unit can be simulated as
this is fixed and performance of the unit can be determine if the unit plan will
cause stagnant air flow which may impact your health.
3. For
generally understanding, mean wind movement in Singapore for year 2014 is as
followed:
Jan
|
N-NE
|
July
|
S
|
Feb
|
NE
|
Aug
|
S
|
Mac
|
NE
|
Sept
|
SE
|
Apr
|
N
|
Oct
|
Varies
|
May
|
Varies
|
Nov
|
N
|
June
|
S
|
Dec
|
N
|
Block 608A
North facing stack:
312, 314, 300, 302
1. All units facing
north will have exposure to west sun only 1 quarter of the year. 312 will have
master bedroom and yard exposed to west sun all year round. If you are doing
your own laundry and need sunshine to dry clothing, 312 will be the best while
the rest you have to go for at least top 4 floors.
2. Wind should be
tough for all as most of the potential will be blocked by block 609A and 609B.
312 will enjoy wind from south to yard, kitchen and bath area.
3. Spacing to block
609A will be at least 20+m for 312 and 314 while 30m for 300 and 302. Wider
space will allow ample space to breath.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 300 will have the furthest
distance to the lift lobby which is about 40m walk.
6. 300 and 302 are
both similarly priced. While 300 is good for privacy, the master bedroom will
have to live with 50% view to the west blocked by 314 (you can verify this via
personalized view, email me for more info). While 302 will have unblocked view.
7. Water tank will be located right above Living room of 312
and 314. Chances of water leakage on top floor units are high due to wear and
tear and occasionally poor workmanship based on recorded complaint and tender
for maintenance.
South facing stack:
310, 308, 306, 304
1. All units facing
south will have exposure to west sun at least 3 quarters of the year. 310 will
have master bedroom and yard exposed to west sun all year round. If you are
doing your own laundry and need sunshine to dry clothing, 310 will be the best
while the rest you have to go for at least top 4 floors.
2. Wind should be
ample for all from south from May to October as Tampines street 61 provided a
huge gap for good wind flow.
3. Spacing towards
Tampines Green Ridge will be more than 60m. Wider space will allow ample space
to breath.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 310 and 304 are
both next to open staircase which means these staircases can be accessed by
strangers at any other time.
6. Water tank will be located right above unit 310 and 308.
Chances of water leakage on top floor units are high due to wear and tear and occasionally
poor workmanship based on recorded complaint and tender for maintenance.
Block 608B
North facing stack:
328, 330, 316, 318
1. All units facing
north will have exposure to west sun only 1 quarter of the year. 328 and 316
will have master bedroom exposed to west sun at least 3 quarters of the year.
If you are doing your own laundry and need sunshine to dry clothing, you have
to go for at least top 4 floors.
2. Wind should be
tough for all as most of the potential will be blocked by block 609B and 609C.
318 will enjoy wind from south to yard, kitchen and bath area.
3. Spacing to block 609A
will be at least 25m for 316 and 318 while 35m for 328 and 330. Wider space will allow ample
space to breath.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 330 will have the furthest
distance to the lift lobby which is about 40m walk.
6. 328 and 330 are
both similarly priced. While 330 is good for privacy, the master bedroom will
have to live with 50% view to the east blocked by 316 (you can verify this via
personalized view, email me for more info). While 328 will have unblocked view.
7. Water tank will be located right above Living room of 316
and 318. Chances of water leakage on top floor units are high due to wear and
tear and occasionally poor workmanship based on recorded complaint and tender
for maintenance.
South facing stack: 326,
324, 322, 320
1. All units facing
south will have exposure to west sun on 3 quarters of the year. 326 will have
master bedroom and yard exposed to west sun at least 3 quarters of a year. If
you are doing your own laundry and need sunshine to dry clothing you have to go
for at least top 4 floors.
2. Wind should be
ample for all from south from May to October as Tampines street 61 provided a
huge gap for good wind flow.
3. Spacing towards
Tampines Green Ridge will be more than 55m.
Wider space will allow ample space to breath.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 326 and 320 are
both next to open staircase which means these staircases can be accessed by
strangers at any other time.
6. Water tank will be located right above unit 322 and 320.
Chances of water leakage on top floor units are high due to wear and tear and occasionally
poor workmanship based on recorded complaint and tender for maintenance.
Block 608C
North facing stack: 344,
346, 332, 334
1. All units facing
north will have exposure to west sun only 1 quarter of the year. 344 will have
master bedroom exposed to west sun at least 3 quarters of the year. If you are
doing your own laundry and need sunshine to dry clothing, 344 will be the best
option while others you have to go for at least top 4 floors.
2. Wind from N-NE should
be tough for all except 334 as most of the potential will be blocked by block 609C.
344 and 334 will enjoy wind from south to yard, kitchen and bath area.
3. Spacing to block 609C
will be at least 25m for 344 and 346 while 40m for 332 and 334. Wider space
will allow ample space to breath.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 332 will have the furthest
distance to the lift lobby which is about 40m walk.
6. 332 is being priced
higher than 334. While 332 is good for privacy, the master bedroom will have to
live with 25% view to the east blocked by 346 (you can verify this via
personalized view, email me for more info). While 334 will have unblocked view.
7. Water tank will be located right above unit 344 and 346.
Chances of water leakage on top floor units are high due to wear and tear and occasionally
poor workmanship based on recorded complaint and tender for maintenance.
South facing stack: 338,
336 (3-rm buyer please email me)
1. All units facing
south will have exposure to west sun on 3 quarters of the year. If you are
doing your own laundry and need sunshine to dry clothing you have to go for at
least top 4 floors.
2. Wind should be
ample for all from south from May to October as Tampines street 61 provided a
huge gap for good wind flow.
3. Spacing towards
Tampines Green Ridge will be more than 55m. Wider space will allow ample space
to breath.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 336 located next to
open staircase which means these staircases can be accessed by strangers at any
other time.
Block 609A
North facing stack: 352,
354, 356, 358
1. All units facing
north will have exposure to west sun only 1 quarter of the year. 352 will have
master bedroom exposed to west sun all year round. If you are doing your own
laundry and need sunshine to dry clothing, 352 will be the best with at least 2
quarters exposed to west sun while the rest you have to go for at least top 4
floors.
2. Wind from N-NE should
be good for 352 and 354 while the rest should enjoy minimal wind from N-NE due
to wide spacing to block 610C. This will happen from October to May based on
2014 record.
3. Spacing to block
610C will be at least 60m for 354, 356 and 358 while 352 will enjoy infinite
space to north. Wider space will allow ample space to breath.
4. Lift ratio is at
1:54 still within the maximum comfort level of 1 lift serving 60 units.
5. 352 and 354 are
both similarly priced and considered the most expensive stacks for 4-rm. I have
to agree that higher floors for 352 will have the best in terms of view and
space towards north while have to live with the fact that the master bedroom
facing hot west sun all year round. Staircase next to yard will limit sun
exposure to the yard to most 3 quarters of a year.
6. 352 and 358 are
both next to open staircase which means these staircases can be accessed by
strangers at any other time.
7. Water tank will be located right above 352 and 354.
Chances of water leakage on top floor units are high due to wear and tear and occasionally
poor workmanship based on recorded complaint and tender for maintenance.
South facing stack: 350,
348, 362, 360
1. All units facing
south will have exposure to west sun at least 3 quarters of the year. 350 will
have master bedroom exposed to west sun all year round while yard area 3
quarters of a year. If you are doing your own laundry and need sunshine to dry
clothing, 350 will be the best while the rest you have to go for at least top 2
floors. 362 will have at least 2 quarters with yard exposed to west sun. (pls
email me if you need to verify which floor of 362 will exposed to west sun)
2. Wind from south
from May to October will be limited by block 608A. Back of the house of 350 may
enjoy wind from N-NE.
3. Spacing towards block
608A please refer to block 608A analysis.
4. Lift ratio is at
1:54 still within the maximum comfort level of 1 lift serving 60 units.
5. 362 will have the furthest
distance to the lift lobby which is about 40m walk.
6. 362 and 360 are
both similarly priced. While 362 is good for privacy, the master bedroom will
have to live with 50% view to the west blocked by 348 (you can verify this via
personalized view, email me for more info). While 360 will have unblocked view.
7. Water tank will be located right above Living room of 350
and 348. Chances of water leakage on top floor units are high due to wear and
tear and occasionally poor workmanship based on recorded complaint and tender
for maintenance.
Block 609B
North facing stack: 368,
370, 372, 374
1. All units facing
north will have exposure to west sun only 1 quarter of the year. 368 will have
master bedroom exposed to west sun limited to few top floor units only. If you
are doing your own laundry and need sunshine to dry clothing, you have to go
for at least top few floors.
2. Wind from N-NE should
be good for 368 and 370 and this will be limited to future development towards
the northern plot.
3. Spacing to block
610C and 610B will be at least 60m for 368, 372 and 374 while 370 will enjoy unlimited
space to north until new development to the northern plot being confirmed.
Wider space will allow ample space to breath.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 368 and 370, 372
and 374 are similarly priced and considered the most expensive stacks for 5-rm
and 4-rm. I’m not too agreeable to the pricing though. (you can verify this view
via personalized analysis, email me for more info)
6. 368 and 370 are
both next to open staircase which means these staircases can be accessed by
strangers at any other time.
7. Water tank will be located right above 372 and 374.
Chances of water leakage on top floor units are high due to wear and tear and occasionally
poor workmanship based on recorded complaint and tender for maintenance.
South facing stack: 366,
364, 378, 376
1. All units facing
south will have exposure to west sun at least 3 quarters of the year. 378 will
have master bedroom exposed to west sun all year round while yard area 3
quarters of a year while 366 will have only top units exposed to west sun 3
quarters of a year. If you are doing your own laundry and need sunshine to dry
clothing, 366 will be the best while the rest you have to go for at least top 4
floors. (pls email me if you need to verify which floor of 366 or 378 will
exposed to west sun)
2. Wind from south
from May to October will be limited by block 608B. Back of the house of 376 may
enjoy minimal wind from N-NE.
3. Spacing towards block
608B please refer to block 608B analysis.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 364 will have the furthest
distance to the lift lobby which is about 40m walk.
6. 366 and 364 are
both similarly priced. While 364 is good for privacy, the master bedroom will
have to live with 50% view to the east blocked by 378 (you can verify this via
personalized view, email me for more info). While 366 will have unblocked view.
7. Water tank will be located right above Living room of 378
and 376. Chances of water leakage on top floor units are high due to wear and
tear and occasionally poor workmanship based on recorded complaint and tender
for maintenance.
Block 610C
North facing stack:
472, 474, 460, 462
1. All units facing
north will have exposure to west sun only 1 quarter of the year. 472 will have
master bedroom exposed to west sun all year round. If you are doing your own
laundry and need sunshine to dry clothing, 472 will be the best with at least 3
quarters of a year exposure while the rest you have to go for at least top 4
floors.
2. Wind should be
plenty from N-NE which happen from October to May. This potential will be
limited by future development to the northern plot.
3. Spacing to north is
more than 60m and you get the exact number by having a personalized report! 462
should note that worst case scenario you may have 50% of your unit view cut off
by future development on the northern plot. Wider space will allow ample space
to breath.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 474 will have the
furthest distance to the lift lobby which is about 40m walk.
6. 472 and 474, 460 and 462 are similarly priced
and considered the most expensive stacks for 4-rm and 5-rm. I agree on the
attributes enjoy by 472 and 460 while I have doubts with 474 and 462. (you can
verify this via personalized analysis, email me for more info) 474 is good for
privacy, the master bedroom will have to live with 50% view to the east blocked
by 460 (you can verify this via personalized view, email me for more info).
7. Water tank will be located right above Living room of 460
and 462. Chances of water leakage on top floor units are high due to wear and
tear and occasionally poor workmanship based on recorded complaint and tender
for maintenance.
South facing stack:
470, 468, 466, 464
1. All units facing
south will have exposure to west sun at least 3 quarters of the year. 470 will
have master bedroom exposed to west sun all year round. If you are doing your
own laundry and need sunshine to dry clothing, 470 will be the best with at
least 3 quarters of a year exposure while the rest you have to go for at least
top 4 floors.
2. Wind should be minimal
for all from south though the wide spacing towards block 609A and 609B, I would
expect most of this potential have been filtered or blocked by 609A, 609B, 608A
and 608B.
3. Spacing towards 609A
and 609B please refer to analysis for 609A and 609B.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 470 and 464 are
both next to open staircase which means these staircases can be accessed by
strangers at any other time.
6. Water tank will be located right above 466 and 464.
Chances of water leakage on top floor units are high due to wear and tear and occasionally
poor workmanship based on recorded complaint and tender for maintenance.
Block 610B
North facing stack: 456,
458, 444, 446
1. All units facing
north will have exposure to west sun only 1 quarter of the year. 456 will have
master bedroom exposed to west sun all year round. If you are doing your own
laundry and need sunshine to dry clothing, 456 and 444 will be the best with at
least 3 quarters of a year exposure while the rest you have to go for at least
top 4 floors.
2. Wind should be
plenty from N-NE which happen from October to May. This potential will be
limited or deem non existence by future development to the northern plot.
3. Spacing to north will
be limited by future development. Based on regulation guideline, it shouldn’t
be less than 20m. Worst case scenario all stacks will have blocks in front in
no less than 20m apart. Wider space will allow ample space to breath.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 444 will have the
furthest distance to the lift lobby which is about 40m walk.
6. 456 and 458, 444 and 446 are similarly
priced. 444 is good for privacy, the master bedroom will have to live with 50%
view to the west blocked by 458 (you can verify this via personalized view,
email me for more info).
7. Water tank will be located right above Living room of 456
and 458. Chances of water leakage on top floor units are high due to wear and
tear and occasionally poor workmanship based on recorded complaint and tender
for maintenance.
South facing stack: 454,
452, 450, 448
1. All units facing
south will have exposure to west sun at least 3 quarters of the year. 454 will
have master bedroom exposed to west sun all year round. If you are doing your
own laundry and need sunshine to dry clothing, 454 will be the best with at
least 3 quarters of a year exposure while the rest you have to go for at least
top 4 floors.
2. Wind should be
minimal for all from south though the wide spacing towards block 609B and 609C,
I would expect most of this potential have been filtered or blocked by 609B,
609C, 608B and 608C.
3. Spacing towards
609A and 609B please refer to analysis for 609A and 609B.
4. Lift ratio is at
1:56 still within the maximum comfort level of 1 lift serving 60 units.
5. 454 and 448 are
both next to open staircase which means these staircases can be accessed by
strangers at any other time.
6. Water tank will be located right above 454 and 452. Chances of water leakage on top floor units are high due to wear and tear and occasionally poor workmanship based on recorded complaint and tender for maintenance.
6. Water tank will be located right above 454 and 452. Chances of water leakage on top floor units are high due to wear and tear and occasionally poor workmanship based on recorded complaint and tender for maintenance.
Copyright © 2015 by chua.soon.ching@hausanalyst.com
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