To
celebrate this blog page reaching a milestone readership of 1,000,000,
we have decided to give away a 5% discount on all our analysis services
for
the next 2 months (until 15 Nov 2017). Should you have any enquiries or
questions, feel free to drop us an email (info@hausanalyst.com) so we
can help to clarify things up to customise our service to your
personalised needs.
We
have received many enquiries on why the 'Standard' package only covers
50% of the stacks and with this amount, how can they choose or shortlist
their preferred unit/ units? First and foremost, the analysis is to
help you to eventually get a unit which we are proud to share that we
have helped 100% of the paid home owners get their chosen unit based on
unit availability.
Based
on your Q number, we have a very good idea of which 50% of the stack to
choose from, thus this will reduce the amount of information you need
to consume and understand and yet able to choose the preferred unit/
units. We have been very flexible in terms of the amount of information
we share, thus should there be a need to go beyond the 50%, we shall do
it at no extra charge as our main intention is always about helping the
home owners getting their preferred unit while understand what they are
investing in.
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.
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.
Location
1. The nearest point of this site to Dakota
MRT (CC8) starting from 100m diagonally. Developments within a 400m radius from
the nearest MRT will be considered premium as planning parameter considered
this as walking distance while those further away technically should get price discounts.
2. In terms of location, this site is
next to an existing school to the North and sited next to the Geylang River.
Across the Geylang River, there’s still a strip of empty land planned for
residential development in the near future, which most probably will be within
this present Masterplan last updated in 2014 and should last for 5 to 6 years.
3. Based on URA Master plan 2014, there
will be at least 5 more plots of land for residential housing, which can
potentially yield at least 3,500 more units. Knowing the future surrounding
plan will allow owners to make an informed decision in terms of future wind
flow, future view, breathing space between building, traffic condition, noise
pollution potential, noise and air pollution from the immediate construction
site, etc.
Site Layout
1. This site was designed to take
advantage of the Geylang River view while maximizing the plot ratio and land
use. MSCP was located to the South facing Jalan Dua to reduce potential traffic
gridlock when land across Jalan Satu to be developed in the near future.
2. Based on our preliminary analysis, 35%
of the units here will have west sun exposure to the front façade (surface
where the Living Room and all bedroom’s window being located). Out of the
remaining 65%, 32% will have the gable end exposed to direct west sun. Gable
end is the external wall of Master Bedroom which has no window but heat does
transfer through a material like concrete, though the rate is slower than the glass
surface of a window.
3. 42% of the units here overlooking opposite
blocks rather than the Geylang River. 21% of the units will have a direct
Geylang River view which is within the 50m distance with a viewing angle of at
least 100 degrees. (The detail of how a normal human viewing angle work is
available in our paid analysis report)
4. The plot ratio was controlled at 3.5
which is higher than the surrounding plots of land. Higher plot ratio will
result in more population staying within the same development and sharing the
same amenities like MSCP (multi storey parking), playground, etc. The surrounding
sites are yet to be developed, thus the plot ratio will allow anticipation of
how the future site will be developed in terms of building massing,
arrangement, building heights, etc.
Unit Layout
1. In general, this development has a
‘standard’ 4-rm layout which has options for household shelter to be either
next to the kitchen or immediately next to the entrance door. The ‘recess’ part
of the Living area will not be pleasant in terms of view out of the Living Room
and furniture arrangement.
2. Note that for a normal Living Room,
you will need a wall for your TV sets and another wall for sofa set. A TV wall
and the sofa set wall which are not similar in terms of length will create
inefficiency in terms of space planning in the future. In other words, if the
unit that you choose don’t have allowance for future proper arrangement of furniture,
then you will need to spend more to get it right later on with expense of other
spaces.
3. Then, the next question is, which
is more important? The view which you may hardly have time to enjoy should you
work from 9 to 5 or the space which you may enjoy more? Currently, both don’t
come hand in hand as something needs to be sacrificed!
4. The ‘corner unit’ myth! Many owners
still don’t understand the value of cross ventilation when they choose their
unit. A ‘corner unit’ means a unit which is always tucked at a corner or the
‘end’ of the block. Usually these units are being arranged in a way that it
will create a stagnant air flow, which technically creates a ‘dead zone’ right
in front of your door step. This ‘dead zone’ is where air doesn’t circulate
freely and thus you will get germs, bacteria, viruses, dust, etc stay there for
as long as no clear cross ventilation being induced to clear it.
How to choose the better unit from
this development?
1. You need to look for a unit which
allows reasonable wind flow, not having extra heat into your unit, having a
good enough view to allow you to relax after a long day at work, knowing the
future plan of your immediate surroundings so there won’t be any pollution
while you are leading a healthy lifestyle!
2. You will never find 2 units which are
being designed and located equally in terms of sun exposure, wind exposure,
viewing potential, distance to amenities, etc. Thus, pricing should reflect
that and to get the best bargain in this digital age of big data with discreet
cherry picking would be utilizing 3D simulation to achieve it.
3. As of Aug 2017, Government Tech
Singapore has introduced 3D virtual Singapore which has mapped all the existing
building in Singapore (http://www.channelnewsasia.com/news/singapore/3d-digital-model-virtual-singapore-to-launch-next-july-9162154).
Gov Tech will roll out this technology for inter government usage before being
introduced to the general public in near future with no dateline being set.
This model will be mostly ‘massing’ model which will not have details like sunshades,
fins, etc. which also contribute to sun shading. Apart from that, the ‘massing’
model will only have existing building which is already being built on the site
rather than new launches which will take years before completion.
ON DEMAND detailed analysis IS available. details can be found here
Man hour spend to produce on demand analysis
report
1. Drawing and scaling of all floor plans to accuracy of at least 5 cm error margin. (12 hours)
2. Drawing and scaling of all block plans (12
hours) 1. Drawing and scaling of all floor plans to accuracy of at least 5 cm error margin. (12 hours)
3. 3D massing generation for all units (6 hours)
4. Sun analysis for all stacks/ units based on
selected time frame (18 hours)
5. Collection of metadata to translate into chart/
point system (12 hours)
6. Collection of metadata and translate into easy
to understand write up (6 hours)
7. Customized each unique report based on
user's unique requirement (6 hours)
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