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 or www.hausanalyst.com regularly.
3. Analysis was done based on available data at the time of publishing of this review.
4. Please note that animation is for illustration purpose only. Readers are advised to write to us to get accurate data.
5. As each and every unit has it's own attributes, written analysis available here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc. 
Park view but west sun, how to get the best of this situation?
Based on our earlier analysis of estimated 48% will have west sun exposure, we have further refined that figure to 47% after we did an in-depth analysis on the whole development using our inch accurate 3D model. Many would have been wondering which unit to go for? If you want a park view, you may get lots of west sun exposure. We have answers to that since the level of exposure will be different for each stack based on location, building height and the surrounding block's height and this answer is only available from the simulation we did on our inch accurate 3D model. The prevailing wind pattern may or may not help to minimize the west sun impact, but which stack will benefit from it? Tall and big trees will eventually populate the park, maybe you can pray that the big and lush trees will help to minimize the west sun impact? Note that recently fallen big trees have almost become a norm during thunderstorm.
Should you avoid facing Playground? What are the noise disturbance potentials?
Many associate children’s playground with noisy environment, is that true? On the weekdays, children’s usually visits the playground with adult supervision around 4pm-6pm. On weekends, residents may use the facilities from 8am-10am and 4pm-6pm as 10am onwards, most of the children’s playground, adult and elderly fitness station will be exposed to direct noon hot sun and this can be simulated using our 3D model. When we look at this timeline of amenities usage, usually the residents will be either out at work; worst case sleeping through on the weekend, you will only be affected for 2-3 hours. In short, is this situation unbearable?
For noise disturbance potentials, we should instead look into the vehicle moving around and in the development. Based on the area allocated for car parks and HDB norm for car park requirement, we estimated the numbers of car parking will be at least 1,400-1,500. With this amount of car parking, 7 entry and exit point have been allocated in this development. 2 levels of car parking will be allocated to the Southern part of this development, while only 1 level at the Northern part of this development. To allow natural ventilation in this car park area, larger void spaces have been designed to accommodate this requirement, thus contribute to potential noise disturbance from moving vehicles in the parking area below. Apart from the void area, the estimated 1,400-1,500 vehicles will disperse via 2 ingress/ egress points connecting Tampines North Drive and 1 ingress/ egress point connecting Tampines Street 62. Note that these 2 roads also serve other Tampines North developments, thus the amount of vehicle movement will contribute to future noise disturbance along the primary access road and service road.
What is PPVC and what is the implication in terms of pricing, construction and future renovation?
The attached info graphic bellow will give you a better understanding of what is PPVC is about.
Here's what some of our Tampines owners have to say about our paid analysis Based on our earlier analysis of estimated 48% will have west sun exposure, we have further refined that figure to 47% after we did an in-depth analysis on the whole development using our inch accurate 3D model. Many would have been wondering which unit to go for? If you want a park view, you may get lots of west sun exposure. We have answers to that since the level of exposure will be different for each stack based on location, building height and the surrounding block's height and this answer is only available from the simulation we did on our inch accurate 3D model. The prevailing wind pattern may or may not help to minimize the west sun impact, but which stack will benefit from it? Tall and big trees will eventually populate the park, maybe you can pray that the big and lush trees will help to minimize the west sun impact? Note that recently fallen big trees have almost become a norm during thunderstorm.
Should you avoid facing Playground? What are the noise disturbance potentials?
Many associate children’s playground with noisy environment, is that true? On the weekdays, children’s usually visits the playground with adult supervision around 4pm-6pm. On weekends, residents may use the facilities from 8am-10am and 4pm-6pm as 10am onwards, most of the children’s playground, adult and elderly fitness station will be exposed to direct noon hot sun and this can be simulated using our 3D model. When we look at this timeline of amenities usage, usually the residents will be either out at work; worst case sleeping through on the weekend, you will only be affected for 2-3 hours. In short, is this situation unbearable?
For noise disturbance potentials, we should instead look into the vehicle moving around and in the development. Based on the area allocated for car parks and HDB norm for car park requirement, we estimated the numbers of car parking will be at least 1,400-1,500. With this amount of car parking, 7 entry and exit point have been allocated in this development. 2 levels of car parking will be allocated to the Southern part of this development, while only 1 level at the Northern part of this development. To allow natural ventilation in this car park area, larger void spaces have been designed to accommodate this requirement, thus contribute to potential noise disturbance from moving vehicles in the parking area below. Apart from the void area, the estimated 1,400-1,500 vehicles will disperse via 2 ingress/ egress points connecting Tampines North Drive and 1 ingress/ egress point connecting Tampines Street 62. Note that these 2 roads also serve other Tampines North developments, thus the amount of vehicle movement will contribute to future noise disturbance along the primary access road and service road.
What is PPVC and what is the implication in terms of pricing, construction and future renovation?
The attached info graphic bellow will give you a better understanding of what is PPVC is about.
Infographic by Straits Times
Since each module will not be larger 3.4m (width) x 4.5m (height) due to LTA transportation guideline and existing trailer size constrains, each residential unit will be sliced into few pieces (modules) and piece it together on site. The implication would be the joining part between these different pieces (modules) where water tightness and allowance for joining tolerance will be critical, meaning leakage or crack may happen if not planned and executed well.
Most of future homeowners by now would have noticed that there won’t be an optional scheme for 3-room, 4-room and 5-room as compared to previous BTO. The reason being, most of the work will be executed at the factory itself due to economy of scale and maximizing output. For future renovation, homeowners will need a very skillful renovation contractor to do any future renovation work (as per BCA advice) due to PPVC construction methodology. Meaning the renovation contractor need to understand how the unit modules being assembled and where are the connecting points before carrying out the work. With PPVC, renovation work for the 1st home owner will be limited to false ceiling (if needed), carpentry work and lightings which will be more controlled and present less an issue.
When it comes to pricing, it was announced that the price for PPVC construction will be more expensive as compared to current conventional way of construction due to cheaper labor cost that Singapore still enjoy. To find out how much this cost estimated will be, we have done an analysis for 4-room and 5-room to compare against Tampines GreenVerge (Aug 2016) and GreenWeave (May 2015). After deducting the optional scheme cost for Tampines GreenCourt (based on previous BTO OCS price) to even the comparison with the 2 previous BTO, we still detect a price premium of S$20,000 to S$30,000 for 4-room at Tampines GreenCourt. This price premium may include price increment due to locality maturity, meaning the later development will have an upward price adjustment. For 5-room, the price disparity is a lot greater (note: we only share price analysis in our ‘Premium’ package).
What is PWCS? How does it work and what is the current issue in the market?
Read it here and here
Most of future homeowners by now would have noticed that there won’t be an optional scheme for 3-room, 4-room and 5-room as compared to previous BTO. The reason being, most of the work will be executed at the factory itself due to economy of scale and maximizing output. For future renovation, homeowners will need a very skillful renovation contractor to do any future renovation work (as per BCA advice) due to PPVC construction methodology. Meaning the renovation contractor need to understand how the unit modules being assembled and where are the connecting points before carrying out the work. With PPVC, renovation work for the 1st home owner will be limited to false ceiling (if needed), carpentry work and lightings which will be more controlled and present less an issue.
When it comes to pricing, it was announced that the price for PPVC construction will be more expensive as compared to current conventional way of construction due to cheaper labor cost that Singapore still enjoy. To find out how much this cost estimated will be, we have done an analysis for 4-room and 5-room to compare against Tampines GreenVerge (Aug 2016) and GreenWeave (May 2015). After deducting the optional scheme cost for Tampines GreenCourt (based on previous BTO OCS price) to even the comparison with the 2 previous BTO, we still detect a price premium of S$20,000 to S$30,000 for 4-room at Tampines GreenCourt. This price premium may include price increment due to locality maturity, meaning the later development will have an upward price adjustment. For 5-room, the price disparity is a lot greater (note: we only share price analysis in our ‘Premium’ package).
What is PWCS? How does it work and what is the current issue in the market?
Read it here and here
Email us at : info@hausanalyst.com
"It's quite overwhelming at first with all the data partly due to the project size. But thankfully there is ranking page which really helps with the decision. Happy that it helps us make an informed decision"
Mr Chiang (analyst, banking) Tampines GreenCourt
"Engage you (hausnalayst) will be better in choosing unit"
Mr R.Tan (sales) Tampines GreenCourt
"I am on HWZ and also bto forums.. googled and saw your 3d illustrations so we tot it was nice to have a report"
Mdm C. Liew | Tampines GreenCourt
In our paid analysis, we will have at least 7 attributes to look into for this development to check and ascertain which unit will have better attributes or should you have preferred unit in mind, what is the pro and cons which you need to consider and understand. We will analyze every stack and provide a written analysis for our ‘Standard’ package (up to 50% of the same room type) and ‘Premium’ (all the stacks for the same room type) package, then summarized these findings in an easy to digest score chart to allow easy reference when choosing a unit.
In our paid analysis, we will cover in written analysis and score (not limited to the following):
1. lift ratio - what is the best lift ratio to avoid the common break down, which has been in the limelight recently in BTO developments?
2. distance between building (facade to facade) - what is the recommended distance to allow for privacy, etc? You can even get to 'feel' the distance in our 3D model through different simulation.
3. distance to lift lobby - living in a non landed property includes horizontal and lift or staircase assisted vertical travelling distance, meaning when you calculate distance to any amenity, you still need to include the distance from your unit to the lift lobby.
4. wind exposure - while wind exposure may change due to surrounding developments and local weather pattern, the prevailing wind will maintain throughout unless the world weather pattern gone through extreme changes.
5. west sun exposure - our model is capable to analyse sun exposure 24-7 and 365 days in a year. Our analysis is based on standard norm which has been practiced in the industry.
6. viewing angle - a normal human will have a 120 degree horizontal viewing angle. We have a different assessment base on different viewing coverage. Through our model, you will get an almost real time view year before you were handed your keys to your unit. You can even explore vertical view and explore the development surrounding through our 3D model.
7. noise disturbance - knowing the noise source will be the most important factor in knowing if your unit will be exposed to extensive noise disturbance. The source of disturbance may tie up to different attributes which we will explain in detail based on development.
Email us at : info@hausanalyst.com
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