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.
We have added additional 2 layers of realism to our inch accurate model! We are starting this with #UbiGrove. We are adding the landscape component (taken from HDB model) to bring future home owners closer to the exact environment (should the landscape design not being changed) they will experience years before they get their key to the unit or even before they decided to get a unit from this development. The other component will be the building element colours (as shown in HDB model).
As we have demonstrated to most of our previous home owners, you can explore our model by going into VR mode and enter every single unit and view out through every single pane of window in the model to view your surrounding 'real time'! Email us at "info@hausanalyst.com" for more information or visit our pricing/feedback/FAQ page here: http://www.hausanalyst.com/pricing.html #ubigrove #tampinesgreenfoliage #tampinesgreendew #kimkeatbeacon#tampinesgreenvines #fernvaledew
Post-3D model and pricing released analysis (updated 5/5/2018)
1. There are up to 89 stacks of 4-rm unit in this development with a total unit of 993. Based on pricing released, 57 out of the total 89 stacks will have the same stack pricing, meaning every level in these 57 stacks will reflect the same pricing. This translates to 64% of the total 4-rm stacks available. In short, units at every level in all these 57 stacks supposed to be the same in terms of attributes to command the same pricing allocation. Common sense will tell you that there's no such thing as 2 different units will have the same attributes as even a twin brother will have a different personality. Based on our analysis, which includes exposure to west sun, prevailing wind, view coverage, etc., these pricing will present a good opportunity for cherry picking in a mispricing scenario. A unit with good attributes with the same pricing as compare to another unit with lesser or no good attributes surely will be a great bargain. The question will be which one will it be?
2. To a novice, end lot or corner unit seems to be a bargain as recommended or shared by many without a technical understanding of the details and the implications. In this development, you will get to see many of these end lot unit will not have the intended privacy at all! How can you have privacy (or so they say) when the moment you open up your main entrance door, you will be looking at the crowd waiting at the lift lobby? The main entrance door also serves as the major opening on one end of the unit (the other end is where all the windows lining up the bedrooms and living room) to allow natural cross ventilation to happen. To shut the main entrance door at all time will not help to naturally ventilate the unit.
Apart from having a main entrance door opening up to lift lobby, there's also stacks which are located next to the lift core. For new development, the issue of noise from the constant movement of the lift cars may not be so obvious should the lift being well maintained.
3. Based on our detailed analysis of west sun exposure, 48% of the 4-rm stacks will have at least 5 months of west sun exposure in a year. The month in which this exposure happens will depend on which direction the stacks are facing. Should this (west sun exposure) overlap with the anticipated prevailing wind, then it will bring a much needed relief in terms of reducing the heat intake during the 'hot' months. To understand which stacks will benefit or suffer from the extra heat, our detailed 3D model will analyse the results based on Geo-referencing (analysis is done based on the exact location of this development on the earth).
Visit our page here to continue reading the extended version of our post 3D review above.
1. There are up to 89 stacks of 4-rm unit in this development with a total unit of 993. Based on pricing released, 57 out of the total 89 stacks will have the same stack pricing, meaning every level in these 57 stacks will reflect the same pricing. This translates to 64% of the total 4-rm stacks available. In short, units at every level in all these 57 stacks supposed to be the same in terms of attributes to command the same pricing allocation. Common sense will tell you that there's no such thing as 2 different units will have the same attributes as even a twin brother will have a different personality. Based on our analysis, which includes exposure to west sun, prevailing wind, view coverage, etc., these pricing will present a good opportunity for cherry picking in a mispricing scenario. A unit with good attributes with the same pricing as compare to another unit with lesser or no good attributes surely will be a great bargain. The question will be which one will it be?
2. To a novice, end lot or corner unit seems to be a bargain as recommended or shared by many without a technical understanding of the details and the implications. In this development, you will get to see many of these end lot unit will not have the intended privacy at all! How can you have privacy (or so they say) when the moment you open up your main entrance door, you will be looking at the crowd waiting at the lift lobby? The main entrance door also serves as the major opening on one end of the unit (the other end is where all the windows lining up the bedrooms and living room) to allow natural cross ventilation to happen. To shut the main entrance door at all time will not help to naturally ventilate the unit.
Apart from having a main entrance door opening up to lift lobby, there's also stacks which are located next to the lift core. For new development, the issue of noise from the constant movement of the lift cars may not be so obvious should the lift being well maintained.
3. Based on our detailed analysis of west sun exposure, 48% of the 4-rm stacks will have at least 5 months of west sun exposure in a year. The month in which this exposure happens will depend on which direction the stacks are facing. Should this (west sun exposure) overlap with the anticipated prevailing wind, then it will bring a much needed relief in terms of reducing the heat intake during the 'hot' months. To understand which stacks will benefit or suffer from the extra heat, our detailed 3D model will analyse the results based on Geo-referencing (analysis is done based on the exact location of this development on the earth).
Visit our page here to continue reading the extended version of our post 3D review above.
Site Analysis
Ubi Grove is considered an urban infill development which generally utilise reserved residential land in urban area to meet increasing demand. Based on our stage 1 assessment, there will be estimated 53% of stacks having 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). Higher percentage of west sun exposed units will translate to higher risk of getting one should your queue number reaches half way point. We rate the west sun exposure for this development at 1 out of 4.
Based on recorded wind pattern data from the year 2016, we anticipate only up to 23% of the stacks here will get either 1 of the prevailing wind exposure either from North East, North to North West, South or South to South West. Prevailing wind exposure will allow the unit a good cross ventilation and allow healthier internal living space. Prevailing wind exposure is best facing the main façade where all the windows of Living and Bedrooms are facing. We rate the wind exposure for this development at 1 out of 4.
This development is sited next to the Ubi MRT station (DT27) and the furthest end of this development is still within the comfortable 400m radius distance from the same station. In terms of transportation proximity, having a distance of 400m or less from an MRT station will be the best possible scenario as this coverage is what we considered as the gold mine. Proximity to LRT station will not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 3 out of 4.
This development consists of up to a total of 1,193 units with a plot ratio 2.8. Overall building height has been kept at no more than 15 levels and mostly at 12 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 2 out of 4.
Ubi Grove is almost surrounded by industrial area to the North comprising of land usage for Business 1 and Business 2. To the South East of this site, there are 2 schools which are a primary and secondary school. Flanked by 2 MSCP (multi storey car park) of this development will sit a place for worship. Amenities within a 500m walk from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to relax and exercise. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 1 out of 4.
Overall, we rate this development at 8 out of total 20.
Note
1. Overall rating doesn't translate to all units within the development being classified as such. A lower rating will imply it will be more difficult to cherry pick a unit.
2. The above assessment only covers the present situation with available information by relevant agencies. Contact us at "info@hausanalyst.com" to understand the in depth analysis to choose a unit by understanding not just the present, but also the anticipated future changes in the surrounding area.
How our analysis can help you make a better decision
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.
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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