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.
Prelude
We have been receiving frequent request to analyse new BTO launches to allow potential home buyers to decide whether they would like to register for a project rather than being ‘forced’ to choose a unit from a project which they found out that they don’t really like it. For the past few months, we have been working on a systematic way to analyse a development from the macro aspect like west sun exposure, wind exposure, density/ plot ratio, total numbers of units, surrounding development (current and future), MRT/LRT proximity and other information which you will never get from any other online source.
To create a systematic way to analyse a development and based on the collected attributes described above, we organise the rating for each attribute into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). These attributes scoring description will be made available to paid subscribers who wish to understand the in-depth analysis and how we can help homeowners to assess their risk before they invest their future hard-earned money into one of the largest investment in their life. Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of almost 234 developments comprising 165,000 units in total (on average, HDB only launch 16,000 to 20,000 units per year).
We have been receiving frequent request to analyse new BTO launches to allow potential home buyers to decide whether they would like to register for a project rather than being ‘forced’ to choose a unit from a project which they found out that they don’t really like it. For the past few months, we have been working on a systematic way to analyse a development from the macro aspect like west sun exposure, wind exposure, density/ plot ratio, total numbers of units, surrounding development (current and future), MRT/LRT proximity and other information which you will never get from any other online source.
To create a systematic way to analyse a development and based on the collected attributes described above, we organise the rating for each attribute into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). These attributes scoring description will be made available to paid subscribers who wish to understand the in-depth analysis and how we can help homeowners to assess their risk before they invest their future hard-earned money into one of the largest investment in their life. Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of almost 234 developments comprising 165,000 units in total (on average, HDB only launch 16,000 to 20,000 units per year).
Site Analysis
Teck Whye View is located along the tract of land which has been mostly reserved due to its proximity to the old railway route. With the removal of this railway road, this tract of land will turn into a goldmine overnight with its proximity to most of the readily available amenities. Based on our stage 1 assessment, there will be estimated 42% 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 2 out of 4.
Based on recorded wind pattern data from the year 2017, we anticipate up to 54% 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. Please note that the new railway corridor development will greatly affect the prevailing wind pattern here. 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 3 out of 4.
This development is sited near to the Bukit Panjang MRT station (DT1) and 3 other LRT stations along the Bukit Panjang LRT tract which are within the comfortable 400m radius away. 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 4 out of 4.
This development consists of up to a total of 574 units. Overall building height of 22 levels to as high as 31 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 3 out of 4.
Due to its proximity to the old railway tract, existing amenities were all readily available and within walking distance. 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 3 out of 4.
Overall, we rate this development at 15 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.
Present surrounding condition vs future surrounding condition
When buying a property, knowing the existing surrounding condition will be one of the most important steps in choosing the most suitable development as well as a unit. The surrounding building height, land use, building usage, building form, building proximity to each other, etc will greatly affect the view, prevailing wind penetration, sun shading as well as the side effect created from the said conditions above. An existing surrounding building which is higher than your intended development may block your future view, affecting the local prevailing wind pattern, block the much needed morning sun, funnel foul smell during prevailing wind season, etc. Almost everyone will argue that if the intended development have been built on the site, they will know this by viewing the unit or development itself. The next question will be, will you be there for the whole of 365 days? Will you be there at the right moment to see the ugly side? The answer is no. If you can even get hold of the present and existing situation, what about the future surrounding conditions?
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