NOV BTO 2018 - PLANTATION GROVE

NOV BTO 2018 - Plantation Grove

We have been receiving frequent request to analyse new BTO launches to allow potential home buyers to assess whether they would like to register for the project rather than being ‘forced’ to choose a unit from the project which they found out that they don’t really like it later on. Thus, we have worked on a systematic way to analyse a development from the macro aspect like anticipated west sun exposure, anticipated wind exposure, density/ total numbers of units, surrounding development (current and future), MRT/LRT proximity and other information which you will never get from any other online or offline sources.

To create a systematic way to analyse a development and based on the collected attributes described above, we have organised 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 description will be made available to paid subscribers who wish to understand the in-depth analysis and how we can help homeowners assess their risk before they invest 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 more than 234 developments with more than 165,000 units in total (on average, HDB only launch 16,000 to 20,000 units per year).

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. 

1. Tengah Plantation Grove is the first development to be launched within new Tengah township. As of today, a total of 8 plots have been tendered for design development and to be launched in due time (4 from plantation district and another 4 from garden district). Based on our stage 1 assessment, there will be estimated up to 55% of stacks having 3pm west sun exposure of 3 months and above (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm, design detail will render different outcome). As heat from the sun exposure transmit through wall and glass surface, higher exposure will translate to higher indoor temperature (this will require higher energy demand for cooling, thus more energy consumption) as well as affecting the lifespan of the interior furniture, fittings and finishes (floor, wall, ceiling, etc). We rate the west sun exposure for this development at 1 out of 4.

2. Based on recorded wind pattern data from the year 2017, we anticipate only up to 28% of the stacks here will get either 1 of the prevailing wind exposures either from North East, North to North West, South or South to South West. Future development to the North East, North West as well as South West may reduce this potential. Prevailing wind exposure will allow the unit a good cross ventilation and allow higher air change of 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 2 out of 4. 

3. This development is sited almost next to the nearest MRT station which is Tengah Plantation Station (JE1) of the future Jurong Region Line. 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.

4. This development consists of up to a total of 1,620 units with a plot ratio 2.8. Overall building height has been kept at a range of 8 to 14 habitable 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 within the development, more residents sharing the same amenities, etc. More residents utilising the same amenities will contribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 1 out of 4. 

5. Plantation Grove is mainly surrounded by residential and green area with proximity (within 500m) to site reserved for utility. There will be plenty of educational facilities around this development to cater for future resident’s needs. Huge commercial area with residential component will be available next to this development. 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, utility, 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 11 out of total 20.

Before you decide to give a go for this project

​1. What is Jurong Region Line and how will it affect you in terms of design and construction?

2. How will the delayed HSR impact your investment?
3. What is district cooling (which will be use in this development) and how will it impact the home owner?
4. What is PWCS and what is the impact on your future investment?
5. How does the development phasing being planned and what is the pro and con of going for this development? We will advice readers who engaged us discreetly on which other development have been planned.
6. What is the development potential in terms of pricing compare to Bukit Batok which is just next door? Bidadari township pricing movement may help to shed some light. 

How we can help you?

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