1. Readers are advised to use information available here as study guide only and use it at your own risk.
2. Please note that changes/ update based on updated 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 this review being published.
Dakota One is actually the second development within this locality after Dakota Breeze which was launched back in May 2017 doubling the total units in Dakota One. Within this vicinity, there will be 2 more developments set to be launched in the next few years across the ‘Geylang River’. AWP Pte. Ltd. is the designer behind this development. AWP Pte. Ltd. used to be known as Alfred Wong Partnership, which was founded by Architect Alfred Wong since 1950s and considered one of the pioneers in the Singapore modern architecture scene. While this firm was active in the local scene during its early later, much of its track record has been traced to overseas projects since.
Sun Exposure
There’s 5 in 16 chances which you will totally avoid west sun impact (1pm-5pm GMT+8 as a guideline) without having sun shades. To increase your chances of getting a lesser impacted unit, you will need to understand how the sun shades being designed and deployed. Different sun shade sizes, placement, materials will yield different results. The effect of the sun shade’s sizes and placement can be simulated with accurate 3D modelling.
Based on the 5 in 16 chances of avoiding a west sun impact without any simulation, this development came in at a low 13%. Chances is you either get a sauna rated unit or leave out all other attributes and place a strict no west sun impact as your one and only priority. For west sun impact exposure, we rate this development on a scale of 1 out of 4.
Prevailing wind
There’s 1 in 16 chances of having the luxury of facing the prevailing wind, which happens 20% of the days in a year (based on MSS’s wind data recorded at Changi station from 2014-2017). The next best option would be 3 in 16 chances of facing the prevailing wind, which happens at least 10% in a year (excluding the above). Mechanical ventilation like air-conditioning can never replace natural ventilation as mechanical mean is mainly contained (meaning the same air will circulate in the same room), while natural ventilation allows air changes between external (outdoor) and internal (indoor) spaces.
The recent Covid19 pandemic has shown that the best way to keep yourself healthy is to allow natural ventilation by opening your windows. Then again, natural ventilation can only happen if there’s a huge pressure different (meaning indoor space is extremely hot compare to outdoor) OR facing a prevailing wind direction.
Based on the 1 in 16 chances of facing the 20% prevailing wind, this development scored a commendable 42%. This was mainly due to the existing site condition rather than the design. For prevailing wind exposure, we rate this development on a scale of 2 out of 4.
Noise disturbance
The understanding of noise disturbance in Singapore is still lacking though it’s a prevailing issue in recent years especially in the housing estate. NEA has since identified the 3 main noise disturbance sources as Vehicular noise, Construction noise and Industrial noise. On top of these 3 major noise disturbance sources, we have further identified minor noise disturbance source such as activities at the commercial area, social area, car parking area, etc.
As a home owner, you can’t change the noise level drastically, but you can reduce the impact by choosing the right location as well as calculating the distance between the source and your future home.
Base on the 3 major noise pollutants spelled out by NEA as well as our own cumulative observation of the types of noise pollutants, we rate this development on a scale of 1 out of 4.
Based on the 5 in 16 chances of avoiding a west sun impact without any simulation, this development came in at a low 13%. Chances is you either get a sauna rated unit or leave out all other attributes and place a strict no west sun impact as your one and only priority. For west sun impact exposure, we rate this development on a scale of 1 out of 4.
Prevailing wind
There’s 1 in 16 chances of having the luxury of facing the prevailing wind, which happens 20% of the days in a year (based on MSS’s wind data recorded at Changi station from 2014-2017). The next best option would be 3 in 16 chances of facing the prevailing wind, which happens at least 10% in a year (excluding the above). Mechanical ventilation like air-conditioning can never replace natural ventilation as mechanical mean is mainly contained (meaning the same air will circulate in the same room), while natural ventilation allows air changes between external (outdoor) and internal (indoor) spaces.
The recent Covid19 pandemic has shown that the best way to keep yourself healthy is to allow natural ventilation by opening your windows. Then again, natural ventilation can only happen if there’s a huge pressure different (meaning indoor space is extremely hot compare to outdoor) OR facing a prevailing wind direction.
Based on the 1 in 16 chances of facing the 20% prevailing wind, this development scored a commendable 42%. This was mainly due to the existing site condition rather than the design. For prevailing wind exposure, we rate this development on a scale of 2 out of 4.
Noise disturbance
The understanding of noise disturbance in Singapore is still lacking though it’s a prevailing issue in recent years especially in the housing estate. NEA has since identified the 3 main noise disturbance sources as Vehicular noise, Construction noise and Industrial noise. On top of these 3 major noise disturbance sources, we have further identified minor noise disturbance source such as activities at the commercial area, social area, car parking area, etc.
As a home owner, you can’t change the noise level drastically, but you can reduce the impact by choosing the right location as well as calculating the distance between the source and your future home.
Base on the 3 major noise pollutants spelled out by NEA as well as our own cumulative observation of the types of noise pollutants, we rate this development on a scale of 1 out of 4.
Building distance
In 2010, URA introduced an industry guide to control the building length to prevent ‘wall-like’ developments. This guideline is mainly to control the distance between the side of 2 buildings rather than the distance between 2 buildings facing each other to break a ‘wall-like’ building blocks. HDB does have an internal guideline to dictate the distance between building facing each other, but it’s not a regulation per se. To maintain a balance between livability and the economy of property development (as a strict control on a single parameter will affect the other parameters like achieving the plot ratio with or without air space control, MSCP vs basement parking to free up more space for building spacing but increase development cost, etc), we have a more stringent rating system to evaluate the building distance to provide ample privacy as well as to avoid claustrophobic spaces when it came to the super highrise building.
Based on our in-house guideline on building spacing, we rate this development on a scale of 1 out of 4.
Viewing angle
To further enhance the livability standard, we have added another layer of attribute on top of the building distance, which is the viewing angle. The proposed viewing angle took into account the human eye’s coverage as well as the distance one can see things and identify objects at around 1m height objectively. This attribute will filter situation whereby you have distance between 2 buildings which is rather comfortable, but somehow half of the view has been effectively blocked by the building in front of you. Though there's a comfortable distance between the 2 buildings but your view is limited to viewing the opposite block.
On top of the scenario above which reflects a less desirable outcome, we have further included parameters which reduce the scoring should the unit facing roads, future construction/ obstruction, detention pond, non-natural tributary (big drain), etc.
Based on our in-house guideline on viewing angle, we rate this development on a scale of 1 out of 4.
Overall, we rate this development on a scale of 6 out of 20. We understand that it’s unfair to judge the project quality base on the noise impact since most will be affected by either vehicular or construction noise disturbance.
Therefore, we also rate this development on a scale of 5 out of 16 which exclude the noise attribute.
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