- Readers are advised to use information available here as study guide and use it at your own risk.
- Please note that changes/ update based on available information will be made from time to time, readers are advised to check on this page regularly.
- Analysis was done based on available data at the time of publishing of this review.
- As each and every unit has it's own attributes, analysis shown here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc.
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 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 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).
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Punggol Point Cove will be part of the new Punggol Point District development. The recently announced new Punggol Coast MRT station (NE18) will serve this vicinity. This development was marketed as a waterfront development, yet with limited waterfront frontage. To maximise the exposure, the architect will have to tilt the blocks and thus increase west sun exposure to certain stacks. Based on our stage 1 assessment, there will be estimated 68% of stacks having 3pm west sun exposure of at least 3 hours (note that this assessment is based on units having a standard horizontal shading device of at least 300mm). 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 (based on 3 hours or more of exposure) at 1 out of 4.
Based on recorded prevailing wind pattern data from the year 2017, we anticipate up to 47% 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. Future development to the North may bring about negative impacts to this development (we will explain in depth in our analysis report). 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 2 out of 4.
This development is sited more than 300m away from the nearest MRT station which is the new Punggol Coast Station (NE18). In terms of rail transportation proximity, this development is one of the better and rarer option. For 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 1,172 units with a plot ratio of 4.0. Overall building height varies from 8 to 23 levels. A development size will determine how resources/ amenities within the development being distributed and utilized. 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.
Punggol Point Cove will be surrounded by mainly residential, green area, business park and educational facility (within 500m) as well as 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 3 out of 4.
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 from relevant agencies. Contact us at "firstname.lastname@example.org" 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.
3. Our personalised report will cover stack analysis for general understanding of the development and we will supplement with in depth analysis based on each home owners requirements through communication via apps and email.
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