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 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.
"Throughout the entire selection process, he (hausanalyst) was readily available to answer any of our queries. He (hausanalyst) also made us realised that most of the “older generation” assumptions (ie. west sun direction, high floor and etc) were all wrong. His (hausanalyst) report is also very detailed in a way that it included elements like unit to unit distance, unit to rubbish chute distance, the exact sun shading of the unit, and also a 3D view of the unit of your choice. All these elements are the nitty gritty details where one might disregard when it comes to selection of a unit."
Heat have been a sticky issue lately in Singapore and will continue to do so in the foreseeable future due to climate change as well as rapid urban development and redevelopment activities. So much so that the National Research Foundation of Singapore (NRF) (https://www.ura.gov.sg/Corporate/Resources/Ideas-and-Trends/Beat-the-heat) have funded ‘Cooling Singapore’ initiative, which consist of multi-institutional initiative led by Singapore-ETH Centre (SEC), NUS, SMART and TUM CREATE to look into ways to reduce heat in Singapore since 2017 (https://www.coolingsingapore.sg/). Please take note of the word ‘reduce’ and ‘avoid’.
The higher the unit is, the hotter it will be as hot air rises not just due to higher surface temperature, it’s also due to increase usage of air-con and the hot air emitted from the condenser unit (a.k.a. outdoor unit) will move upward. Thus, affecting the higher units as the building rises and almost all units using air-con. So, the dilemma is always about finding a balance between nice view offered by higher floor and increase heat intake due to the surrounding circumstances. Architectural elements introduce on the building façade may or may not help in reducing the heat intake. Thus, analysis need to be done to ascertain the usefulness of these elements.
Garden Vale @ Tengah is located within the West Region under URA Planning area. Being a new township aims to impress with new planning approaches, Tengah will be more sought after the by the Millennials looking for new and vibrant living condition should the township lives up to its expectation. Based on our early assessment, there will be estimated more than 60% of available 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). We rate the west sun exposure for this development at 1 out of 4.
With the heat being the main culprit, wind has been touted as a saviour or sort. The most visible wind would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. The Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of air pressure in both hemispheres. We have explained this in details to all paid home owners who have engaged us and we are sure the next one will have the same ‘orgh…’ expression! Apart from that, there’s other wind sources as well like local wind, etc. That’s why we have never given a ‘0’ for our wind assessment in our scoring chart. Reason being, the wind intensity may be rather minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap as the pressure in the space before the gap was higher. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed.
Based on recorded prevailing wind data from 2014-2017 which we have consolidated, we estimate up to 26% of the available stacks here should get the most common prevailing wind exposure which happen 1 in 5 during the prevailing season. We define the wind exposure as the wind hitting diagonally on the surface of the external wall of the unit, usually on the façade with the most numbers of windows. While wind maybe much welcome during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the window and some rare case cause seepage due to poor workmanship on window frame. We rate the wind exposure for this development at 2 out of 4.
This development is sited up to 250m diagonally away from the nearest MRT station, Tengah Plantation Station (JE1) which will form part of the new Jurong Region Line estimated to be in use by 2026. In terms of ease of public transportation, 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 for now (as the year goes by, it may lose its appeal due to the increased numbers of MRT stations). 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 987 units with a plot ratio of 2.8. All blocks will have a building height of 7 to 14 levels with no exact details being presented thus far. 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.
Garden Vale @ Tengah is surrounded by upcoming residential precincts, future educational facilities, green strip, future commercial as well as place for worship to the South West of the site. Amenities within a 500m walk (15 mins 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 2 out of 4.
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