sept 2019 bto - punggol point crown

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 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. ​

punggol point crown

We have organised the rating for each attribute bellow into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of more than 250 developments with more than 200,000 units in total (on average, HDB launch 15,000 to 20,000 units per year).

Punggol Point Cove (Southern Precinct)

Punggol Point Woods

Heat have been a sticky issue in Singapore currently and in foreseeable future due to climate change as well as rapid urbanisation 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/).

The best way to reduce heat intake has always been avoiding it in the first place. The understanding of heat intake varies due to geographical location. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) at all cost due to Singapore being located along the equator, which mean closer to the sun than other part of the Earth. Being a tropical climatic country also means that we don’t have 4 seasons and we don’t need the extra warmth from the sun. Sun radiation carries along UV (ultraviolet) and IR (Infrared) wave which is detrimental to the building enclosure as well as the interior spaces and heat up the building a lot faster than the air-con can cool it down.
 
The higher the unit, the hotter it will be as hot air rises. On top of that, increase usage of air-con which contribute to hot air being emitted from the condenser unit (a.k.a. outdoor unit) will also move upward. Thus, affecting the higher units as the building goes up higher with almost all units these days using air-con. So, the challenge is about finding a balance between having nice view with higher floor vs increase heat intake due to height increase. Architectural elements introduced on the building façade may or may not help in reducing the heat intake as the design are standardised throughout the whole development regardless of the effectiveness for it. Therefore, detailed analysis needs to be done to ascertain the effectiveness of these elements.
 
Punggol Point Crown is located within the North East Region under URA Planning area. This development continues the expansion of Punggol Township, which spread to the Northern tip. Based on Master plan 2019, site reserved for residential within this vicinity have been almost fully launched under BTO scheme. From our early assessment, if you are going to go for a 4-room, you will have a 69% chance of getting a hot unit. A 5-room will be worst off at 70% chance of getting a hot unit. A hot unit mean the main façade of the unit having at least 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 for both 4-room and 5-room.

"Engaged Hausanalyst a few days before our appt date as we were still undecided on which unit to pick. Best decision made since it is a huge purchase + time wasn't on our end. Initially we already had in mind of our dream flat + unit however we were uncertain of the pros and cons. Read reviews and chanced upon Hausanalyst. Turns out, on our first meeting, we realised what we had visualized in our minds all along were in actual fact not what it is. Backed by scientific data, we were given a thorough and detailed report, a  model of the entire project and nitty gritty details down  to the direction and exposure of the sun throughout the year at different timings, noise pollution from which areas and wind directions, just to name a few. Even the rubbish chute / water piping and how it functions were explained to us. There and then we knew the money spent weren't in vain. We were shown many aspects of the project which opened up our selections for the unit. On top, having the model enables us to be situated in the desired flat itself with the use of VR, being able to see the view and floor plan of the unit. End up, based on professional advice given, we selected our desired flat. Please do not hesitate to render this service. An amount of money would open up your mind + you ought to know what you're paying for with the huge sum spent. Thank you for your patience and rushing out the report for us! Highly recommended!!"

Mr. Tan Kok Rui | commercial banking | Tampines GreenVines 5-rm 2018

Click on image to view our sample report for 'Most Popular' package.

With the heat being the main culprit, wind has been touted as a saviour or sort. The most visible wind intake 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. Apart from that, there’s other wind sources as well like locally induced wind, sea breeze, 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 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 between two objects. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed. 

At hausanalyst, we have been collecting wind data released by Singapore Meteorological Service since 2014 which was recorded at Changi Airport Station. Based on the data collected, we found a consistency in terms of the frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. Knowing which of these wind directions and when does it happen will greatly help when selecting a unit.
 
Based on recorded prevailing wind data from 2014-2017 which we have analysed, if you were to get a 4-room unit, your chance of getting a prevailing wind will be at 30% while getting a 5-room will put you at a higher range of 57% chance. We define the prevailing wind exposure as the wind hitting diagonally onto the surface of the external wall of the unit, usually the façade with the most numbers of windows. While we welcome wind exposure during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the windows and some instances cause seepage due to poor workmanship on window frame. Read more about prevailing wind exposure here (https://www.hausanalyst.com/bto-analysis/good-housing-prevailing-wind-exposure). We rate the wind exposure for this development at 2 out of 4 for 4-room and 3 out of 4 for 5-room.  

​Using VR to enable part of Tampines GreenGem Group Buy owners to visualize and experience the eventual development in scale 1:1

This development is located up to 300m diagonally away from the future Punggol Coast Station (NE18) which is a new extension of the existing North East Line, estimated to be in use by 2023. Further away, but still within a 400m radius, there is an existing Punggol Point LRT station (PW3) which may not be of much use unless resident op for car lite approach to travel around Punggol town. In terms of ease of public transportation, having a distance of 400m or less from an MRT station is the best possible situation as this coverage is what we considered as the goldmine for now (as year goes by, it may lose its appeal due to the increased numbers of MRT stations). Proximity to LRT station is 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 a total 1,545 units with a plot ratio of 3.6. All blocks will have a building height of 6 to 26 levels with no exact details on which stacks will have the specified height. 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 1 out of 4. 

"When I got the number, I was very upset... felt v ironic... xxx out of 800+? Lucky number but so far ... So, I thought I needed help to choose a better unit that I don't think I'm capable to find... So I'm really relieve you came along... help to decide and aid decision making... and I can confidently tell HDB which unit I want and know it's available... Sooo really glad and thankful!"

​Ms Ann Y | accountant, offshore taxation | Tampines GreenVerge 5-rm 2016
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"It's quite overwhelming at first with all the data partly due to the project size. But thankfully there is ranking page which really helps with the decision...  Happy that it helps us make an informed decision"
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Mr. Chiang | data analyst, banking | Tampines Green Court 5-rm 2017
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"Thanks for the additional info. Never would know this if you (hausanalyst) didn't say. I'm definitely glad to know all the 'hidden' info that we buyers would not know if we ain't in this industry"

Ms. Joanna | banking | Tampines Green Court 4-rm 2017
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Punggol Point Crown will be nearby to land use reserved for Education, Green Corridor, Healthcare as well as the existing Punggol Settlement which is just across New Punggol Road. 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 3 out of 4.

Overall, we rate this development at 11 out of total 20 for 4-room and 12 out of total 20 for 5-room.

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