may 2017 bto - dakota breeze

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 regularly.
3. Analysis was done based on available data at the time of publishing of this review.
4. 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. 

dakota breeze

Location
 
1. The nearest point of this site to Dakota MRT (CC8) starting from 100m diagonally. Developments within a 400m radius from the nearest MRT will be considered premium as planning parameter considered this as walking distance while those further away technically should get price discounts.   
 
2. In terms of location, this site is next to an existing school to the North and sited next to the Geylang River. Across the Geylang River, there’s still a strip of empty land planned for residential development in the near future, which most probably will be within this present Masterplan last updated in 2014 and should last for 5 to 6 years.
 
3. Based on URA Master plan 2014, there will be at least 5 more plots of land for residential housing, which can potentially yield at least 3,500 more units. Knowing the future surrounding plan will allow owners to make an informed decision in terms of future wind flow, future view, breathing space between building, traffic condition, noise pollution potential, noise and air pollution from the immediate construction site, etc. 

"(hausanalyst) is incredible with (their) to-scale 3D models. Those of the entire development helps one visualise the impact of sunlight on the site, (with) detailed (model) of the selected unit (IDs charge for these things!) come with helpful ideas on utilising the space. (The) scoring tables for each individual stack, and the rationale behind the scores are also particularly useful. Will recommend (this) service to home buyers overwhelmed with all the information on selecting a good unit".

Mr. Desmond Koh | Corp. Management | Marsiling Grove 2017

Site Layout
 
1. This site was designed to take advantage of the Geylang River view while maximizing the plot ratio and land use. MSCP was located to the South facing Jalan Dua to reduce potential traffic gridlock when land across Jalan Satu to be developed in the near future.   
 
2. Based on our preliminary analysis, 35% of the units here will have west sun exposure to the front façade (surface where the Living Room and all bedroom’s window being located). Out of the remaining 65%, 32% will have the gable end exposed to direct west sun. Gable end is the external wall of Master Bedroom which has no window but heat does transfer through a material like concrete, though the rate is slower than the glass surface of a window.    
 
3. 42% of the units here overlooking opposite blocks rather than the Geylang River. 21% of the units will have a direct Geylang River view which is within the 50m distance with a viewing angle of at least 100 degrees. (The detail of how a normal human viewing angle work is available in our paid analysis report)
 
4. The plot ratio was controlled at 3.5 which is higher than the surrounding plots of land. Higher plot ratio will result in more population staying within the same development and sharing the same amenities like MSCP (multi storey parking), playground, etc. The surrounding sites are yet to be developed, thus the plot ratio will allow anticipation of how the future site will be developed in terms of building massing, arrangement, building heights, etc.

Unit Layout
 
1. In general, this development has a ‘standard’ 4-rm layout which has options for household shelter to be either next to the kitchen or immediately next to the entrance door. The ‘recess’ part of the Living area will not be pleasant in terms of view out of the Living Room and furniture arrangement.   
 
2. Note that for a normal Living Room, you will need a wall for your TV sets and another wall for sofa set. A TV wall and the sofa set wall which are not similar in terms of length will create inefficiency in terms of space planning in the future. In other words, if the unit that you choose don’t have allowance  for future proper arrangement of furniture, then you will need to spend more to get it right later on with expense of other spaces.       
 
3. Then, the next question is, which is more important? The view which you may hardly have time to enjoy should you work from 9 to 5 or the space which you may enjoy more? Currently, both don’t come hand in hand as something needs to be sacrificed!
 
4. The ‘corner unit’ myth! Many owners still don’t understand the value of cross ventilation when they choose their unit. A ‘corner unit’ means a unit which is always tucked at a corner or the ‘end’ of the block. Usually these units are being arranged in a way that it will create a stagnant air flow, which technically creates a ‘dead zone’ right in front of your door step. This ‘dead zone’ is where air doesn’t circulate freely and thus you will get germs, bacteria, viruses, dust, etc stay there for as long as no clear cross ventilation being induced to clear it.       
 
How to choose the better unit from this development?
 
1. You need to look for a unit which allows reasonable wind flow, not having extra heat into your unit, having a good enough view to allow you to relax after a long day at work, knowing the future plan of your immediate surroundings so there won’t be any pollution while you are leading a healthy lifestyle!
 
2. You will never find 2 units which are being designed and located equally in terms of sun exposure, wind exposure, viewing potential, distance to amenities, etc. Thus, pricing should reflect that and to get the best bargain in this digital age of big data with discreet cherry picking would be utilizing 3D simulation to achieve it.   
 
3. As of Aug 2017, Government Tech Singapore has introduced 3D virtual Singapore which has mapped all the existing building in Singapore. Gov Tech will roll out this technology for inter government usage before being introduced to the general public in near future with no dateline being set. This model will be mostly ‘massing’ model which will not have details like sunshades, fins, etc. which also contribute to sun shading. Apart from that, the ‘massing’ model will only have existing building which is already being built on the site rather than new launches which will take years before completion.

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