hausanalyst | 良い家選択
  • home
  • pricing
  • BTO

may 2017 bto - dakota breeze

9/6/2017

0 Comments

 
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

Picture
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.
Picture
Picture
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.

Copyright © 2017 by chua.soon.ching@hausanalyst.com
All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication.
0 Comments
<<Previous
    Picture

    Author

    An architect with 2 bachelor degrees. 15 years of industry related experience in Singapore, China and Malaysia. Designed for more than 10,000 units of completed residential property in Singapore, China and Malaysia including landed and non-landed alike. Designed for residential, healthcare, industrial and transportation oriented development (Finalist at World Architectural Festival 2014, Master planning; Won Singapore Institute of Planners Best Urban Design Project 2013). Completed projects including 1,010 units Punggol Topaz, Singapore, 2,290 units of landed and high-rise residential development in Xian, China, 4,236 units of high-rise residential development in Shenyang, China, 3,595 units of high-rise residential development in Chengdu, China and many more. 

    Archives

    November 2022
    August 2022
    May 2022
    February 2022
    December 2021
    November 2021
    August 2021
    May 2021
    February 2021
    November 2020
    August 2020
    February 2020
    November 2019
    September 2019
    July 2019
    June 2019
    May 2019
    February 2019
    November 2018
    August 2018
    July 2018
    June 2018
    May 2018
    March 2018
    November 2017
    September 2017
    August 2017
    June 2017
    March 2017
    February 2017
    January 2017
    September 2016
    August 2016

    Categories

    All
    2016
    2016 02(Feb) BTO
    2016 05(May) BTO
    2016 08(Aug) BTO
    2016 11(Nov) BTO
    2017
    2017 02(Feb) BTO
    2017 05(May) BTO
    2017 08(Aug) BTO
    2017 11(Nov) BTO
    2018
    2018 02(Feb) BTO
    2018 05(May) BTO
    2018 08(Aug) BTO
    2018 11(Nov) BTO
    2019
    2019 02(Feb) BTO
    2019 05(May) BTO
    2019 09(Sept) BTO
    2019 11(Nov) BTO
    2020
    2020 02(Feb) BTO
    2020 08(Aug) BTO
    2020 11(Nov) BTO
    2021
    2021 02(Feb) BTO
    2021 05(May) BTO
    2021 08(AUG) BTO
    2021 11(Nov) BTO
    2022
    2022 02(Feb) BTO
    2022 05(May) BTO
    2022 08(Aug) BTO
    2022 11(Nov) BTO
    BTO - Alexandra Vale
    BTO - Alkaff Breeze
    BTO - Alkaff Oasis
    BTO - Ang Mo Kio Court
    BTO - Bartley Beacon
    BTO - Bartley GreenRise
    BTO - Bishan Ridges
    BTO - Bishan Towers
    BTO - Buangkok Woods
    BTO - Bukit Merah Ridge
    BTO - Canberra Vista
    BTO - Casa Spring@Yishun
    BTO - Central Weave@AMK
    BTO - Champions Bliss
    BTO - Champions Green
    BTO - Costa Grove
    BTO - Dakota Breeze
    BTO - Dakota One
    BTO - EastCreek@Canberra
    BTO - EastDelta@Canberra
    BTO - Eunos Court
    BTO - Fernvale Dew
    BTO - Garden Bloom@Tengah
    BTO - GardenCourt @ Tengah
    BTO - GardenTerrace @ Tengah
    BTO - Garden Vale@Tengah
    BTO - Garden Vines@Tengah
    BTO - Havelock Hillside
    BTO - Hougang Citrine
    BTO - Kallang Breeze
    BTO - Kallang Residences
    BTO - Keat Hong Verge
    BTO - Kebun Baru Edge
    BTO - Kempas Residences
    BTO - Kim Keat Beacon
    BTO - Kim Keat Ripples
    BTO - Kovan Wellspring
    BTO - Macpherson Weave
    BTO - McNair Heights
    BTO - NorthShore Cove
    BTO - Northshore Edge
    BTO - Parc Clover @ Tengah
    BTO - ParcFlora@Tengah
    BTO - Parc Glen @ Tengah
    BTO - ParcResidences@Tengah
    BTO - ParcWoods@Tengah
    BTO - ParkEdge@Bidadari
    BTO - ParkView @ Bidadari
    BTO - Plantation Acres
    BTO - Plantation Creek
    BTO - Plantation Grange
    BTO - Plantation Grove
    BTO - Plantation Village
    BTO - Punggol Point Cove
    BTO - Punggol Point Crown
    BTO - Punggol Point Woods
    BTO - Queen's Arc
    BTO - River Peaks I & II
    BTO - Senja Heights
    BTO - Senja Ridges
    BTO - Senja Valley
    BTO - Tampines GreenBloom
    BTO - Tampines GreenCourt
    BTO - Tampines GreenCrest
    BTO - Tampines Green Dew
    BTO - Tampines GreenEmerald
    BTO - Tampines GreenFlora
    BTO - Tampines GreenFoliage
    BTO - Tampines GreenGem
    BTO - Tampines GreenGlade
    BTO - Tampines GreenGlen
    BTO - Tampines GreenJade
    BTO - Tampines GreenOpal
    BTO - Tampines GreenQuartz
    BTO - Tampines GreenSpring
    BTO - Tampines GreenVerge
    BTO - Tampines GreenView
    BTO - Tampines GreenVines
    BTO - Tanjong Tree Residences
    BTO - Teck Whye View
    BTO - Toa Payoh Ridge
    BTO - Towner Crest
    BTO - Ubi Grrove
    BTO - Ulu Pandan Banks
    BTO - UrbanVille@Woodlands
    BTO - ValleySpring@Yishun
    BTO - Waterway Sunrise I
    BTO - Waterway Sunrise II
    BTO - West Hill@Bukit Batok
    BTO - West Scape@Bukit Batok
    BTO - Woodgrove Ascent
    BTO - Woodleigh Glen
    BTO - Woodleigh HillSide
    BTO - Woodleigh Village
    BTO - Yio Chu Kang Beacon
    GOOD HOUSING

    RSS Feed

please share
© 2O2O www.hausanalyst.com | ​All rights reserved
  • home
  • pricing
  • BTO