aug 2017 bto - west scape @ bukit batok

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. 
   

west scape@bukit batok

Location
 
1. The nearest point of this site to Bukit Gombak MRT (NS3) starting from 1km diagonally. Buying into this development won’t be about convenient to any MRT as the distance has shown it. Instead, it will be what the future vehicular planning of Tengah Masterplan will bring to this development which will make a different. In the Tengah masterplan, there will be a ‘mobility corridor’ connecting this site to the Jurong Innovation Centre and this could be the autonomous vehicle program.    
 
2. In terms of location, this site is next to the future Tengah Masterplan. Technically, Tengah township is just across Bukit Batok Road and this development may in effect benefit from the Tengah Masterplan future initiative like the ‘Forest Corridor’ which is the green link connecting the North Eastern part of Tengah township.
 
3. Based on draft Masterplan for Tengah township released by HDB, the site immediately across Bukit Batok Road will be reserved for mixed development which consist of commercial and residential component. This mixed development has been planned for a Neighborhood Centre, which was named ‘The Green House’.
 
4. The Neighborhood Centre may take at least 5-10 years to realize as the whole Tengah Masterplan was planned for 20 years time frame.

video cortesy of HDB

"(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 | Marsiling Grove 2017

Site Layout
 
1. This site was designed to maximize the plot ratio of 3.0 while maintaining a height control which is estimated to be at least 70m above mean sea level. The layout doesn’t show a sensible arrangement other than just to maximize the blocks and creating pockets of spaces in between.    
 
2. Based on our preliminary analysis, 52% of the units here will have west sun exposure to the front façade (surface where the Living Room and all bedroom windows being located).    
 
3. 4-rm units have been placed to take advantage of current green space to the east and future green link towards the Tengah township with the introduction of balcony space. With future development of surrounding sites yet to be developed, consideration will be very much on what will happen to these units when those developments take shape.
 
4. The plot ratio was controlled at 3.0 which is similar to 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 site to the east and those at Tengah 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. 5-rm unit in this development shown a better space planning as compare to that of 4-rm. 2 issues may crop up in the future, 1 will be where to place the dining proper as there’s too many options and 2 will be how to manage the wastage space once Living and Dining proper have been decided. 
 
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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