feb 2018 BTO - ubi grove

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. ​​

ubi grove

Post 3D model detailed analysis

1. There are up to 89 stacks of 4-rm unit in this development with a total unit of 993. Based on pricing released, 57 out of the total 89 stacks will have the same stack pricing, meaning every level in these 57 stacks will reflect the same pricing. This translates to 64% of the total 4-rm stacks available. In short, units at every level in all these 57 stacks supposed to be the same in terms of attributes to command the same pricing allocation. Common sense will tell you that there's no such thing as 2 different units will have the same attributes as even a twin brother will have a different personality. Based on our analysis, which includes exposure to west sun, prevailing wind, view coverage, etc., these pricing will present a good opportunity for cherry picking in a mispricing scenario. A unit with good attributes with the same pricing as compare to another unit with lesser or no good attributes surely will be a great bargain. The question will be which one will it be?

2. To a novice, end lot or corner unit seems to be a bargain as recommended or shared by many without a technical understanding of the details and the implications. In this development, you will get to see many of these end lot unit will not have the intended privacy at all! How can you have privacy (or so they say) when the moment you open up your main entrance door, you will be looking at the crowd waiting at the lift lobby? The main entrance door also serves as the major opening on one end of the unit (the other end is where all the windows lining up the bedrooms and living room) to allow natural cross ventilation to happen. To shut the main entrance door at all time will not help to naturally ventilate the unit.

Apart from having the main entrance door opening up to lift lobby, there's also stacks which are located next to the lift core. For new development, the issue of noise from the constant movement of the lift cars may not be so obvious should the lift being well maintained.  

3. Based on our detailed analysis of west sun exposure, 48% of the 4-rm stacks will have at least 5 months of west sun exposure in a year. The month in which this exposure happens will depend on which direction the stacks are facing. Should this (west sun exposure) overlap with the anticipated prevailing wind, then it will bring a much needed relief in terms of reducing the heat intake during the 'hot' months. To understand which stacks will benefit or suffer from the extra heat, our detailed 3D model will analyse the results based on Geo-referencing (analysis is done based on the exact location of this development on the earth).

4. Everyone knows that this development is partially surrounded by industrial area and partially residential area with pockets of school and future place of worship. The question would be what is the implication of knowing this information? The industrial area is split into 2 different sub categories which is business 1 and business 2. Their business operation may or may not affect the residents in this development. What is the implication of staying near to school or the future place of worship? Prevailing wind pattern affecting the place of worship (final usage not confirmed yet) may also play a part in choosing a unit base on user's lifestyle.    

5. In terms of pricing, common practice in the market will point to an average price per square feet (psf) for the particular development or the price range between the most affordable to the most expensive unit pricing. Why is this not accurate at all? In a non landed property development (high-rise), price tend to move upward in a fix amount due to cost for vertical movement (lift and staircase). The higher it is, price tends to be the highest, but that's not the case in BTO (readers who have engaged us will understand this statement well). For Ubi Grove 4-rm, we have made a quick comparison between this development vs Eunos Court (2017 Nov) and Dakota Breeze (2017 May). Reasons being, all are next to MRT station, all within Geylang District and all were launched within a year time frame and these would give us a better comparison as the time factor will not be so distorted.
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An average pricing in a 4-rm at Ubi Grove will be at least S$68,000-S$78,000 cheaper than that in Eunos Court and S$54,900-S$74,800 as compared to Dakota Breeze. Each level reflects a range of pricing differences, thus using a wholesale pricing based on psf will not be accurate since the unit type composition for each development will be different. In terms of construction cost, both Dakota Breeze and Eunos Court have not shown much different except it's costlier to build Eunos Court as compare to Dakota Breeze which is about 12% more. In terms of pricing, the price different is merely at 1%-3%! From these pricing analyses, common sense will tell you that the development's surrounding may be the reason for this huge price disparity.            

click on image to view our 2018 upgraded sample report for 'Standard' package

  Not that we didn't trust your free review but being kiasu we decided that we should get the paid review as well since we are deciding to buy something that costs few hundred thousand. Thankfully we did, ..." 

Totally agree with you that housing is one of the most expensive investment, we need to know what we are buying. Even buying a $300 thing some of us research for weeks on which is the best brand etc what more a $300k house?”

Mrs. Lim | Tampines GreenWeave

Please don't take our analysis here at face value, engage us to have a better understanding of the development and use the knowledge and data learned for future investment.

​Based on our earlier home owners who have engaged us back in 2015-2016, HDB valuation (which is usually the lowest possible valuation for HDB) for their selection have increased in a range of S$4,500 to S$21,800 which represent up to 6.3% of the price paid (which haven't kicked in till they get their key) for the unit and with at least 2-3 years before the units being delivered!    

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