Bartley Greenrise (Feb 2021 Build-To-Order)

disclaimer: ​​
1. Readers are advised to use information available here as study guide only 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.

Bartley GreenRise is 1 of the last 3 developments within the Bidadari township which is part of the February 2021 launch. This development also wrapped up the Bidadari town development since November 2015. AGA Architects pte ltd is the architect firm who won the tender to design this parcel. This firm have work on mostly private condominium and EC, OLA is one of the EC designed by this firm. With market softening, more architect firm which previously working on private condo have started to crowd the public housing market due to more secured payment.

“If you are spending more than half a million dollars on your future property, nothing beats having a professional in his field advising you up till your HDB selection day and right up to the smallest little details. Wind, sun shade and noise analysis are very thorough but what sets him apart is his 3D walkthrough of your shortlisted units. From there you can make an informed decision on which units offers the best view in 3D even before it is being built. Well done Hausanalyst :-) “

Mr Firdaus | Specialist, oil and gas | UrbanVille 5-rm 2020

1. Heat have been a sticky issue in Singapore due to its locality and will continue to be the same or worst in the foreseeable future due to climate change as well as rapid urbanisation and redevelopment activities. 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/). Back in June 2020, Cooling Singapore released their findings on ‘Urban Heat Vulnerability Analysis for Singapore’ which clearly indicates which town in Singapore is more vulnerable to heat impact.
(https://www.research-collection.ethz.ch/handle/20.500.11850/419689)
 
“The UHV index (Urban Heat Vulnerability) is used to measure the effects of physical exposure, demographic sensitivity and socio-economic adjustment parameters. ... The findings help to define areas where heat mitigation measures are needed most, in order to ensure the protection of the population.” - Cooling Singapore  ​

2. The best way to reduce heat intake is by minimising the direct exposure. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) due to Singapore being located along the equator, which mean closer to the sun than other part of Earth. Since Earth rotate at a slanted angle of 23.5 degrees at its axis, North and South facing buildings will have direct west sun exposure as well, the difference is when and how often. Please watch the video here to have a better understanding of the above.
 
3. For this development, our preliminary assessment for west sun impact (2pm-4pm) shown that up to 40% of the stacks here will avoid the west sun impact. Therefore, we give a score of 2 out of total 4 for this attribute.

1. The Sun is 147.84 million km away from Earth, that’s more than 3,689 times the circumference of the Earth. The Sun is too far away for us to control its impact. The radius of the Sun is 109x the radius of the Earth. The size of the Sun should speak volume about the difference (if any) in terms of heat intake. On the other hand, wind is closer to home as it happens on Earth. We can either take advantage of it or lose it, we can’t control it. In Singapore, we enjoy prevailing wind during the monsoon season with wind speed of 6-10 km/h. (NEA-weatherwise Singapore). Knowing when and which direction the prevailing wind happens may help to mitigate the heat impact due to west sun exposure.  
 
2. There’s 1 in 16 chances of having the luxury of facing a specific prevailing wind direction, which happens 20% of the days in a year (based on MSS’s wind data recorded at Changi station from 2014-2017). The next best option would be 3 in 16 chances of facing the prevailing wind, which happens at least 10% in a year (excluding the above). Mechanical ventilation like air-conditioning can never replace natural ventilation as mechanical mean is mainly contained (meaning the same air will circulate in the same room), while natural ventilation allows air changes between external (outdoor) and internal (indoor) spaces.
 
3. For this development, our preliminary assessment for prevailing wind exposure shown that 43% of the stacks here will enjoy major prevailing wind exposure which happen more than 180 days in a year. Therefore, we give a score of 2 out of total 4 for this attribute.

1. The viewing angle is 1 of the 3 attributes which can be determined by the planner or architect during the planning stage. They can either maximise the number of units with good viewing angle or just design to maximise the allowable number of units without consideration for good viewing angle. Both are mutually exclusive as higher land yield will lead to more building blocks or taller building blocks which will affect the units viewing angle.
 
2. The viewing angle took into account the human eye’s coverage as well as the distance one can see things and identify objects at 1m height objectively. This attribute will filter situation where the building frontal distance, maybe spacious enough, but the viewing corridor have been greatly reduced due to narrower coverage (reason like the placement of buildings in front which adversely reduced the maximum view).    
 
3. For this development, our preliminary assessment for viewing angle shown that at least 23% of the stacks here will enjoy a good viewing angle. Therefore, we give a score of 1 out of total 4 for this attribute. 

1. The noise exposure is the 2 of the 3 attributes which can be determined by the planner or architect during the planning stage. The planner can plan the town by segregating the land use base on activity, reduce roads, etc., while the architect can create buffer to block the adverse effect of noise or use creative way to reduce the surrounding noise impact. As a homeowner, you can make a better judgement by knowing the distance from a potential noise source and how the noise impact will reduce with distance.
 
2. The understanding of noise disturbance in Singapore is still lacking though it’s a prevailing issue in recent years especially in the housing estate. NEA has since identified the 3 main noise disturbance sources as Vehicular noise, Construction noise and Industrial noise. On top of these 3 major noise disturbance sources, we have further identified minor noise disturbance source such as social, mechanical, vehicular (minor), religious, educational, etc.
 
3. For this development, our preliminary assessment for noise disturbance shown at least 1 major and 1 minor noise disturbance will affect this development. Therefore, we give a score of 2 out of total 4 for this attribute. We assign 3 points for each major noise source and 1 point for each minor noise source.

1. The building distance is the 3rd attributes which can be determined by the planner or architect during the planning stage. The planner and architect will need to make a judgement call about how to balance the yield (number of units) as well as ensuring a good building distance between the building blocks. Please note that a good building distance does not translate to a good viewing angle.
 
2. In 2010, URA introduced an industry guide to control the building length to prevent ‘wall-like’ developments. This guideline is mainly to control the distance between the side of 2 buildings rather than the distance between 2 buildings facing each other to break a ‘wall-like’ building blocks. HDB does have an internal guideline to dictate the distance between building facing each other, but it’s not a regulation. 
 
3. For this development, our preliminary assessment for building distance shown that up to 50% of the stacks here will enjoy a good building distance (base on buildings lower than 18 storey). Therefore, we give a score of 2 out of total 4 for this attribute.

We rate this development with an overall score of 9 out of 20. We will update on the architect’s information as and when we have the correct information to share. 

Our scoring scale

Sun, Wind, View, Distance
0 - 25%      > 1 pt
26 - 50%   > 2 pt
51 - 75%     > 3 pt
76 - 100% > 4 pt

Noise (Major noise source > 3 pt; Minor noise source > 1 pt)
> 7 pt      > 1pt
4 - 6 pt   > 2pt
1 - 3 pt     > 3pt
0 pt         > 4pt

Pricing Analysis

Overview
1. 9 BTO developments have been launched within the Bidadari township since Nov 2015.
2. We have included both Novembers 2020 BTO, ParkView@Bidadari and Bartley Beacon in this pricing analysis.
3. Price analysis are based on prices for both 4-room and 5-room with per square foot price as reference due to different unit sizes for the same room type.
4. Similar pricing band (Y axis) for easy comparison between 4-room and 5-room.

Data

Observation
1. Prices for 4-room hovering around a high range of S$530psf with anomaly observed at Woodleigh Village and recent launch, ParkView@Bidadari and Bartley Beacon.
2. Prices for 5-room hovering around a high range of S$525 psf with anomaly observed at recent launch, Bartley Beacon.
3. Bartley Beacon 4-room recorded the widest high-low price band and narrowest for Woodleigh Hillside 95sqm.
4. Bartley Beacon 5-room recorded the widest high-low price band and narrowest for Woodleigh Hillside 116sqm.

Conclusion
1. Woodleigh Village is sited on a land planned for residential with commercial components and immediate proximity to Woodleigh MRT station. The price premium is to be expected. Bartley Beacon reflected the same pricing range with immediate proximity to Bartley MRT station. ParkView@Bidadari have been price at similar range due to proximity to the Lake cum Reservoir as well as sited next to the Bidadari Park.  
2. Same as note 1. No 5-room unit available at ParkView@Bidadari.
3. There are 2 points to note which may contribute to the wider price band for Bartley Beacon. Bartley Beacon is a site elongated along the North East - South West axis and the earth terrain profile is sloping downwards from South West (Bartley Walk) to North East (Bartley Road) and South East (Mount Vernon Road).
a. To mitigate the huge terrain differences and to connect Bartley Walk and Mount Vernon Road at a technically workable gradient for vehicle movement, retaining wall have to be introduced at the South West end of the development due to massive earth cut. This earthwork solution has unintentionally created a less popular building blocks towards the South West end facing the Maris Stella School to the North. 
b. The site is elongated, therefore residents living towards the South West end would have to walk further compare to those staying nearer to the Bartley MRT station.
Note that the pricing has not correctly reflect the west sun exposure in Bartley Beacon. Therefore, homeowners may benefit financially from this lack of pricing appraisal mechanism.  
4. Same as note 3.

To get in depth data and analysis for Bidadari, homeowners can opt to top up S$150.00 on top of either our ‘Most Popular’ or ‘Absolute’ package (NOT applicable to Group Purchase). 

ALKAFF BREEZE | BARTLEY GREENRISE | 
HARMONY VILLAGE@BUKIT BATOK | 
MCNAIR HEIGHTS | PARCWOODS@TENGAH | 
​PARKEDGE@BIDADARI | WEST HILL@BUKIT BATOK

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