Bukit Merah Ridge (May 2022 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.
4. This analysis is mainly curated for pre-selection. Details varies among developments, therefore, please read through our analysis in full before making comparison between developments.

After the blockbuster and record setting transaction of S$1,400,000 for a public housing a week earlier, all eyes are set on the pricing for Bukit Merah Ridge new launch. Both flanking Henderson Road and both designed by the same architecture firm, Surbana Jurong Consultants Pte Ltd which is located 15 minutes’ walk away. When the primetime happened, the big question, WHY IS IT MORE EXPENSIVE THAN ROCHOR? 

Greenery (Bukit Merah) vs Glam (Rochor)

Maybe the 2 images above can give you an idea of why there’s a price disparity? Of course, these 2 images are taken from Hyde Park and Downtown London, maybe the park across Tiong Bahru Road can be better designed in the future!
 
But the idea is that:
1. Do you prefer to wake up to bird’s chirping or the bustling sound of the city?
2. Do you prefer to train your eyes at the greenery or the classy curtain wall?
3. Do you prefer to stay in a cooler surrounding or a scorching hot environment?
​
The research done and published by Cooling Singapore Committee back in June 30 2020 may give you a glimpse of what’s coming in terms of heat vulnerability in Singapore. The report can be obtained here: https://sec.ethz.ch/news-events/news/2020/07/an-urban-heat-vulnerability-analysis.html#:~:text=In%20the%20tropical%20city%20of,increase%20in%20temperature%20and%20precipitation.

PLH Bukit Merah, S$1,1150 psf (resale) vs S$770 psf (new launch)  

The record-breaking resale unit which was transacted at S$1,400,000 is a 113 sqm 5R at City Vue@ Henderson which is just across Henderson Road which divided the 2 developments.
 
1. One can argue that you may not get a 5R anymore in this vicinity if all future launches come under PLH. Then again, is it justifiable to pay a S$380 psf premium (difference between the transacted psf vs the new launch psf) knowing that your next-door neighbours can only sell their units 10 years down the road (on top of the profit which the original homeowner have made from this transaction)?
 
2. Based on the above premium of S$380 psf, which for a 4R at 89sqm in the new launch, would translate to future upside of S$364,038.48 over 10 years (S$36,403.84 per annum). Generally (based on our data from SoBF price adjustments) the price adjustment for prime location is around S$20,000 per annum. Meaning the guy have paid additional premium of almost 80% more per annum!
 
3. There are 3 stacks of 5R units at City Vue@Henderson with a total of 135 units and up to 48 storey high. With the new launch (Bukit Merah Ridge) just across Henderson Road, 1 of this stack will have 50% of its downtown view blocked by the new launch. To date, only 4 units of 5R and 17 units of 4R have been transacted from this development. 

If anyone requires an expert analysis on choosing a suitable BTO unit, Soon Ching is the person to go to. As first time home buyers who have the intention of staying in our BTO long-term, my partner and I decided to approach Soon Ching after reading about all the good reviews he has online. He was very responsive, and immediately scheduled a meeting with us. On the first meeting, we were impressed by how knowledgeable he is about our BTO project (River Peaks) and the industry as a whole. Soon Ching is a veteran architect who has many years of experience working in reputable firms, on both local HDB projects as well as projects abroad. This really assured us as we needed someone who could provide the expert advice and recommendations. We felt less alone and more supported for sure. 

We were so delighted when he showed us the 3D model of our BTO project that he had built from scratch. This model also included upcoming projects around our BTO area, which might greatly affect the unit we eventually choose. He patiently explained the entire process of how he created the model, and we were impressed by how thorough the process was. In case you are wondering, this 3D model was constructed to 99% accuracy, based on official figures and information on our BTO site as well as upcoming developments around the area. We knew we could use this 3D model as an accurate guide for choosing our forever home. 

On our second and third meeting, Soon Ching showed us the simulated view from our preferred units, using the 3D model. We have to admit, it is really difficult to imagine the view from our unit with a simple site plan. So the simulated view using the 3D model was extremely helpful in guiding us to shortlist the best units. 

Beyond this, Soon Ching also gave us a very comprehensive written analysis on the different stacks in the project. This guide provided detailed essential information on sun exposure, wind direction, viewing angle, noise level and even supplementary information such as distance to lift and lift ratio. The guide also rated every stack based on the aforementioned attributes, and provided a final score for each stack. This can be really helpful when you are trying to narrow down your choices and pick the most ideal unit. Needless to say, we were very impressed once again. 

All in all, the service Soon Ching provided was helpful and crucial in helping my partner and I select our BTO unit. We are very pleased with the unit we have selected, given the choices we have. If you are someone who is intending to have a consultant walk you through this process (which can sometimes be very stressful), Soon Ching is your best bet. Not only is he professional and knowledgeable, he is also very approachable. He answered all our queries promptly and confidently. My partner and I are very grateful for all the help he has rendered. To all who are have yet to select, we wish you all the very best!

Mr Clarence Wong | Education | River Peaks 4-rm 2022     via 'Rochor Nov 2021 BTO' telegram group chat

Why avoiding avoiding west sun is crucial?

Heat (via direct sunlight) transfer via conduction, convection and radiation. Apart from windows, our parameter walls (mainly made of concrete and steel) are the largest external components which via conduction, convection and radiation will transfer heat into our home. While we can’t absolutely prevent all the above from happening, we can reduce the impact by choosing the unit with the least direct impact from any of the above.    
(https://www.youtube.com/watch?v=YK7G6l_K6sA)

Increased exposure to heat (via direct sunlight) will directly cause the following:
​
Material loss
1. higher electricity consumption
Units with higher internal temperature will need more active cooling (air-con), therefore, higher electricity consumption. If we take a HDB 5R as a sample and January 2020 usage as a baseline (351kWh), the total monthly differences (the rest of the year 2020) compared to January 2020 added up to 847kWh! Current SP Service going rate is at S$0.24/kWh and that’s S$203.28 in a year! A 4R extra usage added up to 670kWh, which is additional S$160.80.
(https://www.ema.gov.sg/singapore-energy-statistics/Ch03/index3)
(https://www.spgroup.com.sg/sp-services/understanding-the-tariff)​​

2. materials wear and tear via direct and indirect heat transfer
Most will spend at least S$20,000 and above for interior renovation and fittings. Wear and tear will increase with heat, be it discoloration, material become fragile, etc. even before its warranty ended.   ​

Personal wellbeing
3. heat related illness-heat exhaustion
(https://www.mayoclinic.org/diseases-conditions/heat-exhaustion/symptoms-causes/syc-20373250)
(https://www.mayoclinic.org/diseases-conditions/common-cold/in-depth/humidifiers/art-20048021)
(https://data.gov.sg/dataset/relative-humidity-monthly-mean)
 
“Heat exhaustion is a condition whose symptoms may include heavy sweating and a rapid pulse, a result of your body overheating. It's one of three heat-related syndromes, with heat cramps being the mildest and heatstroke being the most severe.
 
Causes of heat exhaustion include exposure to high temperatures, particularly when combined with high humidity, and strenuous physical activity. Without prompt treatment, heat exhaustion can lead to heatstroke, a life-threatening condition. Fortunately, heat exhaustion is preventable.” - Mayo Clinic
 
(Notes: In Singapore, relative humidity is hovering above 72% since 1982, way above the comfort level of 30%-50%.) 

"High humidity can make your home feel stuffy and can cause condensation on walls, floors and other surfaces. Condensation can trigger the growth of harmful bacteria, dust mites and molds. These allergens can cause respiratory problems and trigger allergy and asthma flare-ups."- Mayo Clinic

Climate change
4. high cooling activities (using air-con) lead to higher electricity consumption, which led to high carbon footprint and directly contribute to higher local temperature.
 
“The irony is the electricity for the air conditioning cooling me down as I recover is our second largest source of carbon emissions.
 
If the very act of powering our lives comes at the price of accelerating global warming, how are we going to get out of this carbon conundrum?”
​Dr. Janil Puthucheary, Senior Minister of State of the Ministry of Health of Singapore

5. Inherent issue of using concrete as building materials (nett CO2 emission) vs. timber (store and emit CO2). While most of the advance economy has started to move into timber construction, Singapore is still very much dependent on concrete as the main construction material due to limited know how and reluctant to innovate. As long as we are still using concrete, the urban heat island effect will keep on increasing.  ​

Why understanding the prevailing wind is important?

1. assist in cooling (heat mitigation)
A good prevailing wind exposure will help to mitigate heat impact, with condition, it faces the wider surface of the unit.
​
2. assist in ventilation (removing stagnant air, virus, bacteria)
(https://www.cdc.gov/coronavirus/2019-ncov/prevent-getting-sick/Improving-Ventilation-Home.html)
No cross ventilation leads to stagnant air. Stagnant air leads to more viruses and bacteria trap in the same locality. When Covid19 hits, cross ventilation suddenly became all important to rid the interior spaces of the virus. ​

3. assisting in pollutants movement (dust from construction, place of worship)
Knowing your present and future surrounding may not be enough to prevent future discomfort if you don’t understand the direction of the prevailing wind and the season it happens.

4. high intensity wind load (high building)
Higher building within less denser surrounding will have to live with higher intensity of direct wind load. We welcome a good wind flow, but excessive wind flow will create havoc more than comfort.​

5. splashing during rainy days
a. While everyone loves privacy by aiming for end lot/ units, the inherent issue is actually the exposure to water splashing (during rainy days with wind assistance) into the corridor which threaten to back flow into the immediate unit if the drainage system fails.

b. "The HDB said it received feedback about water seeping into flats from the owners of 24 units at Waterway Terraces I. Said a spokesman: "Most of these units face an open field, making them more prone to impact by heavy downpours." - The Straits Times July 15, 2015
(Notes: based on NEA recorded data for 14 July 2015, prevailing wind was coming from SSW, this is consistent with the reported case of units facing the open field which is facing SSW.) ​

Why viewing angle is important?

1. actual view not being represented in scaled model
Gone were the days when homeowners get to choose from a completed housing development. With scaled models (usually 300 times smaller than the actual built product), homeowners can hardly visualise their immediate surroundings, let alone knowing their exact view from every window.  

2. visual coverage
The visual field of the human eye spans approximately 120 degrees of arc.  However, most of that arc is peripheral vision. (https://en.wikipedia.org/wiki/Vision_span) Knowing what you are capable of and allowing for a situation to maximize your capability is better than not having the option to do so. In short, if you can see wider view and further away, why should you settle for anything less?

3. architecture feature (window frame, fin, etc.)
External walls with shade and fins or windows with transom and mullion are architectural features which may serve as sun shading devices or just purely aesthetic features. The thickness, depth and location of these features will affect your viewing quality. 

4. visual privacy

5. awareness of surrounding

Why noise is emerging as an important good housing indicator?

1. personal wellbeing
(https://www.euro.who.int/en/health-topics/environment-and-health/noise/publications/2018/biological-mechanisms-related-to-cardiovascular-and-metabolic-effects-by-environmental-noise)
​
a. hearing loss
b. cardiovascular disease
c. stress and depression
d. insomnia
​ 
2. affecting daily routine (WFH)

Why building distance is critical in a selecting a good unit?

1. claustrophobic (height vs distance)
 
2. provide shading from west sun

3. ventilation via prevailing wind movement
Better or wider building distance will allow for better prevailing wind movement.

4. privacy (in tandem to visual and noise)

5. living in 3D but planning in 2D
(https://www.ura.gov.sg/Corporate/Guidelines/Development-Control/Residential/Flats-Condominiums/Building-Length)
Current planning standards are more concern about the wall-like development (2D) rather than a more 3D approach of how to sparse the unit/ building away from each other and allow more breathing space.    ​

BUKIT MERAH RIDGE | GHIM MOH ASCENT |
KIM KEAT HEIGHTS | LAKESIDE VIEW |
​YISHUN BEACON

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