McNair Heights (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.

​McNair Heights is the 3rd development to be developed within Boon Keng MRT vicinity after 7 years hiatus since the last launch back in the year 2012. There will be at least 5 more residential developments to be developed within this vicinity based on URA Masterplan 2019. CityView@Boon Keng, a DBSS development have seen multiple million-dollar transaction since MOP. To differentiate DBSS and BTO, 5-room type have been left out from recent BTO projects in this vicinity. 

“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 31% 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 57% 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 3 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 21% 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 2 major 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 26% 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 10 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. 4 developments launched within the same vicinity, 7 years apart.
2. Analysis focus on 4 room unit type.
3. Similar pricing band (Y axis) for easy comparison.
4. Bendemeer Light and McNair Tower are entering MOP soon. The resale prices will give a good indication of free market’s appraisal for this locality.

Data

Observation
1. McNair Tower recorded higher launch price compare to Bendemeer Light.
2. Kempas Residences recorded higher launch price compare to Towner Crest.
3. Price band between the high and low for every level is much higher for McNair Tower compare to Bendemeer Light.
4. Price band between the high and low for every level is much higher for Towner Crest compare to Kempas Residences.

Conclusion
1. McNair Tower located at est. 250m away from Boon Keng MRT while Bendemeer Light at est. 450m away from the same MRT. Nearer to MRT, therefore translated to price premium of up to S$31,200.
2. Both Towner Crest and Kempas Residences have almost similar distance away from the Boon Keng MRT at est. 200m. Immediate connection to the MRT for Kempas Residences translated to a price premium of up to S$9,700.
3.McNair Tower and Towner Crest presents better option for higher future return due to wider price gap between high and low which will allow more rooms for seller to adjust pricing base on market sentiment.

To get in depth data and analysis, homeowners can opt to top up S$75.00 on top of either our ‘Most Popular’ or ‘Absolute’ package (NOT applicable to Group Purchase). 

We will provide data and analysis for:
i. McNair Heights vs Towner Crest, McNair Towers, Kempas Residences, Bendemeer Light
​ii. Resale prices vs launch prices for development next to a hospital.

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

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