february 2020 bto-toa payoh ridge

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. ​

toa payoh ridge

We have organised the rating for each attribute bellow into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of more than 250 developments with more than 200,000 units in total (on average, HDB launch 15,000 to 20,000 units per year).

Heat have been a sticky issue in Singapore currently and in foreseeable future due to climate change as well as rapid urbanisation and redevelopment activities. So much so that the 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/).

The best way to reduce heat intake has always been avoiding it in the first place. The understanding of heat intake varies due to geographical location. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) at all cost due to Singapore being located along the equator, which mean closer to the sun than other part of the Earth. Sun radiation carries along UV (ultraviolet) and IR (Infrared) wave which is detrimental to the building enclosure as well as the interior spaces and heat up the building a lot faster than the air-con can cool it down.
 
The higher the unit, the hotter it will be as hot air rises. On top of that, increase usage of air-con which contribute to hot air being emitted from the condenser unit (outdoor unit) will also move upward. Thus, affecting the higher units as the building goes up higher with almost all units these days using air-con. So, the challenge is about finding a balance between having nice view with higher floor vs increase heat intake due to height increase. Architectural elements introduced on the building façade may or may not help in reducing the heat intake as the design are standardised throughout the whole development regardless of the effectiveness for it. Therefore, detailed analysis needs to be done to ascertain the effectiveness of these elements.
 
Toa Payoh Ridge is located within the Toa Payoh planning area, Central Region under URA Planning area. This development is part of HDB Toa Payoh remaking our heartland initiative announced back in year 2017. Toa Payoh Ridge will be one of the many other sites in the vicinity reserved for high rise residential which have been planned since Masterplan 2014 and carried through to Masterplan 2019 recently.  Based on our early assessment for a 4-room, you will have 67% chance of getting a hot unit. A hot unit mean the main façade of the unit having 3pm west sun exposure of at least 3 months in a year (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). We rate the west sun exposure for this development at 1 out of 4 for 4-room. (Please note that our detail assessment will be based on scientific approach used in the construction industry worldwide and it is only available in our paid analysis package)

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​​"(Hausanalyst) have certainly exceeded our expectations. Their analysis is thorough and complete, bringing in fresh perspectives that ordinary first-time buyers like us would have neglected. Deciding on a house entails frequent enquiries and customised approach to unique preferences, both of which (hausanalyst) have delivered."

Dr. Yang | Medical Professional KKH | Kim Keat Beacon 4-rm 2018

Click on image to view our sample report for 'Most Popular' package.

​With the heat being the main culprit, wind has been touted as a saviour. The most visible air intake would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. Fundamentally, the Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of pressure in both hemispheres. Apart from that, there’s other wind sources as well like locally induced wind, sea breeze, etc. In our report, we have never given a ‘0’ for wind assessment in scoring chart. Reason being, the wind intensity may be minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap between two objects. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed. 

​At hausanalyst, we have collected wind data released by Singapore Meteorological Service from 2014 to 2017 which was recorded at Changi Airport Station. Based on the data collected, we found a consistency in terms of the frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. Knowing which of these wind directions and when does it happen will greatly help when selecting a unit.
 
Based on recorded prevailing wind data from 2014-2017 which we have analysed, if you were to get a 4-room unit, your chance of getting a prevailing wind will be at 45%. We define the prevailing wind exposure as the wind hitting diagonally onto the surface of the external wall of the unit (usually the main façade). While we welcome wind exposure during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the windows and some instances cause seepage due to poor workmanship on the window frame. Having prevailing wind will greatly help with cross ventilation of a unit to induce passive internal air change whereby in stagnant air there may consist of bacteria and virus.  Read more about prevailing wind exposure here (https://www.hausanalyst.com/bto-analysis/good-housing-prevailing-wind-exposure). We rate the wind exposure for this development at 2 out of 4 for 4-room.  

​This development is located within 400m from both Caldecott station (TE9 & CC17) and Braddell station (NS18). In terms of ease of public transportation, having a distance of 400m or less from an MRT station is the best possible situation as this coverage is what we considered as the goldmine for now (as year goes by, it may lose its appeal due to the increased numbers of MRT stations). Proximity to LRT station is not equal to proximity to an MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. We rate the transportation proximity for this development at 4 out of 4.

This development consists of a total 920 units with a plot ratio of 4.2. The 4 building blocks will have a building height of each 25, 36 and 40 levels. A development size will determine how resources/ amenities within the development being distributed and utilised. A huge development will translate to a larger parking area, further distance to amenities, more residents sharing the same amenities, etc. More residents sharing the same amenities will attribute to higher wear and tear and eventually higher future maintenance and discomfort. We rate the development size for this development at 2 out of 4. 

Toa Payoh Ridge is nearby to landuse reserved for Education (Raffles Girls School), Healthcare (Mt. Avenia Hospital) and commercial at existing HDB blocks at no more than 500m away. On the down side, this development also nearby to landuse for White site and Business 1. Amenities within a 500m walk (15 mins walk) from a development will allow better accessibility and save on travelling time. These amenities include schools, health care facility, commercial area and better still with a large green area like parks and waterbody to allow nearby residents to chill and relax. At best, we will try to avoid proximity to industrial area, be it business 1 or 2, airbase, reserved site, etc. A reserved site in URA masterplan being defined as an area the specific use of which have yet to be determined. This will translate to future unforeseen risk to the development. We rate the surrounding proximity for this development at 1 out of 4.

Overall, we rate this development at 10 out of total 20 for 4-room.

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