feb 2018 BTO - 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.
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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An architect with 2 bachelor degrees. 15 years of industry related experience in Singapore, China and Malaysia. Designed for more than 10,000 units of completed residential property in Singapore, China and Malaysia including landed and non-landed alike. Designed for residential, healthcare, industrial and transportation oriented development (Finalist at World Architectural Festival 2014, Master planning; Won Singapore Institute of Planners Best Urban Design Project 2013). Completed projects including 1,010 units Punggol Topaz, Singapore, 2,290 units of landed and high-rise residential development in Xian, China, 4,236 units of high-rise residential development in Shenyang, China, 3,595 units of high-rise residential development in Chengdu, China and many more.