feb 2018 BTO - teck whye view

DISCLAIMER:​​

1. Readers are advised to use information available here as study guide and use it at your own risk. 
2. Please note that changes/ update based on available 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 publishing of this review.
4. As each and every unit has it's own attributes, analysis shown here only represent the majority units in the stacks having the same attribute including sun, wind, view, distance etc. ​​

teck whye view

Prelude 

We have been receiving frequent request to analyse new BTO launches to allow potential home buyers to decide whether they would like to register for a project rather than being ‘forced’ to choose a unit from a project which they found out that they don’t really like it. For the past few months, we have been working on a systematic way to analyse a development from the macro aspect like west sun exposure, wind exposure, density/ plot ratio, total numbers of units, surrounding development (current and future), MRT/LRT proximity and other information which you will never get from any other online source.

To create a systematic way to analyse a development and based on the collected attributes described above, we organise the rating for each attribute into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). These attributes scoring description will be made available to paid subscribers who wish to understand the in-depth analysis and how we can help homeowners to assess their risk before they invest their future hard-earned money into one of the largest investment in their life. Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of almost 234 developments comprising 165,000 units in total (on average, HDB only launch 16,000 to 20,000 units per year).

(hausanalyst) is incredible with (their) to-scale 3D models. Those of the entire development helps one visualise the impact of sunlight on the site, (with) detailed (model) of the selected unit (IDs charge for these things!) come with helpful ideas on utilising the space. (The) scoring tables for each individual stack, and the rationale behind the scores are also particularly useful. Will recommend (this) service to home buyers overwhelmed with all the information on selecting a good unit".

Mr. Desmond Koh | corp. management | Marsiling Grove 2017

click on image to view our 2018 upgraded sample report for 'Standard' package

Site Analysis

Teck Whye View is located along the tract of land which has been mostly reserved due to its proximity to the old railway route. With the removal of this railway road, this tract of land will turn into a goldmine overnight with its proximity to most of the readily available amenities. Based on our stage 1 assessment, there will be estimated 42% of stacks having 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 300mm to 600mm). Higher percentage of west sun exposed units will translate to higher risk of getting one should your queue number reaches half way point. We rate the west sun exposure for this development at 2 out of 4.

Based on recorded wind pattern data from the year 2017, we anticipate up to 54% of the stacks here will get either 1 of the prevailing wind exposure either from North East, North to North West, South or South to South West. Please note that the new railway corridor development will greatly affect the prevailing wind pattern here. Prevailing wind exposure will allow the unit a good cross ventilation and allow healthier internal living space. Prevailing wind exposure is best facing the main façade where all the windows of Living and Bedrooms are facing. We rate the wind exposure for this development at 3 out of 4.   

This development is sited near to the Bukit Panjang MRT station (DT1) and 3 other LRT stations along the Bukit Panjang LRT tract which are within the comfortable 400m radius away. In terms of transportation proximity, having a distance of 400m or less from an MRT station will be the best possible scenario as this coverage is what we considered as the gold mine. Proximity to LRT station will 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 up to a total of 574 units. Overall building height of 22 levels to as high as 31 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 3 out of 4. 

Due to its proximity to the old railway tract, existing amenities were all readily available and within walking distance. Amenities within a 500m 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 relax and exercise. 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 3 out of 4.

Overall, we rate this development at 15 out of total 20.

​Note

1. Overall rating doesn't translate to all units within the development being classified as such. A lower rating will imply it will be more difficult to cherry pick a unit. 

2. The above assessment only covers the present situation with available information by relevant agencies. Contact us at "[email protected]" to understand the in depth analysis to choose a unit by understanding not just the present, but also the anticipated future changes in the surrounding area.  

3. Note that the railway corridor master plan will greatly affect this development. Thus, we have simulate the intended situation based on competition proposal to better gauge the outcome of this development analysis.

Present surrounding condition vs future surrounding condition

When buying a property, knowing the existing surrounding condition will be one of the most important steps in choosing the most suitable development as well as a unit. The surrounding building height, land use, building usage, building form, building proximity to each other, etc will greatly affect the view, prevailing wind penetration, sun shading as well as the side effect created from the said conditions above. An existing surrounding building which is higher than your intended development may block your future view, affecting the local prevailing wind pattern, block the much needed morning sun, funnel foul smell during prevailing wind season, etc. Almost everyone will argue that if the intended development have been built on the site, they will know this by viewing the unit or development itself. The next question will be, will you be there for the whole of 365 days? Will you be there at the right moment to see the ugly side? The answer is no. If you can even get hold of the present and existing situation, what about the future surrounding conditions? 

In the context of Singapore as well as much of the world out there, most, if not all of the lands will be regulated or govern based on a master plan (controlled by the planning body which in Singapore is URA or Urban Redevelopment Authority). 

"The Master Plan (MP) is the statutory land use plan which guides Singapore's development in the medium term over the next 10 to 15 years. It is reviewed every five years and translates the broad long-term strategies of the Concept Plan into detailed plans to guide the development of land and property. The Master Plan shows the permissible land use and density for developments in Singapore." 

The land intended usage, plot ratio will allow an experienced architect to 'forsee' or anticipate how the building form will turn out, potential building height, potential impact of the land use, building height, prevailing winds, etc. In other words, knowing the location alone will never be enough to even know what's going to happen in the near term, mid term or even long term without understanding planning concept and 'reading' the policy behind the Masterplan. 

​This was clearly demonstrated in the 2016 Feb BTO at West Plains@Bukit Batok. During the selection, almost all the early Q selected the slight North West facing units which are facing the site reserved for school (ill gotten advices from forum, chat room and certain renovation website!) but they have mostly forgotten about the huge future Tengah township beyond. We, at hausanalyst have explained to all our subscribers on the mid term impact from Tengah should work started on the site and all our subscribers will not have to face the massive direct pollution face on when Tengah township started with the earthwork and prevailing wind season bring along massive dust particles.  

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