Kovan Wellspring (August 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

How to use this preliminary analysis?

​1. This analysis is curated for homeowners who need to have a basic understanding of the new launches attributes before deciding to register for one as you only have 2 chances to do so (conditions applied).
2. Our analysis cover potential west sun impact, potential prevailing wind exposure, viewing angle, potential noise disturbance as well as building distance. Our analysis is backed by data to substantiate our findings.
3. Homeowners can manage their expectations base on our individual attributes score OR total score. 
 
Example 1, you only need to know about the west sun exposure, the score is 2 out 4. If the current subscription is already more than 4x and your chance of getting a unit with no west sun impact is 50% (2 out of 4). Then you will need to weight if you want to take the chance since high subscription may not give you that 50 percentile Q which you need, to get a unit with no west sun exposure (assuming no drop out for first 50% Q).
 
Example 2, you are not sure between 2 developments at 2 different towns. 1 total score 10 out of 20, current subscription rate 4.0; another score of 12 out of 20, current subscription rate of 1.5. Then the development with a score 12 out of 20 and lower subscription rates will give you a higher chance of getting a better Q number and to get better unit with good attributes.

Hougang planning area as defined by URA consist of 10 planning subzone which include Lorong Ah Soo (Kovan Wellspring) and Tai Seng (Hougang Citrine) planning subzone. Kovan Wellspring  is 1 of the 5 sites planned for residential development before year 2029. The other 2 sites will be within Kovan Wellspring proximity. Being located near to existing Kovan MRT and plenty of existing amenities will be the main draw for homeowners to place a S$10 bet for this site apart from the surreal pricing! Homeowners who are over excited about the MRT proximity potential should realised that in 2013, LTA have promised that by 2030, 80% of the households will be within 10 minutes’ walk from a train station. By 2020, LTA have reached 64% of the household within 10 minutes target. 

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 
 
How hot is hot? We always get this question from homeowners. Let the Minister tell you that! Just watch the first 3 mins of the following documentary by CNA. ​

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 less than 10% of the stacks/ units here will avoid the west sun impact. Please note that due earth axis at an angle of 23.4 degree, a North and South facing units will get west sun exposure as well. Therefore, we give a score of 1 out of total 4 for this attribute.

​At this juncture, most of you would have question if our analysis is valid or not! 

a. Our earth is tilted at 23.4 degrees on its axis, therefore, equator line is also tilted and this resulted in facing North and South will have West Sun exposure as well. Since the equator is the nearest location compare to any other part of earth to the Sun, the 'angle' is negligible.
b. Facing North or South, you will get at least 3 months of West Sun exposure in a year, the difference is when in the year.
c. The sun shading do help to reduce the Western Sun exposure, the current devices deployed by both Kovan Wellspring and Hougang Citrine will not help much as the most effective would be a fin structure covered the whole height of the wall and window with shade of no less than 450mm deep.
d. In case you need proof, we are using digital twin to simulate all West Sun impact. All our data is backed by scientific proof.  Do join in our FREE sharing session to better understand.

​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 53% of the stacks/ units 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 34% of the stacks/ units here will enjoy a good viewing angle. Therefore, we give a score of 2 out of total 4 for this attribute. 

>post selection 2O15

​"Not that we didn't trust your free review but being kiasu we decided that we should get the paid review as well since we are deciding to buy something that costs few hundred thousand. Thankfully we did, ...
 
Totally agree with you that housing is one of the most expensive investment, we need to know what we are buying. Even buying a $300 thing some of us research for weeks on which is the best brand etc what more a $300k house?"

​Mrs. Lim | Tampines GreenWeave 4-rm | Jul 2015

>move in 2O19

​"Unit is very cooling and breezy even before we got fans installed. The view from our windows also better than expected, can see the MSCP roof garden right outside our window, like our personal garden hahaha!

Our visitors have been praising our home, eg wide spacing to the next block, very breezy and nice view. Thank you for helping us select such a wonderful unit for us to call home :) "

​Mrs. Lim | Tampines GreenWeave 4-rm | Dec 2019

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 1 major noise disturbance will affect this development. Therefore, we give a score of 3 out of total 4 for this attribute. 

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 34% of the stacks/ units 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 11 out of 20

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

TAMPINES GREENJADE | TAMPINES GREENQUARTZ |
KOVAN WELLSPRING | HOUGANG CITRINE |
​QUEEN'S ARC | TOH GUAN GROVE | TOWNER RESIDENCES

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