May 2017 BTO - Woodleigh Hillside

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. ​

Woodleigh Hillside is the 7th development launched within Bidadari new town. This development was designed by HDB’s own Building Research Institute (BRI) as shown on submission to URA for planning approval. This is consistent with what we have quoted earlier.  

Points to ponder
1. More than 1/3 of the units in this development will be facing direct West or off West. Measures taken to mitigate the direct exposure include many layers of vertical and horizontal fins to reduce the direct impact. Thermochromic glass also being introduced with tinted layer to further reduce the west sun impact.  While the former is to reduce the direct impact to the external facade, the later work in a way of reflecting the heat (while allowing the light) to the surrounding. The multiple source of reflected heat from all the exposed area will somehow increase the surrounding building temperature.  

​2. This development is utilising PWCS (pneumatic Waste Conveyance System). While this new approach will save manpower on refuse collection as well as reduce surface area to be used for road access to individual refuse center, complaint has been received from Yuhua's residents which pioneered this method. High end private condominium at Marina Bay have also suffered some 'misfortune' which causes an unpleasant smell from the refuse chute.

Written Analysis (selected stack) 

Block 212B 
stack 519
1. This stack is facing off South towards South East. This stack will not have 3pm west sun exposure all year round. 

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from South (S) and South to South West (SSW).  

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade.
1 point being deducted from viewing angle due to main façade directly facing the main road which is less desirable. Higher levels will have lesser impact.

4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to Vehicular source (Primary road).   

5. This stack will enjoy a building distance of up to >100m (distance being measured perpendicularly from the main façade to the nearest opposite block). 

6. Lift ratio for this block is at 1:42. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 15m from the nearest lift. 

stack 525
1. This stack is facing South. This stack will not have 3pm west sun exposure all year round. Gable end wall (with or without corner window) will be exposed to west sun. This will induce additional heat into Master Bedroom. Exposed duration will be whole year round.
1 point being deducted from west sun exposure scoring due to reason as described above.

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from South (S) and South to South West (SSW).  

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade.
1 point being deducted from viewing angle due to main façade directly facing the main road which is less desirable. Higher levels will have lesser impact.

4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to Vehicular source (Primary road).   

5. This stack will enjoy a building distance of up to >100m (distance being measured perpendicularly from the main façade to the nearest opposite block). 

6. Lift ratio for this block is at 1:42. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 30m from the nearest lift. 

Block 212A 
​stack 509
1. This stack is facing off South towards South East. This stack will not have 3pm west sun exposure all year round.

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from South (S) and South to South West (SSW). 

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade.
​1 point being deducted from viewing angle due to main façade directly facing the main road which is less desirable. Higher levels will have lesser impact.

4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to Vehicular source (Primary road).  

5. This stack will enjoy a building distance of up to >100m (distance being measured perpendicularly from the main façade to the nearest opposite block).

6. Lift ratio for this block is at 1:57. This ratio is within the comfort level of recommended 1:40-60.

​7. This stack will have up to 15m from the nearest lift.

Block 212C 
stack 545
1. This stack is facing off South towards South West. This stack will have up to 2 months of 3pm west sun exposure. Gable end wall (with or without corner window) will be exposed to west sun. This will induce additional heat into Master Bedroom. Exposed duration will be whole year round.
1 point being deducted from west sun exposure scoring due to reason as described above.

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from South (S).  

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade. 

4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to Vehicular source (Primary road).   

5. This stack will enjoy a building distance of up to 90m (distance being measured perpendicularly from the main façade to the nearest opposite block). 

6. Lift ratio for this block is at 1:40. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 30m from the nearest lift. 

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Ms Michelle Darmawan |
APAC digital subscription growth |
​Toa Payoh Ridge 4-rm 2020

sample report
please click on image to access sample report

Block 212D
stack 561
1. This stack is facing off West towards South West. This stack will have up to 5 months of 3pm west sun exposure.
This stack is heavily shaded by vertical and horizontal shading devices to reduce the direct impact from 2pm-4pm west sun.

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have minimal direct exposure to prevailing wind potential. 
This is due to prevailing wind potential being blocked and reduced by building blocks at Woodleigh Glen which is at similar height.  

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade. 

4. This stack will enjoy a building distance of up to 75m (distance being measured perpendicularly from the main façade to the nearest opposite block). 

5. Lift ratio for this block is at 1:42. This ratio is within the comfort level of recommended 1:40-60. 

6. This stack will have up to 5m from the nearest lift.
1 point being deducted from distance to lift attribute scoring due to main entrance door facing the lift lobby.

stack 567
1. This stack is facing off East towards North East. This stack will not have 3pm west sun exposure all year round. 

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from North East (NE).  

3. This stack will have a viewing angle of 25/120 (viewing distance of up to 25m with viewing coverage of 120 degree) measured from main facade.
1 point being deducted from viewing angle due to main façade facing opposite blocks at close distance which is less desirable.

4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to minor vehicular source (internal service road).   

5. This stack will enjoy a building distance of up to 25m (distance being measured perpendicularly from the main façade to the nearest opposite block). 
1 point being deducted from the building distance attribute due to viewing angle of this stack have been reduced. 

6. Lift ratio for this block is at 1:42. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 30m from the nearest lift. 

stack 569
1. This stack is facing off East towards North East. This stack will not have 3pm west sun exposure all year round. 

2. Based on weather data collected by NEA from 2014 to 2017, this stack will not have direct exposure to prevailing wind potential.  
This is due to prevailing wind potential being blocked and reduced by surrounding building blocks which is at similar height.  

3. This stack will have a viewing angle of 25/120 (viewing distance of up to 25m with viewing coverage of 120 degree) measured from main facade.
1 point being deducted from viewing angle due to main façade facing opposite blocks at close distance which is less desirable.

4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to minor vehicular source (internal service road).   

5. This stack will enjoy a building distance of up to 25m (distance being measured perpendicularly from the main façade to the nearest opposite block). 
1 point being deducted from the building distance attribute due to viewing angle of this stack have been reduced. 

6. Lift ratio for this block is at 1:42. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 25m from the nearest lift. 

Block 215A
stack 665
1. This stack is facing off North towards North East. This stack will have up to 1 month of 3pm west sun exposure. Gable end wall (with or without corner window) will be exposed to west sun. This will induce additional heat into Master Bedroom. Exposed duration will be whole year round. 
1 point being deducted from west sun exposure scoring due to reason as described above.

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from North (N) and North East (NE).  

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade. 
1 point being deducted from viewing angle due to main façade directly facing the main road which is less desirable. Higher levels will have lesser impact.

​4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to Vehicular source (Primary road).   

5. This stack will enjoy a building distance of up to >100m (distance being measured perpendicularly from the main façade to the nearest opposite block). 

6. Lift ratio for this block is at 1:39. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 10m from the nearest lift. 

stack 667
1. This stack is facing off North towards North East. This stack will have up to 1 month of 3pm west sun exposure. 

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from North (N) and North East (NE).  

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade. 
1 point being deducted from viewing angle due to main façade directly facing the main road which is less desirable. Higher levels will have lesser impact.
​
​4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to Vehicular source (Primary road).   

5. This stack will enjoy a building distance of up to >100m (distance being measured perpendicularly from the main façade to the nearest opposite block). 

6. Lift ratio for this block is at 1:39. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 10m from the nearest lift. 
​1 point being deducted from distance to lift attribute scoring due to main entrance door facing the lift lobby.

Block 214A
stack 629
1. This stack is facing North West. This stack will have up to 5 months of 3pm west sun exposure. Gable end wall (with or without corner window) will be exposed to west sun. This will induce additional heat into Master Bedroom. Exposed duration will be whole year round. 
1 point being deducted from west sun exposure scoring due to reason as described above.

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from North (N).  

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade. 
1 point being deducted from viewing angle due to main façade directly facing the main road which is less desirable. Higher levels will have lesser impact.

4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to Vehicular source (Primary road).   

5. This stack will enjoy a building distance of up to >100m (distance being measured perpendicularly from the main façade to the nearest opposite block). 

6. Lift ratio for this block is at 1:39. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 10m from the nearest lift. 

stack 631
1. This stack is facing North West. This stack will have up to 5 months of 3pm west sun exposure. 

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from North (N).  

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade. 
1 point being deducted from viewing angle due to main façade directly facing the main road which is less desirable. Higher levels will have lesser impact.

4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to Vehicular source (Primary road).   

5. This stack will enjoy a building distance of up to >100m (distance being measured perpendicularly from the main façade to the nearest opposite block). 

6. Lift ratio for this block is at 1:39. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 10m from the nearest lift. 
1 point being deducted from distance to lift attribute scoring due to main entrance door facing the lift lobby.

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

Block 215B
stack 687
1. This stack is facing South. This stack will have up to 3 months of 3pm west sun exposure. 

2. Based on weather data collected by NEA from 2014 to 2017, this stack will have direct exposure to prevailing wind potential from South (S) and South to South West (SSW).  

3. This stack will have a viewing angle of 50/120 (viewing distance of up to 50m with viewing coverage of 120 degree) measured from main facade. 
1 point being deducted from viewing angle due to main façade directly facing the main road which is less desirable. Higher levels will have lesser impact.

4. This stack is directly facing/ within close proximity (75m radius for Major source and 38m radius for Minor source) to Vehicular source (Primary road) and minor vehicular source (internal service road).   

5. This stack will enjoy a building distance of up to >100m (distance being measured perpendicularly from the main façade to the nearest opposite block). 

6. Lift ratio for this block is at 1:44. This ratio is within the comfort level of recommended 1:40-60. 

7. This stack will have up to 30m from the nearest lift. 
1 point being deducted from distance to lift attribute scoring due to main entrance door facing the corridor.

Pricing Analysis

Rationale
1. The purpose of analyzing the pricing is to not too much about projecting the future trending, rather it’s more about looking for a sweet point to enter.
2. Once the sweet point being identified, homeowners can make reference to hausanalyst scoring for each stack/ unit to determine which is the best unit to go for or vice versa.
3. Quantum pricing or the total amount of the unit is not a good indication to find a sweet spot as developments always came in different sizes even though it’s of same room type. (i.e. A 4-room may come in 92sqm, 94sqm or even 96sqm) The best indication should be down to its basic unit which is per square meter (psm) or per square foot (psf) rate.

Observation
1. Gap between median, min vs max is wider in 4-room compare to 5-room at Woodleigh Hillside.
2. Max launch price for 4-room at Bidadari moderated from 2015-2017.
3. Overall price movement (max, median and min) at Bidadari increases over the years (2015-2017) for a 5-room.
4. Sales of balance flats (sobf) price released for November 2020 have shown a sharp increment for 4-room at Bidadari.
5. Woodleigh Hillside 4-room have shown the most price increment. 

​Conclusion
1. This trend indicates a wide difference between stack/ level with better attributes (based on the developer’s assumption). This may not be the case when a detailed analysis is being done.
2. The majority of Bidadari town is still in phase 1 development, potential homeowners still need time to absorb the price point.
3.  5-room units are mainly designed for homeowners who have made their investment return from their first BTO exercise or household who have enough to finance a larger unit. 5-room tend to get the best location with better attributes during the design stage in tandem with its price point.
4. The price increment is in tandem with sustained overwhelmed demand and low dropout rate as well as partial completion of phase 1 projects at Bidadari town.
5. A 4-room at Woodleigh Hillside have increased from S$100,000-S$105,200 compared to launch price 3 years ago. The site has plenty of west sun facing 4-room units (which most probably explain the cautiously low entry price), but sustained demand has pushed the price upward.

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