may 2016 bto - eastcreek@canberra

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. 
   

eastcreek@canberra

1.  This development consists of 1252 residential units spread out over 6 mid-rise blocks of 15 to 17 storeys high. The site is a 4ha plot of land with plot ratio 2.8. No commercial component in this development since development next door (East Brook @ Canberra) will come with many amenities. Generally Canberra skyline has a height control based on CAAS (Civil Aviation Authority of Singapore) regulatory requirement. In short, unless the plot ratio for Canberra increases, else the price here should be more or less stagnant for some time as SERS or en-bloc potential will be hard to come by.   
2. This development will be the last few plots of development within this enclave which consists of East Crown @ Canberra, East Wave @ Canberra, East Lace @ Canberra, East Bank @ Canberra, East Brook @ Canberra, East Lawn @ Canberra and mixed development of East Link I and II @ Canberra next to Canberra MRT (NS12) which is currently under construction. This development is more than 700m away from the Canberra MRT, it’s not considered within walking distance.  
3. This development is sited next to the Simpang land reserve which is slated for future development. If you buy now, price may or may not appreciate due to inflation and hopefully the former due to potential of Simpang. But when Simpang started to take shape, you may need to endure long term environmental impact from extensive construction works at Simpang which includes earth work and building work. Being close to water body will need extra caution against threat like dengue, zika etc.
4. The site was interestingly layout to break away from normal mundane rigid and regimented blocks arrangement. The curving part of the blocks will create bigger space between blocks to allow for better breathing space. To the north, there is an existing electrical substation which many may have concern over prolong exposure to EMF. More information about the impact can be found here: (https://www.niehs.nih.gov/health/topics/agents/emf/). The creative layout also translate to uneven west sun exposure; meaning each stack or level will have different exposure to west sun on surface, time and extend.
5. We won’t dwell much into the amenities as you can access all these data from government website apart from all the info given in the HDB site plan and website.
6. In terms of pricing comparison, we have in our database record for most units (except rental units if any) for East Crown @ Canberra (2014), East Wave @ Canberra (2013), East Lace @ Canberra (2014), East Bank @ Canberra (2013), East Brook @ Canberra (2013), East Lawn @ Canberra (2013) and mixed development of East Link I and II @ Canberra (2015) to give you a better idea of how price on each level should be rather than comparing on average pricing or range bound which doesn’t give an accurate representation and leading to future losses. East Link I and II @ Canberra (2015) will be too close to Canberra MRT and will not give a clear reflection of price movement. Based on what we have, price have not been consistence and knowing the price will give you upper hand to pick the best bet for future upside.

sample of interim report is available
HERE

​For 1st or 2nd timer buyer, you will have to ask yourself these questions:

1. How will the land use for future development to the north east affect your unit? How will future Simpang reserve development affect your investment? How the dust flow from future construction activities, etc…
2. What is the wind exposure to your unit? Where and when?
3. Will you get a better view rather than seeing other blocks? To what extend?
4. Will the sun shade provided by the design enough to shield you from hot afternoon sun? Sizes of window hood and position will lead to different outcome but you will know years in advance!
5. What is the price upside potential for your selection? Different level have a difference price jump as recorded in all developments.
6. How near are the building blocks facing each other and is it good enough for privacy?
7. How will your unit look like? Knowing the space will allow you to plan your purchase years in advance and phase out your budget and get the best deal in town when you find one! Our 3D model has been tested by users and currently it can be used as VR model as well. Accuracy is the key to make better an informed decision.
8. Should you go for the cheapest unit? You will be surprised as pricing for previous launches have shown many good catches which others with good Q number misses and landed with bad decision! Prices at this area have been mixed due to slow take up.

personalised analysis for BTO pre-booking, post-booking, condo pre-booking are currently available with more detailed 
information. 

details available here

stage payment to ensure delivery of service before payment request.

final payment after booking exercise!

details available here

Block 103A
 
North East facing stacks: 129 and 131

1. Both stacks are facing North East. Both stacks will not have exposure to 3pm west sun all year round. Both stacks will have exposure to morning 10am sun up to 9 months in a year. (Please refer to attached sun chart for 10am and 3pm, details from NEA on uv exposure can be found here: http://www.nea.gov.sg/training-knowledge/weather-climate/uvradiation-uvindex)  
2. Both stacks may not enjoy prevailing wind potential due to blocking from block 101A to the North. There won’t be any prevailing wind potential from South and South East as both stacks are facing North East.
3. Both stacks will enjoy a breathing space of 60m to more than 100m for stack 131 but the gap will be limited by the opening between stack 21 and 37. A comfortable distance should be at least 40m apart while 20m is minimum required distance.
4. Lift ratio for this block is at 1:75. This ratio is beyond the comfort level of 1:40-60. Having higher lift ratio will translate to higher usage, longer waiting time and potential higher maintenance in the future.
5. Both stacks will have up to 50-56m travelling distance from the nearest lift. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual.

 
South West facing stacks: 127, 125, 123 and 121

1. All stacks are facing South West. All stacks will have at least 8 months in a year exposed to 3pm west sun. Stack 127 will have additional gable end wall facing west sun all year round. All stacks will not have exposure to morning 10am sun all year round. (Please refer to attached sun chart for 10am and 3pm, details from NEA on uv exposure can be found here: http://www.nea.gov.sg/training-knowledge/weather-climate/uvradiation-uvindex)  
2. All stacks may enjoy prevailing wind potential from South from May to October at an angle. There won’t be any prevailing wind potential from North and North East as all stacks are facing South West and being block by block 101A as well.
3. All stacks will enjoy a breathing space of at least 60m across Canberra Street. A comfortable distance should be at least 40m apart while 20m is minimum required distance. Currently the site across Canberra Street is reserve for future development of estimated up to 5 storey. In short, level above 7 will have potential of having extensive view of more than 100m.
4. Lift ratio for this block is at 1:75. This ratio is beyond the comfort level of 1:40-60. Having higher lift ratio will translate to higher usage, longer waiting time and potential higher maintenance in the future.
5. All stacks will have up to 34-57m travelling distance from the nearest lift. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual.
6. Stacks 127 and 125 are both located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

Block 103B
 
North facing stacks: 161 and 163

1. Both stacks are facing North. Both stacks will have at least 3 months in a year exposed to 3pm west sun. Stack 161 will have additional gable end wall facing west sun all year round. Both stacks will have exposure to morning 10am sun up to 4 months in a year. (Please refer to attached sun chart for 10am and 3pm, details from NEA on uv exposure can be found here: http://www.nea.gov.sg/training-knowledge/weather-climate/uvradiation-uvindex)  
2. Both stacks may not enjoy prevailing wind potential due to blocking from block 103A to the North. There won’t be any prevailing wind potential from South and South East as both stacks are facing North.
3. Both stacks will enjoy a breathing space 25m towards stack 113 and 115. A comfortable distance should be at least 40m apart while 20m is minimum required distance.
4. Lift ratio for this block is at 1:75. This ratio is beyond the comfort level of 1:40-60. Having higher lift ratio will translate to higher usage, longer waiting time and potential higher maintenance in the future.
5. All stacks will have up to 50-56m travelling distance from the nearest lift. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual.

 
South facing stacks: 159, 157, 155 and 153

1. All stacks are facing South. All stacks will have at least 5 months in a year exposed to 3pm west sun. Stack 159 will have additional gable end wall facing west sun all year round. All stacks will have exposure to morning 10am sun at least 3 months in a year. (Please refer to attached sun chart for 10am and 3pm, details from NEA on uv exposure can be found here: http://www.nea.gov.sg/training-knowledge/weather-climate/uvradiation-uvindex)  
2. All stacks may enjoy prevailing wind potential from South from May to October. There won’t be any prevailing wind potential from North and North East as all stacks are facing South.
3. All stacks will enjoy a breathing space of more than 100m across Canberra Street. A comfortable distance should be at least 40m apart while 20m is minimum required distance. Currently the site across Canberra Street is reserve for future school development which usually won’t exceed 5 storey high. In short, level above 7 will have potential of having extensive view of more than 100m and beyond.
4. Lift ratio for this block is at 1:75. This ratio is beyond the comfort level of 1:40-60. Having higher lift ratio will translate to higher usage, longer waiting time and potential higher maintenance in the future.
5. All stacks will have up to 34-57m travelling distance from the nearest lift. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual.
6. Stacks 159 and 157 are both located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

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