may 2019 bto - kempas residences

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 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. ​

kempas residences

We have organised the rating for each attribute bellow into a scale of 1 to 4 (1 being not so desirable to 4 which is most desirable). Our scoring system is based on data collected from all BTO launches and SERS program since year 2010 which consist of more than 250 developments with more than 200,000 units in total (on average, HDB only launch 16,000 to 20,000 units per year).

​Heat have been a sticky issue lately in Singapore and will continue to do so in the foreseeable future due to climate change as well as rapid urban development and redevelopment activities. So much so that the 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/). Please take note of the word ‘reduce’ and ‘avoid’. 

The best way to reduce heat intake has always been trying to avoid it in the first place. The understanding of heat intake varies from region due to geographical location. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) at all cost due to Singapore being located along the equator, which mean closer to the sun than other part of the world. Being a tropical climatic country also means that we don’t have 4 seasons and we don’t need the extra warmth from the sun! Sun radiation carries along UV (ultraviolet) and IR (Infrared) wave which is detrimental to the building enclosure as well as the interior spaces and heat up the building a lot faster than the air-con can cool it down.
 
The higher the unit is, the hotter it will be as hot air rises not just due to higher surface temperature, it’s also due to increase usage of air-con and the hot air emitted from the condenser unit (a.k.a. outdoor unit) will move upward. Thus, affecting the higher units as the building rises and almost all units using air-con. So, the dilemma is always about finding a balance between nice view offered by higher floor and increase heat intake due to the surrounding circumstances. Architectural elements introduce on the building façade may or may not help in reducing the heat intake. Thus, analysis need to be done to ascertain the usefulness of these elements.
 
Kempas Residences is located within the Central Region under URA Planning area. This (information) translates to higher density, which mean higher building blocks due to the prime location and higher land cost. Based on our early assessment, there will be estimated 60% of available 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). We rate the west sun exposure for this development at 1 out of 4.

"Your (hausanalyst) report is very helpful in our flat selection. Especially the afternoon sun exposure analysis.

Mr. Seah | retiree, former IBM engineer | Tampines Green Court 5-rm 2017

click on image to view our upgraded sample report for 'Most Popular' package

With the heat being the main culprit, wind has been touted as a saviour or sort. The most visible wind would be the prevailing wind, which happens due to weather changes in Northern and Southern hemisphere. The Northern and Southern hemisphere experience 4 seasons, thus prevailing wind happen across the equator when there’s a difference of air pressure in both hemispheres. We have explained this in details to all paid home owners who have engaged us and we are sure the next one will have the same ‘orgh…’ expression! Apart from that, there’s other wind sources as well like local wind, etc. That’s why we have never given a ‘0’ for our wind assessment in our scoring chart. Reason being, the wind intensity may be rather minimal, but its movement through spaces may increase or decrease the intensity. For example, as the wind move through a gap, the intensity will increase after it went through the gap as the pressure in the space before the gap was higher. The same situation will happen as air movement (wind) move across the void decks, building, trees, etc. as it gains its intensity and speed. 

We have been collecting wind data released by Singapore Meteorological Service from 2014 to 2017 which shown the prevailing wind direction as recorded as its Changi Airport Station. Reason for taking Changi Airport Station as reference is due to the fact that this area is more spacious, not cluttered like the city area with buildings which may deflect prevailing wind and thus recorded a non-consistence air movement which may not help in analysing future development (a.k.a off-plan development). Based on the data collected, we find a consistency in terms of the most frequent direction of prevailing wind as well as the major wind direction which happen almost 1 in 5 during the prevailing season. 3 other prevailing wind directions only happen 1 in 10 during the prevailing season. We will explain this information in detail and specific to all paid home owners who engaged us. Knowing which are these wind directions and when does it happen will greatly help when selecting a unit.
 
Based on recorded prevailing wind data from 2014-2017 which we have consolidated, we estimate up to 20% of the available stacks here should get the most common prevailing wind exposure which happen 1 in 5 during the prevailing season. We define the wind exposure as the wind hitting diagonally on the surface of the external wall of the unit, usually on the façade with the most numbers of windows. While wind maybe much welcome during a hot day, we may not like it during heavy rain as it will help to intensify the rain hitting directly at the window and some rare case cause seepage due to poor workmanship on window frame. We rate the wind exposure for this development at 1 out of 4. 

We (www.hausanalyst.com) will create a specific development group chat via 'Telegram' for future home owners who engaged us and when it reaches 5 pax, all future home owners from the same development who engaged us will enjoy a group discount of up to 20% each from either our 'Most Popular' package of S$350 or S$500 'Absolute' package.

This development is sited up to 280m diagonally away from the nearest MRT station, Boon Keng Station (NE9) which will bring you all the way to City Centre. Another MRT station, Bendemeer Station (DT23) will be up to 460m diagonally away from this development. In terms of ease of public transportation, 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 for now (as the year goes by, it may lose its appeal due to the increased numbers of MRT stations). 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 3 out of 4.

This development consists of up to a total of 583 units with a plot ratio of 4.2. All 4 blocks will have a different building height of 29 to 37 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. 

Kempas Residences is surrounded by existing residential precinct, hospital, educational facilities, green strip, existing commercial as well as place for business 1 land-use to the east of the site. Amenities within a 500m walk (15 mins 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 2 out of 4.

Overall, we rate this development at 10 out of total 20.

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