hausanalyst | 良い家選択
  • home
  • pricing
  • BTO

nov 2017 bto - northshore edge

11/16/2017

0 Comments

 
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. ​

northshore edge

Picture
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 only available to paid subscribers who would like to understand the in-depth analysis and how we can help homeowners to assess their risk before they invest their hard-earned money into the largest investment in their life. Our scoring system is based on collective data collected from all BTO launches and part SERS since year 2010 which accumulated to almost 234 developments comprising 165,000 in total.
Site Analysis

Northshore Edge is part of the Punggol Northshore development which was announced a few years back and currently into its 8th launches. Based on our earlier assessment, there will be estimated 50% of stacks having 3pm west sun exposure (note that this assessment is based on units having a standard horizontal shading device of at least 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 at 2 out of 4.

Based on recorded wind pattern data from the year 2016, we anticipate at least up to 35% 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. 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 2 out of 4.   

In terms of transportation proximity, having a distance of 400m or less from a 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 a MRT station as LRT only serve a small locality and eventually will need to connect to MRT for greater access to the whole Singapore. Based on estimated diagonal measurement to the nearest LRT, the distance will be at least 200m away towards the Samudera (PW4) LRT station.  We rate the transportation proximity 3 out of 4.

The highest plot ratio for a residential plot in Singapore is currently Pinnacle @ Duxton which is at 8.4. Plot ratio means the amount of allowable gross floor area which can be built over a plot of land. A plot ratio of 8.4 will translate to a development with a maximum gross floor area of 8.4 times the size of the land it sited on. Additional planning parameters like air space control, building setback, etc, will determine if a development is compact or sparse (with more green spaces), high or low.  Northshore Edge is currently at plot ratio 4.0 which is at the mid-range for high rise development in Singapore. We rate this development 3 out of 4 for plot ratio.

This development consists of up to a total of 388 units. A development size will determine how resources 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 this development 4 out of 4 for development size. 
 
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. Northshore Edge is within 500m to education, central park/waterway and commercial. This development is also 500m away from reserved site which may pose future unforeseen risk. We rate this development at 2 out of 4.

Overall we rate this development 16 out of total 24.
Engage us

To better understand our analysis in graphical and detail explanation as well as the rating system to better help you make an informed decision and mitigate unforeseen risk, we currently offer a paid pre-selection analysis at a rate of S$75.00 (promotional rate) which covers detailed site analysis with graphical explanations and scoring parameters explained. Should you proceed to register for the development, we will offset S$25.00 of the unit selection analysis (i.e. S$325.00 for our standard package after S$25.00 off, 
T&C apply). 

​ 
Closing date for project registration will be on 11.59pm of 20 Nov 2017. You may write to us latest by 11.59pm of 18 Nov 2017 (Saturday) to get a pre-selection report. 
​
Copyright © 2017 by chua.soon.ching@hausanalyst.com
All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication.
0 Comments



Leave a Reply.

    Picture

    Author

    An architect with 2 bachelor degrees. 15 years of industry related experience in Singapore, China and Malaysia. Designed for more than 10,000 units of completed residential property in Singapore, China and Malaysia including landed and non-landed alike. Designed for residential, healthcare, industrial and transportation oriented development (Finalist at World Architectural Festival 2014, Master planning; Won Singapore Institute of Planners Best Urban Design Project 2013). Completed projects including 1,010 units Punggol Topaz, Singapore, 2,290 units of landed and high-rise residential development in Xian, China, 4,236 units of high-rise residential development in Shenyang, China, 3,595 units of high-rise residential development in Chengdu, China and many more. 

    Archives

    November 2022
    August 2022
    May 2022
    February 2022
    December 2021
    November 2021
    August 2021
    May 2021
    February 2021
    November 2020
    August 2020
    February 2020
    November 2019
    September 2019
    July 2019
    June 2019
    May 2019
    February 2019
    November 2018
    August 2018
    July 2018
    June 2018
    May 2018
    March 2018
    November 2017
    September 2017
    August 2017
    June 2017
    March 2017
    February 2017
    January 2017
    September 2016
    August 2016

    Categories

    All
    2016
    2016 02(Feb) BTO
    2016 05(May) BTO
    2016 08(Aug) BTO
    2016 11(Nov) BTO
    2017
    2017 02(Feb) BTO
    2017 05(May) BTO
    2017 08(Aug) BTO
    2017 11(Nov) BTO
    2018
    2018 02(Feb) BTO
    2018 05(May) BTO
    2018 08(Aug) BTO
    2018 11(Nov) BTO
    2019
    2019 02(Feb) BTO
    2019 05(May) BTO
    2019 09(Sept) BTO
    2019 11(Nov) BTO
    2020
    2020 02(Feb) BTO
    2020 08(Aug) BTO
    2020 11(Nov) BTO
    2021
    2021 02(Feb) BTO
    2021 05(May) BTO
    2021 08(AUG) BTO
    2021 11(Nov) BTO
    2022
    2022 02(Feb) BTO
    2022 05(May) BTO
    2022 08(Aug) BTO
    2022 11(Nov) BTO
    BTO - Alexandra Vale
    BTO - Alkaff Breeze
    BTO - Alkaff Oasis
    BTO - Ang Mo Kio Court
    BTO - Bartley Beacon
    BTO - Bartley GreenRise
    BTO - Bishan Ridges
    BTO - Bishan Towers
    BTO - Buangkok Woods
    BTO - Bukit Merah Ridge
    BTO - Canberra Vista
    BTO - Casa Spring@Yishun
    BTO - Central Weave@AMK
    BTO - Champions Bliss
    BTO - Champions Green
    BTO - Costa Grove
    BTO - Dakota Breeze
    BTO - Dakota One
    BTO - EastCreek@Canberra
    BTO - EastDelta@Canberra
    BTO - Eunos Court
    BTO - Fernvale Dew
    BTO - Garden Bloom@Tengah
    BTO - GardenCourt @ Tengah
    BTO - GardenTerrace @ Tengah
    BTO - Garden Vale@Tengah
    BTO - Garden Vines@Tengah
    BTO - Havelock Hillside
    BTO - Hougang Citrine
    BTO - Kallang Breeze
    BTO - Kallang Residences
    BTO - Keat Hong Verge
    BTO - Kebun Baru Edge
    BTO - Kempas Residences
    BTO - Kim Keat Beacon
    BTO - Kim Keat Ripples
    BTO - Kovan Wellspring
    BTO - Macpherson Weave
    BTO - McNair Heights
    BTO - NorthShore Cove
    BTO - Northshore Edge
    BTO - Parc Clover @ Tengah
    BTO - ParcFlora@Tengah
    BTO - Parc Glen @ Tengah
    BTO - ParcResidences@Tengah
    BTO - ParcWoods@Tengah
    BTO - ParkEdge@Bidadari
    BTO - ParkView @ Bidadari
    BTO - Plantation Acres
    BTO - Plantation Creek
    BTO - Plantation Grange
    BTO - Plantation Grove
    BTO - Plantation Village
    BTO - Punggol Point Cove
    BTO - Punggol Point Crown
    BTO - Punggol Point Woods
    BTO - Queen's Arc
    BTO - River Peaks I & II
    BTO - Senja Heights
    BTO - Senja Ridges
    BTO - Senja Valley
    BTO - Tampines GreenBloom
    BTO - Tampines GreenCourt
    BTO - Tampines GreenCrest
    BTO - Tampines Green Dew
    BTO - Tampines GreenEmerald
    BTO - Tampines GreenFlora
    BTO - Tampines GreenFoliage
    BTO - Tampines GreenGem
    BTO - Tampines GreenGlade
    BTO - Tampines GreenGlen
    BTO - Tampines GreenJade
    BTO - Tampines GreenOpal
    BTO - Tampines GreenQuartz
    BTO - Tampines GreenSpring
    BTO - Tampines GreenVerge
    BTO - Tampines GreenView
    BTO - Tampines GreenVines
    BTO - Tanjong Tree Residences
    BTO - Teck Whye View
    BTO - Toa Payoh Ridge
    BTO - Towner Crest
    BTO - Ubi Grrove
    BTO - Ulu Pandan Banks
    BTO - UrbanVille@Woodlands
    BTO - ValleySpring@Yishun
    BTO - Waterway Sunrise I
    BTO - Waterway Sunrise II
    BTO - West Hill@Bukit Batok
    BTO - West Scape@Bukit Batok
    BTO - Woodgrove Ascent
    BTO - Woodleigh Glen
    BTO - Woodleigh HillSide
    BTO - Woodleigh Village
    BTO - Yio Chu Kang Beacon
    GOOD HOUSING

    RSS Feed

please share
© 2O2O www.hausanalyst.com | ​All rights reserved
  • home
  • pricing
  • BTO