nov 2017 bto - northshore edge

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

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. ​

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