Parc Woods @ Tengah (Feb 2021 Build-To-Order)

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. ​

Parc Woods @ Tengah is the 10th development within Tengah township. It’s also the second within the Park District after the August 2020 BTO Parc Residences @ Tengah. Interestingly, there will be a bus interchange (under construction) next to this site. We will share our view (whether this is a long-term or a short-term amenities) on this bus interchange at later dates through our virtual meet.  

“Hausanalyst is professional and provides great service. For instance, he expedited some deliverables to meet our personal deadlines which we are grateful for. He is also readily available for scheduled meetings and replies our messages promptly. We find the most beneficial part of the service to be the virtual viewing of the 3D model and the sun shading analysis. The virtual viewing was especially useful because it allows us to look out of the windows and service yard from different angles and even see nearby buildings that have not been built. Importantly, this allows us to manage our expectations and make an informed decision. Overall, we recommend Hausanalyst as he is able to address most of our BTO concerns and produce accurate 3D models that cannot be found anywhere else in the market. With his help, we are certain that we have selected the best possible unit and gives us peace of mind.”

Mr. Lee | Postgraduates Candidates |
ParkView@Bidadari 4-rm 202

1. Heat have been a sticky issue in Singapore due to its locality and will continue to be the same or worst in the foreseeable future due to climate change as well as rapid urbanisation and redevelopment activities. 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/). Back in June 2020, Cooling Singapore released their findings on ‘Urban Heat Vulnerability Analysis for Singapore’ which clearly indicates which town in Singapore is more vulnerable to heat impact.
(https://www.research-collection.ethz.ch/handle/20.500.11850/419689)
 
“The UHV index (Urban Heat Vulnerability) is used to measure the effects of physical exposure, demographic sensitivity and socio-economic adjustment parameters. ... The findings help to define areas where heat mitigation measures are needed most, in order to ensure the protection of the population.” - Cooling Singapore  

2. The best way to reduce heat intake is by minimising the direct exposure. In Singapore, we try to avoid heat intake from the west sun (afternoon sun) due to Singapore being located along the equator, which mean closer to the sun than other part of Earth. Since Earth rotate at a slanted angle of 23.5 degrees at its axis, North and South facing buildings will have direct west sun exposure as well, the difference is when and how often. Please watch the video here to have a better understanding of the above.
 
3. For this development, our preliminary assessment for west sun impact (2pm-4pm) shown that up to 36% of the stacks here will avoid the west sun impact. Therefore, we give a score of 2 out of total 4 for this attribute.

1. The Sun is 147.84 million km away from Earth, that’s more than 3,689 times the circumference of the Earth. The Sun is too far away for us to control its impact. The radius of the Sun is 109x the radius of the Earth. The size of the Sun should speak volume about the difference (if any) in terms of heat intake. On the other hand, wind is closer to home as it happens on Earth. We can either take advantage of it or lose it, we can’t control it. In Singapore, we enjoy prevailing wind during the monsoon season with wind speed of 6-10 km/h. (NEA-weatherwise Singapore). Knowing when and which direction the prevailing wind happens may help to mitigate the heat impact due to west sun exposure.  
 
2. There’s 1 in 16 chances of having the luxury of facing a specific prevailing wind direction, which happens 20% of the days in a year (based on MSS’s wind data recorded at Changi station from 2014-2017). The next best option would be 3 in 16 chances of facing the prevailing wind, which happens at least 10% in a year (excluding the above). Mechanical ventilation like air-conditioning can never replace natural ventilation as mechanical mean is mainly contained (meaning the same air will circulate in the same room), while natural ventilation allows air changes between external (outdoor) and internal (indoor) spaces.
 
3. For this development, our preliminary assessment for prevailing wind exposure shown that 45% of the stacks here will enjoy major prevailing wind exposure which happen more than 180 days in a year. Therefore, we give a score of 2 out of total 4 for this attribute.

1. The viewing angle is 1 of the 3 attributes which can be determined by the planner or architect during the planning stage. They can either maximise the number of units with good viewing angle or just design to maximise the allowable number of units without consideration for good viewing angle. Both are mutually exclusive as higher land yield will lead to more building blocks or taller building blocks which will affect the units viewing angle.
 
2. The viewing angle took into account the human eye’s coverage as well as the distance one can see things and identify objects at 1m height objectively. This attribute will filter situation where the building frontal distance, maybe spacious enough, but the viewing corridor have been greatly reduced due to narrower coverage (reason like the placement of buildings in front which adversely reduced the maximum view).    
 
3. For this development, our preliminary assessment for viewing angle shown that at least 23% of the stacks here will enjoy a good viewing angle. Therefore, we give a score of 1 out of total 4 for this attribute. 

1. The noise exposure is the 2 of the 3 attributes which can be determined by the planner or architect during the planning stage. The planner can plan the town by segregating the land use base on activity, reduce roads, etc., while the architect can create buffer to block the adverse effect of noise or use creative way to reduce the surrounding noise impact. As a homeowner, you can make a better judgement by knowing the distance from a potential noise source and how the noise impact will reduce with distance.
 
2. The understanding of noise disturbance in Singapore is still lacking though it’s a prevailing issue in recent years especially in the housing estate. NEA has since identified the 3 main noise disturbance sources as Vehicular noise, Construction noise and Industrial noise. On top of these 3 major noise disturbance sources, we have further identified minor noise disturbance source such as social, mechanical, vehicular (minor), religious, educational, etc.
 
3. For this development, our preliminary assessment for noise disturbance shown at least 2 major noise disturbance will affect this development. Therefore, we give a score of 2 out of total 4 for this attribute. We assign 3 points for each major noise source and 1 point for each minor noise source.

1. The building distance is the 3rd attributes which can be determined by the planner or architect during the planning stage. The planner and architect will need to make a judgement call about how to balance the yield (number of units) as well as ensuring a good building distance between the building blocks. Please note that a good building distance does not translate to a good viewing angle.
 
2. In 2010, URA introduced an industry guide to control the building length to prevent ‘wall-like’ developments. This guideline is mainly to control the distance between the side of 2 buildings rather than the distance between 2 buildings facing each other to break a ‘wall-like’ building blocks. HDB does have an internal guideline to dictate the distance between building facing each other, but it’s not a regulation. 
 
3. For this development, our preliminary assessment for building distance shown that up to 37% of the stacks here will enjoy a good building distance (base on buildings lower than 18 storey). Therefore, we give a score of 2 out of total 4 for this attribute.

We rate this development with an overall score of 9 out of 20. We will update on the architect’s information as and when we have the correct information to share. 

Our scoring scale

Sun, Wind, View, Distance
0 - 25%      > 1 pt
26 - 50%   > 2 pt
51 - 75%     > 3 pt
76 - 100% > 4 pt

Noise (Major noise source > 3 pt; Minor noise source > 1 pt)
> 7 pt      > 1pt
4 - 6 pt   > 2pt
1 - 3 pt     > 3pt
0 pt         > 4pt

Pricing Analysis

Overview
1. 9 developments have been launched within the new Tengah township since Nov 2018.
2. We have left ParcResidences@Tengah (Aug 2020) out from this price analysis as earlier launches were concentrated in Plantation and Garden districts, therefore allowing meaningful price comparison.
3. Price analysis are based on prices for both 4-room and 5-room with per square foot price as reference due to different unit sizes for the same room type.
4. Similar pricing band (Y axis) for easy comparison between 4-room and 5-room.

Data

Observation
1. Prices for 4-room hovering around a high of S$350psf with anomaly observed at Plantation Village and Plantation Grange.
2. Prices for 5-room hovering around a high of S$375-S$400 psf with anomaly observed at Plantation Village and Plantation Grange.
3. Larger unit size for the 4-room type came with lower upper band psf price (i.e, Plantation Grove 93 sqm vs 96 sqm; Plantation Acres 94 sqm vs 95 sqm).
4. Larger unit size for the 5-room type came with higher upper band psf price (i.e, Plantation Grove 113 sqm vs 116 sqm; Plantation Acres 113 sqm vs 114 sqm). 

Conclusion
1. Both developments (Plantation Village and Plantation Grange) have direct access to the Tengah Plantation MRT station at their door step. Plantation Village valued at higher price point due to its land usage as ‘commercial with residential’ which comes with higher land value.
2. Same as note 1.
3. The average unit price for bigger unit return with higher psf price as opposed to the higher band psf price. In short, this translate to buying bigger unit at higher floor somehow is cheaper than buying a lower floor unit.
4. Interestingly, the opposite was recorded for 5-room compare to note 3 above. Bigger unit size for a 5-room came with higher price point for higher floor units but lower average psf price. 

To get in depth data and analysis for Park District, homeowners can opt to top up S$75.00 on top of either our ‘Most Popular’ or ‘Absolute’ package (NOT applicable to Group Purchase).

We will provide data and analysis for:
i. Parc Woods @ Tengah vs Parc Residences @ Tengah
ii. Parc Woods @ Tengah vs rest of launched development in Tengah
​iii. Parc Woods @ Tengah vs Bukit Batok selected BTO development.

ALKAFF BREEZE | BARTLEY GREENRISE | 
HARMONY VILLAGE@BUKIT BATOK | 
MCNAIR HEIGHTS | PARCWOODS@TENGAH | 
​PARKEDGE@BIDADARI | WEST HILL@BUKIT BATOK

Copyright © 2O21 chua.soon.ching@hausanalyst.com