Tampines GreenJade (August 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.
4. This analysis is mainly curated for pre-selection. Details varies among developments, therefore, please read through our analysis in full before making comparison between developments.

Tampines GreenJade and Tampines GreenQuartz will be 2 of the last 7 sites remaining for development within Tampines South (HDB definition) enclave. The other 5 (including 1 mixed development with residential component) have been slated to be launched before year 2029. To the North, across Tampines Street 96 there is Tampines GreenGem (designed by HDB own BRI team) and to the South, a site reserved for future high-rise residential development. Based on our experience, easy site is made available for BTO, difficult site will be tendered to EC development and challenging site will be tendered to private condominium. We highly anticipate a private condominium (EC worst case) for the site to the South as this tract of land is basically being used to buffer potentially high underground water movement. Being located next to Sungei Bedok and near to Bedok Reservoir, a basement structure will be much preferred to prevent potential future underground water movement. Building a basement will incur additional cost which is not feasible for a BTO development. The future development will definitely take advantage of the wide frontage towards the Bedok Reservoir and thus restrict the view potential from Tampines GreenJade. 

This analysis is not meant to give you a quick answer to your questions. Since all homeowners will have a different Q number and different objectives., we believe in alternate fairness in which even for a late Q, they may benefit if those with a better Q don’t even understand what constitute a good housing unit and how to measure it. Does the pricing reflect a better housing hierarchy? The simple answer is NO. This is based on our analysis work since 2010 (www.raremerchandise.blogspot.com 2010-2015).

Why avoiding west sun is crucial?​

Heat (via direct sunlight) transfer via conduction, convection and radiation. Apart from windows, our parameter walls (mainly made of concrete and steel) are the largest external components which via conduction, convection and radiation will transfer heat into our home. While we can’t absolutely prevent all the above from happening, we can reduce the impact by choosing the unit with the least direct impact from any of the above.    
(https://www.youtube.com/watch?v=YK7G6l_K6sA)

Increased exposure to heat (via direct sunlight) will directly cause the following:
​
Material loss
1. higher electricity consumption
Units with higher internal temperature will need more active cooling (air-con), therefore, higher electricity consumption. If we take a HDB 5R as a sample and January 2020 usage as a baseline (351kWh), the total monthly differences (the rest of the year 2020) compared to January 2020 added up to 847kWh! Current SP Service going rate is at S$0.24/kWh and that’s S$203.28 in a year! A 4R extra usage added up to 670kWh, which is additional S$160.80.
(https://www.ema.gov.sg/singapore-energy-statistics/Ch03/index3)
(https://www.spgroup.com.sg/sp-services/understanding-the-tariff)

2. materials wear and tear via direct and indirect heat transfer
Most will spend at least S$20,000 and above for interior renovation and fittings. Wear and tear will increase with heat, be it discoloration, material become fragile, etc. even before its warranty ended.   ​

Personal wellbeing
3. heat related illness-heat exhaustion
(https://www.mayoclinic.org/diseases-conditions/heat-exhaustion/symptoms-causes/syc-20373250)
(https://www.mayoclinic.org/diseases-conditions/common-cold/in-depth/humidifiers/art-20048021)
(https://data.gov.sg/dataset/relative-humidity-monthly-mean)
 
“Heat exhaustion is a condition whose symptoms may include heavy sweating and a rapid pulse, a result of your body overheating. It's one of three heat-related syndromes, with heat cramps being the mildest and heatstroke being the most severe.
 
Causes of heat exhaustion include exposure to high temperatures, particularly when combined with high humidity, and strenuous physical activity. Without prompt treatment, heat exhaustion can lead to heatstroke, a life-threatening condition. Fortunately, heat exhaustion is preventable.” - Mayo Clinic
 
(Notes: In Singapore, relative humidity is hovering above 72% since 1982, way above the comfort level of 30%-50%.) 

"High humidity can make your home feel stuffy and can cause condensation on walls, floors and other surfaces. Condensation can trigger the growth of harmful bacteria, dust mites and molds. These allergens can cause respiratory problems and trigger allergy and asthma flare-ups."- Mayo Clinic

Climate change
4. high cooling activities (using air-con) lead to higher electricity consumption, which led to high carbon footprint and directly contribute to higher local temperature.
 
“The irony is the electricity for the air conditioning cooling me down as I recover is our second largest source of carbon emissions.
 
If the very act of powering our lives comes at the price of accelerating global warming, how are we going to get out of this carbon conundrum?”
​Dr. Janil Puthucheary, Senior Minister of State of the Ministry of Health of Singapore

5. Inherent issue of using concrete as building materials (nett CO2 emission) vs. timber (store and emit CO2). While most of the advance economy has started to move into timber construction, Singapore is still very much dependent on concrete as the main construction material due to limited know how and reluctant to innovate. As long as we are still using concrete, the urban heat island effect will keep on increasing.  ​

Why understanding the prevailing wind is important?

1. assist in cooling (heat mitigation)
A good prevailing wind exposure will help to mitigate heat impact, with condition, it faces the wider surface of the unit.
​
2. assist in ventilation (removing stagnant air, virus, bacteria)
(https://www.cdc.gov/coronavirus/2019-ncov/prevent-getting-sick/Improving-Ventilation-Home.html)
No cross ventilation leads to stagnant air. Stagnant air leads to more viruses and bacteria trap in the same locality. When Covid19 hits, cross ventilation suddenly became all important to rid the interior spaces of the virus. ​

3. assisting in pollutants movement (dust from construction, place of worship)
Knowing your present and future surrounding may not be enough to prevent future discomfort if you don’t understand the direction of the prevailing wind and the season it happens.

4. high intensity wind load (high building)
Higher building within less denser surrounding will have to live with higher intensity of direct wind load. We welcome a good wind flow, but excessive wind flow will create havoc more than comfort.

5. splashing during rainy days
a. While everyone loves privacy by aiming for end lot/ units, the inherent issue is actually the exposure to water splashing (during rainy days with wind assistance) into the corridor which threaten to back flow into the immediate unit if the drainage system fails.

b. "The HDB said it received feedback about water seeping into flats from the owners of 24 units at Waterway Terraces I. Said a spokesman: "Most of these units face an open field, making them more prone to impact by heavy downpours." - The Straits Times July 15, 2015
(Notes: based on NEA recorded data for 14 July 2015, prevailing wind was coming from SSW, this is consistent with the reported case of units facing the open field which is facing SSW.) ​

post selection 2O15

​"Not that we didn't trust your free review but being kiasu we decided that we should get the paid review as well since we are deciding to buy something that costs few hundred thousand. Thankfully we did, ...
 
Totally agree with you that housing is one of the most expensive investment, we need to know what we are buying. Even buying a $300 thing some of us research for weeks on which is the best brand etc what more a $300k house?"

​Mrs. Lim | Tampines GreenWeave 4-rm | Jul 2015

move in 2O19

​"Unit is very cooling and breezy even before we got fans installed. The view from our windows also better than expected, can see the MSCP roof garden right outside our window, like our personal garden hahaha!

Our visitors have been praising our home, eg wide spacing to the next block, very breezy and nice view. Thank you for helping us select such a wonderful unit for us to call home :) "



​Mrs. Lim | Tampines GreenWeave 4-rm | Dec 2019

Why viewing angle is important?

​1. actual view not being represented in scaled model
Gone were the days when homeowners get to choose from a completed housing development. With scaled models (usually 300 times smaller than the actual built product), homeowners can hardly visualise their immediate surroundings, let alone knowing their exact view from every window.  

2. visual coverage
The visual field of the human eye spans approximately 120 degrees of arc.  However, most of that arc is peripheral vision. (https://en.wikipedia.org/wiki/Vision_span) Knowing what you are capable of and allowing for a situation to maximize your capability is better than not having the option to do so. In short, if you can see wider view and further away, why should you settle for anything less?

3. architecture feature (window frame, fin, etc.)
External walls with shade and fins or windows with transom and mullion are architectural features which may serve as sun shading devices or just purely aesthetic features. The thickness, depth and location of these features will affect your viewing quality. 

4. visual privacy

5. awareness of surrounding

“It was a privilege to have engaged you. Choosing a BTO unit was never easy, especially an ideal unit that really suits one's interest. With the help of Soon Ching, this decision-making process has been simplified. 
 
Throughout the entire selection process, he was readily available to answer any of our queries. He also made us realised that most of the “older generation” assumptions (ie. west sun direction, high floor and etc) were all wrong. His report is also very detailed in a way that it included elements like unit to unit distance, unit to rubbish chute distance, the exact sun shading of the unit, and also a 3D view of the unit of your choice. All these elements are the nitty gritty details where one might disregard when it comes to selection of a unit. 
 
In a nutshell, it was a pleasant experience engaging hausanalyst. It definitely gave us a more in-depth understanding on BTO building structure and unit selection.”

Mr. Zhi Yong | engineer, SAF | Tampines Green Gem 4-rm 2019

Why noise is emerging as an important good housing indicator?

1. personal wellbeing
(https://www.euro.who.int/en/health-topics/environment-and-health/noise/publications/2018/biological-mechanisms-related-to-cardiovascular-and-metabolic-effects-by-environmental-noise)
​
a. hearing loss
b. cardiovascular disease
c. stress and depression
d. insomnia
​ 
2. affecting daily routine (WFH)

Why building distance is critical in a selecting a good unit?

 1. claustrophobic (height vs distance)
 
2. provide shading from west sun

3. ventilation via prevailing wind movement
Better or wider building distance will allow for better prevailing wind movement.

4. privacy (in tandem to visual and noise)

5. living in 3D but planning in 2D
(https://www.ura.gov.sg/Corporate/Guidelines/Development-Control/Residential/Flats-Condominiums/Building-Length)
Current planning standards are more concern about the wall-like development (2D) rather than a more 3D approach of how to sparse the unit/ building away from each other and allow more breathing space. ​

post 3D modelling analysis

4R units

5R units

White segment denotes:
sun - percentage of units with less than 3 months 3pm sun exposure
wind - percentage of units with the best prevailing wind exposure
view - percentage of units with the best viewing distance / angle
noise - percentage of units with no more than 3 minor noise disturbance
distance - percentage of units with at least 50m unobstructed distance

TAMPINES GREENJADE | TAMPINES GREENQUARTZ |
KOVAN WELLSPRING | HOUGANG CITRINE |
​QUEEN'S ARC | TOH GUAN GROVE | TOWNER RESIDENCES

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