newlaunchguru.sg https://newlaunchguru.sg newlaunchguru.sg Tue, 14 May 2019 23:49:49 +0000 en-US hourly 1 https://wordpress.org/?v=5.1.1 https://newlaunchguru.sg/wp-content/uploads/2018/10/newlaunchguru-favicon-150x150.png newlaunchguru.sg https://newlaunchguru.sg 32 32 Which facing is naturally cooler in Singapore? https://newlaunchguru.sg/naturally-cooler-facing-in-singapore/ Tue, 07 May 2019 07:20:55 +0000 https://newlaunchguru.sg/?p=11406 When choosing a unit in Singapore, facing is an unavoidable topic. Who don't want a naturally cooler facing unit? In this post, I will share with you the analysis from several aspects. You can...

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When choosing a unit in Singapore, facing is an unavoidable topic. Who don't want a naturally cooler facing unit?

In this post, I will share with you the analysis from several aspects. You can also jump to the Conclusions and check if it is aligned with what you think. If you prefer reading it in Chinese, click here. 阅读华文版本,请点击。

 

Some countries have Spring, Summer, Autumn, and Winter.

But Singapore has 3 seasons

Singapore is close to the equator and has a tropical rain-forest climate. The annual temperature is between 25 and 32 degrees, with sufficient rainfall and high air humidity.

Unlike other countries with 4 seasons, Singapore has 3 seasons here - Hot! Very Hot! ! Extremely Hot! ! ! The hottest month is around May-June, and the cooler season is from December to January. Regardless of months, the highest temperature at noon every day is almost 30 Celsius degrees.

So, an important part of improving the happiness index in Singapore is to have a naturally cooler house.

No west-sun? South-North is the best?

Which facing is naturally cooler?

Many people think that as long as no west sun, all other facings are about the same. Some firmly believe south-north facing are the best among all.

Is that true? Let’s do an analysis. To be naturally cooler, it depends on 2 factors - ventilation and exposure to direct sunlight.

Factor 1 - Ventilation

The external factor affecting ventilation is wind.

Singapore has two different monsoon seasons. The northeast monsoon is blowing from December to March, which is quite humid. The southwest monsoon is blowing from June to September. It is relatively dry. Refer to the following figure for the wind direction along the year in Singapore.

Wind directions in Singapore
  • From April to October, the wind direction is from south to north during most time of the day
  • And from November to March, the wind direction is blowing from north to south.

Since the hottest months are around May-June, the takeaway from the figure is that you should first consider the south facing unit.

The internal factor affecting ventilation is if the unit can form an air tunnel for the wind to flow freely. E.g., windows (or door) at both south and north.

Factor 2 - Exposure to direct sunlight

In Singapore people will try to avoid west-sun facing unit as much as possible. Some think south-north facing units will not have west-sun. Well, although it makes sense but these opinions are not showing the full picture.

I will illustrate more using the following Sun trajectory and wind direction figure.

Sun trajectory and Wind direction in Singapore

The orientation of the sunrise and sunset changes during the year. The 3 red dotted lines from top to bottom in the figure are the running routes of the Sun in Singapore in June, March/September, and December. In a year, the sun moves in the zone contained by the red dotted line.

Take the 1st red dotted line as an example, i.e., the Sun trajectory in the hottest month June. The sun rises about 22-degree north of east at 7am, and runs to the top at noon. Then that is what we called west-sun! The sunset is at 22-degree north of west. In this case, even for a north facing unit, the slanted west-sunlight can enter the corner of the house.

The third red dotted line is the Sun trajectory in cooler December. The sun rises about 22-degree south of east at 7am, runs to the top at noon. Again west-sun starts. At last the sunset is 22-degree south of west. Therefore in Dec, even a perfect south-facing unit will still have a 22-degree west-sun in the late afternoon.

A quick recap on exposure to direct sunlight

  • West facing units are baked by the west-sun all year round
  • Other facing units are more or less subject to west-sun at different times of the year, except east-facing unit which has morning Sunlight.
  • And in the hottest month June, the north-west facing unit will be exposed to the direct west-sun, probably even hotter than west-facing units.

How about Wall facing?

In addition to the orientation of the window, you should also pay attention to the direction of the wall. If one wall faces west, it will absorb the afternoon sun and turn that room into a sauna room.

Surroundings

You should also take surroundings into consideration. Even if a unit has the best direction facing, it will not enjoy natural wind if it is blocked by another building.

 

Conclusions

With all the analysis above, you should consider the following factors when looking for a naturally cooler unit.

  • High-rise, unblocked, an air tunnel for wind to flow freely.
  • South-facing is better than north-facing because of wind from south in the hottest month June.
  • The facing to be naturally cooler in sequence is indicated in different color in the figure, i.e., Blue -> Yellow -> Red.
    south facing & a bit towards east –> south facing -> south facing & a bit towards west -> north/north & a bit towards east -> west, west-north, east.
newlaunchguru.sg apple to apple comparison

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

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新加坡房子哪个朝向最凉快? https://newlaunchguru.sg/naturally-cooler-facing-in-singapore-chn/ Tue, 07 May 2019 07:13:02 +0000 https://newlaunchguru.sg/?p=11415 在新加坡选择房子的时候,朝向是一个不可避免要考虑的因素。毕竟,谁不想要一个自然凉快的房子呢? 在这篇文章里,我会从几个方面来做一下分析。你也可以直接跳转到结论来看看是不是跟你想的一样。If you prefer reading it in English, click here.   新加坡靠近赤道,为热带雨林气候,全年气温在25-32度之间,雨量充足,空气湿度高。 不像中国有四季交替,这里要分的话只有三季,就是热!很热!!非常热!!!最炎热的月份大概是5-6月,凉爽季是12月到次年1月。无论什么季节,每天中午最高温几乎都是要突破30度。 在新加坡想要提高生活幸福指数的一个重要指标,就是拥有一个比较凉快的房子。 那么什么朝向的房子比较凉快呢?大部分人认为只要不朝西,其它方向都差不多。是这样吗?今天我来仔细分析一下。 想凉快无非就是要尽量通风跟减少日晒时间。 风的方向 新加坡有两个不同的季候风季节,12-3月吹东北季风,相当潮湿;6-9月吹西南季风,较为干燥。全年风向可参照下图。 敲小黑板,注意了! 每年4-10月期间,白天大部分时间吹的都是南风,而11月到次年3月期间,则吹北风。如果想在最炎热的5-6月份享受大风吹,那就要首先朝南的房子了。如果能南北通透,全年进风,那就完美了。可惜这种南北通透的房子不多见。 阳光的方向 我们再看看西晒。很多人觉得正南北就没有西晒,其实不是这样的。 一年之中,日出和日落的方位不是固定的。图中从上往下三条红色虚线,分别是新加坡太阳在6月,3月/9月,和12月一天之中的运行路线。在一年里,太阳就在红色虚线包含的区间移动。 以第一条红色虚线,即最热的6月份的运行轨迹为例。太阳大约7点从东偏北大约22度升起,中午运行到正上方,当~当~当~当~西晒开始了!最后日落在西偏北22度。即使是正北的房子,阳光也可以斜斜地洒落屋子一角,有一定程度的西晒,。 第三条是较凉爽的12月份的太阳运行轨迹。太阳大约7点从东偏南大约22度升起,中午运行到正上方,当~当~当~当~西晒又开始了!最后日落在西偏南22度。所以即便是正南的房子,依然有来自西方22度夕阳的眷顾。   又要敲小黑板了! 朝西的房子全年西晒,而其它朝向的房子在一年的不同时候也或多或少会受到夕阳斜射。(除非正东)而在最炎热的6月,面朝西北的房子是还会受到夕阳直射,可能比朝西的房子还要热。 当然除了看窗户的朝向,也要注意墙壁的房向,如果有一面墙朝西,也是会吸收一下午的太阳,把那个房间变成桑拿浴箱的。还有就是周边建筑,就算房子是最好的朝向,如果被对面一个高楼挡住,那就什么风也都没了。 结论 所以综上所述,房子要凉快一定要 高楼,通透,无阻挡(钱包要够厚) 朝南的房子好过朝北的房子(最热的6月吹南风) 如果担心发霉,喜欢多些阳光的可以选择朝南偏东或西一点...

The post 新加坡房子哪个朝向最凉快? appeared first on newlaunchguru.sg.

]]>

在新加坡选择房子的时候,朝向是一个不可避免要考虑的因素。毕竟,谁不想要一个自然凉快的房子呢?

在这篇文章里,我会从几个方面来做一下分析。你也可以直接跳转到结论来看看是不是跟你想的一样。If you prefer reading it in English, click here.

 

新加坡靠近赤道,为热带雨林气候,全年气温在25-32度之间,雨量充足,空气湿度高。

不像中国有四季交替,这里要分的话只有三季,就是热!很热!!非常热!!!最炎热的月份大概是5-6月,凉爽季是12月到次年1月。无论什么季节,每天中午最高温几乎都是要突破30度。

在新加坡想要提高生活幸福指数的一个重要指标,就是拥有一个比较凉快的房子。

那么什么朝向的房子比较凉快呢?大部分人认为只要不朝西,其它方向都差不多。是这样吗?今天我来仔细分析一下。

想凉快无非就是要尽量通风减少日晒时间。

风的方向

新加坡有两个不同的季候风季节,12-3月吹东北季风,相当潮湿;6-9月吹西南季风,较为干燥。全年风向可参照下图。

Wind directions in Singapore

敲小黑板,注意了!

每年4-10月期间,白天大部分时间吹的都是南风,而11月到次年3月期间,则吹北风。如果想在最炎热的5-6月份享受大风吹,那就要首先朝南的房子了。如果能南北通透,全年进风,那就完美了。可惜这种南北通透的房子不多见。

阳光的方向

我们再看看西晒。很多人觉得正南北就没有西晒,其实不是这样的。

Sun trajectory and Wind direction in Singapore

一年之中,日出和日落的方位不是固定的。图中从上往下三条红色虚线,分别是新加坡太阳在6月,3月/9月,和12月一天之中的运行路线。在一年里,太阳就在红色虚线包含的区间移动。

第一条红色虚线,即最热的6月份的运行轨迹为例。太阳大约7点从东偏北大约22度升起,中午运行到正上方,当~当~当~当~西晒开始了!最后日落在西偏北22度。即使是正北的房子,阳光也可以斜斜地洒落屋子一角,有一定程度的西晒,。

第三条是较凉爽的12月份的太阳运行轨迹。太阳大约7点从东偏南大约22度升起,中午运行到正上方,当~当~当~当~西晒又开始了!最后日落在西偏南22度。所以即便是正南的房子,依然有来自西方22度夕阳的眷顾。

 

又要敲小黑板了!

朝西的房子全年西晒,而其它朝向的房子在一年的不同时候也或多或少会受到夕阳斜射。(除非正东)而在最炎热的6月,面朝西北的房子是还会受到夕阳直射,可能比朝西的房子还要热。

当然除了看窗户的朝向,也要注意墙壁的房向,如果有一面墙朝西,也是会吸收一下午的太阳,把那个房间变成桑拿浴箱的。还有就是周边建筑,就算房子是最好的朝向,如果被对面一个高楼挡住,那就什么风也都没了。

结论

所以综上所述,房子要凉快一定要

  • 高楼,通透,无阻挡(钱包要够厚)
  • 朝南的房子好过朝北的房子(最热的6月吹南风)
  • 如果担心发霉,喜欢多些阳光的可以选择朝南偏东或西一点
  • 次之是朝北,可以偏东一点
  • 正西,西北或正东的朝向会比较热(图里也用蓝,黄,红来表示凉快程度)

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Haus on Handy @Dhoby Ghaut – The center of convenience https://newlaunchguru.sg/haus-on-handy/ Fri, 03 May 2019 05:27:05 +0000 https://newlaunchguru.sg/?p=11380 Haus on Handy @Dhoby Ghaut is expected to launch in mid-2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or...

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Haus on Handy @Dhoby Ghaut is expected to launch in mid-2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register your interest.

Haus on Handy Logo

Haus on Handy @Dhoby Ghaut Overview

haus on handy condo near plaza singapura

Fresh from the launch of ultra luxury Boulevard 88, CDL is back in the second-half of 2019 with another new condo launch in the world famous Orchard shopping belt in Singapore; this time a more competitive-priced Haus on Handy at Dhoby Ghaut/Mount Sophia.

For up-to-date information such as price and floor plan, please visit & bookmark the designated website @Haus on Handy.

Reasons why you should consider Haus on Handy

1. The world famous Orchard shopping belt just outside your door

2. Dhoby Ghaut is a 3-line MRT Interchange. (NE/NS/CC)

3. Truly a center of convenience with Parks, Institutions, Medical Centres, Museums, Nightlife, all within easy reach

4. CDL is an established and award-winning homegrown international developer with over 50 years of expertise.

Location

A location all too familiar with many, Dhoby Ghaut has a history dating back as far as 1827 when Indian washermen began laundering clothes in the stream within the vicinity. This was how Dhoby Ghaut got its Hindi name which meant “washerman” and “area along riverbanks for washing” respectively. Today, Dhoby Ghaut forms part of the international renowned Orchard Road shopping belt alongside three other sub-precincts, Tanglin, Orchard and Somerset.

The earliest known history of Mount Sophia dates back to 1822 when it was reflected as Bukit Selegie. Actual documentation of its current name came only in 1823 when it was renamed Mount Sophia by Singapore’s first master attendant, Captain William Flint, in honour of Sir Stamford Raffles’ second wife, Sophia Hull, and Flint’s daughter, Mary Sophia Anna.

Mount Sophia was later sold to Charles Robert Prinsep and the hill grew from a nutmeg and coffee orchard to a wealthy residential enclave with many villas overlooking the lower grounds and the Singapore River. Besides grand villas of the bygone era, Mount Sophia is also home to girls’ schools Methodist Girls’ School, Nan Hwa Girls’ School and the only school that has not left the hill, St Margaret’s Primary School. Thankfully, URA has gazetted Mount Sophia on 1 December 2013 for conservation.

Haus on Handy is a brand new condo development that sits on a 51,625.87 sq ft slope of Mount Sophia, between Suites at Orchard and Nomu in Dhoby Ghaut. It is also the final residential project in the vicinity, after URA released this land parcel under the Government Land Sales (GLS) Programme in 2017. More details will be discussed in Site Plan.

  • Transportation

    The main draw for choosing Haus on Handy is that it is 100m away from Dhoby Ghaut MRT Interchange, a vast 28m deep underground complex comprising 3 MRT lines – North-South Line (NSL), Northeast Line (NEL) and Circle Line (CCL) terminus.

    From the NSL, Orchard is 2 stations away and this already crowded station will serve more commuters when it becomes an interchange following the commencement of Thomson-East Coast Line (TEL) in 2023, connecting the northernmost Woodlands with East Coast. Travelling south leads to City Hall and Raffles Place Interchanges with East-West Line (EWL), and Marina South Pier where Marina South Pier Ferry Terminal offers ferries to South Islands and cruises to Malaysia and Thailand.

    From the NEL, Dhoby Ghaut is connected to heartland areas including Serangoon, Hougang and Punggol northwards, and tourist destinations Chinatown and HarbourFront southwards.

    As the CCL terminus, trains from Dhoby Ghaut will travel to popular stations including Esplanade, Promenade, Bayfront and Stadium, home to Suntec City, Marina Bay Sands and Singapore Sports Hub respectively.

    Besides the Dhoby Ghaut Interchange, Bencoolen Downtown Line (DTL) station is also a 5-minute walk away, connecting the city centre to Bukit Panjang and Singapore Expo.

    There are also over 20 bus services spread out over two bus stops along Orchard Road and one at the opposite direction along Penang Road, providing alternative transport options besides the MRT, and linking the Dhoby Ghaut Interchange itself.

    For car owners, most parts of Central Region, Downtown Core/Marina Bay and the rest of Orchard can be reached within minutes.

    • MRT
      • Dhoby Ghaut MRT (NS24, NE6, CC1) 0.14km
      • Bencoolen MRT (DT21) 0.43km
    • Bus Stops
      • Dhoby Ghaut STN (08057) (0.16km)
  • Shops/Food/Supermarkets

    Right across the road from Haus on Handy is Plaza Singapura and The Atrium@Orchard, a major landmark in Dhoby Ghaut that host a variety of shopping, banking and dining options, and Golden Village cinemas. Without the need to even cross the road, Nomu also has grooming and beauty services at its level 1 commercial units. Once Singapore’s tallest building and first air-conditioned cinema, 80-year-old monument The Cathay is a quieter shopping and dining spot in Dhoby Ghaut that also has a cinema, Cathay cinema, and additionally, Fitness First.

    Travelling outside of Dhoby Ghaut will see even more shopping, dining and lifestyle options that includes Orchard Road, Selegie, Bugis/Bras Basah Suntec City and Marina Bay Sands.

    To keep up with the ever-changing trends around the world, world famous shopping belt Orchard Road  has to be constantly evolved to stay ahead of time. Plans are underway to transform Orchard Road into lifestyle destination for friends and families, and more walkable with urban green corridor, mimicking its original identity as a plantation orchard.

    Selegie, once dotted with bamboo plantations and Jewish settlement, is now a favourite hangout amongst young adults and students from nearby tertiary institutions. Many cafes, such as The MindCafe, often operate till late, especially on Friday nights and weekends.

Haus on Handy Location Map
  • Schools

    It is a misconception that living within the city means very few educational institutions for family with kids to choose from. In fact, Haus on Handy sees the most diverse choice of educational institutions that cater to a wide-ranging age group, all within 1km walking distance.

    Right at the doorsteps sees private educator MDIS Dhoby Ghaut and Singapore’s first national pre-tertiary specialised arts school, School of the Arts Singapore (SOTA). Walking down further will lead to Singapore’s third autonomous university, Singapore Management University (SMU), the only university located in the heart of the downtown at Bras Basah, and Nanyang Academy of Fine Arts (NAFA) and LASALLE College of the Arts (McNally Campus) in Bencoolen. Global organisation YMCA also has its own private school within its YMCA Building premise nearby.

    More schools options are available at the back of this project. House on The Hill Montessori Pre-School is located at the hilltop of Mount Sophia, taking over the former Nan Hwa Girls’ High School, now a conserved building. Two Kaplan City Campuses are also within walking distances of each other at PoMo and Wilkie Edge in Selegie.

    Primary Schools

    • Within 1km

    St Margaret’s Primary School

    • Between 1-2km

    Anglo Chines School (Junior)

    Farrer Park Primary School

    River Valley Primary

    St Joseph’s Institution Junior

    Stamford Primary School

  • Recreational

    There are plenty of greenery waiting to be explored around Haus on Handy.

    Completed in 1869 and currently the official residence and office of the President of the Republic of Singapore, the 106 acres Istana holds open house at specific public holidays throughout the year and is often greeted by visitors wanting a glimpse of the flora and fauna leading up to the main building, 41m above the sea level. Of course, the star attraction of every open house will always be The President.

    Opposite The Istana is the Istana Park, a 5-minute walk from Haus on Handy. The Istana Park fronts the main Istana Gate and is a vantage point for the monthly changing of guards ceremony at The Istana. On other days, park goers can look forward to themed floral displays throughout the year or visit the Istana Heritage Gallery that showcases the transformation of The Istana.

    Closer to home from a 3-minute walk is Dhoby Ghaut Green, an interim park conceived as a “City Room” for community gathering within the city.

    Under the recently announced URA Draft Masterplan 2019, it is proposed that the section of Orchard Road in front of Plaza Singapura be pedestrianised to create a continuous green oasis linking The Istana, Istana Park and Dhoby Ghaut Green. Family-friendly features and themed gardens celebrating Orchard Road’s Heritage are also in the proposal.

    Further away is Fort Canning Park (Hill), a 7-minute walk via the steps near former Park Mall (redeveloped into a Grade-A commercial building). Standing at 48m, this former British government outpost is the highest elevation in the Singapore City, which was why it became an important part of Singapore’s colonial milestones. Apart from playing regular hosts to outdoor concerts, plays and festivals, visitors will also get to enjoy tranquility and scenic nature, a respite from the hustle and bustle downhill. History fans can also explore the many colonial government outposts such as Battle Box and three gardens restored in honour of Sir Stamford Raffles creating Singapore’s first botanic garden at Fort Canning Hill. These three gardens – Royal Garden, First Botanic Garden and Jubilee Park – will progressively open from June 2019 in conjunction with bicentennial celebrations.

  • Heritage

    The nearby areas in Dhoby Ghaut are also rich in history and heritage.

    Civic District, home to many notable historic buildings and spaces, is a thriving historical and cultural precinct. Important landmarks that witnessed history being made including The Padang, Old Parliament House and National Gallery Singapore are within the Civic District. The Museum Planning Area, comprising museums such as Singapore Art Museum and National Museum, is also within this precinct.

    A place where sleazy nightlife and reputable schools intertwined, Bras Basah/Bugis is now a precinct dotted with many tertiary and private educational institutions and venue for popular arts events including Singapore Night Festival and Singapore Biennale. It aims to become a livelier night enclave in the next decade so that vibrancy can continue even after schools are shut at the end of the day.

Site Plan

Haus on Handy sky view

Haus on Handy is a very unique condo development. This 51,625.87 sq ft is actually sitting on the slopes of Mount Sophia, from Handy Road at the ground and upwards to Mount Sophia hilltop. Apart from the other neighbouring condos, it is highly unlikely that there are other condo developments situated on similar terrains as Mount Sophia.

Looking at the map, there is a jutted out area at the brow of Mount Sophia. That building that protrudes out the otherwise geometrically-shaped land is 12 Mount Sophia. Built in 1892 for the Singapore Land Company, this two-storey house, known as “Tower House”, features ample openings and spacious verandahs to allow maximum light and ventilation. Its wood and wrought iron fittings are also a befitting style of its colonial past.

From its colonial days overlooking the Singapore city and harbour from Mount Sophia to being part of Methodist Girls’ School premises, “Tower House” became a conserved building in 1998 and will now form part of this condo project as its clubhouse.

As the land parcel is relatively small and sloping, it is not expected for Haus on Handy to feature sprawling condo amenities as seen from many new launches this year. Moreover, a cap by URA for maximum building height between 42-55m means no high-rise floors to take advantage of the cityscape. The total units available will also be low, with no more than 200. Final details will be updated once available.

Project Details

Project Details Haus on Handy
Location Handy Road, Singapore
District D9 Orchard / River Valley
Developer CDL Regulus Pte Ltd
Site Area 51,626 sq ft / 4,796 sqm
Architect TBC
No. of Blocks TBC
No. of Storeys TBC
Payment Scheme Normal Progressive
Site Use Residential Flat Developement
Tenure 99 years leasehold
Total No. of Units 180+ Units
No. of Car Park Lots TBC
Expected Date of TOP Est. 2022 - 2023
Expected Date of Legal Completion Est. 2025 - 2026
Security 24 Hours Security Guard
Haus on Handy Plaza Singapura Night View

Haus on Handy Price, Unit Types, Sizes

Bedroom Type No of Units Size Price
1 Bedroom
1 Bedroom + Study
2 Bedroom
2 Bedroom + Study
3 Bedroom
3 Bedroom + Study
4 Bedroom
5 Bedroom
Total 820

*Estimated. Subject to change.

Haus on Handy Floor Plan

To be updated once the Haus on Handy floor plan becomes available. Stay tuned.

Haus on Handy Price Comparison

CDL won the bid for this land parcel at $212.2m, translating to $1,722 psf ppr. While the breakeven price is at $2,300 psf, the estimated launch price could be around $2,650 psf.

Comparing with other District 9 New Launch projects, Haus on handy could probably be the most affordably priced condo in 2019.

Haus on Handy D9 CMA NEW LAUNCH

Looking at the nearby resale options, the average transacted has already hit close to $2500psf. Factoring in Brand new premium, I will consider $2600-2700psf is a reasonable range to consider investing into Haus on Handy.

Rental could potentially be around 2.5% which may not seem very attractive, however, it's widely acceptable that central location rental yield tends to be lower than other areas. People who are buying here is mainly for the prestigious address and capital appreciation in the years to come.

HAUS ON HANDY CMA RESALE

Some thoughts on Haus on Handy

1. For buyers/investors looking for both privacy and intimacy, Haus on Handy is an ideal choice since there are no more than 200 units, making the overall development similar to a small community.

2. The land sits on a elevated ground, which offers the possibility of distinguished cascading landscaping design. Developer will build a lift to bring residents from the entrance of Handy Road to the hilltop of Mount Sophia.

3. Living in the city means higher cost of living as compared to the suburbs. This may not appeal to the majority middle-income Singaporeans who are looking for property upgrade. However, most lifestyle and financial services are readily available within the vicinity, residents need not travel very far to run errands.

newlaunchguru.sg will continuously update this review. Keep in touch for the latest movement!

Related

For more information on how the URA Draft Masterplan 2019 will shape the vicinity surrounding Haus on Handy, click on the following links:

The End

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

newlaunchguru-about-vision

Register Interest

Registration - Haus on Handy

Register for VVIP

By filling the non-obligation request for VVIP Preview form below, you will have the Exclusive Privileges to the following:

  • Obtain Attractive VVIP Preview Discount Directly from Developer.
  • Receive Complete Set of E-Brochure and Floor Plans.
  • Get the Market Analysis Report.
  • Receive the Latest Pricing, First-Hand Update of Preview Discount Scheme.
  • Be Early Bird Buyer to Select Your Preferred Unit(s).

The post Haus on Handy @Dhoby Ghaut – The center of convenience appeared first on newlaunchguru.sg.

]]>
Piermont Grand EC @Sumang Walk by CDL – The only Executive Condo in 2019 https://newlaunchguru.sg/piermont-grand-ec/ Sun, 28 Apr 2019 13:53:12 +0000 https://newlaunchguru.sg/?p=11358 Piermont Grand EC @Sumang Walk will be the only EC 2019, expected to launch in mid-2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact...

The post Piermont Grand EC @Sumang Walk by CDL – The only Executive Condo in 2019 appeared first on newlaunchguru.sg.

]]>

Piermont Grand EC @Sumang Walk will be the only EC 2019, expected to launch in mid-2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register your interest.

*At the point of writing, I just call it Sumang Walk EC or Sumang EC in this post since CDL has not announced its formal name.
**Updated in Apr 2019 - The EC @Sumang Walk is named as Piermont Grand.

Piermont Grand EC at Sumang Walk Logo

Piermont Grand EC @Sumang Walk Overview

Waterway near Sumang Walk EC

The one and only EC launch in 2019 is coming soon. Jointly developed by renowned CDL and TID, Piermont Grand (aka Sumang Walk EC) is located at Sumang Walk, along Punggol Waterway and a stone’s throw away from Punggol MRT/LRT/Waterway Point.

For up-to-date information such as price and floor plan, please visit & bookmark the designated website @Sumang Walk EC.

Reasons why you should consider Piermont Grand EC

1. Piermont Grand EC @Sumang Walk is located at the heart of upcoming Punggol Digital District, a vision of Singapore’s Smart Nation effort, from 2023.

2. Piermont Grand EC is within walking distance to Punggol Waterway Point Mall & Punggol MRT.

3. Residents get to enjoy a vibrant living environment with 4.2km long waterway offering greenery, promenades and various outdoor activities.

4. It is the only EC new launch in 2019, a definite investment for people who desires living in private apartment at the same time enjoy huge potential upside when MOP.

*This section will be updated when more information about Piermont Grand EC @Sumang Walk becomes available.

Location

  • Transportation

    Bordered by Sumang Link/Walk and Punggol Way, and with Punggol Waterway at its doorstep, Piermont Grand EC @Sumang Walk is the only EC development nearest to Punggol MRT/Waterway Point.

    Getting to Piermont Grand EC is also very easy. Motorists can reach the development from TPE via Punggol Way exit. Commuters only have to transfer from MRT to LRT at Punggol and alight either at Sumang or Nibong, as the EC is located between these 2 stations.

    • MRT
      • Punggol MRT (NE17) 550m
      • Sumang LRT 100m
    • Bus Stops
      • Soo Teck STN (65141) (590m) Services: 43
      • Punggol Interchange (65009) (800m) Services: 3, 34, 43, 50, 62, 82, 83, 84, 85, 85X, 119, 136
    • Expressways
      • TPE (1.88km)
  • Shops/Food/Supermarkets

    Within minutes of driving/walking/LRT ride, residents living in Piermont Grand EC @Sumang Walk can get to access the many amenities that Punggol offers.

    Punggol MRT/LRT/Waterway Point is the major landmark of Punggol, with Punggol Temporary Bus Interchange on the opposite side of Punggol Central.

    The only large-scale shopping mall, Waterway Point, has major tenants including H&M, Best Denki, FairPrice Finest and Shaw Theatres. Many of its restaurants are facing Punggol Waterway, giving diners a picturesque dining experience. When Punggol gets even more developed, Waterway Point will be complemented by a mixed development building that includes the future Punggol Bus Interchange.

    There are no lack of amenities nearby too. Punggol Cove Primary and pre-school My First Sokol is just across the road at Sumang Link. Popular supermarket retailer Sheng Siong is also at Sumang Link.

Sumang Walk EC land parcel location
  • Schools

    More than 10 primary schools are located within a two kilometre radius of the site, including the popular Mee Toh School and Horizon Primary School. 

  • Recreational

    Heading north from Piermont Grand EC @Sumang Walk, your weekends are covered with recreational facilities Marina Country Club at Northshore and Safra Punggol at Sentul Crescent. Travelling even further will lead you to Punggol Road End, formerly a seafood haunt in the 1980s and early 1990s. It now has horse-riding facility, cycling facility at Punggol Jetty and Punggol Settlement. Punggol Promenade now forms part of the coastline and this is the only route that leads to Coney Island (west entrance).

    Nearer home, the 4.2km Punggol Waterway is right at the doorstep. Something good for cyclists is that the park connector connects Punggol Waterway to Punggol Park in Hougang and Sengkang Riverside Park in Anchorvale.

    Piermont Grand is also near Seletar Aerospace Park and Seletar Airport. Seletar Aerospace Park, not only houses global aviation companies including Bombardier and Rolls Royce, is also a superb hideaway hangout where black-and-white colonial houses and Wheeler’s Estate can be found.

  • Transformation

    Set to be double the size of Ang Mo Kio when fully developed, Punggol has yet to display its full potential, but not for long. Come 2023, the first phase of Punggol Digital District will be ready to welcome tech and innovation companies who wants to ride on the Smart Nation initiative. Singapore Institute of Technology (SIT) will also open its campus within the district at Ponggol Seventeenth Avenue.

    Currently a terminus, Punggol MRT connects commuters to 15 NEL stations including interchanges at Serangoon, Little India, Dhoby Ghaut and Outram Park. By 2023, Punggol MRT is only a station away from the new terminus, Punggol Coast, linking commuters to the newly developed Punggol Innovation District, new SIT campus and the existing Punggol Settlement. In the foreseeable future, Punggol MRT will become an interchange when CRL opens its link between Punggol, Pasir Ris and Changi Airport T5.

Site Plan

Site of the Sumang Walk EC

The expansive 291,235 square feet (sq ft) Sumang site has a plot ratio of 3.0.

According to CDL group CEO Mr Sherman Kwek,

Punggol, slated to be singapore’s first digital district, has an exciting future and we believe this will make the site very compelling to home buyers. It is also very close to LRT and MRT stations as well as a bus interchange, which is hard to come by for an EC project. Being right next to my Waterway@Punggol, the site also offers the opportunity to create a landmark waterfront residence with pleasant views.

To maximise the scenic views, CDL will orient windows towards Punggol Reservoir and My Waterway@Punggol. The sizable land area will also allow for generous landscaping.

Below - Piermont Grand EC showflat is under construction.

Sumang Walk EC Showflat in construction

Opposite to the upcoming Piermont Grand EC @Sumang Walk, there are 3 blocks of HDB as part of Waterway Cascadia - 316A, 316B, and 316C. Each block has 3 different heights, 8, 13, and 18 storeys. Since Piermont Grand EC is going to have 10 to 17 storeys, the blocks in the middle of the Sumang site & above 7th floor will have better view than the rest, whereas some blocks will be facing the 18-storey HDB.

Waterway HDB Opposite to Sumang Walk EC

Project Details

Project Details Piermont Grand EC @Sumang Walk
Location Sumang Walk in Punggol
District 19
Developer CDL Constellation Pte Ltd
Site Area 291, 235 sq ft / 27,057 sqm
Architect TBC
No. of Blocks 13 blocks
No. of Storeys 10 to 17 storeys
Payment Scheme Normal Progressive
Site Use Residential Flat Developement
Tenure 99 years leasehold
Total No. of Units 820 Units
No. of Car Park Lots Basement carpark
Expected Date of TOP Est. 2022 - 2023
Expected Date of Legal Completion Est. 2025 - 2026
Security 24 Hours Security Guard
Night view of waterway near Sumang Walk

Piermont Grand EC @Sumang Walk Price, Unit Types, Sizes

Bedroom Type No of Units Size Price
1 Bedroom
1 Bedroom + Study
2 Bedroom
2 Bedroom + Study
3 Bedroom
3 Bedroom + Study
4 Bedroom
5 Bedroom
Total 820

*Estimated. Subject to change.

Piermont Grand EC Floor Plan

To be updated once the Piermont Grand EC floor plan becomes available. Stay tuned.

Piermont Grand Price Comparison

Piermont Grand EC sits an area of 291,235 square feet (sq ft) and has a plot ratio of 3.0. With the top bid of S$509.37 million, it works out to a record to S$583 per square foot per plot ratio (psf ppr). It is estimated the breakeven cost at close to S$1,000 psf. Piermont Grand EC launch price may range from about $1,100 to about $1,200.

Some thoughts on Piermont Grand EC

1. Punggol, the furthest estate in the northeast, is separated from Pasir Gudang, Johor by the Straits of Johor. As Pasir Gudang is the industrial area of Johor, people living in Punggol are occasionally the first in Singapore to be exposed to unpleasant smells coming from factories over there.

2. Seletar North Link, albeit a longer route to Seletar Aerospace Park and Yishun, is actually a better alternative than using TPE. Motorists can avoid heavy traffic, especially during morning peak, and also at the same time enjoy scenic views of Seletar Dam and Seletar Island.

3. There will be future chinese temple beside the Piermont Grand EC site. Small scale though, it may still pose some issues with religious or fengshui sensitive buyers.

4. The most popular Mee Toh School is not within 1km radius.

The End

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

newlaunchguru-about-vision

Register Interest

Registration - Sumang Walk EC

Register for VVIP

By filling the non-obligation request for VVIP Preview form below, you will have the Exclusive Privileges to the following:

  • Obtain Attractive VVIP Preview Discount Directly from Developer.
  • Receive Complete Set of E-Brochure and Floor Plans.
  • Get the Market Analysis Report.
  • Receive the Latest Pricing, First-Hand Update of Preview Discount Scheme.
  • Be Early Bird Buyer to Select Your Preferred Unit(s).

The post Piermont Grand EC @Sumang Walk by CDL – The only Executive Condo in 2019 appeared first on newlaunchguru.sg.

]]>
Piermont Grand (aka Sumang Walk EC) by CDL – The only Executive Condo in 2019 https://newlaunchguru.sg/sumangwalkec/ Fri, 19 Apr 2019 23:00:15 +0000 https://newlaunchguru.sg/?p=10956 Piermont Grand (aka Sumang Walk EC)* will be the only EC 2019, expected to launch in mid-2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free...

The post Piermont Grand (aka Sumang Walk EC) by CDL – The only Executive Condo in 2019 appeared first on newlaunchguru.sg.

]]>

Piermont Grand (aka Sumang Walk EC)* will be the only EC 2019, expected to launch in mid-2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register your interest.

*At the point of writing, I just call it Sumang Walk EC or Sumang EC in this post since CDL has not announced its formal name.
Updated in Apr 2019 - The EC @Sumang Walk is named as Piermont Grand.

Sumang Walk EC Logo

Piermont Grand (aka Sumang Walk EC) Overview

Waterway near Sumang Walk EC

The one and only EC launch in 2019 is coming soon. Jointly developed by renowned CDL and TID, Piermont Grand (aka Sumang Walk EC) is located at Sumang Walk, along Punggol Waterway and a stone’s throw away from Punggol MRT/LRT/Waterway Point.

For up-to-date information such as price and floor plan, please visit & bookmark the designated website @Sumang Walk EC.

Reasons why you should consider Sumang Walk EC

1. Sumang Walk EC is located at the heart of upcoming Punggol Digital District, a vision of Singapore’s Smart Nation effort, from 2023.

2. It's within walking distance to Punggol Waterway Point Mall & Punggol MRT.

3. Residents get to enjoy a vibrant living environment with 4.2km long waterway offering greenery, promenades and various outdoor activities.

4. It is the only EC new launch in 2019, a definite investment for people who desires living in private apartment at the same time enjoy huge potential upside when MOP.

*This section will be updated when more information about Sumang EC becomes available.

Location

  • Transportation

    Bordered by Sumang Link/Walk and Punggol Way, and with Punggol Waterway at its doorstep, Sumang Walk EC is the only EC development nearest to Punggol MRT/Waterway Point.

    Getting to Sumang Link EC is also very easy. Motorists can reach the development from TPE via Punggol Way exit. Commuters only have to transfer from MRT to LRT at Punggol and alight either at Sumang or Nibong, as the EC is located between these 2 stations.

    • MRT
      • Punggol MRT (NE17) 550m
      • Sumang LRT 100m
    • Bus Stops
      • Soo Teck STN (65141) (590m) Services: 43
      • Punggol Interchange (65009) (800m) Services: 3, 34, 43, 50, 62, 82, 83, 84, 85, 85X, 119, 136
    • Expressways
      • TPE (1.88km)
  • Shops/Food/Supermarkets

    Within minutes of driving/walking/LRT ride, residents living in this EC can get to access the many amenities that Punggol offers.

    Punggol MRT/LRT/Waterway Point is the major landmark of Punggol, with Punggol Temporary Bus Interchange on the opposite side of Punggol Central.

    The only large-scale shopping mall, Waterway Point, has major tenants including H&M, Best Denki, FairPrice Finest and Shaw Theatres. Many of its restaurants are facing Punggol Waterway, giving diners a picturesque dining experience. When Punggol gets even more developed, Waterway Point will be complemented by a mixed development building that includes the future Punggol Bus Interchange.

    There are no lack of amenities nearby too. Punggol Cove Primary and pre-school My First Sokol is just across the road at Sumang Link. Popular supermarket retailer Sheng Siong is also at Sumang Link.

Sumang Walk EC land parcel location
  • Schools

    More than 10 primary schools are located within a two kilometre radius of the site, including the popular Mee Toh School and Horizon Primary School. 

  • Recreational

    Heading north from Sumang Walk EC, your weekends are covered with recreational facilities Marina Country Club at Northshore and Safra Punggol at Sentul Crescent. Travelling even further will lead you to Punggol Road End, formerly a seafood haunt in the 1980s and early 1990s. It now has horse-riding facility, cycling facility at Punggol Jetty and Punggol Settlement. Punggol Promenade now forms part of the coastline and this is the only route that leads to Coney Island (west entrance).

    Nearer home, the 4.2km Punggol Waterway is right at the doorstep. Something good for cyclists is that the park connector connects Punggol Waterway to Punggol Park in Hougang and Sengkang Riverside Park in Anchorvale.

    Sumang Walk EC is also near Seletar Aerospace Park and Seletar Airport. Seletar Aerospace Park, not only houses global aviation companies including Bombardier and Rolls Royce, is also a superb hideaway hangout where black-and-white colonial houses and Wheeler’s Estate can be found.

  • Transformation

    Set to be double the size of Ang Mo Kio when fully developed, Punggol has yet to display its full potential, but not for long. Come 2023, the first phase of Punggol Digital District will be ready to welcome tech and innovation companies who wants to ride on the Smart Nation initiative. Singapore Institute of Technology (SIT) will also open its campus within the district at Ponggol Seventeenth Avenue.

    Currently a terminus, Punggol MRT connects commuters to 15 NEL stations including interchanges at Serangoon, Little India, Dhoby Ghaut and Outram Park. By 2023, Punggol MRT is only a station away from the new terminus, Punggol Coast, linking commuters to the newly developed Punggol Innovation District, new SIT campus and the existing Punggol Settlement. In the foreseeable future, Punggol MRT will become an interchange when CRL opens its link between Punggol, Pasir Ris and Changi Airport T5.

Site Plan

Site of the Sumang Walk EC

The expansive 291,235 square feet (sq ft) Sumang site has a plot ratio of 3.0.

According to CDL group CEO Mr Sherman Kwek,

Punggol, slated to be singapore’s first digital district, has an exciting future and we believe this will make the site very compelling to home buyers. It is also very close to LRT and MRT stations as well as a bus interchange, which is hard to come by for an EC project. Being right next to my Waterway@Punggol, the site also offers the opportunity to create a landmark waterfront residence with pleasant views.

To maximise the scenic views, CDL will orient windows towards Punggol Reservoir and My Waterway@Punggol. The sizable land area will also allow for generous landscaping.

Below - Sumang EC showflat is in construction.

Sumang Walk EC Showflat in construction

Opposite to the upcoming Sumang EC, there are 3 blocks of HDB as part of Waterway Cascadia - 316A, 316B, and 316C. Each block has 3 different heights, 8, 13, and 18 storeys. Since Sumang Walk EC is going to have 10 to 17 storeys, the blocks in the middle of the Sumang site & above 7th floor will have better view than the rest, whereas some blocks will be facing the 18-storey HDB.

Waterway HDB Opposite to Sumang Walk EC

Project Details

Project Details Sumang Walk EC
Location Sumang Walk in Punggol
District 19
Developer CDL Constellation Pte Ltd
Site Area 291, 235 sq ft / 27,057 sqm
Architect TBC
No. of Blocks 13 blocks
No. of Storeys 10 to 17 storeys
Payment Scheme Normal Progressive
Site Use Residential Flat Developement
Tenure 99 years leasehold
Total No. of Units 820 Units
No. of Car Park Lots Basement carpark
Expected Date of TOP Est. 2022 - 2023
Expected Date of Legal Completion Est. 2025 - 2026
Security 24 Hours Security Guard
Night view of waterway near Sumang Walk

Piermont Grand (aka Sumang Walk EC) Price, Unit Types, Sizes

Bedroom Type No of Units Size Price
1 Bedroom
1 Bedroom + Study
2 Bedroom
2 Bedroom + Study
3 Bedroom
3 Bedroom + Study
4 Bedroom
5 Bedroom
Total 820

*Estimated. Subject to change.

Piermont Grand (aka Sumang Walk EC) Floor Plan

To be updated once the Sumang EC floor plan becomes available. Stay tuned.

Piermont Grand (aka Sumang Walk EC) Price Comparison

Sumang Walk EC sits an area of 291,235 square feet (sq ft) and has a plot ratio of 3.0. With the top bid of S$509.37 million, it works out to a record to S$583 per square foot per plot ratio (psf ppr). It is estimated the breakeven cost at close to S$1,000 psf. Sumang Walk EC launch price may range from about $1,100 to about $1,200.

Some thoughts on Piermont Grand (aka Sumang Walk EC)

1. Punggol, the furthest estate in the northeast, is separated from Pasir Gudang, Johor by the Straits of Johor. As Pasir Gudang is the industrial area of Johor, people living in Punggol are occasionally the first in Singapore to be exposed to unpleasant smells coming from factories over there.

2. Seletar North Link, albeit a longer route to Seletar Aerospace Park and Yishun, is actually a better alternative than using TPE. Motorists can avoid heavy traffic, especially during morning peak, and also at the same time enjoy scenic views of Seletar Dam and Seletar Island.

3. There will be future chinese temple beside the Sumang Walk EC site. Small scale though, it may still pose some issues with religious or fengshui sensitive buyers.

4. The most popular Mee Toh School is not within 1km radius.

The End

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

newlaunchguru-about-vision

Register Interest

Registration - Sumang Walk EC

Register for VVIP

By filling the non-obligation request for VVIP Preview form below, you will have the Exclusive Privileges to the following:

  • Obtain Attractive VVIP Preview Discount Directly from Developer.
  • Receive Complete Set of E-Brochure and Floor Plans.
  • Get the Market Analysis Report.
  • Receive the Latest Pricing, First-Hand Update of Preview Discount Scheme.
  • Be Early Bird Buyer to Select Your Preferred Unit(s).

The post Piermont Grand (aka Sumang Walk EC) by CDL – The only Executive Condo in 2019 appeared first on newlaunchguru.sg.

]]>
East Coast New launches in 2019 – Which one for me? https://newlaunchguru.sg/east-coast-new-launches-in-2019/ Wed, 10 Apr 2019 14:10:57 +0000 https://newlaunchguru.sg/?p=11306 East Coast is considered the most upmarket neighbourhood after prime District 9,10,11 and Downtown Core Marina Bay area. The Tanjong Rhu/Amber/Meyer area remains a top draw for homebuyers as it is considered the prime...

The post East Coast New launches in 2019 – Which one for me? appeared first on newlaunchguru.sg.

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East Coast is considered the most upmarket neighbourhood after prime District 9,10,11 and Downtown Core Marina Bay area. The Tanjong Rhu/Amber/Meyer area remains a top draw for homebuyers as it is considered the prime private residential area within District 15 for its close proximity to CBD (about 10 min drive) as well as East Coast park, the most popular lifestyle beach in Singapore. Top local and international schools are plenty in the area, making it an ideal place to raise a family.

Amber Park Sunset at East Coast

Tanjong Rhu, Amber, and Meyer area

Tanjong Rhu has be gaining popularity in recent years with the opening of Sports Hub, which brought along a whole range of new dining, shopping and entertaining activities. The entry price is also relatively cheaper than Amber and Meyer area. However, if it’s not because of the price, buyers will still prefer the Amber/Meyer Road as they are viewed as more prestigious, and for the simple reason that most of the private condominiums there tend to be freehold, whereas Tanjong Rhu has mainly 99-year leasehold condos.

In particular, freehold condos along Amber and Meyer Road have also seen their value rise significantly and beyond national average, showing these areas are attaining upmarket status.

meyer vs amber price trend

Price-wise, Amber and Meyer Road properties are comparable.  Aside from price, the characteristics of both locations are summarised in the table below:

meyer vs amber

Amber road condos are surrounded by a lot more amenities as it’s near to Parkway Parade and Katong, a foodie's paradise. The trade-off is heavier traffic and higher noise levels. In terms of elite schools, Amber road is closer to primary schools such as Tao Nan and Tanjong Katong, whereas Meyer is nearer to two reputable secondary schools, Dunman High School and Chung Cheng High (Main).

And with the opening of Thomson-East coast MRT line in 2023, locations along Tanjong Rhu/Meyer/Amber road will be enhanced with faster commute to both CBD and Changi airport. Properties within 400m to the new stations could see improved rentability and resale value by then.

Recent launches in East Coast

Thanks to the recent wave of en bloc fever, big developers have been snapping up a few prime lands, the area will be rejuvenated with new land marks in the years to come. With many upcoming launches, developers will compete by differentiating their product.

summary of D15 new launches 2019
Summary of East Coast new launches 2019

Last year, Amber 45, along Amber Road, was launched in May. The 139-unit, freehold development by UOL Group consists of two to four-bedroom units with sizes from 614 to 1,798 sq ft. Amazingly though, not on a very large land, it’s the only condo provides both 50m lap pool and a tennis court among all recent launches.

In the neighbourhood,  Aurum Land’s Nyon marks the first new launch this year. The 92-unit development occupies a 28,409 sq ft, freehold site. Nyon’s design is inspired by elements of Peranakan heritage, befitting its location in Katong. Selected 3 bedroom units boast 6m high ceilings in living/dining area. For people who are looking for high yield dual key design, this is the only place you could look for.

One Meyer, a 66-unit development by Sustained Land was launched in Mar. The condo comprises a mix of two- and three-bedroom units, ranging from 614 to 1,033 sq ft, sitting graciously right behind Katong park. Coming up next, by the same developer is Coastline Residences, the 144 units consists of one to three bedrooms.  One interesting feature about this development is there’s sky promenade at all levels linking neighbor units from 2 towers. There’s also a sky terrace on the rooftop with infinity pool, dining and lounge area, a great place to hold party or simply enjoy the spectacular views. Both developments offer the best of the un-obstructed sea view yet with a good distance away from ECP highway noise.

coastline

Condos such as Amber 45, Nyon, One Meyer and Coastline Residences will appeal to buyers who prefer more private and exclusive developments as opposed to big condo with more than 200 units.

People who favors big compound with more comprehensive facilities, should not miss Amber Park by CDL, arguably the largest freehold new launch in the East Coast. Amber Park sits on rare land size of 213,675sqf with three distinctive towers offering 592 units and a wide selection of one to five bedroom and 4 exquisite penthouses. A signature feature of Amber Park is the Stratosphere – 235 feet above sea level rooftop recreational deck. Exclusive residential services are also available to tap on CDL’s hospitality expertise.

Meyerhouse, former Nanak Mansion, will be redeveloped into a “Nassim Residences of the East” given “its rare location right next to a park”, says the winning developer UOL Group. With only 56 large-format exclusive units with 3-bedroom to Penthouse ranging from 1862sqf to 5587sqf, it’s going to set a new first for Singapore’s Luxury segment.

meyer-road-freehold-condo-nanak-mansion
Nanak Mansion

All above Condos will enjoy proximity to the upcoming Thosmson East Coast line MRT stations (within 400m). My personal preference is Coastline Residences, as I like both its architecture and unit layout designs.

Thank you for spending time on this post. What do you think? If you are interested in any of the new launches in East Coast, please feel free to contact me.

The post East Coast New launches in 2019 – Which one for me? appeared first on newlaunchguru.sg.

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2019 Singapore Draft Master Plan – Economic Gateways & Growth Areas https://newlaunchguru.sg/2019-singapore-master-plan-economic-gateways-growth-areas/ Sun, 07 Apr 2019 03:02:07 +0000 https://newlaunchguru.sg/?p=11291 2019 Singapore Master Plan was recently released. What are the major economic gateways & key growth areas, and some properties in these places? The 2019 master plan focuses on planning for inclusive, sustainable, and...

The post 2019 Singapore Draft Master Plan – Economic Gateways & Growth Areas appeared first on newlaunchguru.sg.

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2019 Singapore Master Plan was recently released. What are the major economic gateways & key growth areas, and some properties in these places?

The 2019 master plan focuses on planning for inclusive, sustainable, and green neighbourhoods with spaces for community and amenities for all to enjoy. The objective is to help shape Singapore into a more inclusive, sustainable and resilient city that people will enjoy living in and build an endearing home for our families.

Long-term planning in Singapore - Good to know

The long-term planning in Singapore is done in two segments: the Concept Plan, and the Master Plan.
  • The Concept Plan guides Singapore’s development over the next 40 to 50 years, and covers strategic land use and transportation. The Concept Plan is reviewed every 10 years.
  • The Master Plan translates the Concept Plan into more detailed plans for implementation. It specifies permissible land use and densities, with the aim of guiding development over the next 10 to 15 years. The Master Plan is reviewed every 5 years.

Main Economic Gateways & Key Growth Areas

See chart below the illustration of master plan.

economy gateway and growth area drawn by newlaunchguru.sg

New Projects near Key Growth Areas

Punggol Digital District

Sumang Walk EC

Paya Lebar Airbase

The Tapestry ($1,318psf), Riverfront Residences ($1,334psf)
The Florence Residences ($1,434psf)

Changi Region
Treasure at Tampines ($1,335psf)
Great Southern Waterfront

Avenue South Residence

West Region

Whistler Grand ($1,363psf)

Coming up

Apr - May

Launching Dates (est.)

Apr 2019
Avenue South Residence - D3
Uptown at Farrer - D8
Whilshire Residence - D10
The Gazania /The Lilium - D13
Coastline Residences - D15
Amber Park - D15
Mayfair Modern - D21

May 2019
Parc Komo - D17
Riviere - D3

Explore in-depth plans for the various regions

Discover More of the North Region

Illustrated Plans (PDF, 36.8MB)

English Flyer (PDF, 18.4MB)

 

Discover More of the East Region

Illustrated Plans (PDF, 11.3MB)

English Flyer (PDF, 18.2MB)

 

Discover More of the Central Area

Illustrated Plans (PDF, 34MB)

English Flyer (PDF, 5.7MB)

 

Discover More of the Central Region

Illustrated Plans (PDF, 12.3MB)

English Flyer (PDF, 36.6MB)

 

Discover More of the North-East Region

Illustrated Plans (PDF, 5.6MB)

English Flyer (PDF, 31.2MB)

 

Discover More of the West Region

Illustrated Plans (PDF, 10.3MB)

English Flyer (PDF, 47.3MB)

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Avenue South Residence – Prestige & Luxury in new southern gateway https://newlaunchguru.sg/avenue-south-residence/ Wed, 03 Apr 2019 13:55:32 +0000 https://newlaunchguru.sg/?p=11261 Avenue South Residence, a prestige and luxury icon rises near the new greater southern waterfront. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to...

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Avenue South Residence, a prestige and luxury icon rises near the new greater southern waterfront. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to contact us for latest movement or register your interest.

Avenue South Residence is expected to launch for preview in Apr 2019.

AVENUE SOUTH RESIDENCE

Avenue South Residence Overview

Avenue South Residence Perspective

A forgotten part of District 3 is set to come alive with a brand new condo launch. Renowned local developer UOL will launch one of its only two new projects in 2019 – Avenue South Residence. Once completed, this twin 56-storey condo development will be one of Singapore’s tallest residential buildings at 200m and a never before seen landmark in Kampong Bahru.

Reasons why you should consider Avenue South Residence

1. UOL has a track record of designing masterpiece projects at affordable pricing, more so for this project due to first mover advantage.

2. Standing at 56-storeys, Avenue South Residence is the only and tallest building in Kampong Bahru that offers unrivalled breathtaking views of both Singapore skyline and sea view. Residents can even see as far as Johor and Riau Islands on a clear day.

3. Its Central Region location means great accessibility to Tanjong Pagar, Downtown Core, HarbourFront and the future Greater Southern Waterfront; with the upcoming Rail Corridor right at the doorstep.

4. Public transportation is aplenty with Kampong Bahru Bus Terminal opposite and 2 MRT stations nearby: Outram Park Interchange (NEL/EWL/upcoming TEL) and upcoming Cantonment CCL.

Location

  • Overview

    District 3 falls under Rest of Central Region (RCR) in Singapore’s Central Region. This gives residents living in Avenue South Residence superb accessibility to major parts of central Singapore but without the high cost of living in Core Central Region (CCR).

    Technically, the area surrounding Avenue South Residence is known as Kampong Silat and Kampong Bahru is actually right opposite at Spooner Road. Over the years, urban planners expanded Kampong Bahru into an estate that incorporates Kampong Silat, Bukit Purmei and Bukit Teresa.

    Kampong Silat has its name derived from the Malay word “selat”, meaning “straits” in English, as the area was once near the Singapore Straits prior to land reclamation. The surrounding area soon became known as the train yard of the nearby Tanjong Pagar Railway Station when it opened in 1932.

    Post-World War 2, Singapore Improvement Trust (SIT) (HDB predecessor) began constructing public housing and shops from 1948-1952. The completion of Kampong Bahru Estate makes it the second oldest public housing estate after Tiong Bahru.

    Subsequently, these originally 31 buildings began to make way for taller HDB flats in the vicinity and the remaining 13 flats at the site of Avenue South Residence were chosen for HDB SERS in 2007. As of today, only 5 blocks are conserved by URA in 2014 and they will form part of the new development.

    Avenue South Residence is a 245,972 sq ft brand new Government Land Sales (GLS) development. Silat Avenue is a minor road leading to Kampong Bahru Road, which can be reached via Chinatown/Outram Park eastwards or Telok Blangah/HarbourFront westwards.

  • Connectivity

    A brand new Kampong Bahru Bus Terminal has just opened in March 2019, following the closure of New Bridge Road Bus Terminal in SGH. A total of 12 bus services connect residents to not only nearby Chinatown and Shenton Way but also other parts of Singapore as far as Boon Lay and Pasir Ris.

    Along Kampong Bahru Road, 4 bus services are available to take commuters to Outram Park MRT in 3 minutes and HarbourFront MRT/VivoCity in under 10 minutes.

    Come 2025, the new Cantonment CCL station will also serve residents nearby, via the green Rail Corridor by foot in 8-10min.

Walk to future Cantonment MRT from Silat
  • Shopping and Dinning

    As mentioned earlier, travelling to major shopping and dining enclaves take around 10 minutes, at most 15.

    VivoCity, Singapore’s largest shopping mall at over 1 million sq ft, is located southwards of this project. From there, Sentosa is connected via cable car, monorail or by foot.

    Travelling northwards will lead to Tiong Bahru, Chinatown, Tanjong Pagar/Duxton Hill.

    Tiong Bahru, site of the oldest public housing in Singapore, has evolved into a hipster joint with many F&B outlets and boutique hotels taking over the conserved SIT flats. Tourist haunt Tiong Bahru Market is a place where one of the best Singapore hawker fares can be found.

    Chinatown, with its rich history and Chinese culture, filled not only with shopping and dining options but also many conserved shophouses to explore.

    Tanjong Pagar, a place mixed with old and new buildings, features Singapore’s tallest HDB flats at 50 storeys, The Pinnacle@Duxton In Duxton Hill. The famous ang ku kuehs from Everton Park, is also within Tanjong Pagar.

    Not forgetting the world famous Orchard Road, mentioned earlier in the review.

  • Schools

    Avenue South Residence is within 1km to CHIJ (Kellock), CHIJ (St Teresa’s Convent) and Radin Mas Primary in Bukit Purmei/Bukit Teresa neighbourhood. Expanding the radius to over 1km sees 3 more primary schools: Gan Eng Seng Primary in Bukit Merah, Zhangde Primary in Tiong Bahru and Cantonment Primary in Cantonment neighbourhood.

  • Recreation

    The biggest draw for staying in Avenue South Residence is definitely the abundance of nature exploration.

    Right at the doorstep is the Rail Corridor. Formerly the railway tracks of Malayan Railway (KTM) until July 2011, the 24km route linking Tanjong Pagar Railway Station and Woodlands will reopen by 2021 as a “green corridor”, a nature and heritage trail linking 1 million people within 1km radius. An access park in front of Avenue South Residence will lead residents and the public to the Rail Corridor by 2023. 

    Silat Ave Rail Corridor

    Mount Faber is a 8-minute drive from the project, but will be complemented by funicular service from foothills to the hilltop by 2023. Standing at 106m, Mount Faber has panoramic views of HarbourFront and the future Greater Southern Waterfront, currently occupied by PSA terminals. Visitors also can also dine, shop or take a cable car ride to Sentosa. For the more adventurous, Mount Faber is also the starting point of the 10km Southern Ridges trail connecting Telok Blangah Hill, HortPark, Labrador Park and Kent Ridge Park. The whole hiking trail takes between 3-5 hours to complete.

    Beyond 2030, once all the PSA ports and terminals are relocated to the Tuas Mega Port, a new 1,000 hectares Greater Southern Waterfront, 2.5 times of Marina Bay, stretching from Pasir Panjang to Marina East, will transform the area into the southern gateway of Asia. 

    Greater Southern Waterfront looks

    Under the recently announced URA Draft Masterplan 2019, a new Pasir Panjang Linear Park will link West Coast Park and Labrador Park, giving hikers another hiking experience beyond the Southern Ridges trail. Plans are also in the works to make the Greater Southern Waterfront car-lite and walkable from various points.

  • Work

    The RCR location of Avenue South Residence enables residents travelling to work in no more than 10 minutes. These areas include Downtown Core/Marina Bay, Tanjong Pagar and Orchard.

    Even the furthest parts of central region, Mapletree Business City, Henderson Industrial Park, Bras Basah/Bugis and Suntec City take no more than 15 minutes of driving.

Site Plan

Avenue South Residence site view

At 245,972 sq ft, Avenue South Residence is a rare large-scale site for housing projects, as land parcels put up for GLS are relatively smaller nowadays. A total of 1,074 residential units spreading across 56-storey twin towers of 200m height will rise above the former SIT Kampong Silat Estate. This project will also house 8 commercial units, a Childcare and a public access park linking the Rail Corridor.

As part of the URA conservation guideline, Avenue South Residence is also made up of 5 conserved 4-storey flats built by SIT. These flats, designed by SIT chief architect, S.C. Woolmer, features Art Deco facades and continuous curved concrete shades that shield rain and sunlight, a thoughtful consideration of Singapore’s climate. These conserved buildings will be converted to (something not known yet) upon completion.

Project Details

Project Details Avenue South Residence
Location Silat ave, Singapore
District 03
Developer UOL Group
Site Area 22,852 sqm / 245,975 sqft
No. of Blocks Twin Towers
No. of Storeys 56 storeys
Payment Scheme Normal Progressive
Site Use Residential Flat Developement
Tenure 99 years Leasehold
Total No. of Units 1074 Units
No. of Car Park Lots TBC
Expected Date of TOP Est. 2023
Expected Date of Legal Completion Est. 2026
Security 24 Hours Security Guard

Avenue South Residence Price, Unit Types, Sizes

*Estimated. Subject to change.

Bedroom Type No of Units Size Price
1 Bedroom 242
2 Bedroom 504
3 Bedroom 224
4 Bedroom 104
Total 1074

Avenue South Residence Floor Plan

To be updated.

Avenue South Residence Price Comparison

Avenue South CMA

Price comparison will be made against other nearby projects within District 3 and neighbouring Districts 2 within 1km radius.

Looking at the table, price for the nearby newly TOP projects are ranging above $2,000 psf., with 2 bedroom asking price from $1.32M to $2.5M.

We believe Avenue South Residence will be able to find its sweet spot if launching price is around $1,800psf and keep the 2bedroom quantum below $1.3M. If the project do launch at this price range, UOL shoul be able to achieve a reasonable profit margin of 20% based on its land bid price of $1,137 psf.

Avenue South Residence Rental Estimate/Comparison

The nearest similar scale condo is Highline Residence at Tiong Bahru. It's current average rental rate is 5.9 psf for 2 bedder.

If we take that as rough gauge, and considering the fact that Avenue South Residence location may be less favorable due to lack of major shopping malls and MRT at the moment, a fair rental price here might be 5 psf with 15% discounted price. With that, the rental yield for this project would still reach a healthy 3.3% p.a.

Some thoughts on Avenue South Residences

1. Being the first condo launch in Kampong Bahru, it is not easy to gauge how popular this area will be for potential buyers/investors. However, interest may grow in the next decade once more details on the development of Greater Southern Waterfront is announced.

2. The development sits in a matured HDB estate, which provides good range of shops including Salon, Laundry, banks, food courts and supermarkets within immediate neighbourhood. However, for some people, they may find the location not so exclusive.

3. The unit mix for Avenue Source Residence is skewed towards 1- and 2-bedrooms at 70%. Such unit types are smaller and better catered for singles, couples without kids and rental investments.

newlaunchguru.sg will continuously update this review. Keep in touch for the latest movement!

Related

How should Singapore design greater southern waterfront

For other luxury developments, you may check out the freehold Amber Park and One Mayer at the east coast, Haus on Handy at Dhoby Ghaut, Riviere at Clarke Quay .

The End

Thank you for spending time on this post. What do you think? I'd love to know. Please feel free to drop me a message.

newlaunchguru gift

Register Interest

Registration - Avenue South Residence

Register for VVIP

By filling the non-obligation request for VVIP Preview form below, you will have the Exclusive Privileges to the following:

  • Obtain Attractive VVIP Preview Discount Directly from Developer.
  • Receive Complete Set of E-Brochure and Floor Plans.
  • Get the Market Analysis Report.
  • Receive the Latest Pricing, First-Hand Update of Preview Discount Scheme.
  • Be Early Bird Buyer to Select Your Preferred Unit(s).

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Summary of Executive Condominium (EC) in 2019 and 2020 https://newlaunchguru.sg/summary-of-executive-condo-in-2019-2020/ Fri, 29 Mar 2019 14:05:19 +0000 https://newlaunchguru.sg/?p=11249 It has been quick some time for a new Executive Condominium (EC) to launch in the market. Wait no more. From Jun this year to next year, at least 4 EC will be launched...

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It has been quick some time for a new Executive Condominium (EC) to launch in the market. Wait no more. From Jun this year to next year, at least 4 EC will be launched for selection. Here is the list of upcoming EC in 2019 and 2020.

Location Proj Name Est. Launch Est. Top Cost per sq ft per plot ratio Est. Breakeven Price Est. Launch Price Est. No. of Units Developer
Sumang Walk Piermont Grand 2019 2023 $583 $1,000 $1,100 820 City Development (CDL) and TID Residential
Anchorvale Crescent TBC 2020 2023 $576 $900 $1,000 550 Evia Real Estate and Gamuda
Canberra Link TBC 2020 2023 $558 $950 $1,050 450 Hoi Hup and Sunway Developments
Tampines Ave 10 TBC 2020 2024 $578 $1,000 $1,100 680 Hoi Hup and Sunway Developments

If you are new to EC, you can familiarize yourself with the basics such as EC Eligibility, CPF Grant, and whether you have to pay the Resale Levy. Or if you are already an EC owner, newlaunchguru.sg previously wrote an article about EC Hitting MOP (Minimum Occupation Period), What’s Next?

If you have made a wise decision to purchase your EC which is going to hit 5 year MOP, then congratulations that you most probably are sitting on 200k-300k paper gain right now.

At newlaunchguru.sg, you can read a more comprehensive review of Piermont Grand EC @Sumang Walk here. Some of the latest information can also be found at Sumang Walk EC website, Anchorvale Crescent EC website, and Canberra Link EC website.

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Resale Levy https://newlaunchguru.sg/resale-levy/ Mon, 25 Mar 2019 02:31:15 +0000 https://newlaunchguru.sg/?p=11216 If you previously bought a new flat from HDB, Design, Build and Sell Scheme (DBSS) flat or Executive Condominium (EC) from a developer, or received a CPF Housing Grant, find out if you need...

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If you previously bought a new flat from HDB, Design, Build and Sell Scheme (DBSS) flat or Executive Condominium (EC) from a developer, or received a CPF Housing Grant, find out if you need to pay a resale levy.

*Information is accurate as the point of writing.

First subsidised flat sold on or after 3 March 2006

First Subsidised Housing Type Resale Levy Amount
Households Single Grant recipients
2-room flat $15,000 $7,500
3-room flat $30,000 $15,000
4-room flat $40,000 $20,000
5-room flat $45,000 $22,500
Executive flat $50,000 $25,000
Executive Condominium $55,000 Not applicable

First subsidised flat sold before 3 March 2006

For cases where the first subsidised flat was sold before 3 March 2006, a percentage graded resale levy will apply (see table for more details).

If you had opted to defer the payment of the resale levy until you buy another flat from HDB, an interest at a prevailing rate of 5% per annum is charged.

First Subsidised Housing Type Resale Levy Amount

Based on resale price of the sold flat, or 90% of its market valuation, whichever was higher

Households Single Grant recipients
2-room 10%* or 15% 5%* or 7.50%
3-room 20% 10%
4-room 22.50% 11.25%
5-room and Executive 25% 12.50%

* Only applicable to 2-room flat sellers who upgrade to a larger flat type.

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