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Alkaff Oasis (Sales Launch Feb 2016) Customized report for Ryan Wong


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

13 attribute to look out for when selecting a BTO 1. Sun exposure Singapore is situated near to the equator; therefore the impact of sun exposure is at the greatest. As a rule of thumb, we try to avoid west sun (12pm to 3pm) at the main facade. Orientation of a building block does play a part in minimizing west sun impact. While a simple north south orientation is the best bet, building block doesn’t turn out that way due to cost/return factors. We try to avoid sun exposure as much as possible to the main façade but we do need it for the back of house which is the yard area and kitchen. Knowing that most of us use the yard to dry our clothing, sun exposure to this area is important and a good block orientation will allow the yard area to gain maximum access to sun exposure. In a worst case scenario the top 4 floors will always have better sun exposure to the yard. In a typical unit layout, there will be segregation of public space (living and dining) away from the private space (all bedrooms) and entrance always open up to the living room. With this configuration, it will result in a room located at the edge of the unit. The external side wall of this room which expose to outdoor is call gable end wall. A gable end wall which is expose to west sun will bring in additional heat into the room, thus increases the room temperature. A double wall with cavity pre-cast panel were use in most of the gable end wall which expose to west sun with claim that it can reduce the heat intake. On the flip side, it may have slowed down the intake, but it also slow down the outward movement once the outdoor and indoor temperature changes.

Copyright © 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

2. Wind exposure Singapore receives seasonal wind predominantly from North/ North East and South/ South East. South/ South East wind were known to bring along haze during dry season in Indonesia. An arm chair shape building maybe desirable in terms of fengshui but itâ&#x20AC;&#x2122;s not the case when it comes to exposure to direct wind, this was evidenced in Punggol Waterway Terraces with complains made on water leakage during heavy downpour. Owners should know how to benefit or avoid the wind attributes based on each individual unique development. Any future new development surrounding the analyzed BTO will affect the macro wind movement, thus we advice reader to understand the surrounding plot ratio to maximized wind movement. If the surrounding plot ratio is lower, then higher floor units will have potential of getting the same wind flow even if the neighboring plots being developed and vice verse. For general understanding and guide, mean surface wind movement in Singapore for year 2015 as followed as recorded by NEA: Jan Feb Mac Apr May June

N-NE NE NE NE SE/S S

July Aug Sept Oct Nov Dec

S S/SE S SE NW NE

During north east wind season, wind will flow in and swirl inside the hexagon and subsequent batches of air flow will intensify the existing swirling and cause intense air flow (Punggol Waterway Terraces) Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

3. View Property pricing were mainly peg against view. A perceived better view from a unit will command higher price point. Imagine viewing a nice landscape feature and viewing a construction site next door, the latter will bring you additional stress after a tiring day at work while the former will help you regenerate yourself with a calm setting. Knowing the view you going to have in advance will give you that extra advantage of savings in future medical bills due to additional stress. Buying into view can be a pain point for certain development. The Beacon, a condominium next to Pinnacle @ Duxton used to sell the development as one that will give you view towards Shenton Way until the Pinnacle @ Duxton erase that selling point. A development within a small site can only leverage on surrounding view to market the development and future surrounding development will affect its future resale value. A larger development with land area of at least 30,000 sqm will allow space for building blocks to be either inward looking (green, landscape area within development itself) or outward looking (surrounding views and views beyond). The risk of buying a outward looking units is that you canâ&#x20AC;&#x2122;t control the development going on around you, so you may end up like The Beacon. Inward looking units will give you assurance that this will be the view that you can sell later on. A sensible internal grounded landscape is good for units up to at least 10 floors above the landscape level. For units 10 levels and beyond above the landscape deck, the view will not be meaningful as users will not be able to be visually engage with the activities down there which is way too small.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

4. Distance between buildings The distance between façade (surface with all the widows of room and living room is located) of 2 neighboring blocks facing each other is of paramount importance based on existing residential design approach. At the equator, there’s no shadow casting issue as we don’t experience winter, so a 20m gap between two 10 storey blocks should be the minimum distance. The gap should increase with building height as higher building with closer spacing will create claustrophobic space. Privacy is one of the issues that we need to face living in a non landed building. A distance of at least 20m apart will allow decent privacy to owners of 2 separate blocks facing each other. Having a side window at the gable end to achieve the minimum ventilation requirement is never a good idea because this will allow overlooking at a very close distance which usually less than 5m apart. A sparse distance between 2 blocks next to each other will allow natural air movement of which if being well design, can help enhance the development air movement and cool down the development itself. When buildings are place next to each other at a close distance, the space will create negative wind tunnel which usually not beneficial because the air flow is too strong. A close distance between 2 neighboring building blocks can affect the visual engagement of users/ owners towards the share greenery usually designed at ground level or 1t floor level. If both building blocks go up too high and build too close to each other, the visual corridor will be become smaller as the building goes up.

Copyright © 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Side window located in a room overlooking neighboring unit next door (Sky Terrace @ Dawson)

5. Lift efficiency Lift is one of the 2 means to travel vertically, the other is the staircase. The creation of lift technology has helped building reaching ever higher in heights. The quantity and the lift speed will determine how long the users can travel vertically in a building block. The quantity of lift versus the number of users is referred to as lift ratio. The lower the ratio will reflect a lesser waiting time and vice verse. For higher building, there will be different requirement based on local fire safety regulation (depends on country). Knowing the estimated numbers of occupants for each unit type is the key to design the lift size and speed. A ratio of 1 lift serving 40 units in a single residential building block is the norm which being championed by HDB as the best practice. Due to construction cost increment overtime, this ratio has been adjusted upward with increased number of units and calculated numbers of end users (calculation based on unit type to determine numbers of occupants). With faster travelling speed being introduced in the lift market, many developers have opted to reduce the number of lift by choosing a faster lift speed. Technically this is a viable option but sadly this information usually wonâ&#x20AC;&#x2122;t be shared with buyers up front during the signing of S&P (sales and purchase agreement). Therefore, if the ratio exceeds 1 lift serving 60 units, then it should be seen as not very desirable. Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

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Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Location Plan

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Alkaff Oasis

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Block 107A North-North East facing stacks: 264, 266 1. Both stacks are facing North towards North East. Both stacks will have at least 3 months in a year exposed to 3pm west sun. Stack 264 will have additional gable end wall expose to west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Wind potential will be mixed for both due to the positioning of both stacks. Stack 264 will enjoy moderate wind from North while stack 266 will have limited wind exposure. Both will not have exposure to South-South East (S/SE) wind due to blocking from similarly high surrounding blocks. 3. Stack 264 will have better spatial quality compare to stack 266 with distance towards stack 30 at least 36m away while stack 266 at least 20m away toward stack 44. Higher floor for both will achieve better spatial quality with at least 36m away to stack 30. 4. Lift ratio is at 1:48. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. Both stacks will have up to 5m travelling distance to the nearest lift lobby. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. Stack 264 is located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

North West facing stacks: 260, 262 1. Both stacks are facing North West. Both stacks will have exposure to 3pm west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Wind potential will be equal for both due to the same orientation of both stacks. Both stacks will enjoy moderate wind from North. Both will not have exposure to South-South East (S/SE) wind due to blocking from similarly high surrounding blocks. 3. Both stacks will have equal spatial quality with distance towards block 103B of Alkaff Courtview at least 63m away 4. Lift ratio is at 1:48. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. Stack 260 will have the furthest distance to the lift lobby among all stacks which is about up to 24m walk away while stack 262 will be nearer at 17m. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

6. Both stacks are located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

South East facing stacks: 258, 256 1. Both stacks are facing South East. Both stacks will not have exposure to 3pm west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Wind potential will be equal for both due to the same orientation of both stacks. Both stacks will enjoy minimal wind potential due to similar height arrangement of building blocks. Both will not have exposure to N/NE and S/SE wind due to the same reason. 3. Both stacks will have equal spatial quality with distance towards block 107B looking towards staircase next to stack 284 while flanked by stacks 280, 282 and 276. 4. Lift ratio is at 1:48. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. Stack 260 will have the furthest distance to the lift lobby among all stacks which is about up to 24m walk away while stack 262 will be nearer at 19m. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Block 108A North-East facing stacks: 186, 188, 190, 170, 172 1. All stacks are facing North East towards East. All stacks will not have exposure to 3pm west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Wind potential should be tough to come by for all stacks due to the placement of stacks surrounded by other blocks with similar heights and proximity to each other. 3. Spacing for all will be different based on location of each stack. Distance from stack 186 will be at least 19m away toward stack 258. Stacks 188 and 190 will be 24m and 14m away toward stacks 280 and 278. Stacks 170 and 172 will have a distance of 30m and 35m away toward stacks 278 and 288. 4. Lift ratio is at 1:52. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. Stack 186 will have the furthest distance away from the lift lobby at 48m. Stacks 170 and 172 both will be 18m and 26m away from the lift lobby. Stacks 188 and 190 will be 15m and 10m each from the lift lobby. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. Water tank will be located right above stack 170. Top level of stack 170 will have 2 water tanks sitting over it. Chances of water leakage on top floor units are high due to wear and tear and occasionally poor workmanship based on recorded complaint and job tender for maintenance. 7. Stacks 170 and 172 are located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

North West facing stack: 182, 184 1. Both stack 182 and 184 are facing North West. Both stacks will have at least 10 months in a year exposed to 3pm west sun. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Stack 182 should be able to enjoy wind from South but may only benefit the back of house where the yard is being located. North wind will benefit both at the façade but at an angle. 3. Spacing to block 103B Alkaff CourtView from both stacks will be at least 34m away. Both will have equal visual experience. 4. Lift ratio is at 1:52. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. Stack 184 will have the furthest distance away from the lift lobby at 46m. Stack 182 will be 39m away from the lift lobby. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. Both stacks are located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Block 112B North-North East facing stack: 100 1. This stack is facing North towards North East. This stack will have at least 5 months in a year exposed to 3pm west sun. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Wind potential should be tough to come by for this stack due to the placement of stack surrounded by other blocks with similar heights and proximity to each other and further blocking from stacks at Alkaff Lkeview. 3. Spacing across Alkaff Crescent will be at least 29m towards block 118A of Alkaff Lakeview. Viewing vista will be limited to Alkaff Lakeview blocks lining along Alkaff Crescent. 4. Lift ratio is at 1:45. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. This stack will have a travel distance to the lift lobby at 22m walk. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. 1 water tank will be located right above stack 100. Chances of water leakage on top floor unit is high due to wear and tear and occasionally poor workmanship based on recorded complaint and job tender for maintenance.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

South-South West facing stack: 112 1. Stack 112 is facing South toward South West. This stack will have at least 7 months in a year exposed to afternoon 3pm west sun. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Wind potential should be tough to come by due to the placement of stack surrounded by blocks with similar heights. 3. Spacing toward southern blocks will be at least 270m away. 4. Lift ratio is at 1:43. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. Stack 112 will have up to 22m travelling distance to the nearest lift lobby. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. 1 water tank will be located right above stack 112. Chances of water leakage on top floor unit is high due to wear and tear and occasionally poor workmanship based on recorded complaint and job tender for maintenance.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Block 113B North West facing stack: 10 1. This stack is facing North West. This stack will have exposure to 3pm west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. This stack will enjoy moderate wind from North during North-North East (N/NE) wind season. This stack will not have exposure to South-South East (S/SE) wind due to blocking from similarly high surrounding blocks. 3. This stack will be 65m away towards block 102B of Alkaff Courtview across Bidadari Park Drive. 4. Lift ratio is at 1:34. This ratio is within 1:40, a much desirable ratio. 5. Stack 10 will have up to 10m travelling distance to the nearest lift lobby. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. This stack is located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern. South East facing stack: 08, 06 1. Both stacks are facing South East. Both stacks will not have exposure to 3pm west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Wind potential will be equal for both due to the same orientation of both stacks. Both stacks will enjoy minimal wind potential due to similar height arrangement of building blocks. Both will not have exposure to N/NE and S/SE wind due to the same reason. 3. Stack 06 will be at least 20m towards stack 114 while stack 08 will be at least 25m towards stack 18. Stack 08 will be looking towards back of house of stack 18 while view for stack 06 will be ½ blocked by stack 114 gable end wall. 4. Lift ratio is at 1:34. This ratio is within 1:40, a much desirable ratio. 5. Stack 08 will have the furthest distance to the lift lobby among both stacks which is about up to 9m walk away while stack 06 will be nearer at 6m. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. 3 water tanks will be located right above stack 08 and 06. Chances of water leakage on top floor unit is high due to wear and tear and occasionally poor workmanship based on recorded complaint and job tender for maintenance.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Block 114A North West facing stacks: 12, 14 1. Both stacks are facing North West. Both stacks will have exposure to 3pm west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Both stacks will enjoy moderate wind from North during North-North East (N/NE) wind season. Both will not have exposure to South-South East (S/SE) wind due to blocking from similarly high surrounding blocks. 3. Both stacks will be at least 66m to 83m away towards block 102B of Alkaff Courtview across Bidadari Park Drive. 4. Lift ratio is at 1:48. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. Both stacks will have up to 5m travelling distance to the nearest lift lobby. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. Stack 14 is located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

South East facing stack: 24 1. This stack is facing South East. This stack will not have exposure to 3pm west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. This stacks will enjoy minimal wind potential due to lower floor heights as compare to surrounding building blocks thus being blocked by others. This stack will not have exposure to N/NE and S/SE wind due to the same reason. 3. Stack 24 will be at least 19m towards stack 36. Stack 24 will be looking towards back of house of stack 36 while ½ of the view will be looking across roof garden over MSCP. 4. Lift ratio is at 1:48. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. This stack will have up to 24m travelling distance to the nearest lift lobby. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. Stack 24 is located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

North-North East facing stack: 16 1. This stack is facing North towards North East. This stack will have at least 5 months in a year exposed to 3pm west sun. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Wind potential should be tough to come by for this stack due to the placement of stack surrounded by other blocks with similar heights and proximity to each other. 3. Spacing towards stack 04 will be at least 36m away while spacing across Alkaff Crescent will be more than 70m towards block 115A of Alkaff Lakeview. Viewing vista will be limited by surrounding blocks. 4. Lift ratio is at 1:48. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. This stack will have a travel distance to the lift lobby at 14m walk. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. Stack 16 is located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Block 114B North West facing stacks: 30, 32 1. Both stacks are facing North West. Both stacks will have exposure to 3pm west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Both stacks will enjoy moderate wind from North during North-North East (N/NE) wind season. Both will not have exposure to South-South East (S/SE) wind due to blocking from similarly high surrounding blocks. 3. Both stacks will be at least 69m to 70m away towards block 103B of Alkaff Courtview across Bidadari Park Drive. 4. Lift ratio is at 1:47. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. Both stacks will have up to 5m travelling distance to the nearest lift lobby. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. Stack 32 is located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

South East facing stack: 42 1. This stack is facing South East. This stack will not have exposure to 3pm west sun all year round. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. This stacks will enjoy minimal wind potential due to lower floor heights as compare to surrounding building blocks thus being blocked by others. This stack will not have exposure to N/NE and S/SE wind due to the same reason. 3. Stack 42 will be at least 74m towards stack 60 and 62. Stack 42 will be looking towards gable end wall of stack 60 and 62 across roof garden over MSCP. 4. Lift ratio is at 1:47. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. This stack will have up to 24m travelling distance to the nearest lift lobby. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. Stack 42 is located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

North-North East facing stack: 34 1. This stack is facing North towards North East. This stack will have at least 5 months in a year exposed to 3pm west sun. (Please refer to sun and shading analysis diagram for details available to subscribers only) 2. Wind potential should be tough to come by for this stack due to the placement of stack surrounded by other blocks with similar heights and proximity to each other. 3. Spacing towards stack 24 and stack 22 will be at least 17m to 25m away. Viewing vista will be limited by surrounding blocks. 4. Lift ratio is at 1:47. This ratio may not be the best of 1:40 but it is still within the maximum comfort level of 1 lift serving 60 units. 5. This stack will have a travel distance to the lift lobby at 14m walk. US regulations allow for maximum 30m travelling distance for disable while UK allow for maximum 50m travelling distance without rest for mobility impaired using stick individual. 6. Stack 34 is located next to an open staircase which means it can be accessed by strangers anytime and proximity to it may pose security concern.

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

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Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Score chart (above multi storey car parking level MSCP)

total total lift units in in a lift ratio a block block

score

distance frontage to frontage (m)

score

distance (m)

score

prevailing wind

score

sun exposure

score

total score

3

35 38 63 63 36 20

1 1 3 3 2 1

19 24 24 17 5 5

4 4 4 4 4 4

N N N -

1 1 2 2 2 1

0 0 12 12 3 3

4 4 1 1 4 4

13 13 13 13 15 13

2 2 2 2 1 2 1

18 26 39 46 48 15 10

4 3 2 2 2 4 4

S/N N -

1 1 2 2 1 1 1

0 0 10 10 0 0 0

4 4 1 1 4 4 4

14 13 10 10 11 14 13

107A 256 258 260 262 264 266

145

3

48

108A 170 172 182 184 186 188 190

156

3

52

3

30 35 34 34 19 24 14

90

2

45

3

29

2

22

4

N

2

5

3

14

85

2

43

3

270

4

22

4

-

1

7

2

14

68

2

34

4

20 25 65

2 2 3

6 9 10

4 4 4

-

1 1 1

0 0 12

4 4 1

15 15 13

3

66 83 36 19

3 3 2 1

5 5 14 24

4 4 4 4

-

1 1 1 1

12 12 5 0

1 1 3 4

12 12 13 13

3

69 70 17 74

3 3 1 3

5 5 14 24

4 4 4 4

N N -

2 2 1 1

12 12 5 0

1 1 3 4

13 13 12 15

112B 100

113A 112

113B 06 08 10

114A 12 14 16 24

96

2

48

114B 30 32 34 42

93

2

47

Legend 3-room

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Scoring Parameters and Definition Lift ratio (Lesser number of units sharing 1 lift will reflect a shorter waiting time for users) 1 pt - more than 80 units sharing 1 lift 2 pt - 61-80 units sharing 1 lift 3 pt - 41-60 units sharing 1 lift 4 pt - less than 40 units sharing 1 lift

View vista (Lesser obstruction in front of Living room or Master bedroom of a unit will achieve a better view vista) 1 pt - refer to image 1 2 pt - refer to image 2 3 pt - refer to image 3 4 pt - refer to image 4 (view beyond 100m not inclusive of road)

Distance to lift core (Shorter distance to lift core will reflect easier access to vertical circulation) 1 pt - more than 50m from unit main door to nearest lift 2 pt - 36-50m from unit main door to nearest lift 3 pt - 26-35m from unit main door to nearest lift 4 pt - less than 25m from unit main door to nearest lift

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Prevailing wind (More wind direction allows better ventilation; Singapore received S/SE and N/NE as seasonal prevailing wind) 1 pt - no visible prevailing wind 2 pt - 1-2 prevailing wind 3 pt - 2-3 or more prevailing wind 4 pt - more than 3 prevailing wind Notes 1. Prevailing wind based on data collected by NEA (2014 and 2015)

Sun exposure (Lesser monthly exposure denotes better unit) 1 pt - >75% or > 9 months of direct sun exposure in a year 2 pt - 75% > x > 50% or between 6 months to 9 months of direct sun exposure in a year 3 pt - 50% > x > 25% or between 3 months to 6 months of direct sun exposure in a year 4 pt - < 25% or less than 3 months of direct sun exposure in a year Notes 1. Based on in house study (3pm as sample) 2. Each level will have different sun exposure (please refer to sun chart for accurate reading)

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Sun and shading analysis

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Block xxx stack xx - 1pm Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

January 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

February 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

Mac 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

April 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

May 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

June 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

July 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

August 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

September 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

October 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

November 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

December 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

This page intentionally left blank

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Block xxx stack xx - 3pm Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

January 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

February 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

Mac 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

April 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

May 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

June 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

July 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

August 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

September 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

October 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

November 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

December 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

This page intentionally left blank

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Block xxx stack xx - 5pm Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

January 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

February 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

Mac 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

April 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

May 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

June 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

July 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

August 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

September 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

October 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

November 21st Stack xx Stack xx

Stack xx

#xx-xx

#xx-xx

December 21st

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Pricing analysis

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Distance from Alkaff Courtview to nearest MRT station (Woodleigh)

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Toa Payoh Crest site plan

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Distance from Toa Payoh Crest to nearest MRT station

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 09 08 07 06 05 04 03 02 01

Ryan Wong <ryanwxj@gmail.com

xxxxxx xxxxx (2015 xxx) (a) xx price diff xx facing between fl

Toa Payoh Crest (2012 Nov) (b) xxx price diff xx facing between fl

$ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx

$ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx

$ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

$ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

price diff

% price change

(a) - (b)

$ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

xx% xx% xx% xx% xx% xx% xx% xx% xx% xx% xx%

HDB resale price comparison year

quarter

2012 2015 price diff %

Q4 Q4

price 4-rm $556,400 $530,000 -$26,400 -4.7%

Chart showing price comparison between stack 53 (Alkaff Courtview 4-rm) vs the most expensive stack (North West facing) of Toa Payoh Crest at Toa Payoh.

Copyright © 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 09 08 07 06 05 04 03 02 01

Ryan Wong <ryanwxj@gmail.com

xxxxxx xxxxx (2015 xxx) (a) xx price diff xx facing between fl

Toa Payoh Crest (2012 Nov) (b) xxx price diff xx facing between fl

$ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx

$ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx

$ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

$ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

price diff

% price change

(a) - (b)

$ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

xx% xx% xx% xx% xx% xx% xx% xx% xx% xx% xx%

HDB resale price comparison year

quarter

2012 2015 price diff %

Q4 Q4

price 4-rm $556,400 $530,000 -$26,400 -4.7%

Chart showing price comparison between stack 53 (Alkaff Courtview 4-rm) vs the cheapest stack (North West facing) of Toa Payoh Crest at Toa Payoh.

Copyright © 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Alkaff enclave site plan (Alkaff Courtview, Lakeview, Oasis, Vista)

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

xxxxxx xxxxx (2015 xxx) (a) xx price diff between fl xx facing 13 12 11 10 09 08 07 06 05 04 03 02 01

$ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx

$ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

xxxxxx xxxxx (2016 xxx) (b) xxx price diff between fl xx facing $ xxx xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx

price diff

% price change

(a) - (b) $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

xx% xx% xx% xx% xx% xx% xx% xx% xx% xx% xx%

Chart showing price comparison between stack 53 (Alkaff Courtview) vs most expensive stack (North West facing) of Alkaff Oasis at Bidadari.

xxxxxx xxxxx (2015 xxx) (a) xx price diff between fl xx facing 13 12 11 10 09 08 07 06 05 04 03 02 01

$ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx $ xxx xxx

$ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

xxxxxx xxxxx (2016 xxx) (b) xxx price diff between fl xx facing $ xxx xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx $ xxx xxx $ x xxx

price diff

% price change

(a) - (b) $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx $ x xxx

xx% xx% xx% xx% xx% xx% xx% xx% xx% xx% xx%

Chart showing price comparison between stack 53 (Alkaff Courtview) vs cheapest stack (North West facing) of Alkaff Oasis at Bidadari.

Copyright © 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication


Alkaff Oasis Feb 2016

Ryan Wong <ryanwxj@gmail.com

Pricing analysis 1. Stack 727 of Alkaff CourtView is within 500m away from nearest MRT station which is the Woodleigh station. Development within 500m radius away from MRT is considered good in terms of physical planning and we named development within this 500m radius as TOD (Transit Oriented Development). In other words, when using MRT become mainstream due to convenient and time saving, TOD will generate higher investment return. 2. There are few and rare projects within Toa Payoh which is near to MRT (within 500m radius from MRT station). Toa Payoh Apex and Joo Seng Green are more than 500m away from MRT. Thus, we have chosen Toa Payoh Crest and Alkaff Oasis as case study to compare the price. To paint a fair comparison, we are using same attribute (units facing North West) foe evaluation. 3. Based on our record, Alkaff CourtView is relatively more expensive than Toa Payoh Crest in the range of 4% as compare to the resale market of the same year; prices have gone down by 4% instead. 4. When we made comparison to the Feb 2016 launched Alkaff Oasis, we noticed that Alkaff Courtview is relatively more expensive ranging from 5% - 8%. Note that Alkaff Oasis will be further away from Woodleigh MRT as compare to Alkaff CourtView.

END

Copyright Š 2016 by chua.soon.ching@hausanalyst.com All rights reserved. Without limiting the rights under copyright reserved above, no part of this publication may be reproduced, stored in or introduced into a retrieval system, or transmitted, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise), without the prior written permission of the copyright owner of this publication

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Hausanalyst sample interim report  

Details of this report can be found here: http://www.hausanalyst.com/our-service.html This is a sample report which is not meant for select...

Hausanalyst sample interim report  

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