Evaluation For River Peaks I And II At Rochor

The pilot tasks underneath HDB’s Prime Location Public Housing (PLH) scheme, River Peaks I and II are one of the crucial anticipated BTOs for Nov 2021. We check out what’s across the space (tons!) and take a look at the perfect items to get for this improvement.

BTO River Peaks I and II
Location Alongside Kelantan Highway and Weld Highway
Complete no. of items 960
Unit sorts 3- and 4-room items
No. of blocks 6, together with a rental stack (Stack 106) at River Peaks I
Highest flooring 47
Estimated completion date 2Q2028
Indicative Pricing $409K to $474K for 3-room
$582K to $688K for 4-room
Nearest MRT station Jalan Besar MRT on the Downtown Line
Surrounding facilities (inside a 15-min stroll) Malls and Grocery store
• On-site grocery store at River Peaks I
• Bugis Junction (Chilly Storage)
• Bugis+
• Metropolis Sq. Mall (Fairprice and Don Don Donki)
• Tekka Place (Fairprice)
Market/Hawker Centre
• Berseh Meals Centre
• Tekka Centre
• Albert Centre
Others
• Haji Lane
• Eateries and cafes alongside Jalan Besar
• Mustafa Centre
Colleges inside 1-km (estimated) • Farrer Park Major Faculty (merging with
Stamford Major Faculty in 2023)
• St. Margaret’s Major Faculty

Restrictions underneath HDB’s Prime Location Public Housing (PLH) Mannequin

Earlier than we delve additional into our evaluation, right here’s a abstract of some restrictions you might be anticipated to face as a house owner for those who get a PLH mannequin BTO.

PLH Mannequin Flat Typical BTO Flat
MOP earlier than capable of promote 10 years 5 years
Who are you able to promote the flat to
after MOP?
• Applicant will need to have one Singapore Citizen
• Household nucleus; singles not allowed
• Earnings ceiling of $14,000
• Can not personal non-public property
• At the least one applicant will be Singapore Citizen or Singapore PR
• Household nucleus or singles aged above 35
• Can personal non-public property however should dispose inside six months of shopping for resale flat
Subsidies and Priorities • Given extra subsidies on high of the same old subsidies
• However a proportion of the resale value will probably be returned to HDB as a method to get better the extra subsidies given (subsidy restoration*)
• Married Baby Precedence Scheme precedence quota will probably be lowered to two-thirds of the same old quotas. As much as 20{5ad4713dcdf095b5e90aabe8844e1d4ac30f2574115e794a77015199f2c7d573} for first-time households and as much as 2{5ad4713dcdf095b5e90aabe8844e1d4ac30f2574115e794a77015199f2c7d573} for second-time households.
• The same old subsidies and priorities accorded to BTO flats.
Hire out situations • Can lease out bedrooms from the beginning
• Not allowed to lease out complete flat always
• Can lease out bedrooms from the beginning
• Complete flat after 5 years
Should purchase non-public property? Sure, after 10 years Sure, after 5 years

*Subsidy restoration: For River Peaks I and II, the quantity to be recovered from the flat patrons is mounted at 6 p.c of the upper of the resale value or valuation, and can apply no matter when the flats are bought in future.

Website Go to and Evaluation

Sitting alongside Rochor Canal, a part of the positioning for the BTOs was dwelling to the previous Sungei Highway flea market, in any other case also referred to as the Thieves’ Market. In 2017, it was pressured to shut resulting from plans to redevelop the realm. Included on this plan was to create extra residential properties, finally manifesting as these two BTO developments, linked by way of a bridge.

Rochor Canal (proper) is located subsequent to the BTOs.

River Peaks II can be positioned proper subsequent to Sim Lim Tower, which apparently underwent its first en-bloc try this 12 months. If profitable, the constructing will make method for one more high-rise industrial undertaking, however you’ll probably should take care of some building works occurring within the interim.

The encircling space is a hive of exercise. Very busy roads, notably alongside Jalan Besar, and really excessive footfall. Come dusk, the shophouses throughout the street and alongside Jalan Besar housing motels, hostels, late-night eateries, therapeutic massage parlours and KTVs come alive. There’s positively a shady connotation on this space, however its prime locale and its abundance of facilities could make one overlook that.

Rows of conserved shophouses for industrial actions (left) are positioned throughout the street from the BTOs.

One of many greatest new developments residents at River Peaks I and II can count on is the North-South Hall, a brand new expressway ranging from Woodlands all the best way to the Central Enterprise District. Scheduled for completion by 2026, it’s going to bypass neighbourhoods like Yishun, Ang Mo Kio, Toa Payoh, Serangoon in addition to Rochor (on the former Rochor Centre web site) and can embody bus and biking lanes that can enhance Singapore’s car-lite imaginative and prescient.

There are a selection of massive, glitzy buying malls inside a brief strolling distance: Bugis+ (9-min stroll), Bugis Junction (10-min stroll), and Metropolis Sq. Mall (12-min stroll). The closest hawker centres are simply down the street at Besar Meals Centre (5-min stroll) or throughout the Rochor Canal at Albert Market and Meals Centre (8-min stroll). For groceries, the closest one is obtainable on web site at River Peaks I on the primary flooring.

Bugis Junction.

The closest MRT station to the BTOs is Jalan Besar, on the Downtown Line, with one of many exits positioned on the River Peaks II web site. However in case you are trying to hop onto the North-East Line or the East-West Line, Little India Interchange (Downtown/North-East) and Bugis Interchange (Downtown/East-West) are only a 10- and 11-min stroll away respectively.

The BTOs are inside strolling distance to 3 MRT stations.

Positive you’ve gotten all of the facilities and comfort close by, however the restrictions are probably going to place a damper on issues. Alternatively, for those who can wait a bit longer, Feb 2022’s Kallang/Whampoa BTO site seems to be set to be positioned close to these Rochor BTOs. We aren’t completely positive if they are going to be subjected to the PLH restrictions although.

3-room

For unblocked and canal views:

  • Stacks 113 and 115 are located proper in entrance of Rochor canal. Past that may be a small reserve web site, a church (with a top restriction of 5 storeys). And past these is the upcoming North-South Hall, so that you do get fairly a distance of unblocked views.
  • Stacks 122 and 124 are additional away from Rochor canal, however you might be more likely to nonetheless get comparatively respectable views particularly in case you are on a better stage.
  • Stack 108, located subsequent to the stack of rental flats, is going through current HDB block 30 on Kelantan Highway. Block 30 is 16 storeys. Get a unit above that for unblocked views.

Noise from human exercise zones:

  • Whereas a few of the human exercise zones are positioned on the primary storey, there are some human exercise zones (pavilion and playground) which might be located on the panorama deck itself. This will pose a noise drawback for some stacks because the items all begin above the panorama deck. These stacks embody 108, 122 and 124 which might be positioned shut to those human exercise zones on the panorama deck.

A number of the services, together with a grocery store and an F&B outlet, are positioned on the primary flooring, away from the items.

No afternoon solar:

  • Stack 107 is least more likely to get the afternoon solar, seeing as it’s partially blocked by neighbouring stacks.

4-room

Higher format:

  • There are two layouts to select from for 4-room items.
  • The principle variations lie within the kitchen. Structure 1 has a galley kitchen format, whereas Structure 2 comes with a boxier kitchen. For Structure 2, you may think about hacking the wall between the yard and the kitchen for a roomier cooking zone with extra prep countertop house. For these contemplating an open kitchen, Structure 1 could also be extra conducive.
  • The bomb shelter door opens as much as the kitchen in Structure 2, which is nice in case you are utilizing the bomb shelter as a pantry. If you’re utilizing the bomb shelter as common storage or a shoe storage, think about going for Structure 1 as a substitute, which has the bomb shelter door opening out into the lobby.
  • The dwelling/eating space in Structure 1 is about in a linear format and comes with an extended wall, which is a greater possibility for uninterrupted storage. Structure 2 has the dwelling/eating space in two totally different segments. Additionally, Structure 2 has the doorway opening up proper into the lounge. So until you’re going to do some format adjustments, it might not be excellent because you gained’t have a lobby space.

For unblocked and canal views:

  • Stacks 100, 101, 102, 103, 110 and 112 are overlooking Rochor canal. Past that may be a small reserve web site, a church (with a top restriction of 5 storeys). And past these is the North-South Hall. Loads of uninterrupted views.
  • Stack 121 is positioned additional in, so it’s far away from Rochor canal, however you’ll nonetheless get pleasure from unblocked views.
  • Stack 109 going through the conserved shophouses alongside Jalan Besar may get pleasure from respectable unblocked views. These conserved shophouses have a most 4-storey top restriction.

The darkish blue zones characterize conservation websites, based on the map from URA.

For privateness:

  • A lot of the blocks are 4 items to at least one (save for block 36A with the rental stack) and are positioned close to the lifts, so there isn’t one stack that enjoys distinctive privateness. However having a unit not going through the lifts will afford you only a bit extra privateness than the remaining. These are the stacks to select: 100, 101, 102, 103, 109, 110, 111, 112, 117, 118, 119 and 120. Fascinating to notice that these stacks are additionally of Structure 2.

No afternoon solar:

  • Go for stacks 116 and 121, which is able to be capable to obtain some shade from neighbouring blocks so that you gained’t get the brunt of the afternoon solar.

Noise from human exercise zones:

  • Whereas a few of the human exercise zones are positioned on the primary storey, there are some human exercise zones (pavilion, trellis (probably with seating), health corners and playgrounds) which might be located on the panorama deck itself. This will pose a noise drawback because the items all begin above the panorama deck. Chances are you’ll wish to keep away from stacks 104, 109, 110, 118, 119, 120 and 123 which might be positioned very shut to those human exercise zones on the panorama deck, particularly ones on the decrease flooring.

A number of the services and facilities at River Peaks I and II will probably be positioned on the panorama deck.

Going through the MRT entrance and MRT air flow shaft:

  • Noise ranges and foot visitors are probably going to be excessive close to the MRT entrance, so take be aware in case you are going for Stacks 117 and 119.
  • For stacks 118 and 120 going through the MRT air flow shaft, you could be affected by air stream noise or hotter temperatures from the air flow shaft.

Visitors noise:

  • A lot of the 4-room items are unlikely to face visitors noise, since there’s a respectable quantity of buffer. Stacks likeliest to be affected by visitors noise are 110 and 112, which face Weld Highway/Arab Avenue. These are fairly main roads.

 

 

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