12 Guidelines For Picking A Quality Unit For A New Launch Project

It is simple to be impressed by the stunning shops with themed interior designs and designer furniture when investing in new initiatives.

After all, buildings that have received millions of dollars in investment are never unsightly showflats.

It can be challenging to balance the various assaults on the senses with the hyped-up audience, raised noise levels, and adrenaline-filled showroom when visiting a project preview for the first time.

Remain composed and breathe. If you must, find some quiet time away from the showflat to reflect.

When dealing with such circumstances, it is crucial to have a checklist and enough room to reflect before making a decision about a unit.

There is no shame or loss in spending time to make more carefully considered judgments, despite the frequently used (though occasionally real) sales pitch: "Someone is also looking at the unit and you have to hurry.."

"Better a missed opportunity with money in hand than a hasty choice and future regret."

If you have never purchased a new launch property, you might not be aware of all the warning signs.

I hope you finish reading this and start along the road to becoming a shrewd and knowledgeable investor in new launch projects!

Let's get going.

Differences between buyers of new construction and those of resale properties

Buyers of newly released properties require a great deal of creativity, ability to visualise the finished product, and faith in how the facilities design, vistas, space, and overall feel of the property would turn out.

They would not be able to tell with certainty about things like the ventilation level, interior lighting, background noise level, and general feel of the finished product.

Resale buyers, on the other hand, benefit from being able to view, touch, hear, and feel every component of the property firsthand, which makes comparisons and judgments easier.

Unfortunately, not every new launch customer has excellent visualisation abilities or understanding, therefore the following advice would be helpful.

First Advise: First-hand knowledge of the Premium Facing Units

Most new construction projects have a variety of blocks and facings. The most prestigious facings are typically where developers place their largest bedroom designs.

For instance, compared to the majority of the smaller units at Parc Centros, the 4 and 5 bedrooms there enjoy the best pool views.

Studying the site plan, the showflat model, and doing map-to-ground comparisons are crucial at this point.

+ Verify that the showflat is situated on the correct site. Yes! Showflat locations frequently are not on actual sites, so ALWAYS ASK to be sure.

Unobstructed views are the norm for premium views, whether they are of a serene landed estate, lush vegetation, the vibrant metropolitan skylines, or a relaxing sea and pool. You must determine whether they are a nice to have or a need because they come with a premium price tag as well.

A side note: A friend of mine didn't mind purchasing a property facing the wall of a neighbouring building because they lived primarily with their curtains closed and didn't need a great view.

They were able to put the money they saved—a sizeable sum—into their interiors, where they got the best return.

For them, this made the most sense, but would it work for everyone?

It might not always be simple to picture the vistas you will appreciate, so always:

Request any images that the developer or agency may have obtained via drone footage or prior to the site's structures being pulled down.

Photo taken from Stuart Chng

Future blockages are less likely when one can see a low-rise landed enclave in the distance.

To be more assured of the anticipated views, it's also crucial to personally inspect the site, use www.OneMap.sg to compare the map to the ground, or climb a neighbouring tall building.

When selecting an unblocked facing apartment, I also like to look at the Land Use Planning, Gross Plot Ratio, and Height Restrictions of the surrounding land that may one day obscure their views if land zoning changes.

Although there are no assurances that the URA Master Plan won't change in the future, being aware of current and foreseeable hazards always makes one feel more secure.

These checks can be made at URA MasterPlan.

Second Advice: Low, mid, or high? Which one fits you the best?

Since they have more access to the sun and are less obstructed by their surroundings, high floor apartments are typically brighter and have better ventilation than low level apartments.

Does that imply that you ought to always choose the highest unit that's offered? Here are a few pointers!

High Floor Benefits

• Less exposure to insects and dust

• Less noise pollution (15th storeys and higher in particular)

• Increased security over very low levels

• Less electricity used (better lighting and ventilation)

• Greater privacy because fewer neighbours would be watching.

• Improved views

Low Floor Benefits

• Less time waiting for or in elevators

• Safer for children

• Occasionally, better pool vistas or views of vegetation

• Less expensive than condos on higher floors

• Less difficult when transporting large items that won't fit in the elevators

• More pet-friendly (especially for those who live on the ground floor or use the stairs)

Personal recommendations from Property Bankers

• Lower levels (7 and below) are typically what I advise for pool view apartments because anything higher requires you to be on the balcony to take in the view.

• Units with pool views typically face a neighbouring block, so it's vital to double-check the space between them to make sure it's not too near.

• Purchasing a high-floor property with a pool that faces your neighbours is a waste because you'll spend most of your time staring into their house.

• If you prefer vistas of greenery, you might not need to climb too high (or spend more money), as your point of focus will change and you will see more sky than foliage.

Just visualise yourself aboard a cable car to demonstrate this. Now, don't put too much emphasis on the vegetation.

So if you choose something that is just a few floors above the surrounding trees' canopies, you will see much more green than blue.

Apartments with a mid-to-high floor can be equally as noisy as those with a low floor. On the lower floors, there are more low-lying items (such as a clubhouse, plants, and walls) that absorb and disperse sound, whereas sound flows and reflects upwards unhindered.

Which is noisier, a high or low floor?

What causes a high floor unit to occasionally be noisier than a low floor unit?

Third Advice: Locate facilities and access points close to the entrance

Personally, I detest wasting time navigating parking lots and choosing a block that is nearer the project's entrance and exit. If you have ever driven through the parking lots of Reflections at Keppel Bay or D'Leedon, you will understand what I mean. However, it could just be me.

There are benefits and drawbacks to choosing a block closer to the entrance because drop-off spots are frequently located close to entrances and roads. Though there is less noise at drop-off locations because of the slow traffic. So choosing the interior facings of a block close to the entrance can be a suitable compromise to reduce road noise.

Being close to facilities and entrance gates is also vital, especially if you are the sort that dislikes walking. The difference could be between walking an additional 200 meters every day to the gym, the mall, or the train station.

Consider the following extreme example: Assume you regularly work out at the gym while staying at Block 21. A daily 350-metre one-way walk would be required.

Fourth Advice: Avoid bin centres, substations, generators, and BBQ pits

There are few reasons to select a unit facing the bin centre and substation (which are typically next to each other), unless you just want the cheapest units in the complex.

Except for the smell and bugs, the views are unimpressive (unless you're Oscar the Grouch) and will make selling the property more difficult.

Due to the many meetings that take place there and the scents that may mistakenly drift into your home at night and cause irrational hunger pangs, BBQ pits are potential hotspots for noise.

Fifth Advice: Tennis courts, water features, and a kids' pool

You might not want to stay too close to any of these amenities if the sound of crying children irritates you or if the Rafaels and Federers in your condo quickly distract you with their "pok pok pok" noises.

Some people may experience acoustic annoyance from water features like waterfalls that are left on all night.

Avoid spending time with them if you have trouble falling asleep or get easily distracted by noise.

Sixth Advice: Useful Layouts

Even though developers try their best to give every unit the finest views possible, this occasionally results in less-than-optimal layouts.

Consider designs with a substantial amount of unused corridor space. As a result, there will be less actual usable area and a higher actual cost per square foot.

How to recognize ineffective layouts for a new project

If you want to keep the door open for ventilation while maintaining privacy, there are corridors that go to the living area. Otherwise, the area is rarely effectively used.

You might not have a choice in some situations since the views you want might only be available with this layout. You will need to decide which is more important to you in such circumstances.

Seventh Advice: Number of units per level

When purchasing a new launch, many individuals overlook this aspect. The environment you enter before arriving at home might be impacted by the number of apartments per level.

In general, fewer apartments per floor are preferable because you will waste less of your precious life waiting for the elevator. Additionally, if you start using the space in the hallway for your barang barang, there will be less possible complaints.

As 1-2 bedroom homes are more likely to be rented out than owned by a family, you should anticipate a higher frequency of neighbour changes if you share a floor with them.

Eighth Advice: Extra Floor Space

Choosing apartments with a tiny lead-in to your unit before the main door is one of the secrets to acquiring some extra free floor space to use.

Compare the variations in these 2 units. The additional lead-in space is on the one to the right.

Additional room at no additional charge for a bench or shoe rack. Of course! (Note: Due to fire safety requirements, MCST has rules on corridor obstructions; use common sense! *wink)

You can put a second shoe rack or stool there without bothering anyone because the neighbours do not use that area.

You would need to ask to see the floor level designs because this is typically not obvious in the typical brochure floor plans (Project ICs/developers might frown, but ask nevertheless).

Ninth Advice: Listen for road and other noises

Avoid living in a unit that faces a busy street or highway as vehicle noise is rarely something anyone enjoys. To ensure there are no surprises, check the URA MasterPlan to learn about impending new highways passing.

E.g. By 2026, a new North South Expressway will be built, which could have an impact on some current and future developments' road noise levels.

Other Sounds

● If you work night shifts and tend to sleep during the day or work from home, the daily noisy flight of the fighter planes hovering overhead in places like Punggol might be a huge source of annoyance.

● Positions that look out onto places of worship where loud chanting, prayer, and incense burning take place are likewise not the usual selections.

Tenth Advice: West Sun

West-facing apartments that receive afternoon sun are typically not popular with locals and Asians. Developers frequently favour buildings that face north or south for this reason.

In the evenings and early mornings, these units usually feel warmer.

Although handy for people who enjoy drying their clothes on their balconies, West facing homes are still available and one of the least popular choices due to development factors like views optimization and site layout.

The majority of Westerners and Europeans don't mind leasing or purchasing west-facing properties.

Eleventh Advice: Unique Selling Points (for a particular unit)

Finding a unit with distinctive selling characteristics that make it stand out when renting or selling is a bonus.

For instance:

• Units on the ground level with a sizable patio looking out onto the pool will be especially appealing to individuals who like living on the ground floor or who enjoy outside spaces for gardening and enjoyment. Every development only has that many units.

• A unit featuring jacuzzis, chill out areas, and eating pavilions on the same level as the sky terrace will draw people who enjoy high-floor apartments with outdoor space just outside their door.

Unit designs for the Silversea Sky Terrace

The many benefits of landed living are enjoyed by Sky Terrace level flats, but with a view and without the corresponding maintenance and pest control fees.

Final Advice: Materials & Standard Fittings Are Provided

It is a good idea to research the brands of fittings and materials that are included with the unit.

These will be identified by stickers placed all over the demonstration apartment, and the brands of the fixtures and appliances used will also reveal the standards upheld by the developer in their creations.

It is helpful to evaluate the fittings and materials offered when comparing projects that are closely contested to determine where you are receiving the best value.

For instance:

The decision is easier to make if one developer offers marble tiles for the living, dining, and bathrooms while the other offers ceramic tiles at a comparable price point since you can tell which developer is offering better value.

Renovation prices are listed on the MoneySmart Blog along with the typical flooring materials utilised.

Keep in mind that there are many grades, varieties, and material origins within each category as well. E.g. Compressed Marble is less expensive than Marble. The Dubai Marble is less expensive than the Italian Marble. Therefore, it depends on how much specificity you want to include.

• Other things to think about

• Are the refrigerator, washer, and dryer included in the price?

• Are the electrical distribution boxes hidden? Does this need spending money on carpentry?

• Is there enough room in the cabinets? Would building them require additional expenses for you?

• Is the wardrobe open at the top or full height?

• Do false ceilings come with them?

It can be difficult to remember everything, therefore you can request proof of the goods you received. The provision of it is a prerequisite for developers.

A skill that can be developed over time is the ability to select an effective unit for a fresh launch. Experienced real estate investors can even choose the best apartments just by looking at the floor plans, site map, and URA Masterplans.

While waiting, schedule a session with someone who can provide advice and address your blind spots if you'd need additional assistance choosing a decent device.

About The Authors

With over two decades of experience in the industry, the couple Mortgage-Bankers-turned-Realtors, Jan Tan and Leonard Cheah have been providing valuable and unbiased solutions to Home Owners & Seekers.

With a fusion expertise on real estate and mortgages, Property Bankers have helped their clients to make informed decisions that aligns with their unique needs and financial capabilities.

Their approach is transparent as they provide all the necessary information and support to help our clients navigate the complex and ever-changing real estate market. Trust them to be your guide in your real estate journey. Contact them today for a one-time free 30-min consultation.