Cecil Lee

Case Study 5: Entry and Exit Service Road at HDB Tampines Greenglade If possible avoid #02-126 and #03-126 due to the sha qi from vehilces turning into the estate - heading towards the MSCP.

Case Study 1A: Smart Pneumatic Waste Conveyance System (PWCS) for efficient, cleaner, and hassle-free waste disposal through optimized resource management. 1. In my opinion, Hong Leong/CDL appears to be an early adopter of the Pneumatic Waste Collection System (PWCS) in many of their new developments. 1.1. For the HDB BTO November 2020 launch, projects such as Champion Bliss, Urbanville, Tampines GreenCrest, Tampines GreenGlade, Tampines GreenOpal, and Parc Residences all feature this “SMART” PWCS. 1.2. Hopefully, the use of “SMART” means there are improvements compared to earlier versions of the PWCS. 1.3. In fact, PWCS units—though perhaps not as advanced—will also be installed at Forett condo, HDB Plantation Village (Nov 2019), Tampines GreenWave, and Tampines GreenGem. 2. For example, when The Venue (a CDL project) had just achieved T.O.P.: 3. This signage was displayed at the common bin area and listed twelve cautionary reminders about what not to do. 4. The sign included many warnings and a long list of “don’ts.” 5. A while back at The Criterion by CDL, a similar notice or user guide was displayed at the common bin area. 6. Hopefully, residents will take these warnings seriously and avoid the listed actions. 7. If managed well, there can be savings in maintenance costs, which also benefits the daily cleaners. 8. Currently, not all developers have adopted this system. With the manual approach, there are occasional issues, but they tend to be less frequent. Case Study 1B: Challenges faced by residents of HDB Yuhua BTO, which was also equipped with the Pneumatic Waste Collection System (PWCS). 9. As expected, it only takes one or two inconsiderate residents to disrupt the entire system. 10. Imagine having to tolerate this situation for over four years. 11. Residents have reported: 12. Persistent odours 13. A foul smell coming from the centralised bin centre at Blk 223A, Jurong East Street 21, has remained a constant problem in Yuhua ever since the PWCS was introduced. 14. According to a recent report in the Chinese evening newspaper Lianhe Wanbao, residents have endured this unpleasant environment for the past four years. 15. Some residents have also reported that bulky items, such as large soft toys, cardboard, and mattresses, are being disposed of improperly, causing blockages in the pipe network. Cleaners must then manually remove these items from the PWCS. 16. The success of the PWCS depends largely on how residents use it. 17. For estates like this, there is no alternative system. 18. On 30 July 2022 at Alkaff Lakeview: Can happen anywhere from high end condos, ECs and HDBs.

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Case Study 10: Common sense Feng Shui and eating house 1 It is inevitable that one should avoid a low storey unit especially at stacks #215 and #213. 2. One is often the smell or aroma from the coffee-shop. And also hopefully, the smoking area is not close to the unit. especially stacks #215 and #213. To avoid unhealthy passive smoking. 3. Most coffee-shops near to HDB flats often were tasked to include signages to lower the noise level especially after 10pm. Thus hopefully, this has been adhered to. 4. Another secondary concern is as the development age, there will ultimately be more pests. 5. There are several HDB developments where delivery vans and trucks pull-up to deliver produce and products. Hopefully, the buffer between the shops/MM and EH is sufficient to block or reduce the noise. As often, some delivery persons don't bother to switch off their engines - illegal but to them -- who cares! Extract of Case Study 10: From this link:-

Case Study 9: Water Classics and water flow of Sungei Api Api 1. Stacks highlighted in yellow is greatly influenced by Sungei Api Api.

Case Study 8: Potential poison arrow(s) from the roof-line of Drop-Off-Point (DOP) 1. From other existing completed HDB developments, there is a potential poison arrow(s) usually towards #02-199 and #02-225. Note: This also depends on how elaborate the roof-line is. Sometimes in other HDB estates, the DOP is sloping. Thus please confirm this and not take it as a wholesale information.

Case Study 7: Sampling and Stack 227 - Potential Inauspicious Fire @ Heaven's Gate if kitchen and especially stove is located, here 1. Stack 227 looks like the kitchen and/or stove could be at NW. Reference:

Good Morning Master Lee, thanks for ur detailed explanation yesterday.

Master Cecil, Thank you very much for your great insight and advice!

Case Study 8: Some Stacks/units in Costa Grove is affected by the Water Classics Is the water flow direction auspicious or inauspicious?

These are some considerations: 1. Thanks for your concern on copyright issues + privacy. For education purposes, so long as your snapshot contains copyright markers e.g. "Google 2020" and used in an education setting, one is safe to use the information. 2. Furthermore, unless the user had specifically requested to be removed e.g. the US government's sensitive military camps etcs... everything else is fair-game. 2.1. However, if whoever writes politely for it to be removed, one should remove the photos, that's all. Otherwise, as mentioned above, this is educational. 3. Only thing is your last "zoomed" image does not have any copyright markers. Thus I have added a: "Source and Credit to Google 2020". 4. Frankly, I agree with what you had wrote. 5. Firstly, the concrete water tank is a solid structure and even if it may contain water, the test is that it does not look threatening. 6. In many countries, especially in Singapore, many private developments with 50 plus units do also built such water tank cum pump rooms. 6.1. Because these buildings look seemingly innocent, rectangular ... many are not aware that it is identical to the circular water tank mentioned here. 6.2. Only thing is that it may not be round and obvious or that large. 6.3. So long as it is not a sewerage container.. then no issue. 7. From a Feng Shui point of view, such a circular structure + it's low height can still circulate air. Much better than a solid wall. 8. The only thing that might ruin the "Feng Shui" is that not everyone will agree with you and me. As they may have a certain bias or "stigma" associated with it. 9. Thus, in a potential re-sale situation, let's hope that the potential buyer will not find it a concern. If so, it can affect the re-sale + re-sale value. 10. There is also situations where it may end up as a psychological mind-play. Where one's visitors e.g. relatives, friends: e.g. 4 out of 10 gave poor or inauspicious comments. 11. For some, hearing too many of such negative comments may instead - get into their head. And thus express their own doubts. If one is of this character, then do forget purchasing this home. Owner: "Master you said that it was Okay. In fact, you had penned it down so clearly!" Owner: "But nearly every of my visitor to my home commented negatively about it!" Owner: "Master, please explain why??" 12. If one is of this sort, then please forget about buying such a home! 13. Alternatively, some would say "Mind your own business!" M.Y.O.B!

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Case Study 1A: Why did this experiment fail? First impressions matter. 1. When the prices for the first completed DBSS, The Premiere @ Tampines, were announced, many people were concerned about how expensive the units were. Case Study 1B: Negative Feedback on the Final DBSS – Pasir Ris One 1. When Pasir Ris One’s lease commenced and residents collected their keys, some were genuinely disappointed by the narrow width of the common corridor. 2. Although the corridor met the minimum guideline of around 1.2 metres, it still caused dissatisfaction among residents. 3. A distinctive feature of most DBSS projects is that the majority of units come with balconies. City View, for example, offers a particularly generous balcony space. However, the area of the balcony is included in the unit’s total square footage, even though it is often not a practical living space. 4. Today, the government restricts the percentage of balcony or PES area relative to the overall unit size. 5. I still vividly remember visiting clients who had just collected their keys at The Premiere @ Tampines. Since then, I have visited all thirteen DBSS developments, including the last one at Pasir Ris One. How time flies!

1. [Above] this is a plain “Jane “ mirror. But PLEASE NOTE: the mirror must be conVEX and not this example of a concave one! 2. [Below] other more elaborate ba Gua mirror, has instead the eight trigrams. More of a Dua role of frightening Chinese ghosts also:- 3. Often, such a mirror is placed above the front door.

These are some considerations: 1. Yes, indeed. It is a valid Sha Qi or poison arrow. 2. Please note that I extracted from the web some photo illustrations. And because the photos may be subjected to copyright, I did not remove the respective owners information. 2.1. Please also note that I do not know these websites or their owners. 2.2. Thus it is meant to illustrate my comments only. 3. A passive way to deal with such a poison arrow is to use "mirror" like reflective surfaces. Of course more the better. 3.1 But often a gate with some reflective materials be it polished stainless steel (not brushed or matt) may be considered. 3.2 Shiny acrylic sheets can also be used. But often, due to UV and wear and tear - not so hardy. 3.3 And or add more of these panels especially waist down as shown in the blue zone. 4. Traditional Feng Shui of course, could be the use of a simple conVEX mirror with or without the ba gua trigrams.

A. Singapore has only 13 DBSS developments in its history. These are still considered HDB flats, but they were developed by private developers. Some people view them with caution since some units are priced similarly to ECs or condominiums. One unique feature is that the keys are collected directly from the private developers, not from HDB. I was fortunate to visit each of the 13 DBSS developments, thanks to clients who invited me for Feng Shui consultations during their respective T.O.P. B. Together, these developments offer a total of 8,649 housing units. L = Launch Date T = T.O.P. (HDB calls this Lease Commencement Date or Lease Start Date) 1. L2006 The Premiere @ Tampines T2009 – Condo-style balcony. 2. L2008 Park Central @ AMK T2011 – I like this site. 3. L2008 City View @ Boon Keng T2011 – Features one of the biggest balconies. Today, unit prices reach a million dollars. 4. L2008 Natura Loft @ Bishan T2012 – I like this site. 5. L2009 Parc Lumiere @ Simei T2011 – “Straight line / Pencil Thin” layout. 6. L2009 The Peak @ Toa Payoh T2012 – Activities often surround Blocks 126, 127, and 128. Front doors open directly to the kitchen and yard. 7. L2011 Adora Green @ Yishun T2013 – During launch, the block facing Khoo Teck Puat Hospital was the most expensive. 8. L2011 Belvia @ Bedok T2014 – Fair overall. 9. L2011 Centrale 8 @ Tampines T2015 – Dense development. 10. L2011 Trivelis @ Clementi T2015 – “Hilly.” I remember the dark-colored exterior facade. 11. L2011 Lake Vista @ Yuan Ching @ Jurong West T2015 – Some units had a few “spiritual encounters.” 12. L2012 Parkland Residences @ Hougang T2014 – Nice views, but expect to face the afternoon sun. 13. L2012 Pasir Ris One @ Pasir Ris T2015 – Narrow corridors; do be considerate when leaving the grille gate open.

Frankly, even in Feng Shui, one must conduct a triage, first. Under Habit One:

This stall took over recently. Automatically give black KL sauce type.. Noodles fairly well balanced. Fair.

Balance of Sale of Flats Town/Estate Block Street Name Flat Type Flat Supply Level Ethnic Quota Available Starting Price From Malay Chinese Indian/ Other Races Non-Mature Towns/ Estates Bukit Batok 461C Bukit Batok West Avenue 8 3Gen 1 #02 1 1 1 $382,000 Choa Chu Kang 16 Teck Whye Lane 3-room (income ceiling $7,000) 1 #06 1 1 1 $184,000 Jurong West 216A Boon Lay Avenue 3Gen 1 #02 1 1 1 $324,000 Sengkang 460C Sengkang West Way 3Gen 1 #07 1 1 1 $410,000 Woodlands 187A Marsiling Road 3Gen 1 #02 0 1 1 $326,000 Yishun 467C Yishun Avenue 6 5-room 1 #02 1 1 1 $341,000 Subtotal 6 5 6 6 Mature Towns/ Estates Ang Mo Kio 215 Ang Mo Kio Avenue 1 4-room 1 #10 1 0 1 $316,000 343 Ang Mo Kio Avenue 3 3-room (income ceiling $14,000) 1 #07 1 0 1 $263,000 551 Ang Mo Kio Avenue 10 5-room 1 #05 1 0 1 $444,000 Bishan 136 Bishan Street 12 5-room 1 #02 1 0 1 $518,000 138 Bishan Street 12 5-room 1 #04 1 0 0 $534,000 225 Bishan Street 23 4-room 1 #02 1 0 1 $405,000 234 Bishan Street 22 4-room 1 #03 1 0 1 $400,000 261 Bishan Street 22 Executive 1 #06 1 0 0 $707,000 268 Bishan Street 24 4-room 1 #02 1 0 1 $443,000 285 Bishan Street 22 4-room 1 #02 1 0 1 $467,000 Bukit Merah 36 Beo Crescent 2-room Flexi (99-year/ balance lease) 1 #03 1 0 1 $185,000 86 Telok Blangah Heights 5-room 2 #02 2 0 2 $527,000 Bukit Timah 8 Empress Road 3-room (income ceiling $14,000) 1 #05 1 1 1 $304,000 12 Toh Yi Drive 5-room 1 #04 1 0 1 $654,000 13 Toh Yi Drive 5-room 1 #10 1 0 1 $702,000 21 Toh Yi Drive 2-room Flexi (short-lease) 1 #06 1 0 1 $147,000 Central 4 Tanjong Pagar Plaza 3-room (income ceiling $14,000) 1 #15 1 0 1 $351,000 538 Upper Cross Street 3-room (income ceiling $14,000) 1 #16 1 0 1 $379,000 Clementi 606 Clementi West Street 1 5-room 1 #02 1 1 1 $415,000 209B Clementi Avenue 6 4-room 1 #36 1 0 1 $544,000 3Gen 12 #03 to #30 12 12 7 $589,000 210A Clementi Avenue 6 5-room 2 #03 2 0 2 $583,000 210B Clementi Avenue 6 4-room 3 #03 to #09 3 0 3 $457,000 5-room 1 #03 1 0 1 $583,000 210C Clementi Avenue 6 3Gen 2 #04 to #05 2 0 2 $584,000 211A Clementi Avenue 6 3-room (income ceiling $14,000) 3 #02 to #20 3 1 2 $307,000 3Gen 6 #02 to #08 6 2 6 $562,000 464A Clementi Avenue 1 4-room 11 #02 to #04 11 0 11 $433,000 464B Clementi Avenue 1 3-room (income ceiling $14,000) 13 #02 to #40 13 13 7 $336,000 Geylang 32 Cassia Crescent 3-room (income ceiling $14,000) 1 #05 1 0 1 $287,000 52 Cassia Crescent 3-room (income ceiling $14,000) 28 #02 to #17 15 28 9 $338,000 358C Ubi Road 3 3-room (income ceiling $14,000) 1 #09 1 0 1 $338,000 Pasir Ris 607 Elias Road Executive 1 #02 1 1 1 $571,000 Queenstown 6 Holland Close 3-room (income ceiling $14,000) 1 #13 1 0 1 $312,000 83 Commonwealth Close 3-room (income ceiling $14,000) 1 #02 1 1 1 $222,000 Serangoon 7 Lorong Lew Lian 4-room 1 #02 1 1 1 $346,000 Tampines 425 Tampines Street 41 5-room 1 #07 0 1 1 $438,000 629A Tampines North Drive 2 3-room (income ceiling $14,000) 1 #04 0 1 1 $239,000 4-room 24 #02 to #14 0 24 11 $348,000 629B Tampines North Drive 2 4-room 32 #03 to #16 6 32 10 $352,000 5-room 3 #03 to #04 3 3 3 $467,000 630A Tampines North Drive 2 3-room (income ceiling $14,000) 10 #05 to #13 0 10 2 $246,000 4-room 31 #02 to #14 0 31 14 $349,000 630B Tampines North Drive 2 3-room (income ceiling $14,000) 1 #04 0 1 1 $239,000 4-room 21 #03 to #14 9 21 5 $352,000 5-room 6 #03 to #06 2 6 3 $467,000 631A Tampines North Drive 2 4-room 11 #02 to #03 0 11 7 $354,000 5-room 11 #03 to #11 4 11 2 $463,000 631B Tampines North Drive 2 4-room 8 #02 to #05 2 8 8 $352,000 5-room 9 #02 to #06 5 9 3 $474,000 632A Tampines North Drive 2 4-room 7 #03 to #04 5 7 7 $349,000 5-room 12 #02 to #06 9 12 5 $463,000 632B Tampines North Drive 2 4-room 5 #02 to #05 5 5 3 $349,000 5-room 6 #02 to #05 6 6 3 $469,000 633A Tampines North Drive 2 4-room 7 #03 to #05 7 7 7 $349,000 5-room 9 #02 to #05 9 9 5 $463,000 633B Tampines North Drive 2 4-room 1 #04 0 1 1 $353,000 5-room 7 #02 to #06 6 7 7 $477,000 634A Tampines North Drive 2 4-room 7 #03 to #06 0 7 6 $352,000 5-room 5 #04 to #06 5 5 5 $482,000 634B Tampines North Drive 2 4-room 7 #03 to #05 6 7 7 $352,000 634C Tampines North Drive 2 4-room 11 #03 to #06 4 11 10 $349,000 5-room 10 #03 to #07 8 9 7 $467,000 635A Tampines North Drive 2 4-room 2 #03 0 2 2 $358,000 5-room 8 #04 to #09 6 8 3 $482,000 635B Tampines North Drive 2 4-room 19 #03 to #08 0 19 13 $352,000 5-room 5 #03 to #05 3 5 5 $476,000 635C Tampines North Drive 2 4-room 23 #03 to #16 6 22 5 $358,000 5-room 6 #03 to #06 5 6 3 $484,000 636A Tampines North Drive 2 4-room 11 #03 to #14 3 11 4 $352,000 636B Tampines North Drive 2 4-room 23 #03 to #15 7 23 8 $358,000 5-room 2 #04 2 2 2 $494,000 636C Tampines North Drive 2 4-room 6 #03 to #05 0 6 6 $352,000 637B Tampines Street 62 5-room 1 #04 1 1 1 $447,000 640A Tampines Street 62 4-room 1 #04 0 1 1 $331,000 Toa Payoh 217 Lorong 8 Toa Payoh 5-room 1 #04 1 0 1 $397,000 101A Bidadari Park Drive 3-room (income ceiling $14,000) 1 #02 1 1 1 $331,000 103B Bidadari Park Drive 3-room (income ceiling $14,000) 2 #02 to #03 2 1 2 $320,000 213A Bidadari Park Drive 2-room Flexi (short-lease) 1 #04 1 0 1 $128,000 2-room Flexi (99-year/ balance lease) $223,000 213B Bidadari Park Drive 3-room (income ceiling $14,000) 1 #04 1 0 1 $352,000 213C Bidadari Park Drive 3-room (income ceiling $14,000) 1 #08 1 0 1 $391,000 85C Lorong 4 Toa Payoh 3-room (income ceiling $14,000) 1 #02 1 0 1 $225,000 Subtotal 486 237 431 280 Grand Total 492 242 437 286 Notes: Prices are rounded up to the next thousand dollars. Actual selling price of individual flats will vary based on attributes. Starting prices of short-lease 2-room Flexi flats are based on 40-year lease. For prices of other lease periods, please refer to the 'Flat Details' tab. Only applicants with multi-generation households (e.g. married child applying together with parents) may book a 3Gen flat.

Many Feng Shui Masters are a Feng Shui Store in disguise.

Case Study 2: Is the location of the Water Tank position found on the Sales Brochure useful? 1. Recently a few Sales Brochures started to include the location of the Water Tank on the roof-top. 2. What's the concern? 2.1. Under the I-Ching water represents difficulty, thus it is recommended not to have a home with the water tank directly above it. 2.2. Even if the water tank is partially above a unit, this is consider less than ideal. 3. A few years ago, a client was house hunting around Hillview. 3.1. We went into a top floor unit of such a development. And could see traces of leak from the above. 3.2. Since what stands between this highest unit is the roof-top. 3.3. We went out to the emergency staircase well and saw a glimpse of the water tank directly above the unit. 3.4. What I suspected was that the water tank has to be bolted onto the roof-top. 3.4.1. I believe that due to the daily expansion and contraction, the bolt could have moved. 3.4.2. Thus perhaps, if the water-proofing is dry or not flexible, this frequent expansion and contraction may result in perhaps hairline cracks. Thus as a result, rainwater easily finds it's way into the unit. 3.4.3. Okay, you can say that such defects is the onus or responsibility of the condo management or MSCT. 3.4.4. Sometimes due to costs and time need to locate and fix the leaks, damage would already have been done. Especially if the leak falls into the parquet teak flooring. 3.4.5. Teak flooring often as a result of this turns black. And in some cases shrink.

Case Study 1: I was curious to know what was the initial VS on the site plan! 1. Recently, I was preparing a House Hunting (Can or Cannot Buy Review) for a client. 2. I realise that the unique initial VS. Which I understand is the Ventilation Shaft for the basement carpark. 2.1. For ventilation of basement carpark to avoid the danger of too much deadly carbon dioxide. 3. From observations of the Fourth Avenue Residences site plan, seems like these VS are around the perimeter of the development. 3.1. And not directly below a PES unit. 3.2. This was because in the past, had a client who previously collected their new home key. 3.3. To be disappointed whenever the windows of a bedroom was opened. This development had a basement carpark ventilation fan turned on at specific timing. The fan was making quite a din.