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Cecil Lee

Riverfront Residences by Oxley

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Part 1 - Sales Brochure Site Plan & Introduction

1. Riverfront Residences is a road away from Sungei Serangoon. This development is on the former enbloc Rio Casa land.

2. Riverbank Residences launching in July 2018 via ballot most likely to avoid the Chinese 7th month starting on 11 August 2018.

3. Riverfront Residences consists of 9 blocks with a built up height of 17 storeys.  Currently with the proximity to Paya Lebar Airbase there is height restriction as the air-base is still under operations unitl it moves over to Tengah Airbase. Then perphaps the height guidelines may be reviewed at a later date. But too late for this development.

4. Riverfront Residences also has a total of 21 cluster landed properties with their own private car-parks. All add up to a massive 1,472 units. There are a total of 6 shops, also.

5. With such a large amount of units, it is expected that T.O.P. is a long 5 years away. And the committed T.O.P. is expected to be in Period 9 2024. (Although this development may T.O.P. at the borderline or end of Period 8.)  However, several Real estate sites have mentioned that the T.O.P. is in the year 2027. 2099581831_riverfrontresidencesTOP2027.png.8a066029befec0ee1ed2ed40ad332dd3.pngPerhaps this is the legal completion date. Whatever it is, if in doubt please check with the relevant authorities on this. 
 

6. First looks is that the planners seems to try to maximize for the river view which is a good thing under Shapes and Forms Feng Shui.

Riverfront - Site Plan 50 percent reduction.png

Rio Casa still stands (6 June 2018) today (Have yet to be demolished..)

I was there recently to view the Feng Shui of the surrounding area. As a few clients are seeking my advice on this development.

To the left of this photo is Evergreen Park condo:-

5405BD70-DB3B-4117-9C30-7AB48B96A3A5.jpeg

These flats at former Rio Casa: soon to be demolished..

635A4F3C-451B-4DA3-A112-D7BC21351456.jpegDDDE9BCE-53A6-4708-8ED0-C82AB7F57F24.jpeg

The view of Sungei (means river) Serangoon. Although the site is not beside this river, at least many stacks/units can take advantage of the unobstructed views provided it is facing this Easterly side of the development.

7A1C87FA-709E-4C91-BFD6-73485166AC07.jpeg7767D4AB-E557-46F9-BC52-574428FF18B1.jpeg


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 2 - Reading between the lines of the Sales Brochure of Riverfront Residences

1. One major consideration is: "Where is the external common central rubbish bin(s) on each storey?"

2. For Riverfront Residences, the developer also `failed' to show the location of the external central rubbish bin(s).

3. Before signing the dotted line.. do check with the Sales Agent. In many recent past developments like the Hillion at Bukit Panjang and even 100 Palm Residences, many "wise" potential buyers have successfully requested and viewed the exact location of the common central corridor.

4. Don't want to get an unexpected surprise to find the central rubbish bin beside one's main door! Or possible not facing the main door. Both in terms of Feng Shui and may affect future resale value or even resale potential (if any)...

5. There are more considerations like the location of the central rubbish bin collection point(s) the electrical sub-station(s) and even emergency diesel generations etc....

6. I have complied a useful set of key considerations.. they are not exhaustive but rather.. is good to know...

 


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 3 - How the future Riverfront Residences site used to look like in 1965:-

40CE6F9D-7FFD-4203-A786-21A9F24FCD23.png

Upper Serangoon Road has not changed and exactly where it is from 1965 till today.

Roads like Jalan Lye Kwee and Lorong Batawi are still there. Although Lorong Batawi has been shorten to cater for part of Evergreen Condominium site.

Even St. Xavier's Lane is also still around. Directly to SE of this road is part of the future Riverfront Residences.

Today, Montfort Secondary School has moved to Hougang Avenue 8 and side by side with Montford Junior School.

EB2FB7CD-0F42-430D-9F89-F2B6BC28844E.thumb.jpeg.04d3ddf963c8ccad9b310d53f2ac1c0a.jpeg

CHIJ took over what used to be Montfort Secondary School site. While the Catholic Church of The Navity of the Blessed Virgin Mary has been on the current site ever since.

Lorong Santun has disappeared and became the boundary of Punggol Park. While the plot directly below this boundary house the Catholic Spirituality Centre. This centre borders Hougang Avenue 8 and Upper Serangoon Road. 

It is always nice-to understand the history of the plot of land of one's potential home. 

There are several cases where some locations are on e.g. burial grounds, markets etc...

Here, the potential subsidiary proprietors have peace-of-mind that the plot of land was once "virgin land". 

One can say that the piece of land is close to "Holy land".. to some can be good or erh... depending on one's interpretation.


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 4 - A close look at Sale Brochure Site plan features and functional areas in the development:-

1973906913_RiverfrontResidenceslookcloselyintothese.thumb.png.7a915040ed5e8a10c894e9b0a68c7588.png

1. Red flags are the Ancillary areas such as the location of the Bin Centre, Substation and Emergency Backup Generator Set.

2082272625_RiverfrontResidencesancillary.png.c95f05f2ecd705297bb7947ff6b3f7d4.png

1.1. A unit close-by to a Bin Centre is a no-no. Even overlooking or have a view of the Bin Centre is the last thing one should consider.

1.2. Although there is no concrete evidence of the effects of living close to a substation; however, there is a strong stigma attached by many that it is inauspicious to live next to or close to a substation. Since this is the case, why  give yourself the unnecessary concern. It may also affect the subsequent resale value of the unit.

1.3 This is a huge piece of equipment. Often, it is placed at a distance away from the blocks. Rarely used. But they do test this equipment once in a while. Here, the fumes from the burning of diesel oil can be smelled.. 

2. Are you addicted to BBQ smell. Or love the aroma of BBQ or cooking smells. If so, it is a happy marriage. But many prefer not to have a unit close-by to this. As the smell can last quite long especially the winds blow into one's unit. 

2.1. For privacy issues, many would prefer to not purchase a unit facing or beside a BBQ , Cooking or Dining pavilion. Here, invited guests or activities may disturb our privacy. And such pavilions may be a magnet for ants etc...

3.  Kids Adventure: Party Pool Deck, Kid's water play, kid's pool. 20m Shallow play pool

3.1. Some want a quiet weekend and on public holidays. If you are the kind who likes serenity; then best to stay clear of units facing and even up to 8th storey high near to such places of activities.

3.2 However, if you love such sounds.. go ahead.. make your day.. not mine or ours...

 


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 5 - Shapes and Forms Feng Shiu: About abnormal Qi flow + Strong Winds = Wind Vortex affecting luck

1. Please refer to attachment and zoom into Stacks 37, 38, 47, 66 & 67.

1986238469_RiverfrontResidenceswindvortex.thumb.png.f93ef63a37f3cb7567236652d455da36.png

2. In high wind conditions, region around X may be subjected to unusually strong winds as winds can from any direction funnel into the area. 

2.1. The wind may push into especially the back-yard area of  Stacks 37, 38, 47, 66 & 67 sometimes causing "upheavals". If this occurs often, then during strong wind periods can affect both the HEALTH and WEALTH of family members staying in some of the above stacks.

3. Do take note also that "on the other side" stacks 15, 22, 32 and 86 may also be subject to above same traits.

585034482_RiverfrontResidenceswindvortex1.thumb.png.9c85cf49d4244ba3e9ea897034e3b04a.png

3.1 Depending on wind conditions and direction; there may be a possibility of a wind channel forced (B to A) between stacks 22 and 23 funnelled towards stack 32's yard side. There may also be a wind channel at the living room facing side of stack 32 forced towards the channel of it's neighbouring stack 79.

3.2 Circled in red stacks 15 and 22 may on occasions subjected to strong windy conditions at their yard area. And if so, if winds are forced into these areas which are open, the strong windy conditions often spill or forced into the kitchen and out of the kitchen into the home. This is considered unnatural wind flows and can affect both health and wealth.

4. Unlike a uniform block layout; this is how wind flow may flow within this development subject to the wind direction. More like a spider...

Riverfront Residences wind vortex 2.png

5. Please take note that majority of the time, a home must get natural air flow. And if our home will often "mess-up" (strong winds) our hair; then this can affect both health and wealth luck.

5.1. We cannot control this strong winds but at least, next best is to close the balcony doors and winds during such heavy strong wind sessions.


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 6: Reading between the lines of Riverfront Residences Sales Brochure

As mentioned under above Part 2: When a client approached me to do a review of this development, this was our conversation:

59DB75DE-7051-4C2B-A4A5-8E08561A5D74.thumb.png.e892950ed6bdd7bb2c17c6da656ceabb.png

AB915DF8-8CE8-45CA-BF75-FD63F1B105F1.thumb.png.9a6809cc368a11871a8f92d6918c95ae.png

771AD359-20B0-425C-B2A9-2A29E0243586.png

P.S. For educational purposes, the converstation is posted but will always ensure privacy of  client’s info as it is masked out.


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 7: What about the overall Shapes and Forms since you mentioned under Para 3 that strong windy conditions are not ideal for certain stacks/units?

In general, inverted "U" shape design or some even consider this a Horse-shoe shape has good stable shapes and forms. This is a plus for the OVERALL development.

One common sense advantage is that many stacks within the inner U will have a commanding view of the Serangoon river.

Comes to my mind is a Horse-shoe site plan of The Tropica at Bedok Reservoir:-

https://www.geomancy.net/content/feng-shui-resources/site-review/the-tropica-condominium/the-tropica-singapore

 


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 8: Score Sheet of Riverfront Residences: High score for bold block layout. I suspect the architect must be a fan of Macdonald's as there is a slight resemblance in some places with the Macdonald's famous Yellow "M" arch logo.

109989854_riverfrontresidencesathougang.thumb.png.b5e6e7103743ded0f1aeba17820d7910.png


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 9: Shapes and Forms Feng Shui dislikes sharp pointed roof-lines

1. Especially if there is no vegetation between such pointed roof-lines and a unit's opening such as a window or balcony area.

2. If, so, best that the club-house sharp points does not point towards any blocks/stacks. The further the better.

538961144_unfriendlyclub-housedesign.thumb.jpeg.15315650fda4b5b2b212cee442abd005.jpeg


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Sample of a detailed By Ranking Exercise to choose the best units for you:-

BY RANKING OF RIVERFRONT RESIDENCES sample - Notepad_1.png

BY RANKING OF RIVERFRONT RESIDENCES sample - Notepad_2.png

BY RANKING OF RIVERFRONT RESIDENCES sample - Notepad_3.png

BY RANKING OF RIVERFRONT RESIDENCES sample - Notepad_4.png

Under Option 1 for brand new developments:-1142459225_Option1CanorCannotBuy.thumb.gif.71571edfff2fbaf2415968c011b7fade.gif

 


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Option 2: I am only interested in two stacks in this development. Can you help me?

1690677932_Option2CanorCannotBuy.png.dddb6c597d67d275cd9c86cf24b19a49.png

Here, the review is based on this sample format:-

SAMPLE OF OPTION 2 RIVERFRONT RESIDENCES.png


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Today, 15 October 2018, I was at it’s neighbour Evergreen Park condo.

From the visitor’s car park could see a block covered in a blue canvas. Which means demolition is in progress.


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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