Staff Cecil Lee Posted July 16, 2018 Staff Share Posted July 16, 2018 Part 1A - PARC Esta sits on the enbloc Eunosville @ 838 Sims Avenue, Singapore 400838 The original road upon this piece of land was called Jalan Keladi. And Sims Avenue then was called Jalan Nanas. There is a mosque that had existed since 1966: which is 5 o’clock off this rectangular piece of site. Formerly Eunosville New show room under construction:- Eunosville estate erection of partial wall:- Seems like many have yet to vacate premises. Frankly, if it is myself buying a unit there, I would still refrain purchasing a unit facing the MRT tracks. Maybe my standards are just too high! ++++++++++++++++++++++++++++++++++++++++ Part 1B: Reference Resource Bank : Parc Esta ebrochure parc-esta-e-floorplan-ebrochure.pdf Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted July 16, 2018 Author Staff Share Posted July 16, 2018 Waiting for the site plan and floor plans for further review of this site Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted July 22, 2018 Author Staff Share Posted July 22, 2018 Interlude... since no site plan or floor plans available, yet. Sorry for the side-track = If you are hungry after your visit to the Parc Esta showroom... Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted October 18, 2018 Author Staff Share Posted October 18, 2018 D-Day countdown by excited ERA agents... yells "Soon! Soon!" Yeah! "It's ours" Not Huttons! Hahaha! Yes, often, the standard is commission is not paid by the purchaser. The Parc Esta Site plan: Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted October 18, 2018 Author Staff Share Posted October 18, 2018 Part 2: Symmetric block layouts such at if one were to fold the site plan into half and open it up, each half's tower block is a mirror of the other. 1. This represents the conventional old-style block layouts, reminiscent of a symmetrical human face of an attractive individual, as observed in nature. 2. Under the category of Shapes and Forms, this design is advantageous, making the estate visually appealing from any direction one approaches it. 3. Furthermore, despite the proximity of the block sides to one another, there is sufficient space between them to classify them as POINT Blocks (Tower Blocks). 4. POINT Blocks (Tower Blocks) typically facilitate a safe flow of qi around each structure. Additionally, the blocks situated on opposite sides of the pools and amenities are positioned at the greatest distance from each other. 4.1. This evokes memories of the straightforward point blocks found in Laguna Park/View, Principal Gardens, The Crest, Tanglin View, Dover Parkview, and similar developments. 5. The drawbacks include noise from Changi Road, Sims Avenue, and the MRT train. It is hoped that MCL will take inspiration from The Visionaire by implementing sound buffers, particularly above the balconies of the "North" facing units (Sims Avenue), to mitigate some of the noise levels. 5.1. Additionally, the MRT should introduce newer, quieter trains. Similar to The Visionaire, where even in the absence of noise deflectors at the tracks, the noise is significantly reduced. 5.2. South-facing units, such as those on Changi Road, should also feature false ceilings on their balconies to lessen the impact of traffic noise. 5.3. Indirectly, ambient noise, such as that from traffic, can also be regarded as a form of Shapes and Forms Feng Shui, whether beneficial or detrimental. 6. It is not surprising that with many uniform blocks, the Temporary Occupation Permit (T.O.P.) is anticipated to be issued swiftly by the end of 2022, considering there are a total of 1399 units plus 5 shop units. Consequently, this development is associated with Period 8 Flying Stars Fei Xing Feng Shui. P.S. This is not Feng Shui. However, it is worth noting that Sim Lian was once a primary contractor for MCL on several of their projects during the 1990s. Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted October 18, 2018 Author Staff Share Posted October 18, 2018 Part 3: Red Flages = Close proximity awarness of faciliies in the development: close to bin centre etc... 1. Units on lower floors that are adjacent to or overlook the Guard Post tend to be among the last to be sold. 2. There are several red flags, particularly regarding the view of the Bin Centre and its close proximity: 2.1. The Substation & Transformer Room (which carries a stigma). 2.2. The Shoppes (which may be unclean and infested with insects and rodents). 2.3. The access points for vehicles (which may have poor shapes and forms). 2.4. The Grill & Dine Pavilion (which may have unpleasant odors). 2.5. The Multipurpose Court (which may contribute to noise pollution after 10 PM). 2.6. The Clubhouse - caution is advised regarding the roofline as it may affect sha qi (if present). 2.7. Proximity to or views of the Changing Rooms. 2.8. The Tennis Court (which may also contribute to noise pollution). etc... 3. Furthermore, if the central rubbish bin(s) [there may be two: a common one and a recycling bin (if available)] are situated in the common lobby, it is advisable to request from your ERA agent a copy of the common lobby layout plan before finalizing your purchase. This will help you ascertain the location of the rubbish bin(s). 3.1. It is prudent to avoid acquiring a unit that is adjacent to or directly faces the main door of the rubbish bin. Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted October 18, 2018 Author Staff Share Posted October 18, 2018 Part 4: Case Study: Shapes & Forms and Flow of Qi 1. Generally, Blocks 902, 908, and 916 are predominantly oriented in a North-South direction. 2. Although the other blocks may not be perfectly aligned with true North-South, they are still generally oriented towards the northern and southern directions. 3. This is advantageous. If one examines geography, it is evident that high and low pressure zones can influence wind patterns in a development. 3.1. The sea is positioned directly to the south, while the land lies to the north. 3.2. A study of geography reveals that variations in sunshine and temperature create high and low pressure zones, affecting both inland areas and the sea. 3.3. Consequently, for Parc Esta, one can typically expect windy conditions as indicated by the wind patterns. The wind tends to flow in either a North-South or South-North direction. 3.4. Therefore, the gaps between each block are beneficial; however, these gaps could have been wider. Overall, this is commendable, especially compared to the previous en bloc layout plan that featured conjoined blocks. Winds along the East Coast of Singapore typically flow in a North-South direction (and vice versa), making East-West winds (and vice versa) less common. 3.5. Block 908, which includes stacks 39, 40, 41, and 42, has its advantages and disadvantages. The advantage is that on normal days, it offers good shapes and forms due to its commanding view (aside from the guardhouse). The disadvantage is that it can sometimes feel overly "EXPOSED," and during strong winds, the fortunes of the owners or tenants may be adversely affected. 3.5.1. It is akin to a home situated on a hill with barren land: lacking trees or other features to mitigate the winds. Therefore, on particularly windy days, it is advisable to manage the situation by minimizing the influx of strong winds into the unit. Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted October 18, 2018 Author Staff Share Posted October 18, 2018 Part 5: Reading between the lines of the Parc Esta's Sales Brochure Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted October 29, 2018 Author Staff Share Posted October 29, 2018 Looks like the developer invited the ERA agents to familiarise...as not opened to the public... 29.10.2018 Preview is on 3 November 2018... Link to post Share on other sites More sharing options...
Noob Posted November 4, 2018 Share Posted November 4, 2018 Hi Cecil.. I have some question on the potential poison arrows given the design is such that each block is not directly facing another. For eg would u consider the edge of stack 42 to be a poison arrow to stack 30? also is it an issue with being next to the mosque? Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted November 5, 2018 Author Staff Share Posted November 5, 2018 A quick glance seems like either the Sharp corners cancel out each other or even if it does not, may not be an issue; As the poison arrow (if any) are at the rear of the unit. Such as more often the yard, utility or kitchen area. It is not like it is aimed towards a living room opening. However, if there is a bedroom window at this “rear” of the unit, drawing the day curtains does help. Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted November 12, 2018 Author Staff Share Posted November 12, 2018 Part 6: Which Feng Shui Flying Star does Parc Esta belongs to? The estimated TOP date for this development is 31 December 2022. Thus, it should belong to Period 8 for the purpose of Flying Star calculations. Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted November 13, 2018 Author Staff Share Posted November 13, 2018 Part 7: The central rubbish bin(s) are located at the lobby corridor. It is best that the rubbish bin is not beside the unit one is purchasing or directly facing the unit (although usually there is a door cover for it) 1. I have included a siteplan with the estimated location of the rubbish bin(s) & the two lifts. 2. However, please confirm with your respective ERA agent or ask him/her to provide you with the precise locations of the lifts and the rubbish bins in relation to it's orientation. 3. Looks like the larger 3 and 4 bedroom units are not affected by these bins. But do insist on taking a confirm look at the common corridor floor plan, before placing the Option fee, please! 4. The central rubbish bin(s) can affect the Feng Shui & also future resale value of the unit. 4.1. In some unfortunate cases may even impact of relations with inconsiderate neighbours who either may leave their rubbish outside the bin(s) and/or leave a trail of "liquid waste" etc... 4.2. One cannot or should not be "standing outside" the unit "each day" to confront that neighbour.. may lead to bad...blood... and hopefully no blood letting...touch wood! Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted November 13, 2018 Author Staff Share Posted November 13, 2018 Part 8 : HDB Eunos Blocks 842 and 846's service yard is facing to the side of Parc Esta's stacks #55, #56, #63 & #64 while the Block 904 is the closest to the mosque. And stack #18 has a side-view of the mosque (if one turns towards the left in the unit). Here's a clear picture:- At the Changi Road side: Above stack 37 directly facing Lorong 106 Changi and stack 35 directly facing Lorong 107 Changi. No issue with Lorongs 105 given that no unit's frontage directly faces it. Link to post Share on other sites More sharing options...
Xerofighter Posted December 13, 2018 Share Posted December 13, 2018 On 11/13/2018 at 9:26 AM, Cecil Lee said: Part 7: The central rubbish bin(s) are located at the lobby corridor. It is best that the rubbish bin is not beside the unit one is purchasing or directly facing the unit (although usually there is a door cover for it) 1. I have included a siteplan with the estimated location of the rubbish bin(s) & the two lifts. 2. However, please confirm with your respective ERA agent or ask him/her to provide you with the precise locations of the lifts and the rubbish bins in relation to it's orientation. 3. Looks like the larger 3 and 4 bedroom units are not affected by these bins. But do check with the agent, please! 4. The central rubbish bin(s) can affect the Feng Shui & also future resale value of the unit. 4.1. In some unfortunate cases may even impact of relations with inconsiderate neighbours who either may leave their rubbish outside the bin(s) and/or leave a trail of "liquid waste" etc... 4.2. One cannot or should not be "standing outside" the unit "each day" to confront that neighbour.. may lead to bad...blood... and hopefully no blood letting...touch wood! Hi Cecil, Does that mean that we should avoid stack 40, 41, 48, 49 (given their proximity to the central rubbish chute) if we are looking to purchase a 2 bedroom premium? A little strange that they are promoted as the premium stacks (8 units per floor vs 9 units for the rest). Has anyone asked for the detailed orientation of the lifts and bins? thanks!! Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted December 13, 2018 Author Staff Share Posted December 13, 2018 You wrote: Does that mean that we should avoid stack 40, 41, 48, 49 (given their proximity to the central rubbish chute) if we are looking to purchase a 2 bedroom premium? 1. If one has the time, can read some of the information, here:- 1.1 For example: "Bcos my old hse is near rubbish chute i didn't notice. 1st timer dunno blur blur. I had a hard time selling n sold it 20k cheaper than my neighbor....." Although this belongs to a HDB upgrader, even near not next to also can affect re-sale value.. 1.2 In the link provided above, I have outlined additional reasons for the absence of a unit's main entrance door adjacent to a rubbish bin chute in the lobby. 2. In the future, some buyers themselves and/or even potential buyers (PB) may request to bypass such a unit or entire stacks with this layout plan, especially if they consult a Feng Shui master. 3. You have the right to request your respective ERA representative to obtain the block plan that includes the lifts and rubbish bin(s). If not satisfied, consider requesting a different ERA representative. Typically, the ERA representative will comply, as it represents a potential loss of commission for them. 4. I distinctly recall a client who was on the verge of booking a premium unit at La Fiesta! After I advised him to investigate, he discovered that the common rubbish bin was indeed next to the unit! He successfully booked an alternative unit, as it was still at the Option to Purchase stage and he was about to submit a cheque for the unit. 5. At PARC Esta, one of my clients expressed interest in purchasing larger units, which were not impacted by the rubbish bin(s). He did not investigate the precise location of these bins, as they were grouped near the central core area within the lift area. 5.1. Therefore, I recommend checking stacks 40, 41, 48, and 49. Ideally, the units should not be adjacent to or facing the bins. However, if they are, it would be prudent to reconsider. A disadvantage of Tower Blocks or Point Blocks with common rubbish bin(s):- And Yes! There are no corners to begin with... Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted March 30, 2019 Author Staff Share Posted March 30, 2019 Question on the near-by mosque beside Parc Esta, the MRT and Main Road. Vacant plots of land are also another consideration. As often, religious activities and burning of incense are also held there. And is out of the Parc Esta's development control. Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted May 20, 2019 Author Staff Share Posted May 20, 2019 Some of the considerations under Can or Cannot Buy Ranking exercise: BY RANKING OF PARC ESTA THREE BEDROOMS ======================================== 1ST CHOICE = XXX XX XXX 2ND CHOICE = XXX XXAX 3RD CHOICE = XXX XXXFG XXXCDG 4TH CHOICE = XXX XXX 5TH CHOICE = XXXD XXXXD XXXD XXXD XXD XXACD XXACD XXCD LAST RESORT = XXDE XXT 2XX XXDX HOW TO READ THE ABOVE: For example: XXA means Stack #XX + A = Afternoon sun at a slight angle... LEGEND: A = Afternoon sun at a slight angle for the whole year. Except for non-sunny days. For stacks XX & XX very slight afternoon sun (at an acute angle) evey six months = generally not an issue. B = Afternoon sun soaks into the master bedroom wall. And depending on the wall insulation, may ooze out in the evening even up to 8pm. C = Expect some MRT train noise. Unless the development uses sound absorbing balcony ceiling baffles and/or MRT uses the newer less noisy trains and/or noise reduction shields on the tracks. There will still be MRT trains braking noise as the train needs to stop at Eunos Station. D = High floors above 8th and above is preferred to avoid traffic noise either at Sims Avenue or Changi Road E = High floors preferred for stack #04 as it is directly facing the Guard Room, Entry and Exit to the development and the Pedestria Side Gate. Usually, this stack/unit is the last to be sold. F = Expect noisy kids and children especially during weekends and public holidays. As the unit is in close proximity to water jets, kids' water playground kids' party pavilion, children's playgound. Often high floors also is pretty noisy when kids play, shout and scream. If don't like such noise, then skip stacks/units, here. If don't mind, then look at rankings for these stacks especially stack #XX. G = Less privacy as next door HDB Blocks xxx and xxx has a side view of these stacks. T = Tennis court. Prefer high floor to avoid the noise coming from the tennis court during use. M = Stack #XX is closest to the Muslim Mosque. While stack #xx can have visible view of the mosque although that one has to "turn to the left to see it". Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted July 29, 2019 Author Staff Share Posted July 29, 2019 Proper Feng Shui is scientific and is not linked to any religion. Many Feng Shui Masters are Feng Shui Emporiums in disguise. All they want is your hard earned $$$$$$! Ask: “Must I buy from You!” Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted August 1, 2019 Author Staff Share Posted August 1, 2019 Today: 1st day of the Chinese 7th month. A tent for the Chinese 7th month activities at the open grounds: beside the Eunos MRT/Bus terminus. Can bear prayers and chantings... This plot is opposite PARC Esta. Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted November 6, 2019 Author Staff Share Posted November 6, 2019 6.11.2019 Progressing at some locations 2 storeys high... So happens, this block has a view of the frequent religious activities on the vacant plot, here.... Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted November 6, 2019 Author Staff Share Posted November 6, 2019 What others say about us? Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted November 14, 2019 Author Staff Share Posted November 14, 2019 On 14th November 2019 Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted November 28, 2019 Author Staff Share Posted November 28, 2019 Images captured along the Changi Road, with traffic moving towards Paya Lebar, Geylang, and the City. Link to post Share on other sites More sharing options...
Staff Cecil Lee Posted January 30, 2020 Author Staff Share Posted January 30, 2020 These photos are misleading. As actually all blocks are rising really fast! Below: Photos taken on 5 December 2020 Link to post Share on other sites More sharing options...
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