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Cecil Lee

HDB Tampines GreenGem BTO launched in November 2018

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Part 1: Introduction & Resources

Green Living
2-room Flexi, 3-, 4-, and 5-room flats
Tampines GreenGem is bounded by Bedok Reservoir Road and Tampines Street 96. It is located near Tampines West MRT station and Bedok Reservoir Park, and comprises 13 residential blocks ranging from 13 to 17 storeys. You can choose from 1,086 units of 2-room Flexi, 3-, 4-, and 5-room flats.

Tampines GreenGem's name is inspired by the development's nearby surroundings, such as the tranquil Bedok Reservoir Park, park connectors, and other nature spots in the town.

Please refer to the site plan for the facilities to be provided in Tampines GreenGem. Facilities in this development will be opened to the public.

siteplan_tg_D1C2.pngtownmap_tg_D1C2.png

tg_D1C2_view3.pngtg_D1C2_view4.pngys_N4C21A_view1.png

ys_N4C21A_view2.png


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 2: Where are the recycle and common rubbish bins?

883596821_HDBTAMPINESGREENGEMRUBBISHBINS.thumb.png.c5770c09d0dcf072e71a34675f653234.png

1. Nowadays it is common to find the common rubbish bin(s) beside the main door of Condos & ECs.

2. Never expected to find such a similar situation in a HDB block. But, shockingly stacks #125, #163, #165 & #167  share this same concern.

3. Furthermore, for example stacks #185, #107,  #119, & #201 have their main door pretty close to the common bin lobby.


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 3: High floors preferred to avoid direct view into the Precinct Pavilion (PP) and/or prayers/chants/send--off during funerals/wakes.

1. Although the planners of this estate correctly place the two PPs at the edge of two opposing sides, however, around14 or more low floor stacks/units may be affected by such placements of PP. 

2. One cannot control such activities or discourage such "activities" during one's festive occasion such as on Chinese New Year etc...

 TAMPINES GREENGEM PRECINCT PAVILION.png

3. The above is not exhaustive as some other LOW FLOOR stacks/units like #115, #125, #175 & #187 may also be affected by "noise pollution" whenever there may be activities of the above nature at either of the PPs.


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 4: Such block layout designs may inadvertently create Sha Qi or Poison arrow of neighbouring block aimed towards it's neighbour.

Please note that I merely did a sampling. And this is not exhaustive. Can you spot similar poison arrows in this site?

TAMPINES GREENGEM BIN CENTRE.png


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Part 5: Pneumatic Waste Conveyance System or PWCS is another consideration when trying to select a "choice" unit.

1. In the August 2018 BTO sale, another Punggol HDB estate also spots this similar type of Bin Centre.

2. Again, do avoid a unit with it's frontage directly looking at this Bin Centre or near-by to it843251080_ALARGEBINCENTRE.png.1b507d95cedf072f3289ccbbefe309f2.png.

3. By right, this practise was popular with HDB flats that T.O.P. in the 1970's and 1980's. But then it was manual collection from each Block/stack and brought to this holding area awaiting the bin trucks to off-load the rubbish into these trucks.

4. However, it seems that similar to several recent condos/ECs, this HDB development also uses "Pneumatic Waste Conveyance System" = PWCS. Thus the need to have this ONE-STOP collection point.

Location: The Venue condo:-

1424252464_Pneumaticwastesystemuserguide.jpg.faec29b654aea31c1a47c584ca083551.jpg

5.1. And unlike the regular manual clearing of rubbish, this type of bins at each block has lots of CAUTIONS. For example the above signs shows there are 12 things to take note of.

5.2. If I remembered vaguely, at The Venue, the last time I visited this condo, the Managing Agent placed a notice to remind residents "TO BE GENTLE" to this system!

5.3. Although it saves on productivity; again, this very much depends on residents co-operation. Else, this system is a huge burden especially to clear the "STUCK" waste!

6. If I were to purchase a unit here, I would consider this as part of my decision making. Unless the Town Council reduces the conservancy charges in line with this savings. But if the maintenance fee is no change from other developments without this PWCS,  hmm......

P.S. An earlier BTO launch also has a similar Bin centre as HDB Tampines GreenGem. This development is called HDB Punggol Point Woods BTO launched in August 2018:-

 


Master Cecil Lee, Geomancy.Net

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Case Study: Drainage Reserve (uncompleted)

So long as the Drainage Reserve is not an open drainage system but closed or concealed, then under Shapes and Forms, is not a major concern.

So long as it does not pass directly below a block of flats as shown, here:-907768981_TAMPINESGREENGEMDRAINAGERESERVE.thumb.png.a393dfbf9b5fb949bbfc1a6820485113.png

 


Master Cecil Lee, Geomancy.Net

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5-bedders: Additional considerations: while doing reviews for clients, do consider:-

1. Some stacks/unit’s main entrance is visible to the common bins. Also highlighted under Part 2.

2. Many stacks/units have one of the two lift doors facing the main entrance.

 


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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Dear Master Lee, 

thank you for the detailed analysis of this BTO.

Based on your analysis, I have shortlisted some 5-room units (high floor) for he upcoming BTO's selection.

Can you kindly advise me on the below shortlisted units?

  1. 952C - #159
  2. 951C - #129
  3. 952B - #145 (poison arrow)
  4. 951B - #121
  5. 951B - #123
  6. 953A - #167
  7. 953C - #181

907768981_TAMPINESGREENGEMDRAINAGERESERVE.thumb.png.a393dfbf9b5fb949bbfc1a6820485113.png

Thanks in advance.

Look forward to hear from you soon.

Thanks and regards, 

Mr Tan

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On ‎2‎/‎10‎/‎2019 at 10:10 PM, Hintgas said:

Dear Master Lee, 

thank you for the detailed analysis of this BTO.

Based on your analysis, I have shortlisted some 5-room units (high floor) for he upcoming BTO's selection.

Can you kindly advise me on the below shortlisted units?

  1. 952C - #159
  2. 951C - #129
  3. 952B - #145 (poison arrow)
  4. 951B - #121
  5. 951B - #123
  6. 953A - #167
  7. 953C - #181

Thanks in advance.

Look forward to hear from you soon.

Thanks and regards, 

Mr Tan907768981_TAMPINESGREENGEMDRAINAGERESERVE.thumb.png.a393dfbf9b5fb949bbfc1a6820485113.png

With 7 stacks under consideration: Option 1 is recommended:-

0A715CF1-B9FD-4CE5-8A66-9D97F610B6CD.thumb.jpeg.6c4e7970fe935b0cd491afa61f71cd52.jpeg

https://www.geomancy.net/forums/store/category/8-house-hunting-services/


Master Cecil Lee, Geomancy.Net

Master Cecil Lee, Geomancy.Net

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On ‎11‎/‎17‎/‎2018 at 12:24 AM, Cecil Lee said:

Part 4: Such block layout designs may inadvertently create Sha Qi or Poison arrow of neighbouring block aimed towards it's neighbour.

Please note that I merely did a sampling. And this is not exhaustive. Can you spot similar poison arrows in this site?

TAMPINES GREENGEM BIN CENTRE.png

Mr Lee,  how about stack 191? Any arrow from corner of 127 & 157 pointing to 191?? 127 seems far away.. Not sure about 157?? Thank you. 

Screenshot_20190303_152134.jpg

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19 hours ago, Cwm said:

Mr Lee,  how about stack 191? Any arrow from corner of 127 & 157 pointing to 191?? 127 seems far away.. Not sure about 157?? Thank you. 

Screenshot_20190303_152134.jpg

To 191? Both is no.

comments sharp corner tampines g.jpg


Master Cecil Lee, Geomancy.Net

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BY RANKING COMBINED PUNGGOL POINT COVE & TAMPINES GREEN GEM
===========================================================

Note: Tampines Green Gem is represented by a "G" in front of the stack number e.g. G While Punggol Point Cove is with a "C" e.g. C1xxx

1ST CHOICE =     Cxxxx Cxxxx
         Gxxxxx

2ND CHOICE =     Cxxx 
        Gxx Gxx

3RD CHOICE =     Cxx Cxx Cxx
        Gxxx Gxxxx

4TH CHOICE =     Cxx
        Gxx    

5TH CHOICE =     Cxx
        G1xxS G1xxx G1xxx

6TH CHOICE =    C1xx
        G1xx G1xxx

7TH CHOICE =     C1xx C1xx C1xx
        G1xx G1x G1xx G1xx G1xx Gxxx

LAST RESORT  =  CV Cxxxxxx CVxxxxx 
        Gxx GxxxABDEJT GxxxCKT GxxxxCDEH GxxABNPR GxxxAEKT GxxAJKT             

LEGEND:
=======

A = Frontage suitable for Mr xxx & sss: (standing inside the living room facing either NE, NW, West or SW). However, this Compass School Feng Shui is not always the TOP priority as it only accounts for 30% out of 100% points. Thus don't be surprised that stacks/units that are suitable for Mrs = North, South, East or SE may even be ranked higher than these.

B = Indirect afternoon sun all year round. Also depends on floor level and whether other blocks/stacks provide some needed shade. For GreenGem no issue for stack G189 as it is only to the service yard area which is considered no issue. Also no issue for Stacks Cxxx, Cxx and Cxx

C = Afternoon sun may bathe the master bedroom wall. And hopefully on a sunny day, the heat does not ooze out in the evening making the bedroom very warm unless one can cool down the bedroom.

D = Stack Gxxx has a direct view of the Bin Centre (PWCS) at 1st storey. While stack 111 also has a view of the Bin Centre (PWCS).

E = Stack Gxxx has a distant view of the vehicle entry and exit of the covered carpark. Stack G157 also has another entry and exit point. Under Shapes and Forms Feng Shui, this is less than ideal also. Most inauspicious is Stack G141 as it is at the immediate vicinity.

F = Precinct Pavilion (PP): Directly below Stack Gxx is the PP. Higher units preferred. Plus expect prayers and religious ceremonies (noise) on some occasions.
Gxxx & also Gxxx share the same concern, here. Really high floors is preferred. For stacks Cxxx and Cxxx must get high floors to compensate for excellent Shapes and Forms Feng Shui and no direct view especially for Cxxx of the internal of the PP and occasional funeral ... (if any).

H = Expect some traffic noise. Higher floors preferred.

J = In close proximity of the central rubbish bin. Not perfect but still not a major concern or issue, here.

K = However for Stack Gxx & Gxx  it is the closest as it is beside the central rubbish bin. thus best to avoid such a stack/unit. Stacks main door with a view of teh central rubbish bins: Gxx Gxx

L = The bus bay close-by. Higher floor preferred to avoid noise of the buses stopping and moving off.

M = Inauspicious for the Kitchen to be at NW. But especially for stack Gxx, it has good Shapes and Forms that can make this become a minor issue.

N = Under symbolism and Poor Shapes and Forms Feng Shui as "curved" road into the stack/unit. High floors preferred for stacks Gxx & Gxxx. Stack Gxxx has no issue, here.

P = Sharp corner of stack Gxx aimed towards stack Gxxx. 

Q = Athough there is no known problems with an Electrical Sub-Station (ESS). But it is more of a stigma of living in close proximity to the ESS.

R = Stack Gxxx frontage partially blocked by stack Gxx and with partial view of the service yard area. Stack Gx by G111. Stack Gxx by Gxx. Stack Gxx by Gxx. Stack Gxx by Gxxx. Stack Gxxx by Gxxx. Not that critical. But a consideration that the unit is "sunken in". Sometimes also the reflective glare and partial look into the service yard especially from the Master bedroom window(s) if any.

S = Expect around 3 years construction noise if the plot next to the development is being developed. Plus depending on how the blocks are laid, hopefully, it does not pose a poison arrow if any from their sharp corner towards this stack/unit.

T = Main entrance door is in full view of the lobby lift(s). There is a stigma attached to such a situation. Actually more to do with common sense. For example, if the main door is opened, those coming in and out of the lift would often get a glimpse of the unit - more of a privacy concern. But if one always close the main door most of the time, is not that of an issue. This is why 1/2 hour fire rated doors are provided for each unit. In the unlikely event of a fire breaks out at such a unit, it does not spill into the lift lobby area. In a future resale, some may have a harder time selling such a unit = due to this stigma.

U = No issue with morning sun.

V = Close proximity to future temple and/or temple view.

W = Unit main door side facing a long corridor. Fortunately, the corridor is not as long as those facing stacks Cxxx and xx which is in fact that of a straight path at the "turn" of a lift. While for stacks Cxx and Cxx there is a "gentle bend" that results in a slow down the sha qi. For example, it is not like stack #Cxx where this stack/unit is in full view once one turns right after getting out of one of the three lifts! Given that the unit has a commanding view of the eastern-direction of the sea, this long corridor is not a major issue as it has very good or excellent Shapes and forms Feng Shui.


Master Cecil Lee, Geomancy.Net

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Question: Hi, want to ask is stack 121 ok besides the fact that directly below is precinct pavilion.

Please note that such things fall under pure common sense. For cows on a farm, they call it cow sense, instead.

268399277_COMMONSENSEFENGSHUI.thumb.png.88c05123b46f8e4beed875821b0b019a.png

But some simply push the blame to Feng Shui. Which is not the case. 

Since this is truly based on common sense: “What do you think?”.

However, I would be glad to comment if this is pure Feng Shui. But it is certainly not.

Please do a search for Precinct Pavilion and there are numerous articles in this forum on the above.

 


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