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Cecil Lee

Piermont Grand EC at Sumang Walk by CDL and TID Residential Pte Ltd

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Part 1 - Piermont Grand EC resource bank

1. Piermont Grand EC at Sumang Walk is about to be launched with a preview starting on 28 June 2019

2. Expected T.O.P. is under Period 8 Flying Stars estimated to be on 28 February 2023 with a total of 820 units.

3. First looks seems highlight a stretch of blocks facing My Waterway at Punggol:-

eaf98d_a5d348d3fc47493eb337c1e86457e178~mv2.jpg

4. Another artist illustration showing the interior again.. pool water... Looks like for ECs / condos, water particularly pool water is suppose to be a major selling point...

gclid=EAIaIQobChMI76aD38L64gIVB0sNCh0YfQEDEAAYAiAAEgJgu_D_BwE.png

5. First impressions of the site plan layout reminds me (with the exception of the three blocks at North/North East) a vehicle's windscreen wiper blades.. LOL...

6. Alternatively, some may see more clearly.. if I mentioned a hand-held fan...

gclid=EAIaIQobChMI76aD38L64gIVB0sNCh0YfQEDEAAYAiAAEgJgu_D_BwE1.png

6.1. Above, the font for that little tectonic at the North of Piermont Grand is small in relation to other fonts.

6.2. Unfortunately that rectangular plot is for a proposed future Chinese Temple. 

6.3. The rectangular botch is more noticeable below:-

Location%20for%20Sumang%20Walk.png


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1907760911_piermontgrand1975streetmap.png.92c1573b38ddd6d7a74529938551467a.pngPart 2: Interesting that the government one historical map places Piermont Grand EC at the mount of Sungei Punggol in 1975 at the mouth of this river closer to the western bank.. LOL

1. Below: This is where the street map places Piermont Grand EC at the western shore = the thumb-tap is. (I personally think this is might be wrong unless there is alot of reclamation and at the same time widening of Sungei Punggol....

1546834722_PiermontGrand2019streetmap.png.be05d091618ae1420a0b633deb1f21b3.png2. Today's 2019 map:-

3. No matter what, good news is that the site was previously a vacant virgin land.

4. And not a former cemetery or market.

5. This is what good Shapes and Forms Feng Shui like to hear.

6. Good that the development will get to start on a clean slate or footing.


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1015280031_PiermontGrandandafternoonsun.png.b75d96e51fcad53d0c68e157f4f62240.pngPart 3: The afternoon sun and stacks/units which may be affected by it some way or other.

1. Stacks/units for certain that might be affected by afternoon sun especially on sunny days are in RED legend;

2. Purple lines show especially higher floor stacks/units that may be affected by afternoon sun or expect afternoon sun six monthly at an acute angle

3. Green lines show the afternoon sun may shine onto the sidewalls shared with the master bedroom.

3.1 This also depends on the thickness / insulation properties and how sunny the sky is through that day.

3.2 In the past, some condominums, some in Choa Chu Kang where the wall facing the afternoon sun have creeper plants that help to cool down such walls.

3.3 Apparently, there is none of these at Piermont Grand..

 


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** Interlude: It is always good to know names associated with one's potential development good or bad. **

It seems that Peirmont is a village in Rockland County, New York (USA) and on the west bank of Hudson. 

Perhaps, this is why this new EC got it's name as Piermont Grand is located also on the WEST BANK of Punggol estate.

P.S. At the time of writing.. the Sales Brochure is not available, yet. Perhaps, it may or may not say how this development's name came about...

The internet has this resource...  https://en.wikipedia.org/wiki/Piermont,_New_York


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Part 4: Reading between the lines of Sales Brochures

1. What is so useful about the Sales Brochure?

1.1. The various layout plans can give clues whether each unit has an internal rubbish bin or a common rubbish bin somewhere at the common corridor.

1.2. Before signing on the dotted line.. get your respective Agent to get a copy of the block layout that can indicate where these common bins are located.

1.3. For example, if possible, avoid purchasing a unit where the common bin is beside one's potential purchase unit. Or that the main entrance door of that unit faces the common bin.

More...

 


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Part 5: I am confused as to which is the frontage of the house?

I hope that this helps you to better understand whether should one take the readings based on the front door (main door) or from the living room side?

 


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Part 6: South facing stacks (i.e. standing inside the living room looking outwards towards South) have a higher chance of the kitchen located at NW. (Where often South facing stacks have the kitchen either facing NE or North or NW).

Learn why under Para 8 of this link why, it may be a concern for a kitchen to be located at NW. And why sometimes it does not affect some of us...

 


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Part 7: Piermont Grand facilities or functional areas to take note

1. These are some of the facilities / functional areas to look out for...

The Cascades
============
2. Guard House - In my opinion, often units directly or close to the Guard House are slower to be sold-off

The Waterfalls
==============

9. Cascading Planters
11. Water Cascades 
These two facilities sometimes may tend to noiser than the rest. Of course usually they are turned off after 10pm. But I know of some people who are turned off by such noise.

14. Lookout BBQ Pavilion - Avoid especially low floors close to it.

15. Changing Rooms - Try to avoid close-by to it (if any)

The Lakes
=========

20. Play Lawn
21. Children's Play Pool - Anything to do with children may mean noise..
22. Playgroudn and Outdoor Fitness Area
23. Children's Party Room
24. Party BBQ Pavilion - Potential smell, noise and ants.

The Hills
=========
26. BBQ Pavilion with Community Garden -  Potential smell, noise and ants.
27. Recreation Tennis Court - Potential noise during play
31. Hydrotherapy Pool - sometimes can generate noise
32. Spa BBQ Pavilion - Potential smell, noise and ants.

Other Facilities - Open one's eyes closely and watch out especially for these...
===============
A. Bin Centre
B. Substation
C. Transformer Room and Genset
D. MDF Rooom
E. Carpark Ventilation - In many other previous developments often the ventilation fans can even be heard on the floor immediately above the fan. Sometimes if a bedroom window was opened, the fan may be kinda noisy.

 

Piermont Grand LEGEND.png


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1070049970_rooflinesofclubhouseandpoisonarrowsifany.png.e05edc07758c31c5397273c6e0d44a4d.pngPart 8: Good to look at buildings close to one's potential purchase. In particular what type of roof-line these buildings have? It can be a club-house/function room / facilities or even pavilions.

1. If necessary, stare hard at the mock-up model and even take some photos to seek advice or consult with family members.

2. Sometimes, the roof-lines of such facilities can become a poison arrow if they are pointed and may seem to slice horizontally towards an opening of a unit and/or

3. The sharp corner of the facility aimed towards the potential unit of purchase...  

 


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Part 9: Under Shapes and Forms Feng Shui, it is a plus to have a gap exactly at the middle of the development running North to South for the following reasons:

1. Common sense: As the sea is to the North; often, due to high and low pressure zones at different times of the day... the sea and land mass at the South can either bring in wind from the North to South or vice-versa.

1.1. What better way to have open spaces right in the middle of the plot of land allowng this free flow of air ... to circulate better within this development. Thus wind coming towards North-South or East-West makes more uniform qi flow and less turbulence or too much wind vortex issues.

1801737966_piermontgrandecandflowofqi.png.80e6a65da96c825a2d50780199fa278e.png

1.2. Personally, am very happy to visualise the above....

2. In Hong Kong, having an opening is equally appealing with several Feng Shui Masters as they often talk about Dragon-gate. Where the Dragon is allowed to flow unempeded from land to sea and vice-versa...

3. In addition, the horizontal open areas plus the vertical openings will result in minimal or close to non-existent issues like the Sick Building Syndrome .....

 


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Part 10: Oh dear... "What HDB didn’t tell you about Punggol (and Pasir Gudang)" Which is the concern of Johor Bahru's Pasir Gudang Industrial Estate and concern of pollutants blowing towards Singapore.. particularly towards Punggol which is just one sea-lane away.. OMG...

1. There is an external write-up with the above title found under this link:

2. Sometimes.... the unknown or rather the uncontrollable factors may put some of us off.

3. In the past, I had clients who decide to skip new HDB launches anywhere new Punggol.

3.1 And have opted for other launches.

3.2 For example, I did receive a Can or Cannot Buy review, where the client looked at other August 2018 launched developments.

3.3 As he decided to skip HDB Punggol Point Cove totally...

4. The Straits Time, 24th June 2019...not again...0D747F1B-665F-44A9-B2AF-B5D7EE36985A.thumb.jpeg.60380ee48091fa5f4850f1d04ad7721a.jpeg


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Part 11: Any problem if ceiling fans are installed for all rooms?

1. Application is Open...Screams this ad

81C8F56B-BA86-4B5B-A518-E39991B27AA7.thumb.jpeg.31e99aee6e29e347d6828bcaf1e20e50.jpeg

2. Above Ad says: CDL is giving away Free Ceiling Fan for all rooms

3. Any problem if ceiling fans are installed for all rooms?:-

4.  For sure, there will be some reactions by some potential buyers and/or later buyers who may write to CDL not to install these in their flats.

5. As there will alway be some who may have a stigma or phobia with what they had read or feel. If so, very hard to change such mind-set.

6. Hopefully, there will always with those who are more open. I hope the above link can help to pacify some new owners at this development.

7. Frankly, I feel that CDL this time round did a bold move... hope this either helps to sell and not back-fire.

7.1 And yes, hopefully, CDL gives those DC operated fans. And if possible try to avoid "fanco" brand of fans.

7.2 As often, I received feed back from clients that they don't like these. KDK or some special designer ones may be welcomed. LOL!

7.3 Do a search there is a very expensive Dyson bladeless ceiling fan.. but wow..wait till you see the price! Wishful dream! That CDL will every give this type of fan.. LOL! indeed!


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Part 12A: Another consideration is a Chinese Temple site at the North of Piermont Grand.

1. In fact, Piermont Grand's Site Plan, even when I zoomed into it; shows thin and tiny fonts used to reluctantly spell: "Proposed place of worship" as shown, here.. LOL

51472730_Proposedplaceofworship.png.76b1554fb00c2efd4ad34be9cd921609.png

2. Piermont Grand’s coastline neighbour HDB Punggol Bayview Site plan also shows the Sumang Link site.. which we now know as Piermont Grand.

2.1. This Site plan distinctively states that the place of worship is proposed to be a Chinese temple.

2.2. The Piermont Grand's map "sneakly"  just mentions "Proposed place of worship"; in my opinion most likely on purpose. As locally, some are more concerned that it is a Chinese temple vs a church unlike that of The Flo on the opposite of Punggol. LOL

DAD99625-85AB-453F-9AE4-011BD20923A6.jpegThe small rectangular tab to the north of Piermont Grand indeed is reserved for a Chinese Temple... one more consideration... during the purchase of a unit in this development.

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Part 12B: Should I be concerned with the proposed new Chinese Temple?

If one has the time, there is an article on Chinese Temple within this thread. Although the location is not identical, but hope that it does help to give one a broader perspective of it:

 


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** Interlude: A guideline to posting messages in this forum....**

Don’t worry. Even if posted, need to be actively verified before the message appears on this forum.


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Part 13: Piemont Grand 3 Bedroom Deluxe Type A3a + Stove sharing the same wall as the toilet / wash basin of Bath 2

1. Shapes and Forms Feng Shui does not favour the stove sharing the same wall as the toilet /wash basin:

1211028627_PiemontGrand3BedroomDeluxeTypeA3a.thumb.png.bc913f0bd9f3d82e24b20ae48d476aad.png

 


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Part 14: Is it okay for the stove to be facing the kitchen door opening?

1. Under Shapes and Forms Feng Shui it would be preferred that one's back should not be facing the kitchen door opening.

1.1. In fact, for all of these three layout plans, one will be standing to cook on the stove with one's back facing the kitchen door especially the 5 Bedroom Premium Type C2 and Type C2-PH.

2. Should I be concerned with this?

2.1. For the 4 and 5 Bedroom Premium units, it can be a double edged sword if the stove and sink are changed.

2.2. If so, in an event of the fire starting at the stove; more likely heat may be inflamed and there is a possibility of having to exit the unit via the balcony or bedroom windows instead of through the main door.

2.3. Under symbolism, some Feng Shui practitioners may be concerned that "wealth" may flow out of the kitchen. As it would be preferred that the stove faces a wall on the opposite side and not the kitchen door opening.

3. Common sense Feng Shui.

3.1. Many Feng Shui often don't link common sense considerations. And immediately gravitate this concern with poor Feng Shui.

3.2. What is this you are referring to?

3.3. We do not have eyes behind our back. Thus, when cooking, one could be handling hot stuffs and even on occasions handle hot liquid. 

3.4. Thus there could be a remote chance that one may be frighten or get a shock from someone or even our pet etc...

3.5. Because of this, some simply lump this as a Feng Shui issue or concern.

1304799011_PiermontGrand5BedroomPremium.thumb.png.0134b580d494ff70a8e59ae870fc0cff.png

561455441_PiermontGrand4BedroomPremium.thumb.png.1d9bb39fe6ba07fedc77c4da4f3d8393.png

1872169577_PiermontGrand3BedroomPremium.thumb.png.1a93ead491c4782ad649fa9467eb2096.png


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Part 15: Potential Unit Interior Poison Arrow(s) from sharp corners

1. For example, so long as one does not sleep along the RED arrow line, no issue. However, this is the reason why where possible a bedroom should be as rectangular as possible to avoid such things.

2. Equally the purple arrow is not a threat if one does not sit along the purple arrow line...

866360250_3BedroomPremiumandPotentialpoisonarrow.thumb.png.cdf227cab80dbdf2be62b5aaf5aba42e.png

 


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Part 16: Case Study of a Balcony/PES with only Three Panel Sliding Doors + more of a "pain-in-the-neck"

1. This photo is from The Terrace at Punggol which had just T.O.P.

1.1 Three panel sliding doors at the balcony/PES:-

597d2b729c2f7_THREEPANELBALCONYSLIDINGPANELS.jpg.36f30512eb6d5bf83db9be163c23948c.jpg

2. As the size of flats gets smaller and smaller. There is a surge of flats with balconies that are only three (3) panels instead of the more common four (4) panels found in older condos, ECs and even HDB flats.

3. The benefit of 4 panels means that the openings are exactly at the middle. And the panels can slide to each side for ease of entry and exit of the living room/balcony.

4. Not anymore if there are instead three panels.

5. If so, it is thus not possible to have a large sofa or place it too close to the balcony sliding door(s). Plus the TV console or cabinets cannot be too thick or fully cover the sliding door panel on the other side of the sofa location.

6. Thus, this means that one has to seriously consider not only the length of the sofa but also the height of the arm-chair and the width of it. Make sure that it does not block the lock mechanism at the sofa side and vice-versa.

7. Another plus of a four panel sliding door means that often one may still leave ajar or a gap and not fully close the sliding panels. But for a three panel door; often than not the opening is close to the edge of the roof-line. And often, this is the first area where heavy winds and rains may come in.

8. For example: Sol Acres development has similar three (3) panels:-
(Note: This is an acutal photo from The Terrace EC Block 88 ground floor unit PES)

597d2b729c2f7_THREEPANELBALCONYSLIDINGPANELS.jpg.36f30512eb6d5bf83db9be163c23948c.jpg597d2b7a295e7_THREEPANELBALCONYSLIDINGPANELS-Copy.jpg.f85bcf616e8413ece537b430f6071eaa.jpgfinal.thumb.jpg.a2da7b46a89d5fb99bae26c42acef435.jpgfinal.jpg

9. More: An added bonus if a unit has an outdoor power socket and water-point.

10. One will only know if there is a water point or outdoor power switch after collection of keys. As often, this is not mentioned in the sales brochure. But an added bonus if your new unit has them:-

597d2b8810655_TheTerraceandwaterpipeandpowerpoint.thumb.jpg.c78817279f64cf4000426a0db5300bcd.jpg

10. A Four panels balcony sliding doors. (Location: Bellewaters EC)

final.thumb.jpg.bc28387e7e0aedda5d4625debb8e5079.jpgfinal.thumb.jpg.8062f6f76066078cd88a519323e63c1d.jpg

10.1 The advantage of this four panel balcony sliding door means that not only the middle two panels can be opened; but also either of the side or corner panels can also be opened. 

10.2 Thus it incorporates the best of both worlds of the three panels with this four panel model.

11. Take a look at this sample Piermont Grand 3 Bedrooom Deluxe Type A3a and type  A3a-Penthouse unit:-

203414406_NOTFENGSHUICOMMONSENSEANDTHREEPANELS.thumb.png.c703d5729f8357f9d97c972e8cfb7737.png

11.1. Above: the sliding panels locks are at A and B not x for both the Living Room and Master bedroom.

11.2. Note: This has more to do with a pain-in-the-neck than a Feng Shui issue.

11.3. Furthermore, nowadays as most Master Bedrooms have a balcony, sliding door panels are installed. Instead of the more practical casement windows. Here, most of the time, it can be a hassle to leave the windows open.. unless one perhaps install a zip-track external blinds.


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1122381543_KEECHIUFORPIERMONTGRAND.png.f6b91bc3760e0d2b88722d3df81a3d84.png** Interlude: Is this a good enough reason to buy a unit at Piermont Grand? **

Will you be motivated to buy a home simply because an ad says: "The only EC of 2019"...?

888812919_AdscreamsTheonlyECof2019.png.d6b32118e8422681855df0892c30edd1.png1822883970_AdscreamsTheonlyECof2019a.thumb.png.e598a93244e7576e1998ff74f8443ba3.png


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75AD1242-D84D-47A9-87FB-CC6A3D97BD4A.thumb.jpeg.87df83057f08174016eb2f9cd06ce34a.jpeg

16E55D0F-817C-4F20-AA75-4E177DC50CEF.thumb.png.14882335d81d1c30256e15318f5ad34f.pngD725C2E8-AF05-47A1-81CE-452F38EFB271.jpegF73BC8E1-9803-48C1-BA55-C5111CAEB17B.jpeg

The above can result in a "stigma" associated with homes located close the Pasir Gudang, Johor, Malaysia.

In fact, when HDB launched several developments in Punggol, a few clients who had tasked me to do a Can or cannot buy avoided selecting any from Punggol.

At that time, he zoomed into the Tampines "GREEN..." series of flats instead.

Thus it can be possible that in the future, more and more will eventually shun Punggol...

And yes, it is very difficult to offset prejudices such as this... even if it may not be true... or an occassional thing....

This is a onemap street plan showning Malaysia's Industrial estate Pasir Gudang is just a stone's throw away from SGP...

pasir gudang johor.png

How come SGP has so many atas universities. And non does a study or thesis on this? Hmm.....

If you are a university student or a university researcher... why not do a research paper... on this ..... to get erh.. your Doctorate.. in...


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Yeah, what’s new?

93CCEF14-C1DA-41A9-ACB2-1E62521DAB4F.jpeg.e8ec1b72426ca9f5cf54655a5e04b676.jpeg

Stale news!

Dad: "Why did you buy there?"
Son: "Cause this is the one and only EC in 2019, LAH!"
Dad: "Son, you must get your head examined! Seow Ah! (Mad in Hokkien)"

1035681209_freefans.png.60c84ae3e2af1efd6d3a5fd3352cd235.pngLelong... lelong...

Dad:  "Son.. please check with your sister."
Dad: "Understand that her smart products provided at just T.O.P. iNz were obsolete items.. Check properly what will be given to you.. LOL"

Morale of the story: " Often it takes around 2.5 to 3.5 years for a new development to be completed. What may be new can become obsolete... by then... " Luckily... a fan is a low tech item... so will not change that much... LOL... 


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Part 17: Piermont Grand Site plan Legends - a recap from Part 7.... since this "new" legend is more compartmentalised and clearer than the first version..

230693253_Piermont-GrandLegend.png.dbde9f23f01a747e9d626fa2919264e5.png

1. Avoid, avoid, avoid categories are proximity to Bin Centre, Substation, Transformer Room and Genset, MDF Room and Carpark Ventilation especially 1st storey (or ground level units).

2. Avoid highest floor where the Water Tank is directly above the unit.

3. Don't like a "noisy" unit? Then avoid Children's Play Pool.. and anything else to do with children.

4. BBQ.. smell - then avoid lower floors where the wind can carry the smells from the barbaque pit such as No. 24 Party BBQ Pavilion, Spa BBQ Pavilion, BBQ Pavilion with Community Garden.

5. Avoid low floors near the Recreational Tennis Court.

6. Avoid units facing the roof-line(s) of facilities (if any) such as the Club House Function Room...

7. In GENERAL, the safest bet is of course higher floor units... erh.. higher the better?


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