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

[Cecil Lee]

Part 1 - Piermont Grand EC resource bank

1. The Piermont Grand EC located at Sumang Walk is set to be launched, with a preview commencing on 28 June 2019.

2. The anticipated Temporary Occupation Permit (T.O.P.) is projected to fall under Period 8 Flying Stars, estimated to be issued on 28 February 2023, comprising a total of 820 units.

3. Initial impressions provide a remarkable perspective of multiple blocks overlooking My Waterway at Punggol:-

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...

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...

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:-

Piermont Grand ebrochue (e-brochure):

piermont-grand-ebrochure.pdf

Piermont-Grand-Brochure.pdf

 

[Cecil Lee]

Part 2: It is intriguing that a historical map from the government indicates Piermont Grand EC situated at the mouth of Sungei Punggol in 1975, closer to the western bank of the river.. LOL

1. Below: The street map positions Piermont Grand EC at the western shore, which is where the thumb-tap is located. (In my opinion, this may be incorrect unless there has been significant reclamation and simultaneous widening of Sungei Punggol....

2. Today's map from 2019:-

3. Regardless of the circumstances, the positive aspect is that the site was previously an unoccupied piece of virgin land.

4. Furthermore, it was not a former cemetery or market.

5. This is precisely the kind of information that good Shapes and Forms Feng Shui practitioners appreciate.

6. It is advantageous that the development will commence on a clean slate or foundation.

[Cecil Lee]

Part 3: The afternoon sun and the stacks/units that may be influenced by it in various ways.

1. The stacks/units that are likely to be impacted by the afternoon sun, particularly on sunny days, are indicated in the RED legend;

2. The purple lines represent the higher floor stacks/units that could be affected by the afternoon sun or are expected to receive afternoon sunlight at an acute angle six months out of the year.

3. The green lines indicate where the afternoon sun may illuminate the sidewalls adjacent to the master bedroom.

3.1 This is also contingent upon the thickness and insulation properties of the walls, as well as the degree of sunshine on that particular day.

3.2 Historically, some condominiums, particularly those in Choa Chu Kang, have utilized creeper plants on walls facing the afternoon sun to help cool those surfaces.

3.3 It appears that there are no such plants at Piermont Grand.

 

[Cecil Lee]

** Interlude: It is always beneficial to be aware of the names linked to one's potential growth, whether positive or negative. **

It appears that Piermont is a village situated in Rockland County, New York (USA), located on the western bank of the Hudson River.

This may explain why the new EC is named Piermont Grand, as it is also positioned on the WEST BANK of the Punggol estate.

P.S. As of the time of this writing, the Sales Brochure is not yet available. It is uncertain whether it will provide insight into the origin of this development's name...

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

 

[Cecil Lee]

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...

 

[Cecil Lee]

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 main entrance or towards the living room balcony?

 

[Cecil Lee]

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...

 

[Cecil Lee]

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.

 

[Cecil Lee]

Part 8: It is beneficial to examine buildings that are near one's prospective purchase. Specifically, what kind of roof-line do these buildings possess? This could include a club-house, function room, facilities, or even pavilions.

1. If needed, scrutinize the mock-up model closely and consider taking photographs to seek advice or consult with family members.

2. At times, the roof-lines of such facilities can act as a detrimental factor if they are pointed, as they may appear to slice horizontally towards the entrance of a unit and/or

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

 

[Cecil Lee]

Part 9: In the context of Shapes and Forms Feng Shui, having a gap precisely at the center of the development extending from North to South is advantageous for the following reasons:

1. Common sense: Given that the sea lies to the North, it is often the case that varying high and low pressure zones throughout the day can cause the sea and the land mass to the South to either draw wind from the North to the South or the opposite.

1.1. What could be more beneficial than having open spaces located right in the center of the plot of land, facilitating the unobstructed flow of air? This arrangement allows for improved circulation within the development. Consequently, wind moving in a North-South or East-West direction promotes a more uniform flow of qi, reducing turbulence and minimizing issues related to excessive wind vortexes.

1.2. I am personally quite pleased to visualize the aforementioned....

2. In Hong Kong, the prospect of an opening is equally attractive, particularly with numerous Feng Shui Masters discussing the concept of the Dragon-gate. This is where the Dragon is permitted to flow freely from land to sea and vice versa....

3. Furthermore, the combination of horizontal open spaces and vertical openings will lead to minimal or nearly nonexistent problems such as Sick Building Syndrome .....

 

[Cecil Lee]

 

Part 10: Oh dear... "What HDB did not disclose regarding Punggol (and Pasir Gudang)" This pertains to the issues surrounding Johor Bahru's Pasir Gudang Industrial Estate and the potential for pollutants to drift towards Singapore, especially affecting Punggol, which is merely one sea-lane apart.. OMG...

1. An external article with the aforementioned title can be accessed through this link:

2. Occasionally.... the unpredictable or rather uncontrollable elements may deter some individuals.

3. Previously, I had clients who chose to forgo new HDB launches in any area of Punggol.

3.1 They opted for alternative launches.

3.2 For instance, I received a Can or Cannot Buy review, where the client considered other developments launched in August 2018.

3.3 This was due to his decision to completely bypass HDB Punggol Point Cove...

4. The Straits Times, 24th June 2019...not again...

[Cecil Lee]

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

1. Application is Open...Screams this ad

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. Undoubtedly, there will be reactions from certain potential buyers and/or future buyers who may contact CDL to request that these not be installed in their apartments.

5. There will always be individuals who may harbor a stigma or phobia based on what they have read or how they feel. Changing such a mindset can be quite challenging.

6. It is hoped that there will always be those who are more receptive. I trust that the link provided above can assist in alleviating concerns for some new owners in this development.

7. Honestly, I believe that CDL has made a bold decision this time... I hope this either facilitates sales or does not result in negative consequences.

7.1 Furthermore, I hope that CDL provides those DC-operated fans. If feasible, it would be preferable to avoid the "fanco" brand of fans.

7.2 Frequently, I have received feedback from clients indicating their dislike for these. KDK or some uniquely designed options may be more appreciated. LOL!

7.3 A search reveals a very costly Dyson bladeless ceiling fan... but wow... just wait until you see the price! A wishful thought! That CDL would ever consider this type of fan... LOL! Indeed!

[Alex Tan]

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

2. The site plan for HDB Punggol Bayview, which is adjacent to Piermont Grand, also indicates the location of the Sumang Link site, now recognized as Piermont Grand.

2.1. This site plan clearly indicates that a Chinese temple is proposed as the place of worship.

2.2. The map of Piermont Grand subtly refers to it as a "Proposed place of worship"; in my view, this is likely intentional. Locally, there are concerns regarding whether it is a Chinese temple or a church, unlike The Flo located across from Punggol. LOL

The 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.

[Cecil Lee]

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:

 

[Cecil Lee]

** 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.

[Cecil Lee]

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:

 

[Cecil Lee]

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.

[Cecil Lee]

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...

 

[Cecil Lee]

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:-

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)

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:-

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

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:-

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.

[Alex Tan]

Are any of the stacks affected by poison arrows from neighbouring blocks/stacks?

[Cecil Lee]

** 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"...?

[Cecil Lee]

Source & Credit:
ERA Piermont Grand powerpoint presentation

PowerPoint Presentation.pdf

[Cecil Lee]

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...

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...

[Cecil Lee]

Yeah, what’s new?

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)"

Lelong... 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... 

[Cecil Lee]

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..

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?