<p>One of the two prime location housing (PLH) developments launched in Feb 2023, Ulu Pandan Glades in the Queenstown neighbourhood is situated near Dover MRT. With decent amenities within walking distance and the convenience of public transportation, there’s a lot to like about this BTO. We take a look at what’s surrounding the site and do an analysis on the best units to pick.</p>
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<p><strong>BTO</strong></p>
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<p><strong>Ulu Pandan Glades</strong></p>
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<p><strong>Location</strong></p>
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<p>Bounded by Ghim Moh Link and Commonwealth Avenue West</p>
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<p><strong>PLH model?</strong></p>
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<p>Yes</p>
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<p><strong>Total no. of units</strong></p>
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<p>732</p>
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<p><strong>Unit types</strong></p>
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<p>3- and 4-room units</p>
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<p><strong>No. of blocks</strong></p>
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<p>2</p>
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<p><strong>How tall?</strong></p>
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<p>34 to 43 storeys</p>
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<p><strong>Estimated waiting time</strong></p>
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<p>68 months</p>
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<div><strong>Pricing</strong></div>
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<div><strong>3-room</strong>: $372K - $498K<br />
<strong>4-room</strong>: $541K - $711K</div>
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<h2>SITE OVERVIEW</h2>
<p>Like Nov 2022’s Ulu Pandan Banks BTO (we covered it <a href="https://www.renonation.sg/nov-2022-bto-unit-analyses-for-ghim-moh-natura-queensway-canopy-and-ulu-pandan-banks-at-queenstown" target="_blank" rel="noopener noreferrer">here</a>) which it is next to, Ulu Pandan Glades will be sitting on the grounds of Dover Forest. It’s a huge green area to clear, which may explain why the waiting time for this BTO is exceptionally long.</p>
<p style="text-align: center;"><img class="aligncenter size-full wp-image-174275" src="https://d213h1b7vxzzl3.cloudfront.net/editor/1-A-large-expanse-of-greenery-making-way-for-the-BTO.jpg" alt="" width="1200" height="675" />A large expanse of greenery making way for the BTO.</p>
<p>That, and the fact that the blocks are set to be exceptionally tall. It’s not a massive site by any means, but because of the height of the buildings, there will be quite a substantial number of units.</p>
<p>Part of the site is bounded by the North-South Line MRT tracks and arterial road, Commonwealth Avenue West, which can get noisy and is probably why the MSCP is built along that tract. On the other side, the BTO is bordered by the Ulu Pandan Canal and the Ulu Pandan Park Connector.</p>
<p style="text-align: center;"><img class="aligncenter size-full wp-image-174276" src="https://d213h1b7vxzzl3.cloudfront.net/editor/2-MRT-tracks-and-Commonwealth-Avenue-West-located-right-next-to-Ulu-Pandan-Glades.jpg" alt="" width="1200" height="675" />MRT tracks and Commonwealth Avenue West located right next to Ulu Pandan Glades.</p>
<p>With HDB’s tendency to add in nature after subtracting from it, there will be a park between Ulu Pandan Glades and Ulu Pandan Banks BTOs.</p>
<p>As a part of the Health District @ Queenstown, a portion of the site dedicated to this BTO will be reserved for a health and medical facility. Do note that living near such a facility may mean you will have to hear ambulance sirens on a regular basis.</p>
<p>Foot traffic is sparse for now, but will likely pick up once the houses are built along this stretch. Public transportation-wise, we are looking at an 8-min walk to Dover MRT on the East-West Line. There are numerous buses servicing this area, taking you to town and downtown and neighbourhoods such as Hougang, Ang Mo Kio, Jurong East, Jurong West and Serangoon.</p>
<p style="text-align: center;"><img class="aligncenter size-full wp-image-174277" src="https://d213h1b7vxzzl3.cloudfront.net/editor/3-Walking-distance-to-Dover-MRT.jpg" alt="" width="1200" height="675" />Walking distance to Dover MRT.</p>
<p>There is also a decent amount of amenities within a short walking distance of Ulu Pandan Glades. Here are the more notable ones: an 11-min walk across the canal will get you to 20 Ghim Moh Road Market &amp; Food Centre and the Star Vista Mall at Buona Vista is a 13-min walk (or one MRT station) away.</p>
<p>The nearest eateries and supermarket (an NTUC Fairprice) can be found next door at Ghim Moh Edge estate.</p>
<p>Based on estimates, the nearest primary schools within a 1-km distance include Fairfield Methodist School (Primary) and Henry Park Primary School, both of which are relatively popular.</p>
<h2>UNIT ANALYSIS</h2>
<blockquote>
<p><strong>Colour Code:</strong><br />
<strong><span style="background-color: #bbffc6;">3-room</span></strong><br />
<strong><span style="background-color: #fff498;">4-room</span></strong></p>
</blockquote>
<p><strong>For more privacy</strong>: For more privacy, go for a corner unit and one that’s away from the lift lobbies and communal rubbish chutes. These are the ones to pick:</p>
<p><img class="aligncenter size-full wp-image-174278" src="https://d213h1b7vxzzl3.cloudfront.net/editor/4-siteplan-PRIVACY.jpg" alt="" width="1500" height="1061" /></p>
<p><strong>53A</strong>: <span style="background-color: #fff498;">105</span>, <span style="background-color: #fff498;">107</span>, <span style="background-color: #fff498;">113</span>, <span style="background-color: #fff498;">115</span><br />
<strong>54A</strong>: <span style="background-color: #bbffc6;">121</span>, <span style="background-color: #bbffc6;">123</span>, <span style="background-color: #fff498;">133</span>, <span style="background-color: #fff498;">135</span></p>
<p><strong>Away from the afternoon sun</strong>: In Singapore, there are two directions from which the afternoon sun descends. Between March and September, it comes from the northwest, and between September and March, it comes from the southwest. To escape this heat during certain times of the day, steer clear of units that have main windows facing these directions. Look out also for neighbouring structures that will help to block off the afternoon sun. These are the cooler units to pick:</p>
<p><img class="aligncenter size-full wp-image-174279" src="https://d213h1b7vxzzl3.cloudfront.net/editor/5-siteplan-SUN.jpg" alt="" width="1500" height="1061" /></p>
<p><strong>53A</strong>: <span style="background-color: #fff498;">101</span>, <span style="background-color: #fff498;">103</span></p>
<p><strong>4-room floor plans</strong>: For those going with 4-room units, note that there are two different layouts to choose from:</p>
<p><img class="aligncenter size-full wp-image-174280" src="https://d213h1b7vxzzl3.cloudfront.net/editor/6-4-room-layout-difference.jpg" alt="" width="1200" height="412" /></p>
<p>Layout 1 has the household shelter located in the middle of the apartment, while Layout 2 has the household shelter situated nearer to the front entrance.</p>
<p>If you like to stick to the standard arrangement, here are the pros and cons of each: Layout 1 has a roomier living/dining room but a relatively fixed kitchen layout, which is galley style. Layout 2 offers the possibility of an open kitchen and a combined kitchen/dining space, but a much smaller living room area.</p>
<p>Of course, if you don’t like sticking to traditions and have a bedroom to spare, you can always change things around and do up a space that suits your needs. We’ve seen homeowners knocking down the wall between the common bedrooms, turning the entire space into a living/dining area, and using the original living room as a bedroom instead.</p>
<p><strong>Some considerations on the views and the noise</strong>: Because of how the layout is arranged at Ulu Pandan Glades, it would seem there is no ideal view. Stacks facing towards the south overlook a carpark, a busy road and the MRT tracks, and will be subjected to noise and traffic pollution.</p>
<p>Inward-facing stacks aren’t ideal if you want to have a quieter home as they overlook most on-site facilities such as the playgrounds, fitness stations and drop-off porches, where people tend to gather.</p>
<p>If you're eyeing stacks that face the Ulu Pandan Canal, you'll probably get great views with no obstructions as it’s facing a landed housing estate. Thing is, you'll need to be on a higher floor to get that benefit. That's because an upcoming health and medical care facility is set to be built in front of these stacks. We don't have the exact height of this new building just yet, but it's best to aim high for the best views. And while you're at it, a higher floor also means you won't have to deal with as much noise from the construction of the facility and eventually also the noise from activity near the area.</p>
<p>Stack <span style="background-color: #fff498;">125</span> also enjoys similar views, although it’s just a bit further inside. It, along with stacks <span style="background-color: #fff498;">127</span>, <span style="background-color: #fff498;">129</span> and <span style="background-color: #fff498;">131</span>, will also likely have views of the nearby park.</p>

Feb 2023 BTO: Unit Analysis for Ulu Pandan Glades at Queenstown

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