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Angsana Breeze at Yishun BTO review

The first in our review of the two Yishun BTOs, Angsana Breeze looks to be the average run-of-the-mill BTOs we always see in Yishun. Not very exciting. Over here at this new project you get to choose from 958 standard flats in 3-, 4- and 5-room units found in nine 13-storey blocks.


Sited at the junction of Yishun Avenue 1 and Avenue 4, about 1km west of Khatib MRT station, this BTO is very close to the very beautiful Lower Seletar Reservoir which is found just 500m south. There isn't any giant mall close by or any neighbourhood centre within walking distance though, so a big minus point here.

For those who complain Yishun is too far, do note that in future a North-South Expressway will be built along the existing Sembawang Road, cutting travel to the CBD by a good 10 minutes or so.

If you look at the URA 2008 Masterplan, you'd notice that the plot south of Angsana Breeze has a plot ratio of 1.4, vs the BTO's plot ratio of 2.8. That basically tells us that the residential units there will be shorter than Angsana Breeze, meaning that high floor units will be able to get a view of Orchid Country Club and the reservoir, excellent eh?


4-rooms here go from $258,000 to $313,000. Its older sibling, Oleander Breeze launched in February 2013 saw 4-rooms going from $264,000 to $320,000. Wow, prices actually fell here - drop of 2%. It is still more expensive than big brother Acacia Breeze (late-Nov 2011) whose 4-rooms start from $234,000 and end at $277,000.

Site Layout

Blue = 5-rm, yellow = 4-rm, pink = 3-rm

In the middle of the project is space allocated for a supermarket, an eating house and some shops. We must again give credit where it's due - good job HDB. The trend of new BTOs with in-built commercial zones must continue, it makes life so much easier, especially since not every BTO is built right next to a neighbourhood centre. Really this is commonsense stuff that somehow eluded the previous management.

Units here are packed in really tightly, avoid if you can units that face the opposite block too closely. Not good for privacy.

West of the BTO is largely occupied by a school. South lies space reserved for residential as mentioned above. East lies existing housing while the north has space allocated for more residential homes. So those who want an unblocked view should concentrate on units facing the school to the west (which unfortunately means hot noon sun) or focus on high-floor units facing south towards the lower floor future residential projects and the reservoir.

Best 5-room units
As mentioned, aim for as high as possible units facing south towards Lower Seletar Reservoir. We like units 30, 28, 50 and 48. 18 and 16 face the road junction - too noisy.

Best 4-room units
Reservoir-view = highest floors of 12, 10, 26 and 24. If those taken, then go for school-facing 94 and 96. We don't quite like the 4-room units directly above the eating house for a few reasons - noise, smells and strangers. 

Best 3-room units
Go for the ones facing south at the MSCP, get units higher than the carpark to get an unblocked view of around 100m.

Should I go for this?
Strictly for people of Yishun/Sembawang/Woodlands. Honestly not our favourite town, no offence. We do hope more things happen to Yishun as promised by the Govt. Maybe a hawker centre to give this place some cred. Right now, this part of Singapore isn't the most happening. Even Woodlands and Jurong look more appealing.

That said, this BTO has units which promise a view of the reservoir, something that is very rare these days.

Images and info via HDB.

Posted on 10-08-2013 22:08 | By John

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