Feb 2023 BTO: Unit Analysis for Brickland Weave at Tengah

Brickland Weave, the only Tengah BTO launched in Feb 2023 and the first in Brickland district, is situated along Brickland Road and is across from the Keat Hong neighbourhood. There isn’t much going for it as of now, but there may be future development plans surrounding the site. In this article, we explore what to expect as well as identify the optimal units to select within this BTO.

BTO	Brickland Weave
Location	Bounded by Brickland Road and Tengah Boulevard
PLH model?	No
Total no. of units	1,641
Unit types	2-room Flexi, 3-, 4- and 5-room
No. of blocks	12
How tall?	11 to 17 storeys
Estimated waiting time	48 months
Nearest MRT station	Bukit Gombak MRT station on the North-South Line (~10-min walk)
Pricing	2-room Flexi Type 1: $97K - $118K 2-room Flexi Type 2: $122K - $158K 3-room: $190K - $248K 4-room: $291K - $375K 5-room: $401K - $503K

 

SITE OVERVIEW

A perfunctory glance will show that there aren’t very many favourable factors for Brickland Weave, which explains why this Tengah BTO wasn’t that popular. But dig deeper, and we may be able to uncover some potential here.

Site for Brickland Weave.

Close-up.

Public Transportation: When it comes to public transportation, there aren’t any MRT stations within comfortable walking distance. The nearest one, Choa Chu Kang West station on the Jurong Region Line, is an estimated 18-min walk away.

In terms of buses, there's only one service on Brickland Road, with bus 991 taking you to MRT stations like Bukit Batok, Bukit Gombak, and Choa Chu Kang. However, there may be plans for more bus stops in the future, which would be a welcome addition.

A few years ago, there was talk of a Brickland MRT station being built on the North-South Line, but there hasn't been any news about it since. It's uncertain whether the station will actually be constructed, and we don't even know where it would be located.

Possible MRT locations?

Currently, the possible spots are some empty plots near the Brickland Weave BTO, if we look at the existing North-South Line tracks, but these are reserved for workers' dormitories. However, the URA map indicates that these plots could be used for residential, health and medical, or mixed commercial and residential purposes in the future. This is only a projection for the next few years though (based on the 2019 Master Plan), so there's always a chance of a change in plans.

Amenities: Because much of the area remains undeveloped, there aren't many convenient amenities within walking distance. Currently, the closest options can be found at Brickland Weave, where there's an eating establishment, several shops, and a mini-mart located on the first floor of Blk 417.

However, if you're in need of larger supermarkets or other dining options, you'll have to walk over to HomeTeam NS Bukit Batok, which features an NTUC, or BTO Keat Hong Colours, which has a U-Stars Mega Mart.

Keep in mind that there may be more facilities added nearby in the future as the plot next to Brickland Weave is slated to become a high-rise commercial and residential development.

Schools: There is no shortage of schools nearby for families who have children or who are planning to have children. Already, there are three sites reserved for educational institutions surrounding the BTO site. Existing nearby primary schools include Choa Chu Kang Primary School, Concord Primary School, Dazhong Primary School, South View Primary School and St. Anthony’s Primary School.

Nearby primary schools.

There's also a chance that the soon-to-be relocated ACS (Primary) might be within a 1 km distance of certain blocks at Brickland Weave. However, we can't ascertain at this time as the exact location of the primary school hasn't been confirmed. 

UNIT ANALYSIS

Colour Code:
2-room
3-room
4-room
5-room

Bear in mind traffic noise: Traffic noise is a big consideration for those picking a unit at Brickland Weave. Particularly for stacks facing arterial Brickland Road, which gets pretty busy. There is some effort to build a park in between to serve as a noise buffer. While Brickland Lane is a smaller road, it may experience heavier traffic during school pick-up and drop-off hours due to its proximity to the reserved school sites.

Brickland Road.

Avoid stacks facing MRT tracks: Some stacks will be facing the aboveground North-south Line MRT tracks. Do avoid those units if you don’t want to be disturbed by the track noise.

Some of the stacks will be facing the existing MRT tracks. Site for Brickland Weave is located on the right of pic.

Avoid stacks near or facing the bin centre: Stacks 220, 222 and 224 are in very close proximity to the bin centre. We recommend steering clear, for obvious reasons.

For a quieter living situation: In addition to avoiding stacks that face main roads and schools, it's important to also steer clear of those that are situated near or facing popular gathering spots if you want a quieter living situation. You'll want to avoid stacks that are close to places like playgrounds, pavilions, drop-off points, fitness corners, car parks, shops, and the childcare centre. These are the stacks to pick:

412A: 252, 254, 256
413B: 296
413C: 332, 334, 336
415A: 409
415B: 431, 439, 445
415C: 453, 455, 457
416A: 487, 489, 491
417B: 499, 501, 503, 505

For more privacy: These will be the units that enjoy a decent amount of privacy from kaypoh eyes. They are corner stacks and are located away from the lifts and common rubbish chute areas, which are likely to see higher foot traffic. We also indicated the distance between the stacks and neighbouring blocks so you can see if that's a comfortable distance for you.

411A: 202
411B: 220, 222, 236
412A: 248
412B: 264, 266
413A: 280, 282
413B: 296, 298
413C: 314, 316, 330
415A: 405, 407, 421
415B: 433
415C: 449
416A: 467, 469, 483
417A: 497, 499, 513

No afternoon sun: Singapore experiences afternoon heat from two directions. From March to September, it's from the northwest, while from September to March, it's from the southwest. To avoid feeling the intense heat during certain times of the day, we recommend avoiding units with main windows facing these directions. Although most of Brickland Weave's units are likely to have some afternoon sun exposure, there are a few stacks that are slightly cooler due to being blocked from neighbouring buildings. Here are our guesstimates:

411A: 206, 208, 210
411B: 216, 218, 220
413A: 278, 280, 282*, 284*, 286*, 288*, 290, 292
415A: 407*, 409*, 411, 413, 415, 417, 419, 421
415B: 435, 437
415C: 447, 449
416A: 467

*Applicable to units located on floors below the 7th

Stacks with potentially unblocked views: Most schools located in HDB estates are typically limited to 4 storeys in height. This means that residences situated on higher floors and facing the schools are likely to have more open views. However, it's important to be aware that some of these stacks with uninterrupted views will come with the noise generated by being in close proximity to these educational facilities.

411A: 200, 212, 214
411B: 222, 224, 226, 228, 230, 232, 234, 236
412B: 270, 272
413A: 282, 284
415A: 401, 403, 405, 423, 425, 427, 429
415B: 441
415C: 459, 461
417A: 507, 509, 511^, 513^

*Applicable to units above the 7th floor