May 2021 BTO Geylang’s MacPherson Weave Unit Analysis

We visited the site for MacPherson Weave, one of the BTOs launched in May 2021, on a rainy afternoon and found the area to be bustling. Besides being located at a busy junction, it was also surrounded by many residences as well as an industrial site. If you are selecting a flat at this Geylang BTO, read our analysis of the best stacks to go for.

» More May 2021 BTO Unit Analysis: Garden Bloom @ Tengah | Telok Blangah Beacon | Woodgrove Ascent at Woodlands

At a glance

Total no. of blocks	7
Highest floor	15 to 19 storeys high
Total no. of units	1,382
Type of units	2-, 3- and 4-room flats
Estimated Completion Date	1st quarter of 2026
Location	Next to MacPherson MRT. Bounded by Circuit Road, Circuit Link and Paya Lebar Road
Nearest amenities	Transport: MacPherson MRT on the Circle and Downtown Line There are also a lot of buses servicing this BTO, taking you to nearly every town in Singapore. The bus stops are located along Circuit Link, Ciruit Road and Paya Lebar Road. You'll reach places like Jurong East, Bukit Batok, Holland Village, Bukit Merah, Tiong Bahru, Ang Mo Kio, Toa Payoh, HarbourFront, Serangoon, Clarke Quay, Bugis, Eunos, Siglap, Marine Parade, Tampines, Expo and Changi. Amenities: The BTO is a 4-min walk to Circuit Road Market and Food Centre. There is also a Circuit Road Food Centre and a MacPherson Market and Food Centre that will take you 8 mins to reach by foot. The area is also a popular cafe scene, and there are a few within walking vicinity of the BTO. These include Knots Living, 20grams Coffee Roastery as well as Wishes Cafe. In terms of supermarkets, there is an existing Sheng Siong at 18B Circuit Road, within the MacPherson Residency BTO and an NTUC Fairprice at 77 Circuit Road. Both are approximately a 10-min walk away. Come 2024, there will be a supermarket, eating house and other retail options across Circuit Link where MacPherson Blossom (SERS project) is being built. Shopping mall wise, you'll need to take a station down to Paya Lebar, where the PLQ Mall, Singpost Centre and Paya Lebar Square are located.

Site visit

Site for MacPherson Weave. Surrounded by three busy roads and an MRT interchange, MacPherson Weave BTO is a hive of activity. Along Circuit Link. We noted that traffic was heavy even on a rainy day. Along with Circuit Link, Paya Lebar Road and Circuit Road, the roads surrounding MacPherson Weave, have bus stops with numerous buses passing through. Expect traffic to be busy at any time of the day. Across this road, MacPherson Blossom is currently being built. This SERS replacement project site will house a supermarket, an eating house as well as other retail options. The BTO is also located next to an industrial zone (along Paya Lebar Road), so heavy vehicles are likely to trawl the area surrounding the BTO.

Which unit to choose for MacPherson Weave BTO?

For privacy

For more privacy—away from the prying eyes of your neighbours—choose a corner unit that’s away from the rubbish chutes and the lifts. These are the stacks to consider: [gallery columns="1" link="file" size="large" ids="153379"] 95A: 508, 510, 524, 526 95B: 538, 552, 554 95C: 564, 568, 572, 576 97A: 582, 584, 590, 596, 600 97B: 602, 604, 606, 614, 616, 618 99A: 622, 634, 636 99B: 642, 644, 650, 652

Away from the afternoon sun

The hot afternoon sun comes in two directions in Singapore: the northwest direction from March to September and the southwest direction from September to March. So avoid those flats with the main areas facing these directions. Other factors like the surrounding buildings also play a part. For those looking for a cooler unit at MacPherson Weave, these are the best stacks to pick: [gallery columns="1" link="file" size="large" ids="153380"] 95A: 510 95B: 538, 540 95C: 564, 566 97A: 588, 600 99A: 622

Peace and Quiet

Avoid stacks that are next to the roads if you don’t want to be disturbed by traffic noise. We observed that traffic was heavy for all three roads and there isn’t much of a buffer for those stacks located near the roads. Stacks located near the bus stops and MRT stations are also likely subjected to more noise because of the higher human activity. Steer clear of stacks located close to areas like the childcare centre, drop-off points, pavilions, fitness corners, playgrounds, car park and hard court as well since people tend to gather at these areas. There are also some zones designated to be future amenities (number 9). We don’t know what these will be, but if these are built, they will also be zones where people congregate. There is also a site reserved for a school, so if you are planning to stay long-term and the school gets built, you may not want to go with a stack that is directly facing the school. These are the best stacks to go for if you want peace and quiet: [gallery columns="1" link="file" size="large" ids="153381"] 95B: 530, 532, 534, 536 95C: 572, 574

Possible unblocked views

There are stacks that are likely to get relatively unblocked views. These include the following: [gallery columns="1" link="file" size="full" ids="153382"] Stacks 606, 608: Get a unit on the higher floor (we recommend at least 8th floor and above) for these stacks facing the school Stacks 558, 560, 562, 592, 594, 628, 630, 654, 656: Get a unit above the 7th floor for these stacks facing the car park Stacks 576, 578, 652: Get a unit higher than the 5th floor Stacks 538, 540, 644, 646: Get a unit higher than the 3rd floor Stacks 596 and 626: Relatively unblocked since the nearest block facing it is relatively far away.

Other considerations:

• Go for a unit at blocks 95A, 95B and 99B if you want to be located near the entrances into the MRT station.
• If you drive, you may wish to get a unit on a block that is more accessible to the car park: Blks 95C, 97A and 99A are your best options.

Any questions on Geylang’s MacPherson Weave? Let us know in the comments!