Nov 2022 BTO: Unit Analyses for Aranda Breeze, Miltonia Breeze and Vanda Breeze @ Yishun

There are three Yishun BTOs launched in Nov 2022. Aranda Breeze, Miltonia Breeze and Vanda Breeze are located next to one another, with an upcoming nature park punctured between them. We dropped by the site to see what the area has to offer as well as do an analysis of the best stacks to pick.

 

Overview

BTO	Aranda Breeze	Miltonia Breeze	Vanda Breeze
Location	Bounded by Yishun Ave 1 and Yishun St 53	Bounded by Miltonia Close, Yishun Ave 1 and Yishun Ave 10	Bounded by Yishun Ave 1, Yishun St 53, Yishun Ave 10
PLH model?	No
Total no. of units	699	1,334	961
Unit types	2-room Flexi, 4- and 5-room units	2-room Flexi, 4- and 5-room units	2-room Flexi, 3-, 4- and 5-room units
No. of blocks	6 (2 blocks will house some rental flats)	9	10 (2 blocks will house some rental flats)
How tall?	14 storeys	12 to 14 storeys	14 storeys
Estimated completion date	2Q2028	2Q2029	2Q2029
Pricing	2-room Flexi (Type 1): $99K - $120K 2-room Flexi (Type 2): $117K - $146K 4-room: $276K - $326K 5-room: $366K - $459K	2-room Flexi (Type 1): $84K - $109K 2-room Flexi (Type 2): $102K - $140K 4-room: $248K - $312K 5-room: $375K - $450K	2-room Flexi (Type 1): $100K - $122K 2-room Flexi (Type 2): $121K - $148K 3-room: $175K - $229K 4-room: $270K - $336K 5-room: $391K - $463k
Amenities within walking distance (<15 min walk)	Eating house, retail options and a supermarket within Vanda Breeze BTO (The BTO is located between Miltonia Breeze and Aranda Breeze) Yishun Mall (Fairprice, Giant supermarkets alongside food centres and a variety of other retail and food options) Yishun Park Hawker Centre Broadway Coffee Shop along Yishun Ave 1
Primary schools within a 1-km radius (distance based on approximation, may differ depending on block)	Huamin Primary School North View Primary School	Huamin Primary School North View Primary School Northland Primary School	Naval Base Primary School Northland Primary School

 

Site Visit

We visited the sites on a weekday afternoon. The area's a quiet part of Yishun, away from the hustle and bustle surrounding the central area. Foot traffic isn't very high as the main amenities are some distance away. A big part of the sites are still forested, so there isn't a lot going on. Vehicular traffic was steady along Yishun Ave 1 though, which is a major road linking the town to Yio Chu Kang.

Site for Miltonia Breeze, located next to a couple of private housing.

Yishun Ave 1

On the opposite side of the main road are several HDB buildings. Further down, there's Yishun Mall, a relatively sizeable neighbourhood centre housing a couple of supermarkets and eateries alongside the usual retail services. We made our way to it to get a feel of how far it is, and while it isn't a stone's throw away, it is still a walkable distance.

Yishun Mall.

There are several eateries and a wet market within the neighbourhood centre.

The closest amenities to the three BTOs are likely to be within the Vanda Breeze BTO though. According to HDB, the site will house an eating house, a supermarket and retail options. These will improve the convenience in the area.

Site for Vanda Breeze. Sitting right next to a busy T-junction.

Site for Aranda Breeze.

The highlight in this part of town however is the upcoming 6.4ha Miltonia Nature Park, sandwiched between Miltonia Breeze and Vanda Breeze BTOs. Originally much smaller, its size was increased following environmental studies done in the area. Once completed, it will include a natural stream and riparian habitats that exist alongside it.

The XCL World Academy right across from Vanda Breeze is still under construction and a glance at this international school's website shows that it will be ready by late 2023. You also get several primary schools scattered across this part of Yishun, and some are likely to be within 1 km of the three BTOs.

XCL World Academy under construction (to the left of image).

There isn't an MRT station that is within a short walking distance so you will have to rely on the feeder services to take you to Yishun MRT station on the North-South Line (approximately 8 to 10 stops away). Some buses here take you to Khatib MRT station.

 

Unit Analysis for Aranda Breeze

Colour Code
Pink	2-room Flexi
Green	3-room
Yellow	4-room
Orange	5-room

 

More private units:
These are the ones that are located at the corners and away from the rubbish chutes and lift lobbies where there is higher foot traffic.

526A: 113
526B: 131
527A: 151
527B: 161, 169
529A: 185
529B: 197, 205

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Cooler units:
These units face away from the northwest and southwest directions, which are the two directions of the hot afternoon sun in Singapore.

526A: 107, 109, 111, 113
526B: 127, 129, 131
527A: 137, 139, 151, 153, 155
527B: 157, 159, 161
529B: 199, 201, 203, 205

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Quieter units:
These quieter units are facing away from the car park, the main roads, the future church on site, and areas where people tend to congregate like the playgrounds, fitness corners and pavilions.

526B: 123
527B: 157, 159, 161

Other considerations:

• There is a bin centre on site. You may wish to avoid stacks that are directly facing it: 163, 165, 167 and 169.
• Existing bus stops are located along Yishun Ave 1. There may be future bus stops erected right in front of the BTO site along Yishun Ave 1 and a future road located southeast of the site. These are likely to be approved only if there’s a need e.g. more residences are built around the area, so do take note that you may not get a bus stop there even after moving in.

 

Unit Analysis for Miltonia Breeze

More private units:
These are the ones that are located at the corners and away from the rubbish chutes and lift lobbies where there is higher foot traffic.

516A: 109, 111
516B: 141, 143
516C: 163, 165
517A: 185, 187
517B: 209, 211
517C: 233, 235
518A: 241, 243, 259, 261
519A: 273, 275
519B: 297, 299, 301, 319, 321, 323

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Park views:
Miltonia Breeze sits next to the upcoming Miltonia Nature Park, which, as mentioned, will retain a natural stream and riparian habitat and part of the abandoned-land forest. A few stacks face it directly and will be able to enjoy the verdant views:

516A: 111, 113, 115, 117, 119, 121
516B: 131, 133, 135, 137, 139, 141
519A: 277, 279, 281, 283, 285

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Cooler units:
These units face away from the northwest and southwest directions, which are the two directions of the hot afternoon sun in Singapore.

518A: 245, 247, 261, 263, 265, 267
519A: 269, 271, 273
519B: 301, 303, 305, 307, 309, 311, 313, 315, 317, 319

Other considerations:

• For unblocked views, you may want to consider the stacks facing the park and the future health and medical care site. Buildings for the latter aren’t usually very tall.
• Looking at the site, there aren’t particularly quiet stacks. Outward-facing stacks are either facing the road so you’ll be subjected to traffic noise or located close to places with human activity (e.g. park, medical care site). Inward-facing stacks are mostly facing areas where people tend to gather (e.g. playgrounds, fitness corners, pavilions, etc.) or areas where there is higher foot traffic.
• Because the nearest MRT station is quite some distance away, you may want to be living in a block that is located close to the bus stops if you rely on public transport. There are existing bus stops along Yishun Ave 1. There may also be future bus stops being erected along the upcoming roads, Miltonia Close and Yishun Ave 10.
• There aren’t any stacks here that face the bin centre directly.

 

Unit Analysis for Vanda Breeze

More private units:
These are the ones that are located at the corners and away from the rubbish chutes and lift lobbies where there is higher foot traffic.

522A: 108, 110
522B: 116, 118
522C: 130
523A: 144
523B: 164, 166
524A: 180, 182, 188, 190
524B: 202, 204
524C: 216, 218
524D: 232, 234
524E: 244

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Park views:
Like Miltonia Breeze, Vanda Breeze also sits next to the upcoming Miltonia Nature Park on the other side. A few stacks face it directly and will be able to enjoy the verdant views and a relatively unblocked view:

524A: 182, 184, 186, 188
524B: 196, 198, 200, 202
524C: 210, 212, 214, 216
524D: 224, 226, 228, 230, 232

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Cooler units:
These units face away from the northwest and southwest directions, which are the two directions of the hot afternoon sun in Singapore.

522B: 120, 122
522C: 132, 134, 136, 138
523B: 170, 172
524A: 174, 176, 178, 180
524B: 194

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Quieter units:
These quieter units don’t face the car park, the main roads and the park directly. They also aren’t facing areas where people tend to converge, including places like the playgrounds, pavilions and fitness corners.

522B: 124
522C: 128, 130, 136, 138
523B: 160, 162
524A: 192
524B: 206
524C: 218, 220
524D: 222, 236
524E: 240, 242

Other considerations:

• The bin centre is located within the car park. Some stacks are located relatively close to it and may be affected by it. These are the stacks to take note of: 100, 116, 114, 118.
• The existing bus stops are along Yishun Ave 1. There may be an additional bus stop in the future located along the future road, Yishun Ave 10.

 

Floor Plans

2-room

Aranda Breeze:

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Miltonia Breeze:

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Vanda Breeze:

The 2-room Type 1 units are nearly identical for all the Yishun BTOs. Miltonia Breeze's layout differs slightly as it has a longer but narrower kitchen.

The kitchens in the 2-room Type 2 units are segregated in the middle with a structural column, so you can't quite enjoy the full length of the kitchen. The upside is that you can have a separate service yard and laundry area.

Everything else is more or less the same and they all come with additional space that you can use for a variety of functions. The one difference is that part of the bathroom walls for the 2-room Type 2 units at Miltonia Breeze are non-structural so they can be removed, although they will still be subjected to HDB's warranty regulations.

3-room

Vanda Breeze:

Among the Yishun BTOs, only Vanda Breeze has 3-room unit options. A structural column in the kitchen separates it from the service yard. This particular kitchen layout also means you can't go with various configurations, save for the standard galley-style layout. While the kitchen lacks flexibility, it isn't the case for the rest of the home. The living room and bedrooms come with walls that can be knocked down in between without any structural columns in the way.

4-room

Aranda Breeze:

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Miltonia Breeze:

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Vanda Breeze:

The household shelters for the 4-room BTOs in these Yishun flats are mostly located along the unit's walkway. But if you prefer having it next to your front entrance (to convert it into a shoe cabinet, perhaps), you may wish to go for a unit at Miltonia Breeze. Miltonia Breeze's 4-room layouts come in two options.

The downside to having the household shelter near the entrance is you inevitably end up with a smaller living/dining space, but it does give you a more flexible kitchen area, which is useful if you are thinking of including a kitchen island right outside your cooking zone. Save for that difference, the rest of the 4-room layouts are pretty similar.

5-room

Aranda Breeze:

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Miltonia Breeze:

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Vanda Breeze:

As with the 4-room layouts, the 5-room layouts also offer the option of having the household shelter located along the walkway of the home or near the foyer. For the latter, only Miltonia Breeze's 5-room layouts have the option. We like this layout as it really lends itself to a much more open and flexible kitchen space.

If you are thinking of getting rid of the walls between the living/dining area and the common bedroom, consider Miltonia Breeze's 5-room layouts as they don't have an awkward structural column jutting out should you decide to knock down those walls.