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Almost Minimalist 4a In Toa Payoh


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#1 stryke

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Posted 08 April 2010 - 10:27 PM

After waiting, planning, reading, sourcing and anticipating for 9 months, our resale flat renovation has finally started.
It has been a long 9 months, from exercising OTP in July 2009 to completion in Dec 2009, to planning and meeting up IDs...

It's finally started!

I'd been so choleric about the whole process that now that things have started, I've feeling a little numb, not as excited as how so many of you sounded.
Nonetheless, I've decided to share my experience here and keep a record of the whole process for the benefit of all.

Firsts things first, the floor plan:



When we viewed this flat for sale 1 week before our wedding day, both wife and I were quite pleased with what we saw, and the fact that the owner was asking for below valuation, we discussed for only a little bit and decided to grab this God-given blessing immediately without thinking too much about the details.

So we put down the $1k for option to purchase and exercised OTP the day after our wedding, before our honeymoon.

So here's the skinny on flat details:

Location: Toa Payoh Lorong 8 2nd floor
Age : 11 years
Area: 103 sqm
Valuation: 430,000
Purchase price: 408,000
Gahmen grant: 45,000

Time to pick up the wife from work.
Tune in later for more.

Shalom

    

#2 Guest_bendemos_*

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Posted 09 April 2010 - 05:33 AM

Will be following your blog....interesting...btw, ur grant is $45K? How do you arrive at this number?

#3 sff

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Posted 09 April 2010 - 07:45 AM

QUOTE (stryke @ Apr 8 2010, 10:27 PM) <{POST_SNAPBACK}>
So here's the skinny on flat details:

Location: Toa Payoh Lorong 8 2nd floor
Age : 11 years
Area: 103 sqm
Valuation: 430,000
Purchase price: 408,000
Gahmen grant: 45,000

Time to pick up the wife from work.
Tune in later for more.

Shalom


Hi, maybe we might be neighbours. :-) I also bought a flat in this area and it's also 11 years old. Hope see to your reno works soon.

Cheers.

#4 samgalz

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Posted 09 April 2010 - 09:18 AM

welcome to RT!

#5 pinktini

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Posted 09 April 2010 - 09:53 AM

QUOTE (stryke @ Apr 8 2010, 11:27 PM) <{POST_SNAPBACK}>
After waiting, planning, reading, sourcing and anticipating for 9 months, our resale flat renovation has finally started.
It has been a long 9 months, from exercising OTP in July 2009 to completion in Dec 2009, to planning and meeting up IDs...

It's finally started!

Shalom


hehe, we got abt the same timeline, OTP in Jul'09, completion in Dec'09. then i drag until now then start reno.

Edited by pinktini, 09 April 2010 - 09:53 AM.


#6 Supersimon27

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Posted 09 April 2010 - 10:12 AM

QUOTE (bendemos @ Apr 9 2010, 05:33 AM) <{POST_SNAPBACK}>
Will be following your blog....interesting...btw, ur grant is $45K? How do you arrive at this number?


30K for 1st timer
additional 10K for near parent
5k for housewhole income less then 5k but above 4.5k

All sum up to be 45k smile.gif correct me if i am wrong

Btw stryke , welcome to RT-blog smile.gif

#7 Pinklady

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Posted 09 April 2010 - 11:14 AM

wah your flat at TPY is sure ex leh. at only 2nd floor, the Purchase price is $408,000.00. then what happens if u opt to buy a high floor located at 25th floor? but location wise, its very good. yeah, how come there's 45k grant?


#8 stryke

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Posted 09 April 2010 - 12:06 PM

QUOTE (Supersimon27 @ Apr 9 2010, 10:12 AM) <{POST_SNAPBACK}>
30K for 1st timer
additional 10K for near parent
5k for housewhole income less then 5k but above 4.5k

All sum up to be 45k smile.gif correct me if i am wrong

Btw stryke , welcome to RT-blog smile.gif


supersimon is right. That's how we got the 45k grant from gahmen. Our block is jusy a spit away from my mum's.

i know that 408k is still a lot to pay for a flat, but compared to the new ones that the HDB is churning out in central area, this resale is much more worth it than the pigeon holes that cost almost the same. My fren bought a unit in Pinnacle during the second phase and paid 500k for a 85 sqm flat!

also considering that my office is 10 mins drive from home... or $6 cab ride.... i can even give up my car for the long run and save 1k a month from car ownership. I also recently discovered that the new Bartley Road viaduct takes me from Toa Payoh to Tampines in less than 10 minutes! excellent! not that I go to Tampines a lot lah...

anyways....

I started looking at ideas and planning and speaking to IDs, researching way before completion of sale. We finally decided to engage Steven Tay from Ideal House ID. He comes recommended by many forummers and I must admit although he's not our first choice in terms of design, his price is definitely the best. In addition we like his attitude and pro-activeness and fast response time. Truth is, I've done so much research looking for ideas and planning the whole layout and design of the flat even before we met Steven, that when I first met up with him, I more or less told him what I want, and showed him a lot of references. At the end of the day, although I did not give him much chance in the essential design, he still came up with a lot of very practical and useful suggestions and was quite helpful in advising me to save costs (I tend to go overboard). I was very very shocked when he quoted me as his quote was almost 10k less than all the rest, and with more items included! In fact I recommended Steven to one of my close friends who is also gonna renovate his new flat, even before I signed on the dotted line!

He was very patient throughout the whole process of discussing and quotation stage, and answering my questions. Believe me, I am a very demanding and meticulous person. Every little detail in the quote was scrutinised by me and every other minute I will be emailing him or texting him to double check. I will reveal a breakdown of the reno costs in future entries when I have more time.

For now I'll just attach the final layout plan, which was more or less a combination of proposals from several IDs, friends and a lot of time in front of the computer playing with the layout.

Plan was drawn by me in Adobe Illustrator. We went through many rounds of amendments for the layout and quote before signing on the dotted line.



Later I will upload images of the flat.

Shalom

Edited by stryke, 09 April 2010 - 06:52 PM.


#9 gimz63251073

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Posted 09 April 2010 - 12:36 PM

hihi, almost minimalist? going for minimalist style? Looking forward to your plans.. smile.gif

#10 stryke

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Posted 09 April 2010 - 01:01 PM

QUOTE (gimz63251073 @ Apr 9 2010, 12:36 PM) <{POST_SNAPBACK}>
hihi, almost minimalist? going for minimalist style? Looking forward to your plans.. smile.gif


Yah, almost minimalist cos we got no budget to do much...hahah.

Seriously, I want a minimalist lofty look with an island kitchen but alas there's too little space and too many restrictions from HDB to do much, so we decided to keep it simple.




#11 stryke

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Posted 09 April 2010 - 05:06 PM

Here are the pictures of the flat before renovation started:

Living Room:











#12 stryke

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Posted 09 April 2010 - 05:08 PM

Kitchen:







#13 stryke

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Posted 09 April 2010 - 05:12 PM

Bathrooms:









#14 stryke

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Posted 09 April 2010 - 05:13 PM

MBR and other rooms:






Edited by stryke, 09 April 2010 - 05:13 PM.


#15 stryke

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Posted 09 April 2010 - 05:17 PM

As you all can see, this place needs a lot of work. As we are planning to stay here for the long term (die also won't leave Toa Payoh!), we decided to do a complete overhaul including the re-wiring and plastering, and I really wanted a proper functional kitchen as I'm an avid foodie and like to cook, well, plan to do more in the future anyway.

Reno has already started but its only the first week so I will post the progress images in time to come.

Shalom

#16 gimz63251073

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Posted 09 April 2010 - 05:42 PM

wow, i sure hope u are going to remove the wooden cornies, they give me a headache... wacko.gif

the ex-owners are so cute, yellow and orange pipes... haha...

reno started already... can share with us what you are going to do?

i am attempting the minimalist style, its damm hard to be truly minimalist...



#17 stryke

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Posted 09 April 2010 - 06:14 PM

QUOTE (gimz63251073 @ Apr 9 2010, 05:42 PM) <{POST_SNAPBACK}>
wow, i sure hope u are going to remove the wooden cornies, they give me a headache... wacko.gif

the ex-owners are so cute, yellow and orange pipes... haha...

reno started already... can share with us what you are going to do?

i am attempting the minimalist style, its damm hard to be truly minimalist...


Yeah its really difficult to achieve the minimalist concept. Reasons being you need ample space and an interior designer/architect familiar with the style, not to me tion a lot of moolah as well.
I wanted to have a stainless steel kitchen for starters but the costs are really beyond my budget so we settled for an all white with silver trimmings concept.

Also my wife does not like to have concrete screed for the floors, so we chose a 'screed' looking grey tile for the flat.

Yes of course we removed the cornices. Those you see are so 80s, including the cabinets.

Well to paint a better picture, here are the 3D images:

Living room:






Edited by stryke, 09 April 2010 - 08:35 PM.


#18 stryke

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Posted 09 April 2010 - 06:17 PM

Kitchen:





MBR:





Well the colors are more or less there, but more details in terms of materials and colors to be decided.
The 3D drawings are only a rough indication of what to expect.



#19 junk

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Posted 11 April 2010 - 01:28 AM

Hi there ... browsing through the forum and i really like your kitchen colors / design smile.gif

as well as the walk-in wardrobe (colors / design) in MBR.

-cheers

#20 kcsek

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Posted 13 April 2010 - 12:39 PM

QUOTE (stryke @ Apr 9 2010, 06:17 PM) <{POST_SNAPBACK}>
Kitchen:



like this part of ur kitchen.... good.gif good.gif

look sleek....




#21 stryke

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Posted 13 April 2010 - 12:48 PM

QUOTE (kcsek @ Apr 13 2010, 12:39 PM) <{POST_SNAPBACK}>
like this part of ur kitchen.... good.gif good.gif

look sleek....


Thanks! We will be using Formica 2mm glossy white laminate for the main facade, and most like Lamitak or EDL Dark Silver for the carcass and trims.
Since can't afford a 100% stainless steel kitchen just use laminates but not so much that it becomes overwhelming and too trying. Moreover our flat is really dark even in the daytime, so using mostly white will help to lighten up the atmosphere.

Will post images of WIP real soon.

#22 kcsek

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Posted 13 April 2010 - 12:54 PM

QUOTE (stryke @ Apr 13 2010, 12:48 PM) <{POST_SNAPBACK}>
Thanks! We will be using Formica 2mm glossy white laminate for the main facade, and most like Lamitak or EDL Dark Silver for the carcass and trims.
Since can't afford a 100% stainless steel kitchen just use laminates but not so much that it becomes overwhelming and too trying. Moreover our flat is really dark even in the daytime, so using mostly white will help to lighten up the atmosphere.

Will post images of WIP real soon.


u can use hairline stainless steel feel formica.... if 100% stainless steel too costly.... wink.gif

i believe it will look gd...

cheer

#23 leechaorui

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Posted 13 April 2010 - 01:01 PM

Congratulations on your new home.

Applause to you. Very nice 3D pictures that you have created. I wish I know the skill on how to do it.

#24 samgalz

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Posted 13 April 2010 - 02:08 PM

QUOTE (leechaorui @ Apr 13 2010, 01:01 PM) <{POST_SNAPBACK}>
Congratulations on your new home.

Applause to you. Very nice 3D pictures that you have created. I wish I know the skill on how to do it.


i believe the 3D is done by his ID. you can try using floorplanner or google sketchup for ur DIY 3Ds.

#25 stryke

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Posted 13 April 2010 - 03:35 PM

QUOTE (samgalz @ Apr 13 2010, 02:08 PM) <{POST_SNAPBACK}>
i believe the 3D is done by his ID. you can try using floorplanner or google sketchup for ur DIY 3Ds.


Yes the 3D is provided by ID.

However the floor plan was draw by me using Illustrator. I find that Floorplanner is not so precise but for rough layout its okay.
As for google sketch, I have not figured out how to use it yet. Haha.

Anyways as far as getting the stainless steel look goes, although all our main laminates will be from Formica, we will be using either Lamitak or EDL laminates for the silver trims. FOrmica has very little to choose from in terms of metallic finishes. And the very nice ones are way too expensive.

We're pretty sure the whole thing will turn out nice and sleek, just that I'm concerned about the laminate join lines....

Edited by stryke, 13 April 2010 - 03:39 PM.


#26 samgalz

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Posted 13 April 2010 - 03:41 PM

QUOTE (stryke @ Apr 13 2010, 03:35 PM) <{POST_SNAPBACK}>
Yes the 3D is provided by ID.

However the floor plan was draw by me using Illustrator. I find that Floorplanner is not so precise but for rough layout its okay.
As for google sketch, I have not figured out how to use it yet. Haha.

Anyways as far as getting the stainless steel look goes, although all our main laminates will be from Formica, we will be using either Lamitak or EDL laminates for the silver trims. FOrmica has very little to choose from in terms of metallic finishes. And the very nice ones are way too expensive.

We're pretty sure the whole thing will turn out nice and sleek, just that I'm concerned about the laminate join lines....



haha...my floor layout also done by me using Illustrator! biggrin.gif

#27 Zelly

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Posted 13 April 2010 - 03:44 PM

QUOTE (stryke @ Apr 13 2010, 03:35 PM) <{POST_SNAPBACK}>
Yes the 3D is provided by ID.

However the floor plan was draw by me using Illustrator. I find that Floorplanner is not so precise but for rough layout its okay.
As for google sketch, I have not figured out how to use it yet. Haha.

Anyways as far as getting the stainless steel look goes, although all our main laminates will be from Formica, we will be using either Lamitak or EDL laminates for the silver trims. FOrmica has very little to choose from in terms of metallic finishes. And the very nice ones are way too expensive.

We're pretty sure the whole thing will turn out nice and sleek, just that I'm concerned about the laminate join lines....


Oh do u have the url for illustrator? how much is formica charging for the 2mm gloss laminates. Was drooling over it's shine though.

#28 stryke

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Posted 13 April 2010 - 03:58 PM

QUOTE (Zelly @ Apr 13 2010, 03:44 PM) <{POST_SNAPBACK}>
Oh do u have the url for illustrator? how much is formica charging for the 2mm gloss laminates. Was drooling over it's shine though.


Illustrator is one of the softwares from Adobe that I use for my work, along with Photoshop etc. Its not a free online software, need to purchase.

If I remember correctly from the catalogue the 2mm laminates from Formica is about $98 per sheet 8'x10'

Edited by stryke, 13 April 2010 - 04:05 PM.


#29 samgalz

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Posted 13 April 2010 - 04:04 PM

QUOTE (stryke @ Apr 13 2010, 03:58 PM) <{POST_SNAPBACK}>
Illustrator is one of the softwares from Adobe that I use for my work, along with Photoshop etc. Its not a free online software, need to purchase.


me too, i use illustrator and the other software from Adobe CS for work. it's a exp software, unless u using student edition.

#30 Zelly

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Posted 13 April 2010 - 04:14 PM

QUOTE (stryke @ Apr 13 2010, 03:58 PM) <{POST_SNAPBACK}>
Illustrator is one of the softwares from Adobe that I use for my work, along with Photoshop etc. Its not a free online software, need to purchase.

If I remember correctly from the catalogue the 2mm laminates from Formica is about $98 per sheet 8'x10'


Woh! It is so ex! It is more expensive that the granite that I am drooling over. Man! nice things are never cheap. sad.gif
This idea is scraped.

#31 stryke

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Posted 14 April 2010 - 07:25 PM

Just put down deposit for the Yale Gateman 3109 digital lock....... pain! but so swee.... now i burst my budget even more liao.

Yale Gateman 3109


#32 stryke

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Posted 20 April 2010 - 01:16 AM

Took leave today as the guys from Gain City were coming to install the pipes.

There were so many things going on today, tiling, wiring, air con piping etc the whole place was like a warzone!

Well, in between, went to Taman Jurong to purchase my bathroom faucets; Jalan Besar to put down deposit for kitchen sink & tap, went to Choo Chiang at Bendemeer to pick up my Cat 6 sockets and KDK ventilation fans; THEN sent wife to her old polytechnic to pick up her transcripts, BEFORE going to Kronotex to make payment for laminate flooring. Phew!

When I got back to the flat late afternoon, the boys from Gain City were almost done and they were sealing up the trunking with silicone... till i discovered there was a leak coming from area where the pipings were coming in from the outdoors... they forgot to seal the BIG HOLE from the outside! As it was raining very heavily outside they said will come another day to seal it up. I am very concerned as I am afraid that there is water accumulated in the trunking or something. I asked one of them to stop the seepage by sealing the gaps between the inner wall and the trunking first. Should I be concerned? If they come back to seal the hole from the outside, will it be good enough? Should we take extra measures to seal the inside as well? That will mean they have to dismantle the trunking, pipes and all.

I hope someone is kind enough to advise me, as I will be installing laminate flooring in my bedrooms, and I will be boxing up the area under my window (where the air con outdoor unit will be outside), and building a wall to wall headboard there. If there is a leak I will not be able to tell in the future until the wood start to rot...

Would it be better if I ask those guys to pump some silicone into the hole first before sealing up the outside with concrete/plaster?

Well, I shall call one of the installers tomorrow and ask that he do it ASAP. The weather being so unpredictable these days.

Anyways, back to reno progress, tiling for both bathrooms are almost done.... wiring is half done.

ID said by the time I come back from my fishing trip on Sat the living room/kitchen floor tiling should be complete too. I highly doubt so.

This is the 3rd week of my reno and only the 2 bathrooms are 'almost' done!

I hope things can speed up.

Will post images of progress soon.

Shalom.






#33 kelvinkezz

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Posted 20 April 2010 - 09:03 AM

wow. 103 sqm for 4 room flat is huge! welcome to RT!


#34 lilithfiend

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Posted 20 April 2010 - 09:05 AM

QUOTE (stryke @ Apr 20 2010, 01:16 AM) <{POST_SNAPBACK}>
Well, in between, went to Taman Jurong to purchase my bathroom faucets; Jalan Besar to put down deposit for kitchen sink & tap, went to Choo Chiang at Bendemeer to pick up my Cat 6 sockets and KDK ventilation fans; THEN sent wife to her old polytechnic to pick up her transcripts, BEFORE going to Kronotex to make payment for laminate flooring. Phew!


hey stryke, may i know how much you paid for your KDK ventilation fan? and also, how do you plan to install it? will you need to change your windows?

#35 stryke

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Posted 20 April 2010 - 09:54 AM

QUOTE (lilithfiend @ Apr 20 2010, 09:05 AM) <{POST_SNAPBACK}>
hey stryke, may i know how much you paid for your KDK ventilation fan? and also, how do you plan to install it? will you need to change your windows?


hi, I paid 118 excluding GST for each fan, 20WHA. as I am changng the windows for my whole flat, my ID already gave the cut out dimensions to the window fabricator to do. They will be using laminate safety glass. HDB requirement.

He electrician will install it for me

Edited by stryke, 20 April 2010 - 09:55 AM.


#36 serene85

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Posted 20 April 2010 - 10:06 AM

wow, congrats!!

very much looking forward to your after-reno pics of the house. must be very very swee!

Edited by serene85, 20 April 2010 - 10:11 AM.


#37 lilithfiend

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Posted 20 April 2010 - 10:10 AM

QUOTE (stryke @ Apr 20 2010, 09:54 AM) <{POST_SNAPBACK}>
hi, I paid 118 excluding GST for each fan, 20WHA. as I am changng the windows for my whole flat, my ID already gave the cut out dimensions to the window fabricator to do. They will be using laminate safety glass. HDB requirement.

He electrician will install it for me


i see...ok thanks for the info.. smile.gif

#38 stryke

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Posted 27 April 2010 - 10:35 AM

Hi all,

Sorry haven't been updating for so long.

So a little bit of updates on the progress:

tiling is almost complete
plastering is completed except for some touching up
wiring is also complete
all windows installed (i'm very unhappy with the workmanship, but more on that later)
ceiling works and boxing up is ongoing
air cond trunking is done
water/gas pipes done (i'm also not happy with water pipes workmanship)

So here are the images of WIP:

Hacking Works






Hacking works were quite quick. By the end of 2nd day all hacking were complete. Contractors even removed all my window grilles and air con left behind by ex owner. Probably sold them for a handsome scrap price.

By the 3rd day, the debris are removed and the materials for wetworks were loaded up, including my tiles.


#39 stryke

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Posted 27 April 2010 - 10:42 AM

Wetworks







The started with the MBR tiling first, followed by the common toilet.
I felt that the whole progress was a tad slow. When I go up to check almost every day, there was only 1 tiler working on the flat.
ID said no choice as his workers are involved in 5 concurrent projects with him, but he assures everything will be on schedule.

#40 stryke

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Posted 27 April 2010 - 10:49 AM

Plastering

Plastering for living/dining, kitchen, 2 bedrooms took about 2 days to finish, and not fully completed, as building materials were in the MBR. So the plastering workers have to come back another day to finish the toilets, MBR and service yard. I think that beyond this point the workflow has started to cock up.

What followed was wiring work and piping, even before whole house plastering was completed, which resulted in some areas not being plastered to my satisfaction as those area are being hindered by the pipes and trunking etc.

Generally speaking the plastering workmanship is quite good, except that i find some uneven patches here and there but ID said these will be rectified during painting stage, as the painters will sand down the plaster to make the surfaces even.










   

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