snoozee
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Posts posted by snoozee
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for old houses, it would be better to tear down to rebuild due to limitations of existing structure for any major A&A works.
semi-d rebuild will definitely exceed 600K or even 1M.
your 600k budget is something more of an A&A which isn't too extensive as I saw a quote for a semi-d A&A which ran to close to 800K.
for semi-d, there is a need for a 2m setback at the sides so you are unlikely to be able to extend the house on its side. so most likely the only place you can extend is the backyard. if there is a sewer running through your backyard, you will need to build a RC trench over this sewer before you can extend the house since without the RC trench protection, nothing can be build over the sewer pipe.
I would suggest you look for architects or builders for better advice on what is the best option and costing.
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For semi-d I would say set aside at least 1m as budget
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Basement information from URA guidebook
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Whether the current ground level is above MPL or not is important as all first storey must be at MPL level. So if your land is below MPL, you need to raise the building up to meet the MPL for first storey. But if it's above MPL, you can just start building at current level.
If above MPL, you can dig basement. But you may not be able to do basement garage. Again depends on your site constraints which only your architect can advise you when the topo survey is done.
For semi-d, the side of the house is exposed. Normally this will be first storey. But if your basement is also exposed on the side that is not joining the neighbor, then it is limited to 2.5m if not URA will consider it as a storey and not basement. Unless your basement is fully underground then the 2.5m limit won't be there.
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The manhole is in your property as that is the last link between the sewage pipes in your house to the public sewer.
I doubt you can relocate it outside your property.
Costs wise for relocation and basement you will need to talk to an architect or builder
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If semi-d, there is the 2m side setback as well.
For envelope design, attic don't require an actual setback. But if you look at the regulation, the envelope for attic (based on 3.5m high attic) is based on a 45 degree line from the top corner of the floor below the attic. This is why I mentioned the attic setback is 3.5m front and rear based on this buildable envelope. So if you decide to have you attic height at just 3m, your attic front and rear setback will be 3m which is within the envelop. Technically you can have a staggered attic roof to maximize the buildable internal area.
Depending on where the house is, if it's in a low lying area, the house will need to be build above a minimum platform level (MPL) of about 104mrl. So depending on how much the current ground level is below this MPL, you can do some excavation to build a basement as anything below the MPL would not be considered as an additional storey. But do note that for basements that have exposed sides (because of semi-d), the maximum allowed basement exposed level is 2.5m from basement finished floor level to 1st storey finished floor level. Unless your basement is fully covered on the rear and sides then you can have a higher inter storey level for basement.
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1 hour ago, Topline said:I have viewed a house once, where there is a round sewer metal cover in the backyard. Can that be relocated?
That manhole (inspection chamber) will be connected to the sewer. Most old landed houses will have one. It can be relocated but to construct a new one will be costly as well.
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3 hours ago, Topline said:How would you know if there is the sewer running through the house? Would that mean you can't build a basement if you want to?
Need to purchase the sewage interpretation plan (SIP) from PUB. Normally your QP will buy it together with the drainage interpretation plan.
From the SIP, you will know if the public sewer runs through your house. Depending on where the sewer is located, you could still do a basement but obviously not till where the sewer is. There needs to be a setback (I think is 2m) to the sewer as well. But if you are building over the sewer, then the sewer protection comes in where a RC trench needs to be constructed over the sewer to protect it. Without doing this protection, you need to set back your building from the sewer.
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Basement will cost a few hundred k due to all the additional work like excavation, piling, etc.
if your land is a inter terrace, you need to set back the house 7.5m from front boundary and 2m from the back. 2nd floor follow the same set backs. For attic, it is 3.5m front and rear from the building line. Meaning 11m from front boundary and 5.5m from rear. So the attic will have less internal floor space but area within the set back and open to sky can be used as balconies
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Yup, I understand abt the different power requirements. Planning to do POE for IP cameras as well so have to think which is better in terms on cost and management by using back same brand switch or something else.
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For private residence built for own stay, can always get waiver for certain things from relevant authorities. If you doing the PV before getting CSC, maybe ask your architect to consult SCDF? If doing after then go by SAF rule 7 la.
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depending on how much build up area you are looking at and materials used, could be somewhere near the region of 900K and upwards
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27 minutes ago, yarwood said:we spent >$60K to protect the government's sewer that ran straight through the back of our house.....! : )
sadly, I would need to do that as well for my new house construction.
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I'm also planning to use Ubiquiti APs for my new house. Dunno if should also use Ubiquiti POE switches as well or not to power the APs and IP cameras.
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3 hours ago, DragonFireSG said:Anyone know anything about the 2015 SCDF circular on PV installs? Does this apply to landed residential properties? There are a huge number of conditions to comply with, including the provisioning of a staircase to the roof hosting the array,
Dunno why the moderator flagged me for soliciting.
Anyway, the SCDF requirements is geared towards fire safety so I think private landed residential properties would need to comply with the requirements.
If you are planning to do a PV array, you will need to provide access to the roof else how are the maintenance people going to access the panels?
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how much built up area are you looking at? current average construction prices is about $300 psf and this excludes professional fees and submission fees. so if you are intending to have a built up area of > 3000sqf, you would be looking at a budget of 1M thereabouts.
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2700sqf is quite a big land size. Semi-d?
to rebuild, you definitely need an architect to sign off whether it's directly or through the builder
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38 minutes ago, cymon said:I've a quote from UTICA for my newly build (under construction) semi-d. It will be good if we can get together and ask for a better price as a group. PM me if interested.
what is the coverage area of the PV panels for your house?
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If you are doing a rebuild, then run the lan cables and buy enterprise grade WIFI access points. This will give a better performance compared to mesh networks. Depending on your house layout, you might be able to get away with using 2 APs (1 in attic and 1 in 2nd floor) to provide the coverage. If it's me, I would pull an additional 2 cables on 1st and 3rd floor just in case I need additional APs to provide the full coverage since you won't really know how good/bad the coverage is until you use it.
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There's a couple of transactions at opera estate for 1400sqf units recently so I guess one of it is yours.
500k for a 3000sqf 2.5 storey rebuilt is unlikely to happen. A conservative amount would more likely be about 700k.
If your house is abutting a back alley (at opera estate), then you would have saved on needing to protect the sewer as the sewer line for your house is most likely in the back alley.
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Depends on how much build up area you want and materials used. If your house has a sewer running across, then will need to spend $ to protect the sewer else you can't built anything over the sewer.
Average construction cost is about $300/sf not inclusive of professional fees and submission fees.
If you want a home lift then add another few tens of k to the cost. Best is consult an architect first and buy the necessary plans so you can gauge your options.
Btw, your purchase is in the east side?
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you need to get hold of the structural plans for the existing house and get the PE to calculate whether the existing structure can take the load of the additional 1.5 storey. If you haven't bought the house, then the existing owners need to get the plans for you since the plans would not be available to any 3rd party without owner's authorization.
anyway, I think chances of adding 1.5 storey on existing structure would be quite slim unless the existing columns can be reinforced to take up the additional load. if such major works to existing structure needs to be done, might as well go for a total rebuilt.
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18 hours ago, confucius87 said:hello snoozee, thank u for the input. current place is coming to 30years old. i'm not too sure if i have enough budget to rebuilt. Only got 1m get it done.
So the very first step is to look for architect? any recommendations?
was the house rebuilt 30 years ago or major A&A done? like what yoongf mentioned, the cost depends a lot on the materials you choose and how much GFA you decide to have so 1M could be possible.
let me know if you want an architect as I'm also in the process of doing a corner terrace rebuilt.
Inter-Terrace Reconstruction
in Landed & Condo Private Properties Renovation Discussion
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for my case, the sewer is about 4m into my lot from the rear boundary, without doing a RC trench, I can only build up to 1.5m from where the sewer is which will translate to about 25% of buildable land area being lost. hopefully building the RC trench won't cost too much for us.