PROPCAFE Review : Verve Suites KL South By Bukit Kiara Properties

Old Klang Road, due its location and upgrade of infrastructure, has become many developers’ darling in recent years. In order not to miss the boat, PropCafe started some research and assessment works on this area recently. Propcafe, first, will cover the most luxury one that called Verve Suites KL South. Why? Many property “kaki” claimed that it is expensive but PropCafe could not get much information from public sources, so it triggered PropCafe to find out WHY and WHAT developer is OFFERING to demand this premium in this part of KL. Hopefully, all the home seekers and property enthusiasts can get the ANSWERS here.

Who is the DEVELOPER?

Developer profile becomes increasingly crucial in assessing new property development during this part of property cycle. I guess everyone know the founder, the “Condo King” or Dato’ Alan Tong, who turned the rubber estate lands to now the famous Mont’ Kiara in 80s. He was the one who dared to build condominium in Malaysia during that time when there were still plenty of lands undeveloped in Klang Valley. He always like to smell the niche market and venture into uncharted territory. It seems like it is still continue in Bukit Kiara Properties (BKP), a property arm that he started together with his son Datuk NK Tong in 2000 after he exited Sunrise right before financial crisis in 1997. Only few projects were developed in Mont’ Kiara since then, which were Aman Kiara Bungalow, Hijauan Kiara and Verve Suites. Clearly, size of GDV no longer the focus to BKP, which sometimes can be a good thing to buyers as developer may tend to be more focus and detail to delivery of  its product.

Developer’s FINANCIALS and DELIVERY?

Quick search in SSM showed there is no revenue in Bukit Kiara Properties’s 2014 financials as the latest revenue of the only existing development – Verve Suites KL South has yet to account for its financials. Currently, the company comes with clean charges, strong balance sheet and authorised capital. Similarly, strong financials in term of profitability, balance sheet and capital were reported in its holding group Al Batha Bukit Kiara Holdings, the JV entity with one of the largest conglomerates in U.A.E. The financial stays very healthy even putting the consideration of the Japan Hokuba’s Resort & Suites project and the land costs that spent for next projects at Jalan Tun Razak and Ampang Embassy Row. Risk of abandon? No chance.

BKP has won the Best High Rise Residential Award from the reputable FIABCI Malaysia Property Award in 2014  and recently awarded World Gold Winner of the FIABCI Prix d’Excellence Awards 2015 in the same category for its signature project Verve Suites Mont’ Kiara. Previously the same property has also won them the Malaysia Landscape Architecture Award in Property Developer Excellence and Project of the Year award in 2013. Those interested to know its delivery quality should visit Verve Suites Mont’ Kiara and its retail outlets there. Sky beach at Verve Suite Mont’ Kiara is great and well received! Strong points to add into our property rating and assessment model.

Track Records on MAINTAINING High Rise Building

Condominium’s maintenance always play a big part in mid to long term capital appreciation of a property. A good developer should always has its own property management arm to support this. In many cases, PropCafe sees the deteriorating of property value when inexperience JMB/MC starts to handle the maintenance without much helps from developer. Everyone knows Sunrise is famous for its maintenance works and the gene perhaps comes from the values that inserted by the leader of Bukit Kiara Properties. Although the current size of the company is relatively small but it has all related arms or subsidiaries to build, maintain or even to do interior design and landscape works. Thumbs up to them.

LOCATION of Verve Suites KL South

Old Klang Road is the oldest and first major road in Klang Valley. It opened in 1959 and provides the link between Kuala Lumpur and Klang (hence called Jalan Klang Lama), the road is the artery to older township such as Taman OUG, Taman Lian Hoe and gradually some newer township such as Taman Seputeh, Taman Desa to thrive. Alongside PJ Old State area, these are suburban area where earlier dwellers stay and work in Kuala Lumpur due to its great accessibility. Over the time, the whole stretch of OKR were almost developed with some exceptions of smaller pocket of lands. Recognizing the limited supplies of new properties coupled with buoyant property market in Klang Valley for past 5-6 years, many developers have grabbed these leftover pocket of lands. BKP recognizes the potential of the location and rather than acquiring an empty land, they en-block a twin building (used to call Wisma Shun Li where Alamanda College was based) and embarking a brownfield project. Smacked right in the middle of the Old Klang Road, the project is strategically located and surrounded by mature amenities such as below.

Hotels: Gardens Hotel, Boulevard Hotel Cititel Midvalley 4km

Shops & malls: Midvalley & Gardens shopping mall 4km,  NSK Trade City Kuchai Lama 3km, Wet Market Jalan Klang Lama 2km, Tesco Scott Garden 1
km
, Pearl Point 1km

Places of interest: Taman Desa Medical Centre 2KM, Desa Water Park 4km, Bandar Malaysia 5km, Muzium Negara 5km

Schools: SJK (C) Choong Wen 1km, SMK Sri Sentosa 4km

There wouldn’t be any worries of shortage of F&B. There are plenty of old school restaurants or old establishments along the road and within the residential area such as Taman OUG, Taman Desa, or Kuchai Lama. There will never be shortage of choice of restaurants.Given that this is an old and establish area, there are not many prominent landmark with exception of well recognized Plaza OUG (still remember the Yaohan?) and Pearl Point.

ACCESSIBILITY

Being the oldest main road in Klang Valley, Verve Suites KL South is not short of options especially if you are with car. Coming from KL/PJ alongside Old Klang Road, it can be reached by making u-turn in front of Plaza OUG.Just a 5-10 minutes short drive you will reach Midvalley Megamall. Not only the mall, the network will bring you to PJ/ Subang/ Klang via Federal Highway and by exiting to the right to the East-West highway, it will bring you to Cheras. Again, just a few minute drive, by exiting to North-South Highway, you will be within minutes via Smart Tunnel to Kuala Lumpur City Centre.On the south side, via Taman OUG, you can exit to KESAS via Awan Besar Interchange which easily bring you to Puchong, Klang and Bukit Jalil. To promote its 9 Seputeh project, MRCB has also committed to build a link to NPE from the development. Indirectly, this will benefit residents along Old Klang Road as they could use NPE which again will provide seamless access to Bangsar, Pantai, Kl Sentral and Kuala Lumpur.Old Klang Road will lead you to myriad of accesses that allow you to travel seamlessly to almost anywhere in Klang Valley. Now you know why many Seputeh, Taman Desa and OKR residents “die die” also want to stay or choose to upgrade at nearby location there. This is the best part of being  in a matured and established township.

LOCALE

This part of the town, KL South is populated by approximately 230,000, is a mature yet vibrant KL suburb has plenty to offer with schools, malls, banks, KL downtown within reach with 5km radius. The project’s close proximity to affluent landed neighborhood such as Seputeh, Taman Desa  (old money) may attract these folks here to venture to an exquisite all equipped luxurious simplex living especially when the needs of lower housing space utilization arise as the local populations age.

The Verve Suites KL South may also able to attract extended young families who have been living in KL South ‘the longest time’ yet not willing to relocate that can potential compromise the family close ties and the convenience the location KL South can offer. At least, that’s the stories told by the sales personnel which PropCafe does not disagree.

Verve Suites KL South’s VIEW and ORIENTATION

Views are not the main selling point of this development and the developer never hide the fact that the view is not the main consideration. Unlike The Verve Suites Mont’ Kiara where penthouse and roof are converted as communal facilities to capitalise on the view, the developer decided to construct a brand new sky bridge that serve as communal space at level 13A for block A and B.Within the close proximity on the west, PPR Seri Anggerik will partially block the view of block A. Most of the west facing units in block B, especially low floors, will come with the recreation deck and pool view. On the East side, over the Old Klang Road and wet market, it will be an open view as no highrise obstructing or blocking the view. Similar with South side, with exception of Pearl Suria which is quite a distance away, it will be an open view. However, the North open view may be blocked by quite a numbers of upcoming projects such as 9 Seputeh and Southbank. Good thing is, these buildings are new and façades are nice to see. It is more like city view with all tall buildings.

The key takeaway point is no prominent landmark in this area and consciously the view is not the main selling point of the project. With the signature Sky Bridge and BKP’s reputation, would the Verve Suites KL South becomes the landmark in near future like what the sales personnel claimed? We shall see in next few years.

Development FEATURES of Verve Suites KL South – Anything Great?

To continue the Verve Series like Verve Suites Mont’ Kiara, BKP is turning this old college building into luxury lifestyle towers with 321 fully furnished one and two bedroom units. There will be also 45 SOHO units (yet to launch) at lower floors together with three retail lots for lease. It is a freehold commercial title property with three tier security. Each unit comes with at least 1 carpark lot and some of the bigger units will be given additional lot. 40 visitor carpark lots are allocated in the basement for both residential visitors or retail customers.

BKP engaged award winning design architect Liu &Wo Architects Pte Ltd from Singapore (http://www.liuwo.com.sg/web/Site/Main.html) and landscape architect – MLA Landscape Architects Sdn Bhd (http://www.maliklip.com.my) for this project as it is not an easy task to do a brownfield project.

Information given showed that it is the first project in Malaysia that achieve Green Mark Certification for existing residential building
by the Building & Constructions Authority of Singapore (BCA).

Due to the smaller unit size offering, there are 321 units sitting on 1.36 acre land which translates to 236 units per acre. It is considered high dense development according to PropCafe’s density rating parameter. The developer aware of this and therefore, there are ample facilities allocated for Verve Suites KL South which spread across three levels – Level 2 Pool Deck (Approx. 17,500sf) and Level 3A Recreational Deck (Approx. 15,000sf)  and Level 13A Sky Bridge (Approx. 10,000sf) to offset the concern above. This project, without a doubt, the developer continues to sell its success story of community lifestyle living  with superb facilities which follows the concept of Verve Suites Mont’ Kiara.

Next, PropCafe focuses on the signature of this development. Well, no sky beach like Verve Suites Mont’ Kiara this time, but there is an iconic Sky Bridge named VERCADICOS that links the two towers. The naming was inspired by one of the oldest bridges that links two cities: The Arkadiko. See the video of Bridge Structure below

This double volume (20ft height) 200ft bridge is already completed. Based on the previous good feedback at Verve Suites MK, the developer continue to place a Theatre there again for residents to enjoy their movie. Last heard from Verve Suites Mont’ Kiara, no private session is allowed and movies are all arranged by management office.

The next recreation area is the place for Western Gym & Yogo vs. Eastern Wing Chun. This combat zone joint with the Sky Bridge Walk, Lounge and Energy Bar are at common area which is spacious enough to accommodate large crowds. It should attract the interest from Gen Y and the Gen X like us gave it  a “Like”! Nice place to hang around with mates.

Then PropCafe went to have a drink at Sky Kitchen & Dinner with the sales personnel. This sky kitchen can easily accommodate 50 to 60 guests and it is a well equipped kitchen for any function and (or) your own cooking there to serve your guests. When individual unit is small, this is certainly a good idea from developer to have this facility for residents to host party and place to prepare and cook the dishes. Well thought of!

Lastly, PropCafe reached the Chill Zone where the place for residents  and guests to relax and mix around. It reminded me the time at University. Pool, TV, lounge, cool sofa, nice music, good buddies, ……

Overall, Verve Suites KL South continues the living concept and facilities like Verve Suites Mont’ Kiara which allows residents to connect, mingle and socialise. This is the community living concept where you have more places within the properties to chills and know your neighbours. Many condominiums have the facilities but, unfortunately, mostly under-utilised. The developer that led by “condo king” surely know this, with their experience in Verve Suites Mont’ Kiara, they know what the residents want. This Sky Bridge facilities which follow the concept of Mont’ Kiara’s should bring residents together. Propcafe would certainly spend more time here than those facilities like swimming pool or garden deck. So, to PropCafe, this Sky Bridge is The LINK BETWEEN VERVE RESIDENTS.

PRICING – Prada or Coach?

At the moment of this entry is written, the lower floors of block B, particularly the one bedroom unit of Terra Spring, have been booked. Nevertheless, some of the Terra Spring are still available. Taking sample of high level on 17th floor, Terra Spring is priced at RM729,800 before developer’s packages. On psf wise, this worked to be RM1315psf. If you could afford higher price and need bigger space, other interior design theme is priced lower. Again, taking example of 17th floor, the corner two bedroom unit – Mulberry Stilleto and intermediate two bedroom unit – Summer Canvas are priced at RM1200psf or absolute wise RM1.05m and RM850k respectively. Finally Infiniti Edge is priced about RM1235psf or RM900k. All the quoted prices are before attractive home ownership packages offered by developer. For every floor increase or decrease, it is about RM3-4k different, give and take.

Price is not doubt is at much premium compared to other launches alongside Old Klang Road. Well, PropCafe has visited few projects nearby. PropCafe would say it serves different categories of target market (be it ownstay or invest) and premium is priced like Prada vs. Coach. Women should know what it is mean.

The developer didn’t shy away from admitting the fact its target market and it was shared that some of the purchasers are repeat purchasers from their past project in The Verve Suites Mont’ Kiara. These are the discerning buyers who share similar philosophy and appreciate the concept and interior design offered by BKP. Bear in mind, when Verve Suites Mont’ Kiara was launched many years ago, PropCafe was equally shocked like how you were reacted on the price above in this Verve Suites. Verve Suites Mont’ Kiara proved that it has it own niche market segment and still the price market leader in Mont’ Kiara until today.  As stressed earlier, it is not easy to make comparison with other properties and if you were to duplicate the similar concept elsewhere, it wouldn’t be possible without the source of fabrics, furniture, carpentry works etc. There are a lot of effort put in by the developer. It is the sense of appreciation and pride (again, Prada or Coach, which one do you like? And Why?) that wow the buyers to put their signature on the Sales and Purchase Agreement.  Therefore, Propcafe needs to make a paradigm shift for this property review as it is no longer relevant to review the property based on conventional thinking. We have huge debate among PropCafe founders after the visit, especially on the “intangible” and “tangible” assets that included in this property. These will be included in the following sections.

NEARBY High Rise PROPERTY PRICES and NEW LAUNCHES. APPLE vs. ORANGE?

Existing condos and apartments in Old Klang Road (OKR), Taman Desa, OUG, Kuchai areas generally Mass Market in nature with family oriented sizes at approximately 1100 to 1500 sqft. PropCafe noticed that older condos and apartment are commanding 550-750psf in OKR, Taman Desa, OUG, Kuchai areas depending the age and conditions of the condos and apartment. Assuming all the existing mass market condos, apartment in KL South are oranges, PropCafe would say Verve Suites KL South is a rare apple.
An edible rare apple with embedded with iOS
, literally.

What is interesting is that PropCafe noticed Verve Suites KL South is the only project that offers signature ID incorporated into the unit, you can basically VP (vacant possession) with your suitcase and stay in immediately after VP.Our experience from buying sub-sales properties, is that there always idle time where the new owner cannot immediately occupy their home upon VP, to give way to renovation and alteration works, electrical and rewiring works, and to even longer lead time if it involves built-in cabinet fit out and ID inputs. Tiring is the word, at least, to PropCafe founders’ recent renovation works. Also, one must take note that BKP does not just provide normal material or ID works in these units, many items are custom made and not easily available from normal carpenters/vendors (see later section). Plus point, Verve Suites KL South would not need to go through these conventional steps, and save potential owners plenty of time to look for vendors instead able to enjoy the new home right away after key collection. The wise one says time is money, PropCafe agrees!

Rental Analysis

While rental market at OKR Taman Desa, OUG, Kuchai area are caters mostly for local residents, expat tenant pool is still lacking. Therefore the rental market in OKR areas are ranging from RM1.5-2.5psf, couple notches below expat favorite at Mont Kiara or Bangsar. However, Verve Suites KL South may be able to buck the trend to command higher psf as the only luxurious IDed and fully furnished residential with lifestyle themed development around this area. It is also an advantage to the yield seekers as Verve Suites KL South is rental ready upon VP, no loss of time arising from defect rectification (typically 1 to 2 months) before owner can commence other renovation, fit out as well furniture and white goods shopping. In short, it is for new target segment in OKR or surrounding area. Surely, it has no competitor for this segment, so now the question is, does this target group exist and (0r) how big is this pool of tenant here. The fact lays in the future.

New Condo Launches Analysis

If you take away those Kuchai Lama, OUG etc projects, launches in OKR stretch were limited for the past 5 years. With resident profiles here are generally middle income households, recently launches PropCafe sees developers up the line and market its product to cater middle to upper end families and up-graders. Developers all try to test the level to see response of upgraders and new “migrants” due to its location, accessibility and amenities. Asking price for new launches is now ranging from 650psf to 900psf and generally there are few factor determining the prices, namely, density, development concept, themed, and project grade (mass market or up market). PropCafe has seen high density project caters for mass market offering at 650psf, while niche lifestyle themed with commercial element development at RM900psf. As far as the take up rate is concerned, launches in OKR stretch were pretty hot and were snapped up swiftly. This could be pent up demand for up graders and lifestyle up graders alike, in all projects in matured area such as Seputeh/Taman Desa/OKR are generally well accepted. PropCafe observed in the vicinity of Old Klang Road stretch at present prevailing market products on offer for new launches. There is none like Verve Suite KL South. PropCafe attributes price variance from other launches in OKR vicinity to Verve Suites KL South; the consideration for stylish ID, with quality fit-out, fully furnished home and of course, the intangible brand name of BKP and the success of its Verve Series.

Layout + ID Theme.  What are the items priced into the PREMIUM?

Comes with “Verve” DNA, the interior is truly represent the epitome of stylish living. However, to pay more than RM1000psf, one must know the reasons why to pay this premium. Verves Suites Mont’ Kiara buyers knew the expectation and with no surprise, they are majority buyers of the pre-launch of Block B which currently around 40% sold.

Normally, PropCafe would not focus much on the ID and furniture in show unit but Verve Suites KL South is different as it sells together with the ID and furniture. So, PropCafe zoomed into this area and try to see what value is provided in the unit and whether it fits your taste. It is important, because it all comes with it and no point for you to spend unnecessary money on it later! Buying Verve Suites is buying the whole package and the key is the detail ID and furnishing that provided by developer. Any developer can offer this but the level of details in fully furnishing work is the key here. BKP knew it, that’s why PropCafe can see the fine details the developer put in to satisfy buyers just like its Mont’ Kiara’s Verve Suites. Bear in mind, you cannot even choose color of anything that are given, so please pay attention here! (Laugh out loud). We were told majority of the furniture are imported and it costs easily above 100k for each unit to be fully furnished. You don’t have to agree it now. Perhaps you can form your opinion after this section. No right or wrong answer. Even among PropCafe founders have different views.

All units are fully furnished as per the show units with exception of decorative items, paintings, TV, mattresses (please confirm with sales personnel). Depends on the space requirement and taste of individual, developer has conceptualized the interior design theme for each layout distinctively.

Let’s start with a smallest unit
TYPE A – Terra Spring with 555sf
 (One Bedroom)

“Simplicity. Through use of minimal colours and choice textures. Solid. Pure. Down to earth. A living space for bold personalities with refined taste, an appreciation for small details, and the finer things in life.”

OMG, normally first thing in mind for less than 600sf unit would be … … “Pigeon hole that you can see through whole unit in one glance?” Let’s see.

PropCafe will emphasis more on this type as small unit normally is more challenging to make it BIG. PropCafe observed that BKP has paid a lot of effort to do up the unit and ID before offering it to buyers. Instead of a studio, it made a one bedroom unit with a wall separating the living area. Most of the time, it will look very “squeezy” for one bedroom unit by this size especially the longish layout. Surprisingly, it feels very liveable. The quality of the kitchen is quite good that comes with dark greyish modern design together with an island and full mirror wall. It matches perfectly with its timber flooring colour too. Mind you, yes, it still can fit in three seater round dining table set with a cabinet. There is windows at the side to get some sunlight, so no ventilation issue.

Living hall size is reasonable which has space of a carpet in between the two seater sofa and TV cabinet.

Bedroom comes with a very solid IDed custom made door. In side the room, the door and whole wall are mirror. Other than the wardrobe and the bed, there are still TV shelf and full height cabinet and bathroom looks very functional as well. No complaint here. PropCafe felt that it is more like a 700sf than 555sf unit. Good ID works that not easy to replicate.

Next is my favourite unit –
TYPE B Mulberry Stiletto with 876sf
 (Two Bedrooms)

“It’s all about presence: a mesmerising combination of confidence and allure. A feeling reflected in distinctive textures and bold edges. Amidst tones of black, white and grey, a sudden burst of colour brings sensation and energy.”

The theme is just similar to theme of Type A with colour blend between black, white, and grey. No natural light issues as every part of the unit comes with window except the kitchen. The imported furniture looks premium and PropCafe was told even the wallpapers were sourced from US. With no space constraint, sofa, dinning etc are all family size. Standard “one line” kitchen cabinet is given but unlike type A, the island is sacrificed for a bigger dining area.

Gen Y with small family size should like this unit as it basically has everything you  need with a spare room in mind.  Personally, PropCafe likes the theme of this ID, it comes with porsh feel and the dark colour theme does not make the place visually look smaller. Not sure it is liken by other, one of our founders loves the concrete bench in the shower area of master bedroom. Why? Ok, too long to discuss here. Lol. The smaller room can actually fit two single bed which is very considerate from developer.

The
Type C – Summer Canvas with 704sf
 (Two Bedroom)

“A curious creation of energetic textures and clean spaces – a perfect backdrop to splashes of vivid colours and vibrant personalities. A living space to roam free, stand out and set loose your imagination.”

This is more for those who like clean and less heavy ID. All white, white, and white. Two founders of PropCafe actually like this unit as the light colour brighten and giving you more spacious feeling. It doesn’t look like 700sf size and we found a second bedroom actually hidden behind the mirror wall near the dining area. Those only need single bed in second room can see it as a better choice with less dollars pay compares to Type B.

TYPE D – Infinity Edge with 729sf

“This living space flows with rustic appeal and polished ambience. Floor-to-ceiling mirrors create space, while warm textures add character. And, of course, its most charming feature: hideaway rooms for the curious explorer.”

This unit comes with more rustic and wooden cosy theme. Less mirror is used and the wooden texture on the cabinet make it more HOMEY than the rest of the units. One thing that every visitor will “play” in this unit is the “cabinet door”. The hidden single bed room behind the cabinet is the highlight of this unit (see video clip below). The solid mechanism (without a track!) has been built-in to ensure the seamless closure of the door. It will probably cost you a bomb to get carpenter to do it for you, only if you can find one. Again, sofa, dining set etc. do look like quality imported furniture. Retirees’ top  choice, PropCafe believes.

After visited all show units, PropCafe realised the corridor outside the units are plain and no attention has been given. The purchaser pay more than RM1,000psf, they do expect the hotel corridor feel with some art and ID to be included. Also developer should get the interior designer to do a more creative plaster ceiling in certain areas and level up the ceiling as much as possible. This enhancement should go to each unit too. Good news to buyers are the developer will totally re-furbish the lift, entrance lobby, and carpark area to match its premium proposition. The newly refurbished lobby in another tower, which is due to officially open for public, will be completed soon. More component of the property can be physically visualised soon, just like the Sky Bridge.

How does PropCafe sum it up? For readers that familiar with our review, Propcafe always emphasize on layouts that practical and efficient. In essence, PropCafe does not want too many corners that constraint the furniture placing. PropCafe wants natural air and lighting flowing into all rooms and living. However with Verve Suites KL South, PropCafe immediately recognized that we couldn’t use the similar judgement in this project. This project is all about Interior Design where most probably PropCafe wouldn’t able to achieve the similar effect and result if PropCafe is doing it ourselves or even engage personal ID to carry out the renovation.

Just for example wallpapers and some furniture used in the units are imported from US, Belgium, or Taiwan and not available locally. Some of the design involved mechanism that under appreciated. In Infinity Edge, the guest room is cleverly hidden behind a heavy book shelves that swing smoothly without any tracks or visible hinges.

The full floor to ceiling mirrors are cleverly used in selective area to exude sense of space. The attention to detailing epitome the pride of the Bukit Kiara Properties in its development. Even the down-light fittings are special to exude the class. Furthermore, to complement the concept, Grohe fittings are used throughout the bathrooms.

Fridge, Microwave Oven, Washing Machine/Dryer, Hood and Hob are from Bosch.

Recently, many properties owned by PropCafe founders were VPed and due to renovate. Therefore, PropCafe is still very “fresh” on the latest costing on renovation. To just simply done up a simple renovation with standard unfanciful built-ins and a piece or two nice furniture in a KLCC 600+sf unit (without kitchen) already cost us RM40k. BKP provides a lot of cabinet and quality furniture. So, to go back the renovation cost, and put in additional RM20k for all IDed cabinets and accessories together with a fully fitted quality kitchen of about RM20k, it will work out easily RM100k. Also, if you visit the show units, you would realise all the doors, be it bedroom or bathroom, are those custom made heavy duty door with solid mechanism. But equally, PropCafe was concerned on it as the maintenance part could be a headache to owners though it will be covered under defect period given by developer. PropCafe has suggested to the sales person on the idea of full transparency on the carpenters or related vendor list to owners so that owners can easily contact the related party to maintain it when it is needed, especially the “good stuffs” that given are not common in the market. Same happens to all items like wallpaper, cabinet, wardrobe etc. Developer needs to help the buyers not just to own the house but maintain it too with minimal cost possible. All in, premium ID but does it worth? Other than “Time is money” that discussed, PropCafe sees the value is there as the ID and furniture are in fine details which also optimally make the size of unit becomes less concern. Yes, the power of ID which you need to pay, of course.

CATALYST and FUTURE INFRASTRUCTURES. What do you look forward?

In property investment, it is no longer location location location, however, it is related to future catalyst and if you are big fan of Ho Chin Soon, he advocates follow the infrastructure. Within the 3km radius of Verve Suites KL South, few massive developments are taking place. Aside Mid Valley Megamall, a famous landmark and popular mall among KVlite, two giants malls will be built just south of Taman OUG and Bukit Jalil. In Taman OUG, WCT will build Paradigm OUG integrated project with RM4b GDV on 57acre of land that acquired for RM450million. Similarly, another public listed company Malton already embarking with another mixed development in Bukit Jalil aptly called Pavilion Bukit Jalil. At 2 million NLA, the mall is as big as Midvalley Mega Mall. Another massive project is 58acres Pantai Sentral Park developed by IJM. Currently on the second residential launch, there will be commercial component on the massive project. However at this junction, Propcafe does not know the detail of the plan.

Under Economic Transformation Program (ETP) mooted by government, Angkasapuri will be redeveloped into Media City. Within the close proximity, SPSetia is building massive KL Eco City where most of the office space already sold to organization and strata owners. In addition, in Bangsar South and Pantai, UOA is buzzing ahead with its commercial projects. Horizon was already completed and currently bustling with office activities. UOA is constructing Vertical and soon will launch Vertical2 due to high MSC status office demand in Bangsar South. All the commercial activities bode well for residential within close proximity due to housing demand from local residents as well as expatriate. Obviously there are plenty of choices, however, the Verve Suites KL South is the only project so far in the vicinity that already comes in fully furnished with interior design theme for discerning residents.

There is no shortage of future upgrade in the vicinity. Aside the NPE new access, plenty of infrastructure projects mooted by government under GTP. LRT Ampang-Putra height almost completed and full operation is expected by end of 2016.

There is proposed Monorail extension from Sunway to KL Sentral with one station linked with 9Seputeh which just a short drive Verve Suites KL South. However unlike KVMRT2 and LRT3 up until today, there is no official announcement yet.  And finally mother of all infrastructure project, expected to cost both Singapore and Malaysia government RM38b to build when completed in 2022, the HSR will provide massive catalyst and reduce the traveling time to 1.5hours, city centre to city centre. The HSR final terminus is located in Bandar Malaysia, a 495acre RM20billion GDV redevelopment of Royal Malaysia Air Force (RMAF) Land. Bandar Malaysia is easily accesible from East-West highway where at the moment you can see the massive RMAF land on the left of your way to KL. Finally to improve the public ridership within the urban area, With length of 52km, KVMRT2 will link between Sungai Buloh and Putrajaya just opened for the public feedback. Preliminary consists 36 stations and snaking at Jalan Kepong and Ipoh at the north before going underground in the city centre area, KVMRT2 with nearest future station to Verve Suites KL south is S23:Kuchai Lama that located in Kuchai opposite Ajinomoto factory. The station is approximately 2.5km which is a short driving distance away via Jalan Kuchai.

All work and without play will be a boring life. An eyesore for Pantai resident in the past, the existing aerated lagoon sewage treatment facility has been upgraded into a mechanized underground sewage treatment plant (STP) with myriad of public amenities on the 16acre of land. When the project expected to be completed by end of 2015, the STP Pantai 2 GreenPark will boost facilities such as badminton courts, futsal, sepaktakraw, football field, kindergarten, jogging track and many more. For more information, refer to the link
http://www.pantai2stp.com.my
.

Future PROSPECT

The Verve Suite KL South is a niche project development targeted for up-graders who refuse to compromise its strategic location. Over the past PropCafe saw gradual commercial developments in area and the residents here can expect more over with new infrastructure such as new highway link to NPE, LRT line extension.  PropCafe is sure these new infrastructures will complement well and will be the icing on the cake. Put aside the subjectivity of the attached premium and focus on location, ultimately, its location at central of the Old Klang Road fronting Verve Suites KL South will be able to stand out, and able to stand the test of time!

MENU for Investor and Own-stayer

Lastly, PropCafe talks about how to own this piece of Apple with latest IOS.

Ok, what really caught PropCafe’s eyes was the schemes that available from developer. It basically caters for all groups of buyers with different risk appetites. As an investor, normally PropCafe will first look for anything that can reduce the investment upfront cost so that the investment can have a better ROI. That’s, of course, available just like other development projects.

Then, there is another package for those investors who are still eligible for LTV90 loan and not so concern on upfront investment or down payment (own-stayer). They can opt for the scheme like almost free instalment for 2 years after vacant possession (VP).

So far, nothing special, right? How about something like “principle protected investment” product? It seems like the developer is super confident on its product as this package allows the buyer or investor to sell back the property to the developer 2 years after the vacant possession with the nett price that the buyer paid. It means that you can hold the property to stay or rent in first two years and developer is obliged to buy back from you if you decide to exercise this option based on the condition of market price or rental market during that time.

To those investors who are not confident (or lazy) to rent it out by yourself, you can always opt for the guarantee rental scheme for 3 years. With the name of Bukit Kiara Properties, the risk of default on rental payment is very minimal.

Just like the premium that you pay for ID and fully furnished items discussed earlier, it is more like  a what is the offering fits your need kind of question. And surely, certain amount already built-in the offering price but most importantly, does it helps you to own a house or help you on your investment? Different peoples have different cash flow condition and different risk appetite. PropCafe would say it gives good options for both own-stayers, retirees and investors to own a property.

Conclusion

BKP is rather low profile in promoting and selling this Verve Suites KL South.  Not sure about its marketing plan, but how about buffet cum movie night at SkyBridge for customers or PropCafe readers? Why? Because this Verve Suites is about see it to like it kind of product. Solely on paper, it will not entice anyone, they must get people to go there to touch, feel and enjoy the lifestyle.

PropCafe has covered all the components on its Premium and Intangible Values, but both still are very subjective. The answer normally is very straightforward, either you love it or move on. So, Prada or Coach? Apple with IOS or Orange with Android? The choice is yours!

BKP Gallery KL South

Website : http://www.vervesuites.com/klsouth/index.php

GPS Coordinates: N 3 05.526, E101 40.449

Opening Hours: Monday – Sunday, 10.00am – 6.00pm

BKP Gallery, VERVE® Suites KL South, Jalan Klang Lama, 58000 Kuala Lumpur

Tel: +603-7980 8999 | Fax: +603-7980 9003

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PROPCAFE Review : ViPod Residence @ KLCC By Monoland

ViPod Residence – A sculptural beauty of interlocking stylish pods at Malaysia’s most coveted address. Feel the excitement; Feel the City Pulse … …

ViPod Residence is located at Jalan Kia Peng which comes with 39 storeys and total of 418 units within 1.09 acres land.

Doorsteps to KL Conventional Center which is linked directly to KLCC. Less than a minute walk, a bridge will brings you to the finest mall in KLCC area – Pavillion KL. One of my favourite malls as it is non-halal mall, plenty of choices of entertainment, dinning & drinking. A place that expatriates love to hang around. Personally, I feel that KLCC is more for tourists than residents in KL. Having said that, since KLCC is also within minutes walk, so it does not matter which mall I like, the choices are all there for ViPod residents! Those who like Bukit Bintang, Jalan Alor or Changkat Bukit Bintang, all these hotspots are not too far away. If one lazy to walk, you can take monorail from Raja Chulan to the next stop of Bukit Bintang. Unlike many KLCC residential properties, this ViPod Residence is the CENTRAL OF CENTRAL, definitely one of the best so far in KL (ok, I would rate Pavillion Residence as the Best at the moment, strictly from location perspective). The RM100 millions project of KL covered walkway and skybridge will certainly benefit KLCC area’s residents.

As I mentioned in Manhattan thread, my requirement for KLCC residential property must be VISIBLE enough from main road, fronting must be VIBRANT enough, surrounding must be HIGH-END enough, facade must be “CANGGIH” enough, and pricing must be REASONABLE enough. Yes, ViPod Residence has all these elements! There are many developments nearby, but I couldn’t match all these criteria with them so it is either not my cup of tea or beyond my reach.

Look at the floor plan, it breaks into three clusters. Each cluster only has either 3 or 4 units to share three lifts. Since each floor is controlled by access card, the privacy is all there for just 3 or 4 units! Each cluster is either shared by 2 small and 1 medium size units or 2 small and 2 medium size units. The USP for those in the cluster of only 3 units, it has the potential to make for family suites where parent can stay medium size apartment and let the kids to stay at 1+1 bedroom type units. The lift and foyer then becomes their own private foyer and lifts (three!).

The medium size apartments are NorthEast facing whilst small size units are SouthWest facing. Only medium size units having the chance to have KLCC park view (KLCC tower should be blocked). To have this KLCC park view, one need to go up minimum 21st or 22nd floor to clear the apartment besides Vipod. Small units all facing the current open carpark area which owned by UOA. So there is surely a risk of coming up new building to block the current small unit’s Bukit Bintang/Pavillion view.

The 1+1 bedroom type (635sf) has the squarish layout that I always prefer. Both Living and Master Bedroom has the view with the 10 feet high windows throughout! You can notice the kitchen is well located without disturbing the space of the unit. In most of the development especially for small built-up unit, the kitchen always stuck beside the entrance door i.e. after you step into the unit, you always see kitchen at lhs or rhs which reduces the space of the apartment immediately. Space allocation is important for small unit and this 1+1 type has maximise it. Well thought by the architect.

Thanks to the squarish layout and the positioning of kitchen, this small unit able to squeeze in another small room which can be used for single bed or study room. If one wants to be picky, then you can point to the “no-window” bathroom. I have to say, it is acceptable for this sort of small unit, I would certainly choose bigger window view of living and bedroom than having toilet stucks between the living and room just for the sake of getting window in bathroom. The issue of this layout – the guest may not be able to enter the toilet without entering study room or master bedroom. One can solve this issue by not installing door in study/kid room i.e. make it common area or make the room smaller by having the door after the bathroom door. Based on the layout, it doesn’t seems like developer will build wall to separate living and master bedroom. Well, I think it, in fact, provides flexibility for owners to decide how they want to design their unit. I have seen many studios using very creative ways to expand the visual space which is crucial for small apartment. There is a proper 2 bedroom type (793sf – see below) which has the advantage of having view for both bedrooms. Master bedroom also enjoys front and side view.

Let’s talk about the corner 2+1 types. For the size of 1,286 sf, I wouldn’t classify this type as big unit in KLCC. Well, it is no doubt that big size units in KLCC is not doing well or rather illiquid, this 1.3k sf size is really not many in KLCC area as you either get small studio or large size high=end apartment (1.6k sf or 2ksf above). This type comes with longish master bedroom which the bathroom and wardrobe located in the bottom end, however, the master bedroom has both front (KLCC) and side view. All bedrooms come with views and you can expect great long horizontal view from living and dining area! (see AI below). Negative point, again, bathroom without window :P. For non-corner 2+1 types (C – 1299sf & D – 1190sf), the master bedroom only comes with KLCC front view. The problem for the type D is it attached with three lifts, SA previously promised the noise is not an issue based on the lift quality and technical solution from the developer. Let’s wait till it is VP to confirm it. Having said that, 1190sf for 2+1 rooms may work well due to its affordability in term of pricing and no. of rooms available.

All units are promised to come with at least a carpark lot but it is not stated in the SPA, so let’s see the honesty of this Monoland Developer.

Facilities are based on subscription basis (not fixed yet, it has promised to be affordable) as it is not part of the maintenance fees. Monoland will manage the facilities which will not be part of the JMB/MC duties or coverage as the sky club provides commercial biz like Sky Bar services (together with Sky Gym, Spa, Pool, Deck and function room). Only one cluster’s lifts are accessible to roof top sky club (if I am not wrong, should be one of the side cluster). It may cause some inconveniences to certain clusters’ residents but in the other hand those having access lift to sky facilities may have less privacy due to the human traffic of using the lifts.

Ground facilities are including concierge, business lounge & bar, meeting rooms, serviced offices and convenience store.

The developer is generous enough to give branded quality materials and fittings like biometrics lock, whirlpool island bathtub etc (see below).

What’s more?

Kitchen cabinet with hob, hood, microwave oven, waste disposal, kitchen sink with hot cold water mixer are given by developer. The freebies do not stop here, developer also giving storage type water heater and aircond with inverter (VRV) system to living, dining, and bedrooms. Floor finishers includes Marble to living, dining, kitchen, bathrooms (except 1+1 type with timber strip wood to living and dining). It is certainly value for money. Yes, RM850psf up. (let’s continue to talk about the pricing below).

ViPod Residences was launched with a very reasonable prce in 2010. The small and medium sizes are launched at RM 850psf onwards. Each floor is around RM5k different. Given this pricing and especially its location and material given, many investors were very excited on this development back then. However, the developer set a strategy to clear all their units by a rule of “Buy Medium Size Only Can Buy Small Unit”. This pairing strategy works well for the sale but it had also deterred many investors who couldn’t afford to buy two units (which more than RM1.8mil for two units). It sparked an issue of selling entitlement at the back end where purchasers sold their entitlement of purchasing small unit to those investors who couldn’t afford to buy two units. There is no wrong or right on this entitlement selling though many blame developer to have this rule. Well, we are in capitalism environment and developer needs to protect their own interest to sell as much as their units in shortest period. Who to blame?

This development is about to VP, current subsales market already asking for around RM1,500psf for small units. I think the pricing will be adjusted according to rental yield for this development. I am not trying to compare it to super highend development like Pavillion Banyan Tree/ Four Season etc which are all selling above rm 2k psf . In Manhattan thread we were talking about net RM1500psf with min. lower quality freebies and less appealing location, so this development seems like still “whackable” at current asking price. I think if developer can deliver what it promised, the rental market of ViPod Residences can be very liquid. Many are expecting this development to outperform Marc Residence and command more than RM6.5psf in near future.

Progress

Note: Most of the photos/AIs are sourced from Developer’s website.
www.vipod-klcc.com

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Vipod @ KLCC….. VP @ 360 Degree View

Last week two of the propcafe editors have privilege to visit VP-ed units of Vipod ahead of the official VP from 12.August.2013. For propcafe detailed review of the Vipod, readers can read it
https://propcafe.net/vipod-residence-klcc/
.

For investors that familiar with KL property scene, the developer of Vipod is famed to developer some high rises in Penang and contractor of Oval KLCC. They are also developer of Titiwangsa Sentral and Oval Damansara and these project have made some handsome gains for earlier investors. Currently aside of recent VP-ed Vipod, they are developing Monoland SOHO and Quadro. All these are luxury condos in KLCC. Soon they will develop upcoming KLCC project… Stay tune on this.

Completed Facade

Back to Vipod now. At the first impression at the guardhouse, we feel the gate barrier is not suitable for high traffic care movement. Rather than using gantry type barrier, Vipod has opt to use swing type gate. Imagine if there are few cars queuing to enter Vipod…. There will be a backlog….  On general observation, the common areas are not ready…. The workers are busying readying the lobby. The access cards and the passenger lifts are not fully operated. Due to lack of access card, we need to take the bomba lift to the unit however we can use the passengers lift to ground. There are no floor button on the lift panel…. You need to use the access card to activate the lift and the lift will bring you to the unit. The question is if you have visitors. You need to go 1. Go to lobby to pick up the visitors. 2. Request visitors to use service lift (which is unlikely as this is premier condo} and 3
rd
. visitor will be required to leave their ID/ driving license to the guard and visitor card will be issued that only allow access to the floor. The visitor access card need to be return in order to get back your ID/ driving license. It will be interesting to see whether Monoland will adopt 3
rd
 method for the visitors. Still on the lift, apparently the lift used is from MSL, the similar company that supply lift to Titiwangsa Sentral. For people that familiar with Titiwangsa Sentral, the lifts have been the bane for the condo. There are numbers of fingers pointing between developer and lift supplier the root cause of the frequent breakdown of the lifts. However upon consultation with the contractor, apparently lift supplied are imported from Japan where else it’s local made for Titiwangsa Sentral hence explanation of the higher quality… Well the it remains to be seen whether Vipod will face the similar fate as Titiwangsa Sentral…

Lift without floor button

Well as consolidation each block which consist of 4 or 3 units/ floor are sharing 3+1 lifts…. Which worked to be 38units/lift one of the lowest density and rivalling those exclusive projects with lowest lift density.

On the unit. In nutshell, those small sizes 635sqf 1+1bedroom and exclusive corner 793sqft 2 bedrooms are facing Pavilion where else the larger type 2 bedrooms and 2+1bedrooms varieties are facing KLCC.

Pavilion View Units

Due to time limitation issue, we focus more the 1+1bedrooms type. Upon the main door, we are greeted with the biometric lock door. The door itself is made of the solid wood.

Biometric lock door

Once we enter the unit, we were greeted with luxury teak flooring. For 1+1 type, dining/living/bedrooms are timber flooring except kitchen is marble flooring. We are greeted with floor to ceiling window and due to the façade and concept, none of the glass panel can be opened except for the small panel right on top of centre. For all the small size units (with maybe exception corner units in block C and high floor units), the view will be blocked by Novotel hotel.

The view

The whole unit is air conditioning by VRV air con and plastered ceiling

Ventilation ducting

If you notice at edge of the plaster ceiling perimeter, the plaster is finished at such way leaving small gap with shadow. The create ID effect and was told this is European design.

Shadowline Plaster Ceiling

Also note from picture above there are no skirting… Again was told by the ID guy that this is quite common in Europe however it is very difficult to achieve good finishes…. Well we could see clear from our naked eyes that a lot of improvement required in this area….

On this picture, you can see there two doors leading to the master bedroom which is weird. From our observation, this 2 doors are supposed to be sliding door and to the reason beyond our comprehension, it has become swing doors…

Two doors on the left side

The powerpoints are pretty nice looking..

Powerpoints

Now to the kitchen. The kitchen cabinet supplied by Signature Kitchen, a local brand that is quite reputable among local. The kitchen is white glossy finished and Ariston hood, hob and oven.

Overall look of kitchen

The induction hob

Hood

Oven

Designer mixer

Food disposal

Space for washing machine

The master bedroom finishes is quite similar to the living and dining area… The high floors should able to afford fire crackers from bukit bintang during New Year eve.

Bedroom finishes

The bathroom is fitted with luxury Jacuzzi, shower set that include a rain shower. The rain shower has a led than turned from blue to red color when the water is hot. Pretty amusing.

Jacuzzi

The sink and toilet is quite disappointing and I think better model can be supplied.

Sink and toilet

There is a small windowless room that can be used as a study area however if users do not mind, they can convert the room to small single room.

Study room

KLCC view units

In my view, the larger size with KLCC views are simply glorious….. Imagine the whole span of living and dining with floor to ceiling overlooking KLCC and for high floor KLCC park as well…. Simply breathtaking….

Breathtaking KLCC view

Due to time limitation we just managed few snapshots…

Kitchen

Bathroom

Amazing Corner Unit

Rooftop view

The rooftop is the sky club and the entrance and usage will be tentatively based on RM0.20psf which means if your unit is 635sqft, you are expected to pay RM120permonth for the usage of pool, dancing room and glorious gym…. At the moment, except for some planted palm trees, the rooftop clubs are not ready and probably will be ready in 3-4 months time…. At the moment we should just enjoy the glorious views….

The KLCC view

The Pavilion view

The KL Tower view

Conclusion

In our one hour visit, there are many improvements can be made… The common area workmanship is not ready and there is not reason for developer to rush the handover. The SNP is signed in October and as luxury condo, I think Monoland should take the time and deliver the condo in right condition. At the moment the condo is not ready and I suspect it will take another 1-2 months to get everything running smoothly…  The finishes are great and I love the teak flooring. However there are some flaws in architectural selection. For example the bathroom is poorly designed with so many swing doors and make the bathroom extremely hard to navigate. And secondly the glass panel as wall selection in bathroom. Glass panel is great to look however it come in as panel when water will be splashed and bound to seep through the panel to wall. In the long run, it will leave stain behind the glass panel. The fine detailed finishes are not great and you can see some scratches at window, floors walls etc….

I also have deep reservation on type of the lift used. There are many type of reputable lifts such as Otis, Kone, Schindler,
ThyssenKrupp
, Mitsubishi etc and Monoland has opted Toshiba (MSL lift) which notoriously always breakdown in Titiwangsa Sentral (However it is much much better nowadays and no longer heard much complaints from residents). Well, I hope there wouldn’t be any major breakdown…

Anyway, let’s not take credit away from Vipod and Monoland. This project is at excellent location. In my view, it is among the best location in whole KLCC or Propcafe zone 1 area. Not many projects can rival Vipod location that straddle in between KLCC and ever happening and popular Pavilion.  The prices paid by investors three years are great and most of them are not deterred by Monoland policy buy to 1 big entitle 1 small unit purchase. In fact I feel the larger size particularly the 793sqft 2bedrooms are one of the best units around not only in Vipod but in whole KLCC. The kitchen cabinet, the choice of fitting are good. I think in ever competitive KLCC market, Vipod will standout not only among the iconic high rise and proud owners but choice dwellings among residents and tenants as well that need compact size in superior location.

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PROPCAFE Review : Vortex Suites @ KLCC By Monoland

This review will be focus on a project in KLCC that opened for sale recently. The sale is so exclusive till all the units that opened for sale are fully booked merely from VVIP and repeat purchasers.  Forums such as propertywtf and Lowyat just started the discussion for past few days where typically the information has been widely made available prior the launch. Not this project and this developer.

Before we reveal further much information on this project, let us have overview of the KLCC property market and what and why make this project is so hot among the property investors who still have faith with KLCC market.  Due to objective to make KL City Centre more liveable that allow people to live, play and work, DBKL opened the floodgate and allow developers to develop service apartments  at the commercial lands at the KLCC area. From 2004 onward slew of development have been launched and sold by numerous developers. This at certain point has caused concern that there is property bubble forming in KLCC area.  The simple chart below shows the incoming supplies of the high end condominium in KLCC

Cumulative Supplies

Average Occupancy Rates

Source: http://www.wtw.com.my/

On a first glance looking at above data, it should create uneasiness among the property investors and the current owners.  Total supplies for both high end condominium and serviced apartment in KL has increased from below 5000 units to above 25000 units in 2013. More than 5 times increase in supplies.  The supplies picked up after 2006 due to slew of new developments.  In the same period the occupancy has been reduced from high 85% to 65%. The combination of exponential supplies with reduced occupancy rate should cause alarm and alert not only to property purchasers and owners but to the authority as well.

Here at propcafe we have made quite in-depth study of the KLCC geography and propcafe has divided the KLCC property market to zone 1 and 2. For further reading on this topic, readers can read it
https://propcafe.net/zoning-of-klcc-properties-zone-1-and-zone-2-where-and-what-to-investbuy/

Inside the review, propcafe has provided host of information such as brief description of each project such as units, year launched and launching and current prices, general built up etc. This information is very important to investors to make informed decision what are the right assets to invest in KLCC area. However when we look at the table, the offering are wide diverse from as small as 400 sqft to more than 10000sqft. Essentially, the products offered in KLCC catered for every level of market probably with exception of affordable market.

Those property buyers and investors that familiar with property market in KL and Penang will know Monoland. In Penang, they are well known to develop 8 Gurney and Gurney Park at Gurney Drive and Central Park. Monoland also own the Northam Hotel. Where else in Klang Valley, they started with Oval Residence@KLCC. Thereafter they develop Titiwangsa Sentral which all 660units sold out to internal staffs, business associates and selective lucky public. Subsequently Monoland launched Oval Tower in Damansara and quickly followed by three projects in KLCC that almost simultaneously launched.  Vipod Suites (which was VP-ed August last year) and SOHO suites (which will be VP-ed after the Chinese New Year) have received tremendous response from investors. These projects are well received due to the selling prices lower than market prices and with majority of the units are smaller than 1000sqft. Therefore the absolute price is quite affordable and chewable by the investors. However there are controversy surrounding these projects…. First of all you need to buy a big size as a pair before you are entitled to buy a small size unit Vipod. As an example, a pair of 1190sqft and 635sqft with purchase price of RM900psf will easily cost the buyer RM1.6million. Similar strategy has been adopted in SOHO where for the purchaser to be entitled of residential unit, they are required to purchase an office unit. Monoland also didn’t forget the Quadro Residences purchasers where the size started from 1600sqft. These purchasers are entitle to purchase a small size unit in Vipod as part of their entitlement.  And second strategy that adopted was the purchasers are not allowed to choose units.  The unit allocation will be done by the developer. The purchasers do not have luxury to view the sales chart and to pick the units themselves. And unlike other development, the purchasers are expected to sign SPA within 24 hours and handover the 10% down payment without the approval of loan (Yes!). There are no DIBS, rebate and discount offered for the purchase. These sales strategies seems to be strange however it seems to work well with the developer as the developer can avoid holding undesirable and unwanted units.  Due to attractive prices and sizes and excellent location, these projects were sold out in almost no time.

After almost 3 years without any new launches, Monoland is back to KLCC with its latest project called Vortex. This project is located on the same land that used to belong to Mulpha that created buzz in property market where the land was sold at RM3,300psf a land record price at that time (source:
http://www.theedgemalaysia.com/property/212548-mulpha-sells-jalan-sultan-ismail-land-for-rm3300-psf.html
) where Monoland is the buyer. The launch of this project is so secretive to the extent that all the serviced apartments are fully allocated to internal staffs, business associates and to lucky repeat purchasers just in few days. Apparently many repeat purchasers and VVIPs were caught off hands of sudden sale and couldn’t secure unit in timely manner. It is understandable as their previous purchasers are running into thousands where else less than 250 units are available for sale currently. At the time of writing, the available units are fully allocated with more than 700ppl in waiting list. Those dropped units will be allocated to the people in the waiting list.

Similarly to their previous projects, the similar strategies with exception of the pairing system has been adopted. We shall come back on why pairing system is not adopted in Vortex later. Despite of these, it seems that none of the purchasers seem to have qualm handling over the 10% down payment and sign the SPA without the loan approval in sight. For example in some forum such as in Lowyat, it was observed that some of the purchasers were congratulated when they arrived to sales gallery for SPA signing because securing a unit. The whole process of signing, handling over the cheque just took slightly less than 20minutes.

Let’s get back to the fundamental of the property investment. Why this project is so hot? Did the purchasers who signed on the dot saw something that most of us didn’t see it despite the slowing property market as well as the oversupplies in KLCC and luxury condominium?

Location

The Old Rule of property investment is all about location X 3 and Vortex is smacked right in the heart of KL City Centre. Vortex located along Jalan Sultan Ismail and flanked by 32 storey Menara Prudential and Ex-Beach Club. Just right behind the Vortex across lorong Perak, Cecil Chao will launch 4 blocks of service apartment tentatively from 600sqft with preliminary price of RM1500psf.  (
http://www.theedgemalaysia.com/property/269856-highlight-tycoon-offering-hk500m-to-qfuture-son-in-lawq-resumes-kl-project.html
). Across the Jalan Sultan Ismail, Shangrila Hotel and UBN tower is the prominent landmark. Vortex is approximately 700mtr away and walking distance from Petronas Twin Tower 900mtr away from Pavilion Bukit Bintang.

Location from Sales Gallery

Aerial view of Vortex

Current condition of the Vortex Site

Current condition of the Cecil Chao Site

Accessibility

Vortex is short 5 minutes walking distance from Monorail Bukit Nenas station, approximately 300mtr away. For expatriates without car, this is a great news as the monorail will bring commuters to most major destination such as KL Sentral, Berjaya Times Square, Bukit Bintang, Raja Chulan and future Quill Mall. By car, Vortex is easily accessible from Jalan Sultan Ismail. The developer has opened up the access to Lorong Perak from and to Jalan Sultan Ismail. This has reduce some privacy among the residents as cars will use the access as shortcut to go to Jalan P Ramlee as well as some serviced apartment such as Parkview.

Clear access from & to Jalan Sultan Ismail and Lorong Perak

Masterplan

Despite the high density of the project, the developer tried to minimize and disperse the traffic as efficient possible. To ensure a proper segregation of hotel suites guest and residents of the serviced apartments, two tier lifts have been created with each tier consist of 4 lifts that will be serving lower zone ie the serviced apartment and another tier with 4 lifts to serve higher zone ie the hotel suites. Also dedicated lobby and hotel concierge have been created for each serviced apartment and the hotel suites.

Vision and Design

There are 3 components of Vortex in single 58 storey buildings with carpark annex on the freehold 0.72acre. There are retails on the first 2 floors followed by 248 units of 2+1 serviced apartments from 3
rd
 to 34
th
 floor.  From 35
th
 to 57
th
 floors, approximately 300 units of studio hotel and finally the rooftop facility on the highest floor.

It is envisaged that retail spaced will be catered for KTV, SPA, Lounges and Bar and Restaurant. Where else the ground will be lobby for serviced apartments and the hotel suites.

The Retails

At the moment the only product launched in Vortex is the serviced apartment. In total there are 248units with 5 sizes available; 731sqft, 744sqft, 777sqft, 811sqft and 826sqft. All the unit layout are similar and by using the varying built up at different level and orientation, the developer has brilliantly creating the spiralling effect. The typical apartment plan

Unit layout  731sqft, 777sqft and 826sqft

Unit layout for 811sqft and 744sqft

The typical Serviced Apartment

There are not much of info of the hotel studio at the moment with exception it will be fully furnished to hotel level furnishing. There is no plan at the moment whether to sell or kept and lease it to hotel operator. The size is expected to be approximately 400sqft.

The typical hotel studio

The highrise is aptly named as Vortex and rightly so…. The footprint of the building is round but wait… Rather than boring round shape all around, the developer has varied the built up at each orientation and level and therefore creating a complex spiral effect on the building and hence the name Vortex.  It will be interesting to see how the effect panned out when the building is completed. There is no scaled model at the sales gallery to assist the purchasers to visualize the building façade.

Some said the façade is an improvisation version of the KOMTAR building since the developer came from Penang….

KOMTAR facade

The Façade

Nothing ravishing about the facility standard gym, 25mtr lap pool and pub are offered. However the author didn’t investigate how is the facility usage between the residents and the hotel guests. The developer may opt for the pay as you use like what they will do in Vipod.

Facilities Deck

The Facing analysis

As highlighted earlier the site is flanked by present and future highrise building as well as empty land used to be occupied by Beach Club. Potentially, limited units will have unobstructed view with exception of selected facing and high floor. For easier understanding of the facing and direction, authors has divided the views to 8 quadrants to be consistent with the floor layout.

Site Plan with directional facing

Facing South West with the main direction facing the Jalan Sultan Ismail and menara UBN, the high floors are the best bet as it will be guaranteed to be almost unblocked in the future. Furthermore, the facing is away from the Jalan P Ramlee as well as the noises from the pub such as Thai club across the road. However the low and mid floors might be affected by the noise from monorail and traffic from Jalan Sultan Ismail.

Directional View for Unit with facing no. 1

Facing South East, the low floors will directly facing the Thai Club which noise maybe a concern. Furthermore, Beach Club has moved to Jalan Tun Razak and at the moment, there is no plan what will be developed or other pub will move in to the land. The high floor should have a clear view on towards Jalan Perak and Pavilion.

Directional View for Unit with facing no. 2

Not only the mid floors units will face the potential noise from the pub along Jalan P Ramlee and the uncertainties of future development in ex-Beach Club, the view will also be blocked by Crown Regency.

Directional View for Unit with facing no. 3

The Ex-Beach Club Site with carpark

The mid to low floors will enjoy the pool view however all units will be blocked by Crown Regency as well as the future Cecil Chao Centre project with three of the 4 towers are 50 storeys serviced apartments.

Directional View for Unit with facing no. 4

Similar to Facing no. 4, however on mid to high floors, the units will enjoy unobstructed view as long as the massive Malaysia Tourism Centre land is not developed.

Directional View for Unit with facing no. 5

The low floor units will be blocked by the IMC’s carparks

Directional View for Unit with facing no. 6

In author opinion, this direction is the worse direction as all the units will be facing the 32th floor Menara Prudential.

Directional View for Unit with facing no. 7

The mid to low floor units will face similar issue with facing no. 1, however high floor units in this facing will overlooking Shangrila Hotel however with hot west sun.

Directional View for Unit with facing no. 8

In author opinion, the best facing for low floors would be those pool facing units no. 4 and 5. For mid floor units, facing no. 5 would be the best and for high floors units, facing 1 and 2 are the best bet. For facing no. 3, it is excellent facing however the uncertainties of what would be developed on the Ex-Beach club site remain a key issue.

Unit Layout analysis

You either hate or love the unit layout. It is always difficult to work with round shape layout. Just have a look on MK11 with circular master bedroom and living area. The placement of furniture is difficult and a lot of unutilised space. Condos such as Oval KLCC comes with round shape however each unit is large size approximately 3750sqft. Therefore space utilisation is not an issue here.

However with Vortex, the space utilisation has become a big issue here as the smallest unit is 731sqft and biggest is only at 827sqft. With these sizes, the developer has managed to squeeze in 2 reasonable size and squarish bedrooms with their own ensuite bathroom, a kitchen that tucked aside that can be converted to Asian Kitchen easily by fitting in glass door and a study area. However the layout is not perfect and residents need to live with V shape living and dining area. And developer has do without 2 doors access to bedroom which is a much relieve….

From Fengshui point of view, the kitchen stove area is just next to bathroom which is not a good practise.

All layouts are similar with exception the length and width of the unit due to the varying sizes to create the spiral effect of the building. In author’s view, the layout is not perfect however given the idea is to create iconic façade, the need to extract more values (more bedrooms and both are ensuite bathroom which will attract a lot of tenants) from the valuable space, the developer has done an excellent job on the layout.

How the layout compared with the similar offerings in KLCC area?

The limited 793 sqft 2 bedrooms in Vipod is one of the most desired unit in Vipod. With practical 2bedrooms layout, the unit come with 2 bathrooms. The unit comes with open concept kitchen. The only issue is the long corridor towards the master bedroom. There is not dedicated study area.

Vipod: 2bedrooms 793sqft (Courtesy of Shamon Leong of Propwall)

The Vortex layout reminds the author the similarity to the type R2 and R3 of the SOHO Suites by the same developer. However due to squarish design, the SOHO Suites are more superior and with open concept kitchen it create more space at the living and dining area.

SOHO Suites: 2 bedrooms Residential Unit

This is another favourite of the author. Similarly to the above, the units comes with 2bedrooms with ensuite bathrooms. The unit also comes with dedicated study area and open concept kitchen style. Even for type A4, the study area can be converted to a small bedroom with attached bathroom.

SOHO Suites: SOHO Residential Component 2 bedrooms unit

Both bedrooms are with ensuite bathrooms however guest need to access either room if they need to use the bathroom. However it seems that there quite a number of corner with space wasted.

Fraser Place: 915sqft 2 bedrooms

Despite the generous space, the 915sqft can only fit in 1+1 bedroom with shared bathroom. Even the guest will require to access either rooms if they need to use the bathroom. However for residents who need balcony for some outdoor space, Hampshire place will be one of the better choice with generous balcony space across living and master bedroom.

Hampshire Place: 915sqft 1+1 bedroom

For premium paid for space, only 1 bedroom is provided for 753sqft with balcony across the living and dining area. The kitchen is pretty small and the room can be expanded further to be converted to second bedroom.

Hampshire Residence: 753sqft 1+1 bedroom

This 1+1 type bedroom is perfect for Asian who need enclosed Asian kitchen as well as yard for drying clothes etc. The unit comes with 2bedrooms and 2 bathrooms with a balcony.

Idaman Residence: 877sqft 1+1 bedroom

Price

Vortex is attractively priced from RM980psf and all the way to RM1190psf. Every floor the average price is increased by RM4k. Larger unit psf wise will be cheaper by RM25-50psf compared to smaller build up at the same floor.

How Vortex pricing stacked compared with newly launched as well as the subsales serviced apartment in KLCC vicinity?

Few projects have launched such as The Mews (RM1400psf), The Star Residence (RM1500psf), The Banyan (RM1800psf), Dorsett Residences (RM1850psf), Tribeca (RM2000psf) just to name a few, Vortex has been priced as lower than new launches. For the future launches such as Ritz-Carlton, Aurora, W Hotel and so on, the Vortex pricing is still remain at the lower range.

In fact some of the website such as Patchay.com has done a great job compiling all the developments that happening in KLCC (
http://www.patchay.com/p/kuala-lumpur-urban-developments.html
).

There are new class of condos where the brands are introduced in the serviced apartments. These new class of condos are easily cost RM2K psf onwards with Four Seasons highest transaction price is RM2900psf.

Source: http://www.starproperty.my/index.php/articles/property-news/new-class-of-condos-in-klcc-area/

How about the subsales? From both sources below, currently the serviced apartments with the sizes similar Vortex are such as Marc Residence, Hampshire Residences and Place, Fraser Place, Panorama, Vipod Residences and Soho Suites. The 793sqft 2bedrooms in Vipod is transacted at RM1879psf where else the rest which are offering similar build up are transacted in between RM1000- 1500psf.

Source : Theedgemalaysia : the KLCC completed condos and indicative prices

The selective transaction prices taken from the sales gallery

From the pricing strategy, it is obvious that Monoland is practising a under the market pricing strategy to quickly secure purchasers.

Catalyst

What would be external catalyst of this project of this project? Berjaya with its Ritz-Carlton at the Berjaya Central Park will launch their service apartment with size starting from 1000sqft and indicative price is RM2500psf to 2700psf (source : Theedegemalaysia 20.Jan.2014: City&Country). This BCP is just 300mtr away from Vortex location. On top of this, KLCC is currently undergoing a massive redevelopment as well as few lands transacted at record price surpassing the price of land paid by Monoland to Mulpha. For example, KSK has purchased 1.6ha land from UOL with price RM568million which is almost RM3300psf. RM6billion Tradewind Centre is undergoing redevelopment now and Harrod is building their first hotel and serviced residential that will be linked to Pavilion. At the moment it seems that construction in KL City Centre is accelerating and overall this means a good news for KL City when progressing.

Other Matter

The biggest setback in this project in author opinion is no carpark will be allocated for the serviced apartment and the hotel suites. If the residents require a carpark lot, it is available for leasing on first come first serve basis and no guarantee of availability. The carpark lot is available for leasing for RM150 and the rate is fixed for 8 years

The maintenance fee is not decided at the moment however based on Vipod with need to pay for subscription for facilities usage, it is expected to be around RM0.20psf. A very affordable maintenance fee for KLCC condo.

The finishes are expected similar to Vipod, Quadro and SOHO suites. Quality fittings, biometrics lock for main door, VRV aircon, built in water heater, timber flooring for all bedrooms and marble flooring for the living, dining and kitchen area. However, no long bath is given. A fully fitted kitchen with white goods such as hob, hood, microwave, waste disposal, hot/cold mixer will be provided as well.

Standard fixtures and finishes

Conclusion

In author opinion, for those who offered unit, this represent an excellent value in KLCC. The purchasers partake into this iconic façade building, reasonable good location within KLCC, under the market price and well-designed layout for the façade. However similarly to all Monoland project, you need to accept the deficiencies associated with this developer as well as the sub-par after sales customer service.

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PROPCAFE Area Review: Wangsa Melawati @ Kuala Lumpur

Introduction

Kuala Lumpur, which means “muddy confluence” in Malay; is the confluence of Gombak River and Klang River. It is generally accepted that Kuala Lumpur become established as a town circa 1857,when Raja Abdullah bin Raja Jaafar, aided by his brother Raja Juma’at hire some Chinese miners led by Yap Ah Loy to open new tin mines in Ampang. Kuala Lumpur was the furthest point up the Klang River to which supplies could conveniently be brought by boat; it therefore became a collection and dispersal point serving the tin mines (Source: Wiki Kuala Lumpur).

Confluence of Sungai Gombak and Klang

Kuala Lumpur has become one of the federal territories and the capital city of Malaysia. Covering the area of approximately 243km², roughly 1/3 the size of Singapore, Kuala Lumpur is not just the capital of Malaysia but it is also the financial and economic hub of Malaysia.

Most of the Malaysia’s wealth created in Kuala Lumpur. Despite its young age relative to major cities in the world, Kuala Lumpur is rich in history and a melting pot of diversified culture due to confluence of many races, culture and foods in the capital.Over the years, Kuala Lumpur has expanded rapidly and cover area like Sentul, Batu, Wangsa Maju, Setapak and Setiawangsa as the area like Ampang, Pudu, Seputeh, and Titiwangsa are developed.

The Kuala Lumpur City Centre (KLCC) is the financial and employment hubs where the suburb development progressing rapidly to accommodate the influx of population to support the growth of Kuala Lumpur. From 1995 onwards, the expansion is primarily concentrated on southern region.

Source: 2040 DBKL Draft Plan Development

At Northeast and East corridors, the geography expansion stopped due to hilly region of Titiwangsa range. Since then, this area has become a tranquil, serene and mature and yet accessible suburb neighborhood.

In this review, PROPCAFE
TM
 would like to cover an area that is sandwiched in between Wangsa Maju and Taman Melawati, aptly named as Wangsa Melawati.

Read on for PROPCAFE
TM
 review.

Wangsa Melawati

To promote KL as

a world class city, project such as Petronas Twin Towers, LRTs and monorail, KL Tower are built, 4 new growth areas were developed namely Damansara, Wangsa Maju, Bukit Jalil and Bandar Tun Razak are being developed to support the rapid growth of city centre.

The northeast of Kuala Lumpur City Centre consists Wangsa Maju and Setiawangsa and Setapak are the product of rapid development of Kuala Lumpur and Malaysia economy since 1990.

Geography wise, Wangsa Melawati is located approximately 9km away from KLCC and 18km away from Dutamas/ Mont Kiara. Wangsa Melawati is also located 17km away from 486acres Bandar Malaysia, the future growth of Kuala Lumpur.

Wangsa Melawati Distance to KL Hotspots

The 20 years with RM150B GDV Bandar Malaysia is not just served as property related development but it also house the HSR KL-SG terminus, which will be fueling the human, information and capital movement between Kuala Lumpur and Singapore.

The important link between Bandar Malaysia and Setiawangsa, Setiawangsa Pantai Expressway (SPE) is currently under construction and expected to be completed by end of 2021. PROPCAFE
TM
 will cover the benefit of the SPE shortly.

Artist impression of KL-SG HSR Terminus in Bandar Malaysia

Sandwiched in between Wangsa Maju and Taman Melawati, Wangsa Melawati is a compact neighborhood bordered by MRR2 at northeast. Spanning over 937acres, Wangsa Maju is known as one of the largest townships in Kuala Lumpur consists of Seksyen 1, 2, 4, 5, 6 and 10.

The terraced houses which have average built-ups of 1,400 sqft, were transacted at RM700-888K and the semi-detached houses with a built-up of 2,437 sqft were sold at RM1.8 million each in 2018 and 2019 (Source: Theedgemarket).

Formerly known as Hawthornton Estate, Sime Darby has developed the 900acres estate into what we know today as Taman Melawati, a residential estate targeting the growing middle-income group (Source: Theedgemarket).

Melawati was once dubbed as Malaysia’s Hollywood because it houses the headquarter of the FINAS. Also, many artists are calling Melawati home. This is not surprising as Melawati offers upmarket hillside homes, luxurious residences as well as gated-and-guarded residential developments.

With completion of DUKE highway, Melawati also offers easy access to KL City.

Locality of Wangsa Melawati

Developed by Negara Properties, Wangsa Melawati offers landed terraces, semi-detached and detached homes catering middle to upper income group. Wangsa Melawati is a mature neighborhood and compare to more commercially vibrant Wangsa Maju and Taman Melawati, Wangsa Melawati is more tranquil, peaceful, surrounded by greeneries like Bukit Dinding.

All these attributes are making Wangsa Melawati a serene environment compared to its neighbors.

Bukit Dinding

The main road in Wangsa Melawati, Jalan Wangsa Melawati 1 lined with glorious mature tree, linear park and pedestrian walkway linking up the Taman to the commercial area. Looking at the lush trees, most of them can be easily 20-30 years old!

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Jalan Wangsa Melawati 1 is lined both sides by beautiful and lush trees

Pedestrian walkway along Jalan Wangsa Melawati 1

Wangsa Melawati being one of the first suburb developed in Kuala Lumpur, the township feels spacious. The linear park along Jalan Wangsa Melawati 1 is intersperse with benches, inviting you to relax and enjoy the green environment.

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Linear Park along Jalan Wangsa Melawati 1

As additional security measure, most of the Taman here are converted with single entry/exit and manned by guards. This seems to lend security to whole area as when you are walking along the main road Jalan Wangsa Melawati 1, there will always be people around.

Permanent guardhouse structure with manned boom for security along Jalan Wangsa Melawati 1

The children playground for the public enjoyment are still well maintained and in good condition and surrounded by lush tree, allowing the children playing under shades. It gives a good impression that the facilities in Wangsa Melawati are well maintained.

Children playground located along Jalan Wangsa Melawati 1

The neighborhood here are at least 30 years and this is evident from the road and house condition. Narrow roads with multiple cars parked haphazardly at both roadsides, unkempt electric poles and transmission wire and tire looking link houses that desperate for fresh coat of paint and major makeover.

Possibly, this is the only major grouch that PROPCAFE
TM
 has…

Typical link houses and road in Wangsa Melawati

Accessibilities

Being a mature neighborhood and landed properties dominate Wangsa Melawati, it is imperative important that serve by local roads with myriad egress and ingress. Generally, Jalan Setiawangsa serves as main artery that will lead motorists to Jalan Ampang and subsequently to KL City Centre.

Interestingly there are 3 interchanges within 5 km radius from Wangsa Melawati which literally will bring motorists to all nooks of Klang Valley. Just a short drive away, the nearest interchange will lead motorists to outer ring road of KL, toll free MRR2.

Photo Credit : thetimes.co.uk

On the north side, MRR2 will lead you to Genting, Batu Caves, Kepong and Sungai Buloh where the southern direction will lead you to Ampang, Cheras, Sungai Besi and Sri Petaling. If you are in rush of time, DUKE and AKLEH will quickly lead you to major hotspot such as Hartamas, Mont Kiara, Desa Park City, KLCC carpark (yes, AKLEH will leads you directly to KLCC carpark) etc.

Another exciting catalyst, the 29.8km Setiawangsa Pantai Expressway (SPE), which expected to be completed by end of 2021, will provide further connectivity to Wangsa Melawati.

Interchange to 3 highways within 5km radius from Wangsa Melawati

Amenities

Where PROPCAFE
TM
 wants to start? There are myriad of amenities such as education, commercial, recreation and public sport complex, commercial centers, mosque around Wangsa Melawati.

Photo Credit to : Free Malaysia Today

Founded in 1969, since the inception TAR University College has produced more 200,000 alumni who have gone on to become professionals, national leaders and successful entrepreneurs nationally and globally (Source: The Star). The 186 acres TARUC is a prominent landmark along Jalan Genting Klang and popular among parents who are looking for affordable tertiary education for their children.

A Sekolah Kluster Kecemerlangan since 2015, SK Melawati 2 is angsts popular among the local as some parents move to the neighborhood to secure a spot in the school for the children. For affluent parents, they could choose to their children to Fairview International School which offer IB curiculum.

Photo Credit to : jinxuan.com.my

To cater for growing Chinese population in this area, a SJK (C) Wangsa Maju is built in 2014 with its first intake in January 2015. Built on 0.8ha plot of land, the school had raised RM21.7mil through a series of fundraising events and education ministry contributed RM6M out of the fund. The school has three blocks where an academic block comprises 52 classrooms with maximum capacity of 1800 students (Source: The Star).

Myriad of education option from primary to tertiary and national to private schools

All work and no play makes Jack a dull boy. The Setiawangsa sport complex will satisfy your outdoor and indoor sport needs. The indoor complex has multiple badminton courts and the outdoor has running tracks, field and Olympic length for public sport activities. All these facilities are available for affordable cost to public. In distance of running track, it is available free of charge.

Photo Credit to : jomjalan.com

For appreciation of wild life, Zoo Negara located in Melawati is a perfect family getaway during weekend.

Bukit Tabur is just located a stone away and if you are yearning for some greeneries, hiking in Bukit Tabur is just a perfect panacea to cure stress from chaotic city lifestyle.

Recreation facilities around Wangsa Melawati

Photo Credit : Masjid Usamah Bin Zaid, Wangsa Maju -Laman Rasmi

The elegant Usamah Bin Zain Mosque is widely popular among residents during the Friday prayers. The prayer hall is spacious and ample of parking space available at the compounds.

Mosque and Surau around Wangsa Melawati

Four malls are within less than 2km radius away from Wangsa Melawati, which built over the years.

Mall

NLA, sqft

Inception

Major Anchor

Alpha Angle

202,000

1992

Jaya Jusco

AEON BIG

N/A

N/A

AEON

Wangsa Walk

273,000

2009

Tesco, TGV, Celebrity Fitness

Melawati Mall

200 stores, 613,000

2017

Village Grocer, GSC, Padini, Kaison

Almost any international, franchise and local brands are present in these malls ranging from F&B, grocers, services, furniture, pharmacy, bookstore, cinemas etc. that cater to the whim and fancy not just within the neighborhoods, but visitors from other district as well.

Interestingly, the combined space of these malls are equally or even larger than regional malls in Klang Valley such as MyTown and Ikea @ Cochrane.

Shopping Malls and myriad of brands around Wangsa Melawati

There are not just one but at least three commercial districts within short drive away from Wangsa Melawati. These bread and butter commercial districts not just offer affordable F&B, but amenities such as petrol stations, healthcare, convenience stores, banks, government services, tuition centers, offices, textiles etc.

 Amenities around Wangsa Melawati commercial area

 Amenities around Pusat Bandar Wangsa Maju commercial area

 Amenities around Taman Melawati commercial area

Some of the most mouth-watering selections around stowed away. Among the precious finds are Kung Fu Ramen, Jibby East Restaurant, Restaurant Vanggey, Restaurant New Heong Kee (Beggars Chicken), Warisanku by Manor KL, Chi Fan KL, Mei Keng Fatt Seafood Restaurant, Kari Kepala Ikan Rampai (Source: iProperty).

Over in Wangsa Maju, the 30-year-old Wahab’s Cendol comes as a highly recommended dessert place and if you are looking for high-quality meat dishes at an affordable price, you should not miss out Stiq steakhouse in Section 2, Wangsa Maju which utilizing sous-vide technique.

Also recommended is Hayaki Kopitiam, a casual café that serves Kelantanese dishes. For casual dining, you can try Kaw Kaw Burger Wangsa Maju. For the location, just key in the Google Maps or Waze and they shall bring you to the location.

For efficient human movement, it is imperative to have efficient public transport. Public bus service line T221 route will cover Wangsa Melawati and Wangsa Maju with final destination Sri Rampai LRT Station. From Sri Rampai LRT station, major KL landmark and hotspot such as KLCC, KL Sentral, Bangsar, Midvalley, Bangsar South are just 30 minutes away. Also via Pasar Seni, a smooth transfer to MRT1 will bring you to Bukit Bintang, Damansara, One Utama, TRX and IKEA.

Bus service line T221 serving Wangsa Melawati with Sri Rampai LRT Station as last stop

Catalyst

Photo Credit to : IntelligentTransport.com

SPE (DUKE3) is currently constructed by Ekovest and expected to be operational by end of 2021 is not only expected to resolve major traffic congestion in this area but it will improve the connectivity significantly. Via Genting Klang or Setiawangsa interchange, motorists will enjoy traffic free trip to future of Kuala Lumpur: – TRX the financial hub and Bandar Malaysia the home of future KL-SG HSR Terminus. SPE will link Bangsar South and Federal Highway to Wangsa area.

Setiawangsa Pantai Expressway Alignment

Enjoy the SPE short youtube by clicking the link
SPE Youtube

Photo Credit : beltandroad.news

PROPCAFE
TM
 is equally excited about the upcoming urban public transport, the long overdue 39km long MRT3 Circle Line. Similar road planning concept where Kuala Lumpur has inner and outer circle roads, MRT3 is the missing circle link of urban public transport where the stations are linkage to all the public transport i.e. LRT, Commuter, HSR, MRT and ERL. 19 out of the proposed 26 stations are expected to be interchange stations with the public transports.

One of the proposed stations is located in Setiawangsa, which is just one station away from Sri Rampai LRT Station. From the proposed Setiawangsa MRT3 Station, you can go to area such as Bandar Malaysia, MidValley, Kerinchi (Bangsar South), Damansara, Mont Kiara and Hartamas.

The proposed MRT3 corridor in Draft 2040 Kuala Lumpur Structure Plan

Anyway, readers should not get too excited so soon and do please hold your horses. Despite its long-term benefit, currently there is no news or update whether government is pushing with the MRT3 where the astronomical cost is a main concern at current economic climate post MCO.

2040 Kuala Lumpur structure plan yet to be gazette and the proposed alignment and stations can be changed anytime. This project will have long gestation period and will take between 7 to 10 years for the line to be operational from the nod of government.

Summary

In many aspects, Wangsa Melawati reminds PROPCAFE
TM
 of SS2 in Petaling Jaya. Mature suburb surrounded by myriad of amenities and easy access to plenty of highways within distance away. The community seems to secure with self-built fenced and guarded community. The neighborhood is pretty serene and popular among home hunters.

Then again dealing with old and aging property with creaky timber floor, tire façade and leaky ceiling, the cash outlay that required for renovation, stamp duty, legal fee and the down payment are massive and can amounted to 30-40% of the property purchase price. Assuming the link house is on sale for RM800K, a homebuyer needs to fork out at least RM300-350K before can move in! That is a lot of money for most of us!

Despite the excellent location and neighborhood of Wangsa Melawati, many prospect homebuyers especially younger generation is deterred from purchasing a property here. Wangsa Melawati is pretty much fully developed and for past few years, there are new high rises launches however, these are located in commercial district of Taman Melawati and Wangsa Maju. The traffic is chaotic with visitors especially weekend and rush hour. Occasionally you need to queue on road patiently to go back to your own abode. Until now.

PROPCAFE
TM
 is excited with the impending new launches right in the heart of Wangsa Melawati. Just like SS2, PROPCAFE
TM
 believe that there is no more available land for development in Wangsa Melawati and perhaps this could be one of the very rare developments coming at this area. For those who are yearning to get a piece of action, this is probably the best time for it.

UPDATE [15.JULY.2020]

PROPCAFE
TM
 just released review for newly launched development in Wangsa Melawati, M Adora by Mah Sing. To read on PROPCAFE
TM
 review, click the link
M Adora by Man Sing
 and
M Adora the journey continues .

Happy Hunting!

From PROPCAFE
TM
 intern

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