PROPCAFE News : REV.O Lifestyle Suites @ Bukit Jalil City Launching Event

Welcome to REV.O Lifestyle Suites Bukit Jalil City ! 😛

#throwback

31st Oct Saturday @ Menara MBMR Mid Valley: After weeks of suffering the depressing gloomy and hazy weather, it has never been feeling better like this before for awhile for waking up in the morning seeing the beautiful blue blue sky. Remind me of someone eyes which I had come across in my life 😉 . It is the smile of the sky which made my decision to land myself to the launching event of REV.O Lifestyle Suites Bukit Jalil City at Menara MBMR @ Mid Valley (previously Federal Auto Show Gallery).

Menara MBMR @ Mid Valley (previously Federal Auto Show Gallery)

The REV.O Lifestyle Suites Bukit Jalil City launching event was held at Menara MBMR @ Mid Valley itself, and for those who do not know, Menara MBMR was built by the same developer of REV.O Lifestyle Suites at Bukit Jalil City. The sales gallery of REV.O Lifestyle Suites is currently located at the ground floor lobby area of Menara MBMR and it wasn’t that hard to miss it since by the time when I arrived I can see the crowd was already there. 😯 . My intel told me that the line started a night before and there were people camping overnight outside the building.

REV.O Lifestyle Suites Bukit Jalil City Launching Event. Taken before noon

REV.O Lifestyle Suites Bukit Jalil City Launching Event. Taken before noon

REV.O Lifestyle Suites Bukit Jalil City Launching Event. Queuing patiently waiting for their turn to go in as there is crowd control inside the sales gallery. Taken before noon

REV.O Lifestyle Suites Bukit Jalil City Launching Event. Queuing patiently waiting for their turn to go in as there is crowd control inside the sales gallery. Taken before noon

REV.O Lifestyle Suites Bukit Jalil City Launching Event. Queuing patiently waiting for their turn to go in as there is crowd control inside the sales gallery. Taken before noon

The sales gallery entrance of REV.O Lifesytle Suites was well taken care of by two gorgeous ladies and the crowd control was well managed. The management only allow one group after another to enter the sales gallery to proceed unit selection and booking payment. This is to prevent overcrowded and rowdiness causing any unwanted kissing behavior in the sales gallery
 . In other word, even when we buy property as a customer we want to have some comfort in term of spacing. We don’t really want to buy in a “Pasar Malam” (night market) kind of environment unless we are buying “Pasar Malam” product.
( Don’t get me wrong here, I ain’t looking down on pasar malam, in fact I love pasar malam and the environment 🙂  but not when I am buying property)

If we want to buy, we want to buy with class 😎

I guess a lot of new or established developers had long forgot or miss out about this especially during the good time. We are buying a product with a price tag of at least six figures and as a customer we deserved the utmost service quality and class. There is a difference buying a Rolex in a Rolex shop and buying a watch at night market. Is not the customer to determine which developer is Rolex or not , but most of the time is the developer themselves. 🙄

REV.O Lifestyle Suites Bukit Jalil City – The Crowd inside the sales gallery where only certain number of people to enter at one time.

REV.O Lifestyle Suites Bukit Jalil City -Booking Payment Counter

REV.O Lifestyle Suites Bukit Jalil City – While this unknown gorgeous lady busying with the booking, I stole a shot of the background of REV.O Lifestyle Suites. I give me an almost perfect imagination some one living working in the actual REV.O Lifestyles Suites itself 😛

It is quite clear to me the intention of developer of REV.O Lifestyle Suites event was held at Menara MBMR is to present themselves to the invited and uninvited guests to have a feel and get to know more what kind of product that this developer Gemilang Eramaju : Developer of REV.O Lifestyles Bukit Jalil City is delivering. It would be a pretty good gauge by seeing their actual finished product of MBM Land and of course we hope that REV.O Lifestyle Suites won’t disappoint REV.Os ‘buyers.

REV.O Lifestyle Suites Bukit Jalil City – Menana MBMR @ Mid Valley

Already way past noon, yet the crowd was still hovering around and there were remaining people still queuing behind the sliding glass door to make their way inside to see what is still available for booking. Today turn up crowd estimated to be more than the total units of
421 freehold REV.O Lifestyle Suites
 . At this time, the booking had reached more than
88% taken
. Despite the soft market as what most people thinking, there must be a strong reason for purchasers willing to queue overnight and stand-wait for few hours just to try their luck.

REV.O Lifestyle Suites Bukit Jalil City Event Launch – Picture taken after lunch hour. People still waiting for their turn to go in

REV.O Lifestyle Suites Bukit Jalil City Event Launch – Picture taken after lunch hour. Still a small crowd waiting outside before proceed to the sales gallery’s entrance

Gemilang Eramaju is not newbie in the market, according to one of the director –
“they are confident about their project looking at the proven past record, experience and knowing the market well what the market want ; REV.O Lifestyle Suites provide the right product at the right location to the right crowd.”
 Well I guess the turn up and result of today speaks for itself.

Not only that, the event was well organized. Gemilang Eramaju was very generous with the foods and beverages unlike those typical catering where serving typical fried rice, curry chicken, fried noodles, curry puff, instant coffee and etc. For those who visited property launching frequently enough will understand what I am trying to say.

For those coffee lovers you will be able to get free flow of full fledged coffee
freshly grinded and pressed on the spot
 by
Café Marmo
 and I just can’t stop myself keeping my coffee cup full all the time during the entire event.

REV.O Lifestyle Suites Bukit Jalil City Event Launch – While others queuing to go in sales gallery, I queue for coffee 🙂

REV.O Lifestyle Suites Bukit Jalil City Event Launch – Freshly pressed and brew coffee! Finally my turn, and I ordered Flat White, Long Black, Cappuccino, Latte, Expresso ( ALL x3) . Yes I am caffein-intoxicated)

Delicious cakes and pastries were provided and it just blend well with my coffee 🙂 and how often you will get Spanish dish like
Paella
, the
Garrett premium popcorn
 as well as drink like
Sangria
 in the property launching event? You tell me about it. I hope Gemilang Eramaju is not setting a standard too high for other developers in the coming future events, not that I mind at all and I will be glad to attend. For those who think that
“Hey I am a property developer and selling property, who care about the food and beverages? As long as my product is good and affordable who will care about the food and I am not in F&B business”
 Well it is quite true and I agree to some extent but for me being a good developer is more than that,

the only constant thing is life is change

If you can improve and give extra alpha, why not? In some way, it will exhibit how thoughtful you are as a developer, thus in directly giving some confidence to your customer as well your potential customers. Most important is being able to keep your customer happy during entire process from
before
 buying till the end when your customer receiving the
end product
. If you can do it, you are separating yourself a different level from other developers.

REV.O Lifestyle Suites Bukit Jalil City – Canapes

Garrett PopCorn

REV.O Lifestyle Suites Bukit Jalil City Launching Event – Paella is so yummy!

Keep Calm and Drink Sangria!

All in all, well done to Gemilang Eramaju and the success of REV.O Lifestyle Suites, I can see majority of the people attended the event was quite happy regardless going home with empty handed or with booking form.

Before I end here, I just have to say, I was having a problem finding the toilet! There ain’t any signboard or indication where the toilet is located until I asked or did I miss it?
 For this I have to minus your point. 😀

If you are reading this, you better not to miss any signage at REV.O Lifestyle Suites Bukit Jalil City! 🙂

Congratulation to all the buyers and wishing you all the best.

-Pen Off For Now – I am JJ the intern of PROPCAFE

REV.O Lifestyle Suites Bukit Jalil City Launching Event

For those who wants to know more about REV.O Lifestyle Suites Bukit Jalil City

Please click on the link below :

The REV.O @ Bukit Jalil City By MBM Land [ Executive Summary Review]

The REV.O @ Bukit Jalil City – REV.Olutionary Lifestyle Office – Part Two

From The Edge Property Malaysia –
REV.O office suites 95% taken up after launch

Think Differently Work Creatively!

It was really fun to attend such an event! I am JJ – the intern of PROPCAFE 🙂

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PROPCAFE™ 360 Degree View: Rimbun 2 Bandar Kinrara by SP Setia

Rimbun 2 Bandar Kinrara by SP Setia

These days landed property in NON SBF (very painfully far) location are really hard to come by.

Location of Rimbun 2

Rimbun 2 Bandar Kinrara is developed by SP Setia. Bandar Kinrara Puchong, some said it’s Kuala Lumpur  need no further elaboration, it is a  prime location township developed by I&P (now SP Setia) neighboring, Bukit Jalil, Bandar Sunway and Seri Kembangan.

A bit of history here, I&P was the township developer of Bandar Kinrara, it was previously a sister company of SP Setia, a corporate exercise took place in 2017, where SP Setia
bough
t over I&P for RM3.65B.

By reviewing even the latest product offerings of SP Setia, we notice that the core product features, from product rendering, facade design, layout, they are cookie cut from I&P previous launches. Even the name of this landed development is a reflection of that. Rimbum 2 Bandar Kinrara is the development after Rimbum 1, sharing almost similar facade, layout as well as land plot (ok this one differs by a little).

Time of launch

Rimbun 2 was launch around June 2017. Just about time when SP Setia announce the acquisition of I&P. So technically this is still an I&P brainchild. Fast forward to 2020, we saw the subsequent launches of Legasi 2, Rimbum 3, they actually inherit past I&P product DNA bulat bulat.

Product information of Rimbun 2

Rimbum 2 is freehold double storey landed property. Typical land plot size is 24×70 or 1,680 sqft. The standard built up is approximately 2,034sqft and price starts from RM900,000 for a typical intermediate unit, price point wise during in 2017, it was pretty decent actually. Standard unit comoes with 4 bedroom and 3 bathrooms.

The unique selling point, of Rimbun 2 is the good plot size with 24ft frontage, we would 24ft width terrace is very good size, a rare one these day, the extra 2 ft against a common 22ft can do wonder for furniture placement. This can easily fit 2 cars, meanwhile the 70ft length is standard to present day usage

All the units of Rimbun are
North
 and
South
 orientated, they are very much feng shui compliant and lesser exposure to west sun.

Deep into BK7

If you access Rimbun 2 from Giant Bandar Kinrara, it is real deep, length drive in, however if you are coming in from Lebuhraya Bukit Jalil that’s another story. Tucked into BK7 means it is very near to Pavilion Bukit Jalil, Rimbum 2 is located approximately
3km
 from the heart of Bukit Jalil, Kuala Lumpur.

Actual Product Review

So enough of introduction, Rimbun 2 took vacant possession on July 2019, let’s take a look at the actual product against it’s initial artist illustration shall we.

24ft wide frontage

Coming in to the door entrance of the unit.

There is a additional provision storage space, ideal to keep some bulk gardening items perhaps.

While looking inside the living hall, as well, it is an open plan layout. While ceiling height is approximately 11ft. First impression stepping into the unit it is quite bright and spacious.

The wet kitchen looks smallish here. While you have see next pics.

Getting out the to back of the unit, there is a good 5ft space, that give you an option to further extend to wet kitchen or laundry drying area.

There is a storage area underneath the staircase, UNIFI point should be here.

Moving on to the upper floor shall we.

Starting from the staircase to upper floor, they are all on wooden flooring.

It is particularly bright and airy when such volumes ceiling heights >16ft and provision of windows for air ventilation.

Let’s us tour the master bedroom, very spacious indeed.

While the finishing of master toilet is well expected the norm these days.

Let’s check out the view at the master bedroom.

While the common bedroom are pretty good size too.

If we are to nitpick, it would be great to have en-suite bath rooms for these common rooms instead of a share bathrooms.

The common rooms are also comes with some open views.

After touring the house, it is also good to check out other surrounding right. The internal road is approximately 50ft. So your opposite neighbor may not be that right up your face. Jokes aside, this would made parking, or navigating around the neighborhood to be at breeze.

There is also a community park within the Rimbun 2, ideal for those who enjoyed some outdoor exercise.

So there you have it, PROPCAFE has just taken you through a walkthrough of a sub sales landed property viewing. What you have just seen, Rimbum 2 at Bandar Kinrara has an asking price of RM1.15m.

So you like what you see, do subscribe to our blog, like our Facebook page for more posts like this.

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PROPCAFE™ News : RUMAWIP Suria Pantai @ Pantai Sentral Park

Affordable home at
RM275,000

RUMAWIP

Suria Pantai
 @
Pantai Sentral Park
 by IJM Land & Amona Development for you to work, live, and play.

Young professionals and families looking to start a home – hear ye, hear ye! Smoothen those furrowed brows because IJM Land and Amona Development have built the perfect solution to your concerns – the attractively-priced and strategically-located SURIA PANTAI.

When the city is brimming with opportunities and commercial hubs, living then comes with a hefty price tag – one most young adults cannot afford. Hence, IJM Land and Amona Development in supporting the government’s initiative – Rumah Mampu Milik Wilayah Persekutuan (RUMAWIP) – to cater to the need for more affordable mass-market homes have developed SURIA PANTAI that is priced at a very affordable RM275,000.

“We support the government’s efforts to make houses more affordable for our fellow Malaysians, especially the younger generation. SURIA PANTAI is located in The New Golden Triangle of Kuala Lumpur – positioned accessibly within reach of amenities as well as paths of connectivity. It’s about
3km to Mid Valley and 5km to KL Sentral
. Considering its prime location, where surrounding properties are priced at the millions, this development is a true value for money option that should not be missed,” said Dato’ Hoo Kim See, Senior General Manager (Central Region) of IJM Land.

Suria Pantai Aerial View

SURIA PANTAI will benefit significantly from the upcoming Pantai Sentral Park Interchange, set to be completed by the
fourth quarter of 2018
. The interchange will link homeowners to major hotspots in neighbouring areas including KL, Petaling Jaya, Bangsar, Cheras, Subang, and Sunway.

With
896 units
 in total, SURIA PANTAI is low-density and offers sufficient built-up space measuring
810 sf
 in a building that comprises of
34 floors with 26 units per floor.
 The
3-bedroom, 2-bathroom
 layout is functional as it meets the needs of all home buyers be it single working professionals, married couples, and families. With each unit, homeowners are entitled to
one parking unit in the covered car park
. The development will feature facilities such as a swimming pool, a playground, and a multipurpose hall for work and play.

Additionally, SURIA PANTAI is gated with a security service to ensure the safety of its dwellers. Another major highlight is
Taman Rimba Bukit Kerinchi,

a 200-acre forest reserve
 that lies at the edge of the development – a sure hit among nature lovers who would be overjoyed to partake in a multitude of different activities such as hiking, jogging, and cycling. Even residents who are not nature-enthusiasts would find peace and tranquillity amidst the verdant views and lush greeneries that the forest reserve has to offer. Bukit Kerinchi is the perfect getaway from the city and an entrance into a different world.

At SURIA PANTAI, homeowners will wake up to crisp morning air accompanied by the music of birds that will still every dweller’s heart and bring them happiness as they start their day. There is a zen quality; a gentle hum from the natural surrounding and the fresh air will allow homeowners a break from the hustle and bustle of the city. A time and space to heal, to reflect, and to spend time with loved ones.

RUMAWIP Suria Pantai Swimming Pool

“Homeowners will love how close they are to nature and to surrounding amenities like shopping outlets, education centres, healthcare institutions, retailers, hotels, golf clubs, and parks,” added Dato’ Hoo.

Couples with children will be glad to know that schools are within the vicinity of the residence, which include SK Bangsar and SMK Seri Pantai, located roughly 2km away. Even running errands and performing everyday necessities are convenient with retail stores and malls like Mid Valley, KL Gateway, Aeon Prime and bank facilities within close proximity.

The development is strategically located near train stations along the LRT and KTM lines such as KL Sentral, Universit LRT and Pantai Dalam KTM. Other nearby amenities include educational

institutions like Universiti Malaya as well as healthcare centres such as University Malaya Medical Centre, Pantai Medical Hospital, and Columbia Hospital.

Single individuals with a monthly income of
less than RM10,000
 and
combined household
incomes of no more than RM15,000
 are eligible to enjoy a life of convenience this residence offers—provided they are currently working and residing in Wilayah Persekutuan.

The development is now
open for registration
 via SURIA PANTAI’s official portal:

www.suriapantai.com

For more information, interested buyers can also visit the sales gallery,

ICE Gallery PantaiSentral Park,

Lot No 2, Level 1,

Jalan Pantai Sentral, 59200 Kuala

Lumpur.

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PROPCAFE 360 Degree View : Rymba Hill @ Kota Damansara by Sunway Group

Last month i did a bllingual review on Damansara Foresta, where the development comes with 21 acres of reserve forest, in fact, DF is not the first development comes with this forest theme.  Sunway Bhd has already launched the similar concept 3 years ago.

For Rymba Hills, the 6.5 acres of private forest park are owned by the residences via strata titles ownership, and could be only accessed by the residences and their guests.  This development covers 80 units of zero lot bungalows in 5 designs, all are in 3 storey. Its BU area ranging from 4500 sqft to 4650sqft. The phase 1 are all in Type C, while Type B is unique in the sense that the entrance is at the 2nd floor. Type A and Type D are the only types backing the hills, and comes with lift.

Above : the jungle tracks at the back of the house which leads to the 6.5 acres forest

The initial pricing for Phase 1 (Type C) was RM2.98mil, before the 5% rebate + RM50K cash voucher, Sunway PAL Members additional 3% Discount, with DIBS scheme. The phase 1 already VPed, while Phase 2 would be handovered in 3 months time. When visited the open house today, there are around 10 units still available for grabs, price starts from RM3.6Mil.

Left:  Club house and Armanee Terrace, Damansara Perdana, at the back

Above: Out door Gym and Sports.

The nearest competitor of Rymba Hill (RH) would be SHC’s The Effingham (EF) at Bandar Utama. It is fair to compare both as both are closed to each other with around 5 mins driving distance, and both are in ready to move in condition, given EF is BTS.

Below are the summary and comparison:-

a) Leasehold (RH) vs Freehold (EF)

b) Lower density for RH, i.e. only 80 units in the entire development, or merely 4 units per acres. There is no information on the total land size of EF, but i believe the EF’s total number of 212 units are higher in density.

c) Fenceless open concept for RH, thus can easily park up to 6 cars in own compound, whist EF is fenched. It won’t be surprise if the EF’s car pouch can only fit in 2 SUVs or 3 Kancil, unless one sacrifies the small piece of greens.

d) Both come with Club House, RH’s club house is generos in size with 4 storey + lift compared to EF’s 2 storey. but the 6.5 acres exclusive forest reserve for RH is definately a PLUS

e) EF Zero Lot has bigger BU of average 6000 sqft, whist RH BU’s is 25% lesser. But then EF only has 2 sides open vs RH has 3 sides open + only 1 side covered by wall, thus better air circulation, and more spacious feel.  EF is designed with 2 walls closed, as the back of the house is either facing the main road (Persiaran Surian) or other units.

f) There are ample of visitor car parks for RH, EF has none, and if the visitors were to park at the road side, it would be no different then its BU1- BU12, It would look very messy.

Those who fed up of the congestion at Persiaran Surian, can use the altrnative underpass near Palm Spring, and the road will lead to the SRJKC Damansara, then to the juction in between BU8 and BU 11, passing the old Sony factory. From here can be linked to SPRINT Highway, LDP or NKVE.

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PROPCAFE Peek : Saville @ Kajang By MKH

Kajang .. is at the south of KL  .. probably more reknown for it’s Kajang sate than anything else.  Kajang has also seen its burst of growth the last few years.

From Gamuda’s picturesque Jade Hills, to Nadayu 92, TTDI Grove ,  Tropicana Heights and of course the King of Kajang – Metro Kajang’s Kajang2 and the various Kajang Boulevard, etc

There’s also been a hodge podge of various other smaller developers with projects mushrooming around the area.

Latest being .. Saville Kajang.  Perhaps being overshadowed by its more glamorous Saville Cheras brother (located above the MRT at Taman Cuepacs), Saville Kajang was just recently opened for pre-launch pre-booking.  Are there such words ? Or should it be pre-launch booking.

Located along the busy Jalan Reko, Saville Kajang is closer to the SILK end of Jln Reko than the middle Kajang 2 location.  Jalan Reko itself, is a busy long road, starting form the workshops , passing by Kajang2’s location, then the KTM station of Alam Sari, before approaching a greener Bangi and eventually the border of Universiti Kebangsaan Malaysia (UKM – Bangi).  It’s an important artery connecting the 2 township of Bangi-Kajang, which is slowly blending melting into each other, like how PJ and Shah Alam has gradually merged through the years.  There’s even a Jaya Grocer nearby.  Kajang 2 which will include a new Rafflesia International school, will also see the building of a new KTM station.

There are 2 blocks – A and B, total of 576 units. The units come in 3 different sizes, 709sf (2 bedrooms,1 car park), 855sf (3 bedrooms, 2 car parks) and 1004sf (3 bedrooms and 2 car parks).  Units are bare units, with no cabinets, kitchen fittings or plaster ceilings – but this is to be expected given the target market of such offerings.

For Block A, the units come in North facing (faces Kajang town) and South facing (facing future Kajang 2 skyscrapers, as well as high tension cable).

Units are going fast, with the 855sf units 7 and 13 (north facing) all taken up; whilst similarly sized corner units on the same floors – units 9 and 11 – moving slower due to the more expensive pricing (about RM15k more) and also because these units open directly to the lift lobby.  But unit 11 is considered more ‘jialat” as there’s a possibility of the waste disposal door bring right in front of its front door!  And this is a premium priced unit, mind you.  For the 10xxsf unit, there were lower floor units still available, these are all pool facing units.  I don’t see much premium in higher floor units, as the pool is actually quite tiny – and higher pool view floors will not have much of a view! (charts and layout plan taken from Lowyat forum)

Current promotion for Saville Kajang :

+1% for Metro Kajang’s repeat buyers

Free legal fees on S&P and loan agreement

Conclusion

Seems a decent proposition for novice investors.  Although the 705sf can be viewed as cheap, sub-RM300k – bear in mind these 2-bedders come with only 1-car park each.  The 855sf unit seems more palatable for investors.

With Metro Kajang putting its reputation at stake in the development of Kajang 2 (building a brand new KTM station right at its door step), developments in this vicinity will augur well for Saville Kajang.  Investors are advised to do their own due diligence on the surrounding’s rental market on the rentability and affordability of such units by the local population.

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PROPCAFE Guide : SAY NO TO C.A.M.P, SAY NO TO ILLEGAL AGENTS : A Campaign By BOVAEA

SAY NO TO C.A.M.P , SAY NO TO ILLEGAL AGENTS : Six-month awareness campaign unravels new methods of breaking the law

Most of the time we hear about new launching here and there, property market outlook up or down, how to invest in property, how to become a smart investor, where to buy, what to buy, market gloom and market boom but hardly the ugly side of the story- Property scam : How I was cheated or scammed

Photo Credit to www.diffen.com

PROPCAFE received an invitation from
#
BOVAEA
 (BOARD OF VALUERS, APPRAISERS AND ESTATE AGENTS MALAYSIA) to cover a press conference to reveal several new methods that illegal agents are using to dec
eive Malaysians. These new methods were discovered during the recent six month awareness campaign to combat the spread of illegal brokers.

The campaign, called C.A.M.P, was organised to educate the public on the various methods used to con unsuspecting property buyers. C.A.M.P encapsulates the four main methods used by the illegal brokers, namely, “Cheating, Absconding, Misinterpretation and Profiteering.”

New threats have emerged in the property market as individuals, investors, business entities and companies have become illegal brokers in the country to cash in on new projects development opportunities. In fact, it was discovered even a
highly recognizable public listed company
 had started a property portal to promote developer’s product. So the next time when you hear anything about public listed company, it does not mean you are safe from being cheated.

The Board of Valuers, Appraisers and Estate Agents Malaysia (BOVAEA), the governing body for registered estate agents in the country said they are concerned at the apathy of these groups that disregard the law.

The issues above were discovered during a six-month campaign called C.A.M.P that was organised to educate the public on the various methods used to con unsuspecting property sellers, buyers, landlords and tenants. C.A.M.P encapsulates the four main methods used by the illegal brokers, namely,
Cheating, Absconding, Misinterpretation and Profiteering.

During this campaign, BOVAEA also discovered individuals and companies using new age media to market properties illegally. An example is where web page applications (app) that urged landlords to refrain from using the services of Real Estate Agents, undermining the legal authority that encompasses the practise through an Act of parliament. Their action may cause problems and legal challenges to landlords who use their services as neither the law nor the web-based company will protect them. With the technology advancement of internet and the booming era of tech startup, a lot of activities including scam and con job been made more simple, fast and convenient. Thus when one comes to apps or website where involving money or personal info, you have to be extra sensitive and cautious. There also another thing about pre, pre pre , pre pre pre registration of property; where most of us here have experienced, there is another way to fish and collect info to create merely a database without any intention of registering you to the so called project. If you want to register for any project, go for those proper one with well-known established legal agency or developers.

President of the Board of Valuers, Appraisers & Estate Agents, Tuan Haji Faizan Bin Abdul Rahman said such incidents have increased in view of the constant demand for properties and the current challenging market.

He stressed that it is time for those who are breaking the law, to stop as the law permits only trained and competent people to market and sell real estate.

“BOVAEA has since investigated the matter and found that the listed company infringed the Valuers, Appraisers and Estate Agents Act 1981 (Act 242). We also want to reiterate that those who appoint these illegal brokers may also be contravening the law as abetting also falls under the Act,” he added.

From left to right: Eric Lim Chin Heng, Chairman, BOVAEA Estate Agents Practices Committee, Tuan Haji Faizan bin Abdul Rahman, President of Board of Valuers, Appraisers and Estate Agents (BOVAEA), K. Soma Sundram, Member BOVAEA Estate Agents Practices Committee.

Faizan who is also the Director General of Valuation and Property Services, said “that one of the Boards aim is to protect the public against illegal brokers and as such the public must be aware that when selling, purchasing, letting or renting they should seek the representation of registered agents and or Negotiators.” If you engage a registered real estate agent or certified negotiator, then BOVAEA can take action should there be a dispute. When using an illegal broker or firms not registered with the Board, there is little we can do to help the parties concerned. Hence we continue to urge the public to be prudent when they appoint an agent and please check their legality” he added.

Registered Estate Agents must go through 4 years of study i.e. having to have passed Part 1, Part 2 comprising 12 papers and undergo two years of practical training before sitting for the test of professional competence exam after which they are registered with the Board and as such only registered real estate agents as specified in section 22C of the Valuers, Appraisers and Estate Agents Act can act as agents in selling, purchasing, letting or renting of any properties.

He said, “If a registered agent is convicted of any offence involving fraud, dishonesty, contravening or failing to comply with provisions of the Act or Rules, found guilty of professional misconduct or any conduct that is disgraceful, the Board may take punitive actions against the agent.

Punishment includes removing the agents name from the register, suspension of practice, admonishment (warning) and/or a fine.

“Dealing with registered estate agents and negotiators provides a certain standard of service and there are options for recourse should negotiations or deals go badly,” stressed Faizan. He reminded those using the services of Agents to deal with registered estate agents with an authority card or Probationary estate agents and real Estate Negotiators wearing a
Red REN
 tag issued by BOVAEA.

He sought the cooperation of REHDA and the developers to work with the Board to make sure that those appointed by the developers are registered agents. He also pointed out that RENs who are marketing projects for developers and participating in exhibitions
must carry the red tag
 to identify themselves.

Photo Credit to www.ipohhouse.com

Faizan, also said the Board is proactive and are taking quick action against such fraudulent behaviour and reminded illegal brokers that they would not tolerate infringement in any form.

He also envisaged that the Board is now actively working with the police and the AG chambers office to take action. Those found guilty under Section 30 of the Act is liable to
a fine not exceeding RM 300,000
 or imprisonment for a term
not exceeding three years or both
.

“The Estate Agency Practice Committee (EAPC) committee is now actively monitoring and identifying such illegal activities”

Registered real estate agents are also reminded to act within the code of conduct set by the board that helps protect the public against fraud, misrepresentation and unethical practices in respect to all real estate transactions.

He also added agents and public to report such abuse to the board immediately at
603-22876666
 or login at
www.lppeh.gov.my
 or
www.propertyagent.gov.my
 for further action.

Details of the four schemes are as follows:

Cheating

Cheating would be acting dishonestly or unfairly to gain an advantage over the client. A simple example would be to conduct a sale or rental of a property with the intention to withhold information. The key word is intention. In Malaysia it is estimated that 20% of house buyers are cheated every month based on complaints received, the actual numbers may be higher.

Absconding

Absconding on the other hand means running away with client’s money – usually with the deposit money. However other instances could include asking for payments to be issued in their personal names or not refunding the deposit when a sale or tenancy is aborted for a legitimate reason.  It is often hard to trace an agent once he has absconded so prevention is better than cure in this case.

Misrepresentation

Misrepresentation can be a false fact or an omission of fact that could have affected the purchase decision. For example, a material fact that would have affected the decision to purchase a property. If a person masquerades as an agent, omits facts of the land status, lease period or even termite infestation, it is deemed as misinterpretation as well.

Profiteering

Profiteering may refer to situations when someone attempts to take advantage of circumstances to make excessive profits. It is the generation of unfair or unauthorised profits through manipulation of prices. Collecting higher fees than as prescribed by law or collecting a differential sum from the vendor’s price and selling price is also considered profiteering.

My friends, there are unprofessional and unethical brokers out there. These bad apples usually give a very bad name and in general will tarnish the reputation of those true professional agents in long run.

If you smell something like MLM, Sure, Guaranteed or like the money FALL FROM THE SKY , please be double triple more careful! Be extra cautious, be skeptical because greed might blind our intelligence. It does not discriminate and
 it can happen to anyone of us at anytime and anywhere
.

Equip yourself with knowledge, please don’t save on the agent fee and go get a reputable established real estate agent/broker/negotiator. Do you need help for recommending a good property real estate agency from PROPCAFE?

About BOVAEA

The Board of Valuers, Appraisers and Estate Agents Malaysia was set up in 1981 under the purview of the Ministry of Finance, Malaysia. The setup and operation of this Board is governed by the provision of Valuers, Appraisers and Estate Agents Act 1981 and the Rules 1986. Its primary function is to regulate the Valuers, Appraisers and Estate Agents practising in Malaysia.

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PROPCAFE Peek : Seasons Garden @ Wangsa Maju By SCP Group

We have been busy for quite sometimes and we had some property preview with some of our regular readers.

Nevertheless, we are back and we will continue to provide our impartial views of project launches. Propcafe went to visit Seasons Garden (SG) couple of weeks ago however only now able to put this review in the blog.

Overview

Developed in 6acre of commercial leasehold land (expire at 2083), The SG located at the quieter part and old neighbourhood of the Wangsa Maju Section 10. The project is sandwiched between Sapura Wangsa Maju and Medium cost apartments. This project will take 4 years and expected to be completed in July.2018.

Location and Surrounding

Wikimapia: Location of Seasons Garden

The project consists of 1502units spread in 4 blocks that consist of 2 blocks 35 storeys, 1 block of 33 storeys and 1 block of 34 storeys. There are 40units of shops to serve the need of the residents as well as the surrounding neighbourhood.

  The Project Notice Board

  The construction progress@October.2014 and the surrounding

Accessibility and Surroundings

Located approximately 7.1km driving distance from Avenue K, SG is easily accessible from Jalan Setiawangsa, AKLEH and Duke highway. For public transport users, Sri Rampai LRT station is approximately 2km away from development, not exactly a walking distance for pedestrians.

The Map

This is the access from Jalan 34/26 to Jalan 26/26

The access

The Road

The Site Signboard

From the googlemap snapshot below, From KLCC to SG is easily accessible via AKLEH and Jalan Ampang and turn into Jalan Setiawangsa. The driving distance is approximately 7km. However due to the notorious jam along Jalan Setiawangsa and Jalan Ampang during the office hour rush, the driving can turn out to be longer than expected.

Google Map: From KLCC to Seasons Garden

If residents need to go to Mont Kiara, Hartamas and Petaling Jaya, it is easily accessible via DUKE highway. For example the distance is approximately 15km via DUKE highway to Hartamas. In future when the DUKE extension is completed, it will be a breeze from SG to DesaParkCity.

Google Map: From Hartamas to Seasons Garden

Masterplan, Layouts and Façade

Most of the information are available in the developer’s website

http://www.seasonsgarden.my/

The artist illustration of aerial view

The scale model

Two blocks (the first phase launches) have been trimmed from above scale model. Nevertheless, 1500 units in 6 acre of land is pretty dense and purchasers should expect the density is on par with those serviced apartments nearer to KLCity such as Regalia. However unlike Regalia where units are ranging from studio to 3 bedrooms, all units in SG come with either 3 or 3+1 bedrooms layout. Assuming each unit can be occupied by 3 residents, there will be additional 4500 residents in 6 acre of land which worked to be 750ppl/acre. I was told generally 200ppl/acre is considered to be acceptable density for high rise lifestyle. Nevertheless, developed has packed comprehensive facilities and amenities to keep the residents occupied. On the lower ground, comprehensive facilities such as humongous landscaped garden with jogging tracks, recreational ponds, gazebo etc

Model of the Landscaped Garden

There are two decent size swimming pools

Swimming pool

In order to keep the traffic flow, developer has smartly design the dedicated access for each carpark level. To ensure security, each level will come with own boomgate and access card system

The units are spread in 4 blocks and block A and B (with Melawati view) have been almost sold out. Developer opened block C and D with KL city view

Building orientation

With exception of type C, the rest of the layouts are available in block C and D. All type A 850sqft are KL City view with south-west facing with 6units/floor for each block. The corner type B 900sqft is only available in block D and type D 770sqft are with inner facing with 5units/floor.

With exception of type D with 3 bedrooms configurations, the rest are with 3+1 bedrooms configuration. In author opinion, the developer is ambitiously fit in too many bedrooms that on paper looks good however practical wise many end users will find it neither here nor there. The room is longish and making and furniture, cabinet and bed placement will make the room very cramped. With exception of type B, the kitchen is pretty small for a family setup layout. Most likely owners will demolish the yard to make the kitchen bigger. Ironically developer has demolish the wall and joint the yard and kitchen in their showunits.

The showunit

Amenities

SG located in established and well mature WangsaMaju. Within a short driving distance you can go to WangsaWalk, Sri Rampai LRT station, AEON etc. For accessibility DUKE highway will zip you to Mont Kiara Hartamas and Petaling Jaya and via AKLEH to KLCC within minutes.

Prices and Specification

Minimal price different between Block C and D. The price starts from RM444K for type D 770sqft before any rebate by developer. This worked to be RM580psf. For KL City facing units, the type A 850sqft starts from RM507K. The psf worked to RM595psf, which is about RM15psf dearer compared to central park views. For all the type, each floor the price is increased by RM2k.

The first two blocks are almost fully booked and the block C and D sales chart was snapped about one month ago with about 40% taken up. In author opinion, RM400-500k is a sweet spot price for a young family setup with monthly instalment approximately RM2-2.5k. the commitment just fall nicely within household income between RM7-10k. However, no freebies such as aircon, wardrobe, heaters and kitchen cabinet will be provided by developer due to the absolute price.

Financing

Attractive financing incentive given by developer. Please check with developer for the further arrangement.

Catalysts

The junction between Jalan Jelatek and Jalan Ampang is notorious for jam especially in weekdays peak hours. The government announced upgrade on the junction to ensure a free flow and Jalan Jelatek will be linked via under pass to Jalan Pandan. Beside reducing the congestion, the motorists can go to Bukit Bintang and Imbi via Jalan Kampung Pandan.

Conclusions

It is mature location with excellent road networks. Most amenities are within short driving distance. The biggest concern of this project is high density however compensated with affordable entry prices for mature location.

Happy Investing!

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PROPCAFE Review : Secoya Residences @ Pantai Sentral Park By IJM

IJM Land’s Secoya Residences @ Pantai Sentral Park Defines Eco-centric Elegance

Homeowners offered two distinct interior styles based on their lifestyle needs

Let me walk you through with a video on a brief introduction of Pantai Sentral Park – Kuala Lumpur’s One and Only Urban Forest City

Inspired by the dream of luxurious living  amidst verdant urban  forest, IJM Land’s Pantai Sentral Park is a singularly unique development that combines the best  aspects of urban and rural living to create  Kuala Lumpur’s One and Only Urban Forest City.

Location and Accessibility of Pantai Sentral Park

Location of Pantai Sentral Park

Pantai Sentral Park is situated at Bukit Kerinchi smacked in between Kuala Lumpur, Bangsar and Petaling Jaya. Pantai Sentral Park is also strategically connected to Kuala Lumpur to the north east, Bangsar/Damansara to the north, Petaling Jaya/Subang/Sunway to the west and Cheras/OUG/SungeiBesi to the south eastern side. It sits within a close vicinity to the Universiti LRT and Pantai Dalam KTM stations which connect to KL Sentral. Pantai Sentral Park is linked to various road networks such as the Federal Highway via Jalan Kerinchi and from Bukit Gasing via Jalan Pantai Dalam. In addition to the existing amenities, IJM Land is building a direct link to Pantai Sentral Park from the New Pantai Expressway (NPE). At the crossroads and located right in the heartland of Kuala Lumpur, Pantai Sentral Park is but a few minutes away from the Mid Valley Megamall, one of Malaysia’s premier shopping locations as well as being located right on the doorstep of the burgeoning MSC Malaysia Cybercentre at Bangsar South.

Secoya Residences @ Pantai Sentral Park

Nestled amidst 200 acres of prime forest reserve, the landmark development which consists of 7 residential phases and 6 commercial phases is expected to be completed within 10 – 15 years, with the 3.47 acre Secoya Residences ready for homeowners in the beginning of 2019. In realising that home buyers have diverse wants and needs, Secoya Residences are styled in two inspiringly distinct interior designer concepts, each with their own unique appeal that are also eminently customisable. Combined with generous development sizes ranging from 1050 square feet all the way to 1,670 sq ft, each property within Pantai Sentral Park is able to offer ample space for home owners to truly make their home a unique extension of their personality.

Secoya Residences Facade

Secoya Residences Pantai Sentral Park Overall Development

Secoya Residences is Phase 2 of IJM Land’s Pantai Sentral Park Development, and comprises of 243 units of residential condominiums with built-ups ranging from 1,050 to 1,670 sq. ft. for its two-to-four bedroom units, priced from RM850,000 onwards.

Every unit is oriented towards the North with city views and the South with forest and pool views to prevent undue heat gains. The 41-storey development will break away from traditional point blocks and the deep unit notion of high rise living; instead, Secoya Residences adopts a non-conventional housing model with wide fronting living spaces combined with shallow floor plates that allow for natural lighting and ventilation along with strategically designed bedrooms with wide window panes in order to allow for an unparalled view of the generous green realms and vertical gardens while framed by the lush forest surroundings of Bukit Kerinchi.

The visionary township of Pantai Sentral Park sits on a significant 58-acre parcel of land and has a gross development value of RM2.5 billion. Surrounded by the lush 200-acre forest reserve, homeowners will have direct access to a number of gardens, parks, hiking trails, leisure and flora educational parks, natural streams and creeks.

Pantai Sentral Park with 200 acre forest park

Secoya Residences Facilities

RAINFOREST GARDEN FEATURES & FACILITIES

1

Fitness Station

6

Adventure Trail

2

Performing Plaza

7

Yoga Deck

3

Party Lawn

 8

 Cascading Waterfall

4

Amphitheater

 9

 Seating Alcove

5

The Lake

Secoya Residences Podium Facilities

PODIUM

1

Infinity Edge Swimming Pool

8

Saunas

2

Jacuzzi

9

Changing Rooms

3

Wading Pool

10

Basketball Court

4

BBQ Area

11

Children’s Playground

5

Multipurpose Hall / Function Rooms

12

Lifestyle Pavilions

6

Reading Room

13

Gym

7

Games Room

14

Sunken Sundeck

Secoya Residences Pantai Sentral Park Layout Plan

Secoya residences – the shallow floor plate design which maximises the penetration of light as well as energy saving.

Secoya Residences Pantai Sentral Park Type A & B Unit Layout

Secoya Residences Type A and Type B

The 2 bedroom, 1050 square feet Secoya
Type A
 has a ‘Young and Energetic’ concept, aimed at  upwardly mobile professionals that are within the age group of 27 – 35 years old who are young and energetic with a passion for life and everything it has to offer. This design concept incorporates many of the lifestyle elements that are important to this target group, such as sports and exercise, fun loving and enthusiasm, and harmonious simplicity with spaciousness.

There is a touch of sporty chic in the overall interior design concept with a strong emphasis on refinement. The living area adopts a duo-tone colour scheme to accentuate expansiveness and vibrancy. The ceiling panelling incorporates lighting arrangement that casts light and shadows on the walls and floor to create an illusion of the outdoor sunlight and leafy shadows. The clever use of wall space to display exercise and sports equipment is not only space-saving; it underscores the prominence of sports and exercise in the lives of the residents. The wall moulded panelling and
avantgarde
 shelf for the TV area is an artistic touch to accentuate contrast and a sense of movement to a blank space. The open kitchen area with its high countertop promotes the sense of understated elegance.

The wall lighting and artistic décor are custom-made to complement the interior design concept.  The master bedroom incorporates a spotlight to cast a shadow of a yoga pose on the wall, enhancing the atmosphere of fitness and well-being. The 2
nd
 bedroom uses the same concept of spotlights and shadows to create a mood of fun and exuberance, which is perfect for younger children. The open wardrobe with its fashionable décor and display creates a comforting sense of space, which is undoubtedly what the young professionals seek, in asserting their personal style.

Secoya Residences Pantai Sentral Park Type B1 & B2 Unit Layout

Secoya Residence Type B1 and B2

Secoya Residences Pantai Sentral Park Type C & C1 Unit Layout

Secoya Residence Type C and C1

However, older homebuyers with larger families are likely to be drawn to the 4 + 1 bedroom, 1,670 square feet Secoya
Type C
 unit. The interior design here is a seamless union of vintage feel with a modern treatment of textures and expressions. As the sense of nostalgia is especially strong for those in their early 40’s onwards, this ‘Modern-Retro’ theme is based on their need to “connect” with their fond memories of the past. Aimed at prospective home owners in their fifties with grown children who have spread their wings as young adults in college and high school, this interior design concept will fulfil their unique wants and needs by offering a more cosy, compact living space that is not only easier to maintain but exceptionally stylish too.

For the living area, honed marble is used to highlight the wall texture in a classic Paisley floral motif. The TV is not placed in the living room and the furniture is loosely arranged, to further add to the chic appeal. The custom-made rug with the floral motif accentuates the retro mood, while the décor is entirely vintage-looking with an antique gramophone, radio, and other similarly vintage items. The dry kitchen and dining area with the high countertop gives an illusion of space and while encouraging a family atmosphere. The TV has its own room, with blue LED lighting to complement the exclusive wallpaper for an extraordinary modern-retro effect.

The master bedroom is uniquely retro, with an interlinked ring motif on the wall to symbolise marital harmony, and vintage wood furniture helps to recapture the fond memories of years past. The open wardrobe with a gold framed structure projects an aura of exclusivity and spaciousness, while the retro concept extends to the other bedrooms with open wardrobes, custom-made pendant lighting and wooden furniture. The modern-retro interior design concept and its execution in this unit is an ideal match for the target market of professionals in their fifties with a family.

Grace Foo, Sales & Marketing Manager of Pantai Sentral Park explained that the rationale of offering such distinct interior styles for Secoya Residences stemmed from a deep understanding of the diverse demands of homebuyers.

‘We understand that a home must fulfil the needs and wants of its residents, and that can only happen when the space that surrounds them is finely tuned in to their lifestyle. Secoya Residences Type A and Type C have been carefully designed after considering the fact that home buyers want to feel a connection with their homes right from the moment they set foot inside the door. Their home has be a reflection of their personality, and this is what we believe we have achieved with Secoya Residences, she further elaborated.

Secoya Residences Pantai Sentral Park Specifications

Structure

Reinforced Concrete

Wall

Brick Wall / Reinforced Concrete Wall

Roofing Covering

Reinforced Concrete Flat Roof

Roof Framing

Reinforced Concrete

Ceiling

Plasterboard & Paint / Skim Coat & Paint

Windows

Powder Coated Aluminium Framed Glass Window

Doors

Timber Door

Powder Coated Aluminium Framed Glass Door

Ironmongery

Quality Locksets

Wall Finishes

Ceramic Tiles

Homogenous Tiles

Cement Render & Paint Skim Coat & Paint

Floor Finishes

Engineered Timber Flooring

Ceramic Tiles

Homogenous Tiles

Sanitary And Plumbing Fittings

Type A

Type B

Type B1

Type B2

Type C

Type C1

Water Closet

2

3

3

3

4

4

Water Basin With Tap

2

3

3

3

4

4

Kitchen Sink Tap

1

1

1

1

1

1

Hand Bidet

2

3

3

3

4

4

Shower Head

2

3

3

3

4

4

Tap

1

1

1

1

1

1

Electrical Installation

Type A

Type B

Type B1

Type B2

Type C

Type C1

Lighting Point

20

22

25

23

28

28

Power Point

20

23

24

23

24

24

Ceiling Fan Point

3

4

5

4

6

6

Air-conditioner Point

3

4

4

4

6

6

Water Heater Point

Nil

1

1

1

1

1

Hot Water System

2

2

2

2

3

3

SMATV Point

2

2

2

2

2

2

Door Bell Point

1

1

1

1

1

1

Data Point

2

2

2

2

2

2

Telephone Point

2

2

2

2

2

2

For a more holistic appreciation of Secoya Residences, do drop by the new IJM Land Centre of Excellence or ICE Gallery at Pantai Sentral Park. Designed by leading architecture firm Surbana Consultants Sdn Bhd, in collaboration with renowned interior design firm DWP (Design Worldwide Partnership), the new ICE Gallery offers a unique multi-sensory experience, which includes architectural models and show rooms as well as the various interactive and experiential exhibits.

The ICE Gallery is now open daily from 9:00am to 6:00pm Monday through Friday, 9:00am to 5:00pm on Saturday and 10:00am to 5:00pm on Sunday.

For more details, please call 1800 880 456 or visit
www.pantaisentralpark.com
.

Last but not least, Selamat Menyambut Hari Malaysia! Let’s stay united together as ONE nation for a better, stronger, peaceful and harmonious place for the coming many generations.

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PROPCAFE Guest Review : Section 13 @ Shah Alam

Contributor Review By : Muhammad Nasrullah

This article is contributed by a property enthusiast who share the same passion as most of property lover out there. Thanks to his generosity to share his work and research with the public. His initial work of Section 13 Shah Alam Analysis consist of 60 pages and hardly  we come by such a comprehensive analysis on such a huge coverage area – Section 13 Shah Alam . Below article had been modified by the contributor to suits for general reading purposes and serves more to an introduction of Section 13 Shah Alam. As most of us much focusing on other part of hot area of Greater Klang Valley, Shah Alam  had been in the shadow of the lime light. Will this be the sign of awakening of Shah Alam? Only time will tell and for those who will first see the first light in the darkness is just a moment of life, t
he amount of gain is depending on how early you can see light in the darkness. It need someone who believe in themselves who is special to be able to see it. In investment there are no hard rules. Only the true genius create a new rules. What other think doesn’t matter. What you believe in what uyou think matters. Enjoy the article by Nasrullah
 PSFInsight
.

Note: PROPCAFE welcomes all property enthusiasts to submit their own assessment or review on a specific project to PROPCAFE. PROPCAFE always respect the view from contributor, however, PROPCAFE would like to highlight that to publish the article or review from PROPCAFE’s guest contributor doesn’t mean the PROPCAFE is agree (or disagree) the point of view of the contributor. PROPCAFE always promotes the sharing of healthy information on property and hopefully we will receive more contributor review in future.

Section 13 Shah Alam Analysis By Nasrullah
 PSFInsight

Section 13 Shah Alam used to be rubber plantation estate. Today, it grows into Shah Alam’s flourishing commercial centre. It currently has 3 hypermarkets; Giant, Tesco, and Tesco Extra.

There are 2 mixed developements in Section 13 Shah Alam. One nearly completed is Sri Acappella Residences and Hotel, and Naza TTDI’s TTDI Gateway. TTDI Gateway comprises of 2 phases. Phase 1 comprises of TTDI Sentralis and phase 2 will comprise of shopping mall, serviced apartments, office block and hotel.

TTDI Sentralis is mixed development which consists of mall, 220 units of serviced apartments and 220 units SOVO units. Located next to Giant Hypermarket. Currently their shopping mall retail units being sold separately to individual buyers. There will be 2 drive thrus in TTDI Sentralis, McDonalds and Starbucks.

Not far from TTDI Sentralis project is AEON mall, Emira serviced apartments by OSK properties and Management and Science University(MSU). Emira serviced apartment consists of 440 units.

Other ongoing projects in Section 13 Shah Alam is Metia serviced apartments by Hua Yang which consists of 300 plus units.

Developments in Section 13 Shah Alam are low density and therefore creates exclusivity.

Comparison table of new projects in Section 13 Shah Alam and nearby

AEON mall slated for completion by early 2016. As stated by Malaysia Retail Insight in their FB page, AEON mall Shah Alam will have few good retail brands, for middle income to high middle income. Among them are H&M, Padini, Cotton On, Starbucks, Coffee Bean, Green Olive and Red Lobster.

So far AEON mall Shah Alam has the best tenant list in the area. It thus reflects in overall prospect of Section 13 Shah Alam. As mentioned in our research, “Shah Alam Section 13 Property Analysis”, both commercial and residential property value per square foot increase steadily especially those with access and near to infrastructures, facilities and commercial centres.

LRT line 3 will have their station, called stadium station, just in front of Emira serviced apartment located across Persiaran Sukan. It merely a stone’s throw away. Basically those who bought Emira will enjoy LRT and a good Mall (AEON Mall) at their doorstep.

LRT line 3 in Section 13 Shah Alam will give a huge impact to its population. Residents will be spoilt with choices of shopping malls as the station will connect Section 13 Shah Alam to major parts of Greater Kuala Lumpur(GKL), such as One Utama, The Gardens, Mutiara Damansara (home to IKEA, IPC, and The Curve), and the interchange at Bandar Utama with MRT line 1 will connect Section 13 Shah Alam to places like TRX, IKEA Cheras, MyTown Shopping Mall, Sunway Velocity, KLCC and many other major places. Including Bandar Malaysia where SSP line will integrate with SBK line at TRX.

Thus, due to this integrations of MRT lines and LRT line 3, residents of Section 13 Shah Alam will be connected directly to major infrastructures in GKL. It will be very convenient for Section 13 Shah Alam visitors.

Section 13 Shah Alam currently still enjoy low rate psf i.e investors can still buy property at less than 500psf at a place where there will be plenty of quality commercial centres.

Price Chart Over Time of Property at Section 13 Shah Alam (info:Brickz.my)

Not far from Section 13 Shah Alam is Bukit Jelutong, which is currently home to another mixed development by UEM Sunrise and Sime Darby JV called Radia Residences and Mall. Not far away to the east of GKL, we can find Tropicana Metropark (currently underconstruction) offering residences, office buildings, medical centre and a mall. In the north, we can see Glenmarie with their high end residences and home to KDU Glenmarie Campus which will house 7000 students.

Yes, in this vicinity, there will be few quality malls. One by UEM Sunrise, one by NAZA TTDI, and also another one by Tropicana.

Section 13 Shah Alam located not so far from International Schools, such as Fairview International school in Subang Hi Tech, Real International school at Cahaya SPK, and HELP international school in Subang Bestari.

Shah Alam is known for their numbers of millionaires. And it is surrounded by established residential areas with high networth individuals i.e Bukit Jelutong, Glenmarie and Subang Jaya.

Not far from Section 13 Shah Alam, to the east, we can find SS16 which is home to Subang Parade, Empire Mall, and AEON Big Mall. Soon, Sime Darby will develop their Subang Jaya City Centre(SJCC) which will have another mall and some residences.

GKL as a whole will have a lot of commercial centres in future. But quality ones will be numbered. It will depend on who the mall’s operator and their track record.

From the views I gave thus far, I can say that, Section 13 Shah Alam has a very high potential to grow for investments and business. With the infrastructures and quality commercial centres being built, no doubt this place will see its value continue to rise.

About the contributor:

Muhammad Nasrullah
 – Contributor

Muhammad Nasrullah has a background in medicine. He is a property investor and entrepreneur and his skill is in property analysis. Throughout his investment journey, he learn the meaning of value in property. He recently started a Facebook page –
PSF Insight
 to share his thoughts on developments and property news and he can be contacted via :
www.facebook.com/PSFInsight

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PROPCAFE™ Review: Sejati Residences @ Cyberjaya By Paramount Property

PROPCAFE always loves to cover the landed property project in Cyberjaya as every project here always comes with its unique concept and proposition for property enthusiasts. For Sejati Residences, the review lastly materialised. This late visit, in fact, works in our favour as it is so much easy to conduct the review when houses from early phases are all in front of us! No more fancy artistic illustration on concept, overly beautified 3D video, grand clubhouse or landscape design on paper or brochure. For potential home seekers, it means you don’t have to buy a house with imagination like in other projects, you have almost everything to vet! Internal finishing materials and quality are all there for you to assess! No more guessing on the final product of your clubhouse and backlane linear garden! When you are considering more than a million worth of property, it could not have come at a better time to view, touch and feel your dream HOME at Sejati Residences before you commit!

Sejati Residences @ Cyberjaya

Where is Sejati Residences?

Sejati Residences is located at the central of gravity of Cyberjaya. This stretch towards Sejati Residences is going to be “revolutionised” with some fabulous architectural commercial/office buildings of Tamarind Square which early phases have been vacant possessed. Also, you will soon see some fantastic buildings of King Henry VIII College that scheduled to open in September 2018. Its reception and administration building will inherit its traditional European architecture design from its sister college – Christ College, oldest private school in UK, founded in 1540. Do expect some radical change of street scene and vibrancy in this part of Cyberjaya!

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How is the connectivity and accessibility here?

Cyberjaya township is well planned with the easy connectivity to many part of Klang Valley via

Maju Expressway (MEX); Expressway Lingkaran Tengah (ELITE), Lebuhraya Damansara-Puchong (LDP), South Klang Valley Expressway (SKVE), and North-South Expressway (PLUS).

Sejati Location and Accessibility

From MEX to Kuala Lumpur City
Centre (20+ minutes – off-peak). Since the opening of new interchange in Cyberjaya, Cyberian can now get on to MEX easily. It will take you straight to Jalan Tun Razak. From the Kampung Pandan roundabout, you have all options to choose your destination in KL city. It can never be so easy for KL working folks.

From Cyberjaya to Petaling Jaya (30+mins – Off Peak). Head on to LDP. You will pass by Puchong and follow by Subang Jaya, Kelana Jaya, SS2, TTDI, Kota Damansara, and Damansara Perdana.  The exit of LDP toll will bring you to Kepong, Sg Buloh and Desa Parkcity. It is not an easy ride with the infamous LDP traffic though. Again, if you need to get into these areas, no alternative route will make you happy anyway except ride on the MRT! The other link like ELITE from Putrajaya interchange will lead you to other part of Klang Valley, for instance Setia Alam, Subang, USJ, and KLIA (20mins).

Within Cyberjaya, the distance to all amenities is never a concern. Even the heaviest traffic Persiaran Multimedia is not an issue nowadays with the help of SMART traffic lights system. It is always breeze to drive around Cyberjaya to reach any destination, at least, from my experiences and frequent visits here so far.

Sejati Residences @ Cyberjaya

Who is behind Sejati Residences?

Paramount Property is the developer of Sejati Residences. PROPCAFE has covered Paramount Property Profile for many projects (see our review on
Utropolis
 and
Greenwoods
). With this project now at Phase 3, PROPCAFE sees zero risk of abandon given its financial strength and proven track record. Being “The People’s Developer”, Paramount Property has been consistently delivered quality homes to its buyers over 35 years. It is also worth to mention that Sejati Residences has bagged many awards over last few years:

FIABCI Prix d’ Excellence 2017: Silver Award (Purpose-Built Category) for Chengal House, Sejati Residences.

The Earth Conscious Excellence Award 2017 in the StarProperty.my Awards.

FIABCI Award 2016 – Purpose-Built Category for Chengal House, Sejati Residences.

QLASSIC Achievement Award 2016 – Accolades of Excellence in Construction Quality.

Malaysia Landscape Architecture Awards (MLAA) – Landscape Design Award, Chengal House at Sejati Residences.

Best Project Award & Special Award 2015 by CIDB.

Prestigious Developer Award 2015 by PropertyInsight – Best Boutique Development.

Sejati Residences @ Cyberjaya

Sejati Residences, Cyberjaya

Let’s come back to Sejati Residences. A total of 249 units of landed freehold properties will reside at a 40-acres land of Sejati Residences (6 acres – Green allocation), comprising bungalows, semi-detached, courtyard villa and superlink homes.

While getting into Sejati Residences, PROPCAFE was first pleasantly welcomed by the grand entrance statement of Sejati Residences before heading to the guardhouse.

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Developer has put in place a two-layer guardhouse with information scanner, a multi-layered zonal system with fibre-optic fences, CCTV, motion detectors which designed by GDSS security consultant. The detail security planning shows the developer’s priority for this gated and guarded environment. You may try to hang around, you will see the security guards are behind you with bicycle!  🙂

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Once entered into Sejati Residence, you can observe the undulating and well-crafted streetscape between the Sejatian Homes. The dedicated walkway is carefully designed to ensure the ease of residents. The streetscape is neat and serene with a 50ft wide road to separate the opposite units. Plenty of visitor carpark bays were spotted in different locations during our short drive in the community. Apparently, the gateless concept makes more space for owners’ car porch and common area. Drivers will surely appreciate it!

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The streetscape is just an appetizer. From the layout design of Sejati Residences, you will know the main dish is at the linear park that is accessible directly from the homes. This linear park, comes with 8km jogging and cycling track, is the perfect outing space for family activities like elderly gentle walks, kids energetic runs, and evening cycling. Along the way, you will find plenty of outdoor exercise equipment, park benches, bird bath and water features. From our 10 mins walk, we observed that the linear park doesn’t really deviate much from its brochure’s artist impression (see photos below). Fantastic job! Perhaps, more shaded resting points could help to reduce our sweats under Malaysia hot weather.  😀

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Up till now, PROPCAFE can sense the detail and thought behind this project from the developer, to deliver not just home but community of Sejati Residences. The educational herb and spice garden with the theme of “Garden of 5 Senses” – See, Touch, Hear, Smell, Taste are there for residents to spare their time together. And yes, it is edible and consumable!

It is common to see all the pathetic small and young trees planted around the new development, but not Sejati Residences. 1200 trees, including some gracious grown canopy tree were planted within Sejati Residences and many rich flora and plants were purposely selected to attract butterflies and deter mosquitoes.

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A delicious dessert always needed for a happy ending meal. Many times, we only remember how nice is the dessert, aren’t we? At Sejati Residences, the dessert has to be the Chengal House. PROPCAFE is so impressed by this wonderful piece of work. Not just the architectural concept but also the story behind. The Chengal House is an 11,000sf clubhouse that was built by Chengal wood. Wait a second! How many trees have been sacrificed? Contradictory, Paramount reused the 200-year old Chengal woods that they discovered from a 70 years old shoe factory. The old factory was mainly constructed by the highly valued and durable Chengal wood which do not need much treatment to maintain its beautiful and natural texture when it is upcycled for Sejati Residences Clubhouse. You can see the double volume clubhouse is supported by “Chengal” built columns, beams, roof trusses. Together with the steel bar supports, it reflects the ecological sustainable design concept. Paramount, like the chef, is so detail on its dessert. Extensive efforts were put in to preserve this precious Chengal wood  and surely, this masterpiece will be there for many years (sss) for residents to enjoy!

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What else on the work and design behind the scene of Chengal House?

Sizing of Clubhouse for 249 units of Sejati Residences – “A comparison of maintenance charges was also conducted across other similar developments; this provided a bearing on the level of allocations required for maintenance and sustainability of operations. The 11,000 square foot design, with its lofty 27-foot ceiling was the resultant of this study.”

“A naturally sun-shading green wall
using
Glass Fibre Reinforced Concrete (GFRC) louvres
and
metal mesh screen
further contribute to the ventilation and cooling effect. GFRC louvres – require zero maintenance.”

“Creepers as shade at the side to minimise the radiation from sunlight.”

“Pedestrian access is vehicular-free connecting linear park to clubhouse via bridge”

 “Big Ass Fan” maximises the natural cool breeze
and
provides qualification points
for
various green rating certification systems
i.e. LEED, etc.”

“The Variable Voltage Variable Frequency (VVVF) Drive Lift uses
less electrical current.”

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Chengal, Chengal, and Chengal!

Not just the Chengal smell at the clubhouse, developer brings Chengal in every parts of Sejati Residences. Unit number block for each home, directional signage in the community, foot path across the development, benches, decorative mural and reception counter. Chengal is not just for the clubhouse. 😉  When you see Chengal, you think of Sejati Residences. Your Home!

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Other Facilities

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Seriously, a maintenance fee of just RM0.12 psf (inc. sinking fund) for what you get in Sejati Residences, it is “damn” worth it.

Sejati Residences @ Cyberjaya

Sejati Residences Master Plan and Latest Phases

Sejati Residences offers Bungalow, Semi-Detached, Courtyard Villa and Superlink homes over the three phases with a low density of 6-7 units per acre. A diligent allocation of each unit in its master plan shows that over 80% of the Sejati Residences are having North-South orientation to allow natural sunlight to be optimised and ensure the heat of sunset to be reduced significantly.

Sejati Residences Master Plan

The latest Phase 3B provides the choice of Amelia (Type I) – 2-Storey SMD (40x90ft; BU 4k-4.2ksf), 2-Storey Courtyard Villa and Eugenia II – 3-Storey Superlink Home (24x80ft; BU 3.8ksf) for buyers. It is worth to highlight that both Amelia (Type I) and Eugenia II have the advantage of much nearer distance to Chengal House and facilities.

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Layout – What does PROPCAFE think?

Amelia (Type I)

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All four rooms are in good size and en-suite (yup, maid room too!).

Three bedrooms at upper floor are all big enough to have walk-in wardrobe.

The guest room at ground floor is perfect for elderly with direct access to garden and linear park.

PROPCAFE always like the living room tucks at the end of the house to have great visibility and greenery view of garden especially in Sejati Residences, it joins the linear park to your door steps. “Bring the outdoor in!”

Upper family hall provides space for other family members when different activities need to take place.

The double volume at dining area will make an “extra” space to the house and great to have it for more “connection & interaction” within the house.

Master room is well placed to face the linear park.

To be greedy and higher expectation on SMD, PROPCAFE would love to have more than 10ft width at side of the house to fully enjoy the privacy of outdoor activities. Well…… Okay, you still have the gardens and linear park at the back!

It is a bit tight to have a fully equipped dry kitchen with island fronting the dining and living room.

Eugenia – Type II

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Master bedroom at 1
st
 floor (good that it is not at 2
nd
 floor) comes with garden and linear park view.

Its supersize balcony/deck at the top floor is nicely connecting with its family hall to attract natural elements into house. PROPCAFE loves this deck with sun roof & louvres as you can do so much up there with different purposes e.g. yoga, gym, meditation, family activities and etc.

Similar to Amelia, double volume dining brings more space and joy to family. A nice IDs will make the house stands out.

PROPCAFE likes the floor to ceiling windows and sliding doors that will bring more natural lights and scene into homes.

What other small details have been considered for Sejati residents by developer?

PROPCAFE sees a lot of efforts from Paramount to build a quality Home for Sejati residents. The detail plan on the environmental and sustainable green features of each home (see below) proved that developer is not just to create values for the property but also has the great intention to change the lifestyle of Sejati residents by living in a truly green environment.

Sejati Residences @ Cyberjaya – The Green Mission

“
A functional, open plan layout seamlessly integrate private and family space.”

“Wide floor-to-ceilling windows and sliding doors allow the outdoors to sweep into house.”

“Quality window and sliding door material to further reflect outdoor sunlight.”

“Rainwater harvesting system provided for all homes to efficient manage the water consumption.”

“The use of LED lighting for street lamps and external lighting reduces energy consumption, which translates into cost savings and reduced carbon footprint.”

“Promotion of rainforest replanting with Sejati Residences including 50 trees of Khaya Senegalensis.”

All these small details reflect the “care” from developer to deliver a quality home and environment for Sejati residents.

Pricing

Sejati Residences’ key attraction is its indoor and outdoor space for family. The large built-up and well-designed landscape say it all. This, of course, comes with a premium to pay. Although the Amelia (Type I) and Eugenia II is priced from RM2.53mil and RM1.85mil respectively, the 70% “sold” in sales chart at sales gallery shows that there are many families can afford it! In the end, it is the product matters most!

Prospect of Cyberjaya

Wow, it is a big debatable topic within PROPCAFE and other property investors’ inner circle. Cyberjaya 20 years history is always a baggage, especially the first 15 years. PROPCAFE will not repeat the old Cyberjaya story again. Let’s look forward. What’s in plate in next 10-15years? The new mandate and township planning is rather exciting! There are many catalysts in Cyberjaya but let’s pick just two!

MRT SSP Line – Confirmation of two MRT stations in Cyberjaya. Work has already started and it is expected to complete in 2022. One of it would have walkalator to link with ERL station at Putrajaya Sentral (see more
here)
 .

Cyberjaya City Centre (CCC) – OMG! Some newspapers claimed that it is Game Changer, some said it is Next Big Thing. It is no doubt that government is serious about this project though it has been delayed for sometimes. This time, it is not just the fancy video and master plan, many MOUs have been inked with technology companies included Chinese companies to make it happen (see the BIG THINGS table below). The impressive plans that align with latest demand from the industry shows a lot of great works have been done this round. Another key aspect is, CCC will open up the border between Putrajaya and Cyberjaya which will attract more cross border traffics between two townships and make Cyberjaya less isolate. Forget about previous perception of MSC stories, shared service offices, technology support and back office jobs, let’s track this new mandate and technology nucleus in Malaysia going forward (see masterplan
here)

Cyberjaya City Centre Location

Cyberjaya City Centre (CCC) – Phase 1 – 11 Projects

Of course, these two catalysts above still subject to the risk of execution but at least, Cyberjaya development will not experience the static mode like other townships and there is always something to look forward, which is the key of potential upside of Cyberjaya with the additional job creation, technology hub and more vibrant economy activities. That’s the fundamental for the property demand and opportunity of capital appreciation.

Cyberjaya is definitely one of the unique and well-planned townships! If you can throw away the baggage of its old Silicon Valley Vision, the fantastic infrastructure and new vision of this township should easily entice you to set your home here. Of course, no location can satisfy everyone. Cyberjaya may only be ideal for families that meet their tolerance of daily travelling routine for time being, be it car, ERL or future MRT. For some, they love human traffic in the township to feel the “Wongness” but others may love to have serene and peaceful environment to call it as HOME. “Home is the place/parcel you stay and has nothing to do with the people on the street!” by one of the PROPCAFE founders. A relatively quiet township during the weekend is non-issue to many as they would stay at home most of the time or travel a bit for leisure if needed (just like everyone does in other township, isn’t it?). Again, many property lovers have no problem on landed property offering in Cyberjaya as most of them are nicely built with great theme like Sejati Residences, the only challenge is to get rid of (overcome)
the mist over Cyberjaya
 (read here) and if you are still reading now then the change is on the way! PROPCAFE always see the potential of Cyberjaya property with its unique proposition. When would it happen and fly? No one has the crystal ball, however, if you do your detail homework you may see the gem that other don’t.

What to conclude?

PROPCAFE has repeatedly mention that there are only about 3,000+ landed properties  gazetted under Cyberjaya’s master plan. With the statistics and number reaches around 2400 units now (completed and work-in-progress), there are not many left! If you have done your homework, you would notice that each of the landed properties development in Cyberjaya has its own unique features to cater for different type of residents.  As in Sejati Residences, it against the trend to offer big built-up in Cyberjaya to cater for families who treasure the space. It is for family who can afford the premium and prefer lower density and secured environment. From its take up rate, it works exceptionally well for the developer. In fact, the sign of less investors in this development also means the environment would be more “peaceful” (with less “funny” tenants) and price would be more stable (less depress subsales market price), which are not the case for many developments nowadays.

Sejati Residences is offering a 3 generation HOME. The Chengal House in Sejati Residences will last for many years. When you becomes grandpa and revisit this Chengal House, you will still get the same Chengal wood smell, your same Chengal house, your sweet old times with your love ones there at Sejati Residences… … Chengal will stay there for a very long time and your memory too.

Happy Property Hunting!

Sejati Residences @ Cyberjaya – Chengal House

Paramount Property Sales Gallery:

No 1, Jalan Sejati 1, Sejati Residences,
Persiaran Bestari Cyber 9, 63000 Cyberjaya

Selangor Darul Ehsan

T : 6018 605 6000 F : 6018 593 6110

http://www.sejatiresidences.my

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PROPCAFE Peek : Selayang 18 @ Bandar Baru Selayang By F3 Capital

Selayang 18 is another project from F3 Capital. The developer is quite active over last two years after it completed the Manjalara 18 project besides Desa Parkcity. They recently also launched another two projects called 360 degree Urban in Gombak and Dua Majalara. This is a leasehold project with total of 360 units from two towers. Each tower has 21 storeys. Tower A – 10 units per floor and Tower B – 12 units per floor.

The project is located at the round about of Bandar Baru Selayang. It is just besides the Majlis Perbandaran Selayang building. The current site was belong to Telekom Malaysia. The location is quite decent as it is at the centre of selayang and about 15km to kuala lumpur city centre without toll. MRT2? I have no idea. Last heard selayang has a  station in future MRT2 line. Being at the centre of selayang, it should not be too far away. Since developer didn’t mention anything on this, perhaps we can ignore it for time being.

Inner road – access road to the site

Site

Tiara Residence view/round about

Seems like the management of F3Capital has strong relationship with TM. Manjalara 18’s  land also used to be owned by TM. This Selayang 18 site (see photos above) has few facing. 1. Facing pool/round about and Hill view (and premium project called Tiara Residence). 2. Facing Perbandaran Masjilis Selayang. 3. Selayang/Genting View.

It offers mainly 900sf (2 bedder), 1017sf (2+1 bedder)and 1264sf (3+1 bedder). The 900sf type has already been taken up and overheard many booked by staffs. Tower A comes with west or east view whilst Tower B is either south or north oriented. South orientation units do not come with good view (Selayang view), so one can realise that there are no much difference in term of psf for view, block, and size. The price starts from rm477psf and about rm2 to rm3psf up per floor. So, roughly it is around  rm430k, rm485k and rm600k up for 900sf, 1017sf and 1264sft respectively. This is before the 5% rebates. With near to rm400k after rebates, no wonder 900sf type has been sold out. There are also some odd and big size penthouse.

Every three to four floors comes with a small parcel of green area (see below). Floor plan is pretty standard but it seems like kitchen area is a bit too small and only 2 rooms for 900sf and 1017sf (ignore the utility room) is a let down. With psf is getting higher nowadays, family maybe more receptive for smaller room but i believe majority of the families still prefer 3 rooms.

Facade is quite nicely designed (less wall more glass theme). Great landscape concept provided (see below) by developer. It comes with sky lounge together with a very comprehensive list of facilities but i feel it is a bit over for this segment of condominium. rm0.35psf maintenance fee is considered a norm nowadays but whether it can be maintained well is another story especially comprehensive facilities and segment like this.

The take up is reasonable (see below) and higher floor like 13a level up still  many to pick. The photo is not clear enough but one can see the sales status by the stickers (as at 16/06/13 – 2pm)

Tower A

Tower B

Edge 18 is the commercial shoplots infront of this Selayang 18. 4 storey 22x75ft with lift if i m not wrong. Only bumi lot available for sale at rm2.7mil up and the rest are kept by directors. We have seen many not so successful developments over years and normally come with unsuccessful commercial retail lots downstair. It is important to control the profile of shop tenants. Let’s see what the directors will do on this commercial lots.

If the developer can execute nicely the facade, landscape and facilities according to what its promised in artist illustration, it will be worthwhile for ownstay for this pricing.  But, for investment, investors need to work out the rental market there or think thoroughly whether it is possible to flip with your own minimum target ROI  in future. I have to say not easy.  Having said that, developer did put in a lot of effort to provide good quality of living for ownstayers. Great concept, especially its landscape!

There are many details information in the developer’s webiste: Layouts for condo and shoplots etc.

www.f3capital.com.my

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THE SENTRAL RESIDENCES – KL SENTRAL

The writer recently had made a visit to the show gallery since it has relocated to Sentral Plantinum recently.

The original launch date for this last condominium should be approx. 1 year ago with price was told started from 1,1oo psf, however we couldnt verify the fact of this price.

With KL Sentral masterplan comes to a close with the launch of this Sentral Residences, the only vacant land left is a plot of land further away from Nu Sentral which currently used as car park and is targetted at lower rise office blocks (approx. 15 storey). Nu Sentral is targetting to open to public mid next year after a numerous false starts. With St Regis taking shape and two earlier condo launches (Sausana and Loft) having great capital appreciation and rental demand, no wonder this Sentral Residences did have a great responses from the public, despite of its absolute high entry prices.

At a quick glance, this twin-tower 56 storey freehold project sits at the edge of KL Sentral, closer to Museum Negara and one side over looking Lake Garden and beyond and the other side having Seputeh view. Brickfield is already passed the look out of this condo. And to make your investment worth every single ringgit and sen, you have the bragging right of your condo just sits next to the 6 star St Regis Hotel & Residences and a MRT line right in front with dedicated walkway just right in front of Museum Negara. Oh…we haven’t even talked about Kl Sentral Station as the hub of transport for KTM, ERL and LRT yet with Monorail just a few steps away. It actually make perfect sense that this is the BEST public transport connectivity condo project anywhere else in Klang Valley.

So any units left after 1 year launch? Yes they are but not the choice units of course. There are two units of 1 bedder (1119sq) on 40th and 44th floor Seputeh View. Currently MRCB is provided 3% discount and DIBS and the net price for the 40th floor unit is at RM1,289psf or absolute value of 1.4mil. If you value the finishing of these units (comes with complete kitchen, airconds and marble flooring for bathroom and others), its not that “expensive” when you compared to what The Star Residences got to offer recently. Yes, these are the larger one bedder, and you wouldn’t feel that you are living in a shoe box at all as compared to the other current offerings of 1 bedder with 500, 600 or 700 sq elsewhere. 1 cp is included in its price. Maintainence is 40sen and this condo is due to complete by 3Q16.

Layout of Unit H, Tower A, 1 bedroom 1119sq

Other available units are on lowest floors and they are all 2 bedder with absolute entry price of Rm2mil onwards. The writer just stopped asking questions on these units.

Attached please find some loose shots of display units at the sales gallery to give you some ideas of this condo.Should you have any interest of owning the last piece of KL Sentral and do have the budget of over 1.4mil, please head over to Sentral Plantinum (the green color low rise office), ground floor.  Enjoy reading.

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