PROPCAFE Guest Review : Eco Majestic @ Semenyih By EcoWorld Development

Guest Review: Tengster

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 doesn’t mean the PropCafe is agree (or disagree) the point of view of the guest. PropCafe always promotes the sharing of information on property and hopefully we will receive more guest review in future.

This is an integrated mixed-use development project that comprises of 1089 acres freehold land located in Semenyih/Beranang. Some say Setia Alam/Setia Ecopark Part 2. But the developer calls it as modern classic master plan with tagline of “ECOMAJESTIC IS A WHOLESOME SYNTHESIS OF FORM AND FUNCTIONALITY, ENVIRONMENTALISM AND LUXURY, CAPTURING THE EASY CONTENTMENT OF HOME.”.

What have they planned for the 1089 acres?

The masterplan of the township (that has been approved by Majlis Perbandaran Kajang – MPKJ) will consist of both residential and commercial. It’s is planned for an estimated GDV of RM4 billion. Below are showing some of the components:

Residential:

1.) 2468 units of 2 storey / 3 storey DSL houses.

2.) 475 units of SemiD houses.

3.) 667 units of cluster link houses.

4.) 332 units of 2 storey / 3 storey detached / bangalow.

5.) 4960 units of low-cost and medium cost apartments.

Commercial:

1.) 326 units of 3 storey / 4 storey terrace shops/offices

2.) 66 units of low cost shops

3.) 22 vacant commercial plot [EM Mall is at somewhere near Lekas interchange?]

4.) 2 units of petrol station site

As for their maiden launch in Eco Majestic, they are planning to launch all four (4) types of terrace houses i.e. The Straits Terrace Collection. This collection and also known as Cradleton Terrace House, is located at Precinct 1. Basically, Precinct 1 is located at the northern tip of the entire EM township. Typically, the directions of the houses are north and south orientation with some slightly tilted to east or west. Historically, north south orientation is more climatic responsive. Below is what have been allocated for Cradleton.

Type 1A: 20×70 – 2019 sqft ~ RM596K – 880K ~ RM292psf up [192 units]

Type 1B: 22×70 – 2259 sqft ~ RM670K – 960K ~ RM292psf up [152 units]

Type 1C: 22×75 – 2519 sqft ~ RM750K – 1040K ~ RM290psf up [182 units]

Type 1D: 24×75 – 2634 sqft ~ RM780K – 1100K~ RM300psf up [86 units]

As for Precinct 2, it is mainly for The Straits Villa Collection aka Tenderfields. Precinct 2 is located on the east side of Precinct 1. Below is the information:

Type 2A: Cluster SD 32 x 70 – starting from 850K [192 units]

Type 2B: Cluster SD 32 x 75 – starting from 880K [64 units]

Type 2C: Cluster SD 35 x 75 – starting from 950K [128 units]

Type 2D: Cluster SD 35 x 80 – starting from 1100K [72 units]

Type 2E/2F: Semi-D 40 x 80 / 40 x 90 – starting from 1430K [122 units]

No information on BU for Precinct 2 is provided as they are still enhancing the layout and possibly increasing the BU to reflect a much more practical usage.

Precinct 3 is generally bungalow land. This parcel is named as Gentlebre. There is a total of 182 bungalow lots in which 37-nos are 120×65 while others are 100×65. All the bungalow land was sold at time of this review. About a quarter of them was allocated to public in which it was sold within hours. Typically, they also have north south orientation. Based on the topo map on Google Map, it seems that the small lake located within Gentlebre is natural lake.

What does the precinct name mean?

Cradleton or cradle-ton in a way means an enclosure or a cosy place called home or residence that provides one the TLC i.e. tender loving care.

Tenderfields means that the surrounding landscape and greenery in the adjacent area that gives one a very refreshing feeling.

Gentlebre – Oh man. I always make fun of this name. In countless occassions, I name this precinct as gentle-brewed beers. After a search, it actually mean gentle slope [to the watering hole].

Location

This project is located in Semenyih and Beranang. (see below map). Technically, it is under Selangor territory and MPKJ. The postcode should be 43500.

Source – Photo taken from a LYN member called Schowin (permission obtained)

What are located adjacent?

1.	Tesco Extra – At Jalan Semenyih

2.	Kommuter/LRT/MRT Station – None. The nearest could be Kommuter Seremban or Kajang MRT station.

3.	Tenby International Schools (located in EcoHill)

4.	Schools are SMK Bandar Tasik Kesuma, SK Bandar Tasik Kesuma, SK Sin Ming, SMK Engku Hussain, etc.

5.	Parks around Swan Lake – within the township

6.	Broga Hill (for hiking) – about 10 min away

7.	Nottingham University – about 10 min away

8.	Kesuma Industrial Park – mostly warehouse and light industrial and vacant lot

9.	Beranang & Lion Industrial Park – not much information obtained.

Accesses

There are three (3) main accesses to this township.

1.	A direct connection to the proposed new interchange at Silver Square to LEKAS (Lebuhraya Kajang Seremban)

2.	Another direct connection to the new interchange (under construction) at Eco Hill via the red-pavement bridge.

3.	A new and more direct road from Jalan Semenyih with a new traffic light (to be installed).

Accessibility to key destinations

Below information is picked up from the brochure.  Klang Valley traffic is not a place that one can cruise control at the allowable maximum speed limit easily. Take the below estimate with a pinch of salt and put some tolerance in it.

12 min to Kajang

15 min to Bangi

15 min to Seremban

25 min to Cheras

27 min to Putrajaya

35 min to KLIA

35 min to Kuala Lumpur

*travelling time estimated based on maximum highway speed limit and no surprises.

Land Tenure  – This plot of land is FREEHOLD LAND.

Concept

1.	Fully gated and guarded (GnG) with strata-titles. Many a time, people want to find out what is the difference between stratified GnG and normal GnG with individual title. Theoretically, both are governed by house rules namely DMC but the execution part is a bit tricky. For stratified GnG, they are under the ambit of Strata Title Act 1985 and Building and Common Property Act 2007. Both acts similar but different. The former is for those properties that have obtained strata-title while the former is for those that have yet to get it. We shall know how long it takes to get the strata titles. Some say 10 years. Stratified GnG could utilize these Acts to execute their rights to collect maintenance fund, sinking fund, enforce house rules, take necessary actions on those who default payment, etc. These two Acts can only ensure that all the outstanding maintenance fees could be settled prior to completing execution of a SPA between purchaser and sub sale buyers.

2.	Fully gated and guard with majestic look entrance at each precinct, coupled with proper security to give one piece of mind.

3.	Sublimely beautiful natural surroundings with a royal welcome feel to Eco Majestic.

4.	A fully landscaped roundabout that makes it a stunning centerpiece of respective precinct.

5.	Alluring space with verandah collection incorporating timeless design.

6.	Sustainable township that incorporates the four main elements i.e. Planet, People, Prosperity and Pleasure.

Facilities – Linear park and some small lakes/water features located inside certain precinct and outside for some. There will be Lifestyle Sports Club located at the commercial area (namely Silver Square). As per the architect, there are both indoor and outdoor facilities. Detail information is not available as the entire club is still on drawing board.

Maintenance cost – Expected to be 10 cent PSF of land size. To maintain the green and security will need certain minimum cost. At time, it is good and strategic to have the big lake, gazebo and bigger park located outside of respective precinct so that the maintenance cost can be made much affordable. As for Gentlebre purchasers, there is a small natural lake/pond located within the precinct. Be prepared for it!!!

Access & Security – There is a gated and guarded community for the residential. Access is pretty much separated according to respective precinct. For every precinct, there is a long driveway to the main entrance (with dual lanes on each side). As per architect, the long driveway is a proven and tested psychology barrier to those who want to gain illegal access to the precinct. I am referring to those visitors with bad intention i.e. robbers, house-break-in gangs, car thieves, etc.

Layout and Façade – There are four published layouts at the moment. They are all for terraces in which each and everyone has their own pros and cons. There is no one venom that suits everyone. Logically, larger built-up will naturally area enable a better layout. I am unable comment too much. Façade of each and every unit is based on timeless design. Some say with some Baba Nyonya influence like Peranakan design. I particularly like the extended verandah and also the colonial type of façade. One could hardly identify where the toilet location is as the typical toilet window (2×2 opening) will not appear easily on the external wall.

Backyard garden – Distance between building wall to wall is about 15 feet. Landscape and certain plants will be put in place at the backyard area. This will make the terrace backyard area different from typical terrace houses. Several benches will be placed there too, making the backyard look more like a linear park rather than backyard to keep idling stuff from each household or for cooking.

Green and densities – Since this is a stratified property, they will generally have higher minimum requirement of allocated green areas as compared to individual title property or Fenced and Guarded (FNG). More green can indirectly translate to lower densities. Are they having lower densities compared to other similar projects? You can judge yourselves.

Cradleton Terrace – 12 units per acre

Tenderfields Cluster – 8 unit per acre

Gentlebre Bungalow land – 3.7 units per acre

Technical finishing specification – Comparatively the proposed finishing is pretty good and acceptable. One can expect to see 2×2 porcelain tiles in living room/dining room and also laminated veneer (with underlayment) in bedrooms (though I wish this could be timber plank). Other areas are proposed with 2×1 porcelain tiles. The garage is generously equipped with 2×1 homogenous tiles. The only cement rendered flooring will be possible at the AC ledge. For main door of terraces and clusters, a much better size main door is put in place (proposal). They are going to opt for 2400mm (8 feet) door as opposed to the typical size of 2100mm (7 feet). Semi detached will then have 27000mm (9 feet) main door. The doors are bigger size lead one to wonder ‘what about the clearance height for each precinct’. Terrace will have floor clearance of about 10.6 feet while cluster is about 11.1 feet. Details on toilet sanitary ware is not confirmed. Some will curse and ‘cowpeh 99’ if they see a much inferior brand there. Finger crossed, no run of the mill Mr. G is allowed but Grohe is welcomed.

SPAH – I saw this abbreviation in their IPAD slides. It slipped my mind to harass the SA to know what that abbreviation was about. I googled myself and lead me to think it is an ‘abbrevasi’ rather than abbreviation. SPAH means Sistem Penuaian Air Hujan (SPAH). There will be proposed rainwater harvesting system for clusters and semi-D. Basically rainwater will be channeled to the tank with filtration system and then supply to the garden tap. The setback is it will take up some space out of the masterbed room.

Price – Price for Cradleton is about RM290+ PSF for fully GnG, higher specification for finishing, higher percentage of green, lower density, bigger BU as compared to others. Is it pricey or fair? You can judge yourselves.

Current offering :

– 3% early bird special

– Additional 2% for EW repeated buyer or 1% referral fee

– Free legal fees on Sales & Purchase Agreement (SPA) and loan agreement plus loan stamp duty

– Booking fee is RM10,000

– MOT is borne by purchaser (this may be needed to be paid upon VP)

– Zero furnish

Timelines or Milestone

Some may ask whether this so-called newbie developer can perform or not. Eco Botanic and EcoSky are launched simultaneously and then Eco Majestic and Eco Spring/Summer are done within the same day. Can they deliver or will it end up as “projek terbengkalai”? No one can predict exactly what will happen but they do have the DNA for such challenges. What are happening in EM? What are their timelines and milestone?

1.	As of now – Many activities are happening at site. Firstly, landscape team had been mobilized to start planting the intended ‘green’ so that it will get matured by opening of EMSG. Some of the existing roads have been upgraded, beautified and widen. Earthwork at site has been on-going for the last few months from Cradleton all the way to Gentlebre and all other areas. The man-made lake has been dug up nicely. Piling work for the gazebo had been completed. Work on surface preparation for the buggy track was in progress too.

2.	Early May 2014 – Opening of EMSO (Eco Majestic Satellite Office – This office will be here for a proposed period of two years to facilitate easy access since at site, the access is still in progress)

3.	End May 2014 – Launching of Cradleton. Approximately 95% sold on launch day and subequenly almost all sold within a week.

4.	30th May – A quarter of the 182 bungalow lots have been launched and sold out within an hour or so.

5.	End June 2014 – Possibly launching of Tenderfields and follow by SPA signing.

6.	New access road to EMSG via Jalan Semenyih – They are building proper and more straightforward road to their site with additional traffic light. This new road should complete prior to completion of EMSG.

7.	EMSG – This could be completed by end August 2014. EMSG is Eco Majestic Sales Gallery. By the time of EMSG opening, the Swan Lake should be in pretty good shape with the gazebo, little bridge and also maturing landscape.

8.	Red pavement bridge connecting to Eco Hill – This could be completed by latest Q1 2015. In future, in order to go to EMSG, one can use Eco Hill and then the bridge to EMSG instead of having to go through Semenyih town.

9.	Interchange at Eco Hill to Lekas – This may be completed by end of Q2 2015. By hook or crook, this got to be completed before VP of First Phase of Eco Hill.

10.	Interchange at Eco Majestic to Lekas – This may be completed by VP of Cradleton. It should be at least half year or one year prior to actual VP date as such interchange requires more paperwork.

11.	VP for Cradleton – Based on SPA for stratified properties, it should be sometimes June 2017.

View of the site (in early May).

Construction of the show houses.

Part of the Swan Lake

Piling work for the little bridge across the lake.

What the USPs for Eco Majestic?

1.	A fully Gated and Guarded (GnG) township with strata title and adequate allocation for green area.

2.	A self sustainable township with 1089 freehold land (with about 20% of the land allocated for commercial) incorporating the four main elements namely planet, people, prosperity and pleasure.

3.	Three planned access (two to new Lekas interchanges and one at Jalan Semenyih). There is also a possible proposed connection from EM to North South Expressway (NSE) via Bandar Sri Putra interchange.

4.	Proper road system with provision for landscape and also walking and cycling path. Their proposed 132’ and 100’ roads are with provision of proper landscape, walking path (about 1.2 m) and also walking cum cycling path (of about 3.0 m width).

5.	Located at the rapidly growing area of this corridor (Kajang-Semenyih-Cheras South)

6.	Synergized effect with Eco Hill. Red-pavement bridge is probably the start of the effect. Now both townships will have two interchanges to Lekas.

7.	Tenby International School in Eco Hill. Apart from this, there are also existing Rafflesia Kajang Campus (Kajang) and Kolej Tunku Jaafar (at Mantin, NS).

8.	There are two better schools in Semenyih namely SK Sin Ming and SMK Engku Hussain apart from the existing neighborhood schools.

9.	There are three MRT stations that located within 10-15 minutes drive away (to somewhere in Kajang). Some may not even consider this as USP as they are still quite a distance apart. Is it possible for MRT to extend the route to Semenyih? As of now, there is no provision of land for MRT station in EM. But I cant say the same for Eco Hill 2.

What are the major concerns?

1.	Minor soil settlement on filled land area where this could potentially cause uneven and minor to moderate soil settlement. They pretty much acknowledged lesson learnt from Setia Alam early phases that soil marine soil is no play-play item. Air tenang jangan disangka tiada buaya. Sekali dicengkam, nama baik suffer selama-lama-nya. By now, they should be on top of this issue, hopefully.

2.	Lake overflowing – There was a point I was worry about the lake being used partly as retention pond. You see, basically in new township of this size, the developer has the obligation of knowing the infill rate and discharge rate of rainwater. After completing the development, they have to achieve the same. Lakes are being used to do the job i.e. to slow down the water flow due to excessive runoff (due to development). Will the lakes overflow? Will the walking or jogging path inundated with rainwater like what happened in part of Western Lake and Central Park in Setia Alam. Will there be any culverts that come without provision of ‘something’ to prevent blockage of the culverts. Well, I have no absolute answer what will happen in actual site when every precinct is UP and running. BUT they dug the lake deeper to prevent such occurrence in EM. In a way, the increase the volume of the lake. At site, the lake is forming well. I saw piling work done on the proposed little bridge and also the gazebo. They look serious in making it happen well.

3.	KFC chicken farm – This is a broiler farm that is located about 2 km from Cradleton border. So far, there is no complain or feedback from anyone that there is any smell or excessively high number of fighter jets (aka flies or lalat). Is this a true concern?

4.	The smell from the STP (sewerage treatment plant) – So far, in the forum, none actually cowpeh (complain) about smell or anything from the STP in Setia Alam. I did a measurement in Wikimap for Setia Alam Precinct 8. It is about 80 meter from house to the boundary. As for EM, the one and only sewerage treatment plant is sitting at northwest side of EM. The nearest precinct is Cradleton in which the distance is about 50-60 meter easily.  In between the distance, there is plentiful of shrubs, trees, etc. Will it generate some unpleasant smell? The answer is yes IF (1) IWK fails to operate and maintain it accordingly, (2) under design STP or (3) sudden major catastrophic. There are several rows of 20×70 terraces that located closest to the STP with spatial separation of 50-60 meter, and these are all purchased by staff and business associates prior to launching.

5.	Increasing maintaining fee – Most of the big ticket items such as the lake, gazebo, parks, etc. are located outside of respective precinct. These will be eventually hand over to local council i.e. MPKJ. But as ‘pemaju yang prihatin’, I hope and think they will continue to upkeep this place to be at top notch condition. I was informed that SPS team is still maintaining the handed over parks in Setia Alam. Will the maintenance fee at each precinct increase over time? Seriously, I am very sure it will happen. What could you do? Be part of the Joint Management Board (JMB) to have a say in the expenditure.

6.	Cemetery land (Nirvana Memorial Park, Nirvana Memorial Garden & Semenyih Memorial Hill) – Are these your concerns too? I did a distance check on Wikimap. It is about 11.6km straight-line distance.  I personally think these places are too far to be a concern. Some say during ChengMeng (All Souls Day), the entire Semenyih town will be very congested. Then, this is a true concern it will it could alleviated with the two accesses via Lekas Highway.

7.	Beranang territory – The fact shown that part or majority of the EM land is situated in Beranang with partly located in Semenyih. This development is submitted under MPKJ with an approved Semenyih postcode. What is wrong with Beranang that some highlight it as a concern or taboo? Kota Damansara is part of Sungai Buloh, and this place was known as ‘Leprosy Centre’ [Mah-Foong-Yuen in Cantonese] in olden days.

8.	Where are the kebangsaan schools and Chinese school? – A time of writing this review, there is no verified news about Chinese school. Is this a potential concern to certain buyers or potential buyers? Are they working on it? Of course YES. Three precincts are only about 160 acres. There are 170+ acres for Silver Square. There is more land to be developed. To be precise, there is 700+ acres land for future precincts. By looking at the masterplan, there are three pieces of land allocated for Sekolah Rendah and another three pieces of land for Sekolah Bersepadu. Continuous wave of ‘motivating developments’ are required to sell future precincts. What are they?

9.	Where are the ugly look HTC? – Afaik, the high tension cable will be running along the interchange going through the side of Silver Square heading towards south side of EM. All the three precincts are located on the far north side. In short, they are pretty much out of sight from residential precincts.

Can Eco Majestic match up or even out-pace the success of Setia Alam/EcoPark?

My answer is a firm YES. I am going to compare them with some facts and also educated guesses. Below are the whys? Perhaps some can agree and some can disagree:

a.	Size – The combined acreage of Ecohill 1 (673 acres), Eco Majestic (1089 acres that formerly known as Connemara estate) and Eco Hill 2 (1050 acres) that could pretty much matches the size of the former Northern Hammock estate (now known as Setia Alam and Ecopark). The size could allow EM and Ecohill 1&2 to emerge as self sustainable township.

b.	Credential – SP Setia (despite the massive exodus) have proven time after time that they could deliver. Perhaps, the speed of growth could be distorted due to several pockets of vacuum. EcoWorld the new kids on the blocks have the entire DNA to achieve the desired results.

c.	Financial Capability –Theoretically, zero issue for SP Setia. As for EcoWorld, they are gearing up here and there to acquire more land bank. I supposed they would have done their own study before going all out. Land acquisition has been pretty fast and furious. Income is also generated in a very rapid manner. For instance, those 182-nos bungalow low can generate cash flow of about 16 million within like a month or so. And pretty much another RM32 million by end of the year. Thus, both should have the dough to soldier on.

d.	Concept – Eco Majestic is putting up the entire township to be fully stratified GnG township. Some could argue such concept may backfire due to high maintenance fee per month. I supposed by now, purchasers or homestayers would have overcame such mental barrier considering the maintenance fee in condo/apartment or other GnG properties (as compared to the mindset of ten years ago). Only Stratified GnG will have the stamina to last long in managing the township or respective precinct in a much organized manner. The two Acts that I have mentioned earlier are the most effective solutions in dealing with maintenance fee collection, failure to adhere to rules and regulation, car park issue, renovation on external/façade, etc. If one doesn’t believe, try asking around at those GnG township with individual title and also those FnG (Fenced and Guarded).

e.	Location – Eco Majestic location is definitely much further from the epicenter (let say Golden Triangle) as compared to Setia Alam/Ecopark and also the access is much straightforward for the later. But then, on the other hand, we could view Semenyih-Kajang-Cheras Selatan as a growing corridor, like an unpolished gem.

f.	Connectivity – Apart from the connection to Jalan Semenyih and also Lekas, there is also possibility of connecting to Bandar Sri Putra via new proposed road. This could be farfetched at the moment. Information is still scanty. However, by looking at Ecohill 2 landbank of 1050 acre and also Ecohill 1 of 673 acre, the local conglomerate (PNB in this context) has every incentive to push for this new proposed road (east West Link). This could be something that they know and we don’t know. Will this happen?

g.	Amenities – Ecohill 1 has put up the commercial area fronting the busy Jalan Semenyih. This busy road does in a way reminds me of Eramas shop building that face Jalan Meru. This shoplot take-up rate should be pretty good. Tesco Hypermarket is located at the somewhere near Eco Hill entrance area. Meanwhile, Eco Majestic has allocated 170 acres commercial area (Silver Square) at the southwest side of the township, near the interchange, partly fronting Lekas. Setia City Mall (SCM) came into the picture after Setia Alam was maturing. I think it was about 2008 or 2009 when they looked at SCM seriously with their partner LLB (Land Lease Bovis). As for EM, based on the Fast and Furious pace they are embarking, preliminary planning or some form of conceptual planning would have been put in place by now.

h.	Schools – Similar to Setia Alam/Ecopark, Tenby International School is the first international school to pledge their commitment to operate in Eco Hill 1. Besides that, there are several established kebangsaan and Chinese schools located near Jalan Semenyih. Will they manage to get a Pin Hwa equivalent in EM or Eco Hill?

Bottom line

This integrated development heavily count on the anticipated growth of this corridor Semenyih-Kajang-Cheras. At such launching prices, they are nowhere near cheap neither it is too blatantly expensive considering adjacent projects price their products at 270+-PSF range in a non stratified GnG concept. Will EM booms rapidly and start to attract more local Semenyih people and outsiders want to stay in Eco Majestic?

Who is Eco World?

EcoWorld’s vision is far from being a builder. Our vision is to create world class eco living in all our developments. The best way to predict the future is by creating them, which is why we hold true to our dictum of “Creating Tomorrow & Beyond”.

At EcoWorld, we are driven by the mission of feeling for humanity and nature, where our developments progress towards a World Class Eco Living standard. We are inspired by people and only deliver the best quality for our customers and our environment. Our developments will be known as an inspiration of innovative eco product positioned to take global centre-stage as a true icon.

Advancing ahead, we are spreading our wings from Kuala Lumpur to the whole of Malaysia, venturing into many more developments including townships, integrated commercial developments, high-rise residential and business parks. With ever growing presence in Klang Valley, Iskandar Malaysia and Penang, EcoWorld is set to become a benchmark property developer in Eco development. (source – EcoWorld website)

Where is the place I can get more information?

EcoMajestic @ EcoWorld Gallery

EcoMajestic Sdn Bhd (1002247-X)

(formerly known as Riverside Hills Sdn Bhd)

No. 13A & 15, Jalan Kiara 1

Kawasan Perniagaan Kiara

43500 Semenyih, Selangor DE, Malaysia

T   +603 8723 2255

F   +603 8723 2225

E   ecomajestic@ecoworld.my

GPS Coordinates: N 2° 57’ 44.1” E 101° 50’15.1

Mondays to Fridays – 9am – 6pm

Weekends and Public Holidays – 10am – 6pm

(note – We call this place as EMSO)

What about the guy behind success of SP Setia?

Liew appointed Eco World director

PETALING JAYA: Property developer extraordinaire Tan Sri Liew Kee Sin has been appointed non-independent and non-executive director in Eco World Development Group Bhd, according to a Bursa Malaysia announcement.

The 55-year-old, who built S P Setia Bhd into one of the largest Malaysian property companies by market capitalisation, resigned from his position as president and chief executive officer of S P Setia on April 30, 2014.

However, he remains chairman of Battersea Project Holding Co Ltd and managing director of Qinzhou Development (M) Consortium Sdn Bhd.

Liew is the father of Liew Tian Xiong, director and substantial shareholder of the company. Eco World is controlled by former executives of S P Setia. (source – thestar.com.my)

Additional information, please click below links:

http://ecoworld.my/

reviewed by tengster 2014.

(Contactable via tengster@yahoo.com for any queries)

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Related


PROPCAFE Guest Review : EcoSky @ Taman Wahyu By Eco World

Last weekend was a busy weekend for many investors as there were so many launches in Klang Valley. One of the most HOT HOT HOT launches was EcoSky by newbie EcoWorld (not exactly new if you see their management team :P). We are glad to have PropCafe’s first
GUEST EDITOR – Tengster
 to cover this exciting project.

This almost rectangular-ish integrated mixed-use development has been designed as a 360° lifestyle hub for the vibrant and mobile community. Retail, Office and Residence is EcoSky’s tagline whereby EcoWorld comes with a motto ‘Creating Tomorrow & Beyond’.

EcoSky’s retail promenade is made up of 35-nos 4-storey retail lots that could accommodate a wide range of shopping, dining and entertainment choices.

The F&B outlets are situated next to The Centre where the water features (including cascading water effects and shallow pool) to allow Al fresco dining.

EcoSky’s office pod offers like 40,000 sq.ft office space in a stand alone signature building fronting Jalan Kuching.  (At present, very little information on office pod).

EcoSky’s high-rise residential offerings comprise well-designed units that range from 861 sq. ft. to 1227 sq. ft. Residents will enjoy three levels of exclusive facilities – The Club (at level 7 that shared by all three block residents) for sports and open-air activities including a 50m lap pool, fun island pool and children’s water play area; The Pavilion (located at 20+ floors), a garden lounge for creative endeavours; and The Peak (located at rooftop), a penthouse club for socialising and entertainment.

How does the site look like? Bird eye view from PPR Taman Wahyu (courtesy from a LYN member – permission obtained to publish this). Can see KL skylight at night and also the lake…..

Below are the vital information:

Developer : Eco Sky Development Sdn. Bhd. (1001417-M) (formerly known as Summer Nights Sdn. Bhd.)

Address: Lot 3972 & 4189, Batu 6 ½ , Jalan Ipoh, 68100 Kuala Lumpur, Malaysia.

Contact: T +603-6251 2255        F +603-6251 2552

Email: ecosky@ecoworld.my

GPS Coordinates: +3° 13′ 8.77″, +101° 40′ 15.32″

Landsize – 9.5 acres

Tenure:  Freehold

Project components: 3 blocks service apartment (namely 39-storey Aurora, 39-storey Basalta & 40-storey Clarita), 35-nos 4-storey retail office building, signature building namely The Office Pod and 30+k sqft park with controlled accesses.

Location

This project is located at off Jalan Kuching (see below map). Technically, it is under Kuala Lumpur territory. However, the postcode maybe 68100 which is similar to Taman Wahyu And Kip Park. Actual site is located north of Taman Wahyu i.e. immediately south of Tesco Extra. The site is about 9 km from KLCC.

What are located adjacent?

1.	Tesco Extra – next door

2.	Kommuter Station is located about 450 meter away. Covered walkway will be constructed by developer. DBKL approval to be obtained soon. Walking time is about 5-6 meter. Kommuter reliability is improving from time to time. Typically, from Taman Wahyu station to KL Sentral is about 25 minutes. See below for timetable.

3.	Brem Mall & Crystal Crown Hotel – about 3 km away

4.	Giant Batu Caves – 2 km away

5.	Batu Caves – 1 km away

6.	Schools are SJKC Mun Choong, SMK Dato Ibrahim Yaacob, SK Seri Delima, SJKC Kheow Bin (at Batu Caves), SMJ Jinjang (this is one of the top school in KL), SMk Perempuan Jalan Ipoh, Chung Hwa Independent School (at Jalan Ipoh Batu 3), etc.

7.	Parks – Kepong Metropolitan Park (3 km away), Mastiara Metropolitan Park (3km away)

Kommuter timetable is as below. If too small to see, goto their website

http://www.ktmkomuter.com.my/tickets/ticket_doc/Batu%20Caves%20-%20Pel%20Klang-14052012.xls

Immediately east side of EcoSky is where the PPR Taman Wahyu are located. PPR Taman Wahyu consists of 3 blocks in which each block is about 15 storey. There are several rows of link factory lots located at south side of EcoSky where they operate as spray painting workshop, car workshop., chop-chop shop, light manufacturing facilities, Proton and Perodua showroom, tiles warehouse, etc. Tesco is then location on the north side.

Land Tenure

Surprisingly, this plot of land is actually FREHOLD LAND. The land was purchased from DRB-Hicom Berhad for RM69.92 million. This Bursa announcement clearly shown that the land is indeed FREEHOLD.

I was initially very skeptical. I know for a fact that the adjacent areas such as Taman Wahyu, Taman Tasik Indah, Taman Mastiara, KiPark Sri Utara (all 4 phases), etc. Maybe it’s a situation I called it ‘seeing is believing’.

http://www.bursamalaysia.com/market/listed…cements/1249753

EcoSky’s Retail Promenade

EcoSky’s retail promenade is basically an improved and smaller version of SetiaWalk Puchong (SWP). I will explain on the improvement portion but I need to put up a disclaimer that the below improvements are by no means to discredit the features of SWP. There are purely lesson learnt from their experience in executing SWP.

1.	The needs of reserved carpark lots for those frontal commercial lots to attract banks

2.	Tenant selection criteria with good mix to complement each other

3.	Tenant control via lease-back program

4.	Separate access for commercial and residential. Commercial area carpark is located at LG floor while residential is located separately.

5.	Much broader view of available shops if one standing at the cascading water feature areas as the layout is planned in such way. ‘One eye can see all’ is the description.

6.	The need of having an iconic or signature building in commercial area. This is referring to EcoSky’s office Pod that offers as much as 40,000sq.ft office area.

7.	Extended verandah at first floor commercial areas to facilitate of Al fresco concept. Adequate width enable setting up of tables. IMHO, this one is excellent. Certain part of Publika had this too.

8.	Proper loading bays for retailers.

According to lil bird, the indicative price is RM4.5 million to RM6.0 million on enbloc basis. Some SA said all these have been sold and some SA seems to be unable to give firm answer at all.  As of now, it should be taken as NONE available for sale.

EcoSky’s Residential

There are three blocks in EcoSky. Below are the details:

1.	Aurora Tower – 39-storey with 10 units per floor.

2.	Basalta Tower – 39-storey with 12 units per floor

3.	Clarita Tower – To be announced with improved layout and price

All the three blocks are sitting on carpark podium. Basically Aurora means natural light display aka Block A to layman while Basalta is volcanic rock i.e. Block B. Block C is Clarita which mean clarity. Reminding you to see carefully and don’t drop spectacle again.

Sizes
 – ranging from 861sq.ft to 1227sqft

Layout
 – Type A1 – 1227 sq.ft, Type B2 – 1109 sq.ft, Type C2 – 1055 sq.ft, Type D1 & D3 – 901 sq.ft and 926 sq.ft respectively. Layout A, B and C are basically 3 rooms with 2 bathrooms and come with 2 carpark while type D

Concept
 – The roof is structured base on rain concept as EcoSky is uniquely located in between several lakes. Those roofs are luckily pointing up and not at anyone else. These buildings will have triple certifications i.e. GBI, BCA greenmark and Leed. Typically, such certification comes with higher construction of about 3-5% and renewing the license will require fees too. Details could be read from the link http://www.greenbuildingindex.org/why-green-buildings.html or google for more.

Facilities – The Club (at level 7 that shared by all three block residents) for sports and open-air activities including a 50m lap pool, fun island pool and children’s water play area, triple volum gymnasium (6000sq.ft), playground, etc; The Pavilion (at 20+ floors) – a garden lounge with double volume and The Peak (at rooftop) – a penthouse club. There are also two connecting and secured bridges to commercial area via Level 7. At The Club, there is also proper business lounge in which business could be conducted. They do have proper business function room to house quite small to mid size audience for power point presentation or training.

Maintenance cost
 – Expected to be 40cent PSF. I am curious and equally annoyed of such high maintenance cost. Some of the MK condos are charging like 30-35c PSF while reportedly this Flexus is charging 44c PSF. Still curious.  One of the reasons could be attributed by the triple green certification i.e. GBI, BCA greenmark and Leed. Renewals of such licenses don’t come cheap. It may whack up to 5-6 cent PSF easily. To maintain the green will need extra cost as well. I tried to ask the SA, it seems the answer is that ‘they will be working on the cost again though they know 40c PSF is on the high side’.

Access & Security
 – There is 4-tier security for the residential. Access is pretty much separated from commercial.

Green
 – There is a 30,000 sq.ft park located at the north east side of EcoSky site. The park is fenced up with secured accesses (two only nearby commercial area).

Lift
 – There are 5 lifts plus one service lift.

Prices
 – I cant get to memorize the pricing. It is about 648K PSF after discount onward. This is good for the D3 unit facing west. Floor incremental is RM2K except Level17  18 is RM3k. Not sure about SkyGarden Floor. No premium pricing on number 8. PSF for type A (1227sqft) is marginally lower than others. Another example is #15-08 is a type B with 1109sq.ft. Price is 748K (i.e. 675PSF). Work backward to Level 8. Price is 734K (662PSF). These prices are before discount.

Current offering :

– 3% early bird special

– Free legal fees on Sales & Purchase Agreement (SPA) and loan agreement plus loan stamp duty

– Developer Interest Bearing scheme (DIBS)

– Booking/Reserved fee is RM10,000. The 10% balance minus early bird rebate and booking fee can be paid via credit card that comes with interest free instalments (limited to participating banks only)

– semi furnished package (covers kitchen cabinet, hob and hood, microwave, refrigerator, air condition units for rooms). Electrical appliances are Electrolux while AC are York. There is also hot water system (but not displayed in show units at present)

Bottom line

This integrated development heavily count on the deliverable of the concept by ex-SP Setia team. At RM650PSF onwards, it is not cheap neither it is too expensive considering Kiara East 2.0 prices their products at 700+ PSF, Flexus Signature Suite at 700PSF (with 10% early bird discount & 44c PSF for maintenance) while Lakeville by MahSing put indicative pricing of close to 700PSF. We should know by now, historically MahSing can price higher than indicative subject to responses.

Registration of number, selection of unit process and others went well without any unwanted incident. All units in Basalta SOLD OUT at press time (I mean project review writing time at 6pm 22nd September).

A little joke – If one can’t get this ECO-Sky or get balloted for ECO-Botanic, you may try wallop Empat ECOr. Their number is always 2255.

Who is Eco World?

Eco World was incorporated as a private limited company in Malaysia on 29 December 2011. Eco World has an authorised, issued and paid-up share capital of RM50,000,000 comprising 50,000,000 ordinary shares of RM1.00 each. The principal business activities of Eco World are development, construction and investment.

Additional information, please click below links:

http://ecoworld.my/

Recent news about Ecoworld and Focal Aims

http://www.theedgemalaysia.com/in-the-edge-financial-daily-today/254891-ecoworld-offers-rm140-for-focal-aims.html

http://www.theedgemalaysia.com/business-news/255066-investors-may-want-to-stay-in-focal-aims.html

Again, thanks to our Guest Editor – Mr. Tengster!

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PROPCAFE Exclusive News : EkoCheras @ Cheras By Ekovest Bhd – Speacial Preview Launching on 7th Sept for VIPs (“Live”)

7
th
 Sept 2013

– This date could be just an ordinary day for most of us but definitely not for
Ekovest Bhd
 and those property crazy like Propcafe. I believe this date will definitely be one of the most historical event for Ekovest Bhd – The Launching of Special Preview of Ekovest’s  first ever commercial integrated project at Cheras called
EkoCheras
 at their main office lobby located Jalan Gombak for the VIPs and only specially invited guests.

EkoCheras ( Overview)
Credit to KDI

Just for your information, the actual date where EkoCheras is open for public booking is on this
Sunday 8
th
 September
 from 10am.

The event was remarkably very successful and the respond was overwhelming. Believe me.. it was so HOT until you feel like taking out your top and jump on the table and shout “Let’s Party”..

Let’s party…
Sorry… I know wrong picture…

And the temperature keep on rising till you can’t reall stand the heat and almost as equivalent as the burning temperature while you watching F1 Grand Prix at Sepang circuit. Sorry, wrong analogy.

What I meant is as hot as the girl in F1 Grand Prix at Sepang.

Sorry again. wrong picture
but i know you all will like it!

This project is really “HOT” and how could it be possible for PropCafe.Net members to miss such an important event? So we decided to go to pay a visit as a double Zero 7 agent and do a short write and “live” report from the actual site.

Just a short brief about this EkoCheras Project and I am not going so detail into this project for today’s write because I will write another detail review about this project later.

EkoCheras SoHo
Block J (Left) & Block H(Right)

Name: EkoCheras

Developer : Ekovest Bhd

Location :
Cheras (Currently where Cheras Auto City sitting on – Opposite Leisure Mall)

Google Coordinate : 3.093004,101.738911

EkoCheras Location

EkoCheras Location

Land size : Approx 12 acres Freehold

Type : Mixed Commercial Integrated

Today launch : SOHO

Total Units  : 1000+ units

Size : 762sf to 1327sf

Price* : From $633psf (Before Discount)

*Pricing is just an indicative. For detail pricing please contact to Ekovest directly.

We went there as early as 730am, and to our surprised there were already few property enthusiasts gathering out the main entrance of Ekovest Bhd main office  until the main door was open at 900am and need not explain furthermore, the BBB party had started.

Property Lovers waiting outside early in the Saturday morning

Some people say that is like buying veggie at the market and some say like pasar malam (night market) but for me who goes to Pasar Pagi every weekend morning, when I compared, it is actually more happening  than the morning market I visit every weekend!

Malaysia Pasar Pagi

The crowd at around 10am

The crowd at around 10am

The crowd at around 10am

The crowd at around 10am

Block J Status @ 10am

Crowd watching like watching stock market. BBB!

Crowd studying and appreciating the scale model

Look at their eyes! All looking at the sales chart to see what units are still available.

The majority of the crowd is Chinese and the age group range from mid 20’s to late 50’s.

at 1:30pm.
guest listening attentively to explanation

The crowd just getting bigger  as reaching noon but by that time Block J (which got discount) almost
90% booked
.

Block J status at 1230pm
Red dot means booked
Yellow dot means Bumi Lot

So we thought the party will be ending soon and PropCafe.Net members can go home but NO!

The crowd switched their attention to
Block H (Without discount
 ) and started to pick their units there! OMG..what’s happening?

Looking at the current situation, at that time we were really thinking that this project will be fully booked even before its official launch. The crowd is so fierce and furious until I saw people actually
pressing with their finger(s) on
 on the sales chart to mark their territory until the staff came to put the red dot sticker to secure the desired unit for them.

Well, the guy really waited for few minutes with this finger(s) on the chart! I just cannot stop trying to imagine if someone want to book 10 units, is he or she going to use all his or her 10 fingers there! And the best part is , for those who having a small palms and short fingers how to do? So from now I advise you train your finger more like practicing Piano or Guitar , it does help perhaps and if you don’t know how to play Piano or Guitar,  i think it is time for you to attend classes  otherwise very hard for you to stretch your all your fingers to 10 different units which is far apart at the same time! 🙂

The “magic” finger booking

Now the crowd switch their attention to Block H (without discount)

Block H sales status at 10am

Block H status at 1pm

By 1:45pm … Block J & H was almost 90% booked
 (excluding the 30% Bumi Lots) but the crowd still not dispersing and some even demand they wanted to book the Service Apartments (which is not available for booking during this launch).

Obviously, those who left with a big Grin on their face got with what they desired and those who coming late left empty handed.

Is the moral of this story is “Siapa Cepat Dia Dapat” ? Well  I am skeptical about  this statement whether is still valid and applicable to Malaysia property?

Is the Malaysia Property market really still bullish? Or are they just ignorant?

Who are actually this people?

For those who are interested to know more feel free to visit their office, like I mentioned earlier, it is open for public booking on 8
th
 Sept  2013 Sunday, who knows you might be “lucky” if there is still unit available!!!! Good luck to you!

Their address can be found from their website
http://www.ekovest.com.my/contact_us.html

Or google map

https://maps.google.com/maps?q=ekovest&hl=en&ll=3.194914,101.705117&spn=0.012255,0.021136&geocode=+&t=m&z=16&iwloc=A

Ekovest Berhad

3rd Floor, Wisma Ekovest

No. 118, Jalan Gombak

53000 Kuala Lumpur

Tel: 603 4021 5948

Fax: 603 4021 5943

That’s all folks ! so called “live” bring to you by PropCafe.Net.

Stay tuned for the next detail review of EkoCheras by PropCafe.Net. Coming soon!

Meanwhile please sit back enjoy and relax!

Pictures below from

http://www.ekovest.com.my/properties_ebp.html

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PROPCAFE™ Review : EkoCheras @ Cheras – An Introduction to Live◦Learn◦Love

Hi all and Happy New Year! Hope everyone is fine and thank you very much for your support to PROPCAFE™. Year 2017 had been a tough year for most us especially the property market in Malaysia but the good thing is you are not alone out there.

We do feel what you felt as we are also part of Malaysia community as well. Believe me believe you, we are just a commoner among you guys living day by day and work from 9 to 5 for the past few decades and if we managed to survive in one piece through the brutal year of 2017, we believe you are not exceptional and might even do better than you think you are capable of.

Don’t lose the faith, keep on moving and continue believing in what you do and with that – Let’s welcome 2018 together with PROPCAFE™’s opening article of year 2018 :
EkoCheras – An Introduction to Live◦Learn◦Love
.  but before that I just have to ask the most popular new year question : What is your new year’s resolution? 🙂 You will know my new year’s resolution by the time when you finish reading this.

It has been a while since the
last entry
 of our write up on EkoCheras in 2013. For the past few years, there have been a number of new developments going on at Cheras area ( Cheras Kuala Lumpur and Cheras Selangor ) . Self-proclaiming themselves as the dragon of Cheras, so by now there must be a lot of dragons flying around Cheras
 .

Nope.. we are not surprised when we heard that  because if a dragon can be born in Afghanistan, it is possible to have another dragon in Malaysia too
 . But we all know that only time will tell everything and there will be only one dragon in our heart – the real dragon of Cheras.

Location
–
H
ome of the Sleeping Dragon

Before we go into more detail about the “location” of EkoCheras, allow me to warm up the engine a bit and let me start with some brief info about the location of this project to give you some image on the location of EkoCheras because we know Cheras is very big and just to be fair not all lands on Cheras is considered prime at least not by PROPCAFE™.

EkoCheras Location Map

EkoCheras is a self-contained integrated mixed development, strategically located within about
9.1km
 of bustling Kuala Lumpur City Centre (KLCC) with travel time varies from about 20 mins to 45 min depending on the traffic condition (yeah we know how notorious the traffic of Jalan Cheras can be at some certain time of the day), and spanning across
12 acres
 of superb prime freehold land. The exact as per on
Google Map

GPS Coordinates N 3˚ 5’ 36.06” E 101˚ 44’ 20.28” Google Maps
https://goo.gl/maps/e4xN8GNhDyp

EkoCheras Location

EkoCheras is one of the largest fully self-sustaining mixed development located next to Taman Mutiara Barat along Jalan Cheras ( right before the Jalan Cheras roundabout and diagonally opposite of  Leisure Mall Cheras) bearing a
Kuala Lumpur postcode
 of
56000
 and fall under part of the Federal Territory of Kuala Lumpur under local council of
 DBKL
.

EkoCheras Distance to Major Areas

Do you know…

Part of the land of where EkoCheras is currently sitting was previously known as Cheras Auto City? For those who have no idea and to refresh your memory for those had forgotten how it looked like back in 2013, PROPCAFE™ (being a bit sentimental and having unusual habit of keeping photos of some particular development site prior construction)  has some photos of the site before it was demolished. Let’s see if you still able to recognize it.

 EkoCheras Before Construction

 EkoCheras Before Construction

 EkoCheras Before Construction

Accessibility
–
The
 R
oad

T
rain

P
edestrian

(RTP)
Network

Connectivity and Accessibility play an important role in property buying decision because this will determine the measure of “convenience” value of the property. Infrastructure solution –
Efficiency and Convenience
 – where able to create more time (time saving) is considered as one of the highly value added factor to any property as well as quality of life.

EkoCheras Accessibility Road Network

Road Network – The Fuel Combustion

Let’s have a check on the accessibility of EkoCheras with our North – East – South – West (NESW) 4 – points check.

EkoCheras mainly can be accessed via few major roads

From North (From Kuala Lumpur City Center to Cheras / Kajang)

Via
Jalan Loke Yew – Jalan Cheras
 and make a U-turn with elevated ramp on you left after Petron – Caltex Jalan Cheras about 1km away from EkoCheras.

U-Turn Ramp to EkoCheras (From KL to Cheras Direction) Approximate 1km away from EkoCheras

From South (From Cheras / Kajang to Kuala Lumpur City Center)

Lebuhraya Cheras – Kajang
. It is straight forward direct entry to EkoCheras via Jalan Cheras. You won’t miss this iconic Cheras Twin Towers if you are coming from this direction.

From East – West

Middle Ring Road 2
 – Exit to Jalan Cheras roundabout ( Tesco Extra Jalan Cheras ) and bound to Cheras / Kajang via Jalan Cheras and make a U-turn with elevated ramp on you left after Petron – Caltex Jalan Cheras which is about 1km away from EkoCheras.

It is worthwhile to take note that a direct access to
Middle Ring Road 2  via the
elevated U-turn at MRR2
bound to Jalan Ampang / Ulu Kelang / Gombak
 to skip the Jalan Cheras roundabout constructed by Ekovest to further ease the flow of traffic at Jalan Cheras had been completed and officially opened to public on 22nd Dec 2017

 Elevated U Turn at EkoCheras bound to MRR2 towards Gombak and Jalan Ampang

 Elevated U Turn at EkoCheras bound to MRR2 towards Gombak and Jalan Ampang

East – West Link (Lebuhraya Hubungan Timur barat)
 – Jalan Cheras

Ingress and Egress of EkoCheras

The resident of EkoCheras and the visitor of EkoCheras Mall will share the common Ingress and Egress of EkoCheras. There will be separate unique entrances for the residents of EkoCheras however during the peak hour, the traffic to enter or to exit from EkoCheras still pose a majpr concern to the residents’ of EkoCheras. The Ingress and Egress are located at each end of EkoCheras (Office Tower and Tower E) along Jalan Cheras and one at the middle of EkoCheras at Jalan Mutiara Barat as per illustrated below.

EkoCheras Ingress Egress on Ground Floor

EkoCheras Ingress Egress Lower Ground Floor

In this write up, we won’t touch on the access via
Jalan Mutiara Barat
 because it involving more to housing road network but for those who are familiar with this area knowing the access via Jalan Mutiara Barat will be important in the near future (as the
“backdoor”
of EkoCheras) as an alternative to avoid some part of the heavily congested Jalan Cheras. We will leave this to you to explore it yourself.

EkoCheras Ingress Egress Jalan Mutiara Barat (Backdoor of EkoCheras)

Train Network –
Hop On Hop Off

MRT Station Taman Mutiara SBK25

MRT Station Taman Mutiara SBK25  – KVMRT Line 1 Sungai Buloh – Kajang

One of the main factor which makes EkoCheras project itself unique would be that EkoCheras is one of the integrated mix development along Jalan Cheras where is
directly linked
 to the MRT station. When we say “directly linked” it really means directly linked – from the moment you step out from your door to the entrance of the MRT station – comes with proper covered walkway and not those types where you need cross the river or climb the mountain type of “direct link”. The closest project development (carrying Kuala Lumpur address postcode along Jalan Cheras) having similarity to EkoCheras is Sunway Velocity in term of directly linked to MRT station.

The nearest MRT Station linked to EkoCheras is
MRT Station Taman Mutiara SBK25
 and it is directly connected to the first floor of EkoCheras Mall corridor area via an elevated covered walkway. The length of of the covered elevated walkway is
about 200m length
 and
18-20ft wide
 come with almost 70% covered with side glass panels on both side of the walkway. The elevated pedestrian linked bridge will be good enough to shield you from our Malaysia’s weather.

 EkoCheras MRT Link Bridge

One of the advantages of EkoCheras being linked to the MRT Station Taman Mutiara that not many aware of is being located not far away from the
LRT Line Interchange
. The nearest Interchange to Ampang LRT Line would be the
MRT Station Taman Maluri
 which is
only 3 stations away
or about
11mins
from station to station and this will further enhance the connectivity to other train networks.

EkoCheras MRT Line Map

For those who are looking to head off to
KLCC or Bukit Bintang
, now you can avoid the nightmares of traffic congestion as well as locating for car park in the heart of Kuala Lumpur City Centre. EkoCheras is merely just 6 stations away to
MRT Station Bukit Bintang
 with an approximate of
18mins
 travelling time from station to station.

For those who are looking to go the
KLIA or KLIA2 airport
, probably you can opt to hop on the MRT and exit at
MRT Station Muzium Negara
 ( 9 stations from MRT Taman Mutiara or about 26min from station to station) and take KLIA Express from KL Sentral. Please bear in mind that from MRT Station Muzium Negara platform, it will be
quite a distance of walking
 to the KLIA Express platform. Do plan your time ahead!

*Source from www.myrapid.com/my/plan-my-journey

We would like to share the above table just in case if you are curious how long it takes from MRT Station Taman Mutiara to another MRT Stations. The tabulated data above will roughly giving you an idea of the time of traveling via MRT SBK Line from MRT Station Taman Mutiara alternatively you able to check online via the
myrapid journey planner

Source : www.myrapid.com/my/plan-my-journey

For obvious reason TODe – Transit Oriented Development will lift up the quality of life in term of time saving (Value of Convenience) by enhancing our mobility. As we also understand, transportation by train network has its own limitation as compared to other mode of transportation but what we are trying to say is not necessary that you ( those who live in EkoCheras ) MUST travel using the train but you will have an alternative mode of transport ( and we think it is a privilege) as compared to others who don’t have it. You might never know when you need it and when the day comes, it will be pretty handy for those who have it. 🙂

Pedestrian Network –
Burn the Calories

Ever since the announcement of MRT project by the government, we have seen or heard lot of marketing and sales pitch from certain groups of people trying to associate their property development with the MRT as an USP – Unique Selling Point.

Come to think of it we feel some of them been trying too hard to the extent most if not have overlooked the meaning of true blue linked MRT property development and the importance of the Pedestrian Network Infrastructure. Ask yourself the question how many projects out there which are really connected to the MRT station with a proper pedestrian walkway?

EkoCheras Elevated Covered Pedestrian Network

Please don’t get us wrong here, we are not saying that those property developments which do not have a proper dedicated pedestrian walkway connected to the MRT station is something bad, it is that just we feel it is incomplete and could be better if developers do put some deep consideration on how to improve the human connectivity to the MRT station to fully leverage the benefit of the train network in Malaysia.

The Cross Road of the Elevated Pedestrian Network Connectiong MRT EkoCheras Leisure Mall

We know it is not an easy task especially when it involves several parties but it is worth a thought for the future.
A well planned pedestrian network will
further unlock
 the hidden potential of any development not only limited to the development boundary itself but to the seamless boundary of its
surrounding amenities, infrastructures and commercial network.

EkoCheras Pedestrian Network Map

Elevated Covered Pedestrian Walkway from MRT to another entrance of Leisure Mall

EkoCheras is not just about the 12 acre project development itself. It is more than that and why? The
elevated direct link bridge
 funded by Ekovest connecting to the MRT Station Taman Mutiara is the “
key
” here.

 Elevated Covered Pedestrian Walkway Interconnecting EkoCheras – Leisure Mall – Taman Segar – MRT Taman Mutiara

 Elevated Covered Pedestrian Walkway Interconnecting EkoCheras – Leisure Mall – Taman Segar – MRT Taman Mutiara

Although the main reason Ekovest building the elevated link bridge is to connect to the MRT Station but in real, we see this
golden key
 plays a far more important role – to open up the pedestrian network access by tapping on the current existing pedestrian network at this area where indirectly connecting EkoCheras seamlessly to :-

Taman Mutiara Timur
 (PROPCAFE™ received unconfirmed news that over this side there are few plots of commercial land to be developed in the near future 😉 )

Exit to Jalan Mutiara Timur and Leisure Mall from MRT Station. For those who are heading to Leisure Mall, you don’t need to get out from the station since there is a direct link bridge connecting to the shopping mall

CIMB and the famous Restoran Steamboat Le Tien at Jalan Mutiara Timur

 Food Court

 Unconfirmed future development site

 Future Development land at Jalan Mutiara Timur

 Covered Walkway from MRT along Jalan Mutiara Timur

Leisure Mall

 Cheras Leisure Mall

 Cheras Leisure Mall

 Cheras Leisure Mall

Commercial area of Taman Segar ( Detailed in next section )

The newly built DBKL Taman Segar Multi Storey Car Park which located beside Leisure Mall.

DBKL Taman Segar Multi Tier Car Park

Leisure Mall Cheras – MRT Link Bridge

Now with the newly constructed elevated *link bridge to Leisure Mall (*under construction), one can cross over to Leisure Mall from MRT Station or EkoCheras and vice versa safely and comfortably regardless rain or shine.

The furthest cover walkway of the pedestrian network ends nearby beside the newly constructed DBKL Taman Segar Multi Storey Parking with a mini food court on the ground floor.

 DBKL Taman Segar Multi Storey Car Park Night View

 DBKL Taman Segar Multi Storey Car Park Food Court

The 360 degree pedestrian network linking from EkoCheras ( at Taman Mutiara Barat) to the MRT station, Taman Mutiara Timur, Taman Segar and Leisure Mall Cheras is one of the most comprehensive proper pedestrian networks and almost all are
fully covered and elevated
 on top of the busy Jalan Cheras to make sure the
safety
 of pedestrian.

Now with the access to the current existing pedestrian network, EkoCheras will have both of the worlds – The
New World
 and the
Old World
 blending together right from the moment you step out from your door step.

Walkability – The Litmus Test

We really hope that the VR technology will be more advance to the state where able to bring PROPCAFE™’s reader personally with me every time to experience the ‘live” moment during the site visit study; till then we will have to resort to the most primitive tools and method – a simple tool watch, a non-fancy mobile phone and my pair of tiny legs.

EkoCheras Pedestrian Network Walkability

Started the walking simulation journey from end to end of EkoCheras ( EkoCheras Tower E to Office Suites Tower A Entrance of Link Bridge to MRT Station) ; the distance from end to end of EkoCheras is
about 350m
 and the walking time is around
5-8 minutes
 or longer subjects to any “unintended distraction incidents” . This piece of information would be useful for the future shoppers of EkoCheras Mall as well as the residents of EkoCheras who live in Tower E.

EkoCheras MRT Link Bridge

 EkoCheras MRT Link Bridge Photo 1

 EkoCheras MRT Link Bridge Photo 2

 EkoCheras MRT Link Bridge Photo 3

 EkoCheras MRT Link Bridge Photo 4

From the entrance of the link bridge located on the first floor of EkoCheras Mall corridor area  to the MRT station platform is about
200m with walking time
<
 5 minutes
 (actually it is
 less than 2 mins
 but to be fair some people walk very slow) .

 Leisure Mall Cheras – MRT Link Bridge

 Leisure Mall Cheras – MRT Link Bridge

 Entrance of Leisure Mall Cheras – MRT Link Bridge

With the latest add-on link bridge which gives you direct access to Leisure Mall Cheras from the MRT Station (under construction at this point of writing) is about
60m
 and probably additional of
1 – 2 mins
 of walking time.

In summary, the distance from
EkoCheras  :

To
 MRT Station Taman Mutiara
 range from *
200m to 550m
 ( *
2 – 13 mins
) depending on where is your starting point and

To
Leisure Mall and the Taman Segar
Commercial area would be around *
300m to 650m
 ( *
5 – 16 mins
) .

Most if not all the pedestrian walking path here is either inside the buildings or covered with a roof on top so I reckon that you are pretty safe from any strong UV rays coming from the Sun or the rage of the God Zeus but then again it is not 100% waterproof  you especially during typhoon season!

 Elevated Covered Pedestrian Walkway Interconnecting EkoCheras – Leisure Mall – Taman Segar – MRT Taman Mutiara

 Elevated Covered Pedestrian Walkway Interconnecting EkoCheras – Leisure Mall – Taman Segar – MRT Taman Mutiara

If you still recall that we mentioned earlier (in the Road Network) that you need to make a U-Turn by using the elevated ramp to EkoCheras (if you are coming from Kuala Lumpur City Center heading to Cheras / Kajang) via Jalan Cheras since EkoCheras is located on the West of Jalan Cheras ( on the side of Taman Mutiara Barat ) . I have one good and one bad news.

 DBKL Taman Segar Multi Storey Car Park

 DBKL Taman Segar Multi Storey Car Park

Let’s start with the good news first. Alternatively you (for those who is driving and visiting) might want to consider parking your car at the Leisure Mall Cheras or the DBKL Multi Storey Car Park Taman Segar and fully utilizing the
pedestrian network
to cross over to EkoCheras. The distance from the DBKL Multi Storey Car Park to EkoCheras is about
550m
and we reckon it is kind lot of walking and not disabled-friendly.

 Cover Walkway to DBKL Taman Segar Multi Storey Car Park

 Cover Walkway to DBKL Taman Segar Multi Storey Car Park

Lastly, the bad news is for those who need to drive to EkoCheras; the elevated U-Turn ramp (which is about 1km away from EkoCheras) after the Petron-Caltex Petrol kiosk is the nearest possible way by mean of driving if you were to come from the North direction.

I guess I had done enough of walking despite my soaring legs from cycling and running event I had back to back over the weekends. After few hours of the walking I guess I have to stop here and move on to the next chapter. How I wished someone will show me some appreciation by buying me a cup of coffee or perhaps a foot massage. Car, train or legs? We will leave it to you.

Surrounding Amenities
 – Live ◦ Learn ◦ Love

When we are talking about location analysis, recently we adopt and apply a simple concept of – to
Live ◦ Learn ◦ Love
. (It is not necessary for you to follow ) Why
Live ◦ Learn ◦ Love
 … ? 🙂

Picture Credit : tattly.com

Basically we will look at the
strength of
3 basic core amenities
 surrounding nearby the development which must be easily accessible by the transportation network which we mentioned earlier:-

Live ◦ Matured Commercial Area / Township
 –
For basic daily living where you sleep, eat, work and play so you need facilities like banking, post office, clinics, salon, grocery, restaurant and etc conveniently available.

Learn
 ◦ Education Hub – For
 your children
(Next generation).

Love
 ◦ Medical Center – For yourself,
parents or grandparents
 ( Older generation ).

*Pasar Malam / Night Market –
 Just joking :). But for those who are fans of “Pasar Malam” ( Night Market) will be a bonus

Joke aside, we won’t be go in to so details but let’s have a look on what we have here nearby within 5km travel distance by car.

EkoCheras Surrouding Amenities – Commercial Area and Medical Hub

EkoCheras Surrouding Amenities – Educational Hub

Do you know?

Within 2km radius of EkoCheras, there is One Malaysia cemetery where Muslim, Chinese and Indian Cemetary located side by side – Cheras Muslim Cemetery, Cheras Hindu Cemetery and Cheras Christian Cemetery which already been there for more than
100 years! ( since 1900)
 . We are truly blessed to live in such harmony multiracial country
.

There is another cemetery called Sungai Besi Kwong Tung cemetary at  SW of EkoCheras along MRR2
.

You must be wondering why we emphasize so much on the importance of the pedestrian network of EkoCheras. Part of the reason is for a new development in an isolated area to be sustainable for long run; it needs to be backed by an existing
lifeline support from the surrounding matured township or commercial area
.

 Shops at Jalan Mutiara Raya Taman Mutiara Barat

 Shops at Jalan Mutiara Raya Taman Mutiara Barat

Since on the side of where EkoCheras is located, EkoCheras is surrounded mainly by residential housing area – Taman Mutiara Barat, Taman Tayton View and Taman Bukit Hijau with very limited nearby vibrant commercial components available others than merely just a few rows of shops, car sales gallery, furniture store and two petrol kiosks . On the contrary, across the road of Jalan Cheras is where all the daily vibrant activities happening from dawn till dusk – the Leisure Mall Cheras and Taman Segar Cheras commercial area.

EkoCheras Traffic at Jalan Cheras

Although Taman Segar Cheras commercial area is located just opposite of EkoCheras, it is so near and yet so far for those who drive due to the heavy traffic of Jalan Cheras and congestion surrounding Taman Segar Cheras commercial area.

During the peak hours, you might find it is a challenge to drive in and out of the Taman Segar Cheras Commercial area; not to mention you will face a hard time locating a car park. It will be quite frustrating for those who are lack of patience and enduring the pain from the traffic might be unbearable to certain people.

Thus sometimes we think for those who like to save the hassle and avoid caught in the traffic; walking over via the pedestrian network might be faster and wiser especially during Pasar Malam ( Night Market ) on every Friday! And believe me believe you will be very thankful that you did not drive! It is such a nightmare.

Bumper to Bumper

Since Taman Segar Cheras commercial area is the nearest matured commercial area where can be easily accessible by the road as well as the pedestrian network from EkoCheras, let’s focus this area on next chapter.

Taman Segar Cheras – Living Art of Cheras

Taman Segar Cheras Commercial Area also known as the Little Heart ♥ of Cheras – because of the commercial vibrancy effect from Leisure Mall Cheras and wide range choice of service providers. For those who are not familiar, Leisure Mall Cheras and Taman Segar Cheras commercial area is one of the most vibrant commercial area at this part of Cheras.

Taman Segar Cheras commercial area have been around for over decades and until today it still remain one of the most noticeable landmark of Cheras. Due to its location, Taman Segar Cheras commercial area was spared from the ravages of the economy crisis and was able to develop earlier than other commercial area of Cheras. As a results, Taman Segar Cheras commercial area nurture a greater diversity of both amenities and services and have been a cradle to a higher diversity of business nature.

This area is matured and seasoned, the commercial shops at this area looks worn out and tired but do not underestimate this “old ginger”. It has its own uniqueness and beauty in its own way that Leisure Mall Cheras and Taman Segar Cheras commercial area had survived few financial crises and despite that it has only become stronger, more solid and remains one of the hot spot of Cheras.

It is also noticeable that the leasehold shop-lots especially on the ground floor is hardly left vacant for more than a month and not only that, you could hardly see any listing for sale or rent on the internet of the shop-lots where easily valued from RM2.2M – RM3.0M.

Somehow this place remind me of the aging area of Mong Kok at Hong Kong

Mong Kok at Hong Kong

You might want to argue or question why Taman Segar Cheras commercial area when EkoCheras Mall which has about 1 million square feet of retail space right at tip of your nose for those who live in EkoCheras? Well you see… you probably want to ask yourself the questions how often you visit a shopping mall or do you see yourself visit shopping mall every day?

Even if you do visit shopping mall everyday sooner or later you will start to realise ( or perhaps not realising ) that it is burning your pocket at a faster rate than you expected and even if your wallet is very thick, you will start get a little bored with it.

Affordable Muslim Restaurant

Having say so, alternatively Taman Segar Cheras commercial area which is just a walking distance away from EkoCheras might able to serve you some refreshment when you need it or at least it will give your wallet some room to breathe especially when it comes to food.

Taman Segar Cheras is a favourite F&B spot among the Cheras people here (Warning – Locating a car park during lunch and dinner hour will be a major issues here). You will be spoilt by plenty of nice and reasonably priced Malay, Indian, Chinese, Japanese, Korean and Western cuisine restaurants at this area from day to night. One of my favourite is the ice cream from Inside Scoop after a satisfying meal of Nasi Lemak from Poppo Kanteen.

For foodie you might want to try some here ->
10 Must Visit Restaurants in Taman Segar Cheras

There are some services that you won’t get from the shopping mall and shopping mall does not run 24 hours. Shopping mall is not everything, there is always something missing about shopping mall especially when it comes to Malaysian’s culture for our customary daily need especially for those who live and rooted in Cheras and talking about Malaysian’s culture, you definitely won’t be able to find Pasar Malam (Night Market) in a shopping mall at least!

For those who live in EkoCheras can easily visit and enjoy
Taman Segar Cheras Pasar Malam / Night Market
 on every Friday from 5.30pm to 12 midnight and the best part is you don’t have to worry about parking 🙂 and talking about it now I really craving for a bowl of steamy tau foo fah (soy bean pudding) !

Taman Segar Night Market

 Taman Segar Night Market

 Taman Segar Night Market

 Taman Segar Night Market

At Taman Segar Cheras commercial area you can get your entire daily fixed here ranges from banking services (Maybank & Hong Leong Bank) to post office, bakery (TK Bakery), clinics, dental clinics, car repair and accessories workshop, electrical home appliances shop, IT gadget store, SPA and massage parlours, tuition centers, pet shops, veterinary hospital, dance academy, convenient marts , grocery shop, ice cream store (Inside Scoop), stationary store, bicycle shop (PedalSpot), mamak stall, food stalls, Ramly burger stall, tuition center , local coffee shop (kopitiam), economy mixed rice restaurant, hawker food stalls, Malaysian’s favourite Pasar Malam and many more where those smaller scale business model that can’t afford the retail rental at shopping mall but plays an influential part in the daily life of Cheras people – Taman Segar Cheras completes EkoCheras and vice versa.

In other words, Taman Segar Cheras is the opposite world of EkoCheras and if Taman Segar Cheras would be the “yin”, EkoCheras would be “yang” where they balance out each other.

Day and Night of Taman Segar Cheras Commercial Area

Some photos of the real surrounding of the Taman Segar Cheras. You will know how “lively” and vibrant of this area by just looking at the traffic and the double parking issue! While picture is still picture, best if you could spend an hour or two to pay a visit there personally by yourself.

Day

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Night

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Almost the End
–
A local dragon or an earth worm?

Although I really hate this feeling, I guess we are almost coming to the end of the article and soon have to say good bye. I know there are lot of other area yet to cover but this article merely is just an introduction of EkoCheras from the macro view in different perspective.

By now… reading until here I am pretty sure some of you start to have a lot of questions in your mind for eg. the development progress, pricing, completion date, the mall, flash flood and other issues that yet remained unanswered but I would not want to drag this article too long ( it is already too long) otherwise you will start yawning. Shall we leave it for another time? Please bear with us for a bit more and thank you for your patience.

For all the questions if not all; will be mostly answered in my next write up where will focusing more details (micro perspective) about the entire overall development itself. Please do subscribe to us via e-mail and follow us on our
facebook
 page so that you won’t miss out the next write up about EkoCheras.

EkoCheras – A Place to Live Learn Love

Nevertheless before I pen off – all in all EkoCheras is located at one of the most supreme location of Cheras and connected seamlessly with all the Road – Train – Pedestrian (RTP) networks. With the RTP network checklist ticked and the synergy between the exciting new world brought by EkoCheras development with the matured and stable old world of Taman Segar commercial area – EkoCheras is one of the very rare breed indeed.

We would like to remind readers again that there is no perfect development, even for EkoCheras will have its own weaknesses. The value of any property development most of the time is tangible but we should not deny the existence of intangible value within.

The question of EkoCheras will it be the local dragon or the local earth worm? Will it be your place to Live ◦ Learn ◦ Love? I will leave to you but before making any conclusion, please at least wait for our next write up –
PROPCAFE™ Review : EkoCheras @ Cheras – The Overall Development Plan

As for the closing for this article, I would like to share my new year’s resolutions which is just a simple quote where indirectly inspiring and giving me the idea for this write up; reminding myself everyday – to
 Live
simply, to
 Love
generously and to
Learn
constantly . Thank you and hope to see you again!

– the Intern –

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