PROPCAFE™ Review: Sentral Suites @ KL Sentral by MRCB – Part 2

Introduction

Why the part 2 the readers may ask? It’s been PROPCAFE’s DNA to be as meticulous as possible in each of our review and sometimes due to timing and hectic schedule we couldn’t produce the review to the level of PROPCAFE’s DNA. PROPCAFE will do part 2 (like Rev.O @ Bukit Jalil City and Ekocheras) or whenever the editors drop by to the sales gallery for more updated information. This is more prevalent when the first review didn’t’ do justice especially to the prominent project. Sentral Suites @ KL Sentral is one of the cases that PROPCAFE think deserve a 2
nd
 review.

Before you read on the Part 2, please click on the link below for the first review that done by PROPCAFE way back in September 2016.

PROPCAFE® REVIEW : Sentral Suites @ KL Sentral by MRCB

For a start, despite the first review covers in length the micro location and accessibility of the development, we didn’t look into
THE BIG PICTURE
 where KL Sentral is unique being not only Transit Oriented Development (TOD) but KL Sentral has emerged as Self-sustainable City where residents can work, live and play within the 79 acre development. With completion of Nu Sentral Shopping Centre, it is adding conveniences not only to the 60-70,000 working population (Refer to link
http://www.theedgeproperty.com.my/content/1125939/mrcb-offer-more-residences-tods
 ) but many have called KL Sentral as their home. With completion of Sentral Residences, there will be another 752 residential units which will call postcode 50470 as “home”.

We were invited to visit The Sentral Residences, 55 storeys twin towers with majestic unobstructed KL skyline and Taman Tasik Perdana view. Surprisingly, the facilities were pretty decent and was told that Sentral Suites @ KL Sentral will probably have similar level of facilities despite lack of rooftop facilities. Also, the view from Sentral Suites @ KL Sentral especially upcoming tower 2 will enjoy unobstructed KL Skyline and PJ view.

KL City Center View from Sentral Residences KL Sentral

Also many readers wrote in expression their interest in Sentral Suites @ KL Sentral however they have concern about the supply and demand in KL Sentral? Does their concern is warranted? The Readers shall find out. Read on.

Investment X 3!

Sentral Suites KL Sentral Show Unit

Buying property as investment is probably one of the toughest decisions we will make in our life time and PROPCAFE is always inundated with questions from investors who need to re-affirm their buying decision or where to buy.

PROPCAFE did a short review on KL Sentral being the TOD (Click the link here
https://propcafe.net/the-central-transportation-hub-of-kuala-lumpur/
) but what not covered is the significant impact of KL Sentral not only being TOD but it is combination of the MSC status that pull companies to operate from KL Sentral, the strategic location where sandwiched between Bangsar, Petaling Jaya and  Kuala Lumpur with network of highways serving the development and experience of MRCB being commercial developer. There are few of TODs around the world such as redevelopment of Paddington and 67acres of King’s Cross  in London. The King’s cross redevelopment is pretty exciting with what used to be industrial wasteland (similar to KL Sentral). the King’s Cross itself houses 6 tube lines which are Picadilly, Northern, Victoria, Hammersmith and City, Circle and finally Metropolitan Line. Yes the King’s Cross is massive building. Excerpt from the website
https://casestudies.uli.org/kings-cross/

“King’s Cross is a mixed-use, urban regeneration project in central London that is also a major transport hub for the city. Located on the site of former rail and industrial facilities, the 67-acre (27 ha) redevelopment is ongoing and involves restoration of historic buildings as well as new construction, with the entire plan organised around internal streets and 26 acres (10.5 ha) of open space to form a new public realm for the area. Principal uses include 3.4 million square feet (316,000 sq m) of office space, 2,000 residential units, 500,000 square feet (46,400 sq m) of retail and leisure space, a hotel, and educational facilities. The site is served directly by six London Underground lines, two national mainline train stations, and an international high-speed rail connecting to Paris.”

And not only the 6 tube lines but King’s Cross also linked to 2 train lines and high speed train to Paris.

Source:
http://rehdainstitute.com/wp-content/uploads/2016/08/Matthew-Holloway_Distribution-Slides-v2.compressed.pdf

How this staked up against our KL Sentral?

Let’s do comparison side by side between KL Sentral and King’s Cross

KL Sentral

King’s Cross

Location

Kuala Lumpur

London

Site

Former KTM rail yard

former rail and industrial facilities

Land, Acre

79

67

Transit

1 LRT, 1 MRT, monorail, 2 KTMs, main train line, ERL Transit/ Express

6 tube lines, 2 main train lines, HSR to Paris

Offices, million sqft

12.5 (include 3.2 future lot F) GFA

3.4

Residential

3,400 units (include St. Regis)

2,000

Retails, millions sqft

1.3 GFA

0.5

Green Area

No Info

26 acres open space

Education, Healthcare

Yes

Yes

Hospitality

Meridien, Hilton, St Regis and Aloft (2.75million sqft)

Yes

Daylight population

60-70,000

45,000

Benchmarked again the size, the composition of offices, retails, residential, hospitality etc, KL Sentral is stacked up nicely against King’s Cross. As Malaysians we should be proud that KL Sentral is world class development and suffice to say it is up to the par with the best such as King’s Cross redevelopment project.

Plenty of MNCs, GLCs, Government Bodies and SMEs companies have call KL Sentral as their business address and home.

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MNCs, Banks, SMEs, GLCs etc have call KL Sentral as home

The oil giant, SHELL for example has a long term lease at menara SHELL for 15 years (
http://www.thestar.com.my/business/business-news/2012/11/01/gapurna-wants-to-grow-further-designbuildlease-business/
) and that itself showing the level of commitment to set the base in KL Sentral. Google sets their 10,000sqft office in Quill 7 in 2013 and subsequently the space expanded to 150,000sqft and relocated to 1 Sentrum. Even though the office is primarily for marketing and sales activities, the office setup is full with Google DNA – work and play.

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How cool to work in such office with vibrant set up with playing space for mind to take off from work

The purchasers of strata office lot of Plaza Sentral are swear by the liquidity of tenancy where the strata office lot could be rented for about RM7.50psf. Those who have sold off are making more than double of the initial developer price.

How about the residential properties? The buyers of Suasana Sentral and Sentral Loft have enjoy tremendous capital gain of the properties where the current subsale PSF are easily double the initial developer price.

Development

Completion Year

Unit***

Size, sqft**

GDV, million

Land

Launching Price, psf

Current subsale, psf*

Suasana Sentral

2002

400

1410-1551

249

Freehold

Appr RM300

750-850

Suasana Sentral Loft

2008

600

818-1665

351

Freehold

Appr RM350

900-1100

St Regis

2016

160

N/A

N/A

Freehold

N/A

>RM2500

Sentral Residences

2017

752

1087 – 1873

1,200

Freehold

Appr RM1100

1300-1450

Sentral Suites @ KLS

2021

1434

650-1166

1,500

Leasehold

Ave RM1200

N/A

Total Units

3,346

* subsale psf from theedgeproperty.com

** standard size units, exclude penthouse

*** 208 hotel suites from St Regis not included

With approximately 60-70,000 working population and only less 3,400 units of supply until 2021, it is pretty safe to say even just tap the demand on the working population in KL Sentral, the supply is pretty much limited and this yet to take into account the residents who prefer to live next to KL Sentral but work somewhere else.

The location of residential properties in KL Sentral

Even with the limited of less 3,400 units in KL Sentral, the size, layout configuration, age, property class and grade are widely different. On one end of low spectrum Suasana Sentral asking for RM750-850psf,   you have another high end spectrum St. Regis currently asking for more than RM2,500psf and touted as 6 star uber luxury serviced apartment. In PROPCAFE’s view,  Sentral Suites @ KL Sentral which will be latest addition to KL Sentral in 2021 are priced at quite a rather sweet spot RM1,200psf average where slightly premium against the aging Sentral and Sentral Loft where in 2021 these condos will be 20 and 14 years old respectively.

With all new development, the layouts are much efficient and in space utilization. Despite the same layout configuration, the buyers are paying lower absolute price due to the smaller sizes. In next chapter readers can see the shootout! Between Sentral Suites @ KL Sentral and Sentral Loft to illustrate the point.

Rental wise, Sentral and Sentral Loft despite the healthy capital gain enjoyed for past few years due to booming property market from 2009-2012, the rental yield remain to be quite healthy at 5% and 4.3%. For example a 3 bedrooms 1532sqft at RM1,050psf if rented out at RM5,500 the rental yield is about 4.1%.

Development

Rental (RM)

Rental (PSF)

Rental Yield, %

Suasana Sentral

3.800-5,500

2.60-3.90

5

Suasana Sentral Loft

3,500-5,500

3.00-4.30

4.3

Sentral Residences

4,200 – 8,000

3.60-4.80

3.8

* Rental data from theedgeproperty.com

The property market has been in conundrum for past 3 years therefore the lacklustre demand in property market. Sentral Suites @ KL Sentral VP-ed probably in right timeframe in 2021 to ride on trending up cycle property market. And with limited future residential supply and coupled with expected increase of demand of brand new properties and rental demand of KL Sentral, PROPCAFE was not be surprise if the buyers are pretty bullish with Sentral Suites @ KL Sentral. In fact MRCB acknowledged RM550million worth of Sentral Suites @ KL Sentral the purchasers already signed the SPA. A healthy 34% of GDV translated into sales even without
tower 2, the premium and the best of all 3 towers yet to be launched.

In order to create a conducive work, live and play environment, all elements must be in balance without ignoring one another. With 79 acre of land it allow MRCB to create all these elements in KL Sentral.

With Nu Sentral Shopping Centre, it has balanced all the elements where workers and residents can play and shop within. To catch movie after the office hour? No problem. To entertain clients, plenty of F&B such as Chili Espresso (Foods is really good here!) and Outback Steakhouse. For grocer and shopping can drop in to Sam’s Grocer and Parkson.

If you are looking for rustic and authentic living experience, fret not as KL Sentral is neighbour to one of the oldest town which has more than 100 years or rich tradition and history, Brickfields. F&B experience whether you are looking for authentic Chettiar Banana Leaf Rice, Fried Banana Fritter, Char Kueh Tiaw, Pork Noodle, Nasi Kanda and Claypot chicken Rice, Brickfield is truly a melting pot. Having a sore foot and legs? Just dropby to few massage parlours that ran by professional masseurs who are blind.

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Random images of Brickfield from Google Image Search

The combo of these factors are making the KL Sentral truly a unique proposition development that unrivalled in Malaysia probably with many years to come.

Sentral Suites @ KL Sentral: Facilities

Sentral Suites KL Sentral Show Unit

In our first review, we didn’t mention much about the facilities due to time constraint. Essentially the main amenities and facilities are located Level 8 where  more than 2 acres allocated for family and infinite pool, Jacuzzi, playground, full length basketball court, meditation deck, BBQ Area, Gym, multipurpose hall, surau etc.

More than 2 acres of facilities on level 8 to serve the need of residents of Sentral Suites @ Kl Sentral

In our review, PROPCAFE mentioned the façade is busy however what PROPCAFE forgot to mention 5 sky gardens with different theme are located on different level. These gardens not only a space for residents to chill, relax or congregate but it is also serve as a break to the facade and by punch through it allow fresh air to circulate the internally block and therefore cool the building more efficiently.

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The concept of each themed garden

Each block will have 5 of these sky gardens and on top of these themed sky gardens, each block will also have pocket gardens spread in 5 different levels. Therefore in total there are 15 themed sky gardens and another 15 pocket of gardens spread across all 3 towers.

5 level of Pocket of Garden on each tower at Levels 28, 31, 33A, 37 and 40

Theme Garden on Level 13, 18, 28, 32 and 36 on each tower

For property observers…. MRCB has been known as their reputation as commercial player and has been delivering the more than 9million sqft of commercial office and 1.3million of retail space in KL Sentral. Their past track record in delivering residential high rise probably limited to highly popular Suasana Sentral and Suasana Sentral Loft. Therefore when PROPCAFE received invitation to visit The Sentral Residences, a luxury residential developed jointly by MRCB and Quill, PROPCAFE received with open arm.

One word. Spectacular. The KL Skyline and Taman Tasik Perdana view from 55
th
 floor of The Sentral Residence was simply breathtaking and worth the top dollar paid just for the unobstructed view alone.

Overlooking KL Skyline View from Lap Pool

Panorama setting of the KL Skyline View

Breathtaking Taman Tasik Perdana View

How were the execution and delivery facilities the readers may be wonder? Despite the majestic view and impressive concept with the 2 infinite and lap pools to booth in, somehow PROPCAFE think the MRCB execution of residential is lack of cutting edge and slightly found wanting. You need to visit development by Tan&Tan to appreciate the “package” where the ID, furniture selection, space utilization in the Sentral Residences are still quite lacking despite the price tag.

The visitors and residents are greeted with Sentral Residences signboard which somehow feel soulless. Despite the ample of space in the sky villa to allow the creativity to decorate the space, it was left empty and kinda of wasted. The dining set selection seems to be wanting and lack of wow effect. Rather than solid rock for seating at the rooftop garden like what SDB did on 5Stones, MRCB has installed plastic seating.

The Sentral Residences represent excellent development to allow MRCB showcase what they can do with the prime location. PROPCAFE observed some efforts taken such as nice water feature before the lobby and arts along the wall etc however being flagship residential development, PROPCAFE hope MRCB will spare no effort to execute and delivery Sentral Suites @ KL Sentral to surpassing The Sentral Residences.

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The Sentral Residences Facilities

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Randomly chosen arty photos

Looking over the majestic KL skyline from The Sentral Residences, PROPCAFE couldn’t stop wandering and seems that Sentral Suites @ KL Sentral Tower 2 and 3 will enjoy some unobstructed KL Skyline view.

The Site of Sentral Suites with possible KL Skyline View

Shootout! Sentral Suites VS Suasana Sentral Loft

One of the most underappreciated element in buying property is the unit layout and efficient i.e. how well the space is utilized. You can have one bedroom apartment for 1,000sqft however the space is disproportion or a wasted space which will serve no real purpose. In current climate where affordability is a big concern among the purchasers, this factor has become more and more relevant and important. PROPCAFE has compile and do a shootout comparison between Suasana Sentral Loft (SSL) and Sentral Suites @ KL Sentral.

From the table comparison below for the same configuration 1+1 bedrooms, SSL is bigger by 13 – 19% compared to Sentral Suites @ KL Sentral. This has become more obvious in larger type for example for a 3 bedrooms configuration the size has become 45-55% larger than Sentral Suites @ KL Sentral!

Configuration

Suasana Sentral Loft

Sentral Suites @ KL Sentral

%

Unit Type

Built Up

Unit Type

Built Up

1 bedroom

N/A

Type A~A1

650-653

N/A

1+1 bedroom

Type A~A2

818-913sqft

Type Corner A~A1

724-762

13-19%

2 bedroom

Type B~B1

1119-1135sqft

Type B~B2

826-858

32-35%

2 + 1bedrooms

Type C~C5

1441-1665sqft

N/A

N/A

3 bedrooms

Type D~D1

 1532-1544sqft

Type C, Corner C

1,025-1,138

35-49%

3 bedrooms

Type E~E1

1584-1652sqft

45-55%

2 bedrooms + 1 suite

N/A

Type D (DK)

1166

N/A

On absolute price point wise, the 3 bedrooms in Sentral Suites @ KL Sentral will cost less than RM1.25m where else it will cost a whopping RM1.65m ( absolute price wise 32% more expensive) for similar 3 bedrooms configuration in SSL just like the deal that concluded in Nov.2016 (Click the link
http://www.theedgeproperty.com.my/content/1101829/done-deal-suasana-sentral-loft-kl-sentral-condominium-unit
 )

The layout must be practical and no wastage of space. PROPCAFE compare the 2 bedrooms type B in SSL and type B1 in Sentral Suites @ KL Sentral and readers can immediately appreciate which type is a more efficient layout. Even size is smaller, type B1 allow for storage area as MRCB recognizes living is compact apartment residents will have plenty of infrequent used of items that they wish to tuck it aside. Another corner infront of bedroom designed to be flexible as cabinet or study area space.

Similarly comparing the 3 bedrooms configuration between SSL and Sentral Suites @ KL Sentral, a distinct advantage observed such as walk in wardrobe space in the master bedroom. Two bedrooms enjoy en-suite bathrooms where else in SSL, only the master bedroom enjoys ensuite bathroom with another 2 bedrooms sharing common bathroom. Again, a space between yard and living used as study area where developer propose the space can be converted to guest bed if necessary.

What does this tell you? When consider buying and investment decision, do not only solely look at the PSF but the size and layout efficient play important factor especially you are comparing against different condominium.

Comparison of 2 bedrooms between SSL and Sentral Suites

Comparison of 3 bedrooms between SSL and Sentral Suites

From the table mix of composition of Sentral Suites @ KL Sentral, more than 60% or 878 units are below 1,000sqft and therefore the price should be below RM1m. This also means from absolute pricing and layout configuration POV, these units are not with direct competition with any of the residential condos within KL Sentral. Even for type C and D, the 3 bedrooms in SSL are much pricier due to absolute size and unless you could accept 20years old Suasana Sentral post 2021, Sentral Suites @ KL Sentral will be preferred choice for buyers and tenants who are looking for brand new apartment.

Unit type

Built Up, sqft

Configuration

No ouf Units

Total Unit

%

A

652

1BR + 1 Bath

270

430

30%

Corner A

724

1+1BR + 1 Bath

131

A1

653

1BR + 1 Bath

5

Corner A1

762

1+1BR + 1 Bath

24

B

826

2BR + 2 Bath

327

B1

858

2BR + 2 Bath

96

448

31%

B2

812

2BR + 2 Bath

25

C

1138

3BR + 3 Bath

138

347

24%

Corner C

1025

3BR + 3 Bath

209

D

1166

3BR + 3 Bath

209

209

15%

Sentral Suites @ KL Sentral: The launch of Tower 2

Given that booking rate was over 700units out of 976 units offered for tower 1 & 3 with RM550million confirmed sales with SPA signed, MRCB is optimistic and plan to launch tower 2 on
20.May.2017
. In PROPCAFE’S view, MRCB is saving the last for the best as this Tower 2 will not only enjoy unobstructed view to KL Skyline but for the low floors, they will also enjoy the idyllic pool view.

Scale model of overall KL Sentral in the Sentral Suites @ KL Sentral Sales Gallery

The Sentral Suites @ KL Sentral sales gallery located along Jalan Tun Sambathan, next to the open carpark. The GPS coordinates is 3’08’06.7N 101’41’21.3E or follow the google map by clicking
The Sentral Suites @ KL Sentral sales gallery

Sales Gallery

Lot 74, Jalan Tun Sambanthan,

Seksyen 70, 50470 Kuala Lumpur, Malaysia.

Email:
sentralsuites@mrcb.com

T:
+603-27277510

View and Orientation of Sentral Suites

End Note

Sentral Suites @ KL Sentral may located at the fringe of KL Sentral but so far it didn’t stop the interest from prospect buyers even at current property market where developers are struggling to sell unlike the heyday 2009-2012. Aside of the future development Lot J and YTL’s land opposite the YMCA, KL Sentral lacks of prime available land and this make Sentral Suites @ KL Sentral as interest proposition investment. Oh well do not forgot this is leasehold status development which can be a bump for purchasers.

Chill and have cuppa of coffee! Happy Investing Folks!

From Intern of PROPCAFE

HOME is Where the Heart is

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PROPCAFE Review : Sentral Suites @ KL Sentral By MRCB

KL Sentral Day to Night 2016

Enjoy the magnificent beautiful Day to Night view of Kuala Lumpur Sentral Malaysia dubbed as the central transportation hub of Kuala Lumpur.

Video Credit to :
Vince Goh

KL Sentral, the transport hub mooted by YAB Tun Dr. Mahathir Mohammad, opened in 2001 with the idea to integrate  the public transportation in Klang Valley. Commuters could transit in KL Sentral by using different mode of public transport, could reach to different part of Klang Valley via ERL, KTM, Monorail and LRT. By 2017, the country first MRT line will also linked to KL Sentral via Museum station.

MRCB the master developer of KL Sentral has developed hotels, mall, offices and residential around the hub. Due to conveniences and accessibility, KL Sentral has gain popularity among corporate and residential tenant. For investors who are still holding the properties, it has given them reasonable good return and gain. The last residential and strata office launched by MRCB were Sentral Residences (Now known as The Epic) and Q Sentral where it were launched somewhere in 2010/1.

Now MRCB has come out with new launch called Sentral Suites. Is this place belongs as part of KL Sentral? Does it enjoy the same accessibility and conveniences as in KL Sentral? We shall find out.

Location

Sentral Suites sit on the site that formerly known as 100 Quarters where a controversial surrounded the site where heritage preservation was at concern.  The 3 rows of colonial-style 100 quarters was built exactly one hundred years ago, was used to house employees of the Malayan Railways, who helped to build the country’s trade and commerce.

http://kl.coconuts.co/2015/05/27/brickfields-historic-100-quarters-be-demolished-beginning-next-week

100 Quarters in dilapidated condition

There were calls by NGO to restore the quarters to the former glory as national’s heritage. Well the site ended with MRCB where the development now known as Sentral Suites.

The 4.92 acre of leasehold land located across Jalan Tun Sambathan, opposite the impressive 348 Sentral where Shell Malaysia headquarter is located.

Wikimapia the location of Sentral Suites

The Sentral Suites is franked by Jalan Rozario at the East and Lorong Chan Ah Tong at the West.

Jalan Rozario

Jalan Chan Ah Tong

Street Stalls along Jalan Chan Ah Tong

The busy 5 Lanes Jalan Tun Sambathan. Imagine trying to cut in to reach your home on daily basis

Opposite the Sentral Suites is the majestic and national heritage, Vivekananda Vashram.

Vivekananda Vashram

There is another historical look building along Lorong Chan Ah Tong

The area is filled with historical looked building

Brickfields is a popular place among tourists due to deep heritage and strong Indian culture influence in the area. In fact, Indian Prime Minister Narendra Modi has came in 2015 to officiate Brickfield as ‘Little India’. Well, development does take place especially in KL Sentral where land is running out and developers are replenishing their landbank in anticipating of the demand.

Accessibility and Amenities

On macro glance, the location of Sentral Suites is hard to beat, with easy access to major roads such as NPE, Mahameru, Federal Highway and public transport in KL Sentral transport hub. It is easy to understand why many property investors are eagerly participating this project. However on deeper look , does it really command the premium as what KL Sentral properties do?

First look on the accessibility via cars. KL Sentral despite the crowded with offices and can be choked with traffic during peak hour, it enjoy great ingress an egress where in minutes it will bring to almost every direction of KL. However does Sentral Suites enjoy of this?

The traffic Flow around KL Sentral

From the map above, if you are coming from KL Sentral, you need to take ramp down to Jalan Tun Sambathan and make steep turn at HongLeong Bank or safer turn at YMCA. However the traffic can be choked especially during the peak hour.

Accessibility for Sentral Suites

If you are coming from Federal Highway, you are can take Jalan Tun Sambathan however for the experienced locals, they will tell you due to haphazard parkings (despite the change of traffic flow and roads widening), you can stucked in the jam for 15minute on that short stretch.

It seems that the access that make most sense would be the Jalan Rakyat from NPE and Mahameru but wait wait…. It seems the developer attempted to allow the access directly from Jalan Rakyat without going further down to the busy Jalan Tun Sambathan by cutting in, however, the motorists need to slowly cut in the busy 5 lanes road before can reach in…. I am not sure after few times of attempt, the residents would prefer to drive further up or not.

The scaled model showing the short stretch to cut into the development

Haphazard parking is normal along Jalan Tun Sambathan

In summary, there are many accesses however none it seems none are perfect and as owners who are paying similar premium as real KL Sentral properties, it is a question that you need to ponder….

Amenities are abundant where eateries, shoplots, Nu Sentral is just around the corner. Not sure whether the stalls here will make out as it seems that it is not part of the development

The stalls in front of Sentral Suites site

Sentral Suites will build a elevated pedestrian walkway that will be linked to existing covered walkway in front of 348 Sentral. However, it is a good 10minute brisk walk and you need to go through the ground level carpark and the KLIA bus stop before taking the elevator to KL Sentral.  Alternatively, you can walk along the shoplots before taking the elevator on the Monorail station.

The Proposed pedestrian walkway linking Sentral Suites

Development

How does the façade looks? One word. Busy

The façade

There are 3 blocks of 43 storey sit on 4.92 acre of leasehold land. With the first block has 458 units, there will approximately 1434 units in Sentral Suites. The density looks high however each block will have 5+1 lifts therefore the ratio is about 76unit/lift which I think is reasonable. There are amples of facilities such as 6 thematic gardens to break the monotonous façade and all the facilities such as full size basketball court, infinite and family pool, playground, gym and multipurpose hall sit on 8
th
 floor. Surprising there is no rooftop facilities which synonym with high end development nowadays. Hm….

Facilities on 8th Floor

Unit Layout

Currently only one block being launched which was the western block (Next to Lorong Chan Ah Tong).  In general there are 4 types of layout with configuration below

Unit Type

Built Up

Configuration

Carpark

A, Corner A

650-762

1, 1+1 bedroom

1

B/ B1

826-858

2 bedrooms

1

C, Corner C

1,025-1,138

3 bedrooms

2

D (Dual Key)

1,166

2 bedrooms + 1 suite

2

There are 2 showunits on the show gallery which is the dual key type D and type B 2 bedrooms.

Unit Layout

Floor Plate Layout and Orientation

General observation of the layout the bedrooms felt cramped and longish. For dual keys, the common bathroom seems too crowded. The bedrooms seem small and the layout seems to make space for the study area and the suite.

Show Units and Finishes

In general the quality tiles provided for living and dining and engineered timber flooring for the bedrooms. Water heater, aircon will be provided. Surprising for kitchen, only hood and hob will be provided without fridge and microwave oven. And the design of the kitchen is not finalized and depends on the final contractor that will be appointed. Hm…. Washer/ Dryer will be provided as well. The expected ceiling height is around 10ft.

Show Unit for Dual Key

Show Unit for type B

What else?

Maintenance fee expected to be RM0.39psf inclusive the sinking fund which is reasonable given the density and the size of each unit. And the most important question is the price. At this moment, it seems the 1
st
 block receive a good booking response with all the 1 and 1+1 bedrooms have been booked. Starts from RM730K, there is an early bird of 7% rebate from the developer. In general, the nett price is expected around RM1100psf+/-. Do check the exact price of each unit/type/level with the friendly SA. The construction is expected to take about 48months. If you plan to buy additional carpark, the price is RM35K which in my opinion is very reasonable.

Summary

Propcafe always like KL Sentral and the accessibility and conveniences associated with it. However Propcafe cannot help but think that Sentral Suites is riding on the popularity of KL Sentral with premium price.. also for the price, the provided freebies and facilities can be ‘better”. End of the day, not much of land available in KL Sentral (if you can accept this location as part of KL Sentral) and in long run, the supply is limited despite the 1400units in 5acres land in Sentral Suites itself.

Happy investing!

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PROPCAFE Guest Review : Sentrio Suites @ Desa Pandan By Hua Yang

Here is another Guest Review by Mr. Tengster! Hope everyone will enjoy it! Great piece of work again! Thank you Mr. Tengster.

Sentrio Suites
is located in the bustling township of Desa Pandan, Sentrio Suites is a serviced-apartment development spread across 1.55 acres, a rectangular land surrounded by shoplots. The building has a façade covered in vertical fins to provide shading for the residence within and reduce the need for artificial cooling. This is probably in line with their intention to achieve Green Building Index (but not known of which class???)

How does the site look like?

Photo is taken from LYN forum.

Show units – There are two show units available at sales gallery. They are Type D (950sqft) and Type E (856 sqft). Some photos perhaps.

Type E  (856 sqft) – Living Hall

Type D (950sqft) – Wider living hall with small study room

View of the kitchen (The curvy kitchen top with sink is not part of the deal)

Below are the vital information:

Developer : Prop Park Sdn. Bhd. (70874-H) (subsidiary of Hua Yang Bhd.)

Address: No. 20G, Jalan 4/76C Desa Pandan, 55100 Kuala Lumpur, Malaysia.

Contact: T +603-92828889

GPS Coordinates: +3° 8′ 52″, +101° 44′ 14″

Landsize – 1.55 acres

Tenure:  Leasehold

Opening hours (for Sales Gallery): 10-6pm 7 days a week including public holiday.

Location and Amenities

This project is located at centre of Desa Pandan(see below map). Technically, it is under Kuala Lumpur territory. The site is about 4.2 km from Suria KLCC Mall.

The entire project site is pretty much surrounded by row of shoplots. This could be double edge sword (not shop) that could cause congestion and lack of car park during office hours but also provide good convenience. Just to name some of the shops available. They are McDonalds, KFC, Secret Recipe, Sari Ratu, KTM, 7-Eleven, Pos Malaysia, tire shops, hardware shops, watch shop (may not have IWC or Panny there), pet shop, laundry shop, stationery shop, several sundry shops, pharmacy like Watson and several banks (I think Maybank and RHB).  I think in short, macam-macam ada.

What else are located adjacent?

1.	Raintree Club & Royal Selangor Golf Club  < 1.5km

2.	GE Mall & Glen Eagles Hospital - 2.6 km

3.	Tesco Ampang – 2 km or less (can use the shortcut) & proposed Jusco site is just beside Tesco.

4.	Prince Court Medical Centre, Pavillion & StarHill area – 5km

5.	MRT Station Line 2 – Not known and it’s not an USP for time being.

6.	Schools are SK Desa Pandan, SK Tun Hussein Onn, SJKT Kg Pandan, Fairview International School, Mutiara International School, Sayfol International School, etc.

7.	Parks – Ampang Lake (3 km away)

8.	Nearest LRT station is probably at Jelatek or Dato Kramat station.

9.	Rapid Putra Bus Stop is located about 200 meter away. [Bring you to LRT Jelatek.]

Land Tenure

This plot of land is LEASEHOLD LAND. The 1.55 acre land was purchased from for from U Thant Square Sdn Bhd for RM32 million. Since it’s leasehold (LH) and the LH tenure reduce over time including during holding and also construction period (of about 4 years). The developer came out with announcement that they will renew the LH status to 99 years upon VP. See the attached letter.

Sentrio Suites’s Residential

The building comprises of a low rise (North Wing) and high rise tower (West Wing) with a total of 16 units per floor from levels 9-17, and 8 units per floor for levels 18-40 with total 327 units.

Attached below is the breakdown of units.

Sizes – ranging from 537 sq.ft to 1230 sqft. All the Type F i.e. studio units with 537 sqft were prebooked internally. None is available for public. Don’t even bother to dream. I think for sizes, Hua Yang got it spot on. They offer 537, 856 and 950 sqft plus those DKs.  Such sizes won’t direct compete with G Residence that have relatively larger units (474-nos units of 1080 sqft 1545 sqft). Then we look at Mutiara Upper East (MUE). Quick check on rental at MUE, they have mostly large units i.e. 1281 sqft to 6319 sqft…. Rental is minimum RM5k for midsize units as shown in iproperty.com.

Layout – Type A – 1230 sq.ft, Type B – 1211 sq.ft, Type C – 1200 sq.ft, Type D – 950 sq.ft, Type E – 856 sq.ft and Type F – 537 sqft. Layout A, B and C are basically DK units with a pantry and ensuite bathroom . For location of each type please refer to the floor layout plan. The type is indicated by the letters A B C D E F.

Typical Floor Layout will be as follow. The design is telling you that you are getting a semi-D in the air…..

Concept – Contemporary aesthetics fuse harmoniously with eco-friendly functionality in this GBI certified building. In simple layman term, nice clean modern façade.

Facilities – The podium facilities at Level 8 for sports and open-air activities include a 25m lap pool, wading pool, trickling pond, yoga deck, TaiChi deck,  gymnasium, playground, kindergarten, etc. At Roof Top, there is a small gourmet kitchen, sitting area with a long reflective pond and also outdoor dining area that is facing clear twin Jagung. And KL skylines. Roof Top is at 40th floor and it should clear most of the buildings.

Maintenance cost – Expected to be 30cent PSF (inclusive of sinking fund). First year maintenance fee is borne by developer. Sentrio is merely targeting to obtain single green certification i.e. GBI at certified level only (I supposed). Details could be read from the link
http://www.greenbuildingindex.org/why-green-buildings.html
 or google for more.

Access & Security – Access is a bit challenging. There is no direct access from the main road. It has to go through row of shoptlots. There is 3-tier security for the residential.  CCTV system and security patrol are deemed to be put in place.

Lift – There are 5 lifts to serve all the 327 units. Averagely 65 units per lift. For Level 18 and above, the 5 lifts only serve 8 units per floor

Prices – Pricing is a bit tricky. They initially opened booking for Level 9  12 and then Level 13  17 and then Level 18 – 23 with PSF ranging from 650 to 790 PSF depending which types and levels. Naturally larger units have smaller PSF. For Level 13 – 17, there is additional RM10-20k increase apart from the floor incremental of RM1k each. Thereafter, Level 18 – 23 have another price increase. These prices are before discount. Can someone do a price benchmark against M-City and Arte or equivalent.

One eye see all type of Layout…

Unique Selling Point
 (taken from HuaYang’s website)

•	Modern building façade with full heights window glass and fins.

•	The tallest building in Desa Pandan. [Those at higher floors can pretty much get unobstructed views of Jagung and other KL skylines.]

•	1 to 2 covered car park provided for each unit.

•	Dual-key design come with own pantry & ensuite bathroom. [One can think of renting it out as two separate smaller units. Moreover, DK units with larger built up areas have smaller PSF.]

•	To ensure maximum privacy & natural sunlight, most units are uniquely designed where every unit is a corner unit.

•	Typical design with the choices of 3-bedroom & 2-bathroom; 2-bedroom & 2-bathroom & Studio type.

•	3-tiered security card access system from car park entrance, lift lobby and to own floor.

•	24-hour security surveillance, CCTV and security protected indoor parking bays.

•	Infinity lap pool with spa beds, spa seats and pool loungers.

•	Full heights wall tiles for all bathrooms with plaster ceiling.

•	600mm x 600mm porcelain tiles for living & dining and quality laminated flooring for bedrooms.

•	Selected unit enjoy 180° panoramic view from either KLCC Petronas Twin Tower, KL Tower & Royal Selangor Golf Club views or Maluri, Ampang Hill & pool views.

•	Majority unit door entrances do not face opposite unit entrance.

•	Roof Top at level 40 comes with reflective pond, small gourmet kitchen, sitting area and outdoor dining area while enjoying almost-lah 360° KL panoramic view.

That is IT? What about the proposed TRX (Tun Razak Exchange)

Tun Razak Exchange (TRX) will be a dedicated international financial and economic hub, promoting Malaysia as a new global economic growth nucleus.

The 70-acre real-estate development in the heart of KL is intended to tightly cluster economic and financial sector players, where Tun Razak Exchange will be the enabler for a new leg growth – an iconic destination and a model for easier cooperation.

Reportedly earthwork package has been awarded to a contractor namely WCT. See below link:

http://www.thestar.com.my/Business/Business-News/2013/04/17/WCT-gets-RM169mil-1MDB-contract-for-earthworkssubstructure-works-at-Tun-Razak-Exchange.aspx

Taken from LYN forum

Taken from LYN forum

The current site condition of TRX.

Taken from LYN forum

How far is TRX from Sentrio?

To be precise. 7km drive for a distance of 3.8 km. Is this TRX a Super USP? Hard to answer lah….

Will this TRX stall or go ahead?

This is a bit tough to answer for now but a JV agreement has been recently signed with the China counterpart.

1Malaysia Development Bhd (1MDB) and the Export-Import Bank of China (China EXIM Bank) have signed joint venture agreement to explore mutual investment investment opportunities in Malaysia, China and elsewhere for a sustainable economic cooperation between the two nations.

Among the investments being explored is the partnership to develop the landmark tower in the Tun Razak Exchange (TRX).

The Signature Tower, situated at a prime location within TRX, will be an anchor to the development, serving as a primary physical marker to the 28ha business and financial hub.

China EXIM Bank chairman and president Li Ruogu said the joint venture will also look into the investment potentials, at home and abroad, offered by sectors such as hospitality, commercial aquaculture, agriculture and infrastructure.

Li said Malaysia continues to be a great investment destination, and the joint venture will bring 1MDB and China EXIM Bank together to create new sources of growth for the long term economic prosperity of both countries.

“The joint venture hopes to build on the long and successful history of economic cooperation between China and Malaysia. China is currently Malaysia’s biggest trading partner while Malaysia is China’s top trading partner in Asean,” he said in a statement issued yesterday

The agreement was signed by Li on behalf of China EXIM Bank, while 1MDB was represented by its managing director and chief executive officer Mohd Hazem Abd Rahman.

It was witnessed by Chinese President Xi Jinping and Prime Minister Datuk Seri Najib Razak.

http://www.btimes.com.my/Current_News/BTIM…icle/index_html

Others

•	The louvred aluminium sliding sun shades to protect each unit from the unforgiven sun. This make the façade look more uniform. If this sun shade is REALLY SLIDING-able, it will make it practical and aesthetically pleasant

•	Developer unable to confirm the brand of the sanitaryware at press time. In the showroom, they are using Kohler and Hansgrohe.

•	Floor to floor height is about 10 feet while door size is the standard same old 3×7.

•	 The windows for masterbedroom (MBR) (confirmed) and living halls are full height. There is also a small section of full glass window on other side o MBR wall.

•	In the toilet, there is provision of 20-25mm drop at shower area prior installation of shower screen (not sure shower screen included) though this is not reflected in show units.

•	Commercial lots are all sold out. There are some unconfirmed tenants at press time.

Current offering :

– Promotion is 8% rebate, full documentation costs for SPA and Loan, first year maintenance free. Application of rebate depends on margin of loan ie whether on first 10% or second 10%

– Free service charge for first year. Service charge is 0.30psf including sinking fund. This translate to 950sqft x 30cent x 12 months  RM3420 [Insurance cost may be excluded.]

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

– Booking/Reserved fee is RM10,000.

– semi furnished package (covers kitchen cabinet top & bottom, electrical hob and cooker hood, air condition units for each bedroom and living area, basin counter top for all bathrooms, washing machine & dryer, visual intercom handset). Type A, B & C (i.e. Dual Key DK units) have additional pantry with sink, electrical hob and cabinet to master bedroom. This package may worth about RM15-20k.

– price loading is RM50K for KLCC view and RM23k for Ampang lake facing (it’s just a lake, do you need to price that way!!!)

– Instant water heater for all bathrooms with fixed rainshower head ( in main bath ) and handheld shower, bathrooms with full height tiles, glass shower screen. Bathrooms with full height ceramic tiles.

– Units come with louvred aluminium sliding sun shades to shield from sun since glazing is floor to ceiling (this could be part of the efforts to meet GBI requirements)

– Carpark allocation is 1 for Type E and F (2 bedroom and Studio ) and 2 for all others. DK units will get 3 bays from Level 34 onwards will receive 3 bays. Lower levels for Type D (3 bedroom ) will get back-to-back bays or tandem parking. No additional bays available for sale and no additional charges for parking bays. Commercial and visitor parking in basement, tenants and residents on podium parking. For carpark allocation, it will be higher the floor, lower the carpark floor. This is sensible and practiced throughout generally.

– Construction period is 42 months. Targeted VP delivery is Q1 2017. STRATA title will be issued upon VP, thus MOT payment is required at that time. Roughly MOT is about RM20k thereabouts depending on the purchase price.

So ROSY meh….. but where are CONS?

1.	No DIBS….

2.	MOT payment is needed upon VP. This is a good and bad news too. Strata-title will be made available sooner than the norm.

3.	There are quite a number of low cost flats located not far from the project site.

4.	There are some stalls located the south side that have been operating mainly at night only with or without license for donkey years. Are they moveable?

5.	The Ramadhan Bazaar is operating at that area too. Reportedly, this is legal and operates for Ramadhan Month only.

6.	Access through row of shoplots could be quite challenging at times. Can the traffic get better?

7.	Instant heater is a bit too simple/cheapo for such development. Instant heater is a potential electrocution hazard too. Remember the Japanese couple in MT condo recently. (read here : http://www.thestar.com.my/News/Nation/2013/09/09/Crime-Japanese-Coupl-dead.aspx ). Developer should at least provide those boiler type water heaters. Aesthetically, it’s also more pleasant. Hot water to sink should be considered as well.

8.	No option to buy additional carpark. This can be a quite “phaek-chaek” scenario. We know a lot of condo dwellers are now having at least like 2 cars. If no option to buy carpark, it can be quite stressful.

9.	There is HTC located about 350 meter thereabouts from the east side of the project. Could be eyesore. I may think those units at level 10 and above will or may clear from HTC view.

10.	There are no units with balcony. Some are crazy over balcony including myself.

11.	There is no open yard area for cooking activities. The unit is equipped with hob and hood, one has to make good of it.

Are there any concerns on the sink hole incident at nearby project?

Source : Local newspaper.

Till date, I am not sure whether the neighbour developer has came out to clarify this incident but Hua Yang Berhad has shown their efforts in explaining the issue after a few days of voluntary stop work at Sentrio site. See below letter. The consultant finding is basically the sinkhole at the road  was due to sheet pile failure instead of soil condition.

Bottom line

This development is located in the center of Desa Pandan which have demographic of more inclined to Malay with some smaller cluster of Chinese communities and expat community at the other end (near to the Embassy Row). At RM650PSF onwards, it is not cheap neither it is too expensive considering the relatively good location despite surrounded by rows of shoplots and lowcost flats. For comparison sake, G Residence (located 50 meter apart or so) was launched more than 1+ years ago was launched at RM550-600 PSF thereabouts with larger size units i.e. 474-nos units of 1080 sqft-1545 sqft. VP date for G Res is scheduled to be in Feb 2015 while Sentrio is expected to be VP in Q1 2017. Above 2 years after G Res, there should be enough time for market to absorb the supply.

On the other hand, MUE is offering even larger units. Smallest units in MUE are 1281sqft. Largest is 6381 sqft. Total is 312 units in MUE.

Is there good rental market for Sentrio? Have they position themselves at the right spot with layout size from 537 sqft to 950 sqft and with 3 variation of larger units with 1200+- sqft DK units. Can these DK units successfully be rented out as two smaller units?

What about competition from M-City, Element and Arte? What are their PSF at time of purchase?

For DK units, I didn’t have adequate time to probe further. Do they have separate utility meters, mail box, assessments, etc. DK is like two small units with lower PSF but some say weird layout and Fengshui.

Who are the design team since we know Hua Yang Berhad by now?

Veritas Architects is one of the most reputable architects in town that had won several awards. Google to find out. Can they work well with Hua Yang to deliver the concept? Let’s see.

Before saying sanyonara, let’s do a pantun to cheer up the mood.

Bersantai-santai kat kampung bersama Ema,

Tercantas pisang rastali harum setandan,

Sentrio pencakar langit makin menjelma,

Membawa transformasi kat Desa Pandan.

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PROPCAFE Peek : Dillenia and Erythrina @ Setia Alam

So what happens to our darling of property development Setia Alam in the last 2 years? Is there anymore landed launch after the success of their last batch of 20×70 launch in Precinct 7?

As some of you might be aware, Setia has been busied with the launch and relaunch of its Duta Villa (which by the way, still have plenty of unsold units, by setia’s standard), the 3 blocks of Trefoil SOVOs next to Setia City Mall and the sold out mid cost apartment series, being Seri Mutiara was the last phase and all have been taken up licin licin……

With the completion of Setia Alam south side, now the attention is on the north side when the Setia City is sitted. However, this parcel of land has been shared by Setia and PKNS, hence you see the launch of Casa Sutra, Sunsuria’s apartments, Alam Nusatara and Anjung Sari.

The next setia’s landed launches, unfortunately will be their next rather smallish link terraces and linkedSMDs and they will be BUILD THEN SELL concept. This means the earliest available will be likely to be mid to end of 2014 and it will be fully completed when released to the public. When asked if this will be the method going forward for all setia’s landed in Setia Alam, however, their SA cant confirmed this.

These Dillenia and Erythrina Series are sitted on Precinct 11 and its a NON GnG precinct. Not much information is available (such as built up and etc) and models of link terraces were not available during our visit.

So if you are keen to know more about this launch, please head over to Setia Alam Welcome Centre and make enquiries.

(Serrata LSMD, 32×70, 3storey, expected selling price approx. Rm800k – BTS)

Scale models of Seri Mutiara, just for your reading pleassure

seri mutiara scale model

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PROPCAFE Review : Setia Eco Glades @ Cyberjaya By SP Setia – Part II

The Part I of Setia Eco Glades @ Cyberjaya has covered the Master Plan of the project and this Part II will focus on the parcels that have been launched so far (till May) i.e. (a) Lui Li Gardens Parcel A1 & A2, (b) Lepironia Gardens Parcel B2, and (c) Charms of Nusantara. Those who like to know the master plan and the concept of each island and mainland garden should refer to the previous coverage here:
https://propcafe.net/setia-eco-glades-cyberjaya/

What have been launched?

– Lui Li Garden (Link Villa) – Parcel A1 and A2 (half of the available units): Type – Huan Xi and You Mei

– Lepironia Garden (SMD) – Parcel A1: Type – Grasilis and Lugwigia

– Charms of Nusantara (Link Villa, SMD, and Bungalow): Type – Samaya (Linked Villa), Legian (SMD), Nusadua (SMD), Gianyar (Bungalow), and Sanur (Bungalow).

Lui Li Garden (Linked Villa)

Two types of link villas: Huan Xi (‘Joy’) and You Mei (‘Exquisite’). These linked villas are designed by Ong & Ong team from Singapore.

Two Parcels
:

Parcel A1 – 104 units (Huan Xi – 51 Units and You Mei – 53 Units)

Parcel A2 – 115 units (Huan Xi – 41 Units and You Mei – 74 Units)

Note: Only half of Parcel A2 is available for booking as at 13th April 2013

Facade:

Some claimed the the curvy roof and exterior design is very futuristic but personally, i would put it into “Retro” category which is like the 80s landed houses in Hong Kong”. After a decade of “Boxy” design appears in most of the developments in Klang Valley, this design gives an alternative choice to the buyers. There are some thumbs up and down sort of comments over the property forums. My personal view, at least, it give a fresh air to the segment of terrace house. Time will tell whether it will be dated in no time.

Land Size:

Intermediate Unit – 26 x 95; Corner land (varies but the standard one is 10ft i.e. 36×95); End Lot comes with 5ft land at the side i.e. 31 x 95)

Layout:

Huan Xi – 3 Bedrooms, 1 Utility room, Living Hall, Kitchen (Wet and Dry), Storage area, 5ft side terrace (~5x25ft; from kitchen to dinning area).

You Mei – 3 Bedrooms, 1 AV room, Living Hall, Kitchen (Wt and Dry), Storage area, Internal Courtyard(~12 x15ft; Air-well)

Comparison – Ground Floor

Staircase location:

Huan Xi’s staircase is located at the middle of the unit which horizontally separates the living room and kitchen/dinner area. That’s is not ideal for those who like the spacious living hall and a better connection of living and dinning area. It works well for bungalow or SMD, but it will only makes the linkhouse feel shorter and narrower. You Mei has an advantage on this as the staircase is located at the side. Eventhough the internal courtyard (15ft x 12ft) separated the living and dinning area but with a proper renovation, it could be visually more spacious than Huan Xi.

Kitchen and Living Hall:

Huan Xi second half of the ground is dedicated for kitchen and dinning. Therefore, it is much bigger than You Mei for both dry and kitchen as well as dinning area. However, if one decided to close up the courtyard than You Mei living or dinning area could be more interesting and spacious.

Side Terrace vs. Internal Courtyard:

Huan Xi has a side terrace (5ft x 25ft) at the dinning area which makes it unconventional to terrace house and brings in more sunlights and the slidding doors will make the intermediate unit unconventional. However, for end-lot or corner unit, this doesn’t add value at all. In fact, this side deck makes corner and endlot units built-up unnecessarily smaller. The preference of Internal courtyard is very personally. Some like it because it brings in sunlights and double volume chating area (to make as another close up living area see the photo below) or courtyard in the middle of the house can nicely give more features and characters to the intermediate link unit. Again, for corner and end-lot units, it could be redundent. Likely that the corner and endlot owners will seal it up in the first floor to utilise this space and extended living hall and dinning area.

AV Room:

Huan Xi has no AV room whilst You Mei has an AV room at the ground floor which is facing the rear garden. This AV room can be easily converted to be second living hall or guest room separated by the foldable ceilling height door with curtains. Dual usage i.e. guest room or AV room.

Rear Garden:

Huan Xi has a bigger garden (additional ard 5ft longer) than You Mei.

Store Room:

You Mei has a store room (underneath staircase) that almost double the size of Huan Xi.

Comparison – First Floor

Balcony:

Huan Xi’s all 3 bedrooms have the balcony and You Mei only has one at master bedroom. However, for endlot, You Mei has 3 balconies at the first floor which master room has two (front and side) and 2nd bedroom’s side balcony.

Internal Air-Well – Due to the courtyard design, the air well is available at the first floor. It gives more lights to master and 2nd bedroom which can also overlook the internal courtyard downstair (see photo below).

Family Hall:

No family hall at the first floor for both You Mei and Huan Xi. Again, You Mei unit can easily convert the air-well area to family hall/study area or even a small guest room by sealing the void area.

Build-Up: Huan Xi is generally smaller than You Mei ( Huan Xi: 2836sf – 2900sf(corner & endlot) vs. You Mei: 2963sf – 3130sf(corner & endlot)) though Huan Xi is priced more premium than You Mei (due to Lui Li Garden facing).

Footprint: Huan Xi (45’9”x 26ft) vs You Mei (52’6”x26ft). On paper, You Mei has a much longer house (almost 7ft more) than Huan Xi.

Overall Huan Xi vs. You Mei:

Huan Xi, on surface, looks better for link house as the living area has additional lights from the side unlike normal intermediate link unit. However, the kitchen layout is not ideal and worst is this type’s layout doesn’t give the owner any chance to revonate for additional room.

You Mei, on paper, the internal courtyard in the middle of the house could be viewed as a waste of space for many (though I have many friends still like courtyard design link house as it gives more lights and flavor within the house especially intermediate unit). The space of the internal courtayard is rather big (15ft x 12ft) which can easily be sealed as the extension of the living and dinning area. By doing this, it will make the ground floor much more spacious (visually given its width of 26ft). As mentioned above, the space on the 1st floor can be used for family hall or it can covert as study or guest room. By sealing up the area, the build up of You Mei will increase another 350sf to 3313sf – 3480sf (which is huge for a terrace).

The preference of layout is very individual. Personally, I believe anyone who is paying RM1+mil landed property is expecting more than 3 bedrooms(+1 maid room). Unfortunately, given such a big land of 26x95ft and built-up of 3k(+-)sf, only 3 bedrooms are provided. While Huan Xi’s owner has no choice of making additional room, You Mei has the flexibility to turn the ground floor AV room as a guest room or utilise the courtyard area as additional room.

Huan Xi type is the purchasers’ darling during the ballot time (for Parcel A1) and recently soft launch (Parcel A2) which i guessed buyers liked the facing of Lui Li Garden. However, in term of practically together with the pricing perspectively, You Mei has better advantage than Huan Xi. Bear in mind, most of the You Mei units has the Orchard Garden at the back too without adding any premium on it (this garden has less human traffic too compares to Lui Gardens which will be the center stage of residents). Contradict to the flow of buyers’ preference indicated earlier, I will not be surprised if You Mei performs better than Huan Xi in subsales market later on.

Site Plan:

Lui Li Garden – Parcel A1

Row A (LV 01 – LV 22)

Pro

– Near to Hammock Clubhouse

– Rear garden facings Orchard Garden (20ft to 40ft) which provides “additional” garden/space for the residents since only hedges separate the two.

– Next to the guardhouse (Safer? Very subjective)

– South-East Orientation

Con:

– Backing the Lingkaran Putrajaya i.e. Noise. However, 8ft or 10ft (submitted for approval-10ft) sound barrier wall will be built (together with the trees at Orchard Garden) to mitigate this issues.

– Interchange ramp at the back i.e. Ramp is higher than the units.

– Near to the entrance i.e. more traffic

– Potential parking issues due to the Hammock Clubhouse (don’t think the clubhouse has the carpark lots) especially those units toward LV01

Row B (LV 56 – LV 70)

Pro:

– Near to Lui Li Garden and majority of the units at this row are facing Lui Garden.

– Near to Hammock Clubhouse

– Next to the guardhouse (Safer? Very subjective)

– North-East Orientation (Good/Bad depends on individual’s preference)

Con:

– Backing the entrance/ route to Guardhouse. Noise and no-privacy especially for someone who like to spend time at the rear garden.

– Unlike ROW A and C, this row (You Mei) has no Orchard Garden at the back of the house. This row has the least green compares to all rows in Lui Li Gardens Parcel A1.

– Potential parking issues due to the Hammock Clubhouse (don’t think the clubhouse has the carpark lots) especially those units toward LV70.

Row C (LV 23 – LV 38)

Pro:

– Rear garden facings Orchard Garden (avg 20ft) which provides “additional” garden/s for the residents since only hedges (1200mm) separate the two.

– Near to Lui Li Garden and many units in this row are facing Lui Garden.

Con:

– Farthest from Hammock Clubhouse

– South-West Orientation (G/B depends on individual preference)

– Backing the entrance of Setia Eco Glades from the interchange. However, 8ft or 10ft (submitted for approval-10ft) sound barrier wall will be built (together with the trees at Orchard Garden) to mitigate this issues. Not all units will be affected by the incoming ramp from the interchange (see photo below)

Row D (LV 39 – LV 55)

Pro:

– Rear garden facings Orchard Garden which provides “additional” space and garden for the residents since only hedges separate the two

– Near to Lui Li Garden

– Staggered design (unlike conventional st. line) on LV47-LV52 i.e. more refreshing concept

– Curvy road i.e. not so boring

Con:

– Backing the inner road of Setia Eco Glades. Lingkaran Putrajaya i.e. Noise. However, 8ft or 10ft (submitted for approval-10ft) sound barrier wall will be built (together with the trees at Orchard Garden) to mitigate this issues.

Row E & F (LV 71 – LV 104)

Pro:

– Facing Lui Li Garden and Fountains

– This Lui Li garden provides “additional” space and garden for the residents since only hedges separate the two

– Staggered design (unlike conventional st. line) on i.e. more refreshing concept (see photo)

– Near to Hammock Clubhouse

Con:

– Privacy issues as the Lui Li Garden is the main hang out area for residents. No wall but only hedges (1200mm) to separate the unit and Lui Li Gardens

– One should pray the opposite neighbours do not dry their clothes at the rear garden which will spoil the entire view and values of this Huan Xi Lui Li Garden units.

Lui Li Garden – Parcel A2

Parcel A2 has a similar set-up like Parcel A1 (though A2 more units), therefore, the above analysis should be pretty closed to each other (I am not going to repeat it). One need to pay attention is, only those units backing highway are having Orchard Garden unlike Parcel A1 where most of the You Mei units are having this Garden at their back. This is the negative point for Parcel A2 despite being put on a higher price tag. Also there is no staggered row in this parcel i.e. more conventional.

The sales chart as at 13th April 13 (see below)

Only half of the parcel is current available for sales. It is expected to have another price hike after the first half is fully sold. Currently there are about 15 (+-) units available.

From the Parcel A2’s pricing, one can notice that almost all units are priced about RM100-RM120k higher than Parcel A1, except end-lot units which are now priced RM170k more than previous Parcel A1. There are only 4 units and 2 units of end-lot (only 5ft land at the side) in Parcel A1 and A2. It is limited. While many thought that it is direct junction facing (based on the brochure’s site plan), one should check out the architecture plan and scaled model to realize it is actually not. The end-lot also enjoy the extra green at the side (given only 1200mm hedges as the fence) which is the common area for the access of Orchard Garden. See the photo below to understand more.

Lepironia Garden (Semi-Dee)

Two types of SMD: Ludwigia and Grasilis

Two Parcels
:

Parcel B2 – 102 units (Ludwigia – 38 Units and Grasilis – 64 Unit)

Parcel B1 – To be launched later with different facade and floor plan

Facade:

While many uncles feel that the exterior looks like a factory, i personally quite like this futuristic design. The curvy concept works well especially Grasilis looks more like a bungalow than SMD. However, according to sales personnel, the feedback wasn’t that encouraging and SP Setia decided to change the facade and layout for the next Parcel B1.

Land Size:

41ft x 90ft& 41ft x 95ft (Grasilis) and 41ft x 95ft (Ludwigia)

Layout:

Grasilis & Ludwiga – 4 bedrooms, 1 Utility room, Living Hall, Family Hall, Kitchen (wet and dry),

Comparison – Ground Floor

Living hall: Ludwigia has its living hall at the front and Grasilis has it at the back. Unlike most of the SMDs, Grasilis has no sliding door in the middle of the house but has it at the inner part that carve out from it living hall. Technically, it makes Grasilis living and dinning area looks smaller. The Grasilis’s curvy layout of living hall may not be ideal for furniture set-up as well. Well, it is very personal though.

Garden view: Ludwigia has a more conventional SMD layout but its living hall does not come with a rear garden view (only side garden view) whilst Grasilis enjoys both rear and side garden view. However, Grasilis, due to the layout, has no side terrace compares to Ludwigia.

Staircase location: Grasilis’s staircase is almost block and isolate its living hall. It doesn’t help for the space visuality whilst Ludwigia has no such issue.

Footprint:

47’5” x 30”9. The footprint is reasonable for SMD but it could be better if there is slightly longer lenght (it is shorter than Lui Li Garden’s Linked Villa – You Mei type).

Comparision – 1st Floor

Both are pretty standard design with 3 bedrooms sit. The only difference is the balcony. Ludgiwia has no balcony and Grasilis is having 2 big balconies. It is really depend on whether you are a balcony person or not to decide which one is better.

Build-up:

3257sf (Grasilis) vs 3253st (Ludwigia). The length of these SMDs is 47’3 (Grasilis) and 47’5 (Ludwigia). It is even shorter than the Lui Li Garden link villa. The BU is also only slightly bigger than link villa. The bu is a bit small for SMD especially with big family.

Site Plan

Grasilis is mostly located at the premium rows which are facing the Lepironia garden. Similar to Lui Garden’s You Mei units, while Ludwigia has the disadvantage of not facing Lepironia Garden, it has the Orchard Garden at the back of its rear garden (except the row that backing the guardhouse).

SP Setia has difficulty to sell this Parcel due to the facade (complained by many uncles), layout, and build-up. Buyers expects more than what had offered. More standard facade will be offered by SP Setia in Parcel B1, and the source implied that it could be those standard tropical design (which probably more acceptable for this segment’s purchaser). To those who have bought the Grasilis or Ludwigia, not to panic. Sometimes, reception during launch doesn’t reflect the subsales market. Desa Parkcity’s Zenia garden deck concept is the classic example (many opt for more standard units in Zenia than garden deck units) when the garden deck units did much better in secondary market.

Sales Charts at at February 2013

Charms of Nusantara Island (Link Villa, SMD and Bungalow)

Linked Villa – Samaya
 (30 units) – 26ft x 85ft, BU 3039 to 3071sf

Facade:

Linked Villa – Samaya’s facade is like a typical balinese home which it is pretty common since balinese architectural design no longer new to Malaysian. However, it is a very safe design as there are still many balinese fans out there. The architect has added in a bit of SMD component in its facade by having shared frontage (roof) carporch area by two units. The facade at the back is not shown in any brochure (and no scaled model available), so it is hard to visualise the final product.

Layout:

4 bedrooms, 1 utility room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area. Standard but very practical layout with 4 bedrooms.

Footprint:

51’10” x 26’. It is much longer than SMD Lepironia Garden but it is shorter than Lui Li Garden’s You Mei type. The build-up of 3ksf is just about right. With its conventional rectangular layout in most of the areas, the end product is expected to be felt as a very spacious island linked villa.

Staircase Location: It is located at side which doesn’t have the problem like some of the layout abovementioned.

Living Hall:

It is at the back of the unit which facing the rear garden.

Site Plan:

Samaya located near to Hammock Clubhouse and the entrance of the island. Based on the site plan, one can see the linked villas are at the land that near to the narrowest waterway surrounding the island while most the wide lake views are meant for bungalow (of course).

Overall, it has nothing much to talk about as it is very standard unit that one can find in most of the balinese development. It is 10ft shorter than Lui Garden Link Villa but priced with a premium due to the advantage of being part of the island. Although it is RM200k expensive than You Mei, it is only RM100k+ higher than Huan Xi. It is clearly better choice compares to Huan Xi.

SMD – Legian
 (14 units) – 41ft x 85ft, BU 3342sf;
 Nusaduo
(20 units) – 41ft x 85ft, BU 3220sf

Facade:

Legian and Nusaduo – It is one of the closest Balinese style architectural design that i can see in Malaysia’s residential development. Both are pretty similar and i can see many fans of it during launch.

Layout:

Legian & Nusadua: 4 Bedrooms, 1 Utility Room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area.

Ground Floor

Both types’ living hall are at the back which facing the garden cum waterway/lake view. Nusadua has an edge of being felt more like a bungalow when its unit is only half linked to the neighbour’s unit. The long foyer from the entrance to living hall of Legian type is not helping to create space for this SMD.

1st Floor
 – Very standard layout. Legian’s master bedroom has a long wardrobe area in front of the bathroon. Surely, this layout is not everyone’s cup of tea.

Footprint: Legian – 45’1” x 29’7” and Nusadua – 46’5” x 29’7”. Again, one would expect it to be longer than 50’ especially if one compares it with the Linked Villa are offering.

Site Plan:

The best SMD in this island is clearly the one facing the wide lake view i.e. SD 61 – 64. The rest of the units are mainly having a view of narrow waterway surrounding the island.

Bungalow – Gianyar
 (6 units) – 59ft x 85ft, BU 3893sf;
 Sanur
(5 units) – 65ft x 85ft, BU 4297sf

Facade:

Balinese design with U shape layout. If one travels enough in bali or balinese theme resort, then it may be considered as standard Balinese home. Nothing much to shout about.

Layout:

Glanyar: 4 Bedrooms, 1 Utility Room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area.

Sanur: 5 Bedrooms, 1 Utility Room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area.

Ground Floor:

Both types have the same ground floor layout. The brochure shows the lap pool at the back of the house but the specification didn’t mention about it. So likely that it is not included.

1st Floor – Although Sanur has the advantage of having five bedrooms compares to Glanyar, three of the four bedrooms at the first floor are rather small. Having said that, Sanur has a smaller family hall but it comes with a small pool area (more like a Jacuzzi area). Four or Five room? It is your choice.

Footprint & Built-Up:

Both types – 52’6” x 34’9”. Nothing to complain enough given its land size. Well, as a bungalow

i believe many are expecting more than 5k sf or it could be i am just too greedy (:P).

Site Plan:

Not surprisingly, the bungalows are having the best lake view, however, obviously this island doesn’t come with the best wide lake view compares to other islands. There are only about 5 units were up for sale during the ballot day and the rest of the units were internally booked by SP Setia bosses.

Conclusion

As usual, developer will keep the jewels in the last to accomodate its pricing strategies. After the “second half” of the Lui Li Garden Parcel A2, the next launch for the island is expected to be the Sanctuary of Western and Eastern Heritage. Again, the island’s bungalows and SMD will be sold out in no time as i think many rich investors would treat it as the “stamp collection” who are less sensitive to the pricing.

Although the developer mentioned that SEG will take six years to complete, by observing the pace of launching and the number of parcels (yet to be launched) it is unlikely to archieve this target. It may take at least 10 years to complete the entire Setia Eco Glades projects.

____________________________________

Latest Sales Chart – 2nd Half of Parcel A2 Opened for Sales (as at 16Jul 13)

Almost sold out

Note: Photo – Credit to Yunelesca from Lowyat.net

Sales of Linked Villa Parcel A2 as of 9 Dec 2013

Thanks to Tower’s update!

If you missed the first part of Setia Eco Glades, you can find it via the link below:
https://propcafe.net/setia-eco-glades-cyberjaya/

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PROPCAFE Review : Setia Eco Glades @ Cyberjaya By SP Setia  (English/中文)

Setia Eco Glades
, a waterfront revolution project by SP Setia (70:30 JV with Setia Haruman), is one of the most unique developments in Malaysia. It sits on 268 acres land, of which 80 acres will be set aside for the lakes and green spaces.

Setia Eco Glades，一个人性化的独特湖泊岛屿环绕式景苑。

Setia Eco Glades

一个坐落于无烟的城市,

一个生态园式的家园,

一个融入文化遗产设计的居所,

一个独特岛屿和海滩概念的环境,

一个集合艺术喷泉与自然和谐的园林住宅,

Setia Eco Glades，给您的是一个绿意毅然的环境。。

曾几何时，这一切一切，仿佛只飘荡于每个人的梦境

实达生态园林的出现，唤醒了许许多多沉睡的追梦者

实达生态园林的境意，也圆了好多好多家庭的理想园梦。。。

Setia Eco Glades， 一个天人合一的境界。

Overall Development

Setia Eco Glades is an eco-consciousness development which inspired by cultural diversity and perfected by nature and technology. It consists of a collection of thematically eight different islands and two gardens, namely Isle of Botanica, Charm of Nusantara, Glades of Westlake, Jewels of Grasmere, Isle of Kamares, Isle of Fantasia, Santuary of Western Heritage, Lui Li Gardens, Lepironia Gardens. Three parcels which planned for condominium (high and low rise) are now tentatively being named as Reef of The Tropics (I, II, III).

Setia Eco Glades 园林计划，将发展八个岛屿概念和两个以公园为主题的家园。此外，未来也会售卖三个不同概念的公寓。这概括了920个围篱式超级排屋，半独立，独立式洋房和大约1500个公寓单位。在Setia Eco Glades里，发展商也将建筑一座社区商场。这将刺激商业娱乐活动，也将进一步提高Setia Eco Glades的房产价值。

Setia Eco Glades 土地面积达268英亩，是一个鱼虫聚集，奇花异树的沼泽林。部分面积也概括了橡胶树和棕榈园。最难能可贵的，Setia Eco Glades 毗邻于赛城湖滨公园。这意味着未来的园林居民，除了能享受悠然青葱的草原与八种艺术喷泉，更有多个小公园的设计和五所吊床主题俱乐部，犹如身于度假风情，悠悠自然。

Setia Eco Glades offers a total of 2,400 residential units which 920 units are for link villas, semi-dees and bungalows and the rest is caters for high-rise and low-rise condominiums at a later stage. There is a proposed commercial which is located beside Reef of the Tropics III. The whole development is expected to complete in six years time.

Conservation

在实达用心钻研下，原有的七百多种植物（一千三百棵树）将会被保存。各种鸟类，蝴蝶，蜻蜓也在国内外专人的协助下得以保留在未来的SEG绿意园林中。这与自然和谐并存的精神与热诚是值得嘉许的。

The site is a previous rubber and palm oil estate and it also a home to an abundance of flora and fauna. SP Setia was team up with Forest Research Institute Malaysia (FRIM), Malaysia Nature Society (MNS) and Zoo Negara to safeguard the local wildliffe for re-introduction and re-transplantation (by Big John Tree Transplater) works in the future Setia Eco Glades.

“Over 40 pieces of trees and seedings have been identified for transplantation at the parks and recreation space, clubhouses, sales office, and the Bund. 72 bird species and 27 fish species have been tagged for migration, while nectar plants have also been planted to provide a rich food source for the 8 pieces of butterflies slated for re-introduction to the landscape. Other food plants will also be located all over the township to attract and support the migration of new wildlife species.” – SP Setia

This conservation and preservation program is to ensure the continuation of eco-system (which costs SP Setia RM2mil). The comprehensiveness of the study and work plans are clearly way ahead for many so called “Eco” developments in Klang Valley.

Green Features

Setia Eco Glades follows Green Building Certification requirements. All homes are given Rainwater Harvesting and LED lighting, and BiPV Solar Panel. The solar panel, which already promoted and installed by SP Setia in the project like Setia Eco-Park homes, can be used to store solar energy and re-sell electrical power to Tenaga (see photo below). The developer is also aim to be certified by Singapore’s Building and Construction Authority’s Green Mark.

Setia Eco Glades是一个绿色建筑指数认证的发展计划。除了大蓝图环境保护规划，每所房子都有综合光伏太阳能电池板（能源回售给电能公司）和雨水采集系统。

Security

Adopting the Strata Gated & Guarded concept; each two parcels are protected and controlled with a single entry and exit point via a main guard house with integrated perimeter fencing; fibre optic CCTV and house alarm linked to Central Monitoring System (CMS)

According to SP Setia, the whole development will take about six years to complete. Within the development,

Concept – Homes at Eight Islands and Two Gardens

“Each Island is a distillation of an exotic location, each park and garden a loving remembrance of countries visited and experiences lived” – SP Setia

1. Charm of Nusantara – Balinese Style Architecture

The Balinese lifestyle revolves around an open verandah surrounded by lush greenery. To mimic Bali’s mesmerising landscape and signature island atmosphere, waterspouts are placed around swimming pools and ponds, while plants like palms, lotus lilies and jasmine flourish, perfectly evocative of balmy island nights. The result is a dreamy, idylic island paradise where shades of blue serenity and hues of green tranquility pop amidst a backdrop of white sands. – SP Setia

2. Sanctuary of Western Heritage – Late Renaissance/ Early Colonial Aesthetics Architecture

This island boasts of impressive and ornate architecture derived from the romantic colonial era of the English, Dutch, French and Spanish, with a modern twist that grounds the enclave in the 21st century. Doors and windows are tall and narrow, arched with derative pediments, while cornice crowns and colums are large and intricate, adding distinctive character to these homes. Red tiled roofs, double-hung windorws, french balconies and attics complete the classical look of this enclave, while maincured lawns and organised plantings add harmony to the indoors and out. – SP Setia

3.Santuary of Eastern Heritage – Peranakan Style Architecture

A showcase of oriental cultures and striking landscapes, this island enclave is inspired by the colourful expression and ornate adornments of Peranakan architecture. Terraced buildings with internal courtyards are enriched with decorative facades and historical ornaments like wrought iron staircases and heritage-pattern floor tiles.. – SP Setia

Within the sactuary of Eastern and Western Heirtage, heritage gardens are included into the island (see pic below). This garden is a deidication that consists of sculptures and fountains celebrating Malaysian history and legacy, all standing amidst rubber trees. Other shrubs and trees native to the original site were also transplanted to the Heritage Gardens to enhance the look and feel of this communal area, and creative illumination will add another layer of depth, bringing this ode to history to glorious life. – SP Setia.

4. Jewels of Grasmere – English Countryside Architecture

Cozy stone cottages with shuttered windows are quintessentially rustic dwellings, and low stone walls add to the simple allure of this storybook neighbourhood. Paths meander around homes, parks, perglas and gazebos, where the wanderer can take in the classic charm of the classic English gardens. – SP Setia

5. Glades of Westlake – China Xi Hu (HangZhou) Architecture

A tranquil composition, this enclave’s design reflects Oriental philosophies peppered with pavilions, courtyards, rock formations, and water. Bridges are gracefully over calm waters, where Lotus flowers bloom pink and white, Koi fish dart around in peaceful play, and rock formations rise from the surface like mythical creatures. – SP Setia

6. Isle of Kamares – Mediterranean and Grecian Styles Architecture

Blue is widely used in the architecture of this Greek-inspired island, a callback to the cerulean waters of the Mediterraneath Sea. Domed rooftops and doorways are clad in a blue that pops against the off-whites and creams that are used for exteriors. These homes come complete with courtyards and verandas for airy outdoor entertaining. Further Greecian influences like stone, marble, limestone, Byzantine tiles, and Cypress are widely used. This modern-rustic ambience is softtened by the soothing sound of fountains and the grace of Cypress trees, delicate flowering shrubs, and exuberant boungainvillea. – SP Setia

7. Isle of Botanica

Parks and gardens are outdoor galleries of natural beauty, displaying a wide range of trees and shrubs, all labeled with botanical names. An adventure in escapism, these leafy pockets of green are the residents’ retreat from the heat and stress of the city. – SP Setia

8. Isle of Fantasia – Mixed Futuristic Architecture

This island combines interesting architecture with practical creativity; an exercise in luxury, lifestyle and sustainability. Designed to be completely energy-independent, homes combine lines, curves and green in an ultra-urban fashion, where funnel like entryways and overhead ceiling-suspended recessed-lighting catch the eye. Yucca and palm trees are effectively used to create height, while cascades and fountains are also used to produce complex effects. Creative illumination enhances the sculptural quality of the design, creating an avant-garde neighbourhood destined to turn heads and inspire conversations. – SP Setia

9. Liu Li Garden

This is a non-island parcel and the only linked villa parcel in Setia Eco Glades

The Lui Li Gardens blends lush green foliage with these captivatingly beautiful creations that will be incorporated in fountains, water features and street lights all over this crystal garden. A defined route leads visitors past gazebos, a playfround, and central water feature, to the Lui Li sculptures, each a hand-sculpted and hand-fired work of art. – SP Setia

“Lui Li is the name of for artistic coloured glassware name with an ancient Chinese technique founded to the 11th century B.C., and was confined for the exclusive use of the Imperial family.”

In addition to the garden of Lui Li and Lepironia in respective parcel, there are also Orchard Gardens to be embeded at the border of these two parcels.

A 40’ belt of calming serenity, the Orchard Garden is populated by fruit trees like banana, papaya and ciku that also double as a sound barrier, cloaking Setia Eco Glades in the harmonies of natures. Gazebos and benches are scattered about for residents to sit down and take in the lush landscape. Tables and chairs are also placed in the Orchard Garden for residents to enjoy the abundant bounty of sweet fruits. – SP Setia

10. Lepironia Garden

This is another non-island parcel and the only Semi-D parcel in Setia Ecoglades

Named after a water plant native to the site, the Lepironia is a slender reed that can prevent erosion by stabilising the base of the ponds. It is also absorbs tixins and heavy metals in the water, thus purifying it, and provides crucial shelter for small birds as well as fish. – SP Setia

The Lepironia Gardens in the parcel will be created in this parcel to enhance the sense of peace, calm and tranquility in Setia Eco Glades. – SP Setia

11. Reef of the Tropics

Lake View

While i was in the sales office, i overheard many investors or visitors are doubtful about the island concept especially the waterway surrounding the islands. Some even said it could end up as a big “longkang” and “kopi” lake. According to the developer, they admitted their mistakes in term of the execution method for the “kopi” lakes at Setia Eco Park (SEP) and promised that a different approaches and methods will be applied in Setia Eco Glades.

SP Setia seems to be very meticulous to conceptualise this waterfront development. The developer, in fact, showed me the research works and their visits to many waterfront environments in other parts of the world (with the measure of the width of waterway etc) like Moscow, St. Petersburg, Singapore, Local Garden, SEP projects etc. It allowed potential investors to have some actual visualisation of the future lake and waterway scenes at Setia Eco Glades. You just need to give this to SP Setia.Thumbs up! See photo below. The following plan on the waterway is as below:

To actually visualise the lake view, one can refer to the actual site photos in other waterfront environment below which indicated similar witdh of the lake view in Setia Eco Glades above.

The Fountains

The eight difference fountains located throughout Setia Eco Glades are a tribute to the fluidity and necessity of water in everyday life. Symbolic of prosperity and wealth, the fountains are also a source of restful relaxation that can be the focal point of repose, or a comforting presence in the background. These hyrical, sentimental tributes to serenity and humanity are poised to enrich the everyday lives of residents in Setia Eco Glades – SP Setia

Hammock Clubhouse

Healthy and wholesome, each Hammock Club is shared between two island-enclaves, and will house facilities like a swimming pool, gym, half basketball club, as well as social spaces designed to encourage conversations. Eponymous hammocks are also strung around the clubhouse, adding to the resort ambience. Each unique in atmosphere and function, these smaller and more intimate clubhouses conform to the eco-friendly and urban way of life as espoused by Setia Eco Glades. – SP Setia

Total of five Hammock Clubhouses are in the masterplan of Setia Eco Glades:

1. Lui Li Garden

2. Lepironia Garden

3. Charm of Nusantara & Santuary of Western & Eastern Heritage – Shared

4. Isle Kamares & Jewels of Grasmere – Shared

5. Glades of Westlake & Isle of Botanica & Isle of Fantasia – Shared

The Bund

Most of the native tree and plant species harvested under SEG’s conservation program will be transplanted on The Bund to create a lush green belt that fringes the cool blue water. This family recreation area also has a meandering pathway and jogging track shadowed by leafy trees, making it an idea spot for a leisurely evening stroll or an early morning run. – SP Setia

“The Bund is envisioned as a warm embrace, a strip of tropical greenery and modern boulevard that hugs the water’s edge. The green platform was designed to rise 15 meters above the water level, commanding a spectacular view of 300 acres wetlands that is the only Green Reserve in Cyberjaya. This higher vantage point perfectly captures the peace and serenity that encompassess Setia Eco Glades.” – SP Setia

Themed bridges

SP Setia will come out the themed bridges to serve residents as the linkages of mainland and islands. The thoughtful design of the bridges will make more flavour to this unique Setia Eco Glades homes.

Interchange to Lingkaran Putrajaya

The developer already obtained the approval to build a RM35mil interchange from Setia Eco Glades to Lingkaran Putrajaya which technically will reduce half of the current distance from the site to MEX highway. This will reduce the travel time significantly for Cyberjaya CBD residents who currently need to go through a big round to get into Lingkaran Putrajaya before link up to MEX highway (to KL). The bad point is, this interchange will be the key access for majority of the Cyberjaya CBD residents i.e. increase the traffic of inner road in Setia Eco Glades. Personally, i am indifferent. For example, the sucess of Desa ParkCity is clearly due to the publicity and accessible to its common areas (Lakes and Park). You need more peoples to appreciate and like the environment to spread the good words. The value of the development will then escalate with a strong interest from public to own a piece of masterpiece there. I came across a nice development but the public access to the park and lakes are prohibited which of course is not as popular as other developments. That development called Gita Bayu. Surely, the price there has been increased over years but it could have been performed even better if more peoples can experience the environment and know more about it . So, sometimes it is not necessary a bad thing to have higher traffic in a nice environment and it may work better for the project like Setia Eco Glades. Most importantly, the execution need to be good to impress the by passer and visitors.

The highest point of the interchange will be at the back of the row within Lui Garden that is backing the lingkaran Putrajaya.

Landscape and Architect

Although sales personnel mentioned that the landscape will be handled by SP Setia internal team, Mace Studio seems to be the one that designed the landscape master plan for them. See http://www.macestudio.com.sg/work. According to the developer, minimum 16ft of land will be allocated at both side of the main inner roads (see photo below) to allow more trees and wider cycling path at Setia Eco Glades’ common area and environment.

Architectural design of Lui Li Garden was managed by Ong and Ong from Singapore.

Cyberjaya Lake Garden Beautifying Project

There was a plan to beautify the Setia Eco Glades’ neighbor – Cyberjaya Lake Garden with a budget of RM20mil. According to my source, on top of the standard beautifying works, some camping facilities and “Wind Tunnel (the design of trees plantation method and arrangement)” will be included in the Cyberjaya Lake Garden to generate a windy environment for both sites. The lakes at Setia Eco Glades and Cyberjaya Lake Garden will then be joined to allow wider space for residential boating activities. Unfortunately, the plan was scrapped after few rounds of lengthy discussion with Sepang Council due to some technical and security issues. Based on sales person’s feedback, the management has decided to use this budget to further enhance the master plan of landscape and infrastructure.

How is Setia Eco Glades stands in Cyberjaya landed properties?

First of all, one should check out the masterplan of Cyberjaya to understand the scarcity of landed properties in Cyberjaya (see the photo below). It can be easily counted by 10 fingers. From the masterplan, one can realise that the remaining lands are mostly for “enterprise (i.e. commercial offices). With the limited choices of landed project in Cyberjaya, and if one like (to invest or ownstay) landed properties, in fact there are not many choices (in term of project).

Landed property development in Cyberjaya: Garden Residence, Symphony Hills, Sejati Residence, Mirage of the Lake (limited), Lakefront Residence (limited), Perdana East & West, SummerGlades. Nadayu’s Project (likely to be landed). There is another one in the pipeline (which is more affordable), Propcafe will announce it here once it is firmed up.

Setia Eco Glades has the largest land size compared to the rest of the landed property developments in Cyberjaya. The research efforts and preparation on this Setia Eco Glades which explained in the first section showed SP Setia is not just to build houses but “humanised” homes with eco, lake and island-living. Malaysian have been living “inside the house” too long, many have been looking for not just a house itself but a place and most importantly the environment that can blend with the house to call it as a HOME.

“I can still remember vividly waking up to birds chirping, the sweet scent of wild¬ flowers and refreshing sight of dew on the grass at the place where I lived as a little girl … tree branches heavy with fruit, the brook teeming with small shes and meandering by a bamboo grove, the tiny tadpoles in puddles of water after the rain, the sound of crickets at night, All these memories of nature are coming back to me now … it’s a wonderful feeling and I just can’t wait to move in three years’ time!”
 – Zara , a knowledge worker and one of the purchasers of Setia Eco Glades (extracted from MalayMail).

“If you are looking for a twin brother of Desa Parkcity, Setia Eco Glades is definitely the closest you can get in term of its environment and concept. If SP Setia can execute it nicely, in fact, it can be even better than Desa Parkcity! You can’t get a link villa with this sort of footprint (26x95ft) in Desa Parkcity, not to say the price is 50% cheaper.”
 – Setia Eco Glades Purchaser, who currently staying at Desa Parkcity with an intention to move over to SEG.

Other advantages of SEG compares to other landed development in Cyberjaya.

– Setia Eco Glades is sitting at the northwest of Cyberjaya (see below) which is nearest to the MEX highway, after the completion of the interchange, compare to the other landed developments.

– It is located besides a big Lake Garden which blend with the ideology of green and eco system well. The residents can enjoy both SEG unique lake cum island living and the Lake Garden’s greenery environment.

– Setia Eco Glades is the only landed development that will be integrated with a proper commercial/community mall component.

– Setia Eco Glades is going to develop by the largest developer in Malaysia.

– Setia Eco Glades is giving 36mths defect liability periods compares to the rest which are expected to be 2 years.

– Setia Eco Glades provides biggest footprint of 26x95ft for the linkhouses in Cyberjaya and yet, priced it at similar price band with other projects.

– Setia Eco Glades development is surely more unique than other landed developments in Cyberjaya

– Chinese school will be built at Lakefront development which is technically opposite Setia Eco Glades

– Near to medical center. A plot land which opposite from SEG (beside Lakefront residence) has been designated for Health Care Medical Center.

– Setia Eco Glades are near to CBD and all amenities in Cyberjaya and yet, it is at the secluded end of Cyberjaya.

– Sstia Eco Glades is very near to a new access, a toll-free exit to Puchong.

Disadvantages of SEG compares to other landed development in Cyberjaya

– SEG is a bit far from Cyberjaya ERL station compares to the development like Garden residence.

– There is a new Mosque which is not too far away (after the Lake Garden, Sepang Council, and Royal Uni of Islam).

However, the new Green mosque is really “canggih” and modern! I personally quite like its architectural design and concept (see video below)

Conclusion

Cyberjaya is getting even more momentum recently especially after the ground breaking of SRJK (C) Union school and the announcement of Cyberjaya City Center project. This Setia Eco Glades blog doesn’t talk about Cyberjaya at all (in term of its location, infrastructure, transportation, popularity etc) as it has already been discussed extensively in the previous blog: Cyberjaya @ Love It or Hate it.
https://www.propcafe.net/cyberjaya-love-it-or-hate-it/

It is worth to highlight again that there are only limited landed property developments in Cyberjaya according to its master plan. So, if one intends to buy landed property in Cyberjaya, it seems like Setia Eco Glades is one of the best bets if one study thoroughly its location, size of development, developer reputation, timing (commercial/maturity of the city), concept, pricing and buyer profiles.

Because of its unique concept and the abovementioned, this project has higher chance to lure more own-stay purchaser compared to the other landed property projects in Cyberjaya. The generous land size of 26×95 in Linked Villa is considered very rare (couldn’t remember any terrace house offered this land size in the market over last few years) and not to mention it is only at sub RM1mil mark. Apparently, there is no other development that offered similar product, concept and pricing in Klang Valley. I believe in few years time, when peoples talk about Cyberjaya residential development, they will start with
SETIA ECO GLADES
, the potential twins of Desa Parkcity.

Note: To know more about the individual parcel and pricing which have been launched, please continue to read our Setia Eco Glades Part II:
https://www.propcafe.net/setia-eco-glades-cyberjaya-part-ii/

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