PROPCAFE™ Review: Isola @ KLCC by OCR

Despite the concern of oversupplies of luxury condos particularly in KLCC with downtrend of subsale price, transaction volume and rental rate (Read the link
http://theedgeproperty.com.my/content/1111151/luxury-condos-klcc-going-%E2%80%98cheap%E2%80%99-secondary-market
), another developer has come up with new launches in Jalan Yap Kwan Seng.

Aptly called Isola @ KLCC which means Island in Italian (we will come back to that later), the new development joining the congested Jalan Yap Kwan Seng where the noise and dust seems to be perpetual from construction site of Star Residences (By Symphony Life), The Mews (By E&O), Crown Plaza (By Yuk Tung group) and Ibis Hotel.

Read on about the development.

Developer

Listed in Bursa Malaysia via reverse takeover (RTO) of loss making Takaso, OCR has been making losses for past 5 years. The company suffered the worst losses of RM8m in 2015 before halves it to RM4m in 2016.

OCR’s past 5 years financial statement

However with order book value of RM287mil and The estimated profit attributable to OCR from both projects over the construction period is estimated at RM7.98mil for the Bukit Jalil project and RM6.17mil for the Seri Gading project, the company expected to return to profitability in financial year 2017.  Read more in the link below.

http://www.thestar.com.my/business/business-news/2017/01/07/ocr-set-to-return-to-the-black/

Their current ongoing project such as The Pano @ Jalan Ipoh (read propcafe’s review in the link here
https://propcafe.net/the-pano/
) and Flexus@Jalan Kuching.

Location

Located in Jalan Yap Kwan Seng, Isola @ KLCC is sandwiched between the landmark Stadium Negara Restaurant and Expressionz sales gallery. Located just behind Isola @ KLCC is E&O’s under construction development The Mews which was sold for approximately RM1400psf.

Location of Isola @ KLCC

The Site (Source from google street)

For those who familiar with KLCC, Jalan Yap Kwan Seng traffic can be quit nightmare particularly at evening’s office rush hour.

Overview of Development and masterplan

The 16000sqft (Yes, you read it right less than 0.4acre) freehold Isola @ KLCC consists of 140units with GDV of RM204millions. There are 4 blocks with 3lifts on the core. Isola @ KLCC is designed by award winning
Unit One Design
 with each block is arranged like a wing with connecting corridor to the core lift. And to maintain privacy and exclusivity of the development, each block only consist one unit/ floor and hence the development is named Isola which means Island in Italian.

Masterplan

From corridor, residents will have their own foyer before reaching to their unit. However PROPCAFE couldn’t help but notice that the corridor and foyer is open concept open to outside. With our Malaysia unpredictable storm, residents might walk on the pool of water or get themselves wet from splashed rainwater during one of those torrential rain.

The blocks are with varying height with the maximum height is 52 storeys. Due to the land size limitation, the facilities are placed in different level and location across all the blocks. For example the sky pool (seriously it is a pool?) is located on roof of block B and resident lounge on roof of block C. Also rather than conventional carpark, developer has adopted fully automated carpark system where you can leave/park or pick your car at the lobby within 90seconds.

For some news of the Isola @ KLCC, readers can click to the link
http://www.theedgeproperty.com.my/content/1052354/oc-resources-launch-isola-klcc-1q2017

Façade

One word. Iconic
.
It is refreshing to see what developer/ architect capable to work their wonder on such smallish land. The façade looks slim with maximum 52 storeys the height reaching 200m.

Artist Impression & Scale model of Isola @ KLCC

Unit and Floor Layouts and Show Unit

In general there 4 standard layouts where each layout is dedicated to each block

Block A

Type AS1/2

Type A1/2

636sqft

861sqft

1 bedroom

2 bedrooms

13 units

25 units

Block B

B1/2

1076sqft

2 bedrooms

24 units

Block C

C1/2

904sqft

2 bedrooms

36 units

Block D

D1/2

764sqft

2 bedrooms

26 units

Block A ~ D

Duplexes

1087~1625sqft

2 ~3 bedrooms

15 units

*One penthouse 3390sqft

There are some duplexes available ranging from 1087sqft (2 bedrooms) to 1625sqft (3bedrooms). These duplexes generally located on the high floor.

The layout is practical and efficient. The sizes and the configuration seems to be updated with KLCC where focus is sub 1,000sqft and 1 or 2 bedrooms configuration.

The washer and dryer apparently will be located on foyer. It is strange though to see for type AS the bathroom is not ensuite with the bedroom.

Type AS and A

Type B2 and C2

Type D1

Unit Layout

Living, Dining and Balcony of Isola @ KLCC

Full fitted kitchen with Beko from United Kingdom as the white goods

Bathroom with Duravit and Grohe as sanitaryware and fittings

Bedrooms with Bed and Wardrobe if you choose the furniture package

Show Unit

For prospect buyers who saw the show unit, the ceiling height seems to be impressive with 12ft with stunning balcony door from floor to ceiling. However behold your excitement. The actual ceiling height will be only be 10ft and not 12ft as reflected from the show unit after checking with friendly SA.

The unit will comes with fully fitted kitchen, aircon, water heater, washer & dryer, digital lockset however this developer will throw in some freebies which includes Sofa, Wardrobe, dining table/chair and bed. However if you wish to remove those “freebies”, please check with developer the alternate package.

The sanitarywares is quite a good brand where Duravit and Grohe will be use. However to the surprise of author, Beko (do you know where the brand came from?) will be used for white goods. The tiles is from NIRO and engineered timber flooring across bedrooms.

Facilities

Due to the smallish land size, the facilities are located on different level and location across all the blocks. Again… due to land size limitation, some of the facilities can be awkwardly small. For example the sky pool… the length is probably around 10m which may not be sufficient for any lapping. Other than the pool, the basic facilities such as resident lounge, business centre, gym and multipurpose hall.

Facilities at Isola @ KLCC

Financing and Freebies

Currently developer offer 6% rebate with freebies and free trip to japan. However if you do not wish to take up the freebies and the trip, developer willing to throw extra rebate to the buyers. As usual… developer will free the legal fee for SPA and loan agreement with exception of MOT fee.

The project is priced around RM1800psf before any rebate. The premium per floor is RM2k and therefore explain the higher floors are being taken up first. At the time of writing, all the type AS1/2 already taken up. Anyway…. There are only 13 units of them in Isola @ KLCC.

Trivia

Currently the maintenance fee inclusive sinking fund is fixed at RM0.66psf. To answer the question, the fee does not include the automated parking. The automated parking will not form part of the accessory parcel and residents will have right for one parking bay where fee is RM100 per month. Therefore if you buy a 635sqft, the monthly fee will come out to be approximately RM520. Quite a princely sum for one bedroom apartment.

The construction is estimated to take about 4 years.

PROPCAFE being PROPCAFE we manage to dig out the Bursa announcement with regards of the land acquisition. We have screenshot the pertinent points and despite the smallish land size, OCR is able to squeeze out RM64m profit or 31% gross profit.

Profit Margin from Isola @ KLCC for OCR

Conclusion

The land is getting scarcer an even a smallish land where previous life was bungalow also been converted to high end + density development. Jalan Yap Kwan Seng according to PROPCAFE’s KLCC zoning located on zone 2 (Can read the link here
https://propcafe.net/zoning-of-klcc-properties-zone-1-and-zone-2-where-and-what-to-investbuy
 ) which means the development is not as prime as those located in Zone 1. Nevertheless… some will be attracted to iconic façade.

In the same time, PROPCAFE’s wondering the practicality of converting those bungalow lot to high density development and adopting automated carpark system. In long run, there might be maintenance issue and what if the system break down and the spare parts need to be imported? A point to be pondered….

Happy Investing folks!

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PROPCAFE Review : Jade Hills @ Kajang By Gamuda

It was almost 5 years also since we have written about Jade Hills, click
here
 for our latest review 10 years on Jade Hills.

Overview

Developed by Gamuda Land in 2008, Jade Hills is splendidly suburban with lush green grounds and perfect tranquility, but is also incredibly convenient with easy access and close proximity to urban, modern Kuala Lumpur. As I toured Jade Hills, what struck me as its two most distinctive features are its amazing homes and its naturally elegant environment.

Location

Jade Hills
 is located in Kajang, Selangor where the last station of the
MRT, Mass Rapid Transit (Sungai Buloh – Kajang Line)
 is built, by Gamuda Land. It can be accessed via major highways such as the

Sungai Besi Expressway, North-South Expressway

South Klang Valley Expressway

Kajang Dispersal Link Expressway (SILK).

Cheras – Kajang Expressway

Built on a hilly terrain, Jade Hills is mixed developement built on total 384.3-acres and  about 260 acres are reserved for residential developement of bungalows, link bungalows and garden terraces in 12 precincts which will be developed over 8 to 10 years. There will be 793 units planned to be built in the 12 phases with a low density of three units per acre to enforce privacy and exclusivity.

The whole Jade Hills  is pretty much mirrors Setia Eco Park (abt 1/3 size), but you have the flexibility of getting link terraces and small LSMD. Given that Bandar Setia Alam is launching Duta Villa @ 1.6mil (typical dressed up/glamourised link terraces), wouldn’t you think a 1.0mil LSMD comes with FULL CLUB facility+proper GG concept will be a steal? Jade Hills (260acres) is a 60% bungalows and 40% of combination of linked bungalows, LSMD, SMD and link terrace mixed development.

Its club house is in operational before the VP of 1st phase of houses. Immediately outside the current residential parcel of Jade Hills, there are 3 more separate lots of land (>130acres) that Gamuda earmarked for commercial. Officially, the entire Jade Hills is consist of 60% residential and 40% commercial. The 1st of the commercial plot will consist of 2 storey shop houses, expected launch early 2011. Indicative price : >800k. The next commercial launch will be lifestyle commercial retails + offices. Not sure about the 3rd plot of commercial plot.

The design concept of Jade Hills is a lifestyle residential development with Oriental inspired design built on hills overlooking lakes. Homes here are built with views of the surrounding areas such as the landscaped green belt and the three lakes – Misty Lake, Willow Sweeps and Water Spring.

Jade Hills Resort Club is clubhouse which features an Olympic-sized swimming pool, children’s wading pool, spa pool, three tennis courts, gymnasium, multi-purpose function hall, steam and sauna room, games room, children’s playground and a Chinese teahouse.

Olympic Size Swimming Pool

Club House

This development is within close vicinity of Golf course

UPM Golf,

IlSAS Recreational Golf Club

Kajang Hill Golf Club

Saujana Impian Golf Club

Sungai Long Golf Club

Mines Golf Club

IOI Palm golf),

University

 Universiti Putra Malaysia (UPM)

 Universiti Tenaga Nasional (UNITEN)

 Universiti Kebangsaan Malaysia (UKM)

International Schools

Alice Smith International School

Australian International School, Malaysia

Tanarata International School

Nexus International School (In putrajaya)

ELC International School (In cyberjaya)

Public Primary Schools

SK Sungai Kantan

SK Convent Kajang

Sk Saujana Impian

SK Jalan Bukit 1

SK Jalan Bukit 2

SK Jalan Semenyih 1

SK Jalan Semenyih 2

SK Kajang

SK Kantan Permai

SRJK(C)Yu Hua

SRJK(C) Sungai Chua

SRJK(T)Kajang

SK Leftenan Adnan

Public Secondary Schools

SMK Tinggi Kajang (Kajang High School) also known as Kajang High School (The oldest school in Kajang)

SMK Convent Kajang (the second oldest school in Kajang)

SMAP Kajang

SMJK Yu Hua Kajang

SMK Jalan Bukit Kajang

SMK Jalan Reko

SMK Kajang Utama

SMK Taman Jasmin 2

SMK Saujana Impian

SMK Sultan Abdul Aziz Shah (SAAS)

SM Teknik Kajang

SMKA Maahad Hamidiah

Shopping Malls

AEON Cheras Selatan

IOI Resort City Mall (up coming)

The Mines Shopping Mall

Alamanda Putrajaya

The Site Analysis

The Site

The Layout Plan

Site Analysis

Slope Analysis

Elevation Analysis

Preferred Option

My personal view of Jade Hills, to be put it bluntly on point form Concept & Design

More 200 acres of  G&G residential with massive of green with 20% allocated for greens

Rich landscaping with Hill, Lake and Garden themes

Residential units mostly consist of Bungalow and SMDs

Very low density with average 3 units per acre

Full functional clubhouse (Open to public)

40% of the land bank is dedicated to commercial

One Entry and Exit Point

Location & Accessibility:

Although address is Kajang but it is blessed that Jade Hills it located before the Kajang town

Strategically located within nearby mature township like  Kajang, Bandar Baru Bangi, Cyberjaya, Putrajaya, Cheras, Puchong

Easily accessed via Cheras-Kajang Expressway, Besraya Sungai Besi Highway, SKVE, SILK, KL-Seremban Highway)

Current 2 access roads to Jade Hills via (Bukit Angkat & Minlon bypass) future proposed Balakong bypass via Taman Cheras Jaya

Developer Reputation:

Proven track record G&G development – Madge Mansion, Kota Kemuning, Valencia, Horizon Hills, Ambang Botanic

Adopts the strict Construction Quality Assessment System (CONQUAS)

Future Potential :

Potential to be become a self sustained exclusive community when international schools and the commercial elements are in full swing mode where the atmosphere and environment could be close to current Desa Park City.

Before I wrap up, of course Jade Hills it self is not perfect. Here and there will be some short fall like :

Current access via Bukit Angkat need to pass industrial area

Club house is not exclusive to Jade Hills and open to public

On one very unusual raining day, it was reported that flood happened within Jade Hills  area

To sum it all up above, Jade Hills nevertheless is a rare piece of development which can be found within Klang Valley. I means Jade Hills is not just an ordinary G&G development and in fact they distinguish themselves fairly quite well by looking at their concept and execution of their master plan which consist of  the 40% commercial, clubhouse, mostly Bungalow and SMDs unit, low dense, themed with Lake, Hill and Garden view, & future international school. It is quite difficult to go wrong with this one. Before I end my write, it is worthwhile to note that because of the Jade Hills Clubhouse is open to public, various numerous events had been organized at this so called “very far” place as per claimed by majority when they first heard the word “Kajang” . Those events which had taken place at here such as Miss Tourism pageant, movie shooting, mooncake festival, paintball & etc not to mentioned occasionally it is used as a shooting venue for per-wedding photography, paintball games and as well as pool party event! Jade Hills is no longer just a name of a normal residential address but it has become the new landmark of Kajang. Here is a video clip which I found made by PropertyAsia :

And remember when I say pool party! I really mean a massive one! It is so happening! You guys should not miss this one. I hope PropCafe.net crews will be invited in the future for this event! Credit to Pool Party @ Jade Hills By TROUBLEMAKER PRODUCTION

Enjoy and thank you =) For detail reviews related to Jade Hills :
Quad Villas & Twin Villas @ Jade Hills
 please click
here

Jadite Suite @ Jade Hills
 please click
here
 Please feel free to leave any comment here or For detail discussion, you are welcome to join us at our
forum.propcafe.net
 Official Website of Jade Hills :
http://www.jadehills.com.my/
 Update: 14-July-2013 The Eaton International School at Jade Hills

Jade Hills Commercial Clarity By Asia Tropical Films

Jade Hills TV Commercial (Innocence) by Asia Tropical Films

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PROPCAFE Peek : The Lake – Phase 5A @ Jade Hills, Kajang By Gamuda

With the recent slow down of higher end properties, typically with landed in further afield location, its no surprise that this latest launch of Jade Hills doesnt raise any eye brows or mad rush to the sales office. They keep it rather low profile as they have been busy shifting their sales office to the new location, to the shop office just outside Jade Hills Resort Club.

Actually there are bungalows and link bungalow launches in a little pennisular surrounded by water ways in the Garden precinct. For this article only, we will just be concentrating on their Link Bungalow offering.

Link Bungalow, its just another fancy name for Semi Detached Home, however the word bungalow is used to differentiate the rather bigger land size and built up size of a typical SMDs. And the actual “linked” part of these homes is slightly smaller area only as compared to the typical SMDs where the party wall is fully shared between 2 units.

Now we get the term Link Bungalow out of the way, lets us concentrate on what on offer. There are all together 14 units of link bungalows on offer, with 4 units are on split levels and the rest on typical flat land construction. Land size and built up for both models are exactly the same, i.e. 45’x100′ and BU is 4,219sq.

However there are slight varies on internal layout…with split levels, you have living lounge seperated from dining/dry kitchen area. However with non split level model, you have living and dining sharing one big space but dry kitchen is seperated via a narrow walkway. The rest of features are more or less the same. Upstairs you have 3 bedrooms with dedicated study and family lounge.

With actual footprint of 33’x72′ (from covered car porch to rear of building), this is indeed a very comfortable and spacious home. You have 12′ gardening strip to whip up your fancy to live in garden home. The exterior facade is followed the common theme of Jade Hills with white as dominating color and the rather plain, squarish and blocky outlook don’t tickle the writer’s fancy at all. Where I find that the ground floor spacing is generally well designed with courtyard space and “internal” garden, the writer’s personal feel of 3 bedrooms upstair is a bit far stretch to name this as link bungalow. The feel of SMDs very much intact with a Masterbedroom with bedroom 1 and 2 only.

Price from 2mil onwards with the usual free MOT, legal fee on SPA and Loan, saved for DIBS.

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PROPCAFE Peek : Twin Villa & Quad Villas @ Jade Hills Kajang By Gamuda

Quad Villas @ Jade Hills

The Model

Quad Villas 2s front view

Quad Villa 2s Side View

Quad Villa 2.5s Side View

Price :

2s Quad Villa from Rm1,048,000

3s Quad Villa from Rm1,156,000

Free all docs fees, legal fees and Stamp duties. NO DIBS.

Floor plan :

Special features on The HILLS QUAD VILLAS:-

on one of the highest site on Jade Hills, approx. 65′ above sea level;-

modern facade (similar to Heydotis of Setia Alam), flat zinc roof, 1st in Jade Hills

both models come with garden terrace off master bedroom, which does not count as part of gross BU. I believe the terrace is semi-turf.

due to land contour, the “link” part of 2s is actual to 1st floor of 2.5s.

the link part of 2s serves as blank wall to 2.5s’ balcony

extra deep car porch

for 2s, guest’s bedroom comes wth garden turf and outdoor shower

4 ensuite bedrooms

family room comes with balcony

all 2s south facing towards Club house and Country Heights Kajang view

aircond and hot water pipping provided.

full glass facade for MBR.

Shortfalls:-

standard ceiling of 10′

no pickle fencing. fenceless concept

not walkable to club house.

exposed gutters

2s faces The Hills Link Terrace. Some people see it as less desirable

I think you can tell we are Jade Hills supporters :p

hopefully VP-ing by Q2 ..

by the way, if you look at the end of the road … those are the latest Twin Villa launch … in the last visit in early December, there were still units available … slightly smaller than previous TVs ..

for any further discussion about Jade Hills , please feel free to drop by at
forum.propcafe.net

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PROPCAFE™ Review : Jade Hills By Gamuda Land

Jade Hills by Gamuda Land

Jade Hills Kajang

Good things takes time.

A good cuppa coffee takes time to brew.

A good PROPCAFE article takes more than 200 man hours to compose.

A good township takes years, more than a decade to be developed.

A good movie with a good story line can take years to be made to movies and ‘The Dark Force’ can ninja up your mind for decades.

And here we are about to tell a story that as it started 10 years ago…

Music rolls…

Long time ago, in a galaxy far far away…….

The recent Starwars episode The Last Jedi still stayed strongly in this writer mind…

Well, this is how influential when a good visual with story can do to people.

And we believe the story of Jade Hills will be able to captive to you as well, like this story:

Some of us here may have heard of Jade Hills long time ago.

2017 marks the 10 year anniversary of Jade Hills. Yes it was 10 years ago, Jade Hills township development was introduced to the Satay Town named Kajang in Selangor by
Gamuda Land
.

Location of Jade Hills

Jade Hills is at the birth place of best Satay in this world, Kajang. Jade Hills is located within Bukit Angkat, west of Sungai Chua.

Waze
 app will be able to easily take you to Jade Hills, just search for Jade Hills by Gamuda Land.

Accessibility

Jade Hills is accessible by the following major highways:

Via SILK

Via SKVE to SILK

Via North South Highway to SILK

Cheras Kajang Highway to SILK

Sungei Besi (Besraya)

Via Lekas to SILK

In future there will be another north bound access Balakong expected to be ready in end 2018. We will talk about the details later.

Our thought on Jade Hills location

If you using from the main Jade Hills access at Silk Highway, exit 1812 Bukit Angkat, you still need to drive a good 2km to come to Jade Hills grand entrance. While you have to pass by industrial area where Muda Paper Mills and other light industrial factory situated. Those who are not familiar with this area, this will be a deal breaker. Many would thought it is out your mind to spend good money on a secluded area.

However if you know are familiar with this area, there are plenty of options to travel to Jade Hills.

Jade Hills is smacked in the middle between Country Heights, Gita Bayu, Balakong and Sungai Chua, some people told us, “Sungai Chua is the real Kajang”. This statement really is controversial but let’s not dwell in to that.

Back to access of Jade Hills from the Jade Hills Jade Square main entry statement (“grand entrance”), Persiaran Jade Hillls Utama.

There are 4 options to head to down town heart of KL, KLCC.

Via Silk, Cheras Kajang Highway, via Jalan Loke View 26km

Via Silk, Cheras Kajang Highway, via Sungei Besi Highway 26km

Via Jalan Perindustrian Balakong, Sungei Besi Highway 27km

North South Highway 29km

While to western part of KL, Bangsar South, Bricksfields, Kerinchi, Damansara, one can use the Lebuhraya Hubungan Timur Barat or the Salak Highway, close to 30km.

We can pretty much sum up, there are many options to access to Jade Hills. However there are caveats to it, “The distance and time”.

Jade Hills is 10km within mature town such as Putrajaya, IOI City Mall, Kajang, Saujana Impian, Bangi, Seri Kembangan so your daily life is evolving around these areas, great!

Anywhere else, you need to drive approximately 15-25km to reach destinations and we meant areas like Cheras (real Cheras),Puchong, Taman Desa, Old Klang Road, Semenyih.

Going to west bound Petaling Jaya, Damansara, Subang Jaya, Klang, will take more than 35km.

So it really depends what areas in Klang Valley that you normally frequent, where is your personal COG (center of gravity).

Kajang is definitely not far from KL. But to people out there who frequent other popular hotspots in Klang Valley such as Bangsar, Subang Jaya, Mon’t Kiara, Publika or Petaling Jaya, Shah Alam, Klang, to these people, Kajang is another universe away, we would say it is pretty far.

Jade Hills Township Review and Analysis

We wouldn’t be surprised till now some of you may still have no idea about what are we talking about. Don’t worry mates we feel you. Anyway, location alone for Jade Hills would not cut it. It has to be more than just location. So what is in for Jade Hills?

Here we are given rare opportunity to ‘sneak in’ and explore each aspects township Jade Hills and we will share in all here from insider’s perspective, bear with us and we shall dissect into pieces and assemble it, analyse it the PROPCAFE way.

Surrounding amenities

99 Speedmart & 7-11 0km

Wet market at Sungai Chua 4km

Tesco Kajang 4km

Giant Kajang 4km

Banks PBB & HLBB at Sungai Chua Kajang 4km

Petro station at Sungai Chua Kajang 4km

KVMRT Kajang Station 5km

IOI City Mall at Putrajaya 8km

Notable Schools, universities nearby Jade Hills approximately 20km away

Eaton International school
 1km (within Jade Hills township)

Australian International School

Tanarata International School

The Alice Smith School

Universiti Putra Malaysia

Universiti Tenaga Malaysia

Universiti Kebangsaan Malaysia

University of Nottingham Malaysia Campus

Master plan, concept

We will skip the sugar coating of putting bombastic vocab to describe Jade Hills township, rather we will put what we saw with our eyes. Jade Hills is a 338 acre township development developed by Gamuda Land. Sat on an undulating hilly land. The followings are the major components of Jade Hills township.

The Lakes.
 The most premium precinct with lake fronting residential semi-d and bungalows units

The Gardens.
 Residential bungalow, semi-d and terrace featuring sculptured landscape and theme gardens

The Hills.
 Residential semi-d, linked semi-d and terrace sat around the apex of Jade Hills, as well as home of Hana.

Jadite Suite.
 4 blocks of low density residential serviced apartments located at the southeast fringe of Jade Hills township.

Jade Square and Commerce Village
 are made of up 2-3 storey shop offices located at the entrance of Jade Hills.

Jade Hills Resort Club
 is within walking distance from Jade Hills main guard house, it is Jade Hills’s very own recreational and sport club that feature an Olympic size pool, badminton court, squash court, kids pool, gym, sauna, table tennis room and its very own Jade Hills club café.

Eaton International School
 is located in the southern fringe or Jade Hills township.

Rumah Selangorku
 is 714 unit affordable homes located in the southwest fringe of Jade Hills township.

How Jade Hills begin

The 338 acre land where Jade Hills sat on was previously owned by John Masters Industries Berhad and it was sold to Jade Homes Sdn Bhd, a subsidiary of Gamuda land in 2006.

Seeing the hugely successful township development in Valencia, Sungai Buloh, northern end of Klang Valley, Gamuda Land hoped to emulate the critical success factors of Valencia and share them with residents of southern Klang Valley.

If one is avid followers of Gamuda Land, you should know Gamuda Land produced several award winning township developments in Klang valley, and they are:

Valencia Sungai Buloh

Kota Kemuning Shah Alam

We will not deviate so much on to talk so detail on these township. But we observed that these township share the following characteristics.

They are developments filled with lush landscape and gardens, beautiful lakes, equipped with private recreational club facilities, quality built homes, premium and secured gated and guarded community living, and some homes comes with golf course view.

Minus the golf course Jade Hills is what we consider similar suite of development.

Jade Hills Resort Club

The key attraction of Jade Hills it started 10 years ago was the Jade Hills Resort Club.

Some were taken aback by this majestic oriental themed Club house when it was introduced to the public. To our surprised it does stand the test of time, the fact that its design does gel with its lush green surrounding and the lake complements well with the overall frame. In all it still looked good despite it is already 10 years old.

We found this very interesting piece of information from the crafter of Jade Hills Resort Club. We like this phase a lot and we thought it is the essence of Jade Hills development. It is quite enlightening to hear the thought process of the architect.

“The modernist expression of the clubhouse then creates a precedent that sets a coherent architectural expression for the development

Whilst the expression is modern, the architectural references are traditional that sets the social precedent for the community”

Come to think about it, good architecture always able to stand the test of time. Now PROPCAFE readers, 10 years on, what is your take on Jade Hills Resort Club today.

Source:
http://gsdarchitect.com/articles-3/jade-hills-resort-clubhouse/

Jade Hill Resort Club facilities

The Club house is equipped with various facilities, first approximately 2,000 sqft gym comes with all that you need for all level of fitness requirement. It also features reading room and steam bath.

While it also has a Olympic length pool, wading pool, tennis court, basketball court, squash court, table tennis room, child play room, and it’s very own Jade Hill Resort Café.

The Jade Hills Resort Club has also recently added indoor badminton courts, to badminton nation like Malaysia, a right move we would say.

Membership to Jade Hills Resort club is provided to purchasers of landed homes of Jade Hills. Like any typical club membership, the membership is given free to spouse of the family and kids below 18 years old. The monthly subscription is approximately RM106 inclusive with GST.

We understand Jade Hills Resort Club also accepts term membership. If you are interested to find out more on the benefits as a member of Jade Hills Resort Club, please contact +607-87308866 ext.200/205 or email jhrc@gamudaland.com.my.

We walkthrough the facilities of Jade Hills Resort Club, we thought some of them do age a little and they are doing some upgrade and putting new coat of paints.

Cari Makan at Jade Hills

What the food options within Jade Hills? There is only a handful.

Apart from satay, Sungai Ramal food junction is a must go for those who like cari makan at night.

Source:
The Malaymailonline

So you want more food options, no problem… we will name a few more all these all within 10km drive from Jade Hills, google them …

Let’s see we have Satay Haji Samuri, yup this one started it here in Kajang, Rumah Makan Cibiuk Malaysia, Restoran Fei Chui, Restoran K V, Ten Hup Chee Cheong Fun, Restoran Lek Kee, Wong Kee BBQ, Old Man Restaurant, Milanese Italian Cuisine and Awet Thai Garden.

The township size, shape up and making of a township

The size of the whole township development is
338 acres
. To our books this is quite a sizeable township development, leaning towards midsize. We have seen 100-200 odd acres township development, those we could term it to a small scale one, while major townships may yield from > 500 acres.

The size of township development do sometimes correlates to distance to KLCC.

The further the land from KLCC, you may able to find a bigger scale township.

One critical factor is that undeveloped sizeable plots of lands are really rare in Klang Valley. A different story, if the land is situated far North, or far south of Klang Valley, as these areas are mostly undeveloped. This makes acquiring larger tract of lands for township development to be possible as land cost tends to be more affordable.

Second the bigger the size of the township the more developer has to do. A modern holistic township development may need plan in much more infrastructures such as new highway access, new access road, new primary and secondary schools, hospital, mosque, commercial office, shop lots and even a mall to attract potential purchasers and home owners.

We see this in township such as Setia Alam, Canal City (which consists of Rimbayu and Tropicana Aman), Eco Majestic and Eco Hills. Bigger township development needs to attract mass market home at the beginning to create awareness then when it matures, higher end segment will be eventually introduced. Some of these planned amenities take years to materialize, while some are still remained in planning stage.

Size

Size in Acres

Infras requirement

Small

100-200

Nil to Low

Medium

300-400

Low to Medium

Major

>500

Medium to High

Mega

>1000

Very High

Jade Hills township type and anaylsis

As a midsize township development within 30km from Kuala Lumpur, public infrastructure requirement for Jade Hills may not be as strenuous as when compare bigger township development, it has 1 planned international school, 2-3 tracts of commerce square, while the rest are high end landed homes. This is because it is surrounded by mature Klang Valley satellite town, such as Balakong, Seri Kembangan, Kajang, Sg Ramal and

Bangi.

All these older towns were well equipped with amenities as they are well populated and established many years ago.

Brand and product proposition and target audience of Jade Hills

If you look closely into development mix of Jade Hills it is >70% are made of up high end landed homes. The developer in a way is replicating it successful model at Valencia and Kota Kemuning to Jade Hills. So when you come to Jade Hills you will probably develop a similar familiar feeling you have experienced in upscale township developed by Gamuda Land. Gateless home, all year round air tight security, majestic home, wide internal road, thematic gardens, quaint lakes all these are the signature pieces of Gamuda Land township developments.

Very often a successful brand would be able to offer you the similar customer experience and this is what we thought what
Jade Hills is all about
.

Jade Hills 10 years before and after

When Jade Hills was first launched 10 years ago in 2007 to us there was really just high end homes with a resort club. Fast forward to today in 2017, we observed some notable milestones.

Commerce Village

The commerce village was launched back in 2012, it was the home of then Eaton International School. Then came a local groceries stalls 99 Speedmart and 7-11, French theme café,
Le Moon’s
 and the mamak makan place.

These were significant, as residents of Jade Hills can run groceries errand just 1-2km from their home, while for resident of Jadite suites, less than 300m apart.

To many outsiders, perhaps it is no big deal.

But to Jade Hills insiders we spoke to Jade Hills residents, this meant a lot. We were also told by local residents, most groceries offer by 99 Speedmart are cheaper than Tesco, Giant! Really? We need to confirm this further!!!!!

Nonetheless, we thought Gamuda could do more to the spice up the commercial activity of Commerce Village. Why? Read down further!

Eaton International School

Eaton International School
 started in 2013 occupying a row of shop lots in commerce village, then it moved to its very own building within Jade Hill last year in 2016. Eaton’s sister school is the Eaton School House that was founded in 2007 in Bukit Damansara, Kuala Lumpur. Eaton International School is a private school, we thought it complements well with Jade Hills township as well as adjacent high end home such as Country Heights Kajang.

Broadband ready

Can you imagine living in Klang Valley without home broadband? Yes, back in those day when Jade Hills was still new, even though VP was handed but there was no UNIFI, and some residents actually were made to wait some lengthy period of time to get UNIFI installed.

And those were the days, and we are told that now all Jade Hills homes are UNIFI ready, this is definitely a plus point. Without broadband PROPCAFE.NET pages cannot even be loaded quickly, ok this is not relevant to this review! These days a home is not a home without home fibre!

KVMRT Stadium Kajang, MRT shuttle service

KVMRT line 1 Sungai Buloh Kajang (SBK) Line has commenced it full service in October 2017.

Jade Hills is located approximately 5km to SBK34 Kajang Stadium MRT Station. Though not walking distance however the Jade Hills township has provided free shuttle service to the residents of Jade Hill to Kajang Stadium MRT Station, Hospital Kajang & McDonalds . Please scroll down for shuttle bus timing for pick up location and drop off points. Although it is 5km away, it is actually not too far away.

Mainly because getting out the traffic free Persiaran Jade Hills Utama is already 2km, while from the Silk Highway/Sungai Chua junction to Kajang Stadium is 3km away. So a good 10-15minutes car journey will bring you the Kajang Stadium MRT station and Kajang Town.

The shuttle bus stops at key areas in Kajang Town en route to Stadium Kajang MRT. Hence this will be added benefit to Jade Hills residents. As Jade Hills caters to multi generations living, housewives and retirees, or even teenage residents will likely to get the most of the shuttle service.

The McDonald’s stop is approximately 300m walk to Pasar Kajang, this helps the residents to commute to get their groceries. While the Hospital Kajang stop allows residents of Jade Hills to access to medical care when required.

Finally with Studium Kajang MRT at gateway to KVMRT network stations, you will be able to enjoy the ease of commuting to KL, the fuss free, greener way with public transportation

For updated time table and bus route, please refer to Jade Hills Sales Office for details.

Residence Management App and paperless communication

Home owners of Gamuda Lands are also able to download the Residence Management App for Andriod and IOS for property management and related affairs.

While this is not state of the art matters, but it shows that the ambition of of Gamuda Land to stay ahead, fulling the needs of modern consumers.

In the Residence Management App, you will be able to send feedback, lodge in visitors, book common facilities, obtain communications, notices from management/to residents, lodge alerts and etc. This is definitely a step ahead of various ad-hoc emails or unorganized chain of email that has minimal traceability record lodgments and follow-ups.

Future North Bound Access Road to Balakong

If you coming to Jade Hills via Persiaran Jade Hills, you will notice that at the main entrance roundabout where you see the Jade Hills signage, the road to leading 12 o’clock is direction presently close.

We received reliable information that the North Bound Access road will be open in end 2018. This access road will link the northern part of Jade Hills to Balakong and Cheras Selatan area. It will be a unique selling point in time to come for Jade Hills, as there will be an additional access in and out of Jade Hills.

Current launches at Jade Hills (Jan 2018)

First launched 10 years ago, Jade Hills is 65% developed today, with 80% of its launched units sold approximately 70% of the sold units are occupied.

Now at year 10 of the Jade Hills township development, these are the current launches at Jade Hills.

Hana Garden
 – 2 and 2.5 storey link semi-d 35x80ft and 3 storey link villas 24x85ft

Jadite Suites
 – Serviced apartment, ready to move-in 1,206 to 1,464 sqft serviced apartment

Jade Square
 – 2 and 3 Storey Shop Offices, 22x75ft & 37x75ft

The Lakes Link Bungalows
 – land area from 4,900 sqft built up from 4,211 sqft

The Lakes Bungalow
 – 2 and 2.5 storey, land area from 6,900seqft built up from 5,476 sqft

This review however will not cover these project in details but we promise to cover more especially Hana Garden 2-3 Link Semi-d and 3 storey link villa, as they are hotly previewed recently. The earlier launched Hana terrace which consists of 32 units of two-storey link villas were sold out!

Living inside Jade Hills

Instead since we are given the access of Jade Hills, let us share with you some of the insiders’ views of Jade Hills.

The reward and appreciation

In property investment especially township development we always advocate early bird catches worns, for Jade Hills there is no exception as well. The residential properties at Jade Hills for example do enjoy handsome capital appreciation, terraced homes that were launched in 2011 for RM766,000 were able to transaction at RM1,000,000 while semi-d that were launched in 2010 for RM1.3 million will be able to transaction at >RM1.6million. Not bad kan more than 25% capital appreciation.

Some units are exclusive with maximum privacy!

Because the development of Jade Hills spans approximately 338 acres some landed units are destined to be further away from Jade Hills entrance  due to Jade Hills adopts “One Entrance” concept for better security control and safety of the township

We take the landed units at The Garden Precinct as example it is roughly 1.5km from resident unit door step to the main guard house.

If your homes are at Evergreen Gardens precinct much better say at 800m from the main guard house.

With the thought of exclusivity and privacy of the Jade Hills owner as the utmost top priority, we notice that most landed units are located not near from exits and not visible to the outsiders from the entrance unlike other common gated and guarded development.

Jade Hills landed units do enjoy very quiet living ambience with practically no visible traffics near home, we would say it is very exclusive and private!

However, if you are a resident of Jadite Suite then it is not applicable as you are having practically 1-2km head start from Jade Hills landed homes, likewise 1-2km to reach home earlier.

Commerce Village

We saw some vacancies at Commerce Village, just a thought that Jade Hills with high income residents, potential retailers can take advantage of vacancies at Jade Hills Commerce Village and Jade Square. Retails such as modern café, coffee shop, manicure and pedicure, spa, bakeries, mixed rice shop, would attract shoppers and customers from the vicinity. For reference one can check out how Arcadia flourishes at Desa Park City.

With the planned opening of Northern Bound Road end 2018 perhaps will help spice up the commercial element in Commerce Village. This road will be potentially used by commuters to avoid toll road from SILK to Balakong, Cheras and KL area. Traffic flow are crucial for commercial development and the opening of Northern Bound Road may be able to help Jade Hills Commerce Village and Jade Square. Let’s see shall we.

Marketing resources

How many here really heard of Jade Hills. Heard of it is not enough. The key we thought, how many really have come in to Jade Hills to experience the lifestyle offered by this township. Compare to other developers marketing efforts by Gamuda Land as a whole is less viral. Say compare Gamuda Land properties with Eco World, SP Setia, Tropicana and Sunway, many have heard of them from various medium of marketing channels and communications. To such extend that the hype and excitement that would definitively create interests or generate curiosity to potential homebuyers to find out about a certain development project.

However that is not the case for Gamuda Land, the strong point of Gamuda Land product is end product delivery, we would say always exceed expectation. This was not really being shared extensively!

While we observed other bigger names developer may tend to under delivery product at VP and manage the buyers’ expectation with superior after sales customer service. While top marketing dollars being spent on dreamlike of property visualizations are often being showcased at presales stage.

However, reality is WHAT YOU GET will only be realized at VP.

Jade Hills is for everyone?

Maybe. Here’s why.

For the mass market ones –
 Jadite Suite

We did a roundup in Kajang, Sungai Chua, Sungai Long, Saujana Impiana. Jadite Suite is few notches ahead, there are just far too many apartments just didn’t make the cut, they are not even worth mentioning. Especially in the quality, facilities and maintenance aspects. Jadite Suite is definitely a wise choice for those looking for an upgrade of their apartment.

We liked what we saw, well people, let’s us check out this video and you will know what are we talking about.

For the affluent ones

Go for the landed if you can afford it. That’s our take.

A closer look into the profile of Jade Hills landed owners

They are mostly entrepreneurs, business owners, retirees, and then experience professionals. Why Jade Hills landed are the choice of these type of profiles, stay tuned we will share more with you more next time.

Earlier on we talked about, it is far from home to guard house exit. Come to think about it, these profiles often have very flexible office hours, hence travel time to work and obligation maybe secondary, no?

Those who have lots of car, landed homes are for you, check it out people.

Conclusion, now is the right time to buy?

Although 2017 marked the 10 year of the making for Jade Hills township however it is only 65% launched. The progress we first thought it was quite slow initially. But having seen Jade Hills starting from scratch to today where you see, a steady growth of residents, an international school, comprehensive residence management application, tried and tested all year round security, maturing trees and landcapres, the lakes, broadband ready, sparks of commercial zone and free shuttle service connection to MRT.

We can see things can only get better in time.

Jade Hills will be slated to be fully developed in 2025. As of now in 2017, it is just half way through.

If you are looking for a home, and upgrade in Kajang, do give some due consideration for Jade Hills, as it may give you a run for your money.

Now that you have heard the Jade Hills story, do you want to be part of Jade Hills story?

Do visit Jade Hills Gamuda Land Sales Gallery to find out more information:

Persiaran Jade Hills Utama,

Jade Hills, 43000 Kajang,

Selangor.

Tel: +603 8741 9890

GPS Coordinates: N 2° 59’ 34.836” E101° 45’ 24.408”

Google maps link:
https://goo.gl/maps/38JaaWyfGTR2

(Credits to original owner of the images perused on this review)

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PROPCAFE Review : Jadite Suite @ Jade Hills Kajang By Gamuda

The Return of The Jedi…….Jadite Suite of Jade Hills @ Kajang

In term of pricing… 361k to 500+k… half a Mil for a high rise at Kajang? .. oppss i mean Jade Hills

Although this one is at Jade Hills but totally not much connected to the “Jade Hills” other than sharing the same access to Jade Hills before the Guard house..

Jade Hill Location

Jade Hills Master Plan

Jadite Suites Concept & Development Plan

Jadite Suites Development Plan

Concept

Sitting on approximately on 5acres of freehold land and the total number of unit is 366 units which translate about 74 units/acres.

For me this considered low-medium densed.

Block A : 78 units (19 storeys)

Block B : 64 units (16 storeys)

Block C : 112 units (14 storeys)

Block D : 112 units (14 storeys)

Actual Site

Actual Site.
Behind Block A can see facing Setia Impian SMDs

As Jadite Suite will have their own facilities… at estimated 0.28psf for maintenance …for density wise this one is quite low with total 4 blocks should be around 200+ over. Current launch is only Block A and B.

Where Block A is all the smaller unit and also duplex and Block B with the larger one.

The 17th Floor height Block A has total of 78 units ( 16 units are duplex of 1012sf from $420k+) where the rest are the smallest unit of Type A 2 bedded 947sf from $362k+ onwards  and Type B 1345sf from $520k+ onwards. It is a rather low densed building where each floor has 4 & 6 units alternately due to the Duplex units!

Block B is a  20th floor height building where the first 4 floors are carpark and 16 floors of units. Each floor there are ONLY 4 units and in total is only 64 units. Most units of Block B are big unit where consist of  32 units of Type D 1356sf from $540k+ and 32 units of Type E 1216sf from $482k+ onwards.

Car Park is located at Block B. Block A owner need to walk a bit linked via a skybridge! Block B, C and D is sharing the common podium while A is isolated from it.

The Model

I believe block A has 2 level of retail units …

The commercial units 20+ shop lots nearby Jadite Suite (directly opposite).. already fully sold out.. and due to overwhelming demands for commercial ( not sure how they know “overwhelm response”) there will be another commercial phase nearby Jadite Suite.. some sort of townhall/ open air retails units like the concept of IOI boulevard or Sunway Giza.. for sales hearsay from $1.3m and above..and launching date still yet to be decided.

Notice the “Town Center” Tag

Okey dokie..the land opposite this Jadite Suite ..view from Block A, land on left will be a open air retail concept like IOI boulevard or Sunway Giza. View from Block A, land on right (in front of the word “Borderless” on above picture) is current shoplots underconstruction..

The 1st phase commercial shop lots

The 1st phase commercial shop lots

The 1st phase commercial shop lots

Not sure is true or not, but the Chilli Source , the international skool cannot wait.. so plan to rent the shoplots (not all shops) first to start operation till the skool is fully completed where will take approximately 2 years …

hearsay not only 1 internation skool….si boh… btw the intro fees 20k still on for Jadeian who introduce outsiders to buy one but not applicable to Jadite Suite..

so now u know who to look for incase you want to get one inside the real jade hills

Until now Jade Hills is around 50% developed and still have a long way to go..  and mostly the left over phase is the bungalow and only very minimum could be only 1 phase of SMDs. Having said that, this Jadite Suite is the one and only high rise at Jade Hills under Gamuda. It is a good thing because there won’t be anymore high rise increasing the density of Jade Hills or blocking any view  in the future.

The other thing one should take note that like I say earlier, the entrance of Jadite Suite is totally having a separate entrance thus still maintaining the exclusivity of current Jade Hills owners. When you are paying such an exclusive price for your home at Jade Hills, you would not want your enclave to be too “chap”  messy with the high rise residential unlike some other project where the developer build theie high rise “inside” the enclave itself.

One who reach Jade Hills to view the Jadite Suite show unit.. should take the opportunity for a ride to “inside” of the residential units…

it will bring you to another world where u will never expect it happening in Kajang. Most of the feedback was… like a resort or oversea feeling and very exclusive feeling…ask a free tour from the staff there.. and there more deligted to bring you for a tour

Actually this time Gamuda Land marketing and sales had improved a lot compared to last time..This time for Jadite Suite.. nice hard cover brochure is given and have show units to see .. surprised but I am disappointed that they did not build the showroom for the duplex. It does make sense because it is only 16 units so Gamuda is not much to worry about it being not sold out. As far as I know, Duplex design at this area is super rare species!

THis is the design of brochure cover page

Overview of what is on the deck

Layout For Blok A & B

Blok A Duplex

Blok A Type B

Blok A Type A

Blok B Type D

Blok B Type E

For the benefit of all the readers here…

This buidling is on Commercial Land so commercial title. There aint any retail units for this project. Below Blok A is management office, cafeteria, & laundry .

According to SA trolleys will be provided for the convenience of owners on Block A to move their grocery.

Facade wise… at first glance i thought it is a low cost apartment. Gamuda Land still lack in term of facade design. Nevertheless Gamuda Land still new in highrise I guess.

In term of layout, one thing I notice is this place not much meant for masak masak…it is more to western style looking at the kitchen size and seems like only dry kitchen.

I see no logic where Block A Tybe B 1345sf is from $0.52mil and Blok B type E 1216sf is from $482k…No brainer to select Blok B as car park is direct below and price is more or less the same and Blok B is all 4 units per floor.

That could be the reason why Blok A Type B ZERO sales

One thing to take note as you can see the pool is 2-tier pool .. and come with sand beach… multifuntion hall …quite unusual if talking about a normal condominium and not to mention a putting green!

The Green on the deck if Gamuda able to realise it.. I would say Gamuda does plan quite a substantial area for green for a highrise. According to SA the cost for landscaping is around 4 mil . So let see how it will turn out.

If you see properly, you can feel that the design of Jadite Suite is more for exclusivity, comfort and spaciousness. As oppose to the normal design of typical high rise where trying to squeeze tiny bedrooms into the unit as many as possible. Spacious rooms, hall,dryer area, no wet kitchen and duplex is the sign of Gamuda emphazing exclusivity,comfort, class and freedom .

Overall, the key unique selling point of this project are Medium density , nice Green, Exclusivity and quite Affordable price (from $385psf onwards).

The scale model

The Duplex ( Dual Key Entrance Concept)

Block A Duplex

Block A Duplex

Below are the few picture of the show unit ID. Enjoy

The Show Unit

Type A BR1

Type A MBR

Toilet

Laundry outside Balcony

Developer Information

Source from :
http://ehome.kpkt.gov.my

For detail reviews related to Jade Hills :

Jade Hills @ Kajang
 please click
here

Please feel free to leave any comment here or

For detail discussion, you are welcome to join us at our
forum.propcafe.net

Official Website of Jade Hills :
http://www.jadehills.com.my/

Show Gallery

Progress Updates

20th Dec 2014

16th Aug 2015

Jadite Suites @ Jade Hills – A truly a cut above the rest

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PROPCAFE™ News : First Jaya Grocer Johor Outlet in Sunway Citrine at Sunway Iskandar

Sunway Iskandar, 19 January 2018 – Sunway Iskandar announced a new hotspot for fresh food purveyors – the 20,000 sq ft Jaya Grocer in Sunway Citrine Hub today, the grocer’s maiden entry into Johor, and its 22nd outlet in Malaysia.

“We are delighted to join the first community that is being created here in Sunway Iskandar. Jaya Grocer at Sunway Citrine Hub will feature premium produce and imported food items from America, Europe and Australasia. We will also carry a range of organic produce and gluten-free food for the health conscious,” said Dato’ Fazley Yaakob, Brand Ambassador of Jaya Grocer.

“We are happy to welcome Jaya Grocer to Sunway Iskandar, which is another first for Johor. We look forward to Jaya Grocer’s premium offerings to delight our communities here,” said Gerard Soosay, Chief Executive Officer of Sunway Iskandar.

From left: Dr.Gerard Kho, Chief Marketing Officer, Property Development Division, Sunway Berhad, Mr.Liew Choon Chee, Store Manager of Jaya Grocer, Sunway Citrine Hub, Mr.Kevin Tan, Chief Operating Officer of Sunway Malls, Dato’ Fazley Yakoob, Celebrity Chef and Brand Ambassador of Jaya Grocer, Mr Daniel Teng, Operation Director of Jaya Grocer, Mr Teng Yew Huat, Founder of Jaya Grocer, Mr.Chan Hoi Choy, CEO of Sunway Malls, Mr.Tan Wee Bee, Deputy Managing Director, Property Development Division, Malaysia & International Projects, Sunway Berhad, Mr. Gerard Soosay, Chief Executive Officer of Sunway Iskandar and Mr Allan Tay, Assistant General Manager of Centre Management at the opening of the first Jaya Grocer outlet in Johor located at Sunway Citrine Hub, Sunway Iskandar.

To commemorate the launch, to the delight of the guests, Mr Tan Wee Bee, Deputy Managing Director, Property Development Divison, Malaysia & International Projects, Sunway Berhad, Mr Gerard Soosay, Chief Executive Officer, Sunway Iskandar Sdn Bhd, Mr Chan Hoi Choy, Chief Executive Officer of Sunway Malls, Mr Kevin Tan, Chief Operating Officer of Sunway Malls went on a shopping spree at Jaya Grocer for charity, and presented a total of seven trolleys of groceries worth RM888 each to selected beneficiary homes to help them celebrate the upcoming Chinese New Year.

CITRINE HUB FAST BECOMING THE HEARTBEAT OF LAKEVIEW PRECINCT

To-date, the 71,000 sq ft (net lettable area) Sunway Citrine Hub has signed up 24 tenants. Besides Jaya Grocer; Mr DIY, 7 Eleven, Awesome Brew, Heaven’s Door Bistro and Old Town White Coffee has also opened its doors in the retail and office development. Other outlets soon to greet visitors will be The Reunion Kitchen, Eyemates Optical, Alley Lab Coffee Roasters, VOID (a wine and tapas bar) and Morganfield’s.

Sunway Citrine Hub is part of the Citrine integrated development at Sunway Iskandar’s spectacular Lakeview Precinct. Besides the retail hub, the integrated development also features designer offices, and exclusive residences which overlook the 20-acre resplendent Emerald Lake Garden. Crafted to become a sustainable and eco-friendly landmark, Sunway Citrine Hub features natural lighting, and natural air ventilation as well as rainwater harvesting systems are just a few green features embracing this integrated development.

Sunway Citrine @ Sunway Iskandar

Currently, the development’s 167 units of Citrine Design Offices, with built-up areas from 743 to 1,991 sq ft has been 100% sold. The Citrine Residences, which features 328 units of servicedresidences with built-up areas from 626 to 1,528 sq ft is now complete and keys have been handed over to home owners last November.

Sunway Citrine Master Plan

The entire development is guarded by Sunway Iskandar’s private security force which includes PDRM-trained auxiliary police personnel. Within the compound of the development, there are a plenty of facilities for community enjoyment, such as a community centre.

Sunway Citrine Hub has excellent connectivity and is easily accessible via public transportation. The development is also the first to provide an infirmary service for its community. The development is equipped with ultra high speed fibre optic broadband, and is next to the Sunway International School, Sunway Iskandar and a mere 5km to the now open Coastal Highway Southern Link (CHSL). Sunway Iskandar will be operating Causeway Link bus services between Sunway Iskandar and Singapore from 1st February 2018. Apart from that, buyers will also be able to capitalise on the special Medini incentives* (No RPGT or restriction on foreign ownership).

A GEM OF A WEEKEND FOR THE FAMILY

The public is invited to experience for themselves the fresh vibrancy that Sunway Citrine Hub will bring to the Sunway Iskandar community over the weekend. From today to Sunday, visitors will be able to participate in non-stop activities all day at Sunway Citrine Hub. To win exciting prizes, visitors can participate in one of the three major games to be held in different sessions throughout the weekend – “Guess and Win from Jaya Grocer,” the “Master Chef @ Sunway Citrine Hub,” and the “Sunway Iskandar Treasure Hunt.”

“Guess and Win from Jaya Grocer” is a game where the participant would need to guess the bill amount of a trolley full of groceries, the closest guess will win. The “Master Chef @ Sunway Citrine Hub” competition sessions will pit five (5) teams of two (2) in a one-hour shop-and-cook a dish and will see ten (10) volunteers from the public pick the best gastronomic maestro to win grocery vouchers worth a total of RM10,000.

The senior management of Sunway Property and Sunway Malls with the students of Sunway International School, Sunway Iskandar at Sunway Citrine Hub.

The Sunway Iskandar Urban Treasure Hunt will be open to thirty (30) teams with two (2) to four (4) team members each. Winners will be able to grab Sunway Iskandar vouchers worth RM1,280, RM880 and RM480. Besides participating in the games, ardent shoppers should also be looking out for the 1 hour crazy sales which will be held across all three days. In addition, families will be able to enjoy the many activities at the Sunway Citrine Hub Bazaar which will feature Chinese New Year DIY workshops, a kid’s games arena with plush toy redemptions, outdoor movie and an inflatable playground.

For more information on Citrine Hub and the exciting activities this weekend, please visit
Sunway Iskandar facebook
or call 07-509 6575.

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PROPCAFE™ Review: Kiara Bay at Kepong By UEM Sunrise

Introduction

In 2010 the property merger ball started rolling with UEM Land Holding’s conditional takeover of Sunrise Bhd which will create Malaysia’s largest property company with a market capitalization of nearly RM10 billion and a 12,000-acre landbank (source click
UEM Sunrise Merging
).

UEM is the largest landowner in Iskandar Development Region and Sunrise brand name was synonym with condo development particularly in Mont Kiara. The merge was to create synergy as both entities have culture, landbank, expertise strengths where the merger should create 1+1=3.

Fast forward today, the property market conundrum has caused most of the property developers lost major chunk of company value and UEM Sunrise was not spared.

UEM Sunrise’s maiden project in Mont Kiara, The Pines was completed in 1993. Since then, they have completed many more projects and for long term sustainability of the company before they running out of land in Mont Kiara, they have to source for new landbank which can sustain their company for next 15-20 years.

In 2018, UEM Sunrise has acquired 72.73 acres (29.14ha) of leasehold land near a lake garden in Kepong to undertake a mixed commercial development, with an estimated gross development value (GDV) of RM15 billion (Source
Kiara Bay News
). The land was acquired with purchase consideration of RM279.3millions.

UEM Sunrise intends to replica the success of Mont Kiara in this development and aptly name the whole development Kiara Bay.

Location and Accessibility

A bit overview of the land. MLM entered into privatization with the DBKL Datuk Bandar to be developed into mixed residential and commercial development. To unlock the potential of the land, MLM has approached UEM Sunrise for strategic partnership to develop the land. The structure of the proposal is as follows.

Overall Structure of the Proposal

SPA between MLM and Datuk Bandar for the acquisition of the said parcels for a purchase consideration of RM416.4millions where for consideration of 500.001 shares in MLM, UEM Sunrise shall pay the subscription with RM279.3millions.

Back to Kiara Bay, the said parcels located off from MRR2 approximately 13km North West of Kuala Lumpur City Centre. Via MRR2 => Jalan Kuching => Jalan Tun Razak, Kiara Bay is approximately 15km away from KLCC.

Kiara Bay to KLCC

The parcels are occupied by mostly longhouse residents who are progressively to the Project Perumahan Rakyat Seri Aman located adjacent to the said parcels. The 1030 units low medium cost PPR Seri Aman was built by MLM as part of the condition for the acquisition of the land.

Kiara Bay Location

Located off MRR2. There will two accesses via MRR2 new interchanges as well as linkage to Jalan Kepong.

Kiara Bay Interchange Location

From direction of Batu Caves and Kuala Lumpur, you may enter and exit Kiara Bay using Interchange 1 and 2. From direction of Damansara, you can exit Kiara Bay via both interchanges however for entrance, you only can use Interchange 1.

This is probably due to the lesser traffic expected from Damansara direction into Kiara Bay compared to Batu Caves and KL Direction. Also do note that Interchange 1 comes with traffic light and when the township has mature with more traffic, the traffic congestion will heavy traffic outbound from Kiara Bay to KL direction or from Damansara inbound to Kiara Bay.

The Interchange 1 and 2 from scale model

As part of the development order, the first interchange will be completed within 18 months from the first launch of the proposed development while the second interchange will be completed in 2027. This ensure post VP of first launch, the move in residents will have ready access to MRR2 via the interchange.

On top of existing access via Jalan Benteng Utara, there will additional access via new proposed road from Jalan Kepong to Kiara Bay which targeted to be completed in this year by DBKL. Via this new high link, residents can have access to Jinjang MRT Station which is easily 2km away.

It is definitely not a walking distance whether covered or not but the residents will able to access MRT SSP line which will bring them to KL Downtown.

Getting around from Kiara Bay

Kiara Bay will take easily 10-15 years before the massive township is coming to maturity cycle. Nevertheless thanks to new built link, access to amenities is 2km away. Medical Centre, Commercial shoplots, banks, school, shopping malls all are short driving distance within Kepong.

Amenities Around Kiara Bay

Masterplan

Kiara Bay is located at Jalan Benteng Utara, approximately 15km away from KLCC and 500mtr away from Kepong Metropolitan Park. Kiara Bay is massive development consists of mixed residential and commercial development. However there wouldn’t be any landed property available for sale.

With plot ratio of 1:6, the developer could develop up to 19millions sqft of sellable space with expectation of RM15billions GDV.

The lands come in two precincts, West and East precinct. The West precinct is named The Walk@ Kiara Bay and will have waterfront promenade, retail, mall, recreation, residential, office tower and hotel.

Inspired by Eco Living, Kiara Bay is built on an urban livability concept which boasts feature, amenities and facilities designed to serve the lifestyle needs of its residents and in same time encouraging social cohesion and human interaction.

There’s linear garden “The Greenway” and Urban farming “The Harvest” to promote the eco living.

Artist Impression of the Kiara Bay Masterplan

One of the main highlights is the majestic Kepong Metropolitan Park which is favorite spot for recreation. The frontage will be converted to promenade.

Kepong Metropolitan Park

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Scale Model for The Walk@ Kiara Bay

The developer is promoting wellness, community and education hub at East precinct where it named the Village@ Kiara Bay.

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Scale Model for The Village@ Kiara Bay

Check out the Kiara Bay video by click
Kiara Bay
.

Investment Opportunity

Kiara Bay is an ambitious project from reputable developer, UEM Sunrise. However no matter what’s the brand now, the fact is Malaysia Property Market is in conundrum and virtually in every segment, there are glut and property overhang  from commercial shoplots, retails, offices and residential.

As investors, you need to perform more due diligence rather than simple micro view on the development itself. You need to be well-verse in Malaysia and World Economy and how it will impact us, government policy and taxation, the market past, present and future supply of property, current and future infrastructure, median price of property in the neighborhood, population demographic, amenities, current issues such as flood and many more.

In short, if you are making money during 2008/9-2012, it will take more than just a luck to make any money from property market. This is evidence as investors have been shying away from property investment for past few years and PROPCAFE
TM
 expects the trend to be remain the same for next few years unless some policies being revised.

There are several factors that work against Kiara Bay. First is the leasehold status of the land. For many of us, surrounded by abundant of freehold land, why settle for leasehold land? Furthermore by the time 15 years where the township is fully mature, the lease may left 80+ years for earlier phases.

The distance from KLCC is approximately 15km away from KLCC. While the distance is not the biggest concern, the traffic along MRR2 is notoriously for heavy particularly the stretch to Batu Caves roundabout. Once you exit the roundabout it will be almost bumper to bumper traffic towards KLCC. Without any viable direct connection to highway, this may deter many home buyers to consider Kiara Bay as option.

The queue from Jalan Kuching towards Batu Caves roundabout can be nightmare and with JL99 project just located at the corner of the Batu Caves roundabout, the traffic will only turn from bad to worse.

This comes to the third factor where being a brand new township, at the moment there is nothing much around Kiara Bay. The Developer needs to build the infrastructure, amenities, and employment opportunities from scratch. For employment prospect, Kepong and Sungai Buloh have few industrial parks however for high income employment, the residents need to travel to KL Downtown, Damansara and Petaling Jaya.

In short, there is not much of incentive for house buyers to be first mover. The access to public transport is quite far away, nearest which is MRT station which is more than 2km away.

Before PROPCAFE
TM
 forget, there is Double HTC between The Walk and The Village. Have you ever wonder how’s the HTC looks like? Check out the image from google map below.

Double HTC along MRR2 and next to PPA1M

Summary

Kiara Bay is one of the largest township within Klang Valley where the township is focused on mixed high rise residential and commercial. UEM Sunrise may soon exhaust their landbank in Mont Kiara very soon and for long term sustainability of the company, they need to find a new landbank for continue development.

Towards end of last year, UEM Sunrise has launched the first phase, Residensi AVA which consists of 870 units spread over 2 blocks of 41 storeys each. Read on for PROPCAFE
TM
 review part 2. Stay tune!

From,

PROPCAFE
TM
 Intern

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PROPCAFE™ Review : KL Gateway Suites@ Bangsar South by Suez Capital

Introduction

Property development is probably one of the most easy entry businesses with high profit margin in Malaysia where if you are market watchers (just like Propcafe) you will notice that developers are coming from every background that you can imagine. From plastic manufacturer (Mahsing), garment manufacturer (WingTai and YongTai), electrical appliance manufacturer (I-Berhad), carpark operator (SCP), water pipe manufacturer (JAKS) etc. The notion is if you own land or secure a JV with landowner, you are good to go to develop a land.

However, it is not always bed of roses. Aside of land, companies that venture into any property development must have the right expertise, knowledge, partners and credibility (source:
https://www.pressreader.com/malaysia/new-straits-times/20170814/282359744814264
). Some companies have transformed themselves such as Mahsing where the profit from property development division had overtaken their plastic manufacturers by few folds. However there plenty of struggle for example the recent case such as JAKS versus STAR where JAKS has been struggling to complete and deliver their contractual obligation.

Aside of developing empty piece of land, developers are venturing into more adventurous project such as re-development. The successful one such as redevelopment of formerly known as Bukit Bintang Girl School and today is more well known as Pavilion Bukit Bintang. Similarly EcoWorld is currently undertaking redevelopment of 20 acre Pudu Jail which known as Bukit Bintang City Centre (BBCC).

Another redevelopment project, KL Gateway sits on what formerly known as Kerinchi Flat. To recap way back in 2010, an overwhelming majority 369 families had voted Suez Capital for the redevelopment of 4 decades old 4 storeys flat that used to house 473 families. To the Propcafe memory, this was probably the first “collective enbloc owners sale” in Malaysia.

In exchange of the land, each family entitled of 3 bedroom 2 bathroom 900sqft apartment that comes with one carpark. The apartment comes with kitchen cabinet and dryer. Each family was temporary placed in PPR Kerinchi until the apartment completed and each family received RM5,000 moving out and RM8,000 moving in incentive. The apartment is aptly named as Kerinchi Residences to remember the legacy of 40 years old Kerinchi Flat.

https://www.thestar.com.my/news/community/2014/08/26/coming-up-on-schedule-exkerinchi-flats-residents-glad-they-accepted-deal-on-new-apartments/

The legacy flat which built in 1970 that was worth RM50K currently worth whopping of RM500K! This was the value creation by developer to the original stakeholder.  What did Suez Capital built on the piece of land? What is the final phase of KL Gateway? Read on.

Master plan of KL Gateway

The integrated development KL Gateway with GDV of RM1.6billion sits on 7.71acre leasehold land and consists of 4 components – retails, office, central park and residential forming Transit Oriented Development (TOD) with KL Gateway LRT station (Formerly known as University LRT Station).

Retail – KL Gateway Mall with 300,000NLA which is suffice to serve the needs of neighbourhood without the need to wading the traffic.

Besides South Korean fashion retailer The Twee, which will debut its first flagship store in South East Asia in the mall, He’s Dawan and Tovista — both Malaysian brands, will also make their debuts at KL Gateway Mall.

Among the other tenants secured for the mall are Village Grocer, Yamazaki Bakery, Doutor Coffee, H&M, Home’s Harmony, Mr DIY, Yubiso, Daiso, Times Bookstore and Cotton On.

Source:
https://www.edgeprop.my/content/1080022/kl-gateway-mall-targets-full-tenancy-3q2017

Central park

Two blocks of Grade-A corporate office towers

KL Gateway Residences with two 38-storey buildings with a total of 714 units. Unit size ranging from 500sqft to 1098sqft. The unit layout from 1, 2 and 2+1 bedrooms.

KL Gateway Premium with two 38-storey buildings with a total of 466 units. Unit size ranging from 1143qft (2+1 bedrooms) to 1449sqft (3+1 bedrooms). The main selling point is the each unit comes with private lift lobby concept for privacy purpose.

Upcoming launch one block of KL Gateway Suites on 0.5 acres which was used to be sales gallery located.

In this review, we only will covers the KL Gateway Suites

Accessibility and Location

The accessibility and location of the Bangsar South has been widely covered in Propcafe previous review. Click the link below

https://propcafe.net/bangsar-south/

https://propcafe.net/southlink-bangsar-south-by-uoa/

In nutshell, integrated Kl Gateway development located at the mouth of Bangsar South which easily accessible from Federal Highway from both Petaling Jaya and Kuala Lumpur direction. KL Gateway Suites located at the ex-sales gallery.

KL Gateway Masterplan

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Scale Model of KL Gateway Masterplan

In the future KL Gateway will have additional access via Setiawangsa Pantai Expressway. The ingress and egress is located in between KL Gateway and Southview.

KL Gateway Suites Façade and Concept

Similar to the Gateway Premium, a modern glassy façade is adopted for the 35 storeys buidling. Unlike KL Gateway premium utilizing the balcony to create the wavy effect on the exterior, KL Gateway Suites is glassy throughout  from floor to ceiling and punctuated by airwell between some units.

Artist Impression of KL Gateway Suites

KL Gateway Suites located on 0.53acres leasehold land. Consists of 249 units 2, 2+1 and 3 bedrooms layout configuration, the size ranging from 729sqft to 1098sqft. Clearly Suez Capital has differentiated KL Gateway (KLGW) Suites from Premium. Premium is designed with family setup such as wet and dry kitchen and private lift lobby for extra privacy.  Where else for KLGW Suites, the layout is more compact and typical 10 units/floor are sharing common 3 passengers +1 service lifts.  The unit ratio is about 80 units/lift.

From Ground to Level 6 are carpark level, Level 7 and 35 are the facilities deck and standard units are located from level 8 to 34.

Unit Layout and Finishing

There are standard 10 units in each floor and each unit is unique layout. It also means that if you want certain facing, you need to choose among those layouts. It also means that each layout is quite “limited” as each layout only has 25 units (from level 8 to 32th).

Layout Type

Configuration

Size, sqft

Facing

A

3 bedrooms

1098

North/ MidValley

B

2 + 1 bedrooms

829

West/ Gateway Office

C1

2 bedrooms

870

East/ SouthView

C2

2 bedrooms

823

East/ Southview

C3

2 bedrooms

822

North/ Menara Telecom

C4

2 bedrooms

816

North// Menara Telecom

C5

2 bedrooms

781

West/ Gateway Office

C6

2 bedrooms

777

South/ Gateway Premium

C7

2 bedrooms

754

South/ Gateway Premium

C8

2 bedrooms

729

South/ Gateway Premium

KL Gateway Suites: Floorplan and Facing Direction

In general all direction will be blocked by either KLGW Corporate Office and Premium Residences and SouthView. The only direction which is not blocked with North however you need to bear with perpetual Federal Highway noise. Propcafe wonders the developer will provide double glazed window to minimize the noise? Or should the interested buyers request for it?

As mentioned earlier, if you like to buy North direction, you need to choose from either type A, C3 or C4. Naturally developer has place the biggest size, type A on the best facing of this development which is facing unobstructed MidValley view.

All 3 bedrooms in type A are afforded natural sunlight and view however round façade is not a efficient layout and owners will have furniture placement in the future. For such compact design, in Propcafe humble opinion round façade is a No No. Obviously the long corridor is slight a waste of space.

Type A layout

What Propcafe likes about type B is the enclosed kitchen which can be converted to asian kitchen I.e. used as taichow. Propcafe also like the fact of spacious yard/utility space and short corridor leading to 2 bedrooms. Both bedrooms seems to be able to fit minimum Queen size be quite comfortably. With size of 829sqft it seems catered to couple or young family.

Type B layout

C2~C4 layout are quite similar and not exactly impress Propcafe with one of the bedrooms are facing airwell. Propcafe feels that at upmarket such as KLGW Suites is in, the layout is very important and all bedrooms should have natural sunlight.

Type C2~C4 layout

However what caught Propcafe’s eyes are type C6. With size of 777sqft, developer has squeezed in 2 bedrooms and the size is decent to fit minimum queen size bed. Not only that being corner units, both bedrooms have natural sunlight. The master bathroom also have window which important for natural ventilation. The kitchen seems to decent size for proper cooking.

Type C6 layout

Despite type C8 is the smallest with 729sqft, the kitchen is way too small and probably a pantry is more appropriate term for type C8.

Type C8 layout

Each unit will be provided with aircon on living and bedrooms, fully fitted kithen comes with hood, hob and built in oven, washer/dryer in yard and built in type water heater in bathroom. Quite a decent partly furnish I must say. The bathrooms fittings will be from Villeroy and Boch where the bedroom flooring will be from hardwood. Propcafe must say it’s quite a premium finishes.

Facilities and Freebies

Despite the land size of 0,5 acres, developer has managed to provide quite an impressive list of facilties. On level 7
th
, there are wading pool, playground, indoor multipurpose hall which can be converted as half basketball or badminton court and futsal court.

Level 7 facilities

Where else on highest level at 35
th
, KLGW Suites has swimming pool facing North and Midvalley, Gym and Sauna Room. In Propafe opinion, the facilities fitted are quite decent and adequate for 249 units given that land size is only 0.53acres.

Level 35th Facilities

Pricing

Now comes the interesting part. The nett price starting around RM850psf (depending on the level, facing, carpark etc) and comes with attractive rebates. Some of the lower units type C6~C8 are significantly cheaper however it seems the units do not come with the carpark. Do check with salesperson and the information was quite outdated and developer may already update the package.

Conclusion

Propcafe thinks the location is decent and Bangsar South is quite a premium location, sandwiched in between KL and PJ. The area is also easily accessible via highway and LRT. Propcafe visited the KL Gateway Residences and came out unimpressed. The corridor looks like medium cost apartment and interior unit is quite roughly finished. Propcafe feels it is a rush job and hopefully they will do a proper job to handover KLGW Premium to give some confident for KLGW Suites potential suitors.

Happy Investing Folks!

Note

some information are courtesy of marketing material presentation from Tower Realty.

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PROPCAFE™ News : Kuala Lumpur the fourth least expensive city to build in Asia

Kuala Lumpur is the fourth least expensive city in Asia to build in
, according to the
International Construction Costs 2018
 report published by Arcadis which details and ranks the relative cost of construction in 50 of the world’s major cities. In last year’s annual report from the leading global Design & Consultancy firm for natural and built assets, the Malaysian capital was the second cheapest.

twentyfive.7 by Gamuda Land Show Unit

Hong Kong is the most expensive city in Asia, followed by Macau and Singapore. Overall, San Francisco, New York and Hong Kong were the top three most expensive cities in which to build in the world. The relative strength of the U.S. dollar is a key factor influencing the positioning of cities in the index this year. The strong dollar places North American cities higher in the index compared to markets where the domestic currency is relatively weaker.

FORECAST CONSTRUCTION INDUSTRY VALUE, REAL GROWTH 2018. % YEAR ON YEAR CHANGE

The report is published against the backdrop of a growing global economy in 2018. Following a stronger-than-expected 2017, countries around the world are experiencing an upturn, and this robust economic performance will accelerate the demand for construction around the world. China’s One Belt, One Road project is also contributing significantly to global construction demand, with over $900 billion of planned projects, from gas pipelines in Central Asia to high-speed railways in Indonesia.

The Asian cities ranking in Arcadis’ International Construction Costs Index are below:

Asian cities ranking in Arcadis’ International Construction Costs Index

Kuala Lumpur ranks least expensive among Southeast Asian cities, below Singapore, Brunei, Manila, Jakarta, Bangkok and Ho Chi Minh

With a new government, status of marque developments in KL is unknown

Country Head, Malaysia, commented:
“As Malaysia enters a new political era, we encourage the government to consider how digitalization can boost the economy by improving productivity in the construction sector, which remains one of the least digitalized. Moving forward, we urge the industry to embrace technological advances to keep in step with the rest of the region.”

Which cities are most expensive for construction
?

The relative strength of the U.S. dollar is a key factor influencing the positioning of cities in the index this year. The strong dollar places North American cities higher in the index compared to markets where the domestic currency is relatively weaker against the greenback.

This year we expanded the cities featured in our construction cost comparison to provide a spread of key construction markets around the world. New to the comparison are eight cities in the United States and Toronto in Canada, representing six of the top 10 cities. Australia’s Brisbane and Sydney have also been added, along with three cities in India – quoted from Arcadis

INTERNATIONAL CONSTRUCTION COST COMPARISON, LOCATION FACTOR INDEX <Source : www.arcadis.com>

The full report can be downloaded
here
.

-Ends-

Methodology

The comparative cost assessment of 50 cities is based on a survey of constructions costs undertaken

by Arcadis covering 13 building types. Costs are representative of the local specification used to meet

market needs. The building solutions adopted in each location are broadly similar and, as a result, the

cost differential reported represents differences in specification as well as the cost of labor and

materials. Construction costs are current as of Q4 2017.

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