PROPCAFE Review: Laurel Residence @ Bangsar South By UOA

INTRODUCTION OF BANGSAR SOUTH

Background

Ask a local person born and bred in Klang Valley, they wouldn’t relate Bangsar South as a part of Bangsar. It was an area filled with squatters with minimal road access until YTL Land came in to develop Pantai Hillpark in the early 1990s. Subsequently, UOA unveiled the Bangsar South Masterplan in the 2000s and transformed the area to what everyone now knows as Bangsar South.

Photo of Bangsar South in the 1990s obtained from Ho Chin Soon research

In this review, we will not cover the location, accessibility, infrastructure, surrounding amenities, as it has been covered in our previous overview of Bangsar South in
https://propcafe.net/bangsar-south/
. It is recommended that you read the Bangsar South overview review in conjunction with this review.

Bangsar South vs Other Integrated Developments

Integrated developments combining Retail, Office and Residential elements have been a key strategy for property developers to unlock value from their undeveloped land and create perceived or actual value to better monetise their land cost. Following the success of the successful integrated developments of KL Sentral (MRCB Land), Mid Valley City (IGB Group) and Bangsar South (UOA), the more recent new launches of integrated developments are by no means cheap. Recent examples (excluding ultra-premium iconic developments such as TRX and KL118) are as follows:

Laurel Residence covered under this review is priced from RM715psf and is competitively priced, given the maturity of Bangsar South, relative to other integrated developments outline above.

As an integrated development, UOA has connected the various components in Bangsar South well via the various link bridges between the LRT, offices, retail and residential (proposed) components where possible. This improves the integration and walkability of the living and working community in Bangsar South.

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Offices in Bangsar South

Bangsar South is recognised as an IT Hub with over 11 million sq ft of office space and its offices are accredited with MSC status which enables eligible companies to obtain tax incentives with MDEC. As at Q2, 2021, the offices in Bangsar South boasts a healthy average occupancy rate of 91%, outperforming Mid Valley and KLCBD at 78.5% and 67.3% respectively. Note that the occupancy rates were steady and remained healthy throughout the COVID-19 pandemic.

However, its average rental rates are the lowest relative to its peers at RM5.44psf. Nonetheless, if you are looking the offices’ spillover effect to the residential components of the residential and retail components, the occupancy rate is the most important pull factor in bringing more human traffic and economic activity into the integrated development.

Source: Office occupancy rates from The Edge Property

Source: Average rental rates from The Edge Property

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PROPERTY REVIEW – LAUREL RESIDENCE

Location and Road Access

Sharing the same driveway as Camelia Serviced Suites and Goodwood Residence, UOA has unveiled their next residential development in Bangsar South –

Laurel Residence. UOA intends to develop the 2.1 acre leasehold land, into 2 blocks of 47-storey towers with 630 units per block (1,260 units total) of serviced apartments.

Laurel Residence is located behind Nexus and is sandwiched between Goodwood Residence and an undetermined future development. Similar to Goodwood Residence, UOA has included another entrance/exit in Jalan Pantai Permai as an alternate route to ease traffic concerns into/out of Laurel Residence. The Bukit Gasing forest reserve is also accessible via Jalan Pantai Permai within 800m of alternate entance. While this is a convenience to residents, it will also increase the maintenance cost of the development as additional CCTV, security guards etc are required to be positioned in this alternate entrance.

Main entrance driveway to Laurel

Jalan Pantai Permai

The land have been clear and piling works have started in the site

Boundary line with the next door development, Goodwood Residence

Distance to LRT Stations

Laurel being located behind Nexus may provide more privacy and less noise as compared to Novum, Southlink, Southview and KL gateway (“Jalan Kerinchi Kiri 2 properties”) as it is further from Federal highway and SPE. However, it is further from the LRT station.

Station

Distance

Remarks

LRT Kerinchi

1.2km (18 mins walking distance)

Predominantly covered via the link bridges throughout Bangsar South

LRT Universiti

900m (12 mins walking distance)

Along Jalan Kerinchi main road (not well covered)

This is generally further than the generally acceptable walking time of approximately 10 mins (+/- 750m) under our Malaysian hot and humid climate. Hence, individuals requiring LRT access may prefer to reside in the Jalan Kerinchi 2 properties compared to Laurel.

It is rumoured that the highly speculative MRT3 alignment will have a “Pantai Permai station” which may share the same road as Laurel’s alternate entrance. IF realised, this station will potentially be the most convenient train station for the development but will take many years before it takes form and becomes operational.

Common Facilities

Ground floor facilities plan

Level 5 facilities plan

UOA has improved tremendously in its common facilities offering; boasting an elaborate grand lobby and alcove that greets its residence as they return. The design is an improved USP relative to the medium to smaller residential projects segment in Bangsar South like Southlink, Novum and KL gateway, whereby the lobby is not overlooking the entrance, unimpressive and doesn’t incite a “premium impression” to the development.

Design-wise, Laurel is an improvement from its predecessor (Southlink) as:

It is built on a north-south orientation so that the units don’t have to face the scorching hot Malaysian sun into the unit in the evening.

It is built with 2 blocks and follows a “box design” with the lift core in the middle. This allows for better privacy between units (reduced units/floor and no adjacent units) and improves natural lighting and ventilation (with reduced echo and noise) in the unit corridor.

Laurel’s units-to-lifts ratio is very generous at an average 90 units per lift and has a good speed at 4m/second. For each block, there are a total of 7 lifts (3 (high zone) + 3 (low zone) + 1 (service lift)) serving 630 units.

As a pure-play residential development, the demographics appeal for Laurel will be more for young families as a first home while mixed-developments with a retail component would appeal to bachelors or couples seeking conveniences.

Typical Floor Plan, Unit Size and Layout

All units are segregated with a void area (semi-D style) with the exception of the smallest unit (Type A 495sq ft 1+1). This “semi-D style” design is a great advantage for the type B and C units (2 bedrooms) relative to type A in terms of unit ventilation for the 2
nd
 bedroom and bathroom and (slightly) better natural lighting into the unit. For an approximate price difference of 35k (between type A and B) and 65k (between type A and C), the 2bedrooms has better value relative to the 1+1.

For all corner units and selected intermediate units for certain floors, the unit comes with an accessory parcel for storage (ranging between 32sqft and 44 sqft – priced into the selling price of the unit) in the core of the block. For own-stayers, this space will enable adequate room for storage of bicycles and other bulky belongings. However, for investors, this space may not command extra rental premium from tenants and would also be subjected to additional maintenance fees as it’ll be factored into the share unit calculation for accessory parcels to the unit.

For all windows facing north and south (facade view), UOA has provided decent window size/height. However, for windows facing inwards/sides (including the corner units or studio portion of the dual key), single panel windows are given and are shorter in height.

All units come with 1 floating car park lot, regardless of its size. Despite type D (dual key 903sq ft) being almost double in size (and price) relative to type A, buying 2 type A units will entitle you the use of 2 floating car parks with the similar “dual key” functionality of 2 type A units, with the extra flexibility to liquidate them separately in the future.

Partial Furnishing

UOA has improved in its provision of fittings by giving full top and bottom kitchen cabinets (for Southlink, only a portion of the top cabinets were included). Also, the floor tiles included are textured and the balcony railings are matte black which gives a more premium feel to the unit. UOA has also provided free aircon for all rooms and living room, boiler type water heater and decently finished toilet (with marble-like vanity top and a small shower screen).

Wardrobe design that comes with the unit

Design for balcony railing

The latest Scaled Model of Laurel

Overall Supply of Laurel and Residential Units in Bangsar South

Over the past decade, Bangsar South has 8,057 new residential units (including Laurel). Majority of these supplies are 1 bedroom and 2 bedrooms, the actual percentages of this segment is actually higher as most of the dual key layouts (categorised as 2+1 bedroom or 3 bedrooms) will be used/rented as a studio and 2bedroom separately. And most of the layouts in Laurel needs to compete with the most common supply types within Bangsar South.

Goodwood Residence is the next development expected to be completed in 2022. Take note that there are no new launches since Goodwood was launched in end 2018 until 3 years later for Laurel Residence. In our view, this is a good period of time for the market to absorb the yearly back-to-back new supply in residential blocks since 2016 to 2022 (7 years in a row).

Future Supply of Residential and Commercial developments in Bangsar South

PRICING AND OVERALL CONCLUSION

For early birds, UOA has priced the project attractively as low as 715psf for the lowest floor, with an average price escalation of rm500 (gross) per floor. This pricing is very attractive as it results in an overall low absolute pricing of rm352k 1+1 bedroom (495sq ft) and rm420k 2bedroom (590sq ft) for a partially furnished unit in Bangsar South proper.

This is great for young professionals, looking for a starter home and wanting conveniences around within KL or for investments to the catchment of residents who works in the companies within Bangsar South or those within the LRT Kelana Jaya line. The project however, doesn’t come with HOC as the APDL is not expected to be obtained until end of the year which coincides with the expiry of the HOC (unless the government extends the HOC further).

Design wise, it is a tremendous improvement from its predecessors in Bangsar South in the similar segments in terms of facilities and privacy as a pure-play residence development. However, the rental liquidity of Laurel may be underperform those in Jalan Kerinchi 2 due to its longer distance from the LRT Stations. Further, there may be potential risks that the future developments will further increase the competition from a rental and subsale perspective in the future. Also, its maintenance fees is higher at 33sen psf (including sinking fund) relative to UOA’s predecessor developments in Bangsar South, though reasonably estimated due to the improvement in common facilities.

There is no perfect property in the market as there will be pros and cons. Nonetheless, the overall value proposition for Laurel Residence from a Bangsar South perspective and from an integrated development fee perspective is attractive in terms of the price relative to the location.

Happy investing folks!

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PROPCAFE™ Review: Par 3 @ IOI Resort City By IOI Properties

PROPCAFE has covered many IOI PROPERTIES projects over the years but this time PROPCAFE needs to complete the mission to figure out more on the
Premium
 behind the latest IOI’s Signature Homes –
Par 3
.

This
 SIGNATURE
 series, which is categorised as the most
Premium
 series in IOI products, offers 207 units of Condominiums and 18 units of Condo Villa on 2.89 acres freehold land in IOI Resort City.

Keeping abreast with latest market trend where products are categorised by series to have distinctive differentiation, IOI has come out with 3 product series- Classic, Vogue and Signature. Some of the examples are as follow:

Series

Property

Description

Township

IOI Classic

Evira – 2S terrace house

22’ X 75’

Warisan Puteri

IOI Vogue

Avens – 2S terrace house

22’ X 75’

16 Sierra

Avista – 2S terrace house

22’ X 75’

Warisan Puteri

IOI Signature

Dumalis – 2S & 3S superlink

24’ X80’

16 Sierra

Sierra 6 – 2S & 3S superlink

27’ X 73’

16 Sierra

Par 3 Condo IOI Resort City Dining Area

The product is differentiated by concept, quality of materials such as sanitary fittings and tiles, ceiling heights, sizes of land and built up etc. For example, Evira is the first phase of Warisan Puteri and falls under Classic Series by IOI Properties.

The built up is spacious from 2,121 sqft (Refer to link
here
 ) however the architectural is slightly inferior compared to other series. For example, a noticeably beam across the living & dining area at ground floor and no double volume in family area at first floor.

Where else compared to Avista, the ceiling at ground floor is clean line without any obstruction and a humongous 20ft of ceiling height at family area at first floor. It is not surprising as Evira is a bread and butter product offering by IOI Properties.

Product like Sierra 6, the signature series oozing premium such as super wide terrace link 27’ with built up from 2,798sqft.  The superlink terrace house also offers same concept, large windows and high ceiling to enhance natural sunlight and ventilation.

Not only that, solar hot water system is installed to reduce electricity consumption for bathing and washing usage.

With this, Par 3 @ IOI Resort City is the latest premium product offered by IOI Properties under Signature Series.

Par 3 – Premium x 3?

PROPCAFE made a deep dive into Par3 to understand the
Premium
 attached to this residential titled (rare nowadays!) SIGNATURE homes. What so luxury on this SIGNATURE homes?

Interestingly, IOI Properties did pay attention to details on this project! Based on master plan of IOI Resort City, Par 3’s location is definitely one of the best. It is the nearest (400 meter away) high-rise to the IOI City Mall in the entire IOI Resort City so far.

What’s more? It also comes with the lowest density and absolute number of units compared to others. The best is, both sides of the building enjoy fantastic golf course view! It does not end here, more additional “premium” has been discovered in Par 3 and will be shared in this article.

The project plan of Par 3 shows IOI Properties did not compromise the commitment on Signature series. Instead of squeezing in another block of condominium, 18 luxury condo villa are offered to the buyers.

It is rare in current market offering due to relatively thin profit margin. PROPCAFE witnessed developer turned bungalow lot/parcel into condominium, not to say such reasonably size of land with great views.

Par 3 will be assessed under
QLASSIC
 that measures and evaluates the workmanship quality of a building construction work based on Construction Industry Standard. Although Par 3 is just recently previewed, works has been in advance stage.

Knowing IOI Properties, owners will never be late to get their key. With no exception on Par 3, this project is scheduled to complete in Q1 of 2019.

Concept and Facade

It is not difficult to recognise Par 3 has the nicest façade in the existing offerings if you are familiar with IOI Resort City. The air conditioner ledge is carefully hidden behind the unit to maintain the aesthetic look of Par 3.

The pocket gardens on alternate floor also make the building less monotonous and bring additional common space for the “premium” residents and to provide natural ventilation and lighting to each floor.

More and large window also makes Par 3 more “glassy” than other current residential buildings. As for the Condo Villa, the façade resemble a neat and elegant townhouse design. Due to its low density, the units at the ground floor are having “extra garden” at the back of the unit!

If IOI Properties can deliver the entrance statement/guardhouse and grand lobby/waiting area shown in the artist impression, Par 3 will certain standout from the rest of building here.

Par 3 IOI Resort City Facade

Despite all the units are in North or South orientation without any direct facing of East or West Sun, the various angle of fins of the facades in this 31 storey building is designed to provide shades without obstruction to the view.

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Security and Facilities

Par 3 comes with 4-Tier Security features  – CCTV surveillance at guardhouse with intercom and central monitoring system, CCTV in the lift/lift lobby, card access control at lift, and digital lock-set at each unit’s main door entrance.

Unlike most condos where only one egress is provided for visitors and residents, IOI Properties spares no effort in this Signature product. 2 egresses are provided to ensure smooth traffic in and out from the guardhouse.

To provide further peace of mind to the residents, a video intercom systems with panic button linked to the Guard house will be built in to every unit in Par 3.

2 ingresses and 2 egresses are provided in Par 3’s entrance

Facilities and Communal Area

When we have a banter with the salesperson about the inspiration of the communal area, IOI Properties has been generous to share the architect inspiration on a sketch where the facilities are planned with “kampong” concept.

“At the podium which is the heart of habitat, infinity pools, as well as an array of facilities are also incorporated into the design. In addition, the surbubs living also comes with Herbs garden, steam room and facilities that promote pleasant community environment.”

The double volume facility floor offers extensive facilities with the consideration for all age group of residents. For unconventional aqua gym and reflexology terrace will be perfect for elderly to have less hectic gym activities and the reading lab, game room and wading pool are great for kids. The adult can enjoy the spa pool, tea lounge and mini theater and host parties at the mezzanine floor. See the rest of facilities below.

This building includes three basement level and four level of elevated car park. 20% of the total carpark bays will be reserved for visitor parking and a minimum of 2 car park bays are given to each unit.

For owner who wish to have more car parking space, selected units at the higher floors the car parking bays provided will allow to park up to 4 cars. For those who need more car parking bays, premium price of high floor could be all well paid, together with its majestic view.

As the condo villa, the owner of the ground floor unit has a great privilege where its car parking bay is right at your doorstep, while upper floor units will be allocated with car parking bay at a short distance away.

Shaded carpark for the exclusive 18 units condo villa

Floor Plan and Unit Layout

You may see 8 units are residing in each floor of Par 3, but a closer look shows that the floor is split into two block by the service area. It means each block only has four units which sharing two lifts. In total 207units are sharing 4 passenger lifts and 1 cargo lift which in PROPCAFE’s opinion is  quite generous with ratio of 52units/ lift.

The bigger size type of 1636sf/1668sf units are designed as the “bungalow” in the sky and the rest (with built-up of 1324sf) are the “Semi-D” to provide the exclusivity and justify the price tag of Par 3.

The Type A/A1 (BU: 1636/1668sf) designed with an efficient horizontal layout to capture the natural lighting fully for dining, living and master bedroom.  This four bedroom unit comes with 3 bathroom.

However, the layout shows the guests may need to go through the bedroom four to access the bathroom. This issue could be resolved by opening up the bedroom for the concept of open study room/tea lounge (as in show unit) if one is willing to sacrifice the guest/fourth room.

Recognizing the different needs, the developer is flexible and willing to accommodate the request from buyers if they wish to remove a portion of wall (not those shear wall) and convert it to open space.

Not only that, the door line (between yard and wet kitchen) is removed and the depth of structural column is reduced to 350mm to create seamless space between wet kitchen and yard, and therefore a bigger wet kitchen.

Please speak to the friendly Salesperson about it and being the Signature series, IOI Properties is more than willing to listen and try to accommodate your needs.

There is no such problem for Type B (BU: 1324sf). This 3 bedroom 3 bathroom unit has a bigger foyer and better bedroom setting for room 2 with more natural lighting.

However, the vertical layout of master bedroom may not be as flexible as early type in terms of furniture placement. Bedroom 3 may only fit a single bed. Both types include dry and wet kitchen. Type B combines Wet kitchen with yard together creating a seamless space.

Condo villa has a relatively bigger built up (Type C1/C2 – 2217-2250sf; Type D1/D2 – 1647sf) compares to condominium. This 3 storey building has 6 units per floor but the design of access and lift (2 units to share 1 lift) means it is almost a private lift concept to keep the privacy as priority for residents of condo villa.

With all bungalows units are not for sale, if you want to get a piece of landed property in IOI Resort City, this condo villa probably is the closest you can get, especially the ground floor units!

The layouts are well designed to cater for 3 bedrooms usage with additional powder given. The developer also smartly split the unit of type D1/D2/C2 into two “cluster” and include the window near the foyer to invite more sunlight into the unit to resolve the common issue of longish vertical layout.

Type

Size, sqft

Configuration

No. of Unit

Orientation

A

1636

4 beds + 3 bathrooms

52

North

A1

1668

4 beds + 3 bathrooms

52

South

B

1324

3 beds + 3 bathrooms

103

South & North

C1/C1a

2217

3 beds + 4 bathrooms

3

South

C2/C2a

2250

3 beds + 4 bathrooms

3

South

D1/2

1647

3 beds + 3 bathrooms

8

South

D1a/D2a

1722

3 beds + 3 bathrooms

4

South

360 Degree View

Here comes the best part of Par 3, its fantastic view! Both sides of the building are having the great view of golf course. PROPCAFE here shares the view from equivalent height of 15
th
 floor of Par 3.

For the direct view towards IOI City Mall, it comes with the combination of golf view with skyscrapers! In fact, the lower floor of Par 3 could be value for money which has a better golf course view than high floor units as only relatively smaller parcel of golf course sits in this view.

View at 31st Floor

View at 15th Floor

View at 31st Floor

View at 15th Floor

Pricing & Maintenance Fee

Par 3 condominium’s pricing starts from RM898k or from 658psf. The incremental pricing for every floor is about RM3k whereby different premium of RM18k for the (Type A1) unit comes with a balcony and RM8K for unit with a common landscape deck adjacent to it.

The price of Condo Villa starts from RM1.28m for type D1 1647sqft. With the nearest neighbour Puteri Palma (phase 1 & 2 more than 10 years old) pricing now ranged from RM480psf-620psf with similar size, on paper this premium Par 3 does not seems too premium at all if one values its concept, facilities, exclusively and density.

Due to low density of the project, the maintenance fee is expected at RM0.40psf inclusive the sinking fund.

Finishes and Show Unit – Type A

From the show unit and specification, PROPCAFE observed a better finishing materials are given to Signature series Homes. Buyers are expected to be given better brands of sanitary ware, flooring, heater, electronics items like Hood & Hob, air conditioner and etc.

The relatively higher ceiling of 11ft (3,300mm) also create additional cubic space for the unit. The other freebies includes water heaters, hob & hood, shower screens, air conditioners, digital lockset. Timber and engineered laminated flooring is provided for Condo Villa and condominium unit respectively.

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The wall at bedroom 4 is removed to create open space used as lounge or study area

Comparison with Neighbourhood

A PROPCAFE review will not complete without analysis
of comparison with neighbouring development…

Name

Type of Development

Total Units

Built Up, sqft

Price, RM psf

Puteri Palma

Condominium

608

1200-1800

480-620

Clio

Service Apartment

234

872 – 26units

1,012-54units

1,151-50units

1,410-102units

Approx 600

Conezion

Mixed Development

1326

780/783-304units

986/994-666units

1,251/1,278-356units

500-600

For readers who want unobstructed golf view and exclusivity, their choice will be the 10 years old Puteri Palma or this Par 3. Clio and Conezion are catered for couple or young family due to the smaller sizes therefore the serviced and mixed concept with office and retails underneath the development.

Lastly…..

On a first glance, Par 3 is priced at premium where it is unheard to hear the condominium is priced closed to RM1million+ at this part of Klang Valley where house buyers wouldn’t mind to prefer to fork out this amount of money in Country Heights Kajang or JadeHills.

However nothing compared to living within golf course and the view is simply majestic and breathtaking.

Par 3 is not about the condo but it is riding on the IOI Resort City where IOI City Regional Mega Mall is coming up nicely with phase 2 coming soon. Also with all the infrastructure in place such as dedicated access, 5 Star Hotel, Grade A offices (Read it more
here
), Par 3 probably will be the destined as preferred address in the future.

In short, there are not many properties come with walking distance to both regional mall and golf course, or should I say none other than Par 3 in IOI Resort City?

Happy hunting for your home, folks!

For more details >>>

Website :
http://www.ioiproperties.com.my/Par3/

Show Gallery Address & Contact :

IOI Galleria @ IOI Resort City

Lebuh IRC, IOI Resort,

62502 IOI Resort City, Putrajaya, Malaysia.

Tel

:

(603) 8947 8899

Fax

:

 (603) 8947 8844

Email

:

ioirc@ioigroup.com

Website

:

www.ioiproperties.com.my/IOIResortCity

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PROPCAFE Review: Park Place @ Desa Parkcity By Perdana Parkcity

PROPCAFE is “Senior” enough to witness the challenging period of Desa Parkcity when it first launched the SAFA project. It was a conventional terrace property project with individual title that priced slightly above the market price in Kepong during the sluggish property market environment.

Oh, Kepong Address and High Maintenance Fees

Many argued about the worthiness of DPC premium price, pointing the Kepong address which was not enticed to most mid income group, not to say high-end affluent market. It makes perfect sense 15 years ago as Kepong wasn’t the place to go and you would not see the lake, commercial waterfront outlets, or anything “beautiful” at that time. What presented to you by a relatively new and unknown east Malaysia developer at that time was just a “masterplan”.

The other hurdles that time in DPC was the maintenance fees for the rare gated and guarded landed properties when most of the landed property owners yet to know the value of such concept especially they hardly pay anything like this (3-storey Zenia maintenance fees was quoted more than RM600 and everyone was jumping!). This had stopped many to venture into this township. Today, it is a norm to pay rm500-1000 even for highrise property. Those bashed the DPC properties in the forum (oh, still remembered the myrealestate.com.my?) who doubted such high maintenance concept for landed properties was proven wrong by the market trend over last 10-15 years. With all the above, please give some credits to those who jumped in that time instead of branding them “LUCKY”! 🙂 They deserved the reward of 3 times more valuation today.

Masterplan, Trust and Visionary

You need to be very visionary and extremely confident on this developer to jump into Desa Parkcity 15 years ago. PROPCAFE might not a big fan of Kepong location that time but was in love with the concept and environment here. Firstly, it has a higher ground than the nearby vicinity which formed the trait of higher end properties (please take note on this as your future property selection criteria 😉 ). Secondly, we were impressed by their masterplan and concept, especially the lush greenery and landscape works surrounding the park that already completed in year 2006 when we visited the vacant possession of Southlake. By walking around the park (yup, dried lake and waterfront work-in-progress), we were very optimistic that this place would become something unique to Klang Valley properties. The rest is history.

Game Changer – Landed Strata Title Property

The most decisive and correct strategy from Perdana Parkcity was to create the differentiation by offering the landed strata title properties to the market, which was rare and new in early 2000. The Developer knew that if they didn’t do it, the township will just be another “Taman” with all awkward rainbow color properties (opps, you may still see it in South Lake and Safa :-?, thanks to its individual title ).

Unlike Bungalow development, it is hard to up the game in terrace to offer and attract buyers or own-stayers who like uniformity without the concern of neighbours’ weird renovation taste while sharing the condo equivalent facilities in landed property environment. Their success of Parkhome resort theme  properties like Nadia, Adiva, and Adora had proven the demand in this segment. This has inspired the developer to launch more modern park  homes like Zenia, Casaman and Mansion. Kudos to the developer which dared to offer such products, of course with the premium as well. Those “brave” buyers would definitely remember the weird DMC and parcel definition from developer which was based on the sample of highrise properties.

PROPCAFE has covered many Desa Parkcity reviews so, this time we will not talk about “How Nice” Desa Parkcity is again. Instead, we will emphase the “product” of Park Place and some reality checks for Park Place fans and buyers.

Park Place @ Town Center

Park Place @ Parkcity Town Center

The 54 -storey Park Place is sitting at 4.55 acres freehold land which offering 537 units for those who loves to enjoy the communal living. Thanks to pandemic in 2020, everyone wants “more space” at home andespecially breathing space  in common areas.

This article will be written in different way, unlike our previous reviews. We will dissect the Positive and Negative part of this development directly rather than sharing the development information (which can be obtained in Developer’s comprehensive website). Too many online articles have published the same O same O information and mostly for journalism purposes. Don’t expect PROPCAFE to write fancy languages or bombastic words to describe the project, it is not PROPCAFE’s DNA. This article will go straight to the points and share PROPCAFE’s mind. Yup, to figure out the pro and con of property for everyone to make decision in sales gallery. To buy or Not To Buy?

Location (General)* – Positive

Park Place has the benefit of its location in Desa Parkcity which located between two lakes and two parks. The exact location is right besides Safa and opposites the Sport Centre and Dog Park. A plus point for dog lovers 🙂 . In general, the location is pretty strategic and within walking distance to key amenities in the township. Perfect? Not really. See the specific location discussion (comparison with other parcels in DPC) in later section.

Distance to Key Amenities

Location of Park Place and Amenities

New Recreation Park and Lake in Parkcity Town Center – Positive

Park Place is neighboring with the newly unveiled lake (current water retention pond). Once it is beautified, it will be the recreation park and lake for the town center visitors and residents in Desa Parkcity (see scaled model below).
When comes to landscape surrounding the lakes, you do not need to doubt about the developer’s execution. Good news to Park Place owners.

Newly Introduced Recreation Park and Lake at Parkcity Town Center

Facade – Positive

Park Place facade is a combination of One Central Park and South Brooks. It is very neat and very “Singaporean”. It doesn’t add unnecessary variants like One Central Park’s balcony or South Brooks’ curvy edges. It is just about right to make the clean facade less boring with the add-on structures for the Sky Garden at higher floor  (41 and 42 floor).

Facade of Park Place

Layout – Positive

There are 100 units of 2 bedder (1109-1173sf), the rest  of 437 units are 3 bedrooms and above (1367 – 4047sf). There are nothing much to complain about the layouts which developer has improved tremendously since the launch of Westside Three (not a fan of their layout design in early developments). Bedroom natural sunlight, balcony, yard, kitchen, and horizontal living + dining space are properly designed. Smallest units (Type A and B  – 2 & 3 bedder unit) have minimum two car park bays and 3 carpark lots are given to bigger size units. See the floor plan and layout here.

Park Place @ ParkCity TownCenter Floor Plans

Purposefully Built – Key Success of Park Place! – Positive

PROPCAFE will share more about this as we see this as the key factor to lure the buyers of this development. The developer is definitely spot on to create many hangout and chills areas for residents, both in-door and out-door. It comes in a perfect time to sell this product in this “memorable” pandemic time.

Site Plan – Ground and Level 8

The architect and developer studied the need of new generation living by building homes with seamless flow and interaction of elements in leisure, social pursuits, and well-being. This is absolute key for this development when all of us are suffering the “Stay at Home” order. Everyone will pay attention on their home more nowadays as they will stay at home longer. Suddenly they will also need more space for their communal living lifestyle.  The attention to detail on this aspect has set a different standard to the market on how to curate the environment for the new generation Gen Y and Z segement. It is all about having the space outside your units and developer definitely understands that. See some of the great features below:

Private Lounge Mall
  – Elegant Taste and Individual Space

Private Lounge Hall

Outdoor Garden Deck
 – Chill with your families and friends if you are outdoor person

Garden Deck

Work Loft
 – Work-From-Home? No longer within the four walls. Absolutely love it!

Work Loft

Concourse Hall
 – You cannot find a better place to wait and invite your guests to come over your lovely home. This double volume hall is stunning!

Concourse Hall

Sky Garden
 – “Extend the Home Out, Usher the Outside In”. Many hang out spaces are here for you to chill.

Sky Garden

Site Plan – Sky Garden Level 41

Sky Garden – Level 42

Outdoor Hammock
 – For those who need inspiration and creativity, this space will be perfect for you to work or study! Chills? Yes, there are many other spaces for you. Keep reading it.

Outdoor Hammock

Movie Room
 – Own cinema with friends and families! Netflix from home to comfortable movie room here!

Movie Room

Activity Hall
 – What a great idea from developer to create this space where many comunnal activities can take place here. Fancy a performance here?

Activity Hall

Creativity Plateau and Outdoor Lounge
 – Want to do the hang out activities and performances outdoor instead of indoor activity hall? Here you go!

Creativity Plateau

Multi-Purpose Hall
 – A great place for your special occasion!

Multi-Purpose Hall

Music Room
 – Not enough space to enjoy the performance of your home musician? You have the best atmosphere here to celebrate the music!

Music Room

Games Room
 – With your friend and families members. Games ON!

Games Room

Private Study Area
 – Library space for study and discussion. Guys, don’t you think it is hard to focus your study if the place is way too comfortable? Especially with the look out full ceiling height window 😛 .

Library and Study Area

Swimming Pool  and Gym
 – That’s the standard requirement for all high-risess. The difference is always in the details. Desa Parkcity will hardly disappoint you on this, solely based on our experience here.

Gym, Out Deck and Pool

Forest Porte Cochere
 – Wow, sound so high end 😛 .  It is just the drop-off lobby anyway.

Forest Porte Cochere

Pricing – Neutral

In general, Park Place is priced at about RM900psf up. Expensive? Well, it depends. If you compare it with Park Regent launch price and One Central Park’s market price, the price of Park Place is in 20-30% discount. However, it is priced at 40-50% more expensive than South Brooks. Of course, we know that the quality and density of these developments are in different levels but from investor point of view, the competitive advantage is quite crucial to survive in the future rental and sub-sales market i.e. affordability in different segments. Park Place’s segment is in between the above mentioned which is quite tricky. Having said that, with the concept and communal living components in Park Place and its relatively good location, to price it at current market price of Westside Three i.e. RM900psf is in fact a fantastic deal. In the end of day, it really down to its relative value within the township.

Location (Specific Comparison) – Neutral

Although all sound good, PROPCAFE still prefer the location of North Shore and One Central Park as it is closer to community mall and away from the town center which will be the place for commercial activities with many external visitors. The worse is the noise generated from the pub restaurants there. Try it at night, you will know why Safa residents are complaining it.

The developer is very transparent on its plan here i.e. toward town center is all about commercials (see Town Center’s Plan in our previous review) and the another side of Desa Parkcity will maintain as resident community environment. Not to be too negative on Park Place, at least it is still pretty much part of the central park area and in between Arcadia and Waterfront. Probably, we can say owners will get the best of both world as long as you can accept the noise :). In the end, it is all come back to your preference. If you want to be away from commercial and external visitors, Westside series and South Brooks will give you that with much quiet environment with a less crowded West Park.  For those want in between commercial and secluded residential area, then OCP and Northshore will be your choice. For those who love social activities and vibrant atmosphere, Breezeway and Park Place are there for you. Choice is yours!

Retention Pond, Plaza Arkadia and Park Place

View

– Neutral

Park Place, unlike One Central Park, Park Regent and Northshore, it is at the border of Desa Parkcity. It means one part of the views will be facing outside Desa Parkcity, in this case, facing Manjalara Township. If you go high enough, the view will be still very decent. Of course, you have better side to choose i.e. facing Arcadia and new development (near the new lake). Lastly, the best is toward the central park. You may take a look the 360 degree view video below. A point to note, facing external roads always come with more noise compare to inner road (which main entrance will be closed in midnight). Please take note that there are few  town center 5-storey commercial retail blocks planned  besides this development so it may not be as green as you see in the video below.

Density – Negative

537 units in 4.55 acres translates to 118 unit per acre density. Most of the old highrises in Desa Parkcity have the density of 80-90 units per acre (please see detail in our
South Brooks Property Review
) except Westside Three (110 unit per acre) and South Brooks (128 unit per acre). The density of Park Place is rather high given the fact that it is easily 40-50% more expensive than the launched price of South Brooks and Westside Three which were launch not too long ago (last 5 years).

Name of the Project – Negative

Parkcity Perdana is always good in naming their project with elegant elements – the mix of English or Malay names e.g. Adiva, South Lake, Adora, Zenia, Amelia, Casaman etc. Unfortunately, the naming of Park Place is a bit off. It sound like “Parking Place” and quite mouthful as well. It could be just our personal preference though, anyway it is still better than a very common and boring name of Park Regent
.

No. of Lift – Negative

Only 4+1 lifts to be shared by 537 units and mostly family size units. PROPCAFE always set the benchmark of 100 unit per lift as the pain threshold. Be prepared to wait for long during peak period. While it is rather standard for rm500-600k or RM600-700psf property, you may want more when you are paying more than a milion or near to RM1000psf. Separate zoning of lift system may help.

Noise – Negative

You may like the fact that Park Place is next to Arcadia which mean it is very convenient for residents. However, the killing part is during night time. Arcadia hosts many pub restaurants and the most nosiest few are actually facing toward Park Place. Some of the annoyed Safa residents might be happy to see the noise to be blocked partially by Park Place soon 😀 . Pick the right unit with right direction to avoid it if possible.

New Recreation Lake

No Roof Top Garden

– Negative

Desa Parkcity hardly built roof top garden, with the exception of South Brooks. Those who really enjoy the TOP of the roof will be disappointed this time. Well, think positively, at least there is sky garden at the high floor.

Car Park Podium

– Negative

Separate carpark podium is always the negative point for Desa Parkcity’s highrises. Due to the quarry land, the cost is relatively high to build basement carpark bays.  Unless you are willing to pay 20-30 percent more for Park Regent, you need to accept the fact that you may need to walk more, carry your staff and take at least two lifts before you can reach your lovely home. Try to find out your unit’s carpark lots and pray not to have it at the end of the podium. Note: Link bridge from the podium to the building will be at level 6.

Park Place Car Park Podium

Forest Entrance & Guardhouse

– Negative

A little bit too plain, no? Let’s see how the developer adopt the landscape to generate the vibe.

Entrance and Guardhouse

Future Maintenance

– Negative

The expected maintenance fee is indicated as RM0.44 psf. It is consistent to most of the fees in other parcels in Desa Parkcity. However, this development has many “extra spaces” to take care. All great communal living spaces (above) come with a cost (to maintain and upkeep it). Beautiful things always hard to maintain (We say it many times). So, don’t complain about the fees  increment in future. 😉

Future Prospect of Park Place

Desa Parkcity Township

PROPCAFE is not surprise to see the record take up rate (87%) when it launched in September 2020. So many hoo haa about this launch. It also attracted property “expert/ guru” to comment the emotional buy on this project. PROPCAFE sees this as great buy for ownstay and long term property investment which may not meet property guru investment criteria.

Let’s use the guru’s points and put in the perspective of this development.

(1) To get below market value property – You will not get it here (at least for time being). Park Place has been priced at a similar RMpsf level of Westside Three market price, 40% higher than South Brooks and 30% lower than Park Regent (the highest end condo in Desa Parkcity). Given the quality and detail from developer on this project, it could properly match the standard of Park Regent. Park Place is placed in top-tier property in Desa Parkcity with the mid to high-tier price. The premium will always be there against the old condominiums here. As long as the organic growth sustains in Desa Parkcity, there is still room to catch even for investment. Well, short term investors, this is not your play ground.

(2) To get cheaper price than the similar development or location/area. Are you kidding me? Where do you find the second Desa Parkcity to compare? Different area has its own intrinsic value which is uniquely attracted to certain group of ownstayers. It means the sustainability will command the value of these properties. Property is not a Stock (company), the intangible and emotional elements play a big part of the property value.

 (3) Booming area with creation of job opportunity. Apa ni? The high end property enclave does not require such factor. Harlo, those who made it in their life are the target segment of this property. Yes, they will come here instead as long as you get them the dream environment, not the dream job.

(4) Supply issue. Yes, more supplies in Desa Parkcity in next couple years. However, developer is very smart to play their game with different offerings over the last couple of years. Park Regent, South Brooks, and Westside Three were launched for different segments and pricing. The older condominiums are also occupied well (drive around to see the lights of the units at night). Those who want to start their life (entry level)  in Desa Parkcity can always hunt for these old properties like Nadia, Westside One & Two. The best part is, the developer always well timed the completion date of each development and provide time for market to absorb the supplies. Risk is there, but it is acceptable which is part of parcel in property investment. Ownstay, who care about supply for next 10 years? Lol.

(5) Breakeven for rental? Well, 3 bedrooms highrise here is going around RM3.5-4.5k per month depend on furnishing. With 3 bedroom unit in Park Place and having 70% loan of RM1.2mil property (RM840k), you may not be too far away to get it breakeven. However, bear in mind that rental may drop with the age of the property most of the time unless it is maintained superbly well. Anyway, rental is following the trend of property price here as well so, things may change.

(6) Use the property in different ways? Most of the  management committees in Desa Parkcity banned the airbnb to preserve the value and ensure security of the residents. Investors need to aware that the long term property value can be destroyed by the home stay operators. You will laugh if someone tell you that they intend to do partition and split the rooms to accomodate more tenants and generate more rental income in DPC. Investors here are in different game and holding capability. Desa Parkcity is just not the place for this and investors here know their own games.

Park Place, just like other properties in Desa Parkcity, is for long term play with organic growth given its relatively high price now. If you believe the future potential (new elements) in Desa Parkcity with the new recreation area and town center development, Park Place is the one for you. It is reasonably priced at the right level which reflected in the high take up rate. Many buyers do feel that they are paying market price and getting a premium product. PROPCAFE kind of agree with it. However, put the emotional aside, it is good to know the “Negatives” highlighted above and make the best decision based on your own preference and appetite. All the best and we look forward the completion of South Brooks in Desa Parkcity. See you then!

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PROPCAFE™ Review: Park Regent @ Desa Parkcity By Perdana Parkcity and CapitaLand

There is “Serai” in Bangsar and now you have “Park Regent” in Desa ParkCity. Both were launched under so much pessimistic view by “general investors” but it ended with all glasses on the floor. This review will tell you more!

Simple, this development is not for people on the street and not even for the majority of current residents who are staying in the township. If you are wearing the hat of “Value Investment” or think “a lot” about the near future value or rental price, then you are not falling within the target buyer profile from developer though you may afford it. This project is for people who appreciate space and privacy without a need to think about the resale value in near future :-D.

Cascading Towers Architecture Design

PROPCAFE will not repeat the location and lifestyle of Desa Parkcity in this article as it was extensively covered in previous South Brooks project
here
 . In fact, PROPCAFE has no intention to cover this project (as it is not for general investors or buyers) initially until it triggered by our conversation of migration with a friend who was staying in another state in Malaysia and never exposed to a community living environment. It is funny to highlight to him that “Why not migrate to Desa Parkcity”. Lol. PROPCAFE hope this can bring a different perspective to those who are interested to have a better living lifestyle in Malaysia.

Park Regent By The Water – WHERE, WHAT, WHO, WHY

WHERE – The Prime Land within Desa Parkcity

The latest launch of Park Regent will be located at the prime land in the township.
 This parcel is sitting at the most central part of Desa Parkcity which is fronting the lake and surrounding by the Central Park. The location of Park Regent is definitely the best among all the existing sites of condominiums here. This new development is placed in between Arcadia and Waterfront, therefore, has the benefit of short walking distance to these two commercial/retails areas in the township.

Desa ParkCity Township

This project, featured as “By the Water, In the Park”, is set for residents to enjoy the remarkable lake and park view and this view would be safe and likely be permanent as it is facing the direction of The Park City Club and the landed property of Nadia/Safe (front) and South Lake (back). Only the unit of D4 and E2 Type may be blocked by the high rise due to the future development parcel besides South Lake.

WHAT – Time to focus on bigger size unit

Park Regent comes with two towers sitting at a 5.4 acres land. Tower A is having a lower density with total of 140 mid-size units, whilst Tower B is housing 365 units that ranged from the size of 872sf to 4,887sf. It works out as about 94 units per acre, which is not really a low density project. See detail as below:

Contrary to the trend in the market, 50% of the offering are below 1539sf size, the rest are ranging from 2,500 to almost 5,000sf. Many would think how the developer is going to sell these big units with the size above 3,000sf, especially 49 units that comes with above 4,446-4887sf units. Tell you what, if you were at the launching day, you would realise the big units were the one being taken first. Get a feel of the sales (shaded with brown) by the checking the sales chart on the launched day below
. Amazing!

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WHO – ParkCity and CapitaLand

Everyone should know about Perdana Parkcity by now and surely property enthusiast must know the name of CapitaLand from Singapore. The execution of project delivery from ParkCity is always timely (oppss, no chance to get LAD 😀 ) and we would say the quality is above the average in the market (nothing is perfect though 😛 ). Similarly, CapitaLand is well established in Singapore and they have become the largest diversified real estate group in Asia after the acquisition of Ascendas-Singbridge from Temasek recently. No one will argue that they have a large pool of upper market buyers. Now, you will know why the partnership is formed to sell Park Regent given that it has many “large ticket” units. And it explained the reasons why the large units are sold in no time, though Parkcity mentioned that majority buyers were from local in the press. Well, let’s not speculate it further. Sold means sold!

The partnership also changed some of the way Parkcity doing business. The show rooms are built this time to allow buyers to visualise the unit and set the right expectation. The luxury features of the project also needs to match the foreign buyers’ standard, at least match the level with CapitaLand’s Singapore delivery. This should set the new high to Desa Parkcity highrise market. It is already the highest in term absolutely value of condominium here and we will let the time to show the quality part.

There were many marketing works by the developers on its Architects. Well, the project is designed by the reknown Serie Architects, UK and Multiply Architects, SG. PROPCAFE have to say the façade is refreshing with the lakeside sanctuary concept of two “cascading towers” in the mind of “cascading waters”. This is reflected in the water cascading down multiple storeys height from the infinity pool to the ground floor. See the scaled model façade in different directions.

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Overall, in the eye of PROPCAFE, it is a very “Singaporean” kind of apartment design (in a good way) but a little bit too “busy” to us. PROPCAFE is not an expert in architectural design so if you want to know about the comprehensive philosophy behind this design, you may check out the ParkLife magazine
here
.

WHY – One of the Best Affluent Locations in Kuala Lumpur

If you have no idea of Desa Parkcity, please spend some times there to feel and explore the unique living lifestyle in Kuala Lumpur. That’s may even make you to take back for migration application form from the agent. Ha!This place is awesome to live!

I was just talking with my friend who is thinking to leave the country and migrate to another country for better living experience. But he is so confused as there are too many good things here to let go. He was kept harping on the few issues below about living in Malaysia.

(1) Security. With all the viral videos in your whatsapp group, no surprise. But, not in Desa Parkcity! On top of the individual gated and guarded features on each parcel, there is auxiliary police and patrol cars around the township. Also, the both entrances of the Desa Parkcity are guarded and they are constantly communicating with individual parcels or personnel in common areas to provide the last barrier to control the safety of the residents and visitors. All good! So, it is matter of choosing the right place to live in Kuala Lumpur, isn’t it?

(2) Education. He doesn’t believe the flip flop of government education system and the teaching quality for his children which no one will defend it. But again, there are still choices out there! By staying in Desa Parkcity,  you have ample options of private school. ISP (Desa Parkcity), ELC International School (Sierramas), IGB International (Sierramas), Sri Bestari (Sri Damansara), French International School (Dutamas), GIS (Mont Kiara), and MKIS (Mont Kiara) which are all within 15km. Choose it according to your own budget as fees are varied in these schools. Not to forget, there are many home schools available as well. So what’s the problem? You may still need to spend a lot to migrate anyway. Yup, to pay for more expensive house and expenses with your hard earned “cheap” Ringgit. To spend 2-4k per months, this issue can be solved! While you may think few thousands a month could be a lot but think about potential lower wages there and limited job opportunities to stick with your same profession/managerial role. Overall financially, is it make sense? Only you can answer it.

(3) Environment. There is no doubt that the environment in western countries is nicer in generally, especially comes to green (parks) allocation and family amenities. This does not mean there is none in Malaysia :). Please take a walk in Desa Parkcity, the walkable safe environment and convenient to reach out the amenities here will change your view. You can see very different scene in other township as it is common for families to cycle and walk around the township. The large pool of expatriate which migrated from Mont Kiara or Bangsar has proven that this place offers more than just a house but the environment that closer to their origin home.

(4) Neighbourhood. We all have to admit that local city folks still need to learn from the “kampung” friends. Many are just too “cold” and sometimes could be terribly annoyed by their “civilise level”. Well, the chance to “suffer” would be much less in Desa Parkcity due the better demographic. Our observation on Desa Parkcity is, majority of the first batch true blue “Kepongian” in Desa Parkcity have moved on after the property price has escalated three times from the price in 10 years ago. The newer batch of subsales buyers and new launch buyers are different breeds with different backgrounds, in term of profession, education and family value. They paid big bucks to stay a small houses (no question on the size of house is generally small in Desa Parkcity eventhough it costs millions and more bucks than others) because they appreciate the environment and not just the house itself. The neighbourhood is clearly better and friendlier than others (again, there are still minority nasty one for sure like in any places and countries). Why paying RM3-4 millions for a link house here with high maintenance fees when you can get a bungalow in other places? It need to have certain mindset fixed to be residents in Desa Parkcity. Choice is yours! Do not give up your citizenship because of your current bad environment. Lol.

(5) Amenities and Conveniences. You don’t need to go other countries to enjoy it. 😀 If one is not satisfy the retail experience at Waterfront and Plaza Arcadia, you have plenty of choices within 10-15 driving distance. Harlo, One Utama, Starling, Ikano & Curve, and etc. Don’t give yourself a bad excuse! The best part is, you don’t need to give up the best Malaysian foods! Plenty of nice ambience restaurants here, drive out to Kepong if you want cheap and good foods! You will never short of delicious foods living in Kuala Lumpur! In opposite, you will miss it a lot in other countries :twisted:. Right after my Switzerland trip, I head straight to mamak store for roti canai from the airport.

Ok, PROPCAFE is not the Malaysia ambassador, so we will stop here to convince my friend not to migrate. Lol. Still, you may read a pretty comprehensive summary Desa Parkcity Wholesome Community Lifestyle by the developer here.

Park Regent offers great things with the many other WHYs here.

(6) Facilities with Spectacular View

(7) This project offers probably the best and grandest entrance in DPC.

(8) The multiple storeys height guest lobby will be one of its kind to welcome your guests.

(9) The Resident Club will be the extended home for owners to entertain the guest. Its contemporary multiple purpose hall and outdoor decks will set the new standard of clubhouse for the industry to follow.

(10) Mini Theatre. Anyone? It is not new in Kuala Lumpur but it will be the first in DPC.

(11) The infinity pool with the water features cascading down the building toward the lawn at the ground floor is one of the best we have seen. The available of staircases there allow the residents to enjoy the walk down to the building  together with the flow of the waters toward the park. Not a journalist who can describe it with beautiful words here. Simply, “By the Water, In the Park!” This is gorgeous!

PROPCAFE would not be able to go through all facilities, you may check the details below. Actually, you can only complain that it is too much! 😉

Layout Analysis, View and Pricing

If you think you can afford it, then this section will be the important for you!

Type A1, 1 Bedroom, 897sf

Orientation: NE/SW. Partially facing Tower A and it has a side view on the project entrance. Not perfect, but bear in mind that this is the smallest and most affordable units. 😛

In term of layout design, it has everything! Yard, store room, balcony, L-shape kitchen and lastly PROPCAFE favourite horizontal living + dining space with almost 20ft width (love the additional visual space). This luxury one bedroom unit also has the space designed for walk-in wardrobe and separate powder room.

Given the size, it is really nothing to pick on, except the balcony (~6ft x 20ft) is way too big for PROPCAFE’s requirement. “99%” of balconies are wasted in Malaysia. You need someone who appreciate balcony to add points here. In fact, all units in Park Regent comes with HUGE balcony.

Pricing: Approx. RM930k – RM973k.

Variant – Type A2, 1 Bedroom, 883sf
 with orientation of NE/SW. Too bad, these units will face the hill slope behind South Lake/NKVE and direct to guardhouse. Maybe go for high floor?

Pricing: Approx. RM845k – 930k

Type B1, 1bedroom + 1 Study, 1109sf

Orientation: SW/NE, Unblock view toward Central Park and Town Central/Plaza Arcadia.

Similar to Type A1, the unit comes with all you need. Yard, store room, balcony, large kitchen, and horizontal setting of dining and living area. The advantage here is to have the study area that comes with a window which may possibly be able to turn it as children room. Down side is the large balcony again, buyer better utilise it! Seriously, is it make sense to have such a large balcony for a small 1+1 room apartment? Emmm. May be time to learn the star gazing skills. Where is the Three Sisters?

Pricing: Approx. RM1.2mil -1.3mil

Variant – Type B2, 1+1 Room, 1163sf. Orientation: Inner facing to Tower A. So don’t expect any great view here. But, but, but….it has dual view. As the balcony is located at the side, there will be facilities and central park view there! Good news is, the balcony is smaller than B1. Ok, that’s very personal. The hidden long kitchen can potential split as wet and dry kitchen.

Type C1, 2 Bedroom + 1 Study, 1475sf

Orientation: Unblock Park view toward Plaza Arcadia

Layout design – Yard, store room, kitchen, balcony, and horizontal living & dining area with 30ft width! All checked. By the way, the balcony is at size of whopping 6ft x 30ft! Given the study room is a bit small and without a window, it cannot convert to be a room. Both rooms are ensuite, but for the size of 1475sf with only 2 bedrooms, a bit hard to swallow, no?

Pricing: RM1.6mil -1.7mil

Variant – Type C2, 2+1, 1539sf.
 This unit comes with the same facing as C1 type. As this is the corner unit, the master bedroom has the extra window compares to C1 type. The rest are pretty much the same.

Pricing: RM1.7mil – 1.8mil

Type C3 & C4, 2 bedroom and 1 study room, 2346sf.

These two type are limited units. It is located in Tower A (i.e. lower density) and has dual view with two balconies. Orientation wise,  although one side is facing the hill and NKVE, another balcony will come with great facility/park view.

The best part is the unit will be attached with two private lifts! For those who like the private lift lobby, you may like this space (at least 160-180sf). For this unit, everything is BIG, be it the kitchen, balcony, or horizontal living & dining area. Also because of this, the unit only comes with 2+1 room setting, which may not be suitable for big family even though its more than 2ksf. It is really not easy to understand the offering of 2,346sf with only 2+1 rooms. In addition, the break tank area is stuck in as part of the yout!
Mind boggling….
Hoooo…..

Pricing: Approx. RM2.7mil. Yup, to up RM800k-1mil for a private lift facility :).

Variant – Type C5 (limited)
, everything is same as C3 & C4, except that it is at the Tower B with different views (the inner view and future highrise development beside South Lake).

Pricing: Approx. RM2.594mil – RM2.606mil

Type D1/D2/D3 – 2626st, 3 Bedroom + 1 maid room.

Pricing: Approx. D1- RM2.9mil – RM3.2mil; D2 – RM2.55mil – RM2.8mil; D3 – RM2.61mil – RM2.88mil

Orientation: Dual view with (a) fantastic facility/park view and (b) Hill/NKVE.

The layout is not as good as type C4/C5 as there is no horizontal living & dining area, therefore it may look a bit smaller and narrower though this size is bigger. The good news is, there are 3 proper bedrooms there and no break tank in the layout! And it comes with a more useful maid room with attached bathroom which is a plus for a bigger family.

Variant – Type D4, 2723sf, 3+1.
 The layout is the same as other type D except that it is at the Tower B with the different view (inner narrow view toward the lake and park + future development).

Pricing: Approx. RM2.75mil – RM2.88mil

Type E1, 3 Bedroom + 1 maid room, 2960sf

Orientation – Dual frontage view with Lake/park and Hill/NKVE.

Are you ready for the balcony with the size of 27ft x 11 ft? Here you got it! 😮

Time to Enjoy the Balcony!

This unit comes with both dry and wet kitchen with the new setting of island that faces the dining area.

There is a separate family hall in this layout too. For those who like a large living hall, maybe the wall of the family hall can be taken down to cater for larger living area. Unfortunately, you cannot convert this family hall as guest room because no common bathroom is spot in this unit.  In short, one need to appreciate the space and privacy (private lifts and lobby) for this unit. To feel, head to the show room!

Pricing: Approx. RM3.25mil – RM3.4mil

Variant – Type E2
, same offering as E1 except with a narrower view toward central park and less appealing view on the future development site.

Pricing: Approx. RM2.78mil – RM3mil

Type F1/F2, 4 Bedroom + 1 Maid room, 4511sf/4746sf/4887sf/4812sf

Orientation: As it is a T shape layout, this most luxurious unit in Park Regent comes with three different spectacular views. All bedrooms and dining/living area come with the unblock view (either Central Park, Park toward Town Center/Arcadia, Facility View). This layout is like a typical penthouse design with similar sized 4 ensuite bedrooms . The large dry and wet kitchen are properly drafted in the layout together with the big L-shape balcony that allow you to have proper sky dining. Nothing more to say but, WOW!

Pricing: F1 RM4.47mil – 4.76mil; F2 RM5mil – 5.4mil

Views with Different Floor

You may see the drone’s virtual reality view from different angles in the developer’s website link
here
.

Conclusion

Everyone can have their opinion and it is proven that majority of us were wrong after the developers announced that the sales had reached 80% a week after the official launched day. PROPCAFE do not believe the sticker game (some shout it in public forum) by developer as the deposit was more than 5 figures and we witnessed many buyers signed it before the official launched, which was the same SOP/protocol for DPC’s other projects.

This project is not for everyone as the one bedroom unit is already priced near to RM900k-RM1mil. PROPCAFE cannot imagine any investors who buy the 2+1 bedroom type with RM1.6mil to 1.8mil and still wish to have great rental yield. To add the private lift facility, it costs another million with the same 2+1 setting. Not to say you need to pay more than 2.5mil for a proper 3 bedrooms unit. To buy this, you must come with different view than commoners 🙂

Wait a minute, the developer knows there are pending demand on large units in Desa Parkcity as majority of the launches previously are relatively small size. There are already rich and famous staying at Desa Parkcity and the next is for them to buy a luxury condominium nearby their houses for children or as a collection. Some could be preparing their golden years when the staircase is no longer their friend. Not to forget the foreign purchasers who are having advantage of the strong currency purchasing power and not to miss out the influx of MM2H applicants from China, Hong Kong and Korean who are already very familiar with Desa Parkcity. PROPCAFE have to salute Perdana Parkcity as they are absolutely spot on in this affluent segment together with its smart partnership with CapitaLand.

Prospect of Park Regent in future? Hard to say. While the average launching price of Park Regent is similar to the current market price of RM1100psf like the newest building – One Central Park (OCP), the key is Park Regent’s offering of majority large size (with less bedrooms) units are hitting above RM2.5mil and all the way to RM5.4mil. Although it is still way below the Serai – Bangsar’s level with the similar size like 5k sf unit are now asking above RM1500psf, Park Regent is still setting the new benchmark for absolute price of condominium in Desa Parkcity. The question is why the buyers willing to pay RM4 to RM5mil when they can get the large landed property like Casaman and Mansion in DPC with similar price. In fact, many units in Park Regent are matching the price of almost all the small size landed properties in Desa Parkcity with the range of RM1.6mil to RM2.5mil. If one think about it in different angle, could it be the existing landed properties under-priced? We will leave it to the market force to determine in next couple of years. And hopefully, PROPCAFE can review the previous landed properties in DPC and provide more insights for our readers to answer the question.

Information Source – Desa Parkcity and Park Regent Website

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PROPCAFE™ Review: Petaling Jaya Section 13 @ Selangor

When it comes to property location, everyone has his/her own favourite community and Petaling Jaya (Petaling Jaya) is no doubt one of the favourite choices among Klang Valley folks. PROPCAFE
TM
dares you to challenge it with a survey on the most preferred “District” in Klang Valley, Petaling Jaya will surely be one of the tops there and stand out from the rest! The development of Petaling Jaya first started from a 1200 acres rubber estate land near Old Klang Road during British Malaya era in 1950s to accomodate the over-population of Kuala Lumpur City which British also planned it as the satellite town to prevent people from assisting the communists. From there, this Petaling Jaya old town grew exponentially and now extended and covered an approximately 97.2 sq km! The entire Petaling Jaya in Selangor (map below) is bordering with Kuala Lumpur – East, Gombak District – North, Shah Alam – West and Subang Jaya – South.

Petaling Jaya is Huge! Any Simple Ways to Identify the Favourite Location?

The answer is obvious! Look at the map above and think about the location that always pop up in your day-to-day communication with friends and relatives. Alright, PROPCAFE
TM
made it easy for you by boxing it up in the map on each of the main locations of Petaling Jaya. You may start to realise that the majority of the prosperous locations are along the east side of Petaling Jaya, which is neighbouring Kuala Lumpur East! Without any guide from Economist, it is easy to understand that it is due to the spillover effect from the higher end enclaves (see the map above with red dot) like Taman Tun (TTDI), Mont Kiara, Desa ParkCity, Desa Sri Hartamas, Bukit Damansara Height, and Bukit Kira and etc. Alternatively, you can also argue that this part of Petaling Jaya helped the growth of this part of Kuala Lumpur since Petaling Jaya started much earlier! The logic is straight forward, community expansion is the natural development in human migration and co-movement of same geographical preference with similar demographics. Perception, in most of the times, counts. PROPCAFE
TM
can conveniently point out the best locations in Petaling Jaya, for instance, Tropicana, Kota Damansara, Mutiara Damansara, Bandar Utama, SS2, Section 16, and Section 13! Each of the location has its character but PROPCAFE
TM
would like to zoom into Section 13 in this article, which has its massive facelift and transformation on-going at the moment.

Atwater Section 13 Petaling Jaya Facility Floor

Petaling Jaya Section 13

Section (or Seksyen) 13 is located at a 10ha triangle land formed by three popular streets – Jalan Universiti, Jalan Kemajuan, and Jalan Semangat. Formerly, it was the main industrial area in Selangor and many called it as “Petaling Jaya Central” because of its fantastic accessible to City and other parts of Klang Valley. Surely many of the Gen X or Y would remember the well-known manufactures and corporations here such as Colgate, DSKH, Nissan Tan Chong, Sin Chew Jit Poh, Rothmans-BAT, Bosch, Dutch Lady, Vitagen and etc. Even when I was a small kid, the words of “Rothmans Roundabout” were already in my mind!

Majlis Bandaraya Petaling Jaya (MBPJ) realised Section 13 will be too valuable to remain as industrial lands or manufacturing hub due to its strategic location, especially “Prime Land” is getting rare in Petaling Jaya. At the same time, they recognised that this prized land cannot be self-sustainable like its neighbour SS2, Paramount Garden, or SEA Park but it can easily ride on the neighbouring amenities and good demographic in this area to transform it to be a service oriented commercial, high-rise residential and business hub, given an approximately total of 1800 acres land size and 38,000 – 40,000 residential houses in Seksyen 12, 14, 16, 17, and 19.

Urban Renewal Transformation Plan

The regeneration of Petaling Jaya Section 13 happened a decade ago when the manufacturing lands of Malaysian Freedmill Plant were sold and turned into commercial and retail development – Jaya 33 and followed by the commercial/office block of Plaza 33 and mixed commercial and residential development project – Jaya One. Since then, MBPJ has approved various integrated office/commercial/residential developments, residential high-rise projects, hotels, private medical center, worship place, lifestyle & recreation facilities, eateries and beverage conceptual stores. The change in fact complements the existing neighborhood “Petaling Jaya Section(s)” which 80-90% are residential enclave and also made Petaling Jaya Section 13 not only more vibrant but also create ample employment opportunities in the service oriented industry with ready skilled workers and professional staying at the surrounding Petaling Jaya areas.

The master transformation plan will not be successful without the win-win collaboration and buy-in from the 78 land owners. The sizable land fronting the three main roads (see photos below) are the first to pick up by developers (or land owner turned developers).  The survival of commercials always depend on the day time population and that is why the first wave of the completed developments are more on offices, shops and commercial whilst the on-going projects are have more residential elements. To add-on the amenities to this part of South East Petaling Jaya, Columbia Asia Hospital, Best Western Hotel, recreation like Jump streets and the night time coffee or drinking spots are making Section 13 more livable and coming out nicely as its own residential enclave. If everything goes well with its plan, Petaling Jaya section 13 is expecting 100k residents and working population in coming years.

How much do you know about the Transformation Master Plan of Petaling Jaya Section 13?

To ensure the redevelopment comes with sustainable eco friendly system. MBPJ officially unveiled its urban renewal plan together with a detailed guideline. Land owner and developers are obliged to follow the green, lanscape, pedestrain and common area beautification requirements when they submit their development plan for approval.

A. Walkable City Vision

The walkable concept from MBPJ focuses on the importance of shaded pedestrianization with interconnected lanes, streets and linked bridges that comes with lively activities and quality public realm of green area and water elements.

B. Linear Park Concept

The plan above showed MBPJ’s vision to transform the existing multiple monsoon drains (total >1,000 meters) into walkable riverside linear park to attract leisure and improve the walkable zone in Petaling Jaya Section 13.

There are various guidelines were introduced for architect and developers to follow to ensure in-line with the holistic masterplan in Petaling Jaya Section 13. This well designed guidelines are main concentrate on the common area use and design, green factors, lanscape, pedestrain connectivity and traffic (human/transport) flow design.

(a) Square

To make the place more vibrant with human traffic, you need some dedicated square to let the Petaling Jaya folks to “lepak” there! Three locations have been identified for the Square which are commonly seen in western countries.

(b) Urban Oasis

Seven locations with a total size of 0.9 acres are designated as Urban Oasis to make lanes more functional. Each of the Oasis also needs to meet the requirement of minimum 6 meters from the green connector.

(c) Green Connector

MBPJ intended to “greenify” 21 lanes in Section 13 as “Green Connector” to enhance the greenery of this part of Petaling Jaya. Each of the lanes must come with minimum width of 40 feet.

(d) Green Boundary

To further promote walkable environment, each parcel of 62 lots that identified in Petaling Jaya 13 Section would include a total of 40 acres green boundary.

(e) Bioswale

Bioswale landscape design are proposed to mitigate and reduced the silt or pollution from the surface of runoff water. It also acts as a function to optimise the hydrology system.

(f) Pedestrian Connector and Route Entrance

The transformation plan includes the opening up of two lanes that connect the current isolated parcels and identified seven route entrances to improve the pedestrian connectivity with each comes with minimum width of 52ft.

(g) Iconic Statue/Sculpture

Identity is key for any city or district which often comes with a symbolic statue. Two plot of lands have been proposed to set up an iconic statue to make it as the landmark for Petaling Jaya Section 13.

While not all proposal from MBPJ have been executed, the progress of the transformation plan has been tremendous over a short period of time especially the area near Jaya One and Jaya 33. With more projects scheduled to complete next two years, there would be certainly more open hang out places with green concept to be available in Petaling Jaya Section 13. Fantastic news to the residents.

Amenities

Popularity always comes with reasons. Old is gold! Petaling Jaya Section 13 is matured with aplenty amenities that make this place successful and different from other new townships. To many conservative property investors or own-stayers, this could be the key factor in their decision making. For easy reference, PROPCAFE
TM
 presents you the heat map below to see the key amenities within 2km or 5km radius from Petaling Jaya Section 13.

(i) Commuter (LRT & MRT) Within 2km

Nothing more important than public transportation. While it is not within walkable distance to LRT and MRT, there are many shuttles to reach the stations. Not ideal but it is not bad either as short distance of connection by bus/grab/self drop-off will resolve the issue.

(ii) Commercial Malls Within 5km

Without a need to explain, you won’t enough time for your other activities if your are a shopper who reside here in Petaling Jaya Section 13!

(iii) Schools, Colleges, and Universities within 2km

Full of Universities, colleges, schools in this part of Petaling Jaya. Petaling Jaya is famous for it!

Schools, Colleges, and Universities within 5km

OMG! How can PROPCAFE
TM
list it all?

(iv) Hospitals Within 5km

Key amenities for mature area like hospital is importantly especially for a relatively large elderly group in Petaling Jaya.

(v) Convenient Stores and Banks Within 2km

(vi) Clinics and Police Station Within 2km

(vii) Foods & Beverages and Petrol Stations Within 2km

Accessibility

Let’s go back to basic. Whenever you start to confuse about the accessibility of a specific location, you just need to check out North/South/East/West direction from your location. If it is all connected with major roads or highways within a “drivable distance”, strategically your location would not go “wrong”! See below:

Petaling Jaya Section 13 is enjoying an easy access to many highways. Head south and within 3km, you will reach Federal Highway which can bring you to Kuala Lumpur City and alternative direction to Shah Alam/Klang. Further South, it is just 6-7km to New Pantai Expressway from Petaling Jaya Section 13. Head North and about 3-4km, Sprint Expressway will get you to other part of Kuala Lumpur or Petaling Jaya like Ara Damansara and etc. Look West, the LDP is just 2.5km away and technically it links your journey to Bandar Utama, Kota Damansara, Sungai Buloh or another direction to Kelana Jaya, Puchong, Bukit Jalil, Cyberjaya, Putrajaya and etc. Drive East, there you go the Bangsar, Bangsar South or further would get you to Kerinchi Link within 5-6km. Now you may know why MBPJ is so determine to transform this “Jewel” as it is basically a central point to all key destinations in Klang Valley. By having it as just manufacture industry area would be a total waste and do not make economic sense!

Oversupply in Petaling Jaya Section 13?

Wait a minute, because of the transformation plan, Petaling Jaya Section 13 now full of on-going mixed used developments. Therefore, it is understandable that many may perceived that massive supplies are coming in over next few years since constructions are everywhere. However, let’s zoom in further to understand more about Section 13. The surrounding neighbourhoods (other Sections) near Section 13 were mostly landed properties and some old low/mid cost apartments. It means the redevelopment of Section 13 with modern residential high-rise and facilities may be in the just right to meet the potential or pending demand of new apartments with unique lifestyle theme from this matured Petaling Jaya neighbourhoods.

Quick count, the earlier completed residential service apartments or developments are Jaya One (360 units – RM750-890psf), CentreStage (352 units – RM750-950psf), and D’Vouge (360 units – RM800-1000psf). If you drive around this area at night, you will see these units which about a total of 1k units are well occupied with lights. Next, there are few on-going projects in Section 13, for example, Pacific Star (657 units – RM800-900psf, Completion – 2017/2018); Petaling Jaya MiDTown (785 units – RM850psf up, Completion – 2019); and Ryan & Minho (1084 units – RM750psf – 850psf, Completion – 2021). If you survey around, few plots of land soon would be re-developed as well like Trilight Fraser Square (indicative RM1000psf), and Lumi Section 13 (310 units) and Atwater by Paramount. The statistics seems a lot supplies to come, but it is worth to highlight that these incoming supplies about 3,000 units will cover the offering for various segments (Single, DINK-Double Income No Kids; New and Small families, Families, Retirees and etc), so if you can segment it out and understand the demand of each segment, the perception and decision could be totally different. Another good news is the completion of these projects are staggered over years, it provides more times for the market to absorb the supplies.

High Occupancy Rate in Existing Residential Property

What to Expect?

In the end, the key is still on how to pick the developer/development, project theme, unit size and layout to meet the right market demand since location is already a non-issue. One thing for sure, if you are keen in Petaling Jaya Section 13, you should accept the fact that NOTHING COMES CHEAP here even though it is leasehold! Land, especially PRIME Petaling Jaya land is scarce! The indicative market prices above say it all. RM800psf is a norm! There are plenty of changes coming in Petaling Jaya Section 13 next few years and it can only be better! Lastly, we would like to pay our respect and gratitude to MBPJ for their efforts to plan and transform Petaling Jaya Section 13 from industry area into a modern and great place to work and live!

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PROPCAFE™ Review: Razak City Residences by Akisama

For regular users who commute Jalan Sungai Besi will notice few blocks of high rises just recently completed opposite of TUDM KL (where in near future will be developed as Bandar Malaysia). Some are wondering why no advertisement for sale until recently where Razak City billboards advertisement came out. However the Razak City advertisement is not for these apartments. These apartments are for settlement of residents of neighbouring cluster of 4 storeys walk up flats of currently we call Razak Mansion. Razak Mansion is the public housing launched by YAB Tun Abdul Razak in 1962 to house the lower income group. Once residents move out and to this redeveloped Razak Mansion, developer will take the vacant possession and develop the piece of land to be Razak City.

This blog entry is serving two purposes where first purpose is to preview what to be expected from Razak City and second is memory lane of the existing Razak Mansion before residents move out and the flats are demolished to make way for Razak City.

Razak City Masterplan

There are 4 phases where each phase sit on top of their own dedicated carpark block and facilities. Despite some of the carpark block is linked to allow free flow of car for example from phase A to B, the residents cannot access each other phase to maintain privacy and security. The information from SA that all the 4 phases will be developed and completed almost in the same time similarly to their previous project OUG Parklane. When the project completed, the commercial leasehold project will consist of 12 blocks of 48 storeys building with total close to 5,800 residential units.

Currently the phase A consists of 4 blocks A1-4 are opened for registration and indication of unit selection with RM5K booking cheque. The cheque will not be banked until the confirmation of unit and SPA signing somewhere in 2017.  The show unit will be available for viewing by then.

Block A1~3 will have 12units/floor where else block A4 due to L shape will have higher density 15units/floor. In total, there will approximately 1900units in this Phase A.

The first 2 storeys is the retail shops to serve the need of the residents. From 3
rd
 to 8
th
 would be carpark and facility deck is located on 9
th
 floor. From 9
th
 to 48
th
 storeys will be residential units. All the 4 blocks will be sitting on the common podium.

In the future, Phase B and C consists of 2 blocks each and final phase D (with KLCC view) consists of 4 blocks will be launched. However it seems the façade of all the phases look similar and will be interesting to see whether developer decided to change the façade and unit layouts in subsequent phases. However based on Akisama’s previous project in puchong called OUG Parklane in order to leverage of construction speed, material with identical design, it is envisaged Razak City will follow similar footstep.

Scale Model of Razak City

Artist Impression (Source from http://www.akisama.com.my/projects/future)

Location and Accessibility

Sandwiched between Besraya and Jalan Sungai Besi highway, Razak City will only accessible via Besraya and not direct access from Jalan Sungai Besi highway.

Location of Razak City

Interesting despite the massive units, there is no plan for access upgrade or a dedicated diamond interchange for the development. Basically developer will only widen the slip road in/out to Besraya highway.

How interesting thanks to Besraya highway, the link and connection to all part of Klang Valley seems seamless due to the 2 U-turn with close proximity to Razak City. If you are coming from KL City, just keep left after Razak City (on the right side) and make an U-turn. Similarly if you need to commute to southern part ie Seri Kembangan or Sungai Besi, head towards KL City and take the U-turn after the split road heading to Maluri/Pandan.  However, PROPCAFE feel for such a massive scale development, a dedicated interchange should be part of the development order. The concern was during the peak hour the vehicles queuing to enter Razak City and using the U-turn will spillover to Besraya and subsequently causing massive jam like what we can see now especially at Kuchai Lama interchange.

Accessibility of Razak City

Amenities and Facilities

This is an old neighbourhood and therefore developer has 2 storeys of retails to cater for the needs of residents upon redevelopment of Razak Mansion. However two most important point are close proximity of 1. Razak City to SRJK Tai Thung and SRJK Confucian and 2. “Walkable distance to Salak Selatan LRT Station.

SRJK Tai Thung just next door to Razak City

Salak Selatan LRT station is located across Besraya highway from Razak City however there is existing elevated pedestrian walkway where you can across the highway. However the walking path is less than ideal and there is no proper covered and dedicated walkway. PROPCAFE feels developer should note on this and as part of community service take initiative to upgrade the pathway and make it safe and convenience for residents who need to commute via public transport. The distance is “walkable” however it probably will take you about 10minute with a brisk walk.

Wikimapia: the walking route from Razak City to Salak Selatan LRT Station

The normal facilities such as gym, pool, playground, multipurpose hall etc are provided. It is no frills facilities and reflected in the affordable maintenance and sinking fund where after the 3
rd
 year it is RM0.15psf. Upon VP the first 3 years of maintenance and sinking fund as part of the package is waived by developer. Therefore for type A, it will only cost RM120 per month. A very reasonable and affordable fee and bode well with the targeted mass market.

Amenities and Facilities of Razak City

Layout, Orientation and Freebies

There are only 2 layouts in phase A which is type A 2 bedrooms 2bathrooms 800sqft and type B2 3 bedrooms 2 bathrooms 1045sqf. In general type A is facing inside ie the pool/inner view and type B2 will be facing outside and future phase B. The layout is squarish, practical fit within the mass market requirement.

Unit Layout of Razak City Phase A

Similar to Akisama’s previous projects, the unit will comes with galore of freebies such as fully fitted kitchen, wardrobe, air-conditioners in bedrooms and living, water heater, shower screen, ceiling fan and even TV in living! However if buyers decided to renovate and do not want the furnishing package, developer will give a credit note worth RM30K. Regardless whether buyers take or didn’t take up the furnishing package, the shower screen in bathrooms will be provided.

Furnishing package in Razak City Phase A

As mentioned earlier, developer will waive the first 3 years maintenance fee upon VP. Developer will also absorb the legal fee for SPA and Loan.

Price

The price for type A starts from tentatively RM399K and type B2 RM499K. If you decided to opt out from furnishing package, deduct RM30K which will lower the starting price to RM369K and RM469K. PSF wise, the lowest is approximately RM450psf.

From level 9
th
 to 18
th
, the price will be same across all level. From Level 19
th
 onward, the premium for each level increase for type A will RM750 and type B2 is RM2K.

Other Matter

The construction is expected to get about 4-5 years for completion. Regardless the size, one complimentary carpark is provided for each unit. Hm… at current lifestyle where most household has at least 2 cars, PROPCAFE wonders where the cars will be parked…

Conclusion

The density seems obscene and scary with approximately 5,800 units are packed upon completion of the masterplan. However the close proximity and convenience to travel to KL City and other part of Klang Valley will attract buyers. The affordable prices is also one of the selling point.

There seems to be no shortage of affordable housing and apparently more and more coming. Buyers are spoilt with choices and there is no reason not to buy if need a roof over the family.

Razak Mansion

A short memory lane to document the Razak Mansion and infact some has recorded the clips in the link below.

Akisama has almost completed the new building Razak Mansion to house the relocated residents before they can take possession of the land to build Razak City

The new Razak Mansion

Enjoy some pictures below!

This is link houses and school that not part of the Razak Mansion.

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