PROPCAFE™ Review : The Face II-Victory Suites @ KLCC by PV

Introduction

Setapak and Taman Melati are popular residential area either by UTAR students, working adult or local population. The residential apartments here associated with Platinum Victory who literally single hand transformed Setapak and Taman Melati by built thousands of apartments here. Some investors were swear by them and gain handsomely either from rental and/or capital gain. Propcafe remember when we dropped to the sales gallery for the first phase, the apartment was only sold from RM150K and now for the same property it’s not less than RM450K!

4 years ago, Platinum Victory has ventured out to KLCC by acquiring 4.75 acres freehold land located at Jalan Cendana off Jalan Sultan Ismail. The prime land is located opposite the abandoned Grand Hyatt and behind Renaissance Hotel. To be developed over 3 phases, the first phase 733 units 51 storeys block was launched with concept all units are fully furnished and rooftop facilities. Upon VP,  due to unfavourable property market condition, developer has converted some of the unsold units to Hotel and similarly most owners lease out the units as AirBnb as well.

Recently Platinum Victory has soft launched 2
nd
 phase, aptly name The Face II @ Victory Suites. Read on.

Masterplan

Developed over 3 phases, 1st phase 51 storeys Platinum Face was completed in 2016 where 2
nd
 phase The Face II just previewed recently. Developer has been pretty muted about overall masterplan for Platinum Face and couldn’t disclose much what would be their plan for phase 3. However, a quick Google revealed the following

“
The FACE project is a mixed-use development on 4.8 acres of freehold land at Jalan Sultan Ismail, Kuala Lumpur. To enrich and enliven the fabric of Kuala Lumpur’s city centre, a public park is created. Set within it are three towers – two 5-storey SOHO (Small Office Home Office) towers and a 50-storey Office / Hotel tower. The two SOHO towers sit atop an 8-storey car park podium. These two blocks are arranged in an L, a configuration that maximises each unit’s view of the urban park below as well as the city skyline. The final block, the Office/ Hotel tower, is aligned with Jalan Sultan Ismail. This alignment places it as a significant landmark and simultaneously allows it to be an attractive buffer between a key route through the city and the street-level urban park that is the heart of the FACE
.”

Artist Impression Masterplan of Platinum Face (Source:
http://gdparchitects.com/2015/?project=face-platinum-suites
)

Propcafe feels that developer should be more transparent in the overall masterplan as any prospect buyers deserve to be informed (whether they ask or not) what is the overall plan, architectural, timeline etc. for the completion of the masterplan. Some buyers are particular about views may not be aware that future view will be blocked by 3
rd
 phase. Furthermore, some buyers may not comfortable with construction (which happening now with phase 1 where phase 2 construction re-start recently where workers were seen).

This review will solely focus on the 2nd phase, The Face II @ Victory Suites.

Location

The Face II is located off the main artery of KL City, easily accessible from Jalan Sultan Ismail and within a quick reach from Dang Wangi LRT station and Bukit Nanas Monorail Station

The Face II Location

For groceries, shopping and eating, heritage row and Quill City Mall is just within the walkable 500m. KLCC is just slightly further away and reachable by walk or a hop away from Dang Wangi LRT Station. If you would to venture to Imbi, Berjaya Times Square and Bukit Bintang, it is reachable via Bukit Nanas Monorail Station. In short, the location is quite convenience within the KL City.

The Face II Location and Amenities within 500m radius

 However driving is slightly trickier. If you are coming from Bukit Bintang or KLCC, you need to make a U-turn at traffic light heading to Jalan Raja Laut which is easily 1km away. During the peak afternoon, it can be frustrating experience due to heavy traffic congestion along Jalan Sultan Ismail.

Façade and Concept

Similar to Face 1, the façade is pretty clean and modern and the façade is divided to low, medium and high zone. Window cladded almost from floor to ceiling, allow natural sunlight to bask inside the unit.

The Face II Artist Impression

Consists of 51 storeys, The Face II consists of Double Volume Lobby, 8 levels of carpark where it is connecting with first phase The Face. From Level 9 to 22 is the hotel floors that retained by developer (not for sale) and SOHO floors from 23 to 50 consists of 476 units. The rooftop will include infinite swimming and 2 storeys building which will house bar and restaurant, gym and multipurpose hall.  There will be 8+1 lifts serving the whole block.

The Face II Scale Model

Layout, Show Unit and Finishes

There are in total 17 units per floor ranging from 770sqft to 1600sqft.

Type

Size (sqft)

Configuration

Total Unit/Floor

Orientation/ Facing

F*

1140

2 bedrooms + 2 bathrooms

1

North-East/ Titiwangsa

G*

1100

2 bedrooms + 2 bathrooms

6

South-West/ KL Tower

H*

1030

2 bedrooms + 2 bathrooms

5

North-East/ Titiwangsa

J*

1160

2 bedrooms + 2 bathrooms

1

East/ KLCC

K*

1600

3 bedrooms + 3 bathrooms

1

North-East/ KLCC

L

770

2 bedrooms + 2 bathrooms

1

North-West/  N/A

M

1210

2 bedrooms + 2 bathrooms

1

South-West/ KL Tower

N*

1150

2 bedrooms + 2 bathrooms

1

South-East/ KLCC

*The unit layout is feasible to be converted to dual keys with modification on the wall.

Regardless the size, all unit will come with one carpark. Interestingly, there are no studio and 1 bedroom configuration in SOHO. This is probably to avoid competition with Hotel floor where the configuration consist of studio.

The Face II is SOHO with residential Schedule H title. Therefore, throughout the layout the pantry (instead of kitchen) and office (instead of living and dining) area are being used. Interestingly… All units on south side has balcony where else on North side without any balcony. Propcafe wonders what the balcony will be used when 3
rd
 block is coming up and blocking all the view.

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Layout F to N

As mentioned earlier, by adding partition and creating a foyer, a dual key setup can be created. Example as type G and J below. For owners who wish to rent out separately to long term tenant or airbnb, dual keys is probably a good idea to gain higher rental yield.

The Face II Proposed Dual Key concept

Type H and K show units are available for viewing. The ceiling height is quite generous with 10.5ft from floor to plaster ceiling height. All units are fully furnished with plaster ceiling, lightings, ID, electrical appliances and loose furniture. What you see is what you got with exception of decors such as arts, glasses, cutlery, flowers etc., it is hassle free where owners will get fully furnished unit and ready for occupancy or to be rented out.

Propcafe cannot help but feels the ID is catered for Chinese market. Marble is used throughout the unit including bedrooms and bathroom. The furniture, granite dining table top etc. seems to cater to Chinese market taste… Even the brochure is in Chinese language! That’s on top of the main contractor, MCC Overseas has been appointed as main contractor for The Face II! Despite developer is still Platinum Victory, apparently the construction, sales and marketing will be driven by MCC Overseas, a contractor from China.

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 The Face II Type K

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 The Face II Type H

For type K, despite the size 1600sqft with only 3 bedrooms, the 2
nd
 and 3
rd
 bedrooms feel very tight. This is attributed to a lot of space wastage from the foyer to the office area.

There is another show unit for hotel which is quite appointed with standing bathtub. However according to the salesperson the hotel suites will be retained by developer for their hotel business.

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The Face II Hotel Suites

The Face II Lobby

Facilities

The biggest selling point of this project in Propcafe’s view is the majestic KL skyline view from the rooftop infinite pool.

The Face II Rooftop Facilities

The Face II Infinity Pool

The Infinity pool @51th floor will soak in all the KLCC and KL Tower view and depends on the plan for Ex Lai Meng School piece of land, the view should be pretty stunning. Unfortunately once the Face II is up, it will partially block the view of rooftop facilities @ The Face phase 1.

Aside the infinite pool, the usual amenities such as bar and restaurants, gym, hall etc. which is pretty basic. Even there are no amenities at podium level @ 8
th
 floor.

View and Facing

Propcafe went up to The Face rooftop to check out the infinity pool and boy, Propcafe came out quite impressed. The view is simply amazing and stunning and Propcafe can understand why The Face is one of more popular AirBnb hotspot.

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The View From The Face Phase 1

Propcafe also noted that Sky Suites is constructing the sky facilities with similar concept such as infinity pool etc. on rooftop. For Propcafe review, click the link below.

https://propcafe.net/propcafe-review-sky-suites-klcc/

Price and Maintenance Fee

The maintenance fee inclusive the sinking fund is set at RM0.55psf and even with smallest size 770sqft, the minimum outlay RM425 permonth. Quite a hefty sum since the amenities is pretty much basic and developer is generating income from the bar and restaurant.

Now come the most important piece of information.. What would be the price? The price starts from RM1,800psf onwards with RM3k per floor increase. For smallest size 770sqft, the current available cheapest price is RM1.548million, translated into RM2,000psf. Bear in in mind, this unit layout type L has NO VIEW as the rooms and minuscule window@ office is facing the rear of Type F. The biggest layout type K, is priced at cool RM3millions…..

The Face II type L facing

Conclusion

The biggest concern in the KLCC is oversupplies of high end properties where every year there are at least 2-3 properties completed. The Face II seems to be targeted at Chinese market where the ID, brochure, contractor are suited to Chinese language and their taste.

The biggest concern if you plan to use the property as Airbnb, you will have big competition from hotel floors within The Face II, the much cheaper price from The Face phase 1 and as well Summer Suites and Fraser Residence. The price is also a killer with minimum of RM1800psf. Another experience that PROPCAFE would like to offer… never invest a property where majority is foreign investors….

Till then, happy investing!

From,

Propcafe Intern

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PROPCAFE™ Review : The Grand SS15 Subang Jaya

The Grand SS15 Subang Jaya

First thing first where is Subang Jaya?

Located along Federal Highway, distance to KL approximately 20km. Ok enough, please use google map or waze!

Subang Jaya is always a vibrant place in our books as it is the home of some well known colleges such as Inti College and Taylors College. So this is where the young crowds are hanging out!

Amenities wise Subang Jaya has everything. Malls, Cinema, all banks, all sorts of cafes, wet market, bakeries, fast food restaurants , pharmacies, clinics, hair salon, cyber café, post office, mamaks. Everything!

SS15 Subang Jaya

Meanwhile the center of gravity of Subang Jaya is SS15.  This is the commercial center of Subang Jaya. Always busy during weekdays, finding a car park during business hours can be frustrating. Very often you can see double park everywhere.

What brings PROPCAFE to Subang Jaya?

We all like cafés, don’t we. SS15 Subang Jaya is home to many many cafes, if café hopping is your thing, you can easily café hop a handful especially along Jalan SS15/8. SS15/8A and SS15/4D.

Then we saw this! The site of the well known Asia Café was cleared off to make way to new development, The Grand SS15 Subang Jaya.

History of The Grand SS15 Subang Jaya Project Site

We believe many Subang Jaya folks were shocked to learn about the closure of Asia Café.

Asia Café was one of the landmark of Subang Jaya. It was a place to gather for friends and family, for football nights, street food style of makan makan, dota@cyber café, all night long! It was ‘D’ hangout place for Subang Jaya!

https://www.thestar.com.my/metro/community/2017/08/17/asia-cafe-regulars-shocked-to-hear-news-of-its-impending-closure/

Some Subang Jaya old timers would probably know this, this very site before Asia Café was a cinema, yup cinema, then snooker center, horse/duck racing machines. Lol. How time flies!

SS15 Subang a carpark lots deprived place.

Despite having this newly built MPSJ multi storey carpark, still it is painful to look for open space carpark.

Let’s look around the site shall we.

About the The Grand SS15 Subang Jaya Project

Developed by Mediaraya Sdn Bhd, The Grand SS15 Subang Jaya is a SOHO development sat on a 2.05 acres freehold land and has a gross development value (GDV) of RM277 million. The project consists of 2 towers of with total of 483 units of SOHO. Tower 1 is 31 storeys with 315 units SOHO and the Tower 2 is 14 storeys with 168 units SOHO. This is a proper SOHO meaning it is based on schedule H SOHO (not office title). So each unit comes with minimum 1 carpark. While the highest floor will have 1 tandem carparks. The project is expected to VP in 2021.

As of now, Tower 1 is having its soft launch!

There is only one type of layout for Tower 1 & Tower 2, the size of the layout is 563 sqft comes with 2 bedrooms, detached toilet (1 side for shower, and another side for the toilet bowl).

All units are with north and south orientation.

There are 15 SOHO each floor. Density wise, tower 1 is higher than Tower 2. However Tower 1 units are mostly semi-detached. While Tower 2 units have joint walls like terrace.

The specifications of the SOHO:

Level 1-2 will be for retail and F&B purpose. While level 3-9 will be for carparks and level 10 will be the facilities floor.

A quick glance at the facilties floor, very basic facilities are being offered, there is a multipurpose hall, management office, swimming pool, a gym, an indoor basketball court, barbecue pit, and open playground on level 10 podium. Hence they translate to a relatively affordable maintenace fees of RM0.33 psf or less than RM200 per month.

Major insfrasture at SS15 Subang Jaya

Kelana Jaya Line Station KJ29 SS15

The Grand SS15 Subang Jaya is walking to the SS15 LRT station as it approxiamately 500m away. Some may argue 500m is too far and it is uncovered. However you are familiar with SS15 shoplots, the shops along SS15/8A are ‘connected’ all the way to SS15/4D where the LRT station is situated. The corridor of the shops in SS15 forms a good covered way walk to the LRT station. And the fact that most of these shops are mostly eateries, convenience shops, you probably would not notice the distance, rather attracted to the distractions.

So basically rain or shine, you will be able to walk to SS15 LRT station with a good 5-10mins stroll. The stretch at SS15/8A are relatively busy all day long, as there are couple of 24hr mamak, namely Darussalam. This is mamak has been there for ages! Not to mention food trucks, burgers etc etc. The quieter part would be from the multi-storey carpark to the site, well, if it is late, why not take a detour via the Guardian, CIMB Bank, RHB Bank Mcdonald’s row along SS15/4D.

Site Review

The Grand SS15 Subang Jaya is right next Starbucks SS15 Subang Jaya.

From the site hoarding we can see that The Grand SS15 Subang Jaya land borders with Myplace apartment.

It is also right next to Inti College.

Taylor’s college used to be along this stretch too. But they have moved to Taylor’s lakeside campus since last year.

https://www.thestar.com.my/news/education/2017/11/05/taylors-college-announces-move-to-lakeside-campus

Sales Office Visit

We really like this location a lot and eager to find out more about this, we then headed to the The Grand SS15 Subang Jaya sales office at The Grand @ Kelana Damansara Suite at Kelana Jaya. (Since when Kelana Jaya is Kelana Damansara??)

The Grand Kelana Jaya is located along LDP, nearby Giant Kelana Jaya.

This is the completed project by the developer. There are 2 on-going projects presently undertakan by the developer, one being The Grand SS15 Subang Jaya, another of is at The Grand SS13 Subang Jaya. The brand of the developer seems to carry ‘The Grand’. As to whether the product itself is ‘Grand’ we shall let you be the judge.

The Sales office of The Grand SS15 Subang Jaya is located here.

The anchor tenant at The Grand @ Kelana Damansara Suite at Kelana Jaya

This is The Grand Kelana Jaya Reception Concierge. The Sales office is just right next to the reception. You can’t miss it, really.

Let’s take a tour of the The Grand sales office shall we.

With a size of typical retail shoplot, The Grand is a very basic sales office set-up we would say. The office is equipped with some pre-arrange tables for discussion. Mineral water is offered though.

As of the time of visit, we are given product brochure, however, the scale model was not available. So the brochure and these blown up pictures would serve to provide the information of the overall development.

2D information photos are not very helpful especially when buyers intends to get a feel of the facade of the building, tower structure proximity and orientation, unit facing, facilties floor, road access, etc etc.

Access to the The Grand SS15 Subang Jaya

Not great if you are driving. Driving through this Jalan SS15/8A  stretch is a nightmare especially during office hours. You have to turn in from Jalan SS15/4D either from Maybank or McDonald’s and make a turn into Jalan SS15/8A. Alternatively you can come in from Persiaran Jengka and turn in to SS15/4D, Darussalam side and turn in to SS15/8A.

On the other hand if you are not driving, well, easy, just get someone to drop you off along anywhere in SS15, and you are home within 10 minutes walk.

Tower 1 & Tower 2 Site Plan

For Tower 1, there are 4 lifts serving the building, while for Tower 2, 3 units. All lifts are tucked into one side of the building, where ideal placement would be in the middle.

Then the hot button issues such as common corridor, what would it turn out to be? Then the lift lobby designs would it be appealing. All these are unknown. But paying for RM800+ psf SOHO, expectation from purchaser will be high. All these information needs to be communicated upfront.

(Remember this viral post at our
Facebook
 page?

North views

A quick comment on the tower site plan, the North View are basically facing My Place apartment, that is a low rise department and the low rise shop lots. As the residential units starts from level 10, basically all residential units will not have wall paper view or view direct facing to a concrete wall.

South views

Meanwhile the major obstacle for south view are 3 storey high shop lots along Jalan SS15/8A.

Again as the residential units starts from level 10, basically all residential units with their balcony facing South will have an unblocked view.

We would say both north and south facing of The Grand SS15 Subang Jaya are fine, as the surrounding are mostly low rises. If you prefer quieter neighbourhood maybe a north view will a choice. As the south view is near to a busy road but comes with Bandar Sunway view.

Layout review

There is only 1 layout. Nothing else. Yup including entire tower 1 & 2.

Layout wise, practical and squarish, Room 1 able to fit a queen size bed, or 2 single beds, while room 2 can only fit a single bed.

Balcony for clothes drying while yard is for the washing machine. Here comes the interesting part, the unit doesn’t come with a en-suite bathroom but 2 separate cubicle. 1 for shower, and another for towel bowl. At 850psf, can’t the unit comes with 2 bathrooms?

This is like going back into time, even 20 years back time, common for low cost home or single storey landed home. Or was it like hostel kind of toilet design.

We thought the SOHO should have at least 1 ensuite bath, while another for common bathroom.

The more we analyse about The Grand SS15 Subang only add more to what we thought what is the vendor is trying to sell? A Student accommodation!

Show Room Review

The show flat is available for viewing in the sales gallery at The Grand Kelana Jaya.

This is the artist impression of the show unit.

Then this is the actual show unit picture. You may refer to the above floor plan and compre.

Living room looks like this. What is missing here are walls. A lot of walls are missing.

Check out the flooring, in the brochure it stated tiles/vinyl flooring, what you see may not be the final product.

Living room and balcony. Looking at the façade not sure if the final product will be full height sliding door. Perhaps this can be collaborated with scale model when it is available.

Room 1

Check out the room, well, it fits with 2 single beds.

Room 2

Room 2 is cramp even with just 1 pc single bed.

Kitchen and Dining

Very basic kitchen setting, while dining table has to be placed near wall. We are told no kitchen cabinet given.

Toilet & Yard

Next the kitchen will be the toilet. Do bear in mind what shown here is not in accordance to the brochure, there should be a sink seperating both toilet, these 2 doors are for your imagination only.

In fact the whole show unit is just to help you to give some idea on how your unit show look like but should not rely them entirely.

Take this: The door where the boy is standing, is a yard! When you walk in the yard, it is an office. Don’t ask us why, ask the developer please.

What do we think about the show unit?

Seriously we don’t like it. Let’s not talk about ID, as it can be very individual kind of thing.

Here comes:

Misleading show unit

The show unit is misleading at most. The very basic principal of providing a show unit is to have a close mock up of your future home.

Unfortunately, the more we see, the more confused we are.

First there is no wall. This is the most critical part.

Second, the toilet provisions are not done right. There are just mock up doors, then there is supposed to be a sink in between. Size of the toilets and the type of fittings used? Honestly we have no idea at all.

Third, we have no idea on the size of the windows and its material used.

Forth, perhaps due to cost concern, it is a cost down show unit within a show gallery, build up could be a constraint.

Why build it if there is not enough space? (Just do it?)

Ceiling height we are told to be 10ft.

Lastly, the show unit is nothing like the brochure.

It feels as if a half-hearted effort.

We see very little effort to showcase the product. The show unit can be further improved!

Pricing & Freebies

There are 2 type of pricing, corner or intermediate, they are carbon copy with similar layout.

Difference between corner and intermediate unit.

The corner unit price starts from RM505,500 before 6% rebate, free legal fees, comes with 1 tandem carpark (some say it’s 2 unit of carpark), free air-cond and free shuttle to LRT. Some sample pricing as below. Each floor up RM1k.

The intermediate unit starts from RM490,500 6% rebate, comes with minimum 1 carpark.

All highest floor units at level 31 are priced at RM525,500 before rebate and comes with tandem carpark.

Corner Unit

Price (RM)

Intermediate Unit

Price (RM)

1-11-01

505,400

1-11-08

490,500

1-18-01

512,500

1-18-08

497,500

1-20-01

514,500

1-20-08

499,500

1-26-01

520,500

1-26-08

505,500

1-31-01

525,500

1-31-08

525,500

The Grand SS15 Subang Jaya SOHO?

The product’s form of The Grand SS15 Subang Jaya is SOHO.

After examining the substance, the configuration of layout, the end product, we reckon it is a mass produce hostels in the making.

Some tell tale signs are, all the units are having the same layout with no frills facilities. 15 units packed into 1 floor. While the density of the project is high at approximately 240 units per acre.

SS15 Subang Jaya Student Housing Market

There are handful of student campus, college in Subang Jaya, namely Inti College. Taylor’s college used to be here but already moved out.

So there are demand for students housing in SS15 Subang Jaya. If you look around SS15 Subang Jaya it is quite easy to spot them. There a lot of terrace homes in SS15 Subang Jaya were leased out to students.

The rental for each room is approximately RM800-1000 depending on the size of the room, with or without utility fees.

To Invest or Not Invest

With LTV70% the monthly repayment of RM1,600 and maintenace fees of RM200.

Assuming the unit can be leased out to students at RM2,000 to RM2,200, The Grand SS15 Subang Jaya could be very good cashflow play.

For own stay, this project may not be ideal. We feel that the layout of the unit is not ideal for a matrimonial home, for most master bedroom comes with ensuite bath.

With assumption that most units are to be leased out for student housing, where it is hard to control the maximum pax allowed for a unit. We will not be surprised each unit to squeeze maximum numbers of students. Then would it be your cuppa with students crowd, where run and tear of the common facilities could possibly deteriorate faster than usual.

The Verdict

Pros

We like the location of the project, one of the best location in SS15 Subang Jaya.

Low absolute quantum from RM461,000, limited supply and almost no such similar product in SS15 Subang Jaya for many many years?

It is a vibrant commercial scene, hipster place, with lots of young crowds, good rental demand.

All units comes with minimum 1 carpark and walking distance to LRT.

Cons

Track record of the developer.

Uncertainty on end product delivery of this 820psf project.

Retail and F&B components at level 1-2 still unknown.

Access to the project is jam proned and elevated carpark from level 3-9, why not basement car park?

The Conclusion

Never mind about what we say in this review, for tower 1, is it almost 50% booked…..and FYI booking fees is RM1250.

Feeling intrigued after reading our review? You may leave your comment here and we will response.

Or alternatively you can comment at our
 facebook
 page.

Finally do head down to The Grand SS15 Subang Sales Gallery to find out more information about this project:

Happy investing!

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PROPCAFE Review : The Grid @ Jalan Kia Peng By MRCB

There are always fear of oversupply of high end residential market in Kuala Lumpur. After the market taking a breather during the Financial Crisis 2008, developer started to launch again and by first half of 2015, close to 5000 high end residential properties expected to come on-stream in Kuala Lumpur (source: Knight Franks’ 2
nd
 Half 2014 report). The notable project is such as Le Nouvel by WingTai, Horizon by HapSeng, G Residence by Tan & Tan etc.

Supply of the incoming high end condominium in Kuala Lumpur from 2009-1
st
 half 2015

The party doesn’t stop here. In 2015, renamed as 8KiaPeng, the project was previewed with indicative of closed to RM2000psf. Similarly 8Conlay by KSK, interested buyers could drop to indicate their choice units with average price of RM2500psf. Other notably project such as Cecil Central and also bring us to this review.

More popular with their commercial project such as KL Sentral and fresh from completing the merger with Gapurna, MRCB has sold their stake in their portfolio (Platinum Sentral and Nu Sentral) for some asset rationalization. They have embarked in diversification and bought German Embassy Land recently they have launched a new residential project in Jalan Kia Peng, called The Grid.

Location, Accessibility, Amenities

Located alongside Jalan Kia Peng, this 1acre leasehold project is sandwiched in between Top hat restaurant and Ampersand. Under the Propcafe Zoning (
https://propcafe.net/zoning-of-klcc-properties-zone-1-and-zone-2-where-and-what-to-investbuy/
), The Grid falls under the Zone 1. Away from the usual bustling and noise of KLCC, The Grid located in the more serene and peaceful part of Jalan Kia Peng.

The accessibility is great. There are myriad ways where you can go in and out from/to grid via the web of the roads around The Grid as illustrated below. In PROPCAFE view, this is one of the biggest selling points of the development.

Location, Accessibility and Amenities

Some development despite the superb location they always forget despite being in the city centre, they need to drive and some roads will be clogged with traffic during the peak hours. Some roads are one way and if you are coming from certain direction you will need to make huge detour before reach your abode. Not with The Grid. There are so many options that you can take to skip the traffic. You just need few days to get yourself familiar with the road network.

Being inside the KLCC, The Grid is close to all the amenities. Check out the developer website with comprehensive information.
http://thegrid.com.my/page/location.html#

Worth to highlight for those who have health concern that require proximity to hospital, one of the best equipped hospital in Kuala Lumpur, Prince Court Medical Centre is just 5 minutes walking distance away from The Grid.

Development Feature

Façade of the Grid

MRCB has put up quite a bold façade with raw concrete feel on the exterior. There are sample of the expected finishes in the sales gallery itself. To lend more feel on the exterior, steel mesh (or Grids) are installed intervals of the window.

The Concrete façade with varying steel mesh

Consist of 277 units, this 36 storeys single storey building is built on 1 acre of leasehold land, a rarity in KLCC where most development are on freehold land. The density is acceptable and compared to some new development in KLCC such as Vipod (44ounits@1acre) or Vortex (442@0.7acre), it is considered as on lower density. Each unit is entitled of minimum 1 carpark with larger units (type B and C) allocated of 2 carparks. 4 nos of common lifts are serving the condominium. Level 2-7 is for parking with facility deck is on level 8. Residential unit starts from level 9.

The facilities are pretty much basic and it is understandable given the small size of land. The basic gym, swimming pool, BBQ Deck, children care etc.

Facilities Deck

In general there are 3 typical layouts A, B, C

Type

Size (sqft)

Configuration

Carpark Allocation

A/A1/A2/A3

828 & 871

1+1 bedroom

1

B/B1/B2

1022 & 1065

2 bedrooms

2

C/C1

1173 & 1206

3 bedrooms

2

All the layouts can be viewed from the developer website (
http://thegrid.com.my/#!/floor-plans
). Essentially some of the minor tweaking differentiate the layouts for example type A1 is without the patio versus larger type A. There are 10units/floor.

There are show unit for type A and C. The size is pretty much generous for living and dining however the bedrooms size is quite small even for the master bedroom. Open style kitchen and yard is provided for type B & C. However, it seems that no balcony for any type and if you need some outdoor space, only type A with patio is your choice. In general, it is a safe layout.

View, Finishes and Furnishing

There are quite a number of empty land surrounding the Grid which will be developed in next few years that will render most of the views will be blocked. On the North for example, Tan & Tan has a plot of land and German Embassy Land will be developed by MRCB as well. The Top Hat site was told by the sales person that it’s acquired by MRTCorp as one of the ingress/egress of MRT station. On the South side, PHB plans to redevelop the 6.8acres ex KLRCA land (source: http://www.theedgeproperty.com.my/content/phb-plans-integrated-development-bukit-bintang). Therefore, the views that we see at the site today might not be there few years down the road.

View and Orientation

MRCB offer all the units fully furnished. The buyers could opt for partial furnish package where fully equipped kitchen, air cons and water heaters are given. During the VP, MRCB will refund RM50K for type A, RM80K for type B and RM100K for type C for opting out fully furnished package.

What you will get for fully furnished package? What you seen in the show units with exception of decorative items is what you will get from the fully furnished package. It is pretty much moving in condition and buyers just need to bring the suitcase to move in. There are two show units – type A and C.

Show units for type A

Show units for type C

There are some of the nice ID touch for example TV back panel which we want to do ourselves it probably going to cost a bomb. For the prospect buyers if they buy for investment, they may able to do the fully furnish with substantial lower cost. However 4 years down the road, the Ringgit may even getting you lesser and you may even need to spend more to get the ID up there. If you are buying for own use, it is question of preference and whether you like the ID and the concept Some may not like the idea of identical ID across all the units. PROPCAFE personally think there are too many glasses used throughout type C. there are glasses on the wall, on kitchen cabinet and at wardrobe. The glasses are everywhere! So, it is question of preference.

Pricing and Financing Scheme

The prices varies slight depends on the type and orientation. The price starts from RM1,400psf to RM1,460psf for the fully furnished lowest floor. Each floor the price increased by RM3-4k, depends on the size.

At the moment, developer is offering some financial package on all the units and as mentioned above, cashback if you if you do not opt for the fully furnished package. The pricing & financing package might be revised depends on the response. Do check with the salesperson.

Prospect and Catalyst

One of the biggest catalyst is the upcoming MRT2 linking Sungai Buloh and Putrajaya. One of stations, Station S18 (Conlay) is the closest station with The Grid. Not only that as mentioned earlier, the Top Hat land will be acquired by MRTCorp to be used as one of the ingress and egress for the Conlay station. If the plan is go ahead, The Grid will have direct access to the station which will increase accessibility to the residents of the Grids.

Once KSK complete with 8conlay project, there will be retail mall within a short walking distance away from The Grid. Also KLCC is currently constructing another Cesar Pelli’s iconic development that located next to PETRONAS Twin Towers.

Other matter

The maintenance fee is expected at RM0,50psf, pretty much standard for KLCC residential property. The physical works are expected to start next month with booking converted to SPA. The condominium is expected to be completed in 48 months.

Verdict

At the time of visit, the booking status is approximately 60% with SPA signing expected from next month onwards. Given current soft property market especially high-end product, it was considered as respectable rate. The Grid provide a good value entry for prospect buyers who are looking for decent size condo in more serene location of the KLCC. There are too many large size condo beyond 2000sqft and past few years there are waves of compact sizes being launched. The Grid is slotted in between those market. However MRCB is not a strong player in residential high end condominium and will be interested to see the delivery and the execution of the project. The show unit will illustrate what buyer see is what the buyer will get. However, the leasehold maybe detrimental for certain buyers who insist on freehold status.

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PROPCAFE™ Peek : The Klang Valley MRT project

Klang Valley MRT Project

MRT Underground Works

Cochrane Station

Maluri Station

Station Leisure Mall

We are really looking forward for this day to come!

Will this booster able to transform KV?  I am more incline to see how much especially these 3 stations Cochrane, Taman Maluri and Leisure Mall  will be able to  change the face of Cheras and the influence to the properties aligned within these stations.

There are people when investing on new launches will try to justify their buy based on the future MRT stations…. but come to think about it…what if it never happens?

Think about it…..

For me if have is a bonus but I will never factor this as my primary reason to bang my money on it!

Good luck!

For more on MRT , you can refer to below sites

MYMRT
 &
KLMRT

[UPDATE] 2018

PROPCAFE™ Review – MRT Related Property Development

PROPCAFE 360 Degree View : Klang Valley MRT @ SBK Line Phase 1 – First Try!

PROPCAFE™ Review : Aster Residence @ Cheras Hartamas – Accomodation ◦ Transformation ◦ Connectivity

PROPCAFE™ Review : EkoCheras @ Cheras – The Overall Development

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

PROPCAFE™ 360 Degree View : Arnica Service Residences – Tropicana Gardens @ Kota Damansara by Tropicana Corporation

PROPCAFE 360 Degree View : Arnica Service Residences – Tropicana Gardens @ Kota Damansara by Tropicana Corporation

PROPCAFE™ Peek: Lavile Kuala Lumpur by Orando Holdings

PROPCAFE Review: Rica Residence Sentul @ Jalan Ipoh by Fajarbaru

Rica Residence Sentul

PROPCAFE Review : 16 Sierra @ Puchong South By IOI Properties

16 Sierra Puchong South

PROPCAFE Review : Sunway V Residences 2 (VR2) @ Sunway Velocity, Jalan Cheras

Sunway Velocity Mall Aerial View

PROPCAFE Peek : Saville @ Kajang By MKH

PROPCAFE Peek : Saville @ Kajang By MKH

PROPCAFE Peek : D’Sara Sentral (By Mah Sing) & SqWhere (By SDB) @ Sungai Buloh [Nov 2013]

Sqwhere….left is resi n rite is sovo

PROPCAFE Review : Tropicana Gardens – Bayberry @ Kota Damansara By Tropicana [Mar 2013]

Tropicana Gardens – Bayberry @ Kota Damansara By Tropicana

PROPCAFE Review : Maxim Residences @ Cheras By Trillion Maxim [Feb 2013]

Maxim Residences @ Cheras By Trillion Maxim

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PROPCAFE Review :The Pano @ Jalan Ipoh By OCR

The Pano Jalan Ipoh Review

For the past few years at this part of Kuala Lumpur, Sentul has been taking the shine from Jalan Ipoh with launches in Sentul East and West. Subsequently more launches deeper in Jalan Sentul such as 1Sentul, Panorama Residences, Bayu Sentul, Maxim Citilights, Skyawani and UOAs’ projects. The incoming supplies from these new launches will be amounted easily to more than 5000units within next 4years.

The new launches along Jalan Ipoh (until Kepong Roundabout)  have been pretty mute with exception of Putra Majestic and Viva Residences. This might be attributed to lack of empty land available for development. However Jalan Ipoh skyline expected to be changed with the UOA’s massive 28acres which 1
st
 phase expected to be launched somewhere around next year. While waiting for the highly anticipated launches from UOA, property hunters currently need to settle with project such as Crown28 by Yuk Tung group and The Pano by OCR

Location of The Pano

OCR might not as well-known developer as other big boys such as SPSetia, EcoWorld, YTL, MahSing etc how the boutique developer has their own fanbase. At the time of writing, the Pano’s block A with 144 units have been fully booked where block B was 30% booked.

Located on the 1.8acre of commercial freehold land, The Pano located along Jalan Ipoh franked by landmark Honda Service Centre on the North and Mercedes showhouse on the south

Location of The Pano@ Jalan Ipoh

One of the selling point of Jalan Ipoh is the accessibility and all amenities are within short driving distance. From The Pano to KLCC just a short driving distance via Jalan Ipoh and if you need to got use NKVE, Mont Kiara or to PJ/MidValley/KL Sentral, jus use the elevated Duta Flyover which tranverse the busy Jalan Kuching.

Map of The Pano

Jalan Ipoh is famous with the melting pot where Indian, Chinese and Malays food congregated. Just ask local lang where are the famous curry mee, dimsum, nasi lemak and they will able to point you the direction.

Hospital, school, parks, temple, mosque etc all are within short driving distance. It was not surprise given that Jalan Ipoh already quite a mature neighbourhood.

Overview of The Pano

Façade on the first impression was not striking as giving long impression. It’s safe façade that probably acceptable to most buyers that would like to buy a place within the locality of Jalan Ipoh.

The scale model of The Pano facing south

The scale model of The Pano facing north

There are 2 blocks located on 5 storeys of carparks and retails. On the ground, there will be 8 lot of retails that will be retained by developer for tenant control mix. Visitor carparks on the basement where the resident carparks are from level 2-5. Level 6 are where the pool and multipurpose hall located. There are 144 units on block A situated level 8-23 and 219 units in rear block B situated in level 6-26. There are rooftop facilities located at level 25 & 26 in block A.

Both blocks are served by common 5 nos of lifts

Facilities

The typical myriad of facilities offered such as 20m (seriously?) infinite pool, children playground, sky gym, bbq, 25m lap pool etc

Level 6

Level 25 & 26

The main selling point would be the 25m lap pool located on the 25
th
 floor with majestic KL Skyline view.

The Pano Layout, Finishes and Freebies

In general there are 6 layouts

Type

Size (sqft)

Configuration

Carpark

A

692

1 bedroom

1

A1

609

Studio

1

B

812

2 bedrooms

1

B1

826

Dual Keys (2 bedrooms)

1 (2 carparks above 21
st
 flr)

C

983

2+1 bedrooms

2

C1

1003

3 bedrooms

2

All the layouts are available in the website
http://www.thepano.com.my/floorplan/

In general, PROPCAFE was not impressed with the layouts. During the visit at the showhouse type A, the Living and Dining area were narrow and longish. Upon measure, the width was just tad below 10ft. Also, no Asian kitchen provided and it will pose issue for family who like to do Asian style cooking. PROPCAFE also noted with exception of type C1, none of the units have yard and therefore families need to buy washer and dryer or dry the clothes at the balcony.

Sample interior of the showunit

Bedroom is provided with laminated flooring where living, dining and kitchen provided with porcelain tiles. What else provided? In general… almost nothing else.. the unit comes in bare without fittend kitchen or electrical appliances…. not even AIRCON POINTS.

The ceiling height was quoted as 11ft which is a bonus for the owners.

The Pano Price

Currently developer is offering attractive rebate and absorbing SPA and Loan Agreement legal where buyers only paying MOT, Loan Stamp Duty and Miscellaneous expenses.

The most pertinent question most buyers will ask was how much for each unit? For type A, currently the cheapest was RM550K nett, which worked out to be RM795psf. Each floor is approximately RM2k price increment. The dual key type was slightly more expensive with price starts from RM820psf.

What Else?

Well the maintenance and sinking fund is expected to be RM0.39psf, which currently quite standard for such condominium. Furthermore cost is going up and with gst, the maintenance fee is no longer cheap. The construction will starts end of this year and will take 3.5 years (42months) completion and expected to be completed by 2020.

Catalyst and Summary of The Pano

What author like was the convenience of Jalan Ipoh and with impeding completion of KVMRT2 by 2022, thing looks bright for Jalan Ipoh. However for the price tag RM800psf, author felt developer should be more generous on the fittings and freebies such as water heater, fully fitted kitchen and aircon. This will helps buyers on long run. The high rebate is particularly attractive for investors who are constraint by LTV70. With the closest MRT station about 400m away from the Pano. Residents will have alternate public transport to commute around Kuala Lumpur.

Happy Investing!

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PROPCAFE™ Review: The Pinnacle Seri Petaling

Whenever people talk about Seri Petaling, it is associated with vibrant commercial area AKA wong area and comparable to mature commercial area such as SS2, USJ’s Taipan and SS15. However being wong area, traffic congestion and scarcity of carpark are pretty normal. Just check out the commercial photos below

Recently while PROPCAFE is around the area, we have a quick pitstop The Pinnacle Seri Petaling sales gallery to check out what’s the hype all about. PROPCAFE came out not disappointed. Read on….

Developer background

Pinnacle is quite a new developer and first project was Pinnacles PJ next to Armada Hotel where they purchased the land from MEH. The leasehold project located on 1.73acre with GDV of RM505million. Subsequently they have launched Pinnacle Kelana Jaya. These are commercial/office title project.

Compared to the earlier projects by this developer, The Pinnacle Seri Petaling is a Schedule H Residential project on commercial land.

Overview of Development

Located on 2.6 acre leasehold expire on 2115, The Pinnacle Seri Petaling is located in between Jalan Radin Tengah and Jalan Radin Anum 1. There are 832 units with size ranging from 692sqft to 1022sqft located between 11 – 38 storeys. The units are in general are 2, 2 and 3+1 bedrooms and quite compact in general.

2 level of Basement are for visitors’ parking of the 50 retail lots and 1 supermarket spread across 2 levels. These retail lots will be retained by developer for tenant control mix.

Artist Impression of the retails@The Pinnacle Seri Petaling

From level 3 – 9 are resident parkings and facilities will be located on level 10.  In total there are close to 2000 parkings to serve visitors and residents.

Façade

The Pinnacle Seri Petaling consists of 3 blocks of 38 storeys A, B and C, the 3 blocks form an U surrounding the podium where the swimming pool, gym and generic facilities located. In PROPCAFE’s eyes no matter what angle we look at the scale model, it is quite massive and high density with 320units/acre. Developer fully utilize the space and no pocket of gardens or communal areas to break the façade.

Unit and Floor Layouts and ShowUnit

On first glance, the layouts can be quite overwhelming as there are 20 units layout to be chosen.

http://pinnacle-psp.pinnacleworld.com/place2.html

In general, PROPCAFE thinks the layout is not efficient. For example, with exception of unit type C1c 692 sqft), the 2
nd
 or 3
rd
 bedroom’s window is facing the airwell where it can be quite dark. Also strangely, some layouts the 3
rd
 bedroom (which barely can fit a single bed and wardrobe) is positioned with window facing out rather than more spacious 2
nd
 bedroom. For illustration refer to below.

Unit Layout C2

In author’s opinion, the 2nd and 3rd bedrooms can be re-configured to create more spacious rooms and with bathroom instead of ensuite, it become a common bathroom. And therefore we can eliminate the 3rd bathroom located next to kitchen.

All not lose though. Despite few layouts for 2 bedrooms configuration, nothing are outstanding with exception of type C1c.

Unit Layout C1c

The 692sqft type C1c with spacious 2 bedrooms and 2 bathrooms with both bedrooms facing outside with bright and fresh air. The bedrooms are ensuite with bathroom with bathroom 2 is common as well. There is a perfect size yard and for fengshui believer, the main entrance does not face directly to the lanai/ balcony.

Essentially, the unit comes bare with exception of loose aircon. We will come to that aircon later. The unit will comes with usual frill such s 2X2 porcelain tiles on living/dining/kitchen/Bathroom/ Yard/ Lanai and laminated Timber flooring on bedrooms.  Despite the units will come in bare from developer, do enjoy the photos taken from show unit.

ShowUnit

Facilities

The usual drill of facilities such as gym, swimming pool, clubhouse, multipurpose hall etc on 10
th
 floor. Residents can go to sky deck@38
th
 floor block B to chill and enjoy the KL skyline view.

Facilities List

Artist Impression

Financing and Freebies

Currently developer is providing 5% rebate with legal fee and disbursement for both SPA and loan absorbed by developer. Developer is also absorbing loan’s stamp duty. However the MOT will be paid by buyers.

The early bird pricing was from RM620psf however apparently from the good response since the launch, developer has increased the price by 5%. And from the understanding  with the SA regardless the view and orientation, the psf for every type is the same and price is increased around RM2k for every floor premium. Please check with the friendly SA.

Trivia

Interestingly, developer has provided 2 carparks for all units (Thanks to alert from reader, only for Type C with exception of type C1c, 692sqft. Other type, A & B only 1 carpark will be provided). Kudos to the developer. However strangely, unit on level 11 and 12 are provided with only one carpark. Hm…

Also regardless what layout you choose, developer will provide 3 loose aircon and it is up to you where to install the aircon. PROPCAFE couldn’t help but think that it is one way of developer to save the installation cost.. oh well…. The SA claimed that Developer sell this property too cheap….

The maintenance fee is expected at RM0.28psf inclusive of sinking fund.

About the pasar malam apparently from 14.March it will be relocated to new site at the open carpark.

Pasar malam relocation notice

The construction is already ongoing with the piling works is going on.

Construction progress photos

Conclusion

The density of the project is quite concern however apparently it is has become norm especially project within Kuala Lumpur. This part of Seri Petaling is very wong and there will be fans will aim for the convenience of staying around the area. Of course the parents factor where they buying for their children.

Happy Investing!

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PROPCAFE News : The Residences @ KLCC

Registration is now open .. at the site of the former Bok House …

link is as follows :
http://www.tropicanatheresidences.com/

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

The REV.
O
 @ Bukit Jalil City By MBM Land

[ Exclusive Review brought to you by
PropCafe.Net
 ]

REV.O Bukit Jail Night

REV.O Bukit Jalil Top View

Hi folks! Very sorry for being a little bit late here. Lot of our readers been asking us to share and been waiting for this and really sorry to keep you guys waiting. We just have to wait for the right timing 🙂  Nevertheless just like what we had promised , finally we would like to share with you all here the material that we presented during the  closed door coffee session on 18th October 2014 for this one and the only one of PropCafe property sharing session in 2014 called
The Project REV.
O
 @ Bukit Jalil City
 by MBM Land codename “The Revolver”!

*For those who want to go directly to :
The REV.O @ Bukit Jalil City – REV.Olutionary Lifestyle Office – Part Two

Otherwise please continue to read and scroll down until the end for the link to part 2 The REV.O @ Bukit Jalil City – REV.Olutionary Lifestyle Office – Part Two

The REV.
O
 @ Bukit Jalil City – Introduction

The REV.O Introduction

REV.O Facade

REV.
O
 @ Bukit Jalil City by MBM Land

REV.
O
 comprises
ONLY 421
 units of
FREEHOLD
 revolutionary office suites

Size ranging from306sf to 597sf in a 30-storey tower.

Each typical floor comprises 17 office suites served by
 6 high-speed lifts.

FEATURES

Freehold revolutionary office suites, efficiently sized with a practical layout.

Located within the 60-acre
Bukit Jalil City
, atop Aurora Place and only
 a minute walk
 to the upcoming
Pavilion Bukit Jalil shopping mall.

Close proximity to the nearby
80-acre Bukit Jalil green lung
.

Superb strategic location where comprehensively served by 5 major highway networks.

Only 1km away from the upcoming
Awan Besar LRT station
.

Served by more than
2,500 car park bays at Aurora Place
.

Facilities Sky Pool and Lifestyle Gym.

Air Conditioning Air-Cooled Split Units

The REV.
O
 @ Bukit Jalil City – Location

Propcafe The REV.O Location

REV.
O
 @ Bukit Jalil, Kuala Lumpur

GPS Coord :
3°03’10.6″N 101°40’08.6″E

Designated as

International Zone

Surrounded by by established township
Puchong, Kinrara, Sri Petaling, Serdang, Seri Kembangan & OUG

Approximate Direct Displacement (* Nearest Distance by Car)

KLCC : 12.5km (*19km)

One Utama : 12.2km (*23km)

Sunway Pyramid : 7.2km (*9km)

Mid Valley : 7.3km (*10km)

IOI Mall Puchong : 5.7km (*8.0km)

The Mines : 6.0km (*8.5km)

Cyberjaya : 15km (*25km)

KLIA : 33.5km (*50km)

MBMLand-REV.O-Location

The REV.
O
 @ Bukit Jalil City – Accessibility

Propcafe The REV.O Acessibilty

Major Highways – 6 Major Highways

Lebuh raya Bukit Jalil

KESAS Highway

MRR2

Sungai Besi Highway

MEX Highway

Lebuh Raya KL-Seremban

Train – LRT (*Approximate distance) 4 LRT stations

A. Awan Besar (
Accessible?
) – 1km (There is a BIG question mark whether this station is accessible from Jalil Sutera)

B. Alam Sutera – 1.5km

C. Sri Petaling – 5.0km

D. .Bukit Jalil – 3.9km

The REV.
O
 @ Bukit Jalil City – Surrounding & What’s Around

The REV.O What’s Around

The Ritz 2 Shophouses – 1km

Jalil Sutera Residential – 0.8km

SJK(C) Lai Meng – 0.6km

Jalil Sutera Residential – 0.8km

Jalil Damai Apartment – >50m

The Link Business Centre – 1km

International Medical University – 3.7km

Bukit Komanwel Park – 3.6km

Seri Rakyat Apartment -0.2km

Aurora Place – Right On Top

The Earth Bukit Jalil – 0.3km

Bukit Jalil City Mall ( Pavilion Bukit Jalil ) – Right Beside < 50m

Bukit Jalil Park (80acres) – 1.5km

Cavalry Convention Centre – 1.6km

Technology Park Malaysia – 2.6km

Asia Pacific University Of Tech & Innovation – 3.1km

Bukit Jalil National Sports Complex -3.6km

Bukit Jalil Golf & Country Resort 2.3km

(*All above are just an approximate distance)

The_REV.O What’s Around

The REV.O In And Out

REV.O-Location Plan

REV.0 Surrounding & Amenities

The REV.
O
 @ Bukit Jalil City – Developer Background

Propcafe The REV.O About The Developer

Propcafe The REV.O About The Developer

REV.
O
 is developed under Gemilang Eramaju Sdn. Bhd. (1093926-W) and its majority owned by
MBM Land
Sdn
. Bhd
. (1047181-A,
www.MBMland.com
) via Transformer Trend SB (790956-K).

MBM Land is currently a boutique property developer having projects mainly in Klang Valley and Ipoh.

Their most notable projects todate have been
Menara

MBMR
at Mid Valley
 (
http://www.mbmr.com.my/Automotive/MBMR-s-Business/Menara-MBMR/Introduction/
) and
The Signature @ Sri
Hartamas
. Both these projects are in near VP state currently.

Due to the currency of this project, no information of REV.
O
 can be found in MBMLand website. It should be made available when dusts are settled.

There is no information can be verified on JV with Ho Hup to join develop this REV.O, however there are directors of   same interest in both Ho Hup and MBM Resources.

The REV.
O
 @ Bukit Jalil City – Master Plan

Propcafe The REV.O Master Plan

REV.
O
 will be a part of
Bukit Jalil City

 (
www.bukitjalilcity.com
)

Bukit Jalil City consists of:

Aurora Place
: 64 units of 2, 3, and 4 Storey Shop Office – 5.9 acres

Aurora SOVO
: 209 Units above Shop Office

Pavilion
Bukit
 Jalil Mall

Retail Shop and Signature Office
: Not Launch Yet

RM400million
 or 70% of the shops SOLD

Luxury Park Residence
: 6 Blocks – Not Launch Yet

Hotel

REV.O
: Small Office Versatile Office (SOVO) above Aurora Place Shop office

Propcafe The REV.O Aurora Place

Aurora Place
 by Ho Hup

Aurora Place
: 64 units of 2, 3, and 4 Storey Shop Office – 5.9 acres – Freehold.

Developed by Ho Hup

Built Up: 4118 – 10948 sq.ft.

Completion Date: Sep 2016 (expected)

Rooftop Landscaped Court-yard

Lifts & Escalators

3 Level Basement Car Park

Dual Entrances

From The Star :
http://www.thestar.com.my/News/Community/2013/09/28/Integrating-work-and-play-New-office-development-set-for-launch-in-Bukit-Jalil/

Propcafe The REV.O Aurora SOVO

Aurora SOVO
 by Ho Hup

Aurora SOVO
: 209 Units, 19 storeys above Shop Office – Freehold

Developed by Ho Hup

Built Up: 602 – 1305 sq.ft.

Bedrooms: 1 to 3

Bathrooms: 1 – 2

Price per sq ft: RM682 – 738  Current leftover psf: RM780-840

Completion Date: Nov 2017 (expected)

Swimming Pool

Gymnasium

Rooftop Court-yard

BBQ Area

Community Hall

Propcafe The REV.O Pavillion Bukit Jalil City Mall

Credit to privilege2u from LYN

Pavilion Bukit Jalil by Malton

Regional Shopping Mall: 2 million Net Let-able Area (rival Mid Valley and Bigger than Pavilion KL)

50acre freehold land

Retail Shops

Signature Offices

Luxury Park Residence: 2 and 3 Bedroom. Total 6 Blocks of Service Apartment

Developed by Malton

Service Apartment expected to launch in 2015.

Proposed infrastructure :

Proposed overhead u-turn to Bukit Jalil City from Puchong/Technology Park highway

Pedestrian cross from Bukit Jalil City to Bukit Jalil Recreational park

Propcafe The REV.O About REV.O

REV.
O
 by MBM Land

R evolutionary office suites – Small Office Versatile Office (SOVO)

Freehold

5th to 29th Floor

Majority 17 units per floor

Total Unit:
ONLY 421 units

Studio and 2 Rooms

Size ranging from306sf to 597sf in a 30-storey tower.

306sf, 377sf, 384sf, 401sf, 406sf, 432sf, 596sf, 597sf

Developed by Gemilang Eramaju, a member company of MBM Land

30th floor is Roof Top Swimming Pool

Lifestyle Gym

Each typical floor comprises 17 office suites served by
6 high-speed lift

Propcafe The REV.O Facade

p/s There is a thread at lowyat been discussing about Bukit Jalil City extensively . If you have time you can have a look on the thread –

BUKIT JALIL CITY | REV.O SOVO | AURORA SOVO
, Another megaproject starting very soon (Investment)

Unit Layout Analysis – check out Rev.O @ Bukit Jalil City in the link below

https://propcafe.net/the-revo-bukit-jalil-city-revolutionary-lifestyle-office-part-two/

The REV.
O
 @ Bukit Jalil City – View and Orientation

Propcafe The REV.O View and Direction

The REV.
O
 @ Bukit Jalil City – Specification

Propcafe The REV.O Specification

Pro:

SOVO with Swimming Pool and Gym

More specification than normal SOVO or Office Suite, e.g. laminated flooring, split airconds provided,

Points for Pantry and Water Heater will be provided

Con:

No wall provided for all 1+1 or 2 Rooms units

Lobby will not be as grand as other residential apartment.

REV.O-Specification (Latest)

REV.O Bukit Jalil Roof Top Infinity Pool Overlooking Bukit Jalil City

The REV.
O
 @ Bukit Jalil City – Market, Product & Pricing Analysis

Propcafe The REV.O Adjacent Projects

Propcafe The REV.O Prevailing Market Information

Propcafe The REV.O Prevailing SOVO SOFO Market Information

Price & Product Analysis

All the above apartments and condos are
>600sqft
.

Presently there is
only
one
 relevant product comparable
 to Project REV.
O
,
Aurora Bukit Jalil
.

Aurora SOVOs are marketed at
600-1300sqft 750-800psf
with total absolute price of
>RM600,000
.

However the final leftover 46units are for sale by developer between
RM780-840psf
n
et
.

SOVO SOFO are located all over Klang Valley.

In general prices are
above RM600psf
 and
small sizes
.

Conclusion

Project REV.
O
 is niche product with
lowest entry in absolute amount
 in Bukit Jalil post Pavilion 2 introduction by Malton. The prices is comparable to any SOVO SOFO products in Klang Valley.

The REV.
O
 @ Bukit Jalil City – Risk Analysis & Schedule Payment

Propcafe The REV.O Risk Analysis

The Risks

Completion of Malton’s mall

Success of LRT

Widening of Bukit Jalil – Technology Park – Puchong highway

Completion of retail shops by Ho Hup

Completion of Aurora Hybrid mall

Future competition from surrounding developments

SOVO (single office versatile office)

Schedule H enforceability.

Progress billings is not similar with Schedule H

The usage

length of construction period

commercial agreement (LTV70 is not applicable)

shorter defect & liability period

Propcafe The_REV.O Schedule of Payment

REV.
O
 schedule of payment

This is commercial agreement therefore the progress billings is different with Schedule H SPA.

60% progress billing will be billed on the completion of completion of concrete frame and parcel for the parcel Vs 35% under Schedule H.

After 1.April.2015, 6% GST will be chargeable outstanding progress billings

The REV.
O
 @ Bukit Jalil City – Unique Selling Point & Catalyst

Propcafe The REV.O USP and Catalyst

Project USP
and
Catalysts

The REV.O is an unique product whereby it doesn’t own any land in Ho Hup parcel, but builds on Ho Hup’s hybrid mall shop lots and directly opposite Malton’s so called Pavillion 2 project.

Ho Hup has 18% GDV interest in Malton’s 50 acres Bukit Jalil City development whereas Ho Hup itself has 10acres of prime commercial land which they are developing (and near fully sold) Aurora Hybrid Mall and one block of SOVO.

Neither Malton nor Ho Hup will like to see this master development stalled or less upbeat for their future earning. Its expected that when Malton finally releases their service apartments   (in their master plan), the pricing is said to be above RM800psf.

The uptrend potential of REV.
O
 is undeniable when the entire Bukit Jalil City development is taking shape and its demand for commercial usage of REV.O will be there to take advantage of it.

The REV.
O
 @ Bukit Jalil City – Project Potential

Community

Bukit Jalil highway will be expanded to 8
lanes highway from Puchong to Astro in the near future with additional linkage to/from KESAS highway. However there is no concrete resources to prove this statement.

Now and Fast Forward

REV.
O
 is commercial building and it has obtained development order approval. This project will take 4.5 years to complete.

The timing is coincide with the completion of Ho Hup’s Hybrid mall and hopefully just in time for Malton’s long awaited Pavillion 2 Bukit Jalil open its door to the public, if Malton is sticking with their master plan proposal. We hope the Bukit Jalil City Pavilion Mall is as good as the Pavilion Kuala Lumpur Mall or if not better at least comparable and as successful as the IOI City Mall.

Propcafe The REV.O Other matter

The REV.
O
 @ Bukit Jalil City – Others

No DIBS

Commercial agreement

SPA and Loan Legal Fee is borne by purchasers

Maintenance fee and sinking fund is expected at RM0.50psf

End Financiers is still pending approval. OCBC, Public Bank, RHB and Maybank. UOB bank has been approved with 80+5% MOF, BLR-2.2% and tenure of 30years or 70 years old, whichever earlier.

Propcafe The REV.O Summary

The REV.
O
 @ Bukit Jalil City
 – Summary

Bukit Jalil – Current
Hotspot
 and prime area

Riding on Malton’s
Bukit Jalil City

Affordable entry price
 for a prime location and riding on the catalyst

SOVO
 – Hybrid product

The END

The REV.
O
 @ Bukit Jalil City
 – The End

This is pretty much all about The REV.
O
 @ Bukit Jalil City by us. We hope you enjoy the contents and read it till the end. We have to agree it is pretty long one and too much info loaded. Well it is for the utmost benefit for the public to look into what they are buying and gaining some insight of it. We hope the info provided above will be helpful for buyers or investors in their decision making of property investment.

Last but not least, if you guys really like and enjoying reading it, please don’t mind to share it with your friends and family. We are more than happy 🙂 and is our greatest honour if you want to share it with more people! so long that
you

quote us or give us some acknowledgement and don’t abuse it or misuse it because we spent
hundreds of hours
 on doing this and it is our sweat and blood.

Please do not rob from us 🙁 .

If you all don’t mind please donate a “like” to our page at
Propcafe.Net’s facebook
or subscribe to us to our blog
PropCafe.Ne
t at no cost (for now) for any up coming events or info sharing or new projects or reviews! to show that your support to PropCafe.Net

PropCafe.Net is looking forward for more supports from our readers to be able to come out more reviews and continue our effort to contribute  to the society by knowledge sharing in the coming 2015. Just a simple “like” or “share” of our post is more than enough for us 🙂 !

If there is any mistake, feel free to comment and we will rectify it if accordingly or if there is any complain , we are welcome to hear that too!

We are open to all sort of comment or constructive suggestion here to improve ourselves better. We believe that we become wiser by mistakes and not compliment. Once again, we would like to say thank you very much for all our followers and readers who have been supporting and stay with us until now. PropCafe.Net loves you all!

Congrats for those who had vested and for those who are still hunting, we wish them good luck and all the best!

Thank you and God bless!

p/s  *

Please take note that the material was prepared based on the information we had prior 18th October. There might be some info adjustment or changes of the project after the session. For latest and updated info , best is refer to the developer directly)

For Part 2 of The REV.O @ Bukit Jalil City
 :
The REV.O @ Bukit Jalil City – REV.Olutionary Lifestyle Office – Part Two

Pingback :

PropCafe.Net Facebook New :
https://propcafe.net/propcafe-facebook-news-rev-o-bukit-jalil-city-exclusive-review-coming-soon/

PropCafe.Net Coffee Session :
https://propcafe.net/coffee-session-project-r-bukit-jalil/

Scale Model (*Still WIP…)

REV.O Bukit Jalil Scaled Model

REV.O Bukit Jalil Scaled Model

REV.O Bukit Jalil Scaled Model

REV.O Bukit Jalil Scaled Model

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

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

PROPCAFE believe we need to be flexible, adaptable in order to stay abreast of the face pace changing world. Especially when you socialise with current new generation or what we call as gen y (millennial generation), their ideas to certain extend are stark different compared to their predecessor, baby boomers and generation X. What seems to be normal in the past may not seems so in near future. Just classic example previous generation they live by philosophy of “live to work” or “work to live” however for millennial generation, they are swear by philosophy of “live first, then work”. There are changes of lifestyle where to certain extend, there is a blur line between work and personal life and it may even convoluted all in one.

“Each generation imagines itself to be more intelligent than the one that the one that went before it, and wiser than the one that comes after its.”

George Orwell

For our loyal readers that follow us from beginning till now, PROPCAFE not only strive to bring latest property review for our readers, PROPCAFE always try to think out of the box and this is where it bring readers to The Rev.O @ Bukit Jalil City.

For the readers that follow PROPCAFE since last year, we have published extensive review on the project and overview of the Aurora Bukit Jalil and Pavilion Bukit Jalil. For the readers that yet to read the review, you can read it in the link
https://propcafe.net/the-revo-bukit-jalil-city-by-mbm-land-executive-summary-review/

From the time where The REV.O @ Bukit Jalil City review was published towards end of last year, some of the project development has changed and in fact some features are updated. The most important of all reasons, PROPCAFE felt despite the elaborate first review, it didn’t do justice on the REV.O @ Bukit Jalil City as many readers were clueless about the investment strategy, space utilization and exit plan. Hopefully this review would able to assist readers in their buying decision making.

“The Only Thing That Is Constant Is Change”

– Heraclitus

Bukit Jalil City

What has happened since end of last year? For a start, the masterplan of overall Pavilion Bukit Jalil City overall masterplan has been updated.

From the latest master scale model, 6 blocks of residential it has been reduced to 4 blocks. Sitting on prime freehold 7.3acre, the Park Residence consists of 1098units in 2 blocks 46 storeys and 2 blocks 40storeys.
Selling from RM715,000 or RM780psf
, it been launched to rave response from the buyers. There are 3 typical types of layouts the buyers can choose as follow typical 8 units/floor.

Type

Size, sqft

Configuration

A

1565

3+1 bedrooms with dual keys

B1/2/3

1044-1103

3 bedrooms

C1/2

868-953

2 bedrooms

Park Sky Residence is expected to be completed in 2019

Artist Impression of the Park Residence

The Scale Model of the Park Residence

There are more clarity of how the façade of Pavilion Bukit Jalil Mall how it looks like now.

The scale model Pavilion Bukit Jalil Mall with U-Turn

The Park 2 and 3 storey retail shop located in between the mall and residential component

Lifestyle – Convolution of Life, Work and Play

When PROPCAFE browsed the Pavilion Bukit Jalil’s website, the slogan “connecting LIFESTYLE, LIVING AND LUXURY with COMFORT” simply struck the chord.

20-30 years ago, double and singles storey houses are the most common form of residential properties. Similarly with two or three storeys shoplots where residents fulfil their daily needs from groceries, restaurants and clinics. It evolved with standalone malls where residents and shoppers are looking to shop at comfort under one roof.

Along the way the strata living mushrooming in Klang Valley with Serviced Apartment and Condominium sprouting from early 2000. The evolution of the property doesn’t end there with integrated development is taking lead where at least 3 components (residential, office, retails/shops, hotel, recreation, connectivity etc) are integrated in single development. Notable project such as KL Sentral, Tropicana Gardens, Solaris Dutamas, Ekocheras, KL Gateway, Empire City, Midvalley City, Pavilion Bukit Bintang etc. Some of these developments are even linked with public transport such as LRT, Monorail, MRT etc. These offer a seamless lifestyle to the workers, residents and shoppers where connectivity, security, conveniences and living are under one roof.

The same sentiment shared by developers in the article in link below

http://www.theedgeproperty.com.my/content/trends-malaysian-property-market

Precisely the changes of behaviour and mindset of young buyers have drive developers to be innovative with their development in order to meet the desired lifestyle of these discerning young homebuyers.  Smaller intelligent houses with flexible space usage and layout are the current trend where more time will spent outside and this just work well with integrated development where retails, F&B, connectivity and under one roof.

Despite the introduction of Aurora Place and Pavilion in previous review, PROPCAFE didn’t accentuate the impact of these development in REV.O @ Bukit Jalil City. With about 64 Shoplots in Aurora SOVO under the same roof and 2 millions NLA of malls there are myriads of retails that will serve the daily needs just within your footstep.

With the increase of purchasing power of Generation Y and Z, they are storming into the market with their lifestyle and not surprising, these developments have been doing well and in fact have been transacted premium compared to bread and butter properties vis-a-vis similar location.

The new emergence of new breed of product such as SOHO, SOFO and SOVO basically allow the owners or the tenants the flexibility to use the space as they wish. The line between work, live and sleep are even blurred where they can work in the night or sleep during the day. In fact the meeting can be carried in Designer Café Shop (You guess it, just across the door!). As long as the venue has WIFI connection, you can use CLOUD storage such as Google Drive and Dropbox to share your work, Do presentation or having conference call via WEBEX or Lync, or just a simple meet up with acquaintance in café over a cup of coffee.

The evolution of working culture – The world is your oyster!

Breaking away from conventional office setup, it is dream for these young generation to work in a cool office. Maybe the intention is so that the employee really want to stay back to work, sleep and dream in the office!  Some of the cool office are in the link below.

http://femalemag.com.my/cash-career/coolest-offices-youd-want-work-malaysia/

http://www.starproperty.my/index.php/emag/top-10-most-inspiring-offices-in-malaysia/

So, which category you are?

What if you need to chill from work? Just hop into the lift and go the rooftop REV.O@ Bukit Jalil City. There is lounge, swimming pool where you can chill and take your time off from work. Chit-chat with your colleague or some casual conversation with newly met acquaintance.

Artist Impression of the rooftop lounge and swimming pool

Artist impression of rooftop facilities

With disruptive innovation such as UBER (
https://www.uber.com/
) and MyGrab Taxi (
http://grabtaxi.com/
) , you may not even need a transport of your own if you need to travel out of your cocoon. Just grab your smartphone and start to use your apps to get a transport. Just read the experience of the people who have used the Apps and all of them raved about the affordability, simplicity and convenience of the technology. Even though are 2100 of carparks spread over 3 level of basement parking under the Aurora Place, the residents may not need to get own car afterall with most of the amenities just next door.

It is the progression of technology and lifestyle afterall.

Architecture is the art of how to waste space –
Philip Johnson

PROPCAFE cherishes the challenge of thinking out of the box and in our first review of REV.O @ Bukit Jalil City by MBM Land, PROPCAFE has been inundated with questions with what owners could do with the mickey mouse unit where some feels there is not enough space to even swing a cat.

Well PROPCAFE thinks

“Sometime it is not about how much space you have but it’s what you do with it”

From feedback of the readers PROPCAFE noticed that some of these readers couldn’t visualize what they could do with the space despite the elaborate description in the previous review.

Evolved lifestyle and working culture will require unconventional product. As office usage, you do not need to adhere to specific purpose for the space such as manager room, meeting room etc. If you need to have a meeting with large group of people, there are choices of café with private meeting room etc. You can have cozy lounge with large tv and smart multimedia that can be used as entertainment or as tele presence.

The compact lifestyle suites will be suitable for creative, IT, accountant, multimedia and broadcasting,, fashion, Online Retailers etc.

How about non-office usage? PROPCAFE found this is very interesting as the space comes with ensuite bathroom and provision such as water supply and drain and electricity outlet for proper kitchen, the space is flexible not only for work but for living as well.

Just take example of lifestyle suite no. Unit 6 and 8 (377sf), lifestyle suite no. 3,5,7,9,10,11,12,13 (384sf) and lifestyle suite no. 15 (402sf) with smart partitioning, you can easily create 2 rooms. You can use the room as bedroom or as workspace and study room.

Space arrangement for lifestyle suite no. 3,5,6,7,8, 9,10,11,12,13

Similarly, the space in lifestyle suite no. 3A (406sf) and lifestyle suite no. 13a (432sf) can be easily converted to flexi usage with furniture arrangement entirely up to the user.

The space arrangement in lifestyle suite no. 3A and 13a

In fact if readers are asking PROPCAFE, we over here feel the most interesting layout will be those corner lifestyle suite no. 1 (597sf) and lifestyle suite no. 2 and 16 (596sf). Essentially being the corner units, there are more flexibility and each space has more sunlight which will make the space roomier.

The space arrangement in lifestyle suite no. 1 and 2

 The space arrangement in lifestyle suite no. 16

It is fascinating that for space measured less than 600sqft, the unit is able to provide a space provision for 2 bedrooms and with one of the rooms with ensuite bathroom and another common bathroom. Just on extreme scale, some development with similar amount space, the space is only able to fit a single bedroom due to constraint of layout or/and bathroom.

Conclusion

Most buyers when hunting for prospect properties they are focused on the pricing in term of PSF which is not a wrong thing to start however as pricing is not the absolute criteria. The location, product and concept and what is the future prospect and catalyst are playing big role in buying decision.

It is understandable SOVO and SOFO is a controversial product and it is apprehension from buyers of the product. This already covered during the Part 1 review of REV.O @ Bukit Jalil City however in PROPCAFE’s personal view, the buying decision should be as holistic view as possible considering what the product could offer to the end users and what return to be expected is. With change of lifestyle and way of the live-work-play evolved, the rigid space may no longer relevant in the near future. Flexibility maybe the way looking at how our society will be evolved.

Buyers should be noted that from1.April. 2015, 6% GST is applicable to all commercial properties and this means that buyers need to include the GST in their purchasing decision.

REV.O @ Bukit Jalil City is an unique product located within Bukit Jalil City and just 1 minute walking distance to Pavilion Bukit Jalil. From the perspective of absolute pricing, REV.O @ Bukit Jalil City is the most affordable property among all the launches in Bukit Jalil City. The compact size properties has been doing well so far versus larger unit as this allow the owners to rent out as the lowest absolute rental due to the lowest entry prices. They also could be more flexible in the subsale as well versus their larger size cousin.

However the most important question is whether REV.O @ Bukit Jalil City serve the needs of the market and the answer in PROPCAFE’s humble opinion is YES! As the tag given by Pavilion Bukit Jalil sumit all

“Connecting LIFESTYLE, LIVING AND LUXURY with COMFORT”

Happy Investing!

Update@16.Oct.2015

The construction of Rev.O @ Bukit Jalil City is progressing well with the structural is coming up nicely, If developer yet to take over from Hop Hup, it should be anytime soon.

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PROPCAFE Peek : The Trilinq @ Clementi in Singapore By IOI Group

As most of our followers already aware that PropCafe is ‘made in’ Malaysia, therefore the bulk of our reviews are focusing on central Malaysia, specially KL, and greater KL region.

To give our readers a variety of taste, we will cover some developments down south, Singapore.

To more related, or rather to feel more relevant to ‘Malaysia’ we would prioritize our reviews on local Malaysian developers venturing out to the Lion City.

This is our maiden review for project development in Singapore; do hope you all like it.

The Trilinq ????

This is a private condominium project developed IOI Group, a well-known household name for many of us, especially those who are staying along LDP.

The project site is located at Jalan Lempeng (off Clementi Avenue 6). The site measures approximately 263,000 sq ft featuring 755 units of 1-4 bedders including Penthouses

It consists of 2 Towers of 36 storey high and 1 Tower of 33 storey with clubhouse and facilities.

S
ite history and information

IOI managed to beat other 7 developers with a winning bid of approximately $408million, with second closest competitor at $361million, yup out paying 10% more vs the second highest bidder, well, at least they are not as gungho as the other mall operator with starts with C.

With plot ratio of 2.8 for this piece of land, the cost for this 99 year leasehold land psf per plot ratio (‘PPR’) is approximately $550 PPR.

Typically, a fairly priced mass market condo will see $500-550 added onto the PPR.

Site plan

The Trilinq is like many modern condo in Singapore, is equipped full resort like facilities, surrounded by various water features. Something worth mentioning, this condo has 2 >40ft length swimming pool.

The façade

The Trilinq façade is clean and modern, but is not outstanding; it does look generic, especially when you compare the Trilinq with, 8 Riversuite, Nin Residences. .

This writer finds it disturbing that, why the developer can offer such good class condo in Singapore, while it is peddling 1990’s type of condo to our fellow Malaysians, are we short changed or what.

Or is it competition? Or……or it just the dollar sign…$$$$.

The Trilinq Face

Floor plan

The Trilinq offers a variety of 1-4 bedders condo layout, from simplex to double volume units with duplex options.

Again, the writer is further disturbed by the type of layout IOI can churn for its condo development in Malaysia, say in Skypod, Puteri Hill, Hijauan Puteri, La Thea. Perhaps the grass in the Lion City is somehow greener!

Look at the variety!

Asking price

The price the Trilinq ranges from $12xxpsf to 15xxpsf. Approximately $1500 for the 1 bedder and $1200 for the 4 bedder

It is quite steep considering IOI bought this for $550PPR, and the developer priced in hefty premium, although IOI is not the first tier player in Singapore property scene. With asking price of average 1300-1400 for typical units, it is not hard to guess that the units aren’t going to fly off from the shelf.

Although, it is a mere 600m away from Clementi central/mall, the writer finds that walking to the MRT can be quite unpleasant. It has to do with 3 lane ‘big’ junction immediately coming off from The Trilinq’s gate.

However, the convenience of AYE exit, as well as proximity to Clementi central, access to amenities is pretty straight forward, notwithstanding the site is just next to Nan Hua Primary School.

Parents’ favorite. School at next door.

Bird eye view of the site, it is quite a sizeable land

Trilinq’s side gate view

Conclusion

Having seen this development compare with IOI projects in Malaysia, the writer feels that IOI customers in Malaysia deserve better!

Lastly a selection show flat pictures for our readers viewing pleasure.

mass market feel

Double volume living unit, available for 3-4 bedders

Double volume living

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PROPCAFE Review : The Vale @ Sutera Damansara By OSK Properties

The Vale, one of the smallest parcels within Sutera Damansara Development by OSK Properties, comes with a backdrop of Kota Damansara Community Forest. There are 98 units sitting at the land of 3.94 acres.

This leasehold development is sitting at the highest point and overlooking the whole Sutera Damansara. With the backing of the forest, one can argue that it is the best location of Sutera Damansara.

The Vale is the townhouse which two units are sharing the three storey unit. To make it easier to describe, I will call it lower unit (i.e. sharing the ground floor and half of the second floor) and Upper unit. Most of the units are North/South orientation.

Location

It is located at Damansara Damai at Sg. Buloh. It takes you about 7 to 8km from LDP toll booth to reach the site. It is, of course, nearer from NKVE Sg. Buloh toll booth. So, it really depends on your daily routine before one can judge it is far or not from the destination.

From the sg buloh main road to Damansara Damai till Sutera Damansara, one needs to go through the Damansara Damai “town”. Well, it has all the amentities there from schools to MaxValu or from all the convenience shops to eateries. But, the journey is about 1.5km to 2km which is not so appealing to many as you need to go through some low cost flats with narrow single lane roads. Amarnee Condominium residents should know more about this. While I am on the way to show units, I noticed it is like a single race dominated small town feel with all bikers on the road without helmets . But, my observation turned 180 degree when I reached Sutera Damansara (which is quite deep in from my own standard) as it is majority Chinese residential area. Well, at least it is good to see more mixture of races in this Damansara Damai address.

How about in future? With the MRT line in Sg Buloh and the government initiative like project at RRIM (KWASA D’Sara), it may benefit Sg. Buloh’s properties. However, there is some not so good news to investors of Sutera Damansara when government announced that big PR1MA affordable housing (I won’t say it is low cost housing) will be built in Sutera Damansara.

The house has a great façade (my liking) that comes with a reasonable width and length (26ft x80ft). Since it is a townhouse, two owners are sharing the car porch, each owner only has 13ft width in car porch. However, with a long car porch it can accommodate two cars (park vertically).

The common areas are rather small but it is nicely designed according to the artistic illustration below. Due to its location of the hills, it can be easily fenced up with single entrance guardhouse. With the assumption of all completed parcels are not G&G (but F&G or G only), this parcel probably will follow fenced and Guarded concept (yet to be confirmed).

Layout

Depend on the unit’s type (A1, A2, B1, B2, C1, C2), the build-up varies from 2,109sf to 2,717sf. Generally, the lower unit, which having the benefit of ground floor, is smaller than upper unit. All types are having 3+1(maids room) rooms. See layout below.

The upper unit’s owner needs to overcome the issue of climbing up the staircase everyday before he can reach his living hall (at upper floor). Imagine, one need to carry the groceries from market or wet items for kitchen all the times. In addition, there is a small storeroom at the ground floor beside the staircase which I guess not many like it too.

Lower floor unit enjoys sliding door at living hall and side terrace and has the third bedroom at the ground floor. If you look at the layout, this unit’s 1st floor is very narrow with only two rooms and small corridor there.

Personally, I like the upper unit which is more spacious and feel more like a proper home. Yes, you do not have the ground floor but you technically have 2.1 storeys (since ground floor you still own a storeroom and staircase :P) with a proper size of living hall and family hall (third floor) with multiple reasonable size balconies (see below). I noticed the rooms are much bigger than the lower unit type. The third floor also comes with a small air well which bring in more lights and higher ceiling feel. However, I don’t think many “home minister” will like it (due to the issues I raised earlier) and not to say you need to pay higher amount due to bigger build up.

Upper Unit Show Unit

Living Hall/Dry & Wet Kitchen

Master Bedroom

2nd Bedroom

3rd Bedroom

Family Hall

Lower Unit Show Unit

Living Hall/Dry Kitchen

Master Bedroom

2nd Bedroom

Note: Missed out the 3rd Bedroom at Ground Floor

Side Terrace

What’s the deal at the moment?

The Vale is sold out with only one lower corner unit left which costs RM1.3m (Saturday 13/4). It is the unit 47 that having extra land of 3k+sf. The side wall of the unit will be absorbing evening heat because of the west orientation. Those interested can still place their name for waiting list as there are 20+ units are yet to sign SPA (Indication from sales person, these units are likely to be dropped by buyers). As usual, there are surely dropout units during this SPA signing period. To refresh you the pricing, the upper unit is about RM960k+ (2.4k+sf) and lower unit is priced around RM880k+ (2.1k+sf). There are special rebate packages available at the moment depend on lower or upper types. Total of 12% rebate (5% +7%) for Upper unit and 10% rebate (5%+5%) for lower unit.

The commercial of Sutera Damansara is under construction. (see below)

The Vale, unlike other townhouse is very generous in term of space and build-up. I personally like the rendering a lot but with this price tag which near to RM1mil, it is not an easy decision. You are capable to top up another RM300k (it could be too much for others), there is a much better location and similar size freehold product called Sunway SPK HARMONI near Desa Parcktiy. But but but….if one talks about RM1.25mil then many will debate about “WHY PICK TOWNHOUSE with RM1.25m BUDGET”? Well, this is the fun part of property investment!

One of the disappointments of Sutera Damansara is the developer does not bother to set up a proper guardhouse for the entrance of Sutera Damansara Development. I am sure the developer can do better than this (see photo below).

Also i enclosed herewith the photos of other completed parcels in Sutera Damansara for your reference. In nutshell, I will be very sad if I own a million ringgit house but only come with this sort of streetscape especially it is a big scale development. With the entrance of low quality guard facility, the security can be an issue since the inner parcels are not the proper gated and guarded (only guarded) environment.

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