PROPCAFE Review : Setia Eco Glades Island Series – Sanctuary of Western and Eastern Heritage @ Cyberjaya by SP Setia

Almost after a year since the first phase’s launch, SP Setia is now launching another phase of its Setia Eco Glades project in Cyberjaya.  Previous launch of its island’s units called Charms of Nusantara was fully sold out due to its limited units. This round, SP Setia introduces another island called Sanctuary of Western & Eastern Heritage.

The island is basically split into two parcels. The Western Heritage features a total of 51 unit of Linked Villa whilst Eastern Heritage contains of 8 Bungalows and 24 SMD units.Iin total, only 83 units for sale this time.However, based on my casual talks to SP Setia sale person, only 5 bungalows will be available for sale which is similar to the previous phase. It was snapped up with no time during previous ballot session.

Clubhouse

Previous theme was Balinese. What about this round?

Sanctuary of Western Heritage – Concept

Façade & Layout

“Oh my god!”. That’s the first impression when everyone sees the scaled model and architectural design. Seriously, in the first glance, I am sure majority of local will not appreciate it, including me. However, if you look thoroughly and combines with its concept and theme, it is in fact not hard to accept it. Most importantly, there is a CHARACTER there! Since there are not many units in the island, it will not be as horrible as people’s first thought. The concept above may also works well with its park and fountain’s concept. I think Malaysian still prefer modern, glassy, and boxy type of façade which I think 9 out 10 launches offer the same things nowadays. At least, SP Setia is daring enough to test the market and I guess it will be well accepted especially due to its island concept. Having said that, I leave it to individual and surely everyone has his or her own taste. This facade is surely very controversial! Ha.

Layout…. Emmm. Seems like SP Setia didn’t really hear the feedback from the first phase owners. The ownstayer wants a guest room at the ground floor! It is still missing from the layout. There are two different types and layouts. First one is Heeran (only 12 units), the dinning and living is located the back to fully appreciate the waterway view (I won’t say it is lake view as there is simply no wide lake view). Second type is called Stafford (39 units). This layout splits the living and dinning which is front and back respectively. So it is really depends on your own preference. Both types comes with courtyard (opps not many local appreciate it again!) and likely with a very dark entrance due to the covered car porch design. One of the things that improved in this phase is the layout of the back of the units which comes with side and back sliding doors rather than like a normal linked houses. Also, this round, SP Setia provides an additional study room at the top. Good to see all rooms are en-suite but I won’t say it is 2.5 storey linked villa, it is more like 2.25 storey. Land size is similar to Charms of Nusantara which comes with 26×85 ft with the built up of more than 3000sf.

Master Layout and Site Plan

One can clearly see that most of the units are either west or east facing. It means the limited south-west facing units will be having an edge than others. These better units also are having a much wider view of waterway. Most of the units will be coming with waterway view at the back of the house except the row that located in the middle of the island. However, this row of house are giving extra  fountain and garden view which is called Secret Garden.

Pricing? During the preview, I was told it will be priced at sub RM1.39mil up (junction facing unit from rm1.37mil). Perhaps those who attended the launch can update us here. This price is about RM200k more than the previous launch – Charms of Nusantara.

Sanctuary of Eastern Heritage – Concept

Façade and Layout

Again, what is in SP Setia’s mind to offer this sort of Eastern Heritage façade? Ha……This one is hard to swallow but due to its limited units, I guess it will be sold. It is very localized design and some even said it is like haunted house in 80s. Lol. However, the rustic look of SMD Bastion looks more character than Bel Retiro. I am again have to stress that there are only 24 units of SMD and 8 bungalows, so these offering of “character” should be “OKAY KUA”(feedback from one of my mates!). I am sure the talking point of this launch of SEG will be more on façade than any other things. Lol.

Pretty standard SMD and Bungalow layout. Nothing much to talk about.

Master Layout and Site Plan

Most of the units are west or east facing again, but the four bungalows that come with south orientation will be the first to snap up especially it comes with a much wider view of lake.

Pricing? SMD starts from RM2mil and Bungalow likely RM3 to 4mil up (not for sales. Likely taken internally).

What’s next?

Personally, I am more interested to see the Isle of Kamales and Jewels of Grasmere which likely to be the well accepted by Malaysian. Isle of fantasia will be too much to “imagine” and oppositely, Isle of Botanic will be too predictable (Botanic Lo ha). The other island called Glades of Westlake will be very CHINA which may not be the best choice for my generation (but I surely my dad will love it).

SP Setia has been slow to launch its Setia Eco Glades products and progress on the previous mainland linked villa, SMD and Charms of Nusantara is pretty slow due to the massive ground work. Certain works are in progress which can be seen below (photo obtained from developer’s website). There is still long way to go!

Sales Update as of 9 Dec 2013

Thanks to Tower’s update!

Updated as at 19 Jan 14

See other Setia Eco Glades review here

https://propcafe.net/setia-eco-glades-cyberjaya/

https://propcafe.net/setia-eco-glades-cyberjaya-part-ii/

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PROPCAFE Peek : Setia Eco Glades @ Cyberjaya – Site Visit

Setia Eco Glades has been launched almost 1.5 years. Many have enquired PropCafe to provide an update to buyers. Some are looking forward to get keys for own stay and some are hoping its to be delayed so that LAD can be claimed. Lol. Only limited information provided by SPS’s Setia Eco Glades Facebook page. We, therefore, update here the progress of the whole Setia Eco Glades.

As Lui Li Garden has less coverage in the forum like Lowyat, PropCafe started it with this Lui Li Gardens.

Different contractors have been assigned to take care of different parcels. Here is the detail for Lui Garden. It stated to be completed by June 2015!

Huan Xi – Staggered Units facing Lui Li Garden

The staircase issues mentioned in previous review.

Common Lui Li Garden, pretty wide and big green area.

You Mei

The pillars below means one of the four beams at courtyard can be taken out (since it is not there in the first place)?

You Mei side door and front sliding door

Living Hall

Courtyard

From Living to Courtyard to Dining to AV Room to Garden……

Corridor between courtyard and store room

Dry Kitchen

AV Room

Master Bedroom

Master Bedroom Wardrobe Area

Store Room – Wow the wiring!

The progress of SMD Mainland units – Lepironia Gardens is the most advance among all. Many units already painted nicely.

Guardhouse of Lepironia Gardens

Clubhouse for Lepironia Gardens

Pool is a bit too small

The new mainland SMD (likely name will be changed) – Balinese Ever Green Façade. This time, I guess, uncle and aunty will like it more! Lol.

Door – Actually I quite like this door and hope it will be using the same for all phases.

The “longkang” that separate Islands infront Lepironia Gardens. Hopefully, it will be nicer than what we could imagine from this state. WHen the show units are up for viewing, this really need to be fixed and beautified.

The inner road of Setia Eco Glades

Nusantara Island

So far, it seems like the progress is on track but the infrastructure set-up has long way to go. SPS previously mentioned that the show units will be opened in 3rd quarter this year and based on this progress, I think it will be a bit rush to make it. Not because of show unit readiness but the whole environment to be ready to impress the visitors. Overall, the quality of works look quite good. So, let’s wait for the open house of its clubhouse and show units in near future! PropCafe signoff here.

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PROPCAFE Guest Review : Setia EcoHill @ Semenyih By SP Setia

PropCafe welcomes another property enthusiat Ms CMY to be our guest review on Setia EcoHill by SP Setia.

Setia Ecohill

The long awaited Setia Ecohill terrace, semi-D and bungalow wait is finally over on 11 October 2013 when the registrant got a surprise sms message from the Setia Ecohill group as early as 6.46 am. Instead of usual stance of balloting, they adopted the first-come-first serve sales procedure with interested registrants only needs to provide RM20K cheque bearing name Setia Ecohill Sdn Bhd. Crowds congregated in as early as 7 am with the number breaching 401 out of 428 units offered for terrace by 10.30 am. By noon all terraces were sold out including 100 reserved purchasers for dropout units. The Setia Ecohill management has taken very good effort to keep the launching as discreetly as possible with most of their staff not even aware of the launch. We were told that even the food caterer was told to prepare food in very short notice.

In short, the launch of Setia Ecohill caught everyone by surprise. Anyway, the selling process was done in systematic and organized manner with barcode system implemented for electronic booking but we have to endure long wait for the staff for the processing part. The first day of purchase was restricted to booking and the second day was for unit selection. The restricted queue and booking area helps to prevent chaotic finger mapping or multiple units reservation by unscrupulous individual. Each purchaser was allowed only one unit and allocated with a barcode. They were not allowed to change their unit once the scanning was done into the computerised system.

Key informaton on Setia EcoHill

Setia Ecohill has a total area of 753 acres of freehold land with planned 673 acre of township with facilities and Setia has pledged 80 acres for parkland with greeneries. Setia Ecohill is a thoughtfully planned eco township with a low density of less than 10 units per acre. Situated between Jalan bangi and Jalan Semenyih, Setia Ecohill is conveniently located opposite the Semenyih Tesco hypermarket, about 3 km away from Semenyih town or 4 km from Broga hill and Nottingham University. At present, immediate access to Setia Ecohill is via Jalan Semenyih.

In the future LEKAS-Ecohill link will strategically connect the township to the LEKAS highway, making it accessible to SILK, PLUS and LDP. Based on highway speed limit, the estimated travel time is 10 minutes to Bangi, 15 minutes to Kajang, 20 minutes to Cheras, 22 minutes to Putrajaya and 30 minutes to Kuala Lumpur. The whole plan was seem to have picked up from the previously successful Setia Alam. If Setia Alam overwhelming success was attributed by great number of rich Klang folks upgrading their abode, then Setia Ecohill will have to tap into the rich population of the quiet southern part of the Klang Valley which is unprecedented at this moment.

As the information is overwhelming the review shall be posted in two parts. Here we will cover terrace. Below is the snapshot of the terrace model and number of units offered for the public, associates and staff alike. Favourable units having desirable number based on superstition, south-facing and facing waterways are dearer by RM3K and RM5K. Corner lot pricing is more expensive by RM120K for extra land area of 15 feet or RM150K for extra land area of 20 feet. Semi-D and bungalow residents have the option to join the clubhouse membership by paying monthly fees which is unfinalised at this time of writing.

SP Setia has listed of panel banks and solicitors for the buyers to enjoy their negotiated benefits such as:

1) DIBS

2) Free SPA and legal fees

3) Free stamp duty on SPA and loan

Terrace pricing and number of units

Pallida (20 x 65) from RM 416K onwards

I

2

3+1 rooms, 3 baths

Built up

1556 sf

1528 sf

No. of units offered to public

41 units

39 units

No. of units reserved

12 units

24 units

Total units

53 units

63 units

Pilosa (20 x 65) from RM 438K onwards

I

2

3+1 rooms, 3 baths

Built up

1630 sf

1630 sf

No. of units offered to public

26 units

26 units

No. of units reserved

12 units

12 units

Total units

38 units

38 units

Pistia (20 x 65) from RM 463K onwards

I

2

3+1 rooms, 3 baths

4 rooms, 3 baths

No. of units offered to public

1682 sf

1677 sf

No. of units reserved

38 units

40 units

Total units

24 units

12 units

Total units

62 units

52 units

Angusta (20 x 70) from RM 455K onwards

I

2

4 rooms, 3 baths

Built up

1690 sf

1710 sf

No. of units offered to public

40 units

43 units

No. of units reserved

23 units

12 units

Total units

63 units

55 units

Argentea (20 x 70) from RM 488K onwards

I

2

3+1 rooms, 3 baths

4 rooms, 3 baths

Built up

1810 sf

1810 sf

No. of units offered to public

27 units

27 units

No. of units reserved

12 units

12 units

Total units

39 units

39 units

Aquatilis (20 x 70) from RM 528K onwards

I

2

3+1 rooms, 3 baths

No. of units offered to public

1820 sf

1820 sf

No. of units reserved

39 units

42 units

Total units

24 units

12 units

Total

63 units

54 units

Representatives from numerous banks and customers filled in the Setia Ecohill Welcome Centre main hall.

This is the restricted area where the buyers waited for their turn with abated breath to choose their desired units. Several late buyers were seen preached precariously at the edge of the ladder to check if their dream units had been snapped up.

The two days events had caterer on their toes filling up food as soon as the trays are empty.

The long queue waiting for their turn as seen at around 11.00 am.

Layouts and Scaled Models

Zero lot bungalow

Zero lot bungalow pricing from RM1.59 M onwards and number of units

As you can calculate from the picture displayed below only 5 units of Tralas 1A, 6 units of Tralas 1B, 6 units of Tralas 2A and 7 units of Tralas 2B are available for the public inclusive of some special units of Tralas 1B1 and 2B1.

Semi Detached

Linked Semi-Detached

Again, thank you CMY for this great information!

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PROPCAFE Peek :  Nusantara Series Phase 8E @ Setia Eco Park By SP Setia

Setia Eco Park, one of the few flagship projects that kicks start the nation’s number one developer, SP Setia to stardom and won numerous top awards in FIACBI has many times escaped the coverage of this propcafe reviews. Guess it’s never too late for such inclusive now that the super hype “BBB” phenomena has subsided to certain degree and the mad rush to the launches has died down, or hasn’t it?

We shall leave the introduction and development to date of Setia EcoPark (hereon named “SEP”) for another day and now just emphasizes on its latest launch.

Soft launch during the CNY’14 (we never know when will be the proper launch anywhere) is the brand new series of NUSANTARA Series with fresh and brand new façade borrowing key elements of Balinese inspired theme of SMD and bungalow homes code named Phase 8E. For reader’s knowledge and information, Nusatara series is more sit well with homes of Malaysian and Asean heritage inspired homes. Phase 8E is situated to the extreme north western corridor of Setia Ecopark and just next to the access to the 77acres of Forest Park, a signature green lung and designer’s forest park for the enjoyment of residents.

Common Garden Landscape

Type: 2-storey Semi-D Homes (A, A1) – NUSA DUA

Sit on land side of 46’x85’ (intermediate with 15’ gardening space), these homes come with BU of 2,794sq and featured 4+1 rooms. With its limited edition (16 units only) and priced at 1.8mil and above, they have been almost fully booked soon after the preview (last check after CNY, it left only ONE unit priced at 1.89mil). With no dibs and other investors inducement incentives, we think the response is very encouraging but it does seem like a slap in the face for earlier SEP investors that bought into their earlier launches and were hoping for a grand windfall. Bear in mind that when this was made known to the public, it doesn’t sit well with most investors perception of the façade of the design. Some said it looks like “ruman papan” and others think it’s just pure plain and lack imaginative. The smaller built up (under 3000sq) also back fired as these days home owners are looking for bigger build up homes with this sort of money.

The signature layout plan for this series is the U shape configuration providing better segmentation of space and gardening room. I believe at the end of day, most buyers will eventually sealed up the inward outdoor gardening space, strictly the writer’s opinion.

This will be the 1
st
 launch since the departure of TanSri LKS.

Pictures:-

Site Plan for SMDs

Exterior Facade for NUSA DUA

Ground Floor Layout Plan for NUSA DUA

1st FLoor Layout Plan for NUSA DUA

Type: 2-Storey Bungalow Homes – NUSANTARA SERIES

As in typical SEP’s style, these brand new bungalow homes come with 4 different facades (All follows typical balinese’s favourite hot spots namely Saneh, Ayana, Lovina and Sanur) and currently on offer only 10 units with further 15 units yet to be released to make up the completion of the entire western side of SEP.

Typical size of 59’x115’, each home comes with minimum 10’ gardening strip on both sides and boosts a 40’ rear garden to compliment the “Balinese” feel to the house. However despite of the land size, don’t expect the super large built up. Typical built up for these homes ranges from 3049sq to 3523sq only. Follows the DNA of U shape layout plan, they are just the Balinese interpretation of the earlier 1.5storey models but extended to full 2 storey building. Prices are from 2.7mil.

As of to date, selected units have been taken but there are units to be picked if you rush to the sales gallery soon. These are typically single or dual generation homes only suitable for small family setup, unlike some other development promised 3 full storey and with built up of 5,000sq or more.

Pictures:-

Site Plan for NUSANTARA Series

Exterior Facade for SANEH (59×115, 3049sq)

Exterior Facade for AYANA (59×115, 3523sq)

Exterior Facade for LOVINA (59×115, 3523sq)

Exterior Facade for SANUR (various, 6735sq and 8471sq, 3212sq BU)

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PROPCAFE Peek : Setia Pearl Island @ Penang By SP Setia (中英评论)

这部落客在二月份开张以来，写了不少吉隆坡及雪州的房地产，鲜少涉及北部或南部的个别房地产，所以这个星期我们会把焦点放在槟岛 SETIA PEARL ISLAND （SPI） 的发展。由于某些资料取自发展商网页，我就不将它翻译，就原汁原味的 CUT AND PASTE

Location

Setia Pearl Island is well located at the heart of modern conveniences with linkage
to network of roads, bridges and expressways. The Jelutong and Bayan Lepas
Expressway, Penang Bridge and the upcoming project of 2nd bridge link from Batu
Maung to Batu Kawan which will enable easy access to the four corners of the
Island and mainland. Conveniences are further enchanced with the availability
of landmarks such as Penang International Airport, Free Industrial Zone,
shopping complexes, colleges, golf course, Penang International Sport Arena,
etc.

SPI 的地点适中，崇正华小近在咫尺，离崇正不远，也有三两间华小，国小，独中，国际学校等。购物广场包括阳光广场 （SUNSHINE SQUARE），BJ COMPLEX, 皇后湾广场 (QUEENSBAY MALL),  后者亦是槟岛南部最大的购物广场。SPI 离槟城国际机场只是5分钟的车程。

Amenities & Infrastructure

Shopping Complexes

Hotels

Colleges / School

2nd Penang Bridge Link      (Opened on the 2
nd
 half of       2013)

Monorail (Future development)

Hospital

Airport ( 5 minutes driving distance)

Local University (USM, Inti Universities, SEGI      Universities)

Setia Pearl Island is an exclusive residential area with a significant character and style of its own. It’s an innovative designed modern tropical lifestyle home comprises of terrace and semi-detached bordered with well-designed landscapes and facilities. Be eluded to a nature-inspired lifestyle and be whisked away to a bliss of harmonious environment. Setia Pearl Island is a haven of quiet serenity where life is living in balance with nature. Here, the architectural design emphasized on a relaxing & comfortable lifestyle with a touch of greenery surroundings.

Guarded Community

A special consideration is placed on the security & safety of residents. Setia Pearl Island homes’ is well-guarded within a guarded community with24-hours security services, CCTV & double layered security system.

SPI 由六个“岛屿”组成：

1） ISLE OF LIFE

2） ISLE OF AROMA

3） ISLE OF PALM (SHOW HOUSE VILLAGE)

4） ISLE OF CONNIFER

5） ISLE OF VIEW (FUTURE DEVELOPMENT)

6） ISLE OF DISCOVERY (Low cost apartment)

7） SETIA TRIANGLE

Isle of life and Aroma, 是发展商在2007年兴建的第一期3层排屋，建筑地为20X70, 建筑面积为2400 SQFT,  发展商的售价为650K, 2009年建好，现在的二手市价为960K 到 1 MIL 左右，升值潜能相当可观。LIFE & AROMA 的地势较低。

由于发展商必须履行30% 的房屋销售给土著，发展商挪出了 ISLE OF DISCOVERY 的地段来兴建廉价组屋，售价为42K, ISLE OF DISCOVERY 的地势虽高，但是毗邻华人义山，地理位置扣分，发展商将这地段拿来建廉价组屋，是合情合理的。

直到今年二月份为止，以下为SPI 正在热卖中的房地产。

A）
Reflection Condo

REFLECTIONS CONDOMINIUM (99% sold)

 Reflections, a single condominium tower of generous living spaces are the ideal epitome of home sweet home. Residents are assured of maximum peace and serenity, lavishing in built-up areas ranging from 1,077 sq ft to 1,512 sq ft. With its revolutionary designs, the freehold project also boasts both a sky deck and rooftop garden. Located at Setia Pearl Island, the 25 storey Reflections condominium has definitely set a benchmark for contemporary living.

Special Features, Common     Facilities & Services:-

Multi-Purpose Hall

Squash Court

Viewing Deck

Landscape Gardens

Gymnasium Room

Swimming Pool

Wading Pool

Jacuzzi

Sauna

Mini Basketball Practice Court

Children’s Playground

Recreational / Fitness Platform

Reflexology Path

BBQ Corner

 B) Setia Triangle (50% Sold)

Setia Triangle is right located in the entrance of Setia Pearl Island, it comprises of Commercial Shop office, Community Mall, Commercial Suites and Condo

Low rise Condo

Commercial Shop office

Commercial Suites

C) 35 PEARL VILLA ( Zero Lot Bungalow at Setia Peal Island) – 50% Sold

Type: 4 storey zero lot villa

Land area: 35’ x 100′

Build up area:  6,577 sq.ft.

No of units: 35 units

Selling Price: From RM3,287,880 onwards

Private pool & Function deck

Private lift

Home automation system

Guarded enclave

All bedrooms with attached bathroom

As at march, half of the 35 units are sold. For now,  SP Setia offer 1% down payment, 9% rebates, meaning if you are qualified for 90% loan, you will enjoy paying 1% and snp signed. There is DIBS offered to successful purchasers, and 5% bumiputera discount offered.

90% of units are come with unblock Harbour cum Airport view, except for the 2-3 units would be blocked by Reflection High rise Condo.

I was told that 35 pearl villa have attracted foreign purchasers/investors especially Singaporeans.

Floor Plan

D) Caribea (Semi Dee)

Caribea is the last semi D and landed property developed by Setia Peal Island and only 8 units in total. It was launched in 2010 and completed end 2012.

It is also located at the highest spot of all the landed development in the entire Peal Island.
The subsales price is around RM1.85 mil, any potential purchasers who interested to buy can contact the editor for details.

Features :-

Type: 3 storey semi-detached house

Land area: 37ft x 73ft

Build up area: 3,450 sq.ft.

No of units: 8 units

from the 1st floor and 2nd floor balcony it can view the 2nd Penang Bridge and Penang International Airport

A well planned Guarded community by Sp Setia

(Reference : SP Setia website)

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PROPCAFE™ 360 Degree View : Setia Sky Residences – Jalan Tun Razak & Jalan Raja Muda Abdul Aziz  By SP Setia

Setia Sky Residences was just VP-ed about a month ago. It is first high end high rise residential project from SP Setia.

Enjoy the photos below!

Sky Deck

Sky Club and Infiniti Pool

Around Boheme

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PROPCAFE Peek : Shamelin Star By Landmark Zone – Sales Gallery Visit (Part 3)

Recently PropCafe.Net paid a surprise “uninvited” visit to Shamelin Star Sales Gallery to look see look see….

Quite a decent Sales Gallery considering to be done within such a short period of time.

Enjoy the picture…

The Sales Gallery

Lobby and Floor Walkway

Scale Model

On the scale model, please take note in actual there will be shops surrounding Shamelin Star. Someone might overlook or miss out this important point,

Shamelin Star

Facility Floor

2nd Entrance – Rear

Main Entrance

Facilities Floor

Site and Floor Plan

Show unit (Type D @ 774sf)

Kitchen Cabinet – Type 1
Unit come with 2 choices of Kitchen Cabinet Design

Kitchen Cabinet – Type 2

Living Hall

Main Door

Dining Area

Living Area

Bedroom 1

Office

Bathroom

Master Bedroom

Master Bathroom – Open Concept

As for final finishing, it is better refer to your final SPA. You definitely won’t get exactly what shown in the show unit. I heard SA informed that room comes with laminated floor and the wallpaper does not come with it. The toilet wall tiles is quite decent but not sure whether it will be included or not.

-The End-

Part 1 –
Shamelin Star SoHo Residences @ Taman Shamelin

Part 2 –
 Shamelin Star SoHo Residence – The Star of KL @ Taman Shamelin (Part 2)

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PROPCAFE Review : Shamelin Star SoHo Residence – The Star of KL @ Taman Shamelin By Landmark Zone (Part 2)

The Night View of Shamelin Star

The GE13 is just over. The sky looks clearer now and developers are all geared up and start to launch their project which they have been keeping in their sack. Property business where once was a bit quiet during the pre-election period starts gaining the momentum and we can see the post election syndrome of what happened to Elmina!

When the sky is clear after the rain, we can see the stars. The Shamelin Stars – The Star of KL.

Great… We have Star Hill and now we have another star – Shamelin Star!

Anyway..

It is almost months since my review of the 1
st
 part of Shamelin Star. Sorry to keep u guys waited for so long. It is about the right time to get the part 2 done as what had been promised in Part 1.
https://propcafe.net/shamelin-star-taman-shamelin/

For those who have not read the part 1, I do recommend that you read the Part 1 before proceed any further from here.

Just a quick update…

Developer started to send out letter to those who registered earlier to inform registrants their
unique registration number
. This number is exclusively reserved for those who registered earlier for the pre-launch event and entitles you to their
pre-launch price
. The number is strictly
non-transferrable.

In the letter it also mentioned that the Sales Gallery is under construction and will be completed by
Mid May 2013
. The date of pre-launch event  yet to be announced.

Okey Dokie… Shall we start with the background of the creator of Shamelin Star

The Developer

Landmark
Zone
Sdn
Bhd
, incorporated in Malaysia under the Companies Act, 1965 on 21 May 2009 and having its registered address at 38-3-1, Jalan 4/91, Taman Shamelin Perkasa, Cheras, 56100 Kuala Lumpur, has been dormant since incorporation. It has an authorised share capital of RM1,000,000 divided into 1,000,000 ordinary shares of RM1.00 each and an issued and paid-up share capital of RM250,000 divided into 250,000 ordinary shares of RM1.00 each and Landmark Zone Sdn.Bhd is 100% owned by Perduren (M) Berhad.

As far as we know, it is worth a note that Shamelin Star is Landmark Zone Sdn Bhd maiden project.

Perduren (M) Berhad
  is a public listed company on the Main Market of Bursa Malaysia Securities Berhad.  The Company was incorporated in Malaysia on March 1992 under the name of Orlando Holdings Berhad and was first listed on the Second Board of Bursa Securities December 1992. Subsequently, on March 2000, the Company changed its name to Formis (Malaysia) Berhad (“FMB”) before being transferred to the Main Board March 2000.

Perduren (then known as FMB) was previously involved in the IT and garment retailing industry. With the disposal of its IT and garment businesses in 2006, the company changed to its present name, Perduren.

Perduren is now principally a property investment holding company engages in the property investment business in Malaysia. It operates in three segments: Rental, Car Park, and Hotel Operations.  Perduren owns Plaza Sentosa commercial complex that has a total lettable area of approximately 730,456 square feet in Johor Bahru; and Holiday Plaza, a commercial and office building comprising approximately 193,500 square feet of lettable area in the retail podium in Johor Bahru. It also operates a 260-room Grand Sentosa Hotel; and provides car park operator services.

One of the good thing being a listed company is their financial report can be obtained easily with the today technology.

Propcafe.Net  is not in the position to comment the financial background of any company but we would like to advise readers that regardless whether you are buying for own stay or for investment, it will be at your best interest and own diligent to study the fundamental and background of the developer especially when their name sounds new to you.

This is to give you some good sleep upon after signing the SPA. I always believe in buying property or in fact anything in life, there is no short cut. PropCafe.Net at our current best knowledge will try to share as much as we know with all readers but there is always possibility that we will missed out some important points. If there is, and you know something we don’t, kindly share with us here for the benefit of all the readers.

For more detail of Perduren including the annual audited financial report, please visit their website
http://www.perduren.com.my/

For Perduren financial status, you can refer to the few following websites below:

http://www.securities.com/Public/company-profile/MY/Perduren__M__Berhad_en_1661202.html

http://www.klsedata.com/reports/company-financial-reports/perduren-m-bhd

In the midst of studying Perduren (M) Bhd, I came across 2 person names which are quite interesting to be shared here although they are not directly affiliated to this project.

Dato’ Ong Chong Sek
 – Also known as Dato CS Ong, the ex-CEO of Country Height (CHHB – 2003-2008) is currently the Executive Director of Perduren (M) Bhd. If you all still remember the Country Height Hillside project, then perhaps you will know who he is.

http://www.perduren.com.my/BoardofDirectors.asp

http://biz.thestar.com.my/news/story.asp?file=/2008/12/13/business/2786765

http://www.klta.org.my/news/view.cfm?id=8D81CF88-188B-76AA-004FA2B2B46416BC

Tan Sri Dato’ David Law Tien Seng
, Executive Chairman of TS Law Holding – One of the Malaysia’s Top Richest man and according to the Perduren (M) Bhd Annual Report as of  at 15 Aug 2012, is one of the major share holder of Perduren (M) Bhd with 26,000,000 shares (19.27%).

http://www.tslaw.com.my/

http://www.tnt.net.my/Taikor-Watch/david-law-tien-seng

http://top10malaysia.com/home/index.php/special-features/malaysia-s-top-40-richest

http://www.theedgemalaysia.com/sports/157886-cover-story-surprise-sale-of-the-icons-east-wing.html

http://www.mmail.com.my/story/ts-law-cashes-out-icon-tun-razak-rm47m-profit-50672

Koperasi
Shamelin
Berhad
 was registered on 13 April 1971 as a society with limited liability under the Cooperative Society Act 1993. Its registered address is at 38-6-4, Shamelin Business Centre, No. 38, Jalan 4/91, Taman Shamelin Perkasa, 56100 Kuala Lumpur. Koperasi Shamelin Berhad, which has 22,424 members and a share capital of RM12,531,156.61 as at 31 December 2010, is principally involved in investment holdings, consumer financing, property development, multi-level marketing and agro-based businesses. Koperasi Shamelin Berhad is the registered and beneficial owner of the Land.

The Project

The developer of Shamelin Star is Landmark Zone Sdn.Bhd. (LZSB), a 100% owned subsidiary of Perduren (M) Berhad (PMB) . On Feb 2011 Landmark Zone Sdn  Bhd (Company No. 857848-V) (“LZSB” or “the Developer”) has entered into a Joint Venture Agreement  with Koperasi Shamelin Berhad (Registration No. 4624)  (“KSB” or “the Proprietor”) for the development  of the the Land comprises of two parcels of non-contiguous land (separated by a road) measuring in aggregate approximately 2.36 acres held under PN 31207 Lot No. 11749 and PN 31208 Lot 11750, both in the Mukim of Ampang, Daerah of Kuala Lumpur, held under leasehold titles expiring on
11 September 2082
into a mixed development project  called Shamelin Star SoHo Residence.

Lot 11749, measuring approximately 1.45 acres, has been approved for commercial development while Lot 11750, measuring approximately 0.91 acres has been approved for use as a car park.

The parties intend to acquire certain parcels of leasehold land contiguous with and adjoining the Land measuring in aggregate approximately 0.64 acre, and to amalgamate the same with the Land, with the amalgamated land measuring approximately 3.0 acres in aggregate.

As per announcement dated in Feb 2011, the project is tentatively proposed to comprise of service apartments and retail units, but the final development mix is subject to change depending on market survey and research. The Gross Development Value (“GDV”) of the Project is projected at RM220 million based on the tentative development proposal and regulatory approval of 1:6.5 in respect of the plot ratio. The actual GDV, however, is dependent on the final development mix and plot ratio approved and market conditions at time of launch.

The developer had obtained the bridging finance from Malaysian Building Society Berhad (“MBSB”) for purposes of financing the development of the Shamelin Star.

The Location

The Façade

There will be 2 modern blocks of 37-storey (including 6-storey car park) high buildings name
Capella
 and
Rigel and the total number of units are 630
. Could it be the highest at this area? Gosh… 37 storey! This is awesome! The façade is quite decent.  The architect of Shamelin Star is
DMP Architect Sdn Bhd
 which previous they did it for the high end Marc Residence and Hamsphire Residence KLCC.  I kinda like the façade. In my opinion, could be one of the best around this area until today.

The View

The Triple Dazzling Views

37-storey high with choices of unblock view of either the KLCC view (North-West), the 61 acre of park view (South-West) or the mountain view(North-East). Please do take note on the KLCC view where there is HTC cable and also Besraya Extension Highway which is under construction. So which view you prefer? For me, I personally like the North East Mountain View , maybe because I like to see the sunrise coming out behind from the mountain.

The Main Entrance Statement

The Proposed Main Entrance Statement

Main Entrance Statement Area

This will be quite interesting to observe how is the developer going to transform the current 0.64 acre land which is serving as car park beside Perduren (M) Berhad into a grand main entrance statement.

The 61 acres Public Pudu Ulu Park

61 acres Pudu Ulu Park

I think I had mentioned before that the park is directly across the main road of Shamelin Star. Although is directly across but one need to walk quite a fair distance to the traffic light in order to cross this road safely. Don’t even think that you can walk across the main road from the Shamelin Star entrance to the park unless a pedestrian crossing is gazetted or a pedestrian bridge is built. Nevertheless, it is good to have this public park in front of Shamelin Star because atleast you know there won’t be any eye sore building or tower will be built on this reserved land.

The Facilities

Pool

Gym

BBQ Area

For the facilities, I think there is nothing to shout about. Pretty standard for me for this day. With the  limitation of the land size, I do not really expect anything fancy can be pulled out from it. I am more curious on how much of “Green” is allocated for this project? and who is the landscaper? We will dig more about this info during the pre-launch.

Green Building Index (GBI)

It is kinda cool to have a GBI building in Taman Shamelin! Everyone likes Eco Green building. I am wondering will this contributing to reduce the maintenance fees? Everyone been talking about GBI certified building, but what does the developer  exactly has in the Shamelin Star’s blue print to make this one of the most environmental;y friendly building?

Accessibility

I think I had covered this part on my part 1 review of Shamelin Star. Please take note that the new Besraya Extension Highway which is just right beside Shamelin Star is already under constuction.

The Layout

In total there are 8 types of layout :

Type A : 1272sf 2Bedroom + 1 Office +2Bath

Type B:  1054sf 2Bedroom + 1 studio + 1 Office + 3Bath

Type C:  897sf 2Bedroom + 1 Office + 2Bath

Type D: 774sf 2Bedroom + 1 Office + 2Bath

Type E: 1587sf 3Bedroom + 1 Office + 4Bath

Type F: 893sf 2Bedroom + 1 Office + 2Bath

Type G: 844sf 2Bedroom + 1 Office + 2Bath

Type A : 1272sf 2Bedroom + 1 Office +2Bath

Type B: 1054sf 2Bedroom + 1 studio + 1 Office + 3Bath

Type C: 897sf 2Bedroom + 1 Office + 2Bath

Type D: 774sf 2Bedroom + 1 Office + 2Bath

Type E: 1587sf 3Bedroom + 1 Office + 4Bath

Type F: 893sf 2Bedroom + 1 Office + 2Bath

Type G: 844sf 2Bedroom + 1 Office + 2Bath

You will notice that all layout come with
min 2 bedrooms and 1 office
! And probably you will ask the question why there is office in the layout?  Well, I guess Shamelin Star is the true  SoHo! LOL.

As you notice some “Office” could be possible to be converted into Bedroom but some is too small that can be only used as a store or a single chair-desk work place. I think the key here is depends on individual creativity on how to make use  and utilize the space of this office area. One good thing is all the “Office” come with window for better ventilation.

Type B is the only layout that comes with a Studio! A studio in the SoHo! Personally I like type B the most due to the reason of there is 3 Bathrooms and most important the layout design adopting the horizontal layout (Wider Width and Shorter Depth) with all the rooms located parallel with living hall from one corner to the other corner of the house so all room will have the same view as the living hall view. Generally speaking, this kind of horizontal layout design will give you more spacious feeling as compared to a typical vertical layout unit (Narrow Width and Longer Depth). Nowadays it pretty hard to get the Horizontal Layout Design in highrise.

Type E is the only layout that all bedroom come with attached bathroom!

Car Park Issue

Now with all the layouts come with min 2 bedroom, the question is how many car parks will be given for each unit? Shamelin Star being built on this prime land, I don’t think the car park price will be that generous! The fact is as much as most of us agree, 2 car parks per unit is rather a necessity and in fact I think most likely it won’t be enough as you can see quite a number of layout where the office can be used as bedroom. On this part, developer really has to examine on this and putting a deep thought for the solution. I am pretty sure we don’t want to see double parking at Shamelin Star. Could it be possible that Shamelin Star is situated near to LRT station, so developer is expecting the future owners of Shamelin Star will not own more than 2 cars per unit? If it is so, I can tell most likely they are wrong.

Commercial & Retail Units

As far as I can remember, this project does come with a proposed of commercial element with basement car park. Could this be the solution  for the car park issue?

From the developer website, it never mentioned any single info regarding the commercial element beneath this Capella and Rigel buildings. Perhaps we shall leave his question till the pre-launch event but this is definitely an important question. Knowing that Shamelin Star is located among the quite old shoplots area, I am very curious on the actual human traffic of Shamelin Star’s commercial element. Although Shamelin Star could be one of the highest building in Taman Shamelin or Taman Maluri, but due to the fact of Shamelin Star is surrounded by all the current old shoplots, the semi hidden commercial  of Shamelin Star is possible to be partially paralyzed and unseen from the outer traffic. The question is who will come all the way from “outside” into the commercial or retail of Shamelin Star. On this part, developer definitely really need to look into it and help the commercial tenants to pull the crowd in for example by having some influential anchor tenants. Without the developer’s assistance, Shamelin Star’s commercial will be really tough and might end up sharing the same fate as other commercial retails nearby – Half to almost dead fish. In my opinion, the success of the commercial retail of Shamelin Star might somehow has a direct effect on the value of those above residential units.

Surrounding Shoplots Condition of Shamelin Star

Conclusion

Until today, developer has not revealed anything regarding the package, freebies , pre-launch price and launching price. I have to admit that for this part, the Developer is doing quite good job by keeping all the interested buyers suspensed until today. There are not much info being circulated over the internet and PropCafe.Net will definitely not going to hide it and will share it unconditionally  if we know.

Well well well …perhaps developer really want to give the registrant a good “surprise” on the day during the pre-launch.

Propcafe.Net also would not want to speculate so much on the per-launch price either.

Do share with us here if you know! You are always welcome!

But  🙂 the price info that we found from
KPKT
 is as per below :

Shamelin Star is sitting on a very strategic location in viewing of the current and future potential of Taman Maluri and the up coming proposed MRT station which is under construction already and its close proximity to the city Centre with current  two existing LRT stations nearby.

The only problem is the locality and environment of Taman Shamelin itself is not really a well developed area and lack of nice and classy commercial elements as compared to some other area. Like I had mentioned earlier, another holding back reason is the concern of the fate of the Shamelin Star’s commercial elements which looks a little bit gloomy at this point of time if the developer does not has any concrete plan or intention to bring “life” into Shamelin Star.

Someone had actually asked me before, do you think the expatriates or foreigners will consider to rent  Shamelin Star if given a choice as compared to other area which is more “expatriate” friendly ? Tough question as no one has the crystal ball. Perhaps you should ask yourself this question too.

For me is very straight forward and down to the final price and the “affordability” of Shamelin Star. I always believe
most
 of the things can be compromised and it does come with a price tag.

Alrighty readers , hope you enjoy it.

Gota pen off here and we will talk again if there is part 3 of Shamelin Star! Live from the pre-launch? Stay tuned.

PropCafe.Net Review Part 1 :
Shamelin Star SoHo Residences @ Taman Shamelin

PropCafe.Net Review Part 3:
Shamelin Star – Sales Gallery Visit (Part 3)

Renderings and illustrations herein are artist’s impression only.

(Reference:
http://www.shamelinstar.com.my/
 )

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Related


PROPCAFE Review : Shamelin Star SoHo Residences @ Taman Shamelin By Landmark Zone

Computer illustrated graphic

Shamelin Star SoHo Residences – The New Shinning Star Among the Meteors

“Shining Star among the Meteors” – This phrase was actually came from one of my friend and indeed a good one to describe this project prematurely. It did give me a little spark on how I shall begin my “typing”. So I am going to borrow this line for this one. Shall this “phrase” end with a period or question mark; I will leave it to you.

LEASEHOLD.
Yes it is a leasehold. Beside “how much?”, one of the most frequent asked question  –
“Freehold or Leasehold?”
So reading until here, it is at your own discreet judgment whether you still want to continue or end here.

Yes, … the next most frequent asked question,
“where is the location?”
. The answer for this question will cover quite a major portion of this review since one of the main purposes of this review is to introduce this area which is totally stranger to some readers here. It is unusual for me to disclose the price of this project at this early stage so please bear with me. Not that I know it.

By the way, just in case if you are still reading… the name of this project is called “Shamelin Star” .

Shamelin Star as the name already suggested is located at Taman Shamelin Perkasa.

According to the brochure, the exact GPS location of SS is N 3° 07’ 33.4” E 101° 44’ 11.0”.

Taman Shamelin Perkasa
 –  Also known as Taman Shamelin is located in Klang Valley sandwiched in between of Taman Pudu Ulu, Taman Maluri, Pandan Indah and Pandan Perdana.

Taman Shamelin Perkasa is approximately at the radius of 3.7km from Pavilion @ Bukit Bintang and radius of 4.4km from KLCC. Indirectly, this means that SS is located pretty close to the so called “Center of Gravity” with less than 5km radius.

Taman Shamelin currently can be access via MRR2, Jalan Pandan Indah or Jalan Cheras. According to Besraya Extension which is currently under construction, there will be an interchange at Shamelin as well. If the Shamelin Expressway is materialized, this is definitely good news to the Shamelin folks. Details can refer to
http://en.wikipedia.org/wiki/Shamelin_Expressway
 and
http://www.ijm.com/infrastructure/toll/besraya/map.asp

Besraya Estension – Shamelin Expressway

This 135 acre piece of land at “Cheras” was acquired for mixed residential, commercial and industrial development purpose by a company named SHAMELIN also known as Koperasi Shamelin Berhad (KSB) in the early ’80s. At the beginning, the property development business was taking off quite well and smooth, but in the mid of 80s, it began to have some problem and this development project was abandoned. Following with other business which they were engaging also facing problems, Shamelin was at the verge of bankruptcy. For more details of KSB , you can visit their site
www.shamelin.com

Perhaps this could be the reason why Taman Shamelin’s commercial did not fly well as compared to Taman Maluri despite only separated just by the river of Sungai Kerayong. To be frank, I don’t really know much of Taman Shamelin , nothing really  fancy me over there. The only few times I went to this part of world is to the Pos Malaysia Cawangan Serahan Jalan Cheras to collect my parcel. Those undelivered parcel for Cheras area, usually will be parked at this post office for collection. The other occasion to Taman Shamelin was to get my bespoke suit.

Surprisingly to my notice, most of the shops here are used as a “closed” shop operation. Not much of into open door retail business. Most of the shops here are either used as an operational office or light industrial commercial. As far as I know, there is quite a number of clothing or garments factory/office here such as Wardrobe, Sparkmanshop, Depi and Orlando.

Other than these few rows of quite rundown shop lots, there are also few light-medium size industrial factories nearby. Well, please do not expect this area to have the same vibrancy and environment of Mutiara Damansara. This place is pretty quiet and the environment is not so appealing. The old run down shop lots around Shamelin Star does give you a cold shiver down to your spine.

You really cannot expect much from an area where lack of retail commercial and mostly for industrial business operation. If you are expecting Mount Kiara or Beverly Hills environment, save your petrol mate.

Current shops beside Shamelin Star

Current shops around Shamelin Star

Current shops around Shamelin Star

Factory behind Shamelin Star

So what make this Shamelin Star having the chance to be sustainable in long term despite sitting on this dull area? The key is the recent completed Shamelin–Maluri viaduct where connecting Shamelin to Maluri.

Besraya Extension & Maluri Viaduct

This viaduct  is connecting Jalan 4/91 of Shamelin to the intersection of Jalan Jejaka and Jalan Mahkota of Taman Maluri. The best part is this link bridge is located right in front of SS. Having this link is vital for Shamelin Star because it does really cut the distance and time needed to travel from Shamelin to Taman Maluri without needed to go through the notorious Jalan Cheras.

Shamelin – Maluri Viaduct

Why Taman Maluri? At Taman Maluri Commercial area, I believe this area able to serve if not all then most of the daily needs such as banks (Maybank, CIMB, Alliance, Public Bank), Kopitiam, Clinics, Hotel Maluri, restaurant, 7-11 , not to mention
AEON Jusco Taman Maluri
 and etc at merely less than 500m from Shamelin Star to this juncture of Taman Maluri’s commercial center. The average price of shops at Taman Maluri is around 7 figures and this will at least give you some scale indication of the vibrancy of this part of world. Someone told me before how wrong could it be when Jaya Jusco Taman Maluri  is nearby?

Take a drive there and see it yourself!

Personally if I am looking for a home, I would not want my place to be located at a too vibrant and congested area with cars and high human traffic. If I were to be given a choice, I would like to have both of the worlds, balance of “peaceful” and “convenience”. My definition of balance here is calm and quiet surrounding yet at the same time “convenience” is within arm length.

The Influence of Surrounding
 – What are the other key components surrounding Shamelin Star? Take a look on the below picture…

The key components

Needless to say more, I guess the picture above tell everything. I will not go into details of each component as such it will become boring. But one thing I would like to highlight here is the availability of the public schools nearby, being not too far from the future of the MRT Exchange and smacked in between of two current LRT stations, a lavish 61 acre park right across the main road in front of Shamelin Star and with the presence of one of the Sunway Group’s megaproject – Sunway Velocity nearby; these all factors definitely add additional “oomph” to whatever you are sipping now be it  Coffee or Teh Tarik.

When there is LRT station nearby, the question of whether is walk able will be arises. I am not going to say whether is “walkable” or not since it is very subjective but I am much interested to find out the actual distance and the experience of the journey to the LRT station in person and see what I can discover along the journey.

Following the path above to Pandan Jaya LRT station, the recorded time and distance was 10 mins and 780m with an average walking speed of 4.5km/h. On the way, it is worth to note that there is a covered walk way starting from the junction of Jalan 1/91 and Jalan 6/91. Furthermore, on this stretch of road is where Poly-Tech Mara and University Kuala Lumpur located as well.

Portion of covered walkway

Below is picture of access to the Pandan Jaya LRT station from Shamelin.

Pandan Jaya LRT Station

IMHO, 780m distance with 10 mins walking distance is merely acceptable but it still requires quite an effort to walk there at least  for old man like me.

So is there any shorter alternative? It will be very much depending on Shamelin Star whether will there be any second entrance point of Shamelin Star. IF there is another entrance point at the rear side of Shamelin Star as per picture below, then the distance to the LRT station from this alternative entrance point will be approximately 550m-600m and walking from this rear entrance of Shamelin Star to LRT is much more “walk able” compared to using the front entrance of Shamelin Star. Well… if there is one…

Proposed rear access of Shamelin Star?

Let’s have a look on what is in front and rear of Shamelin Star. …

Shamelin Star Front View

Shamelin Star Front Access

The only thing which I would like to comment is the road in front of Shamelin Star entrance is a single way lane. This means that future residents of Shamelin Star have to make another loop if they missed the junction turning in from the main road to the road in front of Shamelin Star entrance. If you look at the other side of the coin, with single flow traffic is always smoother compared to two way traffic at the dispense of convenience just like the saying “There is no turning back”.

Shamelin Star Rear View

On the rear side of Shamelin Star nothing much of any pleasant sight. Factories and “Gerai – gerai makan”    (Hawker stalls) nearby and again here is also single way lane. Not sure whether this gerai-gerai is operating during evening/night and whether walking from here at night time will be a comfortable walk or not. But like I say, I have not tried to scout this area at night time so I cannot tell much. Please bear in mind, this path will be your nearest distance to Pandan Jaya LRT station if SS going  to realize this rear entrance of Shamelin Star. Whether you like it or not, for those who commute daily by LRT this will be your daily route.

Until here with all those not so pleasant sights and pictures, allow me now to bring you to the opposite side. It is always good to let you see the hell first and then bring you to see the “Heaven”.

Pudu Ulu Park

The park!

What else I can say more! Right in front of Shamelin Star entrance across the main road is the
61 acre
 Pudu Ulu Park. The land has been gazetted as a park area and
no development
 will be allowed on it which means unblock view! The park was designed with the patterns of the hibiscus as the central theme. Hibiscus motifs are heavily present in terms of decor as well as layout of the park.

The park is very well equipped with up-to-date facilities, including toilets for the disabled, surau, dustbins, drinking water tap, a playground, jogging tracks, reflexology paths, centralised parking lots, bicycle tracks, parking lots for bicycles, football field, multi-purpose courts, and a sculpture garden.

Such a big park is very rare within 5km from the city centre. Those who appreciate greenery and outdoor activity will know how to appreciate this! Maintaining healthy lifestyle throughout your age is vital to keep you fit mentally and physically, one of the most economic way to maintain your fitness is to have a morning jog or have a simple workout around the park , forget about those costly air-conditioned high tech gym.

Best of the best, this park is FOC!  You want a run? Well, just go across, and you can run. Forget about the iPad!  On the weekends bring your kids and let them get in touch with the nature. This moment is priceless.

Other than the park, how about the KLCC view from the Shamelin Star? With standing on the 37 floor high building, if unblocked, will you get such a view as below picture?

Will this be the KLCC view from Shamelin Star?

Okey, it time  for me to wrap up my 1
st
 part of review of Shamelin Star.

“Will Shamelin Star be the new shining star among the meteors? I will leave the answer to you. To be honest, it is quite difficult for me to give the answer now. Instead I am far more interested to know “Would Shamelin Star able to sustain its shine? Or over time,  will Shamelin Star become the fallen abandoned star just like its neighbor?

For the Part 1 review, there is an executive summary with lesser words especially  f or those Big Boss and Tycoons who do not have much time to read.

From the info heard, showroom and sales gallery will be ready somewhere in April… somehow do watch out for the surprises

My next post will cover more on the developer’s background, master plan, showroom, room layout, design, package, freebies and intrinsic value of Shamelin Star and if possible the price tag as well. As of now all I can tell the master plan,  room size and layout is really pretty interesting!

Before I end here, according to Chili Source the architect for Shamelin Star is
DMP Architect Sdn Bhd
 which previous they did it for the high end Marc Residence and Hamsphire Residence KLCC but little bird told us that the facade has been revised and the archi’s website is showing
old facade
 of Shamelin Star. Perhaps this info might be interesting to you!

So stay tuned …..

Some teaser about the project :

Project Name : Shamelin Star SoHo-Residences

Developer : Landmark Zone Sdn  Bhd (Company No. 857848-V) (“LZSB” or “the Developer”)

Type of Project : Mixed Development

Size of Project : Approximately 3 acres

Tenure : Leasehold (99 years)

Type of Development : Two blocks of 37 storey oOHo-Residences with retails at ground floor

Development :

1) Retail lots located at ground floor Components

2) Car park – Underground (Non-Resident) , 1st – 6th Floor (Resident)

3) SoHo-Residences located from 7th – 36th floor

Land

The Land comprises of two parcels of non-contiguous land (separated by a road) measuring in aggregate approximately 2.36 acres held under PN 31207 Lot No. 11749 and PN 31208 Lot 11750, both in the Mukim of Ampang, Daerah of Kuala Lumpur, held under leasehold titles expiring on 11 September 2082.

Lot 11749, measuring approximately 1.45 acres, has been approved for commercial development while Lot 11750, measuring approximately 0.91 acres has been approved for use as a car park.

The parties intend to acquire certain parcels of leasehold land contiguous with and adjoining the Land measuring in aggregate approximately 0.64 acre, and to amalgamate the same with the Land, with the amalgamated land (“the JV Land”) measuring approximately 3.0 acres in aggregate.

So stay tuned …..

Developer Landmark Zone Sdn Bhd – Perduren Bhd

p/s for any discussion for this project, you are welcome to leave a comment at this site or discuss at the
forum.propcafe.net

Thanks!

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PROPCAFE Peek : Elmina – Ariza (Ph1), Keana (Ph2) & Regia (Ph3) By Sime Darby Properties

This is the first time Propcafe.net has done a brief review of a project before the official launching, the official launching scheduled to be on 18/5/2013 Saturday, 830am – 10am for registration and the balloting will start at 10:30am.

Before we start the chronology of the event let us go thru brief info of the project :

Location x 3

Purchasers always confused Elmina and Denai Alam.  Sales gallery is located in Denai Alam, thus purchasers may confuse that Elmina is part of Denai Alam. In fact Elmina is stand alone and not part of Denai Alam.  The invitation material only stated the location of DA sales gallery but didn’t highlight the exact location of Elmina. From Denai Alam, one need access to the Gurthrie Express Highway and go towards Kuala Selangor/Rawang direction. From Denai Alam to Elmina, it would take around 5 mins by driving.

Elmina

Elmina is a township development like Denai Alam and Putra Heights by Sime Darby, to name a few. The phase 1 link house Ariza is the first project of the entire Elmina development. Sime Darby, as a GLC and one of the top 3 developers by assets in the country, it owns extensive land bank in this part of KLV.  With the success of Denai Alam, Sime Darby is looking to replicate the success of DA and started Elmina, Ariza is the first launch of Sime Darby right after General Election 13.

Phase 1 – Ariza – 2 storey Link (Land Size 20×88, BU – from 1935 sqft to 2400 sqft), The lake facing row at south is double frontage (from RM714K intermediate), the rest are single frontage (from RM600K), I wonder why Sime Darby can only build 1935ft on 20×88 lan size? as other developer such as SP Setia can build up to 2200 sqft on a 20x70ft land size.

Phase 2 – Keana – 2 storey Super link (Land Size 24×79, BU – 2200 sqft – subject to confirmation) – from 708K

Phase 3 – Regia – 2 storey Super link (Land Size 30 x 65 – BU unknown) – from 800K

Phase 2 and 3 scheduled to be launched in Aug and Sept 2013 respectively.

Chronology of the launching event

Date

Remarks

13 May

Received email from SA to registered our interest via email/ online   or by sms.

15 May

Received invitation by SMS for the balloting invitation, RM10K per   ballot on 18 May

16 May

Informed by SA that there would be 117 units of Ariza for sales, Management   will block 12 units and keep it till Vp and sell at higher premium. The   remaining 105 units, 59 units will be reserved for staffs, and 46 units for   general public.

17 May (Today)

At 10:00am, around 250 Sime Darby staffs showing their interest for   Ariza, so 250 staffs fighting for 59 units by balloting.At 11:00am.  All 59 units of   staff allocation was sold, the management has no choice but to open the 46   units that reserved for public to the staffs with the condition that staff   will not enjoy 5% staffs discount.At 12:00pm. 50% Bumi quotas met. Some Bumi Staffs that bought at no   staff discounts, did not get 7% bumi discount as well, as Ariza 50% bumi   quota has met before open to the public.

At 1:00pm. Some Bumi staffs who    can’t get both staff and bumi discount pushed the

Management to open up Phase 2 for sales. Thus Phase 2  Keana start selling to staffs at 1pm

At 4:30pm – Phase 2’s 50% staffs quotas were met, so staffs would not   enjoy 5% discount anymore, Bumi quota just left few units.  This forced the Management to open up Phase   3 for staffs booking.

Updated on 5pm.

Phase 1 Ariza – out of 117 units, < 10 units left, there are still   around 20 staffs waiting for the ballots numbers to be called.

Phase 2 Keana – Total 70 + units, all North facing units that facing   Phase 3 were taken, the South Facing row (for future development) 10 units were   taken out of 30 units.

Phase 3  Regia – Total 60 +   units, 7 units were booked by staffs
.

The staff booking will be carried on until all Phase 1 to Phase 3’s staffs quota are met this evening at 17 May 2013. What we anticipate tomorrow (18 May 2013) would be as follows:

1)      All Phase 1 would be gone with the wind. Not even bones left for public

2)      Phase 2 link houses might left few units, but the developer would no longer offering Bumi discount for general public even if you are a Bumi. As 50% bumi quota would be met internally by staffs booking. Majority of Sime Darby’s employees are Bumi.

3)      Phase 3 super links are the only ones that would be available tomorrow, but be prepare to pay above 800K for this 30 x 65 land size unit.

What will we see after 2 years?

1)      Phase 1 + 2 would be renamed from Ariza + Keana to “Taman Sime Darby Staffs Hostel” (if staffs purchases are for own occupation)

2)      If the staffs’ purchases are for flipping, we would see stiff competitions among staffs to let go their units. Apparently, Bumi staffs who has got 7% +5 %, has the strongest buffer to compete in the sub-sales market

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PROPCAFE™ Guide: Singapore Property Purchase Guide The OTP

Singapore Property Purchase Guide

Searching for the perfect Singapore property

We have earlier touched on our preferred property search portals that are www.99.co or www.propertyguru.com.sg. Property advertisements are typically advertised and paid by property agent. In this edition of Singapore Property Purchase Guide, we share more with you, first as to whether the property agent or the real estate agency is registered with the Singapore Council for Estate Agencies (CEA) you may check it
here
.

Avoid Fake Ads

Some portal such as 99.co actually got their ad verified and allow the consumer to report as to they are genuine or other. We think this is a quite a good feature, to evaluate if the ad or the deal is ‘legit.’

Our take on property agent, do your due diligence, interview and engage someone you are comfortable with and someone that is aligned to your interest. Most of the time, what you are seeing on the advertisement post in property portal as agent engaged by the owner, so it is not so hard to guess their interest is, that is yield best price for the owner. So engage another agent that is aligned to your interest may yield better result at least from the price negotiation point of view. As likely you may be presented with options, or other value add such as additional information to the unit you are interested in.

Our experience told us that the best deals are usually not found on the internet, good deals will come and go fast within a ‘circle’. A good agent will likely to share with you the best deal if he is in the circle. So how extensive network of the agent is also important.

COVID-19 remote viewing, E-viewing

With the onset of COVID-19 pandemic, there are lots of remote viewing, e-viewing, 3D-view made available by property agents. For this writer, traditional view the actual house still preferred. Few fundamental reasons that we need to address.

First, if we will eventually stay in the house, for investment perhaps not so critical but still is not advisable to skip the actual viewing for resale/subsale properties. Not going to argue on the primary developer sales, as the most we can see are probably mock up sales flat.

Other benefits, include touch and senses the unit, noise pollution, smell, brightness, view. See it with your own-eyes. Other matters including the surrounding, the upkeep of the facilities, accessibility to the carpark, etc.  There are also a saying, you are shown what ‘they’ want you to see.

DONE viewing

So you have gotten your cash ready, done your online viewing to your 100% satisfaction, it is time to sign the dotted line eh…

Hang in there before you do so, let’s go through this important document, OPT, Option to Purchase. This is no OTP ala Malaysia style. OTP in Singapore is an all serious document that you should be well versed off, as the implication is significant at least financial, or the timeline of completion (‘vacant possession”)

Disclaimer here: Not acting as a legal adviser.

The information, materials and opinions contained on this article are for general information purposes only, are not intended to constitute professional advice, and should not be relied on or treated as a substitute for specific advice relevant to particular circumstances
.

Why so serious here:

Option to Purchase (OTP) is a legal agreement between the buyer and seller (or developer) for the sales of a residential property. When you sign the OTP agreement, you’ll need to pay an option fee to ‘reserve’ the property. If you ‘back out’ of the purchase – i.e. you do not exercise the option by the expiry date – you forfeit the amount paid.

That’s the major difference here for private property purchase.

Typical terms

Malaysia OTP

Singapore OTP

Option fees

3%

1%

Refundable

Generally yes
, if loan not approved

Generally no
, unless specifically both buyer and seller consent on refund of options fees for loan rejection

Option period

Generally 14 days (negotiable)

Generally 14 days (up to 2 months)

Option extendable

Generally yes subject to agreement by both buyer and seller

No. Reissues of OTP is longer allowed.*

Recently there is a clamp down on developer sales by the Singapore government, as usually sellers (developers) have the right to forfeit the option fee and put the property back up for sale when buyers do not exercise their option by the OTP expiry. However instead of forfeiting the option fees, developer then reissues a fresh OTP to the same buyer, making the OTP to appear as new. OTP shelf-life extension, cool right.

So with effective from 28 September 2020, this is no longer allowed. We understand that there are instances that developers could extend the OTP for up to 18 months.

top developers from re-issuing OTP to the same purchaser(s) for the same unit within 12 months after the expiry of the earlier OTP

This means that if you want to buy the property, you must exercise your option within the option period. However if you need time, you need to apply to the Urban Redevelopment Authority, maximum extension is up to 12 weeks from the OTP date.

https://www.ura.gov.sg/Corporate/Guidelines/Circulars/COH20-03

Come to think about it, buying properties in Malaysia is of lesser restrictions.

So how a OTP looks like vis a vis comparison. There you go.

After going looking through at these a headache or not. This writer also feels headache while putting these article up.

Get expert advice

We would advise the both purchasers and buyers to obtain professional legal advice on the drafting of OTP and as well as proper review of OTP ahead of signing off the dotted line.

Life is already so stress, let’s make our life easy by outsourcing those complicated matters to the professional shall we. After all the legal fees (typically SGD3-4k) is a small portion of incidental fees of the property price.

What else do you need in PROPCAFE Singapore Property Purchase Guide

So we have covered pretty much the all the key areas in this Singapore Property Purchase Guide. do let us know you want us to do more.

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PROPCAFE Review : Skyluxe @ Bukit Jalil By Skyworld

Skyluxe Bukit Jalil by Skyworld

Bukit Jalil Madness, BBB…

Have you been to Bukit Jalil lately, we bet you hate the traffic at Bukit Jalil especially the long Bukit Jalil Highway stretch. Endless constructions from LRT previously to now new constructions of interchange.  All these temporary inconveniences are to give way to the making of Bukit Jalil City, BJC.

Bukit Jalil has started to evolve and the scale of rapid development will eventually transform Bukit Jalil to a peaceful suburb to a ‘city’, in fact we have actually covered masterplan of Bukit Jalil City extensively
here
. But if you fancy about living in a City next to a park, yet able to access to the city and park freely, read on to our review at Skyluxe Bukit Jalil By SkyWorld.

Skyluxe Bukit Jalil the project essentials

Skyluxe Bukit Jalil is located along
Jalan Jalil Perkasa 1, Bukit Jalil, (Jalan Jalil Perkasa 4),
 confused? lets us explain. If you aware Jalan Jalil Perkasa 1 is a long stretch of road, SkyLuke is also on Jalan Jalil Perkasa 4. A left turn off if you coming from left inroad from Jalan Jalil Perkasa 1 heading toward Awan Besar LRT direction.

Skyluxe Bukit Jalil is developed by SkyLuxe Development Sdn Bhd. Localized project name will be SkyLuxe Residensi, it sat on
1.85
acre freehold land under Wilayah Persekutuan Kuala Lumpur. Skyluxe Bukit Jalil is made up of 2 residential blocks with 225 units in  (Blok A) and 252 units in Block B, total 477 units.

This translate to 258 units per acre, high dense, but it is hugely mitigated by the green as it is next to Bukit Jalil Park.

Facade of Skyluxe

Block A

Type

Size (sqft)

Units

Configuration

Carpark Allocation

B

1011-2102

97

3

2

B1

1024-1081

29

2+1

2

C

905-1675

33

2+1

1-2

D

1140-1240

33

3

2

D1

1130-1223

33

3

2

Block B

Type

Size (sqft)

Units

Configuration

Carpark Allocation

A

661-727

65

1+1

1

A1

661-727

61

1+1

1

B

1011-2102

63

3

2-3

B1

1024-1624

30

2+1

2

D

1140-1204

33

3

2

This is the view driving along Jalan Jalil Perkasa 1.

Turn here left to Jalan Jalil Perkasa 4 to the show gallery and the site, this is the TNB substation you can’t miss, before the turn in.

The site along Jalan Jalil Perkasa 1.

When Skuluxe VP will this stretch at Jalan Jalil Perkasa 4 be the private outdoor carpark for the residents?

Location, Accessibility, Amenities

Approximate Direct Displacement (*by Car)

Pavilion Bukit Jalil City  ready in by 2018 (1km, by foot)** with terms and conditions

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)

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) 3 LRT stations

Awan Besar – 1.5km

Sri Petaling – 3km

.Bukit Jalil – 4km

Skyluxe Bukit Jalil is ridding on Pavilion Bukit Jalil City?

One of the biggest unique selling point of Skyluxe is its proximity to Pavilion Bukit Jalil City. BJC is the next big thing in Bukit Jalil, Puchong, even Selangor as a whole.

Like it or not, like many other new developments in Bukit Jalil, Skyluxe Bukit Jalil also rides on Malton’s Bukit Jalil City, the people behind Pavilion Kuala Lumpur. In nut shell, the master plan of BJC Pavilion Bukit Jalil by Malton as follow.

Regional Shopping Mall: 2 million Net Let-able Area (rival Mid Valley)

50acre freehold land

Retail Shops

Signature Offices

Pedestrian cross from Bukit Jalil City to Bukit Jalil Recreational park

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

4 blocks of Service Apartment launched with >1000 units, 95% sold, 2 more blocks coming soon

Proposed infrastructure work in progress overhead u-turn to Bukit Jalil City from Puchong/Technology Park highway

**
See above we have highlighted nearest way to Pavilion Bukit Jalil will be via the Pedestrian cross from Bukit Jalil City to Bukit Jalil Recreational park, meaning Skyluxe residents are required to walk pass the park, then only can sampai the mall.

Now, where is the link bridge, cannot be seen here as it part of BJC masterplan. Safe after dark? When will it be built? Hmmmmm….so in the meanwhile as it can be so near yet so far to Pavilion Bukit Jalil.

Skyluxe on the Park, yes it really next to a park, and opposite golf course.

Second biggest USP, as Skyluxe Bukit Jalil is just next to a park. The site of Skyluxe Bukit Jalil is bordering Bukit Jalil Recreation Park (“Bukit Jalil Park”), Bukit Jalil Park in a 80acre nature green lung conserved exclusively for the folks in Bukit Jalil and Skyluxe’s site is as if part of the park!

Looks who’s here: Kwek, gwek x3 …:::::You, PROPCAFE fellows shall not pass!!!!! LOL

Skyluxe on the golf course!

Opposite Skyluxe Bukit Jalil along Jalan Jalil Perkasa is the Bukit Jalil Golf and Country Resort, some units at Skyluxe Bukit Jalil will be able to get some nice unblocked golf view.

Skyluxe also next to TNB substation

This one cannot run it is, pretty huge and visible, we wonder what kind of impact it is capable of? Can we look at other element of the projects, how about we explore the facilities.

360 View of Skyluxe Bukit Jalil

After looking at this, high floor view best…..

Condo Facilities at Skyluxe

Condo facilities at Skyluxe Bukit Jalil meets the benchmark of modern condo these day, as it boast 24 lifestyle facilities including a sky terrace at the rooftop of each block! Level 23A-25 Sky garden, level 9 Aquatics with infinity pool, ground floor, maze garden, and entrance water feature. Literally top to bottom pun ada facilities!

Rooftop facilities, potential purchaser may verify these illustration with developer as to they will remain as illustration or otherwise.

Unit built up type at Skyluxe Bukit Jalil

There are 6 types to choose from. We particularly like type D!

Type D & D1 first comes with expansive living, expansive masterbed room, a good size balconies, and unobstructed park view. However each unit only has 2 bathrooms and bedroom 2 looks too small.

Skyluxe on the park price.

Average price 700-800psf. Pricey, this is the market rate at Bukit Jalil now for new condos.

Some sample price for your kind consideration price herein before rebate, and we are told rebate ranges about 10%.

B-26-3 RM625,000

B-33-3 RM649,000

B-26-1 RM655,000

B-36-1 RM700,000

A-33-8-RM892,000

A-36-8-RM886,000

A-29-1 RM880,000

A-38-1 RM1,000,000

A-41-5 RM1,027,000

A-25-1 RM778,000

A-13A-1 RM746,000

Never mind the price, let’s look at the sticker board.

Skyluxe Show Room Review

We notice the ceiling for the show unit is on the high side >11ft. The sales personnel are kind enough to inform that the actual unit will be approximately 10ft. Maintenance is RM0.35 psf, most unit comes with 2 car parks. Unit is partially furnish with kitchen cabinet and aircond.

We thought spec wise at the price, developer should give timber flooring for all bedrooms.

Type B1 of the show unit

Now the Type D1 Show unit, Like x 3

About Skyworld

The developer, Skyworld is a new comer in the property development scene, so we would advise purchase to exercise caution on the developer track record. In this development as a whole, this is residential land, so purchaser will be contracted with statutory confined Schedule H.

It is worth to note that Skyluxe Bukit Jalil will be in compliance with Singapore CONQUAS, it is good commitment by the developer to showcase their confidence in marketing the product.

We also like the setup of the show gallery, quite tastefully done.

The Verdict

As is it, the project is >80% booked
,
BBB in present day standard
.

We can understand why.

Good location, KL address

Pavilion Megamall is coming

The park

The LRT

A good residential development

Feel intrigued and want to visit the show gallery. Here go you.

SkyWorld Property Gallery @ Bukit Jalil

Jalan Jalil Perkasa 4, Bukit Jalil, 57000, Kuala Lumpur

(03) 4031-2999

(016) 211-9831

(016) 211-9892

You may waze there too, look out for Skyworld Gallery Bukit Jalil

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PROPCAFE Peek : Skypod Residence @ Bandar Puchong Jaya By IOI Properties

 New project by IOI Properties, launched in the middle of 2012.  Another white faced facade like Jadite … I like! Hopefully end product will look the same, unlike some other tacky IOI products .. like the Odora .. ahem ..

3-storey Odora townhouses in 16 Sierra .. looks so industrial ..

the view from the main road .. ‘the Golden Mile’

actual site, hidden and blocked from LDP by the very dead IOI Business Park

freehold high rise, walking distance to future LRT station, directly opposite IOI mall, within the Golden Mile .. quite a no brainer isn’t it … oh, not forgetting – setting a benchmark psf for high-rise in Puchong area :p

we weren’t the only ones who thought this was worth a look, apparently lotsa local dragons thought so too ! bumped into an old friend, who also came all the way from Kota Kemuning to book a unit for ‘investment’ …

the queue that morning! 🙁

bah, this is what happens when you procrastinate and leave home late!

BBB fever at its peak .. wait and blink, and your choice unit will be taken .. most investors would have done their research on choice units and orientations ..

pictures of the product .. wonder how much of it will actually materialize .. IOI’s attempt at sky gardens .. a la M City or USJ 1 .. lol ..

left side is the block with the smaller units, right side is the block with the larger units

corner units are 3r/3b and comes with 3cp .. hard to go wrong with that type of combo .. sub RM500psf .. where to find :p

by noon of the same day; after all the elephants have trampled the room ..

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PROPCAFE 360 Degree View : Skypod Residences @ Puchong by IOI Properties

Launched in 2012 Skypod Residences Puchong is a 640 units service apartment located along Puchong Golden Mile. Fast forward to February 2016, the 2 towers of Skypod Residences Puchong had both now VPed. Skypod Residences Puchong Tower B VPed approximately 1/2 year ago.

To those who frequent Puchong Golden Mile (herein defined as the mega 12 lanes carriage way from IOI Mall to Bandar Puteri Puchong or ‘the straights of Puchong’), you will unlikely miss Skypod Residences Puchong.

Skypod Residences Puchong’s 2 Towers stood majestically opposite IOI Mall, unfazed and hugely recognizable despite being tucked behind IOI Business Park.

Unlike the Setiawalk or Bandar Puteri Puchong stretch, there are no many highrise around Bandar Puchong Jaya, IOI Mall stretch Skypod is be poised to be the land mark of Bandar Puchong Jaya, and we will tell you why.

Do pay attention to the facade of Skypod Residence Puchong, it is not easy to not remember!

It is definitely one of the memorable one! 忘-望不了 Get the point? This iconic building will definitely here to stay!

Pros:

Location, location, location

All amenities just 1-2km away, Setiawalk, cinemas, kareoke, banks, coffee, mamak, cafe, public transport, walking distance to IOI Mall & LRT station.

Average units are priced very competitve at sub 500psf to 600psf, and developer managed to deliver few months ahead of contractual VP.

Cons:

Facade choice of color can be better.

Access is via Persiaran Puchong Jaya Selatan only.

Significant cost cutting measures are seen. ‘Cut Spec’. We can point out a few again the brochure artist illustration.

a) lift lobby area are under-delivered, we thought we saw double volume lobby, grand lobby is not grand at all

b) club house is short that it is supposed to be in
brochure
.

c) green areas in
brochure
, i.e attached to facilities, attached to facade, wall areas are intentionally left blanks

d) Skypod Residences Puchong
brochure
 branded the Skypod Residences as New Age Luxury, it is otherwise, mid cost apartment at best.

e) windows size shrank, sliding door size shrank

Don’t take our words for it, like usual we will have the picture to do the talking, enjoy!

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PROPCAFE 360 Degree View : SOHO Suite @ KLCC by Monoland

After The Vipod is VP-ed on last year August and Quadro at the end of November, the last series of Monoland’s KLCC Trinity, SOHO Suites is just VP-ed recently. The site is currently busy with the contractors doing up the finishes touches at the common area (lobby, corridors, carparks etc) and facilities (pool deck) and unit itself before progressive handing over to eagerly awaited owners who received VP letter since end of January.

They were the developer for Titiwangsa Sentral and Oval Damansara and these project have made some handsome gains for earlier investors. Those property buyers and investors that familiar with property market in KL and Penang will know Monoland. In Penang, they are well known to develop 8 Gurney and Gurney Park at Gurney Drive and Central Park. Monoland also own the Northam Hotel. Where else in Klang Valley, they started with Oval Residence@KLCC and as mentioned in our previous reviews, they developed Quadro and Vipod and their next project is Vortex which was launched recently.

Propcafe editor has joined the visit for the key collection of associates. Similarly to previous projects, Monoland has rushed the delivery of the VP without the whole development in complete condition. The site is still buzzing with people doing up the works. The guards will stop any curious visitors that intend to enter the building without the valid appointment letter.

For those been to Vipod, it is a dejavu feeling where the finishes on the common and the unit itself is quite similar to each other.

The façade

This is the artist impression of the facade

And the actual facade

 l

The building exterior has stayed close to the artist impression notably the protruding and intruding wall creating the mashes. However two major differences are the color scheme which is more grayish and the rather than boxy the developer has painted two vertical strip on the side of the building.

Some close up shot of the building facade

Common Area

The main access to SOHO suite is via Jalan Perak, sharing the same stretch of road with Bank Islam, HonLeong Bank, Fraser Place. For the unitiated, the concept of SOHO Suite is where the residents are live, work and play under the same roof. For more information about the development, readers can go to
http://www.soho-klcc.com/

Therefore unlike pure residential OR office, certain area blocked for residential and certain area are opened to the public access. It is quite confusing at the moment due to lack of signage where no proper direction to pinpoint which lobby is for residential access and which is for office access.

Upon arrival, the visitors will be greeted with the small landscape area

and the design of the landscape is quite different with the artist impression

The entrance to the office the residential lobby

The first impression of the lobby is quite cold due to glass effect and lack of soft furnishing such as sofas at the waiting area.

The receptionist counter

All Glass on the lobby’s wall

the only different between the residential and office lobby is the way of access

The access to the office

The access to residential

The lift lobby

Similarly to Vipod, no floor button and to go to specific residential floor, access card is required.

The lift button

As mentioned earlier to add the extra privacy to the residential and ppl who drive, they need the access card and go through the gate

The carpark ramp is quite spacious. A thumbup.

However the carpark annex is not completed with traces of unfinished works left behind

Also the ramp is a bit low and the ceiling can be reached by hands

The mailbox room

The pool deck is clearly not ready and workers are busy to finish up the area.

With Monoland “signature” Palm Tree. Somehow were wandering the need to have the trees at the middle of the pool.

the Pool with lined palm trees at the middle of the pool

Upon the reaching the your floor, this corridor will greet you.

Office Unit

We have randomly visited few office unit at the office block and SOHO block

Most of the units are not in handover conditions.

All office units are provided with plaster ceiling, aircon, ceiling lights and junction boxes

Fujitsu and Mitsubishi aircon are provided for different type of unit

For lucky few type of units they will have ensuite bathroom with designer fittings, and rain showers throwed in.

For the units without ensuite, they have to do with common bathroom

Residential Unit

Signage for the unit no.

Kitchen cabinet.

Teka microwave oven, hood and hob are provided. Thumb up!

Space for washer and dryer

For SOHO duplex, a spiral staircase provision space is provided to link both office and residential unit. The following space with door is provided.

The View

Some units enjoy unobstructed Petronas Twin Tower and KL tower view

KL Tower View

PTT view

KLCC park view

Some units will be blocked like this…

The Vortex Site, the project recently launched by Monoland

The other random views…

Conclusion

Despite the developer has obtained CCC and progressively handling over the keys to owners, SOHO suites is clearly not ready. the utiility electrical meter is not installed by TNB yet. The facility deck is not completed. The gym equipment is not installed yet. It will take at least another 3 months before SOHO suite is up and running.

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