PROPCAFE Review : Lake Point Residence @ Cyberjaya By Yan Jian

Cyberjaya has been launching highrise projects non-stop over last two years. The feeling of oversupply is very common when someone talks about the property in Cyberjaya but one need to understand that landed property in Cyberjaya is rather limited. Well, many claimed that there are still many choices. Yes, nothing wrong with that perception. However, if you know the masterplan of whole Cyberjaya, then you should know that the total highrise units will be around 20k+ units whilst the landed properties will be only around 3k+ units. We are talking the whole township of 7000 acres. A lot of choices now, yup. But in future? Take an example of Desa Parkcity, when one of the PropCafe founders bought a landed property there, many claimed it was expensive and choices would be there in future given its 420 acres lands. But if you have studied properly the masterplan of Desa Parkcity then you would know that there are only limited choices for landed property and every launch will make it less affordable. Majority of the lands are meant for condominium. So, while we discuss the context of oversupply, we need to be careful to cite it in a right way with the full masterplan in mind.

If you observed the launches in Cyberjaya, other than Mah Sing’s Garden Residence, SP Setia’s Setia Eco Glades and UEM Sunrise’s Symphony Hills, the rest of the landed properties development are boutique developments and smaller scale. This review, we focus on the latest boutique landed property development in Cyberjaya called Lake Point Residence by a China developer called Yan Jian.

Developer:

Yan Jian is a big construction, engineering and real estate company in China. If you know the city of Yan Tai, according to unofficial information, Yan Jian is the company that built half of this Yan Tai city. On paper, this company looks solid and they have ventured their real estate business in other countries. Also, based on its website, other than this Lake Point Residence project, it has another Cyberjaya project. Therefore, likely it will not be a build and run type of property developer since there is another project is waiting for them. However, no matter how big is the company, unless you have seen their final product in China or other countries, one should be mindful on the potential quality issues from an unknown (at least to Malaysian) developer. See more on this company info:

http://english.yanjian.com.cn/about/ShowArticle.asp?ArticleID=4

Yan Tai City:

http://en.wikipedia.org/wiki/Yantai

Location:

Lake Point Residence is sitting right opposite the lake (see picture above) of Lakefront Residence project by MCT. The location is within walking distance to the future Union SJKC smart school. Another benefit being located at this side of Cyberjaya is near to Setia Eco Glades project which will be the landmark residential development in Cyberjaya soon. Setia Eco Glades is expected to have a community commercial mall (not so soon though) and jogging/hangout place with nice landscape and lake environment (8 islands surrounding it). The new interchange to MEX at Setia Eco Glades (right outside the project) will bring the traffic (of course both cars and human’s Qi) to this area which will provide visibility and add value to the nearby development like Lake Point Residence project.

On top this, Lake Point Residence is also not too far from the recreation site like Cyberjaya Lake Garden which provide outdoor leisure like park, lake, go-kart, driving range, playground, and community clubhouse. The planned medical centre will be just behind this site together with another new commercial mixed development called Roppongi.

It looks great so far in term of location, so what is the downside? Luxtar’s development called Symphony Park which is right besides Lake Point Residence has stopped work or should I said it never started after all the disputes between the developer and buyers and APDL problems. It was proposed to build low cost properties with the price around RM200k. The question of whether it will be revived is still very much pre-matured. It certainly will not bring values to Lake Point Residence. Also, Indah Water’s Sewage Treatment Plant is at the other end of the road. As you know, Cyberjaya is always more “canggih”, so does this STP (
http://www.spmultitech.com/stpa.html
). I personally been to the site of Lake Point Residence and there is no smell at all. I am not a technical person in this area, but I believe this STP-A should be different from the conventional Oxidation Pond. Or else, I could have been fainted there!

This side of Cyberjaya is going to have a lot of construction activities and one should expect it to be vibrant after 3 to 5 years time.

Development Key Information

This development consist of two block of highrise buildings and 77 units of 3 storey Garden Terrace (phase 1). There is another phase of landed development in a much smaller land within the development. No news on the number of units there yet as it will be the last parcel to launch.

From the masterplan, one can see there is a row of terrace houses that backing a big drainage. The photo below is what we captured during the site visit. Well, it is quite a distance from the development and the “longkang” looks clean. Cyberjaya, one should not use old and conventional township to compare when comes to these sort of issues. Opps. Very controversial topic again.

It is a strata title gated and guarded development. The condominium and landed properties will be sharing the main guardhouse but separate boom gate will be located at each parcel. The entry point of Garden Terrace in the masterplan above is current planned near to LPR3 unit 3 and 5. However, it could be a change on the entrance to the edge of this parcel which is near to unit 23. Currently, unit 3 and 5 are having discounted price due to the facing of entrance. So, risk takers may see the value there to bet on the change of entrance.

The key unresolved issue is the usage of condominium’s facilities by Garden Terrace residents. Firstly, it is not easy to control and share the fees. We see objection from ground floor owners to JMB/MC to change the lift of the building not to say landed residents vs condominium resident within same development. Secondly, not all Garden Terrace residents want to have the facilities because there are many owners only want to stay in a tight security environment not those fancy facilities that cost more money for maintenance fee. Possible solution would be based on subscription basis which may not be a bad news to condominium owners as it could help to bear the maintenance cost there. Nothing has been finalised on the maintenance fee. The estimated fee is around RM300 without facilities.

There is also another question raised on the Garden Terrace which is regarding the security. Currently, there is no plan on having the fence for the Garden Terrace itself. Normally, condominium will draw more visitors or residents and no doubt the rental market will be there too. Without the fence, it means the Garden Terrace is exposed to higher security risk due to higher number of the residents and visitors from the condominium. According to the sales agent, only hedges will be planted to segregate it. The purchasers may need to take note on this.

Generally, there are three types of footprint:

20sf x70sf – Type C and 22sf x70sf – Type A & B

24sf x70sf – Type AA and Type BB i.e. Corner Units

The built-up is ranged from 2896sf to 3242sf. It is quite generous and 3ksf is about right for a standard family set-up.

Layout

All types come with 5+1 rooms which four rooms at 1st and 2nd floor are attached with bathroom. Many people may not like the master bedroom at the top floor, so if the master does not need a big bathroom with bathtub, he/she can choose the second master bedroom (reasonable size) at the 1st floor.

The key difference between type A and B is the kitchen at the ground floor. No brainer, the type B is the clear winner with a connected wet and dry kitchen. Type A’s kitchens are separated and the guestroom’s door is facing the wet kitchen. It means you need to go into wet kitchen before you can get into the bedroom 5. Normally, this sort of room’s position is meant for maid room. Apart from this, overall, the layout is practical!

Actual Site and Progress

Façade and Common Area

Based on the AI from the brochure, the façade is quite modern. However, this design probably too normal nowadays

that you won’t remember it after a month. As the developer has no development in Malaysia before, the standard of the landscape in the common area is still a guess. If you have followed development in China, surely you know they will make the fountain GRAND. I believe it will be the case here at Lake Point Residence too.

Pricing

Lake Point Resident – Garden Terrace is priced around RM310psf.

Type C – RM921k to 927k; Type B – 983k; Type A – 988k (Facing common area/fountain – 980k)

Endlot (no extra land) – RM1.02mil and Corner – Around RM1.2mil

There is only 7 units of endlot which seems like a good value as it only priced about 50k to 60k more than the intermediate unit. The endlot comes with more than just extra windows but also the sliding door etc that similar to corner unit. The lane besides the endlot also expected to be the garden strip instead of conventional “lorong”. It gives extra space to endlot owners. Unfortunately, developer blocked most of the endlot units and chances to get it is near to zero if one has no connection with them. The back lane, too bad, only 10ft width and I would not bet it to have fancy landscape there.

Majority of south oriented units in type A needs to pay extra rm5k than the north oriented units. The rest of the pricing is pretty standard. Surely, the one backing the drainage and facing directly the side of the condominium will be the last to go. But if you do not like to face another unit (opposite) and like to have a small garden strips infront of your unit (more carpark space as well), then these units are not too bad either. So, the choice is yours!

Cheap or Not Cheap?

Big question! Some claimed that it is the cheapest G&G landed development in Cyberjaya at the moment. So, let’s do a quick comparison on all the terrace houses in Cyberjaya, from both launched price and market price perspective.

Terrace Price Comparison in Cyberjaya

Note: Some prices were adjusted by developer to accomodate its promotional package, so the pricing table above is based on best effort basis from the information obtained previously.

Indeed, from the table above, it is clearly the cheapest in term of psf. Though Ceria Residence is cheaper than Lake Point Residence in term of absolute amount but it is 2 storey and the built-up is much smaller. Certainly, different project comes with different concepts and selling points. This Lake Point Residence is a basic G&G development without those fancy features. Since majority terraces in Cyberjaya are well equipped with all great facilities and landscape or concept, this project gives an alternative choice for others to own a simple gated and guarded house in Cyberjaya with a slightly lower budget on maintenance fees.

The supply of terrace house in Cyberjaya is around 1550 units which includes those work in progress. Some may claim that it is a lot but bear in mind, master developer of Cyberjaya has stopped selling land, there are only limited new landed launches in future. It is hard to say whether this supply will be easily absorbed especially all of them are million ringgit houses. But one thing for sure, if one want to get a no-frills good size terrace house, then this Lake Point Resident will stand out as one of the top choice due to its lowest psf.

Investment always comes with risk. One need to weight his own holding power when invest in landed properties, be it Cyberjaya or Bangsar, it is different ball game from investment in condominium. For ownstay, needless to mention, buy it if like it and can afford it.

See Website:
http://www.lakepointresidence.com.my/

If you want to know more about Cyberjaya, you may see the previous article from PropCafe below:

https://propcafe.net/cyberjaya-love-it-or-hate-it/

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PROPCAFE Peek : LakeFront Residence @ Cyberjaya By MCT

Yet another new launch in Malaysia’s own Silicone Valley – Cyberjaya.  This is perhaps the mass market that everyone’s hoping to cater for, total units from the whole development to number over 2000; bringing in potentially 10,000 new population to the area.

This is a development totals 23 acres, and is located opposite SP Setia’s Ecoglades development – out of which only 2.67 acres will be used for development purpose, and balance to be the greens and common facilities. It’s made up of :

Lake Front Homes  (affordable housing ? , pr1ma ?)

Lake Front Residence (condo 8 towers of about 300 units per tower)

Lake Front Villa – bungalows and zero lots

Lake Front residence is the condo project on the top right, Lake Front homes, the affordable apartments on the left side of the lake. Left most of the picture show the 2 schools to be built.

The initial launches will be the 2 dark towers above

MCT will be launching the Tower 1 of its Lake Front Residences anytime now.

This is a freehold development, comprises 8 towers, and all sharing common facilities such as : jogging track, swimming pool, wading pool, club house, fitness center multi purpose hall, full length basketball court, bistro, laundrettem water playground, aze garden, roof top garden and 300m long linear park.

For the initial launch, the units are sized from 1390sf, and all coming with 2 car parks , maintenance is kept at RM0.20psf.  Cheap ? Bear in mind there are over 2000 units, hence a need to keep the maintenance cheap to pacify everyone.

For tower 1, the price is expected to start form around RM420psf upwards (after discount).

Launching price is from RM690k upwards, before discount.  There will be 15% discount for buyers (but the discount will be set off from the 4
th
 billing onwards), and balance of 10% to be settled upfront upon signing of the SPA.  Booking fee is RM20,000  10% upfront is hefty ? Then you can opt for the second plan, which is only putting in upfront of 5%, but at a reduced discount of only 13% instead of 15%  Buyers who get the 15% discount, will also enjoy 3 years of free maintenance, whilst buyers who opt for the 13% discount, will get 1 year free maintenance.  Price is Rm500 each incremental floor, which means the lowest and highest floors have only a difference of RM20,000 = quite unheard of these days, as some projects have incremental price difference of RM5000 per floor!

Nice layout, with 2 of the rooms having views, and an airy wet kitchen.

Estimated completion date of the project (Tower 1) is June 2017

The units come with :

–       kitchen cabinets in the dry and wet kitchen

–       wardrobe in the master bedroom

–       5 air cond units

–       shoe rack

–       plaster ceiling and downlights

This is the first of 8 towers to be launched,  so there could be potential for appreciation in price.  The development opposite the lake, the Lakefront Homes, will most likely be part of the government’s PR1MA project.  In the master plan, there is already an SRJK Union in place, and land catered to a sekolah kebangsaan nearby.

The lake in between will be maintained by the Majslis Perbandaran Sepang.

What’s our take ?

Well everyone’s been talking about Cyberjaya lacking of mass market developments, most of the projects being studios, student accomodations, etc  This seems to be the most ‘livable’ type of project, together with Verdi and Cristal. Looks like ‘mass market’ standard is RM400psf upwards, for the intelligent city.  Lakefront’s not a bad project, it has the schools working for its benefit – as it is within its vicinity.  If you are those that can qualify for LTV90%, there’s even a possibility of cash back – at a later on stage.  Crunch the number guys, you are looking at loans of easily RM 2500+ per month, manageable for a dual income family.  Perhaps manageable for an expat family who works in the intelligent city.  Entry is key, this particular MCT’s project surprisingly, isn’t as easy entry as Cristal or Verdi. But that depends, some people prefer projects which doesn not cater to speculators, some just do not care, and go for whichever easiest entry project.  Which are you ? Own stay or investor ? With the winds of change from BNM blowing, there seems to be dark clouds in the horizon, what’s your take on all these ?

Other Cyberjaya launches in the works :

UEM Land’s Verdi eco condominium

– 800 units from RM570psf upwards before 8% + 2% discount , from 700sf upwards

Villamas’ Cristal condominium

– 350 units from RM480psf upwards before 10% + 55 discount, buildup from 1300fsf upwards

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PROPCAFE Review : Lakeville Residence @ Taman Wahyu By Mah Sing

The latest offering from MahSing, has started with a bang where TheStar (http://www.thestar.com.my/Business/Business-News/2014/08/18/Overwhelming-response-to-Mah-Sings-Lakeville-Residence/) reported that 9000 people turn out for the official launch of Lakeville@Taman Wahyu where 85% of the opened blocks are booked.

Clip from The Star

The cars parked along Jalan Sibu

And crowds in the sales gallery

We from PropCafe also join in and feel the excitement of the latest offering with RM1.5GDV by MahSing with so many promises and excitement…

Location

The development is located at Taman Wahyu approximately 12.5km away from KLCC via Jalan Tun Razak turning north to Jalan Kuching and Jalan Ipoh.

Using KLCC as the base, where we can covers with 12.5km distance? For a start towards the south, 12.5km can bring us to Taman Cuepacs@Cheras where MKH future located. Towards the west, the similar distance will bring us to Bangsar South.

The snapshot from wikimapia is showing the locality of LakeVille

Above photo is showing the current site of the Lakeville

Accessibility

As mentioned earlier, the development is accessible via Jalan Kuching from KL. However the residents need to make a U-Turn at the MRR2 roundabout to head towards KL. The developer is proposing to build another two accesses linking the development with Tesco Extra at the North and to Jalan Kepong Lama at the south to improve the accessibility

Developer’s proposal to improve the accessibility

The missing link to Tesco Extra

The missing link to Jalan Kepong Lama. From Jalan Kepong Lama, motorists can cut into Jalan Ipoh before heading to Kepong or KL.

From wikimapia, the uncovered walk to the nearest KTM station is approximately 850m which will take about 10-15 minutes brisk walks.

Wikimapia the access to KTM Taman Wahyu

Masterplan, Layouts and Façade

Set on 12.3 acre of development of leasehold land (expire on 2102, left 88years), Lakeville consists of 6 blocks of condominium and 1 block of future medium cost apartment, 10 units of shoplot fronting the Jalan Sibu and massive 3.1acre of facilities deck with 38 features.

The masterplan is generous with 3.1acre of features to accommodate residents from 2000 units. Beside Olympic size swimming pool that flowing towards middle of the recreation deck, there are pocket of gardens, aqua and outdoor gyms, futsal court any many more to keep the residents occupied.

The façade is glassy from almost floor to ceiling however the vertical wavy fins is nowhere resembling Fennels and Capers and in author opinion is a cheap imitation of iconic design.

Two blocks were officially launched on last weekend. tower A with 295units and taller tower B with 327units.

Before is the samples of the show units

Master bedroom comes with wardrobe

Fully fitted kitchen inclusive hood, hob, microwave oven and fridge will be provided

Expansive living and dining area for type A2, A3 and B4

Bathroom fitted with built in water heater, mirror, tempered glass

The list of the free fittings provided by developer inclusive aircons in all bedrooms and living room

The facilities are pretty impressive and developer is taking advantage by creating a massive scale model for the prospect purchasers to be impressed.

The scale model recreation deck from sales gallery

In general the layout of most types are practical and with semi-d setup and all rooms with bedroom windows facing outside. All units also come with yard with dryer and washer throwed in.

978sqft Type A1 forms the majority of the offering in block A and B. Occupying the intermediate lots, all the 3 rooms are afforded window facing outside with good size proportion between living, dining, kitchen and all bedrooms

Type A1

Corner unit Type A2 1071sqft with all bedrooms are tucked at one side. There is corner opposite the 3
rd
 bedroom that can be easily converted to a store or a small study area. The living and dining area has expansive where both afforded window (compared to conventional deep setup where living can be quite dark). This is a rarity in the condominium with this size.

Type A2

The layout for type A3 1227sqft is similar with type A2 however it comes with huge balcony for purchasers that need it.

Type A3

The layout for type B4 1234sqft is similar with type A3 however with smaller balcony and comes with a maid room

Type B4

Type B6 1359sqft is combination of both A3 and B4 where the layout incorporate huge balcony and maid room

Type B6

In author opinion, all layouts are practically sized and cater for specific needs for each purchaser. Furthermore, the size is ranging from 900-1400 sqft where this is a sweet spot size for a small family.

View Orientation

In author’s opinion, the views are not the main selling point of this project. Most of the views will be blocked unless you go for very high floors which will be translated on higher price.

KL View i.e South View for block A and B

North View for future blocks

West View towards the Lake for future blocks

Prices

The price starts from RM561k (RM574psf before rebate) for type A1 with view is blocked by the carpark. There is a huge jump of a price from 6 to 7
th
 floor where views will be looking over the recreation deck. For example Type A1 in 6
th
 is selling for RM574k where else one floor higher is selling for RM608K, approximately RM34k higher. Similarly for corner Type A2 in 6
th
 is selling for RM595k where else one floor higher is selling for RM644K, approximately RM49k higher. Typical floor increase is approximately RM2-3K. And South View with KL View command higher premium compared with North View. Please check with the sales team for the detailed price.

Sales Chart Tower A

Sales Chart Tower B

The photos is snapped around 6pm on 17.Aug (Sunday) showing approximately 50-60% booking for block A and B, in contradict of 85% booked for 4 blocks reported.

Financing

5% rebate early birds will be provided if you sign the SNP within 14 days and reduced to 3% after that. And IF you are M-Club member, you will entitled of additional 1% rebate therefore the maximum downpayment that you need to pay is 4%. The booking fee is RM10K and if you couldn’t get a loan, RM500 will be refunded and balance returned to you.

Other matters

The maintenance and sinking funds is set at RM0.33psf which is expected to be sufficient to sustain the massive facilities area given there approximately 2000units in this project. Every unit will be entitled to two carparks which are luxury in city living.

One of the surprise in this project where MahSing is collaborating with GSREalty (Real estate agent with the most agents in Malaysia) to sell and market this project. MahSing has sale team and it surprise Propcafe when they resorted to engage a 3
rd
 party to sell this project. By now, Facebook, forums, SMS and Email boxes already spammed by these agents…. Oh Well….

Where Mahsing is promoting green living and attempt to beautiful Delima Lake, another one concern is the quality of the water at the lake, the soil conditions and unresolved incinerator issue. When Propcafe members were at the site, there were not much of unpleasant smell given that the the area used to be dumping area. We were told that developer will dig out approximately 10ft of the rubbish. We hope that the developer will produce EIA report that it is sufficient… Compared to a project at the Ara Damansara where the developer dug out 4 storeys of rubbish to build the basement carparks.

Also there is an issue of incinerator and contamination from Taman Beringin Solid Waste Transfer Station. This issue not only affecting this project but another massive project with GDV of RM1b by another upcoming developer.

http://ongkianming.com/2014/08/11/kenyataan-media-mengapa-perlu-membina-insinerator-sekiranya-kerajaan-tidak-dapat-menguruskan-masalah-pencemaran-yang-teruk-di-pusat-pemindahan-sisa-taman-beringin/
 and here

http://www.thestar.com.my/News/Community/2014/08/20/Leachate-polluting-river-Group-claims-discharge-from-waste-transfer-station-not-properly-treated/

Conclusions

This is a local dominant area and author foreseen it will be difficult to breakeven with the expected rental. Just a perspective, a 3 years condo smacked in middle of KL City with walking distance proximity to both LRT and Monorail are asking for RM620-680K and rental RM2.5-2.8k for a fully furnished unit. What would be your guess for a fully furnished rental in Taman Wahyu? Something to ponder with this project as well another neighbour project.

The unit comes with almost all built ins therefore provide a hassle free experience to own stayers and investors.

Developers claims this is a Green Building which is the way forward for most development nowadays.

The high density of the project with approximately 2000 units with all blocks will be completed within a year. Will this create oversupply in this area where rental demand is at suspect and most investors will flip it to next buyers who intend to use it for own stay.

As mentioned earlier, this project located next to Delima Lake and not far away is the controversial Taman Beringin and Unresolved Incinerator issue.

It is Mahsing project and among investor circle, they always reward good paper gain to early purchasers.

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PROPCAFE™ Peek: Lavile Kuala Lumpur by Orando Holdings

Lavile Kuala Lumpur

First thing first, what and where is Lavile Kuala Lumpur?

Inspired from the French phrase La Ville or The City. Lavile Kuala Lumpur is a development with Luxury Leisure Home concept.

Lavile Kuala Lumpur is the latest project developed by Orando Holdings Sdn Bhd. Lavile Kuala Lumpur is a freehold serviced apartment project located in the heart of Taman Maluri, Cheras, Kuala Lumpur.

Which part of Taman Maluri, Jusco Aeon? Yup just next to Jusco Aeon, and upcoming KVMRT Line 1 Maluri MRT interchange.

About 4 acre freehold land next to Aeon Jusco Taman Maluri, Lavile Kuala Lumpur is made up of 4 blocks of serviced apartments, Block A1, A2, B & C. Built ups are ranging from 750sf to 1067sf consists of 2-3 bedrooms.

Lavile Kuala Lumpur has 35 unit shop lots available for sale however the main focus of this review will be on the residential serviced apartment component.

PROPCAFE Exclusive Project Site 360 view

We will go great length to please our reader, in order to let you have a complete view of the project site we will go for distance to let you have aerial view of the project.

We present you the PROPCAFE Project 360 Degree Site View video with collaboration of ARCHIDOZ.

The developer of Lavile Kuala Lumpur

Orando Holdings Sdn Bhd was established in 2000 and it has been active in property development scene since 2003. The notable completed projects are, Taman Yarl, Sri Angkasa Homes, Vistaria Residensi, Sky Vista Residensi, Vila Vista, Villa Crystal and the latest Lavile Kuala Lumpur.

Based on the past track records on completed projects as well as present sold projects such as Vila Vista and Villa Crystal. Orando is an experienced developer in Cheras real estate development scene, parking your investment with Orando will be rather assuring.

The developer of Lavile Kuala Lumpur will be Orando Realty Sdn Bhd a wholly owned subsidiary of Orando Holdings Sdn Bhd.

Lavile Kuala Lumpur Project Concept-Luxury Leisure Home

So what is luxury leisure home? Now imagine you are living in an upmarket home with more than 30 facilities that’s plenty of leisure.

Let us bring you through some of the luxuries of facilities starting from the project site plan.

Highlights of Luxury Leisure Homes

Level 1 of Laville Kuala Lumpur has first main entrance with water features, grand lobby family friendly public park figure, water play activity with jumping jet, reflection pool, perimeter tree planting.

While the facilities floor at Level 9, there are close to 20 facilities for you to enjoy. Let us highlight the key ones, including, infinity pools, bbq corner, Jacuzzi, leisure pool, party pools, games room, reading room, half basket ball court, badminton court, bubble play pool, abundance of leisure and play.

Level 10 will feature the floating gym overseeing the infinity pool, while multipurpose hall, management office and surau will also be located here.

Lavile Kuala Lumpur has also won “Queens Victoria Award”, “Best Leisure Development Malaysia” by

Asia Pacific Property Award 2016-2017 and ESQR (Berlin) 2016-2017.

Apart from the arrays of facilities offered Lavile Kuala Lumpur offers Convenient City Living in one of the most matured townships in Kuala Lumpur City Centre. We say its
“Convenience, Convenience, Convenience”
. What makes your lifestyle? It is all about what you do on your
Own
 time after the routine day job. The convenience that you have from your living environment will save you
EXTRA
 time to spend on what it worth more in your life!

Detail Location and Site Analysis

People say picture tells better than words. We say video tells better than picture. TRX, Ikea Cheras, Velocity, Maluri MRT, Jusco Aeon Taman Maluri and Taman Maluri Commercials to Lavile Kuala Lumpur. All these are within reach!

We shall give you a pair of wings and fly though KL and view Lavile Kuala Lumpur from the top!

We present you PROPCAFE Exclusive PROPCAFE 360 Aerial View with collaboration of ARCHIDOZ.

When location comes into discussion, Lavile Kuala Lumpur site is easy to analyze as it is merely 4km away from the center point of Kuala Lumpur – Kuala Lumpur City Centre Park at KLCC. A few dots of the key landmarks in Kuala Lumpur map (see above) will bring you to Lavile Kuala Lumpur.

PROPCAFE did a survey with Cheras folks to figure out how & where they spend their times and what they need by living in Cheras. With the given top requirements of leisure, entertainment, healthcare and schools from the market research, PROPCAFE summarized it in the table below, along with the distance and time clocked to these destinations.

What else do you want to know? Foods, of course! Cheras is a food heaven. Simply google “Best Foods in Cheras”, the recommended foods will take you months if not years to try all. Let’s just zoom into Jalan Peel which is right at the dot of the site of Lavile Kuala Lumpur. Named as One of
The Best Food Streets in Kuala Lumpur by Time Out Kuala Lumpur
, you get to enjoy the famous Jalan Peel’s Beef & Chicken Satay, Hokkien Mee, Popiah, Grilled Chicken Wing, Beef Tripe Noodles, Pork Innards Soup & Rice, Ling Zhi Tong Sui Dessert, etc. How about higher end or fine dining? Well, from the location information abovementioned, you just need to have short drive to get any restaurants you like in city centre!  Better stop here, or else, it will turn to be a food blog here! In short, you won’t be short of choices when you think about the foods in this location!

Potential Population Growth?

PROPCAFE could not find out the exact population in Cheras but one should never doubt on the population growth in this largest suburb in Kuala Lumpur. One can just easily observes its road traffic, crowds in IKEA Cheras, lively business activities, residents from more than 100 “Taman”, high number of proposed MRT stations to see the potential needs of housing from families, new migrants or upgraders in this part of Kuala Lumpur. This matured township generally perceived as old and boring township, so now what Cheras needs is integrated, quality and luxury & exciting lifestyle properties to cater the demand from emerging mid-high income family and generation X & Y residents. Developers are always ahead the curve and it is no surprise to see IKEA and few soon-to-be completed higher end malls and MRT lines are planned here to support the increasing need of amenities and public transportation in Cheras.

Lavile Kuala Lumpur Accessibility Analysis

Lavile Kuala Lumpur is all about Location, location, location.

Nestled in Cheras, Kuala Lumpur, Lavile Kuala Lumpur is within 3.5km to Pavillion KL, 4km to KLCC, Lavile Kuala Lumpur is mature and prime real estate in our books. You will be overwhelmed by the accessibility options, let us start with.

i) Highway network

Typically we write about the highway network from suburban projects to KL, but is this the other way round.

Think about this? All roads lead to KL (not Rome for this instance!). Feel like skipping this. But at PROPCAFE, we don’t do shortcuts. Let’s name the highway shall we. Cheras Kajang, Loke Yew, Sg Besi Besraya MEX, MRR2,  Jalan Tun Razak, North South Highway, Smart, really abundances of highway accessibilities.

ii) Public transportation

What about public transportation at present day? Lavile Kuala Lumpur is only 250m away from Taman Maluri LRT Station.

iii) Future transport infrastructure, the KVMRT Maluri Station

People say 2 is better than 1. Folks in Taman Maluri are the lucky bunch as Taman Maluri Cheras will get not 1 but 2 train lines. Maluri station is the interchange station of Sungai Buloh/Kajang KVMRT Line 1 & LRT Ampang Line.

Interchange, interchange and more interchange

What is so special about an interchange? Direct translation enormous upside. In short, with an interchange you are able to access 2 lines easily, which translate to better travel options, convenience, it pays to be convenient nowadays.

In addition, Maluri Station is 2 MRT stop away from Tun Razak Exchange, an interchange station of KVMRT Line 1 & KVMRT Line 2 (Tun Razak Exchange).  This is like having 2 MRT stations at your disposal. You want go One Utama, Kajang ok can, KLIA, can, KLCC, Bukit Bintang, no need to venture further, just 2 stop away from Maluri MRT Station for the interchange station.

Maluri Station is also 1 station away from Chan Sow Lin interchange station, where you can access to Ampang LRT line, Sri Petaling LRT line & KVMRT Line 2.

Connectivity to KVMRT Line 1 and Jusco Aeon Maluri

To ease the access of the residents of Lavile Kuala Lumpur to KVMRT Line 1 and Maluri LRT Station, the developer will build a covered walk way to like the Lavile Kuala Lumpur to Jusco Aeon Maluri. They say pictures tell a thousand words, check them out.

PROPCAFE did the walkthrough of the access to Jusco Aeon Maluri to KVMRT Line 1 MRT Station (under-construction) will be approximately less than 2 minuites walk passing through Jusco Aeon Maluri Mall. The journey is pretty decent as we are passing the mall, with free aircond.

However we understand the access via the mall will be limited to the operation hours of Jusco Aeon Maluri typically from 10am to 10pm.

Alternatively the residents of Lavile Kuala Lumpur would require to an alternative access via Lorong Peel or Jalan Jejaka to Jalan Cheras.

Jusco Aeon Maluri, decent mall, able to fulfill your daily groceries needs also serve as the access to Maluri Station.

Lavile Kuala Lumpur layout analysis and views

Despite the building looks like continuous L shape, developer has smartly divide it to 4 blocks with own lobby and lift access. There are 4 blocks with consist of block A1 and A2, B and C. The current launch is the block A1 and A2.

There are 9-10 units/floor, it sounds overwhelming however the developer has consciously enhanced the security such as access card to dedicated lobby and floor. To minimize waiting time, each block will be equipped with 3+1 lifts for the conveniences of the residents.

At first time when PROPCAFE saw the layout details, PROPCAFE was overwhelmed with the variety of the layouts. However with the eagerly helpful SA, PROPCAFE managed to collage and pierce the information. The variances of the layout is due to the mirror image of the layout and small variance in the balcony and built up.

In general, there are 3 layouts as per table below

Type

Size, sqft

Configuration

A

750

2+1bedrooms + 2 bathrooms

B

860 & 864

3+1bedrooms + 2 bathrooms

C

956 – 1067

3+1bedrooms + 2 bathrooms

Due to strategic location with close proximity to KL City Centre as well as myriad of amenities and infrastructure, MALURI has become choice of young families and this is very evidence from other developments in MALURI. Recognizing the TREND, Units in Lavile Kuala Lumpur been consciously designed with either 2 or 3 bedrooms and 2bathrooms.

The layout in general is designed with practicality in mind. To keep absolute price at minimum, minimal space wastage is observed. The bedrooms is sized to fit furniture efficiently. Sizable yard is provided in case owners would like to convert the space to wet kitchen. Compact balcony for owners who need fresh air and occasional smokers. But what PROPCAFE would like to highlight is utility room that many people take it for granted. Being condo, space is precious and typically for family their belonging will grow over the time. The utility room is excellent versatile space and if designed appropriately, it can store your belonging such as a foldable bicycle, old magazine and books that you are unwilling to throw away (yet), toys and almost anything else that not regularly used that you wish to tuck away. This will make your abode more spacious, tidier and cleaner.

Share of average price, average floor

At the moment of writing, the pricing is not finalized by developer however the indicative price during the launch is around from RM868psf before any developer incentives such as early bird discount. Please check and consult with developer for the actual and final pricing structure for each different layout, level and facing. We are told monthly maintenance will be approximately RM0.35 PSF, average monthly maintenance will be around RM270 to RM380.

Show Unit Review

The show unit is based on the layout of Type C 1060/1067sf. The high ceiling and the width of the living hall provides additional visual space in this unit. All bedrooms and bathrooms are in reasonable sizes but open kitchen is relatively small. However, it comes with a good size utility room and yard to cater the needs of family. Do refer the photos below together with the layout analysis in the other section.

Nearby development comparison

For most of the people out there, property will most likely form the biggest purchase (or investment) ever in our life. Naturally we want our money works hard for us and get the best bang for it. Obviously before we sign on the dot, we need to survey and make comparison between all the properties from concept, finishes, developer reputation, access etc. In PROPCAFE, we strive to provide information that could guide PURCHASERS make informed decision before part away with hard earned money.

PSF and rental comparison for development within 1km away from Lavile Kuala Lumpur

We observed that Orando Holding’s past project within the vicinity Vistaria launched RM350K from beginning stage and now market selling price increased to RM710K. Sky Vista launched RM650K and now commands a market value of RM1million.

Since the launch of D’ Alamanda in 2003, Maluri has seen tremendous growth in property demand and capital appreciation. D’ Alamanda has more than double its value due to the low absolute price and launched during the softer property market. However the market started to pick up from 2009 where purchasers who took risk buying Amaya Maluri after the US’s Financial Crisis has reaped the benefit by enjoying 80% capital appreciation! Due to its strategic location and many infrastructure upgrades, Maluri has gain attention from Sunway where Sunway Velocity’s maiden premier residential Sunway Velocity V-Residence 3 was launched from RM850psf on July 2011 with subsequent phases at even higher prices, breaching RM1K psf.  The market observer is waiting for the eagerly anticipated One Cochrane from Boustead where they expect to launch it early next year. Currently they are fine tuning the plan by reducing the size but increase the total unit from 800 to 880units.

With close proximity to KL City Centre, 2 MRT stations and mall with 1km apart, upgraded Jalan Tun Razak and Jalan Cheras as well as direct access to MEX, Maluri will just get better.

Density

Within the 4 acre of land, Lavile Kuala Lumpur consists of 1278 units with density of 336 units/acre.

Catalyst

Location sells itself at  Maluri, Cheras, Kuala Lumpur

With so many focus and attention on Taman Maluri especially on the impending completion of MRT and redevelopment of Cochrane, not surprising that this area has gain much attention from developers and the property buyers.

In addition, Taman Maluri commercial area at Jalan Jejaka will continue serve the local from all ranges of commercial goods & services from banks, electricals, convenience stores, laundries, car wash, pharmacies, mini market, fruits and all sorts of food options.

Coupled with 2 mega malls from established developer with proven record of managing malls (Sunway with Sunway mall and Boustead with Ikano and Curve), the Velocity, Mytown and Ikea malls will infuse new life in the area and subsequently will attract migration of population to move in Maluri. The development will also encourage the Life-Work-Play concept within Maluri itself.

With KVMRT Line 1 due for completion in July 2017, it will be just 10minute or 3 stations away from Bukit Bintang Central while the residents still could enjoy the myriad of amenities within Maluri. Essentially it will bring Maluri closer to to KL City Central.

With all the catalyst, you cannot blame the optimistic property experts on the potential of Maluri/Cochrane area.

Mid-Term Prospect

PROPCAFE is always bullish on Cheras properties as it has all key factors to grow exponentially based on its large population, close proximity to centre of KL, “Old Money” with relatively high purchase power, ample of amenities, matured township, accessibility to all part of Klang Valley and recenty massive infrastructure upgrade at Jalan Cheras/Jalan Loke Yew. The much awaited integrated commercial & residential projects like EkoCheras and Velocity will also bring more lifestyle to the under-served residents in Cheras. Lastly, the game changer – MRT Line, which is the last piece of puzzle and missing link in Cheras, will become the reality in 2017. There is no doubt on the positive mid-term prospect in this part of Kuala Lumpur.

Lavile Kuala Lumpur Project Summary

Lavile Kuala Lumpur is a project which smack in the middle of KL town. Mega malls, commercials, banks, schools, cheap eats expensive eats and all convenience you need staying in town are all within reach.

Notwithstanding, you have a Maluri interchange station coming, acts as main catalysts for the project.

However, average PSF at RM868 is not exactly affordable, definitely it has priced in the location premium.

There isn’t many new project coming in this part of town, Lavile Kuala Lumpur is indeed a rare project in prime and mature location such as Maluri Cheras. That being said the surrounding of this area rather old, some say its gold.

Lavile Kuala Lumpur is an  winning project comes with density, with close to 1300 units, it’s going to be crowded. But hey, which city that is not crowded these days…….

Contacts:

Address: Lavile Sales Gallery, No. 5, Lorong Peel, Taman Maluri, Cheras, 55100 Kuala Lumpur

Tel: 010-206 1111

Operation time: 10am-6pm

Google Maps

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PROPCAFE™ Review: Legasi OUG at Taman OUG

Introduction

Bordered on north by Old Klang Road and south by KESAS, Taman OUG is an old township developed by Overseas Union Garden Sdn Bhd (OUGSB) in 1960s. Taman OUG is predominantly occupied by linked houses, semi-detached and bungalows. In summary, Taman OUG is pretty much a mature neighborhood. Taman OUG was initially a joint venture between the founding family and Singapore’s United Overseas Bank in 1960s —hence the name Taman OUG, or Overseas Union Garden.

In 2012, WCT has acquired 23ha of freehold land which located in between Taman Yarl/ OUG and KESAS to be developed as W City @ OUG. The land was acquired for RM450million (RM180psf).

From the developer’s website

W City OUG @ Kuala Lumpur is a sprawling 63 acres of Connected Community Development located in Taman OUG, Kuala Lumpur. The first mixed use development in KL South comprising a residential, mixed commercial, retail and public space components, W City OUG @ Kuala Lumpur is poised to be the next exciting, vibrant epicenter of entertainment, wellness, enrichment, specialty and F&B.
W City OUG @ Kuala Lumpur is designed with an emphasis on walkability and seamless connectivity, enabling ease of pedestrian movements safely and conveniently, within and across the development.

The landscape in Taman OUG is expected to change further. Plaza OUG, a well known landmark not just amongst residents around this area such as Taman OUG, Taman Yarl, Happy Garden etc, but also amongst frequent travelers along Old Klang Road. Used to house the first Yaohan in Malaysia, currently Plaza OUG is anchored by Parkson. However this is set to change with redevelopment expected to take place towards end of 2021. All tenants already given notice and the last tenant is expected to leave by before end of the year, giving way for demolishment and redevelopment. Propcafe
TM
 will revisit this shortly.

Another landmark which regulars will not miss is the small hill opposite Plaza OUG, at junction between Jalan Gembira and Jalan Awan Besar. It’s been left untouched for past 30 odd years and the hill has turned to undergrowth. Till early of last year, some land clearing and construction work were seen on the hilly site.

Photo from google street

It was known soon, OUGSB the original developer of Taman OUG is currently developing the site as Legasi OUG. Read on for Propcafe
TM
 Review.

Location and Accessibility

Located at the mature Taman OUG, Legasi OUG is easily accessible via NPE and KESAS highway via Old Klang Road and Jalan Awan Besar  to main spots such as KL, Bangsar, Sunway, Puchong, Kuchai Lama, Midvalley etc. The beauty of the Taman OUG there are  always multiple options to everywhere, depending on the traffic and peak/non peak hours. For example if you are heading to KL direction, you may use the following

OUG =>OKR=> Jalan Syed Putra =>Jalan Kuching=> Jalan Sultan Ismail

OUG=> NPE=> Jalan Bangsar =>Jalan Kuching => Jalan Sultan Ismail

OUG=> Jalan Awan Besar  =>KESAS  =>  SMART tunnel/ MEX/ KL-Seremban Highway

Just to name as there are multiple combination that travelers can use. Similar if one plans to go to Sunway, travelers may opt via NPE or KESAS, depending on the traffic condition.

However as the guardhouse is located off Jalan Gembira and no plan for dedicated traffic light and turning right, you need to drive further down Jalan Gembira, make an U-turn to reach the guardhouse. Slight inconvenience but not a deal breaker.

Masterplan and facade

Located on 3.46acres of elevated freehold land, Legasi OUG consists of 442 units which split evenly into 33-storey block A and B. At the time of Propcafe
TM
 visit last year, the developer was launching block B.

The buildings are arranged in V, to follow the shape of the land with the buildings are mirror image of each other. The swimming pool is located in between the blocks.

You either love or hate the façade. In Propcafe
TM
 review of The Birch, you will noticed that the developer has mixed clay brick element to the façade which is quite refreshing and given that Jalan Ipoh and Kasipillay is quite old settlement, the clay brick element is not really out of touch and in fact blending in quite well with the neighborhood.

However, OUGSB has brought this concept to another level. Literally almost all the cavities such as aircon ledge, carpark, yards and roofs are covered with the clay bricks. Bricks also feature heavily on the car ramp. lobby, visitor parking etc.

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One thing that Propcafe
TM
 like is the long car ramp from main road to the guardhouse and to the lobby and carpark entrance. The guardhouse also set further back from the main road. This will serve as retention bays and allowing visitors, contractors to enter the compound without overflowing and disrupting the traffic on main road. There are also temporary carpark bays infront of the guardhouse, pretty useful if need a quick meet up with residents without the need to go in as well as blocking the traffic.

There is dedicated pedestrian walkway from lobby to the guardhouse for residents. Given the slope, developer has smartly design the walkway flat with staircase near the guardhouse.

Unit Layout

There  are 8 units per floor with total 221 units in each block sharing 3+1 lifts. The service lift can be double up as passenger lift. The unit to lift ratio is fairly low density around 55units/lift, one of the lowest Propcafe
TM
 ever seen in new launches. Lift utilization is one of the most important and under rated factor living in strata title which ignored by owners and prospect purchasers. Obviously lift utilization also depends on factor such as capacity and speed but with more lifts the load can spread out evenly and the waiting time can be minimize greatly. Also in case of lift breakdown, there are sufficient redundancy to serve the residents.

Type

Size, sqft

Configuration

Units/floor

Facing

A

1050

3 bedrooms + 2 bathrooms

2

Pool/landscape view

B

1135

3 bedrooms + 2 bathrooms

2

OUG/ landscape/ KL

C

1390

3 + 1bedrooms + 3+1 bathrooms

2

OUG/ landscape/ KL

D

1750

3 + 1+1 bedrooms + 3+1 bathrooms

1

OUG/ KL

E

1770

3 + 1+1 bedrooms + 3+1 bathrooms

1 (block A)

KL & Pool

F

2230

4 + 1+1 bedrooms + 4+1 bathrooms

1 (block B)

OUG & Pool

In general there are 4 facings and depends on which block and type you are choosing, you will either get pool, landscape, OUG and KL view. Do note that the landscape view will also face the HTC that located approximately 100ft away from the edge of Legasi OUG.

Depends on the unit selection, each unit will be entitled of at least 2 carparks to the maximum of 4 carparks. For example, type A will be allocated 2 carparks and type D will be allocated 3 carparks.

The unit sizes is pretty generous with feature such as yard, implying the target market is family and own stayers rather than investors. In fact during the pitch from developer representative, they barely referring to price benchmark, rental yield expected in this development vis-à-vis neighboring development.

Some of the unique feature that Propcafe
TM
 noticed as follow

Wide layout to the depth space, allowing more natural sunlight into living and dining area

Sufficient space for dry kitchen and island even for type A

Wide corridor leading to bedrooms for built in cabinet space. Very thoughtful feature especially for space limited condo and usually corridor leading to bedrooms is a “dead” space

Deep ledge to cut the glaring from sun

All bedrooms are sizable to place queen size bed

All bedrooms are facing outside ie none are facing airwell internal corridors.

No airwell design

All units are either semi-detached or bungalow concept (Maximum of just one joining wall between units)

Type B can be converted to Dual Keys

Wing design for Type E and F with L shape balcony for 270deg view.

All bathrooms are naturally ventilated with own window

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Propcafe
TM
 particularly like the wide living and dining especially with balcony is fully opened, like bringing outdoor living inside. Propcafe
TM
 truly believe a good layout design will enhance the quality of living which too many developers nowaday take it for granted (due to many reasons).

Facilities

The facilities in Legasi OUG is pretty basic with Pool , BBQ area, Garden/ landscaped area, Gym, multi purpose hall, children playground and half basketball court.

Surprisingly, EV charging station also Included in the development.

Facilities always a double edge swords. While modern facilities sounds fancy on paper, as own stayers we have to ask question how frequent we are using the facilities. Also the knowledge and cost to maintain the facilities in long run. There are challenges involved and there are no right or wrong answer.

Show units

Developer has provided two show units where one show unit is showcasing fully ID unit. For most of the prospect buyers, they need visualization what can be done with the space and layout

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And interesting, developer also provided empty unit to illustrate what prospect buyers expected to receive

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If readers observe the units especially the yard, the red clay brick is used to cover the cavity. It can be quite prominent not just from outside but inside as well. The clay brick promotes better natural ventilation, heat dissipation and privacy however in the same time there’s long term maintenance associated with the design. For example, these hollow spots are perfect spot for birds, pests, spider web to build their nest and web. It will be extremely difficult for anyone to upkeep the maintenance on this.

Price and cost

The maintenance fee inclusive sinking fund is expected around RM0.35psf. For type A, the fee is added to RM367.50. The psf between different view, facing and size can differs greatly. Obviously the lowest absolute amount is type A however pool facing will have premium over the landscape view. The landscape view will also be facing HTC. However if prospect buyers is looking for value, larger units such as type D and E can provide much better. Not only the PSF is much lower than their smaller cousins, these units also come with at least 3 carparks. These units also not facing the HTC. In general, for smaller units, owners are expected to pay RM600psf+ onwards.

Legasi OUG is eligible for Home Ownership Campaign (HOC) 2020. Under the campaign, the home buyers are entitled of the following.

Stamp duty exemption
 on the instruments of transfer and loan agreement for the purchase of residential homes priced
between RM300,000 to RM2.5 million
 (subject to at least 10% discount provided by the developer).

The
exemption on the instrument of transfer
 is limited to the
first RM1 million of the property price
, while full stamp duty exemption is given on loan agreement effective for
Sales and Purchase Agreements (SPA)
 signed between
1st June 2020 to 31st May 2021
.

If will be your 3rd property, do note that The 70% margin of financing limit that was applicable for 3rd residential property valued at RM 600,000 and above will be uplifted, subject to internal risk management and assessment of the respective financial institutions.

Catalyst

Plaza OUG is set to be by end of 2021 with most tenants are moving out soon. The plaza OUG is to make way for a new
3-storey shopping mall
 with
hotel
 and
serviced residence
sited on top of it. The
hotel
 will have
204 rooms
 and the
serviced residence
 will have
219 units
. On completion, the building will be 51-storey tall. (Source: propsquare.my)

Further from Taman OUG across KESAS highway,
less than 4km away
 Pavilion Bukit Jalil with NLA of more than 2millions is one of the largest regional malls in Klang Valley expected to be opened toward last quarter of 2021.

All the redevelopment and completed modern malls will provide further amenities and conveniences to the residents.

To watch the latest Pavilion Bukit Jalil, click the link
here

Conclusion

Propcafe
TM
 like the density and residential freehold title land, a rarity where most developers maximize profit by converting land to commercial to build more units. Developer approach to build a development that catered for family is well applause and obviously the location is excellent but debatable as the site located at the junction, which can be issue for fengshui believer. And finally Propcafe
TM
 like the fact developer is pretty generous with carpark allocation.

You can either love or hate the façade with the excessive red clay brick treatment. The HTC is too near to the site for comfort of most prospect buyers especially this is considered as medium to high end development where most prospect are discerning buyers. Therefore unit selection is very critical here. the launch timing maybe not the best as most are still quite hesitating with big ticket purchase

Happy Hunting!

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PROPCAFE 360 Degree View : Liu Li Gardens – Setia Eco Glades @ Cyberjaya by SP Setia

PROPCAFE
 started to follow
Setia Eco Glades @ Cyberjaya
 project from the ballot day of Phase A1 Charms of Nustantara (Bungalow, SMD & Link Villa) , Liu Li Gardens (Link Villa) and Lepironia Gardens (SMD) in 2012. Both Charms of Nusantara and Phase A1 Liu Li Gardens  were fully taken up on ballot day. Time flies, it has been three years and now is the vacant possession time for Phase A1 Liu Li Gardens and Lepironia. Charms of Nusantara probably may need a month or two more to go before it can be handed over.

The forums like Lowyat.net has been sharing many photos of Lepironia Gardens, therefore, here PROPCAFE will focus more on
Liu Li Gardens
. PROPCAFE being PROPCAFE, we will never disappoint you for sure, be it review or VP 360 degree view. PROPCAFE will not just show you the final product, PROPCAFE will go deeper to show the variation of the products (corner vs. intermediate; You Mei vs. Huan Xi) and also the changes that has been done by developer on certain units on You Mei and Huan Xi. Those who want to close up the courtyard at You Mei & Huan Xi internally/externally or Huan Xi’s extra room at ground floor/1st floor extra balcony, you will get the “benchmark/show unit” here to follow. Surely, these changes on the properties will be used by management i.e. to be standard for those want to do the same.

Let’s take a look on the delivered
façade
 of both You Mei and Huan Xi at Liu Li Gardens. The futuristic design of You Mei and Huan Xi looks fresh to the market. Instead of the same o same o squarish modern façade that available all over the places, Liu Li Gardens’ curvy yet modern design will likely be the only one in the market in many years. Love its curvy line at the balcony. The light blue paint colour also turned out to be much nicer than what it showed in the brochure – YOUNG & REFRESHING!

You Mei Frontage/Side View – End Lot Unit

You Mei Frontage View – Corner Unit

You Mei Side View – Corner Unit

You Mei Side View – Big Corner Unit

You Mei Rear View – End Lot Unit

You Mei Rear View

You Mei Frontage – Intermediate Unit

Huan Xi Side View – Corner Unit

Huan Xi Rear View – Corner Unit

Huan Xi Frontage – Corner Unit

Huan Xi Side View – Zoom In Corner Unit

Huan Xi Frontage – Intermediate Unit with Staggered Streetscape

Huan Xi Side View – Intermediate Unit with Staggered Streetscape and Super Long Car Porch

Huan Xi Side View – Intermediate Unit – Non Standard and make the link not so boring

Huan Xi Frontage – Standard Intermediate Unit

Huan Xi Rear/Side View – Corner Unit.

What can be
changed on facade
? In fact, it already altered and changed by Developer for certain units. Well, many owners must be curious how it could be done. Let’s cool down, think positively, it sets a good benchmark to follow. It does look neat and tidy! See below.

You Mei Side Façade Before The Cover Up of Courtyard

You Mei Side Façade After the Covered Up of Courtyard – Hey! It seems like door and window can be re-used!

You Mei Rear View After Covered Up of Courtyard – Zoom In

Huan Xi Side View Before The Extension at the Side

Huan Xi Side Façade After Extended the Side (original 5ft narrow courtyard for intermediate unit) – To Make Living/Staircase area to be bigger!

Huan Xi Side Façade After the 1st floor Covered Up – To Make a small family and more window and area for two rooms。 At least three corner units already completed exactly the same way.

Many will argue that how can this happen in gated and guarded strata title unit? Well, in any cases, if JMB/MC approves it, it can be done even under G&G Strata Title ACT. Based on our observations, the alteration on façade and internal layout is bound to happen in Liu Li Gardens because not many Malaysian can take or like the big courtyard at You Mei. Malaysian loves internal space! Also, Huan Xi’s narrow 5ft long courtyard is even worse as it cut off the space vertically throughout the unit (will show you in later section). For many, it is almost certain that it will be covered. Instead of struggling to approve and standardise the renovation on these areas, immediately management can use these already “modified” units as show units and set the approval standard. At least, it is visually available and no surprise later!

Jom……
Landscape
 time! There is high expectation set on Setia Eco Glades in term of its landscape. As of the date we visited the site,  the landscape work is no way near to completion. It seems like gardeners and workers still rushing to put in more trees, plants, flowers and decoration pots around the parcel of A1. Backyard garden like Orchard Gardens and waterways are still work in progress. Similar to the central garden – Liu Li Gardens and the fountain which is the middle of this project. The developer needs to put more efforts to make it WOW. We shall revisit it in future date. Of course, PROPCAFE will help to clear your thirst first by the work in the progress landscape photos below.

Green Strip Between End Lot of You Mei

Landscape Near Liu Li Gardens

Playground Near Liu Li Gardens

Orchard Garden – WIP

Landscape Between Units.

Waterway Behind the Units – Still Teh Tarik Colour at the moment

View on Orchard Gardens – More Works To Be Done

Curvy Walkway Between Units

Near Liu Li Gardens

Nice Pathway To Liu Li Gardens

Random Pathway

Landscape

More Grass? Ha…

Fountain…Almost there.

Liu Li Gardne View from Huan Xi Unit. Worth for the premium?

Route to Liu Li Fountain!

Place for kids to roam around!

More trees needed?

Place where neighbours to meet?

Hot! More Trees please!

Run, Jog, Sit……

Extra Gardens?

Where are the rambutan trees? Lol

Waterway

Backyard…More privacy?

Liu Li Gardens at the backyard.

At least not the small little trees below 5 feet

Random landscape

Jogging path

Waterway again.

Waterway behind the Hammock Club

Path to Focal Point – Liu Li Fountain

Random Landscape

Where is the ball?

Liu LI???

Liu Li Liu Li

Need more time to see it green

The gateless concept in Liu Li Gardens make more space for the street and houses. The extended car porch area will surely make Malaysian happy as more cars can be parked within your home instead of fighting the “illegal” car park at both sides of the street. Well, if you see the photos thoroughly, you can see many “box-up” visitor parking lots are available at the designated area (road side). This was not indicated in the initially master plan and will definitely help for the owner’s visitors. It will reduce the “simply park” mentality here at Setia Eco Glades. Also, many other designated visitors carpark available outside and right after the guardhouse. This part, PROPCAFE brings you to see the
streetscape
 of Lui LI Gardens. Not done yet, but it is still worth to take a look.

Long Car Porch that can cater 4 cars easily

Hammock club
 at Liu Li Gardens is not furnished yet by developer and now it looks quite bare. Good news for the Liu Li Gardens owners is the swimming pool (8×26 meter) is much bigger than the lepironia’s which is located at current sales gallery. Similar to Lepironia, children playground, basketball court and gym are available for residents. Simple and not fanciful clubhouse. Harlo, with this nice environment, RM220 maintenance fees per month for such facilities and securities, you should have nothing to complain about.

Double Volume Gym Room

Very Basic Gym Equipments

Unfurnished Clubhouse. Soft furnishing yet to be there!

8 x 26 meter Pool

At last the fountain is working. Not decorated yet with landscape

Small wading pool

Small Basketball Court.

SP Setia always adopts dual layer security
guardhouse
 and no exception for Liu Li Gardens. Similar to Setia Eco Park, it provides more security to the residents where tailgating incident from intruders which happened in many gated and guarded communities should not happen here.

Yet to be ready

This section shows you the
 internal layout and finishing
 of the
 You Mei
 unit which comes with a spacious courtyard. The unit is airy and bright with many large/long windows and sliding doors. The split of living, dinning and AV rooms provide a lot of rooms for renovation ideas. The size of dry and wet kitchen is reasonably big for link houses nowadays. It could be due to its width of 26ft which is rare to find for  link houses nowadays. Other than the courtyard, the length of 95ft also help to cater a big store room underneath staircase and maid room near the wet kitchen.

The size of the three rooms located at 1st floor is big and more than enough for a small/medium size family. If there is a need of additional room, one can find way to use the ground’s floor AV room + maid room area to extend an additional a room with ensuite bathroom. By doing this, ideally the courtyard may need to close up to provide more space for dinning area. You Mei has plenty of way to renovate it and if one wants to have maximum built-up, by closing up courtyard area for ground and 1st floor will make this house comes with 3300 to 3400sf. And, you know what, you already can see it in one of the units below with the help of developer. That unit will be the standard for whoever want to do it. Also, PROPCAFE checked out the
 intermediate unit
 to share the differences between corner/endlot and intermediate units. The intermediate unit looks surprisingly ok with the big courtyard. But, again, PROPCAFE believes 90 percent of the units will close it up.

You Mei Living Hall Facing Courtyard – Corner/Endlot

You Mei Living Hall Facing Courtyard – Corner/Endlot

You Mei Living Hall Facing Courtyard – Corner/Endlot

You Mei Courtyard/Corridor

You Mei Courtyard/Corridor

You Mei Courtyard – Corner/Endlot

You Mei Courtyard

You Mei Courtyard – Corner/End Lot

You Mei Courtyard – Corner/End Lot

You Mei Courtyard – Intermediate Unit

You Mei Courtyard – Intermediate Unit

You Mei Courtyard/Corridor – Intermediate Unit

You Mei Living/Dining/Av Room – Corner/End Lot – After close up the courtyard

You Mei Living/Dining/Av Room – Corner/End Lot – After close up the courtyard

You Mei Dinning + AV Room – Corner/End Lot

You Mei Dinning + AV Room – Corner/End Lot

You Mei Din AV Room with Garden – Corner/End Lot

You Mei Dry Kitchen

You Mei Wet Kitchen with Maid Room at the side

You Mei Staircase

You Mei 1st Floor Corridor

You Mei 1st Floor Corridor

You Mei 1st Floor Courtyard View

You Mei Master Bedroom

You Mei Master Bedroom – Corner/End Lot

You Mei Master Bedroom – Corner/End Lot

You Mei Master Bedroom – Intermediate Unit

You Mei Master Bedroom – Intermediate Unit

You Mei – 1sf Floor Corridor – Intermediate Unit

You Mei Master Bathroom

You Mei Master Bathroom

You Mei 1st Bedroom – Corner/Endlot

You Mei 1st Bedroom – Corner/Endlot

You Mei 1st Bedroom – Intermediate Unit

You Mei 2nd Bedroom

You Mei 2nd Bedroom

You Mei – 1st and 2nd Bathroom

You Mei Large Store room

Huan Xi
 unit comes with a narrow 5ft width courtyard covered half of the unit. To many, it destined to be covered up but be aware of the darkness of it if one thinks to covered it up as we are talking a very long layout here. The staircase stuck in the middle of the house is not ideal. However, with the extension of 5 ft mentioned above, it looks much better (see the photos in the section later).

Compared to You Mei, the rooms at Huan Xi’s 1st floor seems smaller and it comes with many corners (so difficult to take picture!). But it has the benefit of having the master bedroom at the back. It means those units come with Liu Li Gardens will enjoy the scene and view there. Again, the so called “renovated” units by developers manage to squeeze a small family hall upstair together with bigger space for two rooms. Also, there are units already extended extra room by using the long dinning area of the house. To do this, one must give up the narrow courtyard for sure. See photos below.

Huan Xi Living Room

Huan Xi Living Room

Huan Xi – Courtyard – Intermediate Unit

Huan Xi – Narrow Courtyard – Intermediate Unit

Huan Xi – Corridor from Living to Dining – Corner Unit

Huan Xi – Corridor from Living to Dining – Corner Unit After Extended 5ft i.e. covered up the narrow courtyard

Huan Xi – Dining Area

Huan Xi Dining Area

Huan Xi Dining Area After “Crafted Out” the Space for Additional Bedroom

Huan Xi Wet Kitchen Besides Maid Room

Huan Xi Wet Kitchen

Huan Xi Wet Kitchen

Huan Xi – Corridor 1st Floor

Huan Xi 1st Floor Corridor cum Family Hall After Covered Up the Narrow Courtyard (5ft).

Huan Xi Master Bedroom – Intermediate Unit

Huan Xi Master Bedroom – Corner Unit

Huan Xi Master Bedroom – Corner Unit After “Modified” with extra sliding door and balcony

Huan XI 2nd Bedroom

Huan Xi 1st Bedroom After Modification

Huan Xi 1st Bedroom

“Modified” Bathroom at Huan Xi Bedroom 2

Huan Xi – Modified Bathroom 1 – Corner Unit

Quick look at the rooftop. Air conditioners piping and Astro cables are there to connect. The arrangement of having this on the top will prevent the another “simply put” mentality to degrade the façade and visualisation of overall Liu Li Gardens. Good job by SP Setia.

On top of this, SP Setia also already provided necessary cabling for CCTV (external & internal), motion detect sensor, alarm sensor on each window and glass panel. Security tablet also given together with panic button etc.

Interchange of Setia Eco Glades
 is almost ready. Based on internal news, it should be ready in the end of November and Sultan of Selangor is expected to officiate it. Once it is opened, it will save a lot time of to get into Setia Eco Glades from MEX. More traffic means more public will notice Setia Eco Glades. Similar to Desa Park City, you need more people to embrace the environment and attract more peoples to move or upgrade here. The chain reaction on property demand and transaction will then bring up the value of the development. Hiding somewhere privately will not help at all. But it is all down to the
ambience
 and
common streetscape/landscape
 that maintain by SP Setia. You can see the works are still on going including the big round about. The public jogging path (see photos below) near The Sanctuary of Eastern and Western Heritage shows that SP Setia is ready to make this place the most welcome environment for Cyberjaya folks to jog, cycle and hang around!

Usual SP Setia Big Round About In The Making

Isle Kameras Show Units?

Before we end here, here we provide few glimpse of
Charms of Nusantara
. It looks lovely and the bridge from mainland to link the island together with its guardhouse is on the way!

Once the island is ready and the ugly blue cconstruction fences are lifted, PROPCAFE will definitely update the landscape and streetscape again to reveal the space and connection of islands/mainland within this beautifully executed Setia Eco Glades. So, stay tuned!

Those want to see our previous review (2years ago) on Setia Eco Glades. Please follow the link below.

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

Latest drone view on Setia Eco Glades by Henglai Lim.

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PROPCAFE Peek : Lyden @ 16 Sierra, Puchong South By IOI Properties

16 Sierra is IOI Properties unique themed garden development located at the fringe of Puchong. Some people try to relate this area at Puchong South, but to us 16 Sierra is a Puchong wannabe. By the way, we measure Puchong  ‘starts from’ and ‘ends at’ the LDP toll gates. It is in fact easier to relate 16 Sierra as Seri Kembangan, both areas are mostly leasehold, versus ‘real’ Puchong which majority freehold. We think Puchong folks would know ‘what talking you.’

Lyden is one of 16 Sierra’s residential precincts, mainly consists of 228 units double storey link houses (22×75 & 22×80) and 35 units of semi-d, zero lot banglows.

First the site plan

site plan with ‘sticker’

As you know, we are mass market, so our focus for this review will be the 22×75

22×75 intermediate

and 22×80 links.

22×80 intermediate, looks very very plain, and kosong

The specs

22×75 with built up of 2,466sqf and 22×80 at 2,668sqf

Floor plan for 22×75

Floor plan for 22×80

The Theme

The themed garden for Lyden is – Algrebra Garden, yes you heard right. We present you the ALGREBRA GARDEN.

Yes, is the soul and theme of IOI’s masterpiece@Lyden. We know you would have asked. But this tiny piece of land does not belong to the corner unit on your right!

The review

Lyden is an individual title fenced and guarded development with DMC. All terrace units are north and south orientated, therefore, most intermediate units are not exposed to west sun. Developer do not price premium on south facing units, so it is worth while choosing the south facing units.

Within Lyden, the shorter 22x75s are located at the northern which land is slightly lower compare to southern 22×80.

Each corner units are 3 storey units with slight wider dimension 24-26’and comes with generous built up of >3400-4000sqf

It is commendable that the developer actually built up show units to convince potential buyers to commit.

Most of us have 2 cars in our household, so the column free car porch is plus point.

Column free porch

Lyden boast a ceiling height of 12.5ft at ground floor and 11.5ft at 1st floor. The high ceiling effect do give us a very spacious feeling. You do not feel like it is 22ft terrace at all!

High ceiling and double volume living

Double volume at dining hall

Each intermediate unit comes with double volume ceiling at dining area, while the 3 storey corner unit will have it on the living.

very high ceiling at 12.5ft ground floor

Reasonable quality of fittings given by developer, basically it is quite a reno-free unit.

Internal road looks like 40’ ft only. We guess developer wants to squeeze as much units as they can. Being IOI, they inherited the barrack building capabilities from older developments Bandar Puchong Jaya, Bandar Puteri and etc. It would be a shame if they do not show case this at 16 Sierra, and being IOI, they hardly disappoint you in this respect, there you have it row and rows of houses, with little efforts to allocate lifestyle elements such as garden/greens.

Accessibility and amenities

16 Sierra can be easily access by LDP, SKVE, and soon a better connection to MEX. Being close to Seri Kembangan, residents at 16 Sierra can get most daily needs from Giant/Jusco, Pasar borong, at Seri Kembangan

There is also an upcoming international school within the development.

Last we check the 22×75 is priced at RM800k, while 22×80 is RM850k

This author prefers the slight longer foot print 22×80, with large work area for the kitchen.

This author thinks the asking price is prohibitive for leasehold landed at SK, and it is a ‘own stay’ property. You know what we mean.

the extra 5ft does wonder for a bigger kitchen work area

double volume features

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PROPCAFE Review: M ADORA @ Wangsa Melawati by Mah Sing

Introduction

PROPCAFE
TM
 has reviewed Wangsa Melawati quite extensively and its amenities, accessibility, history and what make Wangsa Melawati as desirable address. For better appreciation of this review, click the link
Wangsa Melawati PROPCAFE review

to read Wangsa Melawati review.

From perspective of development, its neighbor such as Wangsa Maju, Taman Melawati, Setiawangsa and Desa Melawati have seen more developers venture in these areas. This is not surprising as there are many pocket of empty land readily for development where else Wangsa Melawati is mature suburb and pretty much fully developed.

Finally there is excitement coming to Wangsa Melawati. Please welcome, M Adora @ Wangsa Melawati by Mah Sing.

Developer the history

Established in 1960s, from humble beginning of plastic manufacturer, In 1992 Mah Sing was listed in KLSE 2nd board under the industrial sector. Mah Sing started to dabble in property development from 1994, developing link houses, industrial park etc. Under the leadership and vision of Tan Sri Leong Hoy Kum, property development has over taken plastic manufacturing as the group’s main income earner since 1999.

In PROPCAFE
TM
 humble opinion, the turning point for Mah Sing was in 2004 where the group acquired 315-acres of land in Klang, its first township in Klang Valley. PROPCAFE
TM
 reminisces the brilliant theme of the township – affordable luxury where the Semi-D at link house price and Bungalow at Semi-D price.

This has pique many interest of buyers who finally call Aman Perdana their homes. The acquisition has transformed Mah Sing as township developer, and their reputation and track records built among the homebuyers. The timing was also coincide with the property market bull run from 2008-12, where Mah Sing capitalized it to become one of the largest property developers in Malaysia.

To stay relevant with property market, in 2017, Mah Sing revamped themselves with new corporate motto Reinvent Spaces, Enhance Life.

Developer the finances

Mah Sing has been profitable since 1999 with its revenue and profit peaking in 2015 where its revenue hits RM3b for the first time and profit of RM387millions.

Since 2006, Mah Sing has consistently rewarding shareholders by distributing more than 40% of the net profit as dividend. Based on July.20 share price and assuming same payout, the dividend yield is more than 6%.

Despite its regular dividend payout, the balance sheet remains healthy with gearing of 0.01 and cash and equivalent amounted to more than RM1b. This allows Mah Sing to execute more than 32 ongoing projects in Malaysia as well as for land banking and acquisition.

Developer the growth

Its strong balance sheet allows Mah Sing in 2019, to acquire few pieces of land in Kuchai Lama, Kepong and Wangsa Melawati. The acquisition in Wangsa Melawati with ready development order is planned for M Adora with GDV of RM378millions.

Read on for PROPCAFE
TM
 review on M Adora @ Wangsa Melawati by Mah Sing.

Where is M Adora?

M Adora is located right at the heart of Wangsa Melawati along Jalan Wangsa Melawati 1 (WM 1). WM 1 is serving as main artery for Wangsa Melawati residents as well as M Adora.

M Adora its accessibility

One of the beauties of the location are the abundant of inner roads where most hotspot are reachable via non-tolled roads. Via the combination of the Jalan 2/27a, Jalan 6/27a, Jalan Setiawangsa, Jalan Genting Klang or MRR2, motorists can go to Cheras, KLCC, Mont Kiara, DPC and KL Sentral without need to pay tolls for highways.

During the peak hours, the traffic can be quite bad however with interchange to 2 highways within 5km away, it is added convenient to the motorists. With Setiawangsa Pantai Expressyway (SPE) expected to be completed in 2021, smoother journey expected to TRX, Bandar Malaysia, Bangsar South, Midvalley and Damansara.

Concept

Inspired by the serene and natural surrounding the land, M Adora is designed where people can find solace in their home, away from chaotic city life. This is evident from the architect and landscape metaphor, where the developer has gracefully share with PROPCAFE
TM
.

M Adora Sky Bridge

Inspired by Balinese temple gateway, the two towers are arranged into concave arch, to optimize the unobstructed views for the units on both KL City skyline and Klang Gates quartz range.

Taking advantage of the low rise building around M Adora, assuring the unobstructed views, the two towers are positioned towards KL city skyline and Klang Gates quartz range.

Mah Sing has engaged Praxcis, a recognize brand as landscape designer for M Adora. The award winning Praxcis past noteworthy credentials are including Breezeway@DPC, Damansara Uptown streetscape, D6 and D7@ Sentul East etc.

By using the concept living by the reflection and embracing the greens, Praxcis has design the facility deck with lush greeneries and thematic gardens possible that serving as family retreat, a space for relax and chill.

To bask in the Klang Gates reflection, an Olympic length infinti and reflective pool is the central piece of the facility deck.

M Adora Reflective Infinity Pool

To quote the landscape metaphor from Praxcis designer.

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M Adora the overview

Located on 4.5 acres leasehold
residential titled land
, M Adora consists of Tower A with 378 units and Tower B with 299 units. With 677 total units, M Adora offers 3, 3+1 and 4 bedrooms with size ranging from 850-1200sqft. PROPCAFE
TM
 will covers the unit layouts in next chapter. Each block is served by 3 +1 lifts where the + 1 is the cargo lift which also can be doubled as passengers lift.

In stratified development, communal living are expected among the residents especially the access to common area, facilities and amenities usage. These simple guidelines can assist the homebuyers to gauge the quality of communal living.

The higher the density units/acre in a residential development, the more crowded and higher traffic expected in the communal area. With higher crowds, residents may not able to fully enjoy the facilities such as pool, gym, badminton court etc. With vertical living, the connection between you abode and ground is the lifts. The lower the units/lift ratio, the waiting time for lift is much lesser.

PROPCAFE
TM
 has benchmarked the density of units/acre and units/lift ratio with few other development within the vicinity of Wangsa Melawati. With exception of the low density (and priciest) Wangsa 9, M Adora the density is comparable to Serini Melawati however much lower than newly launched development such as Sunway Avila, Quinn Residences and Henna Residences. The number of lifts serving M Adora relatively to other developments is decent.

The residential blocks are positioned at one side with the annex carpark and facility deck tucked one side. This allow the developer to provide spacious facilities deck as well carpark With carparks spread over 6 storeys, Each unit is entitled of minimum 2 carparks with most of the type C entitled of 3 carparks.

M Adora the scale model showing the Front (South-West) and Rear View (North-East)

Being a residential titled land, there is no commercial shoplot at ground floor. Despite added convenience, PROPCAFE
TM
 prefers this setup without commercial shoplots. A vibrant shoplots will cause traffic congestion, dirty, haphazard parking, unwelcomed pest and uninvited strangers. Where a dead commercial will make the place eerie and unsafe. Either way, it is not a welcome additional for resort style residential development.

M Adora the scale model showing the Front (South-West) and Rear View (North-East)

The façade is conventional with each of the bedroom has 3 panels window, allowing either the KL skyline or the Klang Gates quartz range view bask inside the unit. The balconies, vertical and horizontal concrete slabs are breaking the façade so it is not monotonous.

M Adora the security

Artist Impression of M Adora grand entrance statement

Security is one of the most important in any development and in M Adora, 4 tiers security is provided to provide peace of mind to residents. The 1
st
 tier security is at perimeter fencing with CCTV and guardhouse. Prior to the entrance to M Adora, all the visitors’ identity will be recorded and validated.

Residents and visitors are greet by the grand circular guardhouse at M Adora. Due to the close proximity to main road, developer has consciously place the guardhouse further away with setback sufficient for 4 queuing cars as well as two holding bays. In case of surge of visitors, the queuing cars will not spillover to main road, causing bottleneck at Jalan Wangsa Melawati 1.

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The grand circular guardhouse design are not just serving aesthetic façade but it is also serve as efficient traffic dispersal to carpark, lobbies or even make an turn back to main road. To blend in with overall green concept, a signature tree will greet you at the roundabout.

Scale model of Tree planted at the grand entrance statement

The 2
nd
 tier security will be lift lobby where it is only accessible via resident access cards and to ensure further safety and privacy, the access card only allow lift operated to designated floors. Finally, the 4
th
 tier security is the access to the unit.

24/7 security patrol and guards which reachable via communication to provide further peace of mind.

M Adora the traffic management

To further enhance the security and traffic management, the visitor carparks are tucked at the rear of ground floor with its own dedicated ingress and egress. For resident carparks, Living in the high rise, one of the nightmares is taking the ramp and make a multiple turns especially if your carparks are located on high floors. With the dedicated express ramp, residents can reach level 5 with just 3 ramps instead of 5 ramps, saving the time and effort.

M Adora express ramps system

There are still so much that PROPCAFE
TM
 would like to cover on this project.

While waiting for the rest of review, why not enjoy the 3D walkthrough video clip for the M Adora.

Stay tuned!

For those who wants to know more about Wangsa Melawati or missed out on our previous review on Wangsa Melawati, click on link below.

PROPCAFE Area Review: Wangsa Melawati @ Kuala Lumpur

For the part 2 of M Adora @ Wangsa Melawati the journey continues… click the link below.

PROPCAFE Review: M ADORA @ Wangsa Melawati the journey continues….

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