PROPCAFE Peek : BBB is in the air (Pearl Suria, Verve, Hub & MSQ B)

BBB post GE ?

There’s been a deluge of launches lately, post GE , probably launches that were held back from earlier in the year, to be launched post GE albeit a more positive sentiment in the market.  So many launches to visit, so much food to eat, but unfortunately, also so much of nothing -> all so damn expensive!

These are summaries of some of the recent, and current launches.  There are too many to cover, however, seems like it is a lot of nothing for investors .

Amidst all these launches, Old Klang Road (OKR) seems to be getting quite a bit of limelight.  (from the start of Old Klang road, in that order)

9 Seputeh
, Avantas Residence, Verve Suites, Benteng 8, Pear Suria, Petalz (and where does Grainz fit in all these ?)

Pearl Suria

By the owner/developer of Pearl Point, Aikbee Timbers (apparently it has been launched abroad to pretty good response). Located right next to Pearl Point, this location is quite strategic, fronting the busy Old Klang Road, and with direct access to Pearl Point.  But having said this, I myself have been to Pearl Point only twice my whole life (that perhaps tells you abit about the ‘wong-ness’ of Pearl Point); during my recent visit – noticed that they are refurbishing the whole mall, and it was quite bustling on a busy Saturday afternoon, the anchor tenant there is now Econsave, and an IT center coming up upstairs.

This is a leasehold project, with total of 403 units, an average of 23 units per floor and pricing starting from $400k++.

This is a photo of it taken from Old Klang Road, heading towards PJ, Pearl Point is the green building on the right.

Photo is taken from the Show Office, Verve Suite is the tall green building on the background – so you can imagine the proximity (as well as the difference in pricing!).  The second picture shows a bit of the surrounding, there’re some really old flats on the right side (as well as surroundings).

In all honesty, this is one of the more ‘sane’ pricing product along OKR.  At what cost ? This is not a lifestyle project, it’s about plain vanilla mass market own stay.  Launched in March this year, needless to say, take up has been good with 75% all gone.  I like this project for own stay purpose; yields should be pretty decent (in today’s standard) for rental investment.  Pricing starting from RM5xxpsf upwards.

USP (unique selling point) – direct connectivity to Pearl Point, direct frontal access to Old Klang Road, targeting more to own stay (rather than lifestyle living).

sales status as of one month ago :

Units are

Units are all bare, and the small units have all been ‘sapued’.  Some sample floor plans (all readily available in the website ):

Verve Suite – OKR

By BKP (Bukit Kiara Properties (the kind folks who brought you Verve @ MK, and Hijauan Kiara)  Shocking pricing, RM1000psf at least, in Old Klang Road; and maintenance fees inclusive of sinking fund at 0.51c/psf.  Expensive ? Well, you’re in the wrong crowd.  The regular BKP fans have bought up the small 550sf studios all the way up to 20
th
 floor.  You can still get a unit above 20
th
 floor at RM700+k.  Really not my playing field, stratospheric pricing for the priviledged few.  Currently being offered with 5% rebate, all units come fully furnished with Bosch appliances – hob, hood, fridge, and washer/dryer. And for all that you are paying for, you get only ONE car park! I guess for a studio or 1-bedder, you don’t really need 2 car parks ?  A sample pricing : for a 13th floor 708sf unit, it was going at RM807k before 5% rebate.  Developer’s providing DIBS, free Loan Agreement and SPA, as well as 1-year of free maintenance.  The main highlight of this development is the Vercadicos sky bridge – made up of common facilities such as gym, cafe as well as a mini cinema (a la Verve MK).

This is the layout plan of the smallest unit, 555sf.  (left most diagram)The units all come fully furnished, with wardrobes, kitchen cabinets, as well as bed, sofa and dining table.  Do check out the layout plan in the middle.  As seen in the picture on the right, there’s a ‘hidden’ toilet door (the mirror) next to the cabinet.  A few of the layouts have such ‘hidden’ doors. Nice as a gimmick, but a chore for daily living.  Shudder to think of oily finger prints or water stained marks on the pristine mirror door.

USP – opulent lifestyle in OKR … that’s about it.  While you are there, do take a look at the surrounding at the back, there’s a PPR housing project with a futsal court right behind the show unit.

KL Gateway

This is actually a personal favorite of mine, except for the rather prohibitive entry price. As of now, the current phase of this project has been fully sold – and signing of SPA and loan agreement is being done now.  Located at ‘Bangsar South’ or what used to be known as Kampung Kerinchi.  It’s developed by Suez Domain (
Suez Domain picked to develop Kampug Kerinchi flats
), who in 2010, managed to convince the residents of Kg Kerinchi to give up their dwellings, and settle into Kerinchi Residence.

This seems like a doable project, with proximity to University Malaya, direct linkage to the University LRT station, and within a few stops away from the 1200psf KL Eco City; and yet at a price that’s 30% cheaper than KLEC., if not mistaken, the units were going for RM700psf upwards. According to the developer, there will be a future linkage direct from the Sprint Kerinchi link ramp heading into the development.  But exiting through that ramp will take you to PJ ; if you want to go to KL, you will need to go through the narrow Kg Kerinchi lights.   Located opposite UOA’s Southview, there’s also a future project by YNH coming up.  This place is going to get pretty congested soon, and Gateway as the name suggests, it right at the Gateway of Bangsar South, most accessibility location.

This is Kerinchi Residence, where the residents from the current Kg Kerinchi flats will move to.  It’s not available for sale, as one of the SA remarked, it’s “bagai durian runtuh” for the flats’ residents.

The 3 picture below shows the future connectivity from Sprint’s Kerinchi link into Bangsar South; the last photo shows where the expected entry will be.

USP – integrated development with linkages to office suite and hotel (as well as direct link to Universiti LRT), accessibility – right next to Federal Highway as well as direct link into Sprint’s Kerinchi link. Right at the KL/Selangor border.

The Hub at SS2

Another SOxO concept, with 40+levels, and total of 256  units.  With certain units being loft units, and balance simplex units.  In the region of RM1,000 psf, not sure what is SDB thinking.  The design is a bit of a throwback to the 70s; as with their other designs Window on the Park, and Dedaun.  The scaled model unit has got to be one of the tallest ever.

(pictures courtesy of edit.my)

A very smallish room upstairs, also called “office1” in the layout plan, but comes with 2 residential toilets with showers.  At this type of pricing, I’d rather look at Tropics Residence  – at least that has a mall underneath and with almost immediate access to LDP and Sprint (albeit a east/west – Muslim cemetery vs Indian cemetery setting).  Is this an office or a pure residential ? I think it’s a confused product.  I honestly don’t like weird shaped rooms/layout.  In this case, the odd kitchen in the middle; as well as the weird layout of the units (to ensure all units get decent views).

The pricing is quite extraordinary, not sure who are they targeting and what investors could possibly be looking at. WIth future KIDEX coming up, that could be the catalyst.  But rumor of KIDEX being elevated ….. ?!

KIDEX (Kinrara Damansara Eexpressway) – The project involves the construction of a
fully elevated

dual two lane expressway approximately 13.5km in length linking Damansara from the NKVE Damansara toll to the Bukit Jalil Highway near Kinrara. The expressway will introduce an efficient alternative route for Northbound and Southbound traffic in the Klang Valley and provide connectivity to existing highways for effective dispersal of traffic.

The current state of affairs between 5stones and The Hub’s site.  Hope they will do something and clean up this stretch.

Metropolitan Square Block B @ Damansara Perdana

The cream of the crop of MK’s Damansara Perdana’s Metropolitan Square.  Lowest density development of all the MSQ series; only 16 floors, and each floor only 12 units.

The units basically have 2 facings only, facing south (faces the pool) – is the more expensive facing; facing north (faces the forest reserve).  The units only come with

The common facilities in the middle, are to be shared with all the other MSQ towers (altogether 6 towers, with 2,100 units)

Current offering is :

Special package 15% discount and 7% bumi discount

Free Sales ans Purchase Agreement and Loan Agreement (excl stamp duty)

Free 5 units of Aircond for 1,190,1,160 and 1,170 sft

2 covered carpark

Booking fee RM5,000

Not too bad for completion targeted at end of 2014 ; since the other completions in this time frame are all the Empire series condos.  Made up of largely studios, lofts or smallish units.  This would make a good own stay proposition, or even for investment (paltry yields perhaps). Price is about roughly RM700psf before discount.  Do check on remaining tenure of the lease.

This project is roughly 40% sold as of now.  Signing of the SPA is within 2 weeks.

Summary
   : Pearl Suria and Metropolitan Square B are worth looking at for own stayers.  For investors, you will need to crunch the numbers and work out the math – you could perhaps eke out a decent yield from them.   But if you are on LTV90, I doubt the returns will be fantastic.

Other notable upcoming launches (hopefully to be covered in the future) :

Petalz

on Old Klang Road (deeper stretch, rumoured to be near Taman Kanagapuran stretch of OKR)

565 units

918 – 1270sf

Kitchen Cab , Wardrobe, Aircond, Heater , electrical Appliances

Asking 580psf before Discount

Southview
 by UOA – Bangsar South (opposite Gateway, next to YNH’s land, fronting Federal Highway)

1000+ units

6xx+sf

Asking RM1000psf before
20%
discount  (if there’s any left, heard units are being snapped up as this is being typed)

9 Seputeh
by Gapurna

To be launched by Gapurna in Q3, this is a huge project with direct access to be build linking to the Pantai Komuter station.  River beautifying project is one of its USP (unique selling point)

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PROPCAFE™ Review : Bukit Bintang City Centre (BBCC) Kuala Lumpur by EcoWorld

Bukit Bintang City Centre BBCC Kuala Lumpur by EcoWorld

Bukit Bintang City Centre BBCC site-source skycrapper city KL forum

Bukit Bintang City Centre BBCC site-image credit Simon Long

ABCDEFG

A Boy Can Do Everything For Girl

AAABC Apple Android Always Busy Competing (Copying)

So what is BBC, it is an orang putih news channel in U.K.

B power of 2 C power of 2 =
BBCC

BBCC is indeed catchy and it is the latest development by Ecoworld Development Berhad.

BBCC is Bukit Bintang City Centre!

What is BBCC? BBCC is the Cradle of Lifestyle Revolution.

‘Cradle’ is a fond word in describing Ecoworld’s project we notice.

“Destined to be new heartbeat of Kuala Lumpur, Bukit Bintang City Centre, BBCC is set to complement the cosmopolitan grandeur of future living. Strategically situated on a 19.4-acre prime address within the golden triangle, it is truly a visionary, state-of-the-art integrated development and a masterpiece in the making.”

Bukit Bintang City Centre BBCC where life is spectacular!

Hold on a sec! We haven’t even touched anything on yet, we can already feel the ‘class’ of this project and this is how Ecoworld stood apart from it competitors.

BBCC is not an ordinary integrated development

BBCC is ‘D’ Integrated Development, really? But why?

Ghost in the ‘Cell’ at Pudu

Before we begin introducing BBCC to PROPCAFE readers, lets just address the elephant in the room.

We Asians, live in a society where most people around us are pantang. Ask around, where and what is Pudu (半山芭/富都)? Most will probably return with “ya I know its the Pudu Bus Station”, “its the Pudu Jail!.

One of steepest hurdle to overcome this project, is that the project is an ex-site of a prison.  Several high profile criminals used to call this place home, and eventually met the gallows here. Do you believe in ghosts, some do, some don’t, but, hanging out or staying in a ex-prison more of less is not something most people will like to be associate with. The BBCC project site  “Pudu Jail” is a garang place, since then till now!

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The Stigma

For most Malaysians, its a known fact that the entire site of BBCC is crafted out from previous Pudu Jail site. Pudu Jail had been in ‘operational’ from 1895 to 1996 (101 years) and later it turned into Jail Museum from 1997 to 2009 before the Government decided to make full financial use of this prime land by selling it to UDA. (Source: wikipedia.) No, there wasn’t any suicide squad being called by Malaysian Government to save the world, but rumour has it, the story flies around and in most people mind is that the site is mostly haunted due to the fact that many capital punishments had been carried out during the operational days, including some famous gangsters such as Botak Chin, some lessen known bad hats and no doubt some innocent souls as well. So if you are mindful of such event or site, then this project is not for your kind investment and you should just stop here.

Despite many attempts by the feng shui guru, developer, sales persons and their associates to whitewash this site, unfortunately, we can’t erase history, that is baggage, stigma, negative perception that BBCC site has to carry till one forgets about history.

Ok….you are still reading? Good then we shall proceed.

Pudu will be the brand new EcoWorld’s BBCC

From UDA as land owner, they roped in ECOWORLD to joint developed this 19acres site with EPF as equal partner in the development (UDA 40/ECOWORLD 40/EPF 20) but mainly the co developing partner is ECOWORLD and in turn, ECOWORLD is seeking its Japanese partner Mitsui Fudosan to develop the 4 storey mall and main garden on top of mall. If the Japanese, one of the countries for producing some thrilling and most horror ghost stories of recent times (such as Ring and Ju-on) dare to venture into the site, I think we are safe here. Beside the actual execution room actually sat at one extreme site of BBCC (was told between the hotel and concert hall). And ECOWORLD has let the site cleared and bathed in the strongest sunlight and rain for 7749 days, and also did all the ritual ceremonies necessary (as told) to ensure the site is good to go. The SA also reassuring us that even Taipei 101 is built on former Japanese burial ground. OK, it does make us feel a bit better, or doesn’t it?

Location

Ok enough of the hantu, pantang talk, those were the past, let’s talk about the ‘science’ of the property.

Make no mistake location of BBCC is prime, BBCC is located within the golden triangle of Kuala Lumpur, situated along the famous Jalan Imbi/Jalan Hang Tuah, home to various signature landmark of Kuala Lumpur, such as Berjaya Times Square, Imbi Plaza and Sg Wang Plaza.

BBCC location in google map

Points of Interest, and they are countless here.

Jalan Imbi, Jalan Bukit Bintang, Jalan Alor all these are well known tourist hot-spot and BBCC is literally right in it. Add in ‘Changkat’ even more happening!!

Various places of interest within BBCC

Roads and Rails
accessibility

Main road access to BBCC

BBCC with 3 rail stations in proximity, start with Hang Tuah Monorail, Hang Tuah LRT station and Merdeka MRT Station

All roads lead to Rome in Italy, in Malaysia’s context, all roads lead to KL, and BBCC is smacked right in the middle of KL. To go out of town, there are plenty of options, Smart Highway, Seremban Highway, MEX, Federal Highway, Jalan Sungai Besi, Jalan Tun Razak, access are abundance. Question is getting to BBCC, jam prone? Yes. Especially during peak hours. Location this prime, one would expect the unexpected, JAM. But, there is an alternative, a greener way to travel.

Rail access to BBCC

Bukit Bintang City Centre BBCC is also surrounded by abundance of rail network. Right next BBCC is it Hang Tuah LRT & Monorail Station, it is also within 850 metres away by road from KVMRT Line 1, Kajang and Sungai Buloh line Merdeka station. What is best is, these 3 station will be integrated to the BBCC project. Meaning they will be dedicated covered walkways from BBCC to these 3 stations in future. So if you are worried about traffic jam, there is a green option to travel.

Anyway, while on paper this may sound so optimistic that that they are so many rail options, we however think Merdeka station is quite far reach. As to how comfortably one can walk from from BBCC to Merdeka station, how is the link way will be like, safety, maintenance, covered walkway, these are still pretty much unknown, what more when can it be materialized?

The Grand Entrance and Heritage side of the Bukit Bintang City Centre BBCC

We understand that landmark of Pudu Jail, the grand entrance will be retained and conserved as tourist spot.

Kudos to relevant authorities and parties on the commitment to conserve our history and heritage, this place may used to be ‘garang’ but it is ‘part of us’, the KLites.

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Master Plan

BBCC Grand Master Plan

We extracted these from the website:

“Destined to be new heartbeat of Kuala Lumpur, Bukit Bintang City Centre (BBCC) is set to complement the cosmopolitan grandeur of future living. Strategically situated on a 19.4-acre prime address within the golden triangle, it is truly a visionary, state-of-the-art integrated development and a masterpiece in the making”

PROPCAFE layman’s term, Bukit Bintang City Centre BBCC it is an integrated development developed by EcoWorld.

They key components of Bukit Bintang City Centre BBCC are 5 blocks of residential towers, 1 block of hotel tower, 1 office block, 1 signature BBCC office block, a lifestyle mall, an digital entertainment hub, a live concert hall, and an urban park within BBCC.

Site Observation

The site at Bukit Bintang City Centre BBCC is huge relative to other city center development, how often can you see 20 acres site up for development, BBCC is a rare commodity indeed.

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Bukit Bintang City Centre BBCC Sales Gallery Visit

It is always such a pleasant experience visiting the EcoWorld property gallery. Let us tell you why.

Getting to the Sales Gallery

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Inside the Sales Gallery

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Scale Model of Bukit Bintang City Centre BBCC

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The Lure of Bukit Bintang Kuala Lumpur

To this writer, Bukit Bintang is ‘real’ KL. Too provocative?

Listen.

Where in Kuala Lumpur, where you can shop till you drop, eat till you shiok! Walk till your legs soft, drink till you stop! Where? Bukit Bintang la…

Let’s go back those glory days before the KLCC Twin Towers was even born. What is KLCC. Come on, Bukit Bintang is KL!

Even now with KLCC, do you people really go there often, seriously often?  Take your selfies with the Twin Jagung then head to Bukit Bintang, where your KL life starts here.

Let’s start with the major malls. (image credit to its owner!)

Most major mall are within 2km of the Bukit Bintang City Centre BBCC.

There will be a proposed mall within Bukit Bintang City Centre BBCC, will this part of KL still have room to accommodate another mall?

Maybe yes, maybe no. Like any businesses, it is the survival of the fittest. May the best mall win!

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Let’s talk about eat, drink & entertainment

Bukit Bintang has them all here.

How can anyone not venture into Jalan Alor when you are at Bukit Bintang. Jalan Alor is famous for local street food, KL style! So if you want cheap eat, this is the place at Bukit Bintang.

Makan makan at Jalan Alor

Need some massage therapy after long day of work? Changkat Tong Shin houses some tantalizing massage centers.

Massage Massage at Changkat Tong Shin

Need a drink or 2 or  some indulgence to western restaurant food or some modern pub dining?  You can always head to Changkat Bukit Bintang for dinner, happy hours and enjoy live musics along!

Drink drink at Changkat Bukit Bintang

Lucentia Residences

The focus of this review will be the residential component of Bukit Bintang City Centre BBCC, that is the Lucentia Residences.

What is Lucentia?

“Drawing inspiration from traditional Japanese paper lanterns, Lucentia is designed to infuse your world with light and a lightness of spirit. By day, the interior is flooded with natural light, and by night, it is softly illuminated, a welcoming beacon to guide you home.”

Lucentia is the first residential launch in Bukit Bintang City Centre BBCC. This high-rise residential development, which consists of two conjoined towers, with 47 and 35 floors each.

So there are 2 towers, tower 1 47 storey with 393 units of residences and tower 2 with 273 homes units bring the total number of units to 666.

The whole 19.4 acre land in Bukit Bintang City Centre BBCC is leasehold expiring on 5 December 2110, 93 more years to go as of now time of writing.

Lucentia is a 54 months project with target VP date to be somewhere in March 2021, will take additional 18 month from conventional schedule H highrise development.

With average price from RM1600-1900psf, this is a highend luxury project by EcoWorld. Do check out the following gallery on to see what sort of grade of finishing EcoWorld is delivering.

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These illustrations are so speechlessly beautiful! Can you imagine living here? What ex-con, ex-jail, Pudu Jail. This is a total transformation of Pudu!

There are not many residential property look this good in KL center, the top tiers are the Four Seasons, Pavillion Residences,  Troika KL, and Lucentia could be the one closely follow behind.

Lucentia Facilities and Floor plan

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Why Bukit Bintang City Centre BBCC?

The grand master plan under 1 master developer

Based on artist illustration, this project is dreamy. Well at least for most EcoWorld project. Will artist illustration translate to real picture, this is debatable, we have seen this being debated fiercely in lowyat net property forum section specially some project in Semenyih by the same developer!

If this project is able to pull off as how it is planned, this Bukit Bintang City Centre BBCC will be the star of Bukit Bintang.

There is none project similar scale in town, no not Pavilion, as it has no rail elements. Bandar Malaysia you ask, that one could come in 2030 or later. What about TRX, have you heard anything from them really? Or you have heard, trustworthy?

Project this scale need a capable developer that is able to make this happen, can EcoWorld execute this? Amid good economy climate and no significant change of ownership, why not?

Long gestation period

54 months is a a very long waiting period many things could happen during 4.5 years time. Could there be during this 5 year, better investment opportunity to come. Those who want a home here is 5 years abit too long to wait, is the wait worth while?

There are various phases of other component of the project has yet to launch, the signature office tower, and we understand there are some components of the master plan is yet to be fully finalized.

So the flip side, upon Lucentia VP, the whole Bukit Bintang City Centre BBCC could still be a constructions site!

The price the price the price

Smaller studio units are retailed at 1800-1900 per sqft.

While 1+1 & 2 bedder are calling for 1600-1700 per sqft.

Taking a conservative 20% appreciation upon completion, to exit Bukit Bintang City Centre BBCC with some capital gain, would mean Lucentia to at least command RM2000-2200 in year 2021, is it possible?

Yes, if the master plan as executed as plan, no if there are delay of launches, or any potential perils that hinders the completion of the masterplan.

Here some price point for your consideration (before any rebate).

T1-11-08 RM1,131,000 (Type C)

T1-11-07 RM1,126,000  (Type Cm)

T1-11-06 RM1,450,000 (Type D)

T1-11-05 RM1,450,000 (Type Dm)

T1-13A-3A RM1,142,000 (Type C)

T1-13-01 RM1,454,000 (Type D)

T1-33-03 RM1,605,000 (Type E-dual key)

Type A & B are all gone with the wind.

Floor premium RM2,000, we say whack the highest floor, if you die die must
cum
 buy). Mid high floor facing Jalan Hang Tuah or North facing will be decent.

The Fans base

Most of us aware that EcoWorld is ex SP Setia. During those good old days when SP Setia weren’t as famous, coupled with the pre property boom days, those who were buying SPS products were able to reap handsome profit.

What happen is that we think these were things of the past.

We observed many many many who bought from reputable developers cant make ‘much’ profit, ‘much’ here is a kind word.

Reputable developer often sells above market price to justify their brand name and to recoup their marketing dollars spent.

While for Bukit Bintang City Centre BBCC, this writer always wonders what are the investors end game? Own-stay? Really, ex Pudu jail site, personally can’t overcome this psychological barrier, despite this is a the God of Property of Malaysia, Tan Sri’s project.

Investment, there are other project can perhaps yield more given such significant capital and credit commitment over the long construction period.

Those days where you can follow someone else to buy or invest in properties don’t work anymore in current climate. Do invest wisely.

Locale of Bukit Bintang

Lucentia Bukit Bintang City Centre BBCC will be the most high end development in Pudu, Bukit Bintang vicinity, Bukit Bintang City Centre BBCC developer price is already the highest in Bukit Bintang.

Let’s not forget, this part of Bukit Bintang Kuala Lumpur are predominately less affluent compare to KLCC Zone 1. Last we check, BBCC
IS NOT EVEN IN

PROPCAFE KLCC Zone 2
.

Does it make sense to pay RM2000psf to stay in Pudu? These are the tough question to investors and potential home owners.

Even Bukit Bintang City Centre BBCC is up as the newest hot spot in town, it is not hard to notice the surrounding are still pretty run down, let’s start with area along Jalan Hang Tuah side, and Pudu Pudu itself.

There are still so much to cover on this project

We will have to stop it here for now,  before letting this article to be too tedious to read. We look forward for your comment, let’s us know if you would us to pen more on our thought on the overall masterplan, the ‘real meat’ the commercial component?

In the meanwhile, you may dropby Bukit Bintang City Centre BBCC sales office for more information at

BBCC Development Sdn Bhd

No. 2, Jalan Hang Tuah, 55100 Kuala Lumpur

E:
info@bbcckl.com

F: +603 2143 0086

GPS Coordinates 3.141656, 101.707755

Google map link

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PROPCAFE™ Review: Berkeley Uptown by Paramount Property – Part 2

Introduction

Malaysia is blessed country with abundant of natural resources such as oil, timber, tin and palm oil and without major natural disasters which hit our neighbor countries. Malaysia consists of multi ethnicity and being Malaysians we have been enjoying a peaceful for the past 40-50 years and reasonable degree of freedom in speech, our life value and lifestyle except certain sensitive issues.

One of the most under appreciate freedoms is the flexibility of the education system. Unlike many countries where most of the citizens are required to study the first 12 years in the single syllabus national school, in Malaysia we have many alternatives. Majority of Malaysian children will be schooled in the national schools which fully funded by Government. However we also have vernacular schools, mission schools and religious schools.

Meanwhile in 1970s and 80s few private schools namely Sri Inai, Sri Kuala Lumpur and Sri Cempaka had been set up to offer Malaysians further alternative where the perception of shortcomings (e.g. overcrowding) in national schools. Since the private schools are not funded by government, the fee is significantly higher and only wealthy Malaysians could afford enroll their children to these schools.

The education system was further liberalized during late 1990s where more private operated schools are awarded namely to Sri KDU and Sri Sedaya which considered pioneer of “smart school” concept in private sector. (Source click
here
). Since then, the industry has booming to meet demand from savvy, discerning and affluent parents which recognize the values and quality of education in private schools for their children.

For uninitiated readers, Paramount Corporation is the owner and operator of Sri KDU. Upon obtaining the license from Ministry of Education, the first Sri KDU smart school was built on 12acre land in Kota Damansara. For past 20 years Sri KDU@ Kota Damansara has remained as Paramount Corporation’s sole campus to maintain its reputation for academic excellence, personal development and focus on pastoral care (Source click
here
). In 2012, Sri KDU secured top position amongst Malaysians schools in the program for International Student Assessment (PISA) 2012, placing it amongst the top-ranked schools in the world of mathematics, science and reading (Source: Paramount Annual Report 2018).

Recently Paramount Property (subsidiary of Paramount Corporation) is launching Berkeley Uptown @ Berkeley with Sri KDU International School as the nucleus of the RM1.3B GDV development. Read on Propcafe
TM
 review to get to know more this new development.

Masterplan

The 33.12 acres freehold land which used to house former Fung Keong rubber shoe factory was purchased by Paramount Property for RM87psf in 2011. The land will be developed in 4 phases.

Berkeley Uptown Masterplan

Two plots of land fronting Jalan Goh Hock Huat will be developed as office, retails and shop. Sri KDU international school will be built in adjacent to the commercial and residential plots. The biggest plot will be used to build 1671 units residences and serviced apartments spread over 11 blocks. The developer has generously allocated 7.65 acres as public space with 2 acres as green parks. Across Jalan Goh Hock Huat, the land where the currently sales gallery is sitting, plot 2 will be developed as future retail commercial.

Plot

Component

Details

Commercial – 7.69 acres

Office, Retails & Shops

Plot 1

1 block – 5 storeys offices

26 units – Double Storey Shops

1 block – 8 storeys boutique offices

Plot 2 (TBC)

210K sqft retail spaces

280K sqft office spaces

Residential – 12.55 acres

Uptown Residences & Serviced Apartments

Uptown Residences (5.17 acres)

736 units in 6 blocks

Serviced apartments (7.38 acres)

935 units in 5 blocks

Education – 5.23 acres

Sri KDU International School

Classrooms: 53

Laboratory: 15

Student Capacity: 1,500

Public – 7.65 acres

Public Amenities/ Others

Landscape, Parks (2acres)

In this Propcafe
TM
 Review we will be focused on Uptown Residences which is the first phase launch in Berkeley Uptown by Paramount Property.

Uptown Residences: The current launch

Sri KDU International School’s construction already commenced and first intake is expected in January. 2021 (Source click
here
). The rest of the plots will be launched in due time.

Sri KDU International School in advance construction – gearing for first intake in Jan.2021

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Paramount Property has grand vision to infuse modern lifestyle and bring vibrancy in the old-world charm of Klang Town. With ready amenities and strategic location within Klang Town, Paramount Property plans to attract outsiders to Berkeley Uptown and call it as “home”.

Uptown Residences

Uptown Residences consists of 6 blocks residential in total. Block A, B & C are 30-32 storeys and Block D, E & F are the low rise 7 storeys attached to the carpark. Uptown Residences is commercial land with residential Schedule H development where the targeted completion is 48 months from date of SPA.

The first impression Propcafe
TM
 has during the sales gallery visit is no frill design throughout Uptown Residences. From façade, facilities, orientation, design and unit layout. The design is no frill, however well serving its intent and purpose.

The façade is contemporary and taking into account the demographic are consists of older generation in Klang Town, Propcafe
TM
 thinks it is a “safe” façade approach by Paramount Property. J  A contemporary façade and concept also allow developer to speed up construction, repetitive process for better workmanship and more importantly cost control which allow Paramount Property to price Uptown Residences competitively even against other development in Klang. We shall cover more of this next…

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Three tiers security is offered from guardhouse, lobby/lift and unit itself. What Propcafe
TM
 like the guardhouse design that allow the car holding during the peak. Visitors could park the cars on reserved space while register themselves with the guard.

Uptown Residences: Guardhouse

No frills drop off area is provided for block A, B & C. No fancy double volume lobby or waiting lounge which the intention to keep the design simple and maintenance cost low. (For example to change a light bulb and leaking ceiling at double volume is significantly more expensive, furniture maintenance/ cleaning, additional guards to station at lobby etc.). All these are “features nice to have” however it added to the maintenance cost.

Drop Off Area for Block A & B

Dedicated Drop Off Area for Block C

Also no fancy rooftop garden or sky facilities where facilities are on Level 8
th
 and garden on ground with low rise block overlooking it. The idea is unnecessary maintenance cost for landscaping, cleaning and patronizing guards.

Unit Layout

The Uptown Residences is the first component launched in Berkeley Uptown. There are 736 units spread in 6 blocks in RM366millions GDV Uptown Residences with 1, 2, 3 and 4+1 bedrooms layout configuration.

Block

Type

Lift

Built Up, SQFT

Unit Type

No of units

Carparks

A & B

A

3 + 1 (114 units/ lift)

859

2 bedrooms

2 bathrooms

190

2 – 3

B

1,093

3 bedrooms

2 bathrooms

184

2 – 3

C

551

1 bedroom

1 bathroom

80

1

C

A

2 + 1 (80 units/lift)

859

2 bedrooms

2 bathrooms

135

2 – 3

B

1,093

3 bedrooms

2 bathrooms

75

2 -3

C

551

1 bedroom

1 bathroom

30

1

D

D

2 +1  (14 units/ lift)

1572

4 + 1 bedrooms

3 bathrooms

14

4

E & F

D

1,572

4 + 1 bedrooms

3 bathrooms

14

4

E

1,588

4 + 1 bedrooms

3 bathrooms

14

4

Total Units

736

The blocks are positioned in L shape configuration with block A, B and C sits on top of the carparks and the low rise D, E and F sits adjacent to the carparks. All the units avoid direct east or west sun facing. With this L shape position, it avoid any of the units overlooking into each other.

Uptown Residences: Residential block positioning

The owners of these low rise blocks is enjoying overlooking green space, especially from the corridor.

Low Rise Blocks overlooking the green space

The beauty of these limited edition units comes with whopping 4 carparks which located just outside your unit. If your house located on the 4h floor, you will drive and park your cars right next to your house. No more lugging around heavy groceries or dread the trip to the car/home to pick the forgotten document or running errand.

Unit type D & E are directly attached to the carpark block allowing direct access

There are 5 units layout where the largest unit layout D & E are exclusively located in low rise block D, E and F. The rest of the layouts are located in high rise block A, B and C.

In general all the layouts are efficient with space utilization. Bedrooms are adequate for Queen Sized bed and window facing outside for natural sunlight and ventilation. Bedrooms with window that facing the air well will be dark and feel dingy. Furthermore the bedrooms will have lack of privacy due to ongoing traffic at the common corridor.

All layouts will come with yard which is very important space for laundry. Selective layout (Type A, D and E) will have storeroom where you can keep away those unsightly and unused items away. An interesting note for type A, sliding door is provided at the yard area, slide open will allows outdoor activities or fresh air. In Propcafe
TM
 opinion, additional sliding door feature allows the yard + balcony combo is a brilliant idea, allowing space flexibility usage as well as cost (purchase price and maintenance fee saving).

Propcafe
TM
 was impressed despite compact size and 10 feet ceiling height of the layout, Paramount Property has managed to squeeze in some feature such as walk in wardrobe space for Type B, D and E) for master bedroom. For type D and E, the developer not only manages to fit in 4 bedrooms, they also design the layout with wet kitchen for the Asian style cooking and a maid room as well.

For type D and E if you do not need the maid and the storage area space, you have the flexibility to demolish the wall, allowing a more generous space for dry and wet kitchen.

Paramount Property tag is The People’s Developer™ and they do not forget to deliver affordable housing to less privileged. Priced at RM270K, the one bedroom type C is suitable for single or couple which are looking to purchase first home or just start a family.

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Showroom

There are two show units which is showing type A 859sqft and type D 1572 sqft. Enjoy some of the curated shots!

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Show unit type A 859sqft

 Yard

 Wet kitchen

 Storeroom

 Masterbedroom

 Dining and Living Area

 Living Area

 Dining Area

 Corridor leading to the bedrooms

 Bathroom

 Balcony

 2nd Bedroom

Show unit type D 1572 sqft

Facilities

In Propcafe
TM
 opinion, the facilities offered in Uptown Residences are pretty standard such as BBQ Area, Jacuzzi, swimming pools, fitness station, gymnasium, children playground, multipurpose hall located on Level 8. The Cafeteria is located on the ground floor.

After being in Property Industry for more than a decade with accumulated experience of more than 100 years between us, Propcafe
TM
 realize that fancy facilities can be a double edge swords. The feel good feeling will be gone within first few months and cost to maintain, repair only will be escalating over the time. For most condos, MC will just shut down the facilities and leave it unrepaired in order to keep the cost under the control. Paramount Property has proposed
RM0.30psf
 maintenance fee which worked to quite affordable. For two bedrooms Type A, the maintenance fee worked to be less than RM260 per month which is quite affordable.

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The scale model of the facilities deck as per below

The residents will enjoy the view overlooking the landscaped podium deck and free form pool (top pic) and garden, children playground (bottom pic) depends on your preference!

Pricing

Consciously taking into consideration the current market sentiment, location and concept of the whole development, the price PSF starts from a low RM465psf for type E and even for the smallest type C, the starting price is still below RM500psf. Comparison with few developments in Klang as per table below.

Development

Developer

Built Ups, sqft

PSF, RM

Year Launched

Berkeley Uptown

Paramount

551 – 1588

RM415-515

2019

Setia City Residences

SPSetia

858 – 1221

>RM620psf

2016

The Lead Residences

WCT

855 – 1317

RM450-600

2014

Gravit8 – Nordica and Adria

Mitraland

600-1000

RM500-550

2016

Interestingly, Berkeley Uptown is priced cheaper than The Lead Residences which was launched almost 4 years ago. When Berkeley Uptown is completed in 2023, The Lead Residences will be almost a 6 years old property.

Berkeley Uptown is eligible under the government’s initiative to promote home ownership under HOC 2019.

Under HOC 2019, purchasers are entitled of the following benefit which bring a lot of saving! This never be a better time to purchase property in Malaysia!

A minimum of 10% discount

The stamp duty exemption on Instruments of Transfer and Instruments on Securing Loans

Free Legal fee on SPA and Loan

Paramount Property is also giving out
free first 2 years maintenance fee
 to all purchasers. For more information about HOC 2019, click the youtube link for
HOC here.

Conclusion

Local demographic profile and property market sentiment is taken into consideration for Uptown Residences, it has ticked many list…. For example for RM420psf or absolute price RM635K, purchasers are able to get 4 bedrooms, 4 carparks which is a rarity in Klang Valley with maintenance fee around RM450 per month.

Berkeley Uptown ticks some of the points..

Generous allocation of carparks up to 4 carparks entitled for each unit

Close proximity to Sri KDU International School

Competitive pricing from reputable developer

Conveniently located within existing amenities and accessibility of Klang Town

Conveniences of future commercial and amenities in Phase 3 and 4

Affordable maintenance fee

No units is facing direct West-East Orientation

Generous ceiling height of 10feet

And yet in certain aspect, Propcafe
TM
 think some room for improvement

Basic Facilities and 3 tiers security (guardhouse, lobby and unit)

Klang Town needs further rejuvenation from other developers

48 months completion period from SPA date

Berkeley Uptown Sales Gallery Location Google Map :
https://goo.gl/maps/FZ5oc79EJMbiRQYe7

Address: Lot 75 & 1874, Jalan Delima / KU 1, Off Jalan Kapar, 41400 Klang, Selangor

Telephone 03-51236000

Website
https://paramountproperty.my/berkeley-uptown/

Till then, happy hunting!

From,

Propcafe
TM
 Intern

From Love, Hate, Passion to Buy, Sell, Rent – Home is where the Heart is

For Part 1

PROPCAFE™ Review : Berkeley Uptown @ Klang City by Paramount Property – Yesterday meets Tomorrow, Today

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PROPCAFE™ Review : Berkeley Uptown @ Klang City by Paramount Property – Yesterday meets Tomorrow, Today

Background – the yesterday

Berkeley Uptown
. Yesterday meets Tomorrow, Today.

The
tag line
“Yesterday meets Tomorrow, Today”
 by Paramount Property
and it is true enough that this old world of Klang town that was once a charm still
remain here today – untouched and unpolished; just like frozen in time for many
years.

When
the world has been progressing aggressively, modern development has taken a
quantum leap out of this old town leaving Klang town central business district
moving at its own pace and the rest is history.

So
now we are returning to the origin; where the roots are in-placed and to look
what can we do again from here. This is probably what Paramount Property is looking
at now – to revitalise Klang city with Berkeley Uptown.

Location

 First of all, Klang is really huge (refer to map below) and not everyone is familiar with Klang.

 Klang Town / CBD  (Zoom Out)

Before jumping in directly to the exact location of Berkeley Uptown, briefly we would explain the location of the old world of Klang central business district (circled in black).

 Klang Town / CBD  (Zoom  In)

The
Heart
 of Klang –  Klang Central Business District

Klang is divided into North and South of Klang, which are separated by the Klang River. The Klang Central Business District is located at North Klang after the Kota Bridge across the Klang River.

Circled by the ever-busy roads of
Jalan Pasar, Lebuh Tapah, Jalan Mantin, Jalan Sireh
 and
Jalan Batu Tiga
 (in counter clockwise) as the boundary and comprises of
Kawasan 18 (West of CBD)
,
Kawasan 17 (North CBD)
and
Kawasan 15 (East CBD)
.

Don’t worry if the name sounds alien to you.

Initially, we felt the same when we heard those naming during the briefing by the locals. The naming sounds like the “Sector 7” that often mentioned by the secret agent from the US Pentagon in the Hollywood movie. Rest assured we are not writing any fiction here – and you won’t find U.F.O in Klang.

Kawasan 1

Do you know where is Kawasan 1? It is located at the South of the CBD before Klang River. Number ONE for obvious reason would be on the high ground area where Istana Alam Shah is sitting currently. (Including Taman Bandar Diraja Klang, Royal Klang Club and Tugu Keris – refer to map above)

Klang town
 used to be the “piazza” or town market of Klang prior 2008-2009 where most people will come here for daily business activities. However, for the past decade the focus and concentration as the main commercial area had been lighten.

The
rise and rapid growth of new modern well-planned townships at North Klang and
South Klang such as Bandar Bukit Tinggi (by WCT), Bandar Botanic (by Gamuda
Land), Bandar Bukit Raja (by Sime Darby) and a bit further at the fringe of
Klang Setia Alam (By SP Setia) have lessen the gravity of Klang town.

Long time ago, Klang town was similar to other old town where the people worked and stayed at the same place.

But most of the people have moved to newer and better planned townships in Bukit Tinggi, Bukit Raja, Bandar Botanic and Setia Alam.

Now, mainly left with traditional or family-oriented businesses coupled with few government offices remain in the town centre. It is busy during the day but quiet at night.

The
old Klang town and the local people, unsure we are.

They are either feeling contended to remain status quo or they are waiting patiently for the white knight to come – for many years with old houses and weary buildings, falling deep into time, forgotten initially and forsaken slowly but life moves on as usual.

There
are not many developers who are bold enough to redevelop this part of old town for
mixed-use development. Apart from the lack of sizeable land, the local here
still prefer landed property as their type of home.

Notwithstanding
the evidence of current property market sentiment, it definitely takes more
than anything else which you can imagine to develop high-rises at Klang. It is
a tough fight here for the developers to swim against the current.

But
maybe not for Paramount Property since the name of Klang is not unfamiliar to Paramount
Property, at least not to our knowledge.

This year 2019, Paramount Property came here with something bigger –  a Hope, a Dream and a Vision connecting the dots between the past and the present for the future to meet the past at
Berkeley Uptown
, a 33.12  acre of land with RM1.3 billion GDV freehold project at Jalan Goh Hock Huat.

Berkeley Uptown
 @ Jalan Goh Hock Huat, Klang

Berkeley Uptown is located at Kawasan 18 along
Jalan Goh Hock Huat at the nearer West fringe of the Klang Centre Business
District. Technically it very close to Klang town. Please refer to the picture
below for more detail.

Berkeley
Uptown Actual Site Location Photo

Accessibility

Jalan Goh Hock Huat

So…
where is this Jalan Goh Hock Huat?

Berkeley Uptown @ Jalan Goh Hock Huat

Jalan Goh Hock Huat is approximately 3km long starts from the interchange of Selat Klang Highway runs all the way in to the Klang CBD ends at the cross road of Jalan Nanas -Jalan Melayu.

Selat Klang Highway – which will allow you direct access to

New Shapadu Highway also known as New North Klang Straits Bypass Expressway (NNKSB) [2.5km]
North Klang Valley Expressway (NKVE)
[8.0km]
Federal Highway without passing Klang CBD
 [9.0km]

Berkeley Uptown Road Accessibility

In nutshell, this road will be the Berkeley Uptown’s main artery access road for all kind of your pumping in and out daily activities. Your journey will be started from here; whether to South Klang, NKVE, NNKSB, North Klang, Klang Town or Federal Highway.

 Berkeley Uptown Sales Gallery and Berkeley Uptown Commercial at Jalan Kapar

Alternatively, you still able access to all the mentioned highways above via the older cousin Jalan Kapar which is running parallel along Jalan Goh Hock Huat on the other side of Berkeley Uptown.

Although, we think that the traffic condition of Jalan Goh Hock Huat will be lighter compared to Jalan Kapar, for now.

The fact is, we think that the local Klang people already aware that Berkeley Uptown have more than these alternatives to access the major connectivity of the highways mentioned above – making the location of Berkeley Uptown a strategic and unique proposition to the local.

Klang Third Bridge

Klang Third Bridge

The
Klang Third Bridge
 (also known as Jambatan Ketiga Klang) was opened for traffic on May 2017.

The 1.2km-long bridge connects the northern and southern parts of Klang through Jalan Goh Hock Huat and Jalan Sungai Bertih respectively to mitigate the high traffic at Kota Bridge from entering the Klang town centre.

Berkeley Uptown at Jalan Goh Hock Huat is blessed with the proximity of Klang Third Bride (
approximately 3.5km)
 as an alternative to access the southern part of Klang without entering the Klang Town.

LRT3 – LRT Bandar Utama – Klang Line

The LRT3 project had gone through a flip-flop situation after the project had being shelved for almost a year. When the new government announced the temporary halt of LRT3 and pending further review, PROPCAFE’s heart somehow dropped a little bit.

However, finally the cabinet had given the green light to resurrect the 37-km long LRT3 project but at a reduced final cost of RM16.63bil, less 47% of the original cost and works on the LRT3 project are expected to resume in the second half of this year.

The LRT3 is scheduled to be completed in 2024. (fingers crossed and hope no more delay)

Image : The Star

There are 5 stations being shelved and under provisional as of now. These
 provisional stations are Lien Hoe, Temasya, SIRIM, Bukit Raja and Bandar Botanic.

As for Berkeley Uptown, the nearest 2 LRT stations are Station BK19 Jalan Meru and Station BK20 Klang.

 The distance from Berkeley Uptown to the Station and returning from the station to Berkeley Uptown varies due to most of the road in the CDB is a one way traffic.

Berkeley Uptown to Station BK19 Jalan Meru : *1.6km
Station BK19 Jalan Meru to Berkeley Uptown : *3.5km
Berkeley Uptown to Station BK20 Klang : *1.0km
Station BK20 Klang to Berkeley Uptown : *2.0km

*estimated distance

The nearest LRT3 station to Berkeley Uptown is Station BK20 Klang at a merely
1km distance
 away. It is worthy to take a note that this station BK20 Klang would be
integrated with KTM Komuter Port Klang Line at Klang Station as interchange station
.

If LRT3 is being materialised, Station BK20 Klang definitely would a great value added to Berkeley Uptown in term of connectivity. There is something more than that, we believe. Read on if you want to know.

Klang City Rejuvenation

Rejuvenation – Beyond the boundary

The distance from Berkeley Uptown to Station BK20 Klang is approximately
1km
. If you noticed, more than
70% of the journey along Jalan Goh Hock Huat will be passing by Klang Town
.

If developer would want to explore and push the boundary further, they might want to look way beyond their wall – the possibility of extending their development boundary “virtually” to blend seamlessly becoming part of Klang Town instead of only focusing what’s going on behind their wall.

As part of once-neglected town, this row of quaint shoplots along Jalan Goh Hock Huat which are typically ignored by passers-by.

However, if it to be revived as part of the blue print of the Klang rejuvenation programme; integrating Klang City and Berkeley Uptown, then certainly there is a hope of possibility turning Klang City into a more charming city.

It is not easy but feasibly possible.

Although some of you might be arguing that this is a bit overly ambitious and far from being reality in the near future, but we think it is not entirely impossible in the future.

Kwai Chai Hong – a model of re.juvenation /rɪˈdʒuːvəneɪt/

Have you heard or visited Kwai Chai Hong recently?

Image Via
Kwai Chai Hung FB

Perhaps the recent rising star of Kwai Chai Hong will be a good reference case study. If a “wrecked” and rundown alley can be restored, Klang City stands a higher chance with the presence of Berkeley Uptown.

  Before & After – Image Via
Kwai Chai Hung FB

Kwai Chai Hong 鬼仔巷 (Lorong Panggung or in the Cantonese dialect literally as “Ghost Lane” or “Little Ghost Alley”) at Chinatown Kuala Lumpur here was once a neglected “secluded” alley in Kuala Lumpur has been revived into a charming lane and eventually becoming one of the popular insta-worthy spot for the tourist as well as the local.

  Image Via
Kwai Chai Hung FB

Do you know?

The Kwai Chai Hong rejuvenation project by Bai Chuan Management where supported and guided by urban regeneration organisation – ThinkCity took about 8 months to bring the neglected lane back to life.

The cost of the project is about RM1.5 million apart from the grant of RM94,255 by ThinkCity for restoration as well as access to experts on restoration works since the early days of the project.

  Before & After – Image Via
Kwai Chai Hung FB

Berkeley Uptown – a sizeable land development

For the past 20 years, with abundant of empty land ready for development and well connected to the major cities via KESAS, developers prefer to develop Klang South with well worth to mention township are such as Bandar Bukit Tinggi, Bandar/Ambang Botanic and Bandar Parklands.

Then again Klang North is pretty much mature area where most townships e.g. Berkeley, Eng Ann and Bandar Baru Klang are already fully developed and it is not easy for a developer to acquire sizeable land for sizeable GDV.

The 33.12 acres RM1.3 Billion GDV Berkeley Uptown is probably the largest single rejuvenation development undertaken by any developer in this Klang Town. With the successful participation of Paramount Property, hopefully other developers will follow suit and acquire factories for the rejuvenation of Klang Town.

What we are trying to say here, this is uncommon and not something where any mediocre developers able to do.

Even if they can, not necessary they will or want to do.

Please bear in mind that not all developer is a community builder.
Building home and building community
 is not the same – The latter one is totally at different level.

Perhaps this 1km journey from Berkeley Uptown to the LRT station will be a good start and something that worth to look into it deeply.

More over if it ever materialized, most likely it will have more pros than cons – the intangible values and benefits to the community, developer, residents and Klang town itself.

What do you think?

Amenities & Surrounding

One of the greatest things to live in a matured township is you will be blessed with abundance of ready amenities especially bank, restaurant, education hubs and medical hubs.

With the long history of the old Klang town as a business district and the surrounding housing establishment like Taman Berkeley, Taman Eng Ann and Taman Meru, almost everything you want and need is merely a stone throw away.

Almost but not all for today and tomorrow, we feel. Somehow there is still a piece of missing puzzle here with the surrounding which is occupied by many old residential gardens, shophouses and factories.

Tomorrow – the missing puzzle

A high-quality lifestyle mixed-used development which able to enhance and complement each other.

A well thought concept which able to co-exist rather than to demolish and to destroy.

A heart to bring joy and building a self-sustainable community for the young and old.

A clear mind to preserve the Yesterday for Tomorrow.

Berkeley Uptown – is the missing puzzle?

Maybe.

And we shall see.

Stay tuned for PROPCAFE
TM
review – Part 2 of Berkeley Uptown by Paramount Property.

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PROPCAFE™ 360 Degree View : Binjai 8 – Premium Soho in KLCC By UOA

Frontage of B8.

In Nov 2009, UOA launched the SOHO concept of Binjai 8 after bought over the land from Lum Chung of Singapore. UOA retained much of the original intent of Lum Chung’s façade of the building  except it was Lum Chung’s idea of a full fledge residential block.

Location

Situated on the cul de sac of lorong Binjai, neighbouring Binjai Residences and Corinthian and at the back of Troika, the location was said to be the last lot of land available at lorong binjai at the rear end of some of the well known KL landmarks. However it close proximately to Ampang MRT (approx. 5 mins walk) and just mere 800meters away from KLCC makes this a perfect home for SOHO setup that doesn’t require frontage advantage.

There are also easy access to Binjai 8 via Jalan Tun Razak, Jalan Ampang, Ampang Elevated Hwy and Smart Tunnel.

The Building

With 301 units, 8 units per floor and shared by 8 high speed lifts, access to any floor to Binjai 8 is a breeze.  Flexible space options from 753sq to 1784sq spread over this 40storey building that comes with the following features and facilities:-

Café/lounge

Sky lounge @ 40
th
 Floor

Function halls

Swimming pool

Gym room

Meeting room

Board band ready

Porte-Cochere pick up and drop off zone

3-tier security system

Front Facade

pick up and drop off

front lawn viewing from reception area

main reception area.

main entrance w card access

pool view @ 5th floor

Gym

Common lift area

Sky lounge w double volume ceiling

KLCC park view from Sky Lounge at 40th Storey.

KLCC view from Sky Lounge

The Units

All units come with fully ducted individual aircond units, broad band sockets, timber flooring for bedroom/room, fully tiled bathrooms, kitchenette but only polished concrete flooring for other areas.

The smallest unit (753sq) comes with one room with unsuited and a common bathroom. Next up is 1,031sq with 2+2 suite and 13XXsq w dual entrance 2+2 and 3+2 suites and 4 rooms 1785sq.

The views consist of KLCC (sold w premium), Corinthian, Troika and Jln Ampang.

Few pixs here taken from 1347sq KLCC view:-

inside view

one of the two bathrooms

View from window

view from window

Foyer out from lift

Car Park

All units are entitled to rent at least one guaranteed car park from management at the rate of Rm125/mth, and extra car park is said to be at Rm250/mth subject to availability. Maintenance fee is set at Rm0.35 per sq + 10% sinking fund.

Conclusion

As usual, an UOA product that is more suit to use as office cum residential than pure residential unit due to the lack of fancy facilities and common garden. It’s a product that filled in the blank for pure SOHO for KLCC area at this stage, until the completion of Monoland’s KL SOHO. Its freehold title and the KLCC view is to die for (amid faces western sun).

Friends commented that the building is lack of signage and direction to common areas and units. And once you have parked your vehicles at the basement, you need to pass through the common reception area to gain entry to your unit. This might not work too well for someone that needed a bit of privacy.

The building is vped in Nov 2012 and the known transacted price is approx. Rm1,400psf.

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PROPCAFE Peek : Boulevard Service Apartment @ Jalan Kuching By Magna Prima

We will keep today’s blog short and straight to the point.

The Boulevard is serviced apartment and second phase of The Boulevard Business Park developed by Magna Prima. The development consists of 4 phases which the first shoplots (launched sometimes ago and some units are still available from developer), current launch serviced apartment and retail boulevard and concept mall.

The project located about 5km from city centre and just before the roundabout towards Kepong and Selayang on the famous with traffic Jalan Kuching. There are two views here, Batu Caves and KL View. KL view comes at slight premium despite the west facing. Despite the advertised attractive price from RM405K, the development is priced from RM480psf. There are in total 345units and the unit size starting from 1010sqft all unit layouts are quite identical with few variance with exception of unit no. 11 and 12.

The common facilities located on 5
th
 floor and quite basic with just mediocre size pool, gym, playground and BBQ area.

Maintenance fee is expected at RM0.25psf

Interested viewers can drop by the sales office which just located beside the site at Jalan Kuching.

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PROPCAFE™ Guide : Buying a Singapore Property? The OTP

Although our property café usually serves ‘local beverages’, we do at times provide our ‘customers’ some taste of ‘Nanyang’, from the Lion City, Singapore.

So you decide to hunt for an under construction Singapore private property, and well you’ve come to a right place, let us give you a quick guide on buying a Singapore Property.

Capital Requirement

For those who do not have outstanding loan from banks, loan to value is 80%, so you need 20% (in the form of cash, or CPF) and approximately 3% of property price for stamp duty payment to the tax authority and SGD3-4k for legal fees

Therefore, you need around 25% cash up front, before going ‘shopping’.

Booking

When you have decided your unit, 5% cash, yes, cash only, (not even credit card) of the purchase price is required to sign the OTP, option to purchase.

A Standard Option to Purchase

The developer is required to use the standard form of Option to Purchase prescribed under the Singapore Housing Developers Rules in the sale of the units in a licensed housing project. The developer is required to seek approval from the Controller of Housing for any change to be made to the standard Option to Purchase. The standard Option to Purchase cannot be amended even by mutual agreement between the buyer and developer unless approval is given by the Controller of Housing.

Some of the key things to note in the standard Option to Purchase are:

•           Name of developer

•           The Housing Developer’s Licence Number

•           Name of project account bank

•           Name of buyer

•           The expiry date of the option

•           Description of the property (address, tenure)

•           Purchase price

•           Payments required and the amount to be refunded if the intending purchaser decides not to exercise the option to purchase

•           Special Conditions

•           Signed by an authorized person from the developer

Validity Period of Option

The developer is required within 14 days from the date of the Option, to deliver the Sale & Purchase Agreement in duplicate and the original or copies of the title deeds to the purchaser or his lawyer for review. The option is valid for 3 weeks from the date of delivery to the purchaser or his lawyer of these documents.

Process to Exercise Option

Within the 3 weeks validity period, the intending purchaser may exercise the Option to Purchase by doing all of the following:

 •           Sign all the copies of the Sale and Purchase Agreement;

•           Return all copies of the signed agreement to the developer; and

•           Pay to the developer the balance down payment (15% of the purchase price within the 8 weeks period from the signed off OTP date)

Non-Exercise of Option

If OTP is not exercised before it expires, the developer will be entitled to forfeit 25% of the booking fee, whether the payment for the booking fee has been made (e.g. cheque bounced). The other 75% of the booking fee will be refunded to the purchaser. Thereafter, the developer can sell the property to any other interested party.

 Let’s take a break for now, stay tune and we will share more on, property loan, progressive payment, interest, stamp duty and the latest episode of Control Measure, CM7.

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PROPCAFE™ Review: Canary Garden @ Klang By KSL

Canary Garden Township Review

It’s all about family!

Canary Garden

You heard this all over Fast and Furious franchise. We will mention ‘family’ a lot more in this review like FAST and FURIOUS series but we are pretty sure what we say will be more relatable.

Those who stay in Central or Northen Klang Valley, Klang is a galaxy far, far away.  While for those staying in Klang. Klang is home, make no mistake, Klang is Family.

Canary Garden
Bandar Bestari
 will be a 448 acre township located in Klang that developed by KSL Holdings Berhad. Within the core of the Canary Garden Klang Township is the natural Blackwater River with 52 acres of French-inspired Garden. Does this sound appealing to you? Fancy living in a township where >10% of the total township development are earmarked as green zones and comes with modern riverside living in Klang?

Some of you may not have even heard of this. Well, read on and PROPCAFE shall lift the veil as we dig further into this this unique township development in Klang.

KSL Holdings Berhad

To carry out a well-planned 500 acre township development is not an easy feat. Such development required a company that has astound track records, financial muscle and capabilities to do so.

Who are crafters of Canary Garden Klang?

Canary Garden Black River

KSL Holdings Berhad is a household name in the southern Malaysia, Johor. Its notable township development in the Johor includes Taman Bestari Indah, a 715-acre mixed development township of over 15,000 units of residential and commercial building located 20km from the Johor Bahru City Centre (JBCC). Taman Kempas Indah, a 237-acre development township featuring bungalows, cluster houses and service apartments. KSL Residences @ Daya, a 5.39-acre integrated development consisting of a hotel and three blocks of service apartments in Taman Daya Johor. Avery Park @ Rinting, Avery Park is a 35-storey service suites development offers hip urban living and amenities. Those who are based in Johor would have heard of KSL City mall, it is one of KSL’s flagship commercial, retail, hospitality development in Johor.

Canary Garden Klang is KSL’s maiden township development in Klang Valley. It has been in the property development industry for more than 30 years, Canary Garden Klang will be the testimonial of KSL’s cumulative property development experience thus far.

This time around, PROPCAFE literally deep dive into the heart of the 448 acres township and took some quite remarkable footage that to show you what is up the sleeve in this Canary Garden Klang township development.

PROPCAFE has again collaborated with our favorite drone partner Afiz Dozo to let readers have ‘thorough look’ into Canary Garden, Klang.

Financial capabilities?

Meanwhile as to whether KSL is able to execute the planned township with sufficient financial backing? KSL is a public listed company Bursa Malaysia Main Board. KSL has good earnings records, based on past 5 financial years earnings, KSL recorded a cumulative pretax profit of >1.6 billion. Basically, KSL has all the financial strength to deliver the products to its customers.

Location of Canary Garden

Waze map

Let’s us talk more about, Klang, (巴生) Kelang. Klong, Kilang, Kelang – Klang’s name is as diverse and contentious as its history rife with tin mines, civil wars and a complex web of cultural heritage

Klang is Selangor Royal Town and was the former capital of Selangor. Now the state capital has moved to Shah Alam, then again, if you are in Klang, you would will be probably in Shah Alam. That’s how close these 2 areas are.

Some say Klang is an old town. PROPCAFE doesn’t really object to that, to us it is a matured town that has all amenities you need under the sky. Full suites of government agencies, shopping malls, sightseeings, seafood galores, fishing, maritime, pasar, pasar malam, makan, warung apa-apa pun ada.

Klang, is known for its illustrious history and venturing into the Klang town, there are so much things to do in Klang, don’t just listen to us, but see it here.

Seriously! From checking out the pre-war building, to have a banana leaf rice at a kopitiam, to hop to a Klang mini bus, to catch a sunset in Tanjung Harapan, to sip a cup of hibiscus coffee, to explore Jalan Sena and Lorong Sena on foot, to take a ferry trip to Pulau Ketam and to load up some ‘toddy’ at Telok Gong, seriously so much things to do!

Source:
https://www.timeout.com/kuala-lumpur/things-to-do/best-things-to-do-in-klang

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Cultural and Heritage

There are not many Malaysian know the rich history of Klang and its cultural heritage. The recent Klang City Rejuvenation initiative of Heritage Walk to showcase the places of worship, kota bridge, pre-war shops, fort and other historical colonial buildings has provided a new perspective of Klang to visitors and certainly brought many fond memories to Klangite. It is not surprise to see developer’s statistics that shows the earlier phases of Canary Garden Klang were mostly bought by local upgraders and same family members. It reflects from the heritage of Klang buildings and properties, there are always something that cannot be replaced – Memory and Family.

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Canary Garden Township General Overview

Canary Garden is located in Klang and bearing the poscode of 41200 Klang, Selangor with most amenities and conveniences that are just 5km away. So, what’s more on the offer at Canary Garden Klang? After carefully studying the master plan of Canary Garden, we can say there are plenty of ‘value add items’ to come. Let’s dissect the township into details.

The 448 acre Canary Garden Klang township is  made up of residential landed homes, 2 storey clustered semi-d, 2 storey semi-d, 3 storey semi-d, service residences, strata properties and a 90-acre commercial business center and the crown jewel KSL City Mall @ Klang.

Development phases, development ratios and composition

Launch

Type

Model

Type

Land Size

Unit

Built Up

(Sqft)

Price

1 (2013)

Residential

Bluet

Cluster SMD

32×80

108

2848

From RM807K

2 (2013)

Residential

Fraise

Cluster SMD

32×80

116

2847

From RM807K

3 (2013)

Residential

Alisier

2S SMD

40×80

26

3467

From RM1.1m

3 (2013)

Residential

Tulipe

2S SMD

40×80

26

3447

From RM1.1m

4 (2013)

Residential

Pervench

3S SMD

40×80

27

4739

From RM1.5m

5 (2013)

Residential

Argentine

3S SMD

40×80

27

5013

From RM1.8m

6 (2015)

Residential

Ridgewood

2S SMD

34×70

40×80

112

318

2771

3306

From RM1m

From RM1.32m

7 (2016)

Residential

Clermont

2S,3S SMD

40×80/100

 54

From 3450

From RM1.5m

8 (2016)

Residential

Maple

Service Residence

4.8 acres

3 blocks

576

863-1264

From RM500K

9 (2016)

Commercial

Comcity

3S Shop Office

22×70

294

4621

From RM1.7m

Landed Properties at Canary Garden

Earlier phases of Canary Garden landed properties are gated and guarded where access are limited to residents, curious about how the earlier phases look like and wonder how’s the execution abilities of the developer? Check out the gallery.

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Infrastructure

PROPCAFE observed that many property enthusiasts always have their own biasness and preferred property location due to the individual’s perception and knowledge domain, which is not uncommon. PROPCAFE is no difference from others but PROPCAFE loves to validate it and takes a step more to visit the site and explore the “missing” knowledge in certain locations. No exception to our review “subject” here – Canary Garden, a township development that sits at the end of famous Jalan Langat toward Banting.

Banting? Many may freak out on the location especially for those who never been there. Well, with the help of Waze nowadays, checking the destination and knowing more on the location of the property becomes so much easier. While Klang residents know all the access routes to and from all destinations, the non-Klang folks may find the information here helpful. The first correction to my perception is the connection between Klang and Subang Jaya. Surprisingly, Kesas Highway (Bukit Tinggi exit) is just merely 3km away from Canary Garden which can bring you easily to Bukit Rimau Interchange, Kota kemuning Interchange, and Subang Jaya. The link to Elite or NPE highway from Kesas highway can also lead you to other part of KL city centre. No wonder the Waze kept pointing me to use this route when I was driving from Petaling Jaya toward NKVE. My biasness took over which resulted my pain journey to Canary Garden.  Being located at and fronting this less busy part of Jalan Langat, Canary Garden has the advantage to reach KESAS and other destinations above with shorter time spend compares to the direction from other parts of Klang. Alternatively, one can drives further from Jalan Langat to connect Federal Highway and reach Shah Alam, Glemarie, then Subang Jaya before heading to Petaling Jaya via LDP. The SKVE highway at the right of Canary Garden (Jalan Klang Banting) is 10 km (15mins) away which can bring the frequent travelers to KLIA with approximate 40mins. If you want to visit the site of Canary Garden, PROPCAFE strongly recommends you to explore the routes that recommended by Waze, you may get a different perspective of the journey to this part of Klang and don’t repeat my same mistake!

What else to look forward? It’s the LRT Line 3!

It is confirmed that it would be a total of 10 LRT stations in Klang from the latest proposed 37km LRT line 3. The nearest station to Canary Garden is located just 2km away (Station 26 – near to the KFC at Johan Setia).

The completion of LRT 3 will substantially change the landscape of public transport and logistics conveniences to Klangite. It will bring residents much nearer to Shah Alam and Petaling Jaya (end at Bandar Utama) and connect every part of Klang Valley with the soon-to-be ready MRT lines. This LRT line is scheduled to complete in August 2020. Not to disappoint anyone, PROPCAFE is optimistically set a cautious expectation that it will be ready by another 5 years from now based on the track record of the execution of previous LRT lines by Prasarana. One thing for sure, the completion of such important infrastructure would help to lower the young generation outflow rate of urban city migration from this historical rich town. Why stick with your loneliness and stay or rent a small pad in KL city when can you have your family with or near to you?

First, the one of its kind riverside living, the Black Water River

Some of you may not heard of this river, we feel that this beauty ought to have some publicity. We’ve been there, seen it, seriously, she is a beauty.

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Again to please you, our fellow followers, PROPCAFE has done some footage to enable you to have a feel of the Riverside Living along the Black Water River.

Next up, new amenities in the township

Enough said on the routes to other townships, residents at Canary Garden which mainly occupied by local upgraders are familiar the convenience of getting to Klang town, via Jalan Langat. This long stretch of road has all the key amenities for residents in Klang (see below):

GM Klang Wholesale City

5km

Aeon Mall Bukit Tinggi

5.2km

Tesco Extra Bukit Tinggi

6.8km

Giant Hypermarket

8.5km

Columbia Asia Hospital

17km

KPJ Klang Specialist

14km

Hospital Tengku Ampuan Rahimah

8.5km

As one of the oldest and most matured townships in Malaysia, there is no lack of other basic amenities in town like clinics, banks, schools (all type of schools), local eateries or western cuisines, cinema, worship places, and entertainment outlets which few km away from Canary Garden and spread surrounding the key township, Bandar Parkland, Bukit Tinggi, Bandar Puteri, Bandar Botanic and Laman Greenview.

KSL knows the needs to bring in more trendy amenities with lifestyle component to this part of Klang. Everyone know that old township would fulfil all their basic needs. However, the better living concept now has shifted to have a right space and environment to bring family together. The crowded old town could hardly transform the ambience and aesthetic of environment when comes to family living lifestyle. This is what property with integrated commercial activities can offer. The developer set to deliver the biggest mall in Klang called KSL City Mall @ Klang within Canary Garden Klang. Is mall good enough? Certainly no. Everyone has limited time in a day, family living lifestyle is about spend more time with family by cut down all unnecessary travelling time and non-productive activities. Canary Garden’s Commercial City will complement it with proposed medical centre, Business Park and international & government school (including Chinese primary school). A new hospital is also in the plan, a 90 acres of commercial development is also in the card.

The construction of phase 1 of commercial centre has been completed. A total of 345 units of commercial shop offices will be built eventually on the 10 acres land of Commercial City project. The good news to Klangite in this part of Jalan Langat during our visit to the site also see the confirmed site of McDonald there! PROPCAFE saw the pilling work of the mall which developer has indicated to complete the phase 1 of mall in the end of 2019. It will come with 2.2 million square feet of space, approximately 650,000sf (2
nd
 Phase 200ksf) of net lettable areas and approximately 2000 carpark bays. The 4 levels of retail space will house approximately 250 tenants. Not just that, the master plan also features the riverside boulevard retail shops, the centre of F&B, street performances and flea market to serve the fast growing catchment of approximate 720,000 population within 10km radius from Canary Garden  who earn an average household income more than 7,000 per month. The master plan and target segment seems align with statistics from the research data which showed 70% of them would be 40 years old & below with the subset of 42% in the age group between 20-39 years old.

Together with the 2km black river and beautiful French theme inspired garden, the Commercial City will offer a total new leisure experience for Klang residents! Leisure activities are no longer need to confine within brick and mortar environment. The space from commercially integrated greenery and riverside for your family activities (opps! your dog too) no longer just the rights to Petaling Jaya or Kuala Lumpur folks! Gen Y and millennials in Klang will surely jump with joys upon the completion of Canary Garden.

Avid followers of PROPCAFE would probably familiar with this. PROPCAFE said this many times before, more upcoming launches translate to price push opportunities. Especially when the township matures in time, the reward will be even sweeter. It is all about mid to long term investment strategy on township play.

At present in 2017, there are still plenty of launches ahead, so does it mean sure make? PROPCAFE does not have crystal ball. However, with the coming of KSL City Mall @ Klang and the commercial belt of Canary Garden, and with more residents occupying, when planned amenities and infrastructures are ready, when landscape and park have ‘grown’, and when more people are aware of Canary Garden, why not?

Maple Residences

The latest launch is the highrise development called Maple Residences. It sits at a 4.8 acres land within the Canary Garden township. It comprises 597 units of service apartment in total of three blocks. Maple Residence offers four tier securities, a long list of facilities & huge 68k sf recreation floor, and minimum two car park bays for each unit. The 22-storey towers offers various built-up from 860sf to 1200sf with 3.2m ceiling height and the price tag from RM500k. Each floor has four lifts to serve 12 units and there are many units attach with superb garden/river view. The layout is very efficient which designed to have minimum 2 bedroom plus a useful utility room. It comes with balcony and wet kitchen that are being compromised in many projects nowadays to make it affordable. Nothing is perfect, PROPCAFE observed the flaw on the small unit that the access to second bathroom requires to go through the dry kitchen area. The window of the second bedroom having an internal facing of the building “air-well” which could be noisy some times. Having said that, this “air well” serves great ventilation of air flow and natural lights for the utility room and bathroom to avoid moisture and cumulated odour issues faced by many owners nowadays. Often, this has been ignored by many developers due to the unpractical layouts.

Even without price-in the Commercial City’s wow factor, the current RM550psf is very competitive compares to the other similar high rise offering like Trio by SP Setia and Lead Residences by WCT which probably reflected in an encouraging take up rate showed in the chart below. There must be reasons why Maple Residences is well received given that landed properties always perceived as a preferred choice to Klangite. This prompted us to find out more by sourcing the answers from both developers and surveying with some of our friends who staying or stayed at Klang (majority below 35 years old). Here are the responses:

Near to parent and family who are staying Klang for many years.

A well-executed township

Security with gated and guarded environment

Property with reasonable size and minimum maintenance efforts

Integrated lifestyle concept with commercial, entertainment, park and lake which is lacking in other part of Klang.

Being part of Commercial city, residents can enjoy all the conveniences at their doorsteps with commercial activities and services that not available from mall like 24 hours convenient stores, tuition & learning centre, agencies, launderette, legal services etc.

Peaceful garden to walk their dogs and hang around with kids.

Full facilities for them to enjoy and reduce travel time in town

Easier access to major highway especially to Subang and Shah Alam.

More affordable

Future LRT as an alternative transport to other of Klang Valley.

Are the reasons above valid? PROPCAFE always believe that when it comes to ownstay, the reasons would be very individual, be it location, facing, high/low floor, orientation, ambience and facilities.

See detail information of Maple Residences here
www.mapleresidences.my

Riverside theme Highrise living Concept Preview

How does it feel living say, 50m, 100m, even 150m above Canary Garden Klang? PROPCAFE can tell you how. Check out the video below, it is breathtaking!!!! We love the unblocked river review!

PROPCAFE has also checked out the show unit, we would say we like the ID a lot. Let’s see the picture gallery below

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Maple Residences Scale Model

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What are the deals on the table? (MAPLE Residences)

10:90 Scheme

Those who are interested in Maple Residences, good news as the developer is offering 10:90 scheme. This means that purchase will just require to pay down 10% and balance 90% is only payable upon VP*.

*terms and conditions apply, for details please contact developer sales team below.

10: 90 scheme is similar to Build Then Sell scheme, so you just put down 10% down payment, keep your SPA, put it under your pillow, sleep over it and wake up when you take VP of your property. Buyers are not required to serve interest during construction, as there will be no drawdown from housing loan facilities.

While this in compliance with BNM regulation, it is display of confidence of developer’s financial strength, to be able deliver the project with its own working capital!

10:90 scheme is beneficial to young families, able to save up for renovations, and future housing loan repayment commitment during the ‘honeymoon period’ (construction period).

KSL Canary Garden Klang’s propositions

A well planned gated & guarded riverside and French theme garden living environment for locals and upgraders

Seriously, PROPCAFE doesn’t expect residents from other parts of Klang Valley, be it central, north, to move in bulk to Canary Garden. This township in our opinion is very much meant for the Klang Families, those who have planted their roots firmly in Klang. Those who have been in generation staying in Klang, and their off-springs who intend to stay close to the Klang family!

The French Inspired Garden

T
he design of the 52-acre French – inspired garden is based on the French Garden theme with a unique combination of both modern and classical French concept. In essence, a French garden is a geometric plan using the most recent discoveries of perspective and optics.Canary Garden opens up a world adorned by exceptional landscape and at the French-inspired garden there is perfect balance and harmony between emerald greenery, water bodies and the garden residences.

Canary Garden French Inspired Garden

Canary Garden Landscape Park (Proposed)

Mid to Long Term Prospect

PROPCAFE would say the journey has just begun! KSL’s Canary Garden Klang is a new township today, we see plenty of potential in this township, however one has to be patient in township investment as time is often needed to have these planned, commercial, education, medical, and other amenities and infrastructures to materialize.

Other empirical factors to ensure Canary Garden Klang is a successful township would also dependent on capabilities and commitment of the developer to deliver what it has promised to its customers. So far based on what we have observed, the answer is yes. However, we also hear grouses that there also some areas that have yet to materialize such as a proposed club houses! Maybe you can check out more with the developer.

Final Verdict:

We have to weight pros and cons before everytime we commit ourselves into buying a property. Are they more deal makers vs deal breakers in Canary Garden Klang? What say you?

For Klangites who are so comfortable with the Klang neighborhood, they probably ain’t gonna move anywhere and don’t expect their family to do the same as well. For others, the LRT factor may play a crucial roles to bring in new “migrants” from nearby township like Banting or areas that do not have the convenient of public transport to the Kuala Lumpur city.

How many of you know such a beautiful Black River and Park is open for public? One of our PROPCAFE founders is born and raised in Klang, he is absolutely delighted! In fact, PROPCAFE loves to cover this sort of development that developer not just builds and sells but also contributes and enhances the lifestyle for the community, in this case for Klang folks. Wonderful place to hang around! Kudos to the developer.

Well, if you find thought make perfect sense, in that case, Canary Garden Klang would probably be one of the better option for you and your family property ownership consideration.

Canary Garden Sales Gallery

Sales Gallery

Bandar Bestari Sales Office

No 2, Jalan Langat KS9, Bandar Bestari,

41200, Klang, Selangor

Google map link (
https://goo.gl/maps/nGdGjGwaMgr
)

Monday – Friday : 9:00 am – 6:00 pm

Saturday / Sunday : 9:00 am – 5:00 pm

T: +603-3122 2999

Website :
www.bandarbestari.com

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