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

Many readers have leave their comments or sent email to PROPCAFE
TM

would like to know our next thought on the development. A quick recap, for Wangsa Melawati area review and analysis, do click the link
Wangsa Melawati Propcafe review
 and in M Adora @ Wangsa Melawati previous review, we shared the background of the developer, concept development process and its security and traffic management

Click the link here
M Adora @ Wangsa Melawati

In this review, PROPCAFE
TM
will covers in-depth review of M Adora @ Wangsa Melawati. Read on.

View and Orientation

Surrounded by low-rise landed properties, Developer has smartly position the two towers with both directions enjoy the unobstructed view on both KL city skyline and Klang Gates quartz range.

Overlooking north and east direction, the over 14km long Klang Gates Quartz Ridge will be the poster view of the units. If you prefer lower floors unit, the resort style facilities deck will be amazing view as well. On the west direction, the units are overlooking Bukit Dinding, a popular hiking spot among locals. For those who do not mind slight west sun, the units will be basked in unobstructed KL Skyline view.

Click the link
M Adora 360 degree Panorama View
 for the aerial view expected from M Adora @ Wangsa Melawati.

For more accurate representative of the views, in the same link Mah Sing has provided the aerial view from high level 31
st
, mid level 17
th
 and low level 7
th
.

Direction View – North

Direction View – South

Direction View – East

Direction View – West

Due to M Adora @ Wangsa Melawati surrounded by low-rise buildings, the low level units not only enjoy the unobstructed views, they also can enjoy the resort style facility deck view on East and North direction. For the west direction, the units will enjoy the lush lined trees view along Jalan Wangsa Melawati 1.

Low level units with facility deck view

Low level units with lush Jalan Wangsa Melawati 1 view

In general, most of the type A with exception of unit no. 9 in Tower A are facing Klang Gates Quartz view and all type C are facing KL City skyline view. If you like type B, you have flexibility to choose either side views.

View and Orientation of type A, B and C

Unit Layout

There are 3 types of layouts in M Adora @ Wangsa Melawati as per tabulation below. Each unit will be provided by at least 2 carparks.

Unit type composition

The unit layout in general is practical and efficient with a squarish design. Despite the size, the developer has conscious include a yard and balcony space. Nothing fancy about the layout and it is suitable for a family.

For type C, owner could convert the unit to dual keys concept by renovate the master bedroom wall and add another door leading to the kitchen.

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Facilities

In PROPCAFE
TM
 opinion, the myriad of facilities probably one of the biggest M Adora @ Wangsa Melawati selling points. The facilities are provided across ground floor, 1
st
 floor, mezzanine level @ 6
th
 floor, Facilities level @ 7
th
 floor and Sky Deck @ 29
th
 floor.

Myriad of facilities in M Adora @ Wangsa Melawati

The half basketball court is located on the 6
th
 floor and if your unit is with either KL City skyline or Klang Gates quartz ridge view, fret not. Residents can take the lift to level 29 to enjoy both view at Sky Deck and linked with sky bridge.

 Artist impression

 Scale model

Basketball court artist impression and scale model

Sky Bridge and Sky Deck to enjoy both KL City skyline and Klang Gates Quartz view

Imagine the excitement watching the unobstructed fireworks over KL skyline at the sky bridge. ☺

M Adora @ Wangsa Melawati packed list of impressive 29 facilities on the humongous facility deck at level 7. Few of the worth to mentioned facilities are Olympic length swimming pool, multipurpose hall also double up as 2 badminton courts, designer landscaping by Praxcis and thematic gardens. Also an interesting feature, there are two lifts, which bring the visitors from the visitor carpark level to the facility deck. If you having events at the multipurpose hall, the visitors can use the visitor lifts directly to the facility deck. A very thoughtful design by the developer.

 Facility Floor Plan

 Facility floor scale model

The Facility Floor layout and scale model at Level 7

The gym is cantilevered to offer panoramic view not only over Klang Gates quartz range but also over the Olympic length swimming pool, offering soothing view when sweating out. For privacy and comfort, the gym is divided to men and ladies section. Technogym equipment, a brand that used by more than 3000 educational institutes, PGA tour player etc, will be used in M Adora @ Wangsa Melawati.

Cantilevered Gym

Mah Sing is committed to provide resort style facility deck to the homebuyers. Enjoy the slide show of the artist impression of the facilities.

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Artist impression of myriad facilities in M Adora @ Wangsa Melawati

Unique Selling Points

Centralized Waste Collection System

It is interesting that M Adora @ Wangsa Melawati packed quite a few unique features, which are not noticeable in other development. One of it would be automated waste collection system. Implemented in Mah Sing’s past and existing projects such as M City and M Luna. The benefit of such system is obvious; it save the OPEX as lesser cleaners is required to clear up the rubbish from refuse room, the cargo lifts can be freed for other purpose such as to be used by passengers and contractors (and not smelly as well) and lesser pest and cockroaches. Obviously Mah Sing needs to invest the CAPEX for such system to be implemented in their development.

Centralized waste collection system

Parcel Lockers

For added conveniences to residents, Mah Sing plans to install parcel lockers at the common area. This facility can be used as parcel delivery point or if you deliver any goods to to other residents without your presence. The parcel lockers even can be used as temporary store.

Example of Parcel Lockers

Carpark storage space

For selective type B units, their allocated carpark will comes with accessorized storage space ranging from 37 -73sqft built up. A nominal sum cost is added for the accessory space. Do please check with the friendly SA which are the units entitled of these storage space.

Examples of carpark storage space (source: google search image)

Sustainable development feature

As part of Mah Sing commitment in building more sustainable development with green feature, M Adora @ Wangsa Melawati will comes with following features.

All these features will cost more money to incorporate in development however in long run, it will save utilities bills as well as better living quality and environment for residents. Rainwater harvesting can be used for domestic purpose such as watering the plant. Low VOC paint reduce odor and allergy-causing toxin and therefore improve indoor air quality, Low VOC paint is also friendlier to environment.

The internal air well design is very important to promote cross air circulation as well as natural way to cool down a building.

QLASSIC

To ensure the quality of workmanship, M Adora @ Wangsa Melawati will be assessed with QLASSIC. QLASSIC stands for Quality Assessment System in construction, which developed by CIDB and used to measure and evaluate the workmanship quality based on Construction Industry Standard. Average score for Mah Sing projects in 2019 is 76 with highest score obtained by The Loft Penang with 83 points. For comparison, the national average QLASSIC is 74.

Shuttle service

To provide connectivity convenience, M Adora @ Wangsa Melawati will offer private shuttle service to Sri Rampai LRT Station.

Residential title Condominium

Under the residential title land – residents can expect cheaper utilities bills particular water and DBKL assessment tax. Under the SYABAS, residential rate is charged at RM0.57 for first 20m
3
 and RM2 for usage beyond 35m
3
. However, for commercial rate the bill is charged at whopping RM2.07 for first 35m
3
 with minimum payment of RM36 (source: SYABAS). Also for DBKL assessment tax, serviced apartment is charged 7% rate where else for residential title land like M Adora @ Wangsa Melawati, residents only need to pay 4%. Quite a substantial saving.

Price & Investment Analysis

Development Comparison

Whether as investment or own stay, we would like to know whether we are making the right financial decision or not. One of the best ways are by using comparative method neighboring development.

All the new high-rise development are concentrated in more commercially vibrant Taman Melawati and Pusat Bandar Wangsa Maju. The existing high rises such as Riana Green East, Desa Putra and Villa Wangsamas already completed for quite sometimes and due to its age, it wouldn’t be similar comparison.

Investment Comparison and Analysis

M Adora @ Wangsa Melawati is priced from RM550psf onwards, probably the most affordable development within the 2km radius around Wangsa Melawati. For the price paid for 3 bedrooms type A in M Adora @ Wangsa Melawati, you only will get an one bedder 633sqft in Serini Melawati or 732 sqft in Sunway Avila. Being a serviced apartment, Sunway Avila, Quinn Residences and Henna Residences have much higher density than M Adora @ Wangsa Melawati.

Wangsa 9 pricing is skewed due to wide range of the size where the large size 2336sqft is priced as lower spectrum where the smallest unit, 1033sqft is priced closed to RM800psf. At one stage, prospect buyers are required to purchase big unit before allowed to buy small size unit.

The average rental in this area is around RM2.2-2.5psf and for partly furnished is RM1.7-1,.8psf.

For 850sqft type A, it is expected investors can fetch between RM1800- RM2100 and for partly furnish RM1400-1500. This will give a gross rental yield of more than 5%. A decent return for current low interest climate where the net interest cost is around 3%.

Unlike the other development, all the unit in M Adora @ Wangsa Melawati comes without any furnishing such as aircon, water heater, kitchen cabinet and wardrobe, The unit comes bare and only electrical points and aircon drain are provided. Investors will need to spend quite a sum to do up the unit.

Investment Comparison Analysis between M Adora and neighbouring developments

HOC 2020

One of the initiates by PENJANA set to invigorate property market is 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 Agreement (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.

With the starting price starts from RM468,000 and one of the first new development launched post MCO, M Adora @ Wangsa Melawati is well positioned to take advantage of the home ownership campaign as well as ease financing.

Maintenance Fee

The indicative maintenance fee is RM0.30psf where for a three bedrooms unit the fee is around RM255 per month. Despite its elaborate facilities and large compound, the maintenance fee can be kept affordable due to land title as residential. For residential title land. M Adora @ Wangsa Melawati will enjoy residential rate for utilities as well as with local authorities.

Update (30.July.2020)

PROPCAFE visited the sales gallery during the soft launch about two weeks ago. Apart from the crowds, PROPCAFE was impressed that Man Sing was able to complete the sales gallery within less 1.5 months, after the MCO lifted up!

Mah Sing is probably one of the first developers that launch brand new development. It worth to mention that it was reported the M Adora 378 units block A has 90% take up rate (source: Theedge), quite impressive under current market sentiment.

Due to the good demand, Mah Sing has opened block B for booking as well. Meanwhile, enjoy some of the scale models and show units taken by PROPCAFE. 🙂

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Scale Model of M Adora

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Show Units of M Adora

Summary

Over the years, Mah Sing has reinvent themselves by engaging with homebuyers as well as embracing digitalization. Smart Community for example allows hassle free facility reservation and guest and contractor registration. Homebuyers also can use the apps to interact with Mah Sing and to keep themselves updated with construction progress.

The digitalization effort has paid where Mah Sing has received new bookings worth RM37millions a week via its digital platform – website and mobile apps during the MCO.

It is worth to note that the construction period is expected to take 48 months from SPA, common clause nowadays for new developments.

What PROPCAFE
TM
 like about the development? For a start, Mah Sing is very thoughtful in conceptual and design development from traffic management, facilities, features for conveniences and efficient unit layout. All units are enjoying unobstructed view either KL city skyline or Klang Gates quartz range. The location is close enough to KL city centre and easily accessible via multiple highways and inner roads.

For developer official website and registration, you may click the link
M Adora Official Website
.

M Adora Sales Gallery

1, Jalan Wangsa Delima 1a,

Pusat Bandar Wangsa Maju,

53300 Kuala Lumpur

Google Map
 or
Waze

Till then, happy hunting and stay safe!

From PROPCAFE
TM
 Intern

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PROPCAFE Peek : M Residence 2 – Birch @ Rawang By Mah Sing … … Mermaid oh Mermaid!

After M Residence 2 Alpine (Phase 1) was fully sold, Mah Sing has its grand launching of phase 2 called Bitch..opps sorry should be Birch with Mermaid Show! Wow..the mermaids have turned M Residence 2 to be Mermaid Residence 2!

Birch
 comes with the same 20ftx65ft layout like the phase 1 Alpine but slightly smaller built up 1872sf vs 1885sf. There are some minor changes on facades. (See below). Generally it is pretty much the same.

Show Unit of Birch

Pricing

The sales of phase 2 is slowing down (see photo below) as the price now has raised to rm538k (near garden) and rm528k (further from garden) before rm20k discount. However, Mermaid Residence 2 is still one of the cheapest landed fully gated and guarded strata title developments launched in Klang Valley. Many other landed developments recently launched with similar price tag like Setia EcoHills, Bandar Tasik Puteri, etc are not full G&G compare to Mermaid Residence 2, which promised to have club house, cctv on perimeter fencing and not to mention it has large lotus lake as your neighborhood (see the scaled model on its lake and the site near actual site which we witnessed all the migratory birds there)

Rawang still not many’s cup of tea especially the current site, one need to get through jln batu arang which the road widening project (though approved) has no sign of commencement. Anggun 3 which is the full G&G development was launched and doing well last month. It is priced more than rm150k premium compares to Mermaid Residence 2 due to its bigger built up, freehold title and much better location. However, the “pond” inside the development cannot compare to the lotus lake at Mermaid residence 2 (the lotus is outside MR2 though).

Propcafe is not going to repeat has been discussed earlier (see link below), but to highlight the connectivity of LATAR on this part of new rawang especially to Bandar Tasik Puteri, MR1, MR2, and future MR3. Lowyat group, which is the main developer at Bandar Tasik Puteri, has announced to build an interchange near BTP to link this part of rawang to LATAR. But LATAR is pretty NEW or UNFAMILIAR to many of us. Let’s discuss more on the connectivity here. From LATAR to KL has been mentioned numerous times so we focus on (1) M Residence 2 to Subang and (2) M Residence 2 to Kota Damansara

MR2 to Subang

Starting point: Kundang, since BTP interchange @ LATAR is not complete yet. In future, when BTP interchange is ready, it will be a smooth ride from MR2 to BTP interchange (about 6km). At the moment, one can drive from MR2 towards Rawang town direction and At Jln Batu Arang, turn right into Kundang. Then drive straight towards Kundang Jaya and exit at LATAR. @LATAR, go towards KL/Templer/Selayang direction, pay RM2 at LATAR. After pay the toll, turn into Guthrie corridor and pay 2 x Rm 1.40 and exit at Kg. Subang/Sg Buloh. Travel along Jln Sg Buloh and reach the traffic light junction where Star Avenue(by Mah Sing) is. Turn right into Subang old airport road and it will leads u to Ara Damansara/Citta Mall/Glenmarie/Subang Jaya.

MR2 to Kota Damansara

Same direction as above except at Jln Sg Buloh don’t turn right at the traffic light @ Star Ave Mah Sing. Go straight ahead and follow the KD signboards.

New Mall In the Making

DA Land, which is the developer of LakeClub Parkhome at Old Rawang, will be building a gigantic mall in between old and new rawang. This mall will be directly benefit Emerald East and West development. Mermaid Residence 2 is not too far away too. It is not just a mall in fact, developer called it one-stop family holiday destination as the mall also includes the biggest indoor themed water park in Malaysia. For some of the city folk, yeah, it is probably viewed as an outstation trip :P.

Finally, what’s next for M Residence 2?

After Phase 2, the SMD/ Cluster SMD would be the next. See photo below. How about M Residence 3…haha. I guess it will be another year or two. Given Mah Sing fast and furious act on land purchase and launching its products, it shouldn’t be too long to hear the news of M Residence 3 which the land was purchased few months back.

M Residence Clubhouse

Conclusion?

Tough! No one dare to say anything on this as this part of Rawang is not proven yet and Rawang name doesn’t sound “right” to many investors. How about ownstayers? I guess to be realistic, if you are gen Y and intend to have a landed G&G property with clubhouse and landscape (Lotus Lake too), this is probably a good start with the price tag of RM500k. Let’s see how M Residece perform as it will be VP in first quarter 2014.

Other threads related to Rawang

https://propcafe.net/alternative-expressway-for-new-rawang/

https://propcafe.net/m-residence-2-rawang-part-2/

https://propcafe.net/m-residence-2-rawang/

https://propcafe.net/emerald-garden-rawang-%e4%b8%ad%e8%8b%b1%e4%ba%a7%e4%b8%9a%e8%af%84%e8%ae%ba/

Special thanks to “Klang Guy” for the information of LATAR routes and photos (especially the mermaids :P)

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PROPCAFE Review : M Residence 2 @ Rawang By Mah Sing – Part 2

Don’t let the hot dish getting cold…. that what my mum always says to me when I was a boy and in fact I am still one…

while that all readers still having the strong vivid memory of M Residence @ Rawang – Part 1 by Propcafe.Net..

Let’s continue this momentum and don’t let it stop 🙂

Recently, propcafe had received much enquiries and advice on this M-Residence 2 @ Rawang project and it has become a hot topic at some major property forums like LowYat.Net and not only to the extent of forum but even my relatives and friends has been talking about it. It can be quite understandable because landed is scarce moreover linked house is super rare nowadays not to mention with this kind of concept. I am not going to repeat what Part 1 had mentioned but to share more on this project.

For this, PropCafe.Net had come across a very informative article about M-Residence 2 @ Rawang by StarProperty.My. There is some information that we had missed out which you can find from this artice. Therefore, PropCafe.Net would like to share this article to all readers out there who has a very strong keen on this project.

PropCafe hope our readers will enjoy it. Again, full credit to
StarProperty.MY
. Execellent information!
Thanks to StarProperty.MY
team!

Mah Sing’s second Rawang township’s first phase of DSL houses to preview this weekend

Type A1 of the Alpine houses in M Residence
2 @ Rawang
 – StarProperty.My

87% of private preview units priced around RM440K snapped up last weekend

Barely after the dust has settled from the launches of Mah Sing’s M Residence township project in Rawang, the developer has now launched its second township there. It is located about 500m south of the first township along Jalan Batu Arang.

M Residence 2 is sited on approximately 150 acres and is planned as a self-sustained community with residential and commercial components.

Last weekend saw the private preview of its first phase, Alpine, which features 20’x65’ double-storey link homes with built-up areas of approximately 1,885 sq ft. According to the developer, it is a “gated and guarded enclave amidst a natural lotus lake”.

From this private preview, 87% were taken up, with many unsold lots being Bumiputra units, says a spokesperson for the developer. These houses were priced from RM438,800.

This weekend (Mar 30-31) will see the public preview for another release of the Alpine houses. Indicative price for this release is from RM458,800.

Type A2 of the Alpine houses at M Residence
2@Rawang
 -StarProperty.My

Besides the lotus lake, M Residence 2 offers a communal clubhouse “modeled on resort-style living”. The gated and guarded township also deploys 8-feet perimeter fencing throughout, CCTV system with motion detection sensors, guard house and boom gates to every precinct, so that movements at every ingress and egress point is secured.With an estimated gross development value (GDV) of RM650 million, the township will be developed over the next six to seven years through various phases.

“I believe the M Residence 2 presents the public with a rare glimpse into lakeside living at its finest with homes that overlook the lake,” said James Bruyns, COO for both M Residence and M Residence 2 in a release.

According to Bruyns, M Residence 2 is located 10 minutes from North-South Highway’s Rawang toll and AEON Rawang Anggun. “With a proposed direct link to the Kuala Lumpur-Kuala Selangor Expressway (LATAR), from Jalan Tasik Puteri, which straddles M Residence and M Residence 2, the potential for home prices here are bound to appreciate.”

The developer is offering an early bird special only during the preview period and a nest of financial benefits including free SPA and legal fees on loan agreement and a 1-year waiver on service charges.

The Alpine show house and M Residence sales gallery is open from 10am-6pm daily.

The crowd at last weekend’s preview – StarProperty.MY

 Full Credit to StarPorperty.MY

 Thank you!

Furthermore, from
Tan & Tan’s website
 found a brief introduction of Kundang and in the article it also mentioned about Kundang Properties Sdn Bhd (KPSB), a joint venture between PKNS and IGB Corporation Bhd, had almost 1000 acres of rubber estate land in the area, procured in the 1980s. For detail can refer to
here

From another article published in
www.theedgemalaysia.com
 it mentioned that the Alpine linked homes are spread over 31.95 acres (12.9ha) . For details please refer to
 here

Based on this info, if my math is correct total number of Alpine is 456units and it translates that the density of  this Alpine excluding the SMD is approximately 15 units /acre.

To add on spice and chilli to M Residence 2 in Rawang as whole, Perodua has a plan to setup a new factory at Rawang.

Details can refer to
here

Sales Chart as of 28 March 2013

Alpine A1 Sales Chart 28 March 2013

Alpine A2

For those who missed the M Residence 2 @ Rawang – part 1 can go to
here

https://propcafe.net/m-residence-2-rawang/

Other Related News

Rawang property boom spreads towards Tasik Puteri
–
www.starproperty.my

Latar connection to open up RM5bil gold mine, hopes Low Yat
 –
www.starproperty.my

Low Yat invests RM100mil for LATAR interchange
 –
http://biz.thestar.com.my

4. Low Yat to build Latar Expressway interchange
 –
http://www.nst.com.my

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PROPCAFE Review : M Residence 2 @ Rawang By Mah Sing 中英评论

想到万绕镇(RAWANG), 或许有些投资者会退避三舍，或望而止步。

很多人的印象中还是把它停留在万绕旧镇，然后把塞车，水灾，发展停滞不前，联想在一起，其实不然，旧镇的方向是高速公路出口右拐，而马星集团的MR2地点是高速公路出口的左拐方向，与丰隆集团及丰美集团的 EMERALD WEST & ANGGUN 1 & 2 所属同一方向。从高速出口左拐，首先会经过JUSCO 购物广场，然后再沿着同一条路直行3公里就能见到M RESIDENCE 1, 而 M RESIDENCE 2 的具体位置就在于离 MR1 不到一公里处。

沿途中可以看到村屋，野外风景，有者说这沿途景致有如八十年代的八达灵区，但是一抵达MR 1就感觉到不一样，有如别有一番洞天。

M Residence 2
 is the second project in Rawang by Mah Sing. It is approx. 1km away from the south of M Residence site.

Key facts:

– Fully Gated and Guarded – Strata title

– Clubhouse facilities

– Park/Garden within each parcel

– Natural Lake

– 10km from Rawang Toll (official info but my own experience was 7km)

– 3km from Jusco Rawang

– New Chinese School at Emerald site

– Low maintenance of RM180 per month

– Free maintenance fee for 1st year

Location

Masterplan

Cu
rrent Offering: Alphine

Type A1 and Type A2

Total of four bedrooms in the layout and it can be easily put in additional maid room at the back yard there. The layout is pretty practical given only 20 footers. The size of guest room at the ground floor looks reasonable after it sacrifies the size of kitchen.

There is only slight difference in term of façade but all foot print and layout are the same. Type A1 is priced RM20k cheaper than Type A2! The only advantage is type A2 is it is nearer to the lake, however, one need to get out from the guardhouse to reach the lake and current rows (type A2) that available for sales units are having no lake view. I wonder what’s the point to pay the premium for the sake of façade ( and the A2 facade is not as nice as A1). The sales claimed that the current cheaper rows are to just benefit the early birds i.e. marketing strategy rather than better location or foot print.

The orientation is all north or south facing. The cheapest row is surprising the Type A1 which facing future row of Semi-D units (grey units photo above) which come with south orientation! Again, mispricing? No one know. Answer is always “Oh, Marketing Strategy for early birds).

It is not surprise to see those nearer to the linear garden (between Type A1 and A2) are first to go as there is no price difference. While many may be disappointed on the sold out of the row that comes with RM30k, those units that having north orientation (i.e. the back row facing inner road) are still consider reasonable good buy at RM418k especially the units nearer to linear garden (as at yesterday end, there are still available). End lot is priced at RM20k higher (without extra land, of course more windows). The advantage of end lot is there is only limited units so likely more liquid than the rest. The corner If I am not wrong is priced at the premium of 100-150k.

There are shoplots available beside the clubhouse and a proposed school land has been earmarked for future development. The advantage of this M Residence 2 is the commercial at the M Residence should have been more matured when M Residence 2 is completed.

What’s make it interesting?

Affordability
! As we know, landed property development is becoming rare especially with full gated and guarded type. This is surely a must visit development if one wants to have a secure environment (due to the crime rate in town) and recreation area/ clubhouse/green/ lake to call home with minimum budget. Yesterday, it soft launched 2 rows of Type A1 and A2 of the development (20×65, 1885sf with 4 bedrooms). The pricing is surprisingly low at RM438,000 with the discount of RM30k and RM20k for specific units. So, the pricing starts from RM408,000 with RM30k can be offset your down payment! For those are still eligible for LTV 90%, it is only RM14k downpayment to own a landed G&G development! It is a proper G&G with Pr1ma price.

Most of the time, the generation X or Y are screaming on the pricing of landed property in Klang Valley and I have to say this development is a very affordable and all young family should really consider it. Of course, Rawang is not everyone cup of tea! Some can’t even swallow it with the name itself but investment in property or ownstay must have a strategy, one (youngster) can choose a pigeon hole development by buying a studio or one bedroom unit in matured area with 400k and later to upgrade to landed when one forms a family. If one has a strong prospect on career with saving, surely it is achievable. However, if you want to play safe and straight away to own a landed now, this can be a very good start. Why? Rawang is not too far away from (and not too close either) Kuala Lumpur city centre and it has all connectivity of highway to bring you to various township.

– Via NKVE – 15mins from Duta Toll and Damansara Toll at non peak period.

– Via Latar Highway (connect from Jalan Tasik Puteri) to bring you to Templer Park/KL

– Via Guthrie Highway to link up to Shah Alam/ Subang/ Klang

Latar Expressway

Map from –
http://www.latar.com.my/

笔者觉MR2 的 ALPINES 价格适宜，许多九字辈 的新新人类投诉屋价太贵，与其屡屡投诉，不如降而求其次，选择距离市区较远的 MR2. 笔者在星期六早上非繁忙时段从 JALAN DUTA 的高速出口开车往 RAWANG 出口，所费时间仅14分钟车程。或许你会说繁忙时间就会花更长的时间，这一点笔者也相当同意并同情，可是说到底，繁忙时段，有那条城中主要道路不堵车呢？

个人认为， 以 RM216 每方尺的售价而言，在巴生谷地区已经买少见少，更甭说围篱式，24小时保安的社区发展，MR2区内还备有花园，湖景，共用设施如会所里的泳池，球类运动，健身设施，而且月费只是区区的180元整。

以这样的配套而言，笔者觉得它比起最近火热售完的 BANDAR RIMBAYU 更超值，投资或选择自住的话，无需千里迢迢的跨越州界到森美兰的 NILAI IMPIAN  或SEREMBAN 2 购有地房子。直到今年三月为止，这可算是年度屋有所值的选择。

It took me about 13mins from Sg Buloh toll to Jusco Rawang. Of course it is at off-peak hours and I can see the pain of the jam from this part of Rawang toward the Rawang toll even during weekend. It is mainly caused by the forever on-going construction road works which means to ease the traffic for this part of New Rawang town. Heard it already in progress for few years and one need to have faith for it to complete in 3.5years time before this project complete(which I think shouldn’t be an issues as it is already at the advanced stage). However, the road from toll to M Residence site is not really in good condition. One can easily find the news online to know that government already approved the road widening project to bring dua carriageway all the way from Rawang toll to the junction before turn into M Residence site (the road in front of M Residence already in a good condition with two/three lanes. Personally I think it needs another 5 years to complete this road widening project based on the current pace. However, good sign is some road works are in progress from Jalan Tasik Puteri to Kundang (with Tan and Tan has a land there for future development).

Again, as I always mention, property investment needs some imagination and home works, all signs are heading to positive direction in this part of Rawang especially after the completion of Aeon Jusco /Mc Café and new Chinese primary school at Anggun / Emerald side. No doubt, the location of Anggun and Emerald is more idea as it is near to the exit of rawang toll with more new amenities to be set up there, for example, 100 shops in Anggun City which is right besides Jusco (and Emerald Square). The park that planned by Guocoland there will also be a nice place to hang around too. However, it always comes with a price! We can try to find the best place to live but can never afford it! The pricing of Anggun and Emerald are no longer for the mass market in Rawang. M Residence 2 which starts from only RM408k seems like more ideal for the upgraders from Kundang/Tasik Puteri/ Tmn Velox/ Bandar Country Homes etc since M Residence 2 is planned toward a more lifestyle product than their existing housing estate especially M Residence 2 comes with full G&G concept. If you think this place is hard to attract new blood from non-rawang population, then one need to see whether the new products like this can attract nearby upgraders. I have a Rawang friend who is staying at old town and he is not keen at all on this part of Rawang as the current road condition and amenities are not in place. Well, with the current progress of this part of Rawang, one may change his view on this place after 5 years (especially if one wants to avoid the constant flood in old Rawang town). I have to admit that the current environment is so “ulu”. So the call is yours.

Compare to M Residence – Facade wise, both are similar and nothing to shout about. Ever green facade. M Residence is freehold which has an advantage over M Residence 2 (leasehold) but many phases are for superlink which priced more than 550k (22×80 23xxsf) i.e.RM228psf, the earliest phase of M Residence 2 is priced lower than it (RM216psf after RM30k discount). Even with only RM20k discount, it still at the level of RM222psf. The lower price, of course, is due to leasehold status and its slight further location (if you are looking from Rawang Toll perspective and not Latar Highway side). However, the M Residence Phase 1 price already passed (1.5years ago) and we are now at 2013. One need to realistic about the pricing and move forward. We can’t just say Buy Buy Buy (or negatively say Bad Bad Bad, location lousy, road terrible etc) but need to look at the price point and market value of the property which eventually link to the target buyer profile in future (if you are an investor). Everything needs to be clicked. Personally, I fancy any landed G&G that below RM500k. If there is such a project, I will surely be there to “look see look see” as it is hard to come by.

In the end of day, I think many investors or ownstayers who consider this M Residence 2 would be thinking – Where to find the similar product with this sort of pricing?
If the answer is No, then the decision is Yes!

We will upload the photos of show unit soon. Do visit us again!

Note:

This blog is to give information and view. Definitely not the one to give a “buy” or “sell” call. Individual needs to assess it own risks and the suitability of the property for one’s purpose.

Investors like Mah Sing because the developer is good in pushing up the paper gain by increasing the pricing for every few rows. This is not friendly to ownstayer though. So, for those who interested for ownstay, I would suggest to enter early as possible before it reaches near to RM500k. The yet to be launched SMD, it will be priced around RM650k (35×65/70) according to previous old online news (which seems to be a good buy compares to current M Residence which already near RM600k level). But it all depends on the response on the M Residence 2 link, so stay tuned.

Alpine Type A1 model

Alpine Type A1

Alpine Type A1

Alpine Type A1

Alpine Type A2

Alpine Type A2

Alpine Type A2

M-Residence 2 @ Rawang – Alpine A1 & A2 Facade

M-Residence 2 Phase 1
2 Storey Link 20 x 65 A1 (Left Unit) & A2 (Right Unit) Facade

Below are pictures  of the show unit of Alpine Type A1 (fully furnished) and Type A2 (bare unit)

Alpine Type A1

Type A1 GF Living & Dining

GF Guest Room

Dry Kitchen

Wet Kitchen

Type A1 GF

Type A1 view from staircase

Type A1 Staircase

Family Area High Ceiling

MBR

Bedroom 2

Bedroom 2

Bedroom 3

Bath2

Bath2

MBR

MBR

Master Bath

Master Bath

Alpine Type A2

Type A2 GF (Bare)

Type A2 GF (Bare)

Type A2 GF (Bat\re)

TYpe A2 Kitchen (Bare)

GF Bathroom (Bare)

Type A2 MBR (Bare)

Master Bath (Bare)

Master Bath (Bare)

Bedroom 2 (Bare)

Bath 2 (Bare)

Bedroom 2

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PROPCAFE™ News : Malton Unveiling The Final Tower of The Park 2 Pavilion Bukit Jalil

A successful sellout of Tower 1 of The Park 2 Pavilion Bukit Jalil  in just months has prompted Malton Berhad (“Malton or The Group”) to fast‐track the early release of Tower 2, the final block of luxury serviced apartments at Bukit Jalil City. Savvy buyers now have one last opportunity to secure a property on this iconic integrated development with the final release of 324 luxury apartments, a joint-collaboration with the  award‐winning Pavilion Kuala Lumpur.

The Park 2 Pavilion Bukit Jalil City

Sitting on freehold land, The Park 2 Pavilion Bukit Jalil has an estimated gross development value (“GDV”) of RM 720 million, and comprises 709 units of serviced apartments with 385 and 324 units each in Tower 1 and Tower  2.  The last  freehold  residential component at Bukit Jalil City known as The Park 2 Bukit Jalil comprises 2 residential towers totaling 709 residential units, and comes with 3 sizes, namely, 750sf, 933sf & 1,565sf. When Malton initially soft launched the first Tower of The Park 2 Pavilion Bukit Jalil back in March 2017, 90% of its 385 units were taken up. Thanks to a strong following of repeat and new buyers from earlier Park Sky Residence owners who have shared good reviews about their purchase. Due to this good response, Malton has brought forward the release of the 52-storey Tower 2 which was originally slated for sale at a much later date. Malton are confident to achieve another remarkable success as 70% of the units were taken up prior to their official launch. Being the last residential tower, savvy investors and home buyers are taking the last opportunity to own a property in Bukit Jalil City.

The Park 2 Bukit Jalil City

The two brand names namely Malton and Pavilion, premium lifestyle and location are the drawcard at The Park 2 Pavilion Bukit Jalil and buyers are quick to pounce on the benefits. This proves that there is still a high demand for high-rise residential in niche locations and projects which offer strong concept, branding and delivery. Many of the new developments are claiming the virtues of being near to Pavilion Bukit Jalil, but
The Park 2 is the only parcel that has a direct access to the mall via a dedicated covered link bridge
 and
the 80 acres Bukit Jalil Park
. This means that its residents will enjoy the advantage, convenience and exclusivity of directly accessing both the Pavilion Bukit Jalil mall on one side and the 80-acre Bukit Jalil park, on the other side. Other exclusive amenities include  two separate lobbies in each tower, with 9 and 7 lifts serving 10 units and 8 units per floor in each tower.

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

Executive Director of Malton, Hong Lay Chuan mentioned that the  The  Park  2’s  overwhelming  success  to  its  premier  location  that  sits  right  between the regional Pavilion Bukit Jalil shopping mall and lush green 80‐acre Bukit Jalil recreational park. The  Park  2,  towers,  the  last  phase  of  Bukit  Jalil  City  is  scheduled  to  be  completed  in 2021 and with this 50‐acre Bukit Jalil City integrated development will be fully completed.

Prices start from RM630,000 and the units are partially furnished with quality fittings. Every unit is thoughtfully planned  with  efficient built‐ups ranging  from  750  sq  ft  to  1570  sq  ft  to  suit  individuals  and  families.  All  units  in  The    Park  2  are  distinctively distinguished by a pair of sleek ultra‐modern and tall towers that will redefine the Bukit Jalil skyline.

The Park 2 Bukit Jalil City And Pavilion Bukit Jalil Mall – Street View

Guest of Honour, The Malaysian Minister of Federal Territories, Datuk Seri Utama Tengku Adnan bin Tengku Mansor, said “Once completed by 2020, the regional Pavilion Bukit Jalil shopping mall and offices will provide thousands of new employment opportunities whereby Bukit Jalil’s population and employment are projected to increase by approximately
24.2% and 51.6% to 464,300 and 273,121
 respectively  from  2000.  Residents  of  Bukit  Jalil  City  will  be  the  ones  who  benefit  the  most  while  residents living nearby will benefit from an increase in the value of their property. For a project of this scale and vision, Bukit Jalil City will serve as a catalyst for Bukit Jalil’s rejuvenation, raising the city’s stature with further economic growth, job creation and improved infrastructure. This creates a demand for quality infrastructure and amenities that mirrors a world‐class city. Hence, projects such as Bukit Jalil City by Malton Berhad and the Pavilion Group is another positive step forward for Kuala Lumpur and the Rakyat. I believe we are on the right track towards advancing Kuala Lumpur as a World Class City and the region’s premier hub for business, leisure and living.” This is in line with the government’s vision to position Kuala Lumpur amongst the Top 20 most liveable cities by 2020.

The Park 2 Bukit Jalil City ID2

Dato’ Joyce Yap, CEO of Kuala Lumpur Pavilion Sdn Bhd, said “The final launch of The Park 2 marks an exciting milestone for the Pavilion retail group as we move yet another step closer towards providing a holistic experience in edutainment and retailtainment to both local and international visitors alike. The move will ultimately set Bukit Jalil apart as one of the country’s major retail and tourist destinations. With its
net lettable area (‘’NLA’’) of approximately 1.8 million sq ft
,  Bukit Jalil is poised to be a regional mall in terms of brands mix, flagship stores and concept. Our experienced retail management  team from the award‐winning Pavilion KL will replicate the shopping mall’s success here.  Exquisitely designed by the
KL Pavilion Design Studio, the regional mall façade which stretches up to 560 metres  is catered to  give  maximum  visibility  to  retailer’s  brand
.  We  already  received  huge  interests  with  over
900  registrations from  prospective tenants
. We are confident that the development has all the requisite elements to elevate Bukit Jalil neighbourhood into an epicentre of style and living.”

The Park 2 Bukit Jalil City ID3

This 50‐acre integrated  lifestyle development with an estimated GDV  of RM4 billion aims to create a new dimension of an integrated community development that will offer cosmopolitan living and vibrant destination for business, best‐in‐class shopping experience, dining, leisure and entertainment experiences. A lot of thoughts have gone into the planning and execution to enable homebuyers, investors and retailers enjoy the luxurious amenities and investment returns.

Fact Sheet Bukit Jalil City by Malton

Bukit Jalil City consists of Pavilion Bukit Jalil regional shopping mall, the Signature Shop Offices, The Park Sky Residence, Park Point Shop Office and The Park 2. Also completed are the 112 units of the Signature Shop Offices (Phase 1) which were handed over to the shop owners in June this year while the  entire  development  will  be  completed  by  2021.  Malton  will  also  be  improving  the  current  infrastructure by constructing
a new flyover to Puchong
,
new roads leading directly to Bukit Jalil City
, including
two underpasses
 to the development and
four pedestrian bridges
 to enhance the liveability of this growing township.

Bukit Jalil City - Connecting Lifestyle, Living & Luxury

Bukit Jalil City Signature Shop Offices – Phase 1

[Bahasa Malaysia Version]

Ekoran kejayaan Tower 1, The Park 2 Pavilion Bukit Jalil yang laris dijual  dalam  masa  beberapa  bulan  sahaja,  Malton  Berhad  (“Malton  atau  Kumpulan”)  telah  mengambil  keputusan  untuk  mempercepatkan  pelancaran  awal  untuk  Tower  2,  blok  terakhir pangsapuri servis mewah di Bukit Jalil City. Pembeli yang bijak kini mempunyai peluang terakhir untuk memiliki  hartanah  di  projek  pembangunan  bersepadu  yang  ikonik  ini  dengan  peringkat  akhir  pembukaan 324 unit pangsapuri mewah, yang merupakan sebuah usaha sama dengan pemenang anugerah, Pavilion Kuala Lumpur.

The  Park  2  yang  dibangunkan  pada  tapak  pegangan  bebas  mempunyai  nilai  pembangunan  kasar  (“GDV”) RM720 juta, dan terdiri daripada 709 unit pangsapuri servis dengan 385 dan 324 unit di setiap menara iaitu Tower 1 dan Tower 2. Dengan permintaan yang tinggi terhadap pemilikan bagi kediaman sendiri dan pelaburan, yang juga fasa kediaman yang terakhir, The Park 2 terus mencatat kejayaan yang besar apabila 90% daripada unit di Tower 1 setinggi 50 tingkat terjual dalam tempoh yang pendek sejak Mac tahun ini.

“Untuk  memenuhi  permintaan  yang  memberangsangkan  daripada  pembeli,  kami  telah  mempercepatkan pembukaan Tower 2 setinggi 52 tingkat, lebih awal daripada tarikh pembukaan jualan  yang telah ditetapkan sebelum ini. Kami yakin akan mencapai satu lagi kejayaan yang besar kerana sehingga pelancaran rasmi hari ini, 70% daripada unit‐unit tersebut telah pun dijual. Oleh kerana  ia  adalah  blok  kediaman  yang  terakhir,  para  pelabur  dan  pembeli  rumah  yang  bijak  telah  mengambil  peluang  terakhir  memiliki  hartanah  di  Bukit  Jalil  City  ini.  Dua  jenama    yang  dinamik dengan gaya hidup premium serta lokasi  merupakan daya penarik di kalangan para pembeli  The Park  2.  Ini  menunjukkan  bahawa  masih  terdapat  permintaan  yang  tinggi  terhadap  kediaman  bertingkat  tinggi  di  lokasi  tertentu  serta  projek  yang  menawarkan  konsep,  penjenamaan  dan penyerahan yang kukuh,” kata Pengarah Eksekutif Malton, Hong Lay Chuan.

The Park 2 Bukit Jalil City by Malton

Beliau  selanjutnya  menyatakan  bahawa  kejayaan  The  Park  2  yang  begitu  besar  itu  adalah  kerana  kedudukannya di lokasi strategik iaitu di sebelah pusat membeli‐belah serantau Pavilion Bukit Jalil serta kehijauan taman rekreasi Bukit Jalil yang seluas 80 ekar. The Park 2 turut menawarkan sentuhan berprestij yang tersendiri, kerana hanya pemilik kediaman ini akan dapat menikmati pengalaman dan kemudahan  yang  begitu  menyenangkan  dengan  adanya  akses  eksklusif  ke  pusat  membeli‐belah  Pavilion Bukit Jalil melalui jambatan penghubung tertutup yang khusus. Kemudahan eksklusif lain termasuklah dua lobi berasingan di setiap menara, dengan 9 dan 7 lif bagi 10 unit dan 8 unit pada setiap  tingkat  di  setiap  menara.  Harga  bermula  dari  RM630,000  dan  unit  adalah  separa  lengkap  dengan kelengkapan yang berkualiti. Setiap unit dirancang dengan teliti dengan binaan yang efisien dari 750 kaki persegi hingga 1,570 kaki persegi untuk kesesuaian individu dan keluarga. Semua unit di The Park 2 tampil menonjol kerana kedua‐dua menara ultramoden yang tinggi dan bergaya ini akan memberi wajah baru kepada latar langit Bukit Jalil.

PROPCAFE
Malaysia Real Estate Property Blog, Talk & Review – From Love Hate Passion to Buy Sell Rent – About Us

Tetamu yang terhormat di majlis tersebut, Menteri Wilayah Persekutuan Malaysia, Yang Berhormat Datuk Seri Tengku Utama Adnan bin Tengku Mansor, berkata, “Sebaik sahaja siap pada tahun 2020, pusat membeli‐belah serantau dan pejabat Pavilion Bukit Jalil akan menyediakan beribu-ribu peluang pekerjaan baru di mana populasi dan tenaga kerja di Bukit Jalil dijangka akan meningkat masing‐masing sebanyak kira-kira 24.2% dan 51.6% kepada 464,300 dan 273,121 dari tahun 2000. Penghuni Bukit Jalil City merupakan golongan yang akan dapat menikmati faedah yang paling banyak manakala penduduk di kawasan sekitarnya akan dapat memperolehi faedah daripada kenaikan nilai hartanah mereka.  Bagi  sebuah  projek  dengan  skala  dan  visi  seumpama  ini,  Bukit  Jalil  City  akan  menjadi  pemangkin untuk memberi nafas baharu kepada Bukit Jalil, yang akan menaikkan taraf bandaraya ini dengan meningkatnya pertumbuhan ekonomi, pewujudan peluang pekerjaan dan infrastruktur yang lebih  baik.  Ini  mewujudkan  permintaan  untuk  infrastruktur  dan  kemudahan  yang  mencerminkan  bandar  bertaraf  dunia.  Oleh  itu,  projek‐projek  seperti  Bukit  Jalil  City  oleh  Malton  Berhad  dan Kumpulan Pavilion merupakan satu lagi langkah positif untuk Kuala Lumpur dan rakyat. Saya percaya bahawa  kita  berada  di  landasan  yang  betul  ke  arah  memajukan  Kuala  Lumpur  sebagai  sebuah  Bandaraya Bertaraf Dunia dan hab utama untuk perniagaan, bersantai dan kediaman bagi rantau ini.” Ini adalah selaras dengan wawasan kerajaan untuk meletakkan Kuala Lumpur di antara 20 bandar paling popular menjelang tahun 2020.

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

Dato’ Joyce Yap, Ketua Pegawai Eksekutif Kuala Lumpur Pavilion, berkata, “Pelancaran terakhir The Park 2 menandakan satu pencapaian yang mengujakan bagi kumpulan peruncitan Pavilion di ketika kami  melangkah  setapak  lagi  ke  arah  menyediakan  pengalaman  yang  holistik  dalam  bidang  ‘edutainment’ dan ‘retailtainment’ untuk pelawat-pelawat tempatan dan antarabangsa. Langkah ini akan menonjolkan Bukit Jalil sebagai salah sebuah daripada destinasi peruncitan dan pelancongan utama di negara ini. Dengan ruang sewaan bersih (‘’NLA’’) seluas kira‐kira 1.8 juta kaki persegi, Bukit Jalil kini bersedia untuk menjadi pusat membeli‐belah serantau dari segi campuran jenama, kedai utama  dan  konsep.  Pasukan  pengurusan  peruncitan  kami  yang  berpengalaman  dari  pemenang  anugerah,  Pavilion  KL,  akan  mengulangi  kejayaan  pusat  membeli‐belah  tersebut  di  sini.  Muka bangunan  pusat  membeli‐belah  serantau  yang  berukuran  sehingga  560  meter  ini  dibina  dengan  rekaan  yang  begitu  halus  oleh  KL  Pavilion  Design  Studio  untuk  memberikan  keterlihatan  yang maksimum  kepada  jenama  peruncit.  Kami  telah  dapat  menjana  minat  yang  meluas  dengan  lebih  daripada 900 pendaftaran daripada bakal penyewa. Kami yakin pembangunan ini mempunyai semua elemen yang perlu untuk menaikkan kawasan Bukit Jalil menjadi pusat gaya dan kediaman.”

Pembangunan gaya hidup bersepadu seluas 50 ekar ini yang mempunyai anggaran GDV sebanyak RM4 bilion menyasarkan untuk mewujudkan dimensi baru dalam pembangunan komuniti bersepadu yang  akan  menawarkan  kehidupan  kosmopolitan  dan  destinasi  yang  utama  bagi  perniagaan,  pengalaman  membeli‐belah  yang  terbaik  dalam  kelasnya,  serta  pengalaman  menjamu  selera, bersantai  dan  berhibur.  Pemikiran  yang  teliti  telah  diambil  dalam  perancangan  dan  pelaksanaan  projek  pembangunan  ini  melibatkan  pertimbangan  yang  begitu  teliti  untuk  membolehkan  para pembeli, pelabur dan peruncit menikmati kemudahan serba mewah dan pulangan pelaburan.

Bukit  Jalil  City  terdiri  daripada  pusat  membeli-belah  serantau  Pavilion  Bukit  Jalil,  Signature  Shop  Offices, The Park Sky Residence, Park Point Shop Office dan The Park 2. Fasa pertamanya yang terdiri daripada 112 unit Signature Shop Offices telah diserahkan kepada para pemilik kedai pada Jun tahun ini manakala keseluruhan pembangunan ini akan  jangka siap pada tahun 2021. Malton juga akan mempertingkatkan infrastruktur sedia ada dengan membina jejambat baru ke Puchong, jalan‐jalan baru menuju ke Bukit Jalil City, termasuklah due akses jalan bawah ke kawasan tersebut dan empat jambatan  pejalan  kaki  untuk  meningkatkan  kualiti  hidup  kawasan  perbandaran  yang  kian  berkembang ini.

Bukit Jalil City ‐ Menghubungkan Gaya Hidup, Kediaman & Kemewahan

Bukit Jalil City Signature Shop Offices Phase 1

[Mandarin Version]

马顿推出The Park 2 毗邻柏威年武吉加里尔的最后一栋大楼

The Park 2 柏威年武吉加里尔(Pavilion Bukit Jalil) 的 Tower 1 在数月内成功全盘售罄促使马顿(“MALTON 或该公司”) 提早推出 Tower 2。Tower 2 是”武吉加里尔城“ (Bukit Jalil City) 内最后一栋豪华服务公寓 。精明买家现有最后机会抢购所推出的 324 个豪华公寓单位。此项目是马顿与获奖无数的柏威年广场 (Pavilion Kuala Lumpur) 共同推出的标志性综合发展项目。

坐落于永久业权的地皮，The Park 2 的发展总值估计为 7 亿 2000 万令吉，包括 709 个服务式公寓单位，当中Tower 1 和 Tower 2 分别拥有 385 个单位和 324 个单位。由于房产供自居和投资的需求激烈，加上这是区内最后一个住宅项目的因素，促使拥有 50 层楼的 The Park 2 Tower 1 从今年3 月起在短期内售出90%，创下佳绩。

马顿集团执行董事方礼泉先生（Hong Lay Chuan）表示：“为了满足买家的热烈需求，我们提前出售拥有 52 层楼的 Tower 2。我们有信心实现另个显著的成绩，因为今天正式推出前我们已成功出售 70％的单位。作为武吉加里尔城的最后一栋高楼住宅，精明的投资者和购屋者可作出最后购买产业的机会。两个强劲品牌，优质的生活方式和优越地理位置是 The Park 2 的卖点。买家能迅速从中获利。这证明属利基位置和提供宏伟概念、品牌和准时交付的高楼住宅项目仍有很高的需求。”

他进一步解说，The Park 2 的压倒性成功归功于位于柏威年武吉加里尔商场区和占地80 英亩，绿意盎然的武吉加里尔休闲公园的中间。The Park 2 设有一个独特设计，居民能通过遮顶的专用天桥直接抵达柏威年武吉加里尔购物中心以享有畅快的特别体验。其他特别设施包括在每栋大楼设有各自的独立大厅，分别拥有9 和 7 台升降机为各别每层 10 和 8 个单位的居民服务。单位价格从63 万令吉起，有关单位配备部分高档配件。每个单位都经过细心规划，高效建设，范围从 750 平方尺至 1570 平方尺，适合个人和家庭居住。座落于 The Park 2 的每个单位都享有高贵时尚、超现代双楼的瞩目特点，其大楼也将重新定义武吉加里尔的风景线。

仪式上的贵宾联邦直辖区部长拿督斯里东姑安南 （The Malaysian Minister of Federal Territories, Datuk Seri Tengku Utama Adnan bin Tengku Mansor）表示：“与 2000 年比较，于 2020 年完成的柏威年武吉加里尔购物区的商场和办公室将为武吉加里尔提供数千个新的就业机会，预计人口将增长 24.2%至 46 万 4300 人和就业人数将增长 51.6%至27 万 3121 人。武吉加里尔城的居民将是受惠最多的居民，近区的居民将受益于其房产价值的增加。备有如此规模和愿景的项目，武吉加里尔城将促使武吉加里尔迈向更繁荣光景，提高城市的地位，促进经济增长，创造就业机会和改善基础设施。从而产生了对世界级城市的优质基础设施与福利设施的需求。因此，马顿和柏威年集团所合作发展的武吉加里尔城等项目是推动吉隆坡与人民向前迈进一步的积极作法。我相信我们正处在把吉隆坡推向世界级城市以及该区首屈一指的商业、休闲和生活中心的正确轨道。”此项目正符合政府的愿景，旨在于 2020年前将吉隆坡打造成首二十个最适宜居住的城市之一。

柏威年广场零售业首席执行长拿叶素清（Joyce Yap）表示：“The Park 2 推出的最终大楼是柏威年零售集团一个令人振奋的里程碑，我们将向本地和国际游客提供一个完美的寓教于乐和娱乐型的零售经验。这一举措最终将使武吉加里尔成为本国主要的零售和旅游目的地之一。武吉加里尔拥有大约180 万平方尺的净出租面积（“NLA”），可以在品牌、旗舰店和概念方面混合成为区域购物中心。来自屡获殊荣和经验丰富的柏威年广场零售管理团队将在这里复制如其购物中心般的成效。KL Pavilion Design Studio 的精心设计，长度达560 米的区域购物中心全景，让零售商的品牌得到最耀眼的瞩目。我们已收到超过900 名来自潜在租户的注册。我们相信，此项目具有将武吉加里尔社区提升为高尚风格和生活中心的所有必要因素。”

这个占地 50 英亩的综合发展项目的发展总值估计为 40 亿令吉，旨在创造一个综合社区发展的新层面，活力充沛、展现时尚都市生活的商业地点将带来顶级的购物、餐饮、休闲和娱乐体验。许多的构思已迈入规划和实现的阶段，让其购屋者、投资者和零售商能享受豪华的设施和丰富的投资回报。

武吉加里尔城包含柏威年武吉加里尔区域购物中心、Signature Shop Offices、The Park Sky Residence、Park Point Shop Office 和 The Park 2。今年 6 月，112 间 Signature Shop Offices（第一阶段）已完成并顺利交屋，整个发展项目将在2021 年前竣工。马顿将改善目前的基础设施，兴建新的天桥通往蒲种，直通武吉加里尔城的新道路，以及进入该区的两个地下通道和四座步行天桥，为这个发展中的城镇增添生活色彩。

武吉加里尔城– 生活、住区与豪华品味的连接

The regeneration of KL Sports City Phase 1 works include the refurbishing, renovation and upgrading of the National Stadium, Putra Stadium, hockey stadium and aquatic centre located at the National Sports Complex, Bukit Jalil together with the construction of the common infrastructures including boulevard, parking, steps and new signage.

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PROPCAFE™ Review: Housing for Klang’s Millennials: Part 1 Maple Residences Canary Garden By KSL Holdings

Housing for Klang’s Millennials Part 1 Maple Residences Canary Garden

High rise projects in Klang

A quick trivia challenge here, name one notable high rise project in Klang in 5 secconds!

Ok it is too challenging, 30 seconds…40s, 50s…we reckon most of us can’t really name one, as there is a lack of it, lack of high rise projects in Klang!

What about high end, good quality highrise in Klang? Nope. There is none.

How about 3-5 years down the road? Firm Yes. Read on to know more.

Constant urbanization

Klang today is a mature township.

However for good number of years ago, Klang is too ‘ulu’, too far, too ‘kampong’ for many.

With constant township urbanization, we saw the growth of commercial hubs and commercial centers, government service centers in Klang, then we saw the invasion of malls and eateries with the likes of Tesco, AEON, Jusco, Giant and various fast food joints.

Couple with existing multi generations of families’ roots expansion in Klang it is natural that today we are probably running out of strategic land for development in Klang.This is a lengthy way to explain that why land price increase overtime, some argued that we still need to travel a good >40KM to Kuala Lumpur City Centre. There are empty lands everywhere if you happen to drive around in Klang.

We say a piece of land deep into the land of unknown, without proper infrastructures and amenities will yield much lesser premium versus the one sat 1-2km within main highway exits, near a mall, commercial hubs, light rail transit, park and recreational spots and popular makan places.

High rise development only makes sense if it is at right location when lot of amenities within acceptable ranges on the offer. Right now, we expect there will be more high rise development in Klang and we thought high rise and compact homes will be the most wanted homes in future, read on we will tell you why.

The millennials! Demographic and Changes of land price

Millennials coming of age

First who are the millennials?

We found this descriptions fit pretty nicely. Born 1980 – 2000, in a different world, with different worldview, millennials have grown up in a time of rapid change, giving them a set of priorities and expectations sharply different from previously generations.

When one emphasizes are wellness versus excesses, when one emphasizes access is primary but not ownership. Then we come to know sharing economy is the way to go. Serving the millennial well equates many things ‘doing well’, like it or not, the millennials are the in masses now.

Change of demographic and population growth

From 1970’s to 2010’s population of Klang grew exponentially from a meagre 230k to present close approximately 1 million, where majority are Malays >45%, Chinese 25%, Indian 18% and other made up the balance 12%. Our country with median age in Malaysia is 29 years, it is safe to say, we are surrounded by young and youthful people, yes the age of millennials.

One of the largest generations in history is about to move into its prime spending years. Millennials are poised to reshape the economy; their unique experiences will change the ways we buy and sell, forcing companies to examine how they do business for decades to come. If you live in Klang and you happen to be a millennial, this article is dedicated to you!

The choice of living, for younger crowds with limited funds or financial leverage, affordable and compact size condos and apartments are the way to go. As it is easy to own due to smaller price quantum, with smaller property foot print are easier to manage which also translate to lower monthly maintenance fees.

Focus area

Klang

A short introduction of Klang. Klang sat on the western part of Selangor, known for its illustrious history as royal capital of Selangor and regional transshipment port in West Malaysia. Klang as one of the matured town in Selangor that arguably has all amenities you need under the sky. From full suites of government agencies, shopping malls, sight-seeings, fast food joints, seafood galores, fishing, maritime port, pasar, pasar malam, makan, warung apa-apa pun ada!

However, Klang is the located further end of Klang Valley with approximately 45KM from KLCC. Typical peak hour drive to town will probably take 1 hour to 1.5 hour. But to Klanglites, Klang is home! Distance is relative to Klang people.

They say millennials are willing to snug in the nest, as in living with parents, while waiting to fly, as in move on to home ownership.  Mature township like Klang is an ideal place to for millennials ‘placement or migration’ from their parents’ nest. But to attract millennials, the choices of home ought to be really attractive.

We have narrowed in some projects for Klang millennials consideration, part 1 reivew with some key criteria such lifestyle housing product, pocket friendly budget of RM500,000.

Maple Residences Canary Garden Klang

Maple Residences Canary Garden is located in the heart of KSL’s Canary Garden Klang. We did an extensive on Canary Garden Klang township review earlier, do read it more
here
.

The external appeals

Riverside theme highrise living Concept

Those appeal to lifestyle, wellness and green lush living. There aren’t many township developments in Klang valley can offer riverside theme with French themed inspired garden living. Located just a stone throw away from the one and only natural black river, Maple Residences can be a viable own stay option for Klang millennials.  Maple Residences can offer the potential home owner free access of public park and black river. A plus for those who like physical outdoor activities, such as jogging, walking and light outdoor body weight exercise.

The internal appeals

Low density development packed with lifestyle facilities

Klang is exclusive to Klanglites and Klang millennials

We certainly don’t expect residents from other parts of Klang Valley move in bulk to Maple Residences Canary Garden. Maple Residences in our opinion is meant for the Klang millennials. Young family who just left their parents nest. Those who already feel so comfortable living in Klang neighborhood and those who intend to plant 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!

Location of Maple Residences

Maple Residences is located in Klang, a mere 3KM drive to Kesas Highway Bukit Tinggi Klang exit. Maple Maple Residences is the high rise development of Canary Garden developed by KSL. Canary Garden Klang is KSL’s maiden township development in Klang Valley. Waze you way to Maple Residences by keying in Khoo Soon Lee and waze willl get you there.

Canary Garden Master Plan

A Detail Overview of Maple Residences

The Maple Residences is made up 3 towers, 22 storey with a total 597 units of services apartments. Each service apartment comes with two (2) carparks. Maple Residences is also equipped with 68,366 sqft recreational floor, 10,000 sqft clubhouse, 3,000 sqft gymnasium, a multi-purpose hall. There are also thirty (30) units shop office/retails within Maple Residences to complement the residence’s future commercial needs. Maple Residences offers various built-up from 860sf to 1200sf with a millennial friendly price tag from RM500,000.

Scale model review

Site Plan

Facilities overview

Maple Residences Canary Garden is equipped with both wellness and recreational facilities that fit well with our modern lifestyle. In the security front, the apartment has features a 4-tier 24-hour security system, that covers first the main access is secured with guardhouse, second restricted access at lobby, third, CCTV monitoring system within and around development, forth, secured lift access to individual apartment and each apartment unit’s main door will be secured by Samsung Digital Smart Door Lock. Gone are those days where we go panic if we have misplaced our house keys, the agony when, we left the keys in the car when we are right in front of the door after we have parked our car, lock the door without to bring our keys out. All these can be solved with just a tap of smart card or enter of door access key pin.

We suggest the developer to upgrade the spec digital lock with biometric thumb print access, cool kan?

Facilities Deck

Maple Residences’s 68,366 sqft facilities deck comes with most modern condominiums ‘would haves’. First club house that features a 3,000sqft gym facilities, multi-functional/purpose hall and sauna facilities. The fringes of the facilities are surrounded with Bonsai and Rock Garden strip. There are 2 pools here, a 50m lap pool, wading pool for the young ones and jacuzzi with pavilion for those feel like just having a quick dip.

A barbecues area for those who enjoy smoked and grilled savories with family and friends. A couple of meeting pods for residents to mingle round and chit chat. Children playgrounds for the kids as well as ample stretches of refectory paths within the facilities. It is suffice to say the facilities in Maple Residences are more than enough to fulfill the residents recreational and wellness needs.

In overall in terms of facilities, it is modest and not too fanciful. This is important, while future JMB able to maintain these facilities at reasonable costs to mitigate future maintenance fees hike.

Density, façade, specifications and other key considerations

Maple Residences sat on 4.8 acres freehold land in Canary Garden Klang township, with total development of 597 units, which translate to a density of approximately 120 units per acre. We would not say it is low dense as it exceed 100 units per acre, at 120 units per acre density level can be benchmarked against most mid-range mass market condo and apartment in the market.

The low density point of we mentioned earlier for this project would be that the development is literally next to the gem of Canary Garden Klang and overlook the exclusive landed development of Canary Garden Klang that consists of cluster, semi-d landed homes.

Each block consists of 199 units that serve by 3 lifts, each lift serves 66 units, decent ratio we would say, when compare to certain development that is having 100 units to 1 lift.

Mix feeling felt on façade of Maple Residence, we like the huge windows and big sliding door, as it allows lot of natural light to the unit a plus point. The huge windows and glass will actually elevate the class of the apartment. The frameless glass balcony is a good touch of class.

Case point, the more glass being utilized as facade, the bigger the windows, the bigger the sliding actually help to increase the aesthetical aspect of the condo and apartment.

While the other end, condos and apartment with small window, with small sliding door, resemble low cost flat kan?

Drive around KLCC and you will know what we are talking about.

However, we are concerned about the white color façade and haphazard grey shades, dark grey color edge coloring combo, where white color often fades easily. The overall color of combination looks ad hoc ‘ish’.

We thought the façade design can be better. While the carpark areas are cladded with greens, not bad, not bad.

Coincidently, we do come across a lot of condos and apartments that look really ordinary with white color façade. First, with white color façade it somehow shrinks the windows from small to look extra small. Then the overall color scheme, often time lots of white with sharp contrasting around the edge of the façade is just very ordinary, sometimes just don’t gel well, magnifying low cost feel. Let’s us show you what we meant. Some apartments look like beehives than apartment.

Some low cost apartment facade

Block structure overview

Each tower at Maple Residences is made up of 23 storey high and breaks down to 2 storey shop office, 4 storey car park, 1 storey facilities deck/podium and 17 storey service apartments, from 6 floor to 22 floor.

View analysis:

Now let’s talk about distance between block A & block C, we understand they are with a good 30 meters apart. South facing units of block C will be looking at north facing block A units. However, these units will be also enjoying internal landscape.

We love block B the north facing units will get to enjoy unblocked black water river view, the French-themed garden and parks as well as overlooking the landed properties.
This will be our preferred view!

While Block B south facing units will get to enjoy pool view and internal landscape, we always prefer mid low floor with pool view.

Our least preferred view will be block A south facing, as it is, it is basically unblocked. But in future when the adjacent empty lands are developed. It will be potentially facing future construction sites that could expose the residents to constructions debris and noise pollution.

Maple Residences PROPCAFE signature 360 degree site review

Yup we have done it, check out the view! The higher the better!

Unit floor plan analysis

Overall floor plan review

In overall, the blocks placements are nicely done, as they are spaced out ‘properly’ and neatly. As almost all units in all 3 blocks are in north and south orientation. These are traditional preferred orientations for most people

Typically, there are 12 units (4 corner units of type B and 8 intermediate units of type A) in each floor.

Typical type B unit ranges from 1250 sqft with 3 bedrooms a storeroom and 2 bathroom, while type A is approximately 870 sqft with 2 bedroom plus a utility room and 2 bathrooms.

In general, both type A and type B layouts are good as they are rectangular in shape which are good for space utilization and furniture placements.

Type A

Great space allocation for type A.  We like the fact that at 850 sqft, it basically fits very well to a growing family.  There are very good sized bedrooms. We like that the utility room has windows, as it can be easily converted to a baby room, or maid’s room. Both bathrooms have windows for natural ventilation.

Despite with a smaller kitchen to operation, there is provision of wet kitchen, which is ideal to ventilate oriental stir and fry.

Some space wastage on the longish dining area to living area though. While bedroom 2 and utility room could be dark especially the windows are facing the internal void area.

Type B

This is product for those who want a bit more luxury of space. This is a good sized apartment, with >1250 sqft built up, each of the 3 bedrooms are able to fit a queen bed and it comes with much bigger kitchen space and a store room.

As type B is a corner unit, it only shares the kitchen wall with another type B unit.

Type B corner unit will able to enjoy plenty of bright natural light from all bedrooms.

However, some may not like the idea of having the main door entrance to look into the kitchen, and we thought the storeroom placement was odd. Some space wastage on the longish and deep dining area to living area.

Lift placement

Each tower is serviced by 3 lifts, however we notice the lifts placement are tucked into one end. Good for units near to it, for units that are located away from the ‘lifts end’, residents may need to stroll further for lift access.

Show unit review

We have checked out the show unit, we would say we like the ID a lot. Let’s see the picture gallery below, both show type A & type B units are very well decorated with good touch of ID, one word sums it all. COZY.

This slideshow requires JavaScript.

We understand that the ceiling height is 3.2m, we are good with anything above 10ft.

The price tag and other related incidentals

Maple Residences starts from RM500,000, this is mass market friendly price tag. Each unit comes with 2 car park lots, and the maintenance fees is RM0.25 psf.

Millennial friendly?

10:90 Scheme

We understand the strain/pressure of millennials. Living in an era with ever escalating living cost increase.

With lesser money to spend, some of us are also encumbered with student loan such as PTPTN, owning a home in Klang valley is not easy!

But but, there is a will there is a way….this is millennial friendly and pocket friendly investment with light upfront

The developer is offering 10:90 scheme. This means that purchasers will just require to pay down 10% and balance 90% is only payable upon VP.

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 draw down from housing loan facilities.

10:90 scheme is beneficial to millennials and young families, to able to save up for renovations, taking the time to settle  PTPTN loan, then only to start serving housing loan repayment in future.

Want to know more about the above deal? Do visit the show gallery and find out more.

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

Catalyst

A Compelling Township with commercials and mall

Is Canary Garden Klang a compelling township today? Perhaps no right now, but do you know its potentials?

The developer KSL has the means to sculpture a new township with trendy amenities and lifestyle component to this part of Klang.

Older township may be able to fulfil basic needs. However, the better living concept now has shifted to have a right space and environment to bring family together. 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 at Canary Garden Klang can offer.

The developer set to deliver the biggest mall in Klang called KSL City Mall @ Klang within Canary Garden Klang, within 2km from Maple Residences. This will be a great unique selling points to Maple Residences as residents able to access to new lifestyle commercial amenities with ease. Having a mall will enhance a family’s lifestyle? A firm yes!

Imagine you will be able cut down all unnecessary travelling time and non-productive activities, and get all you need within walking distance from your home!

Maple Residences being part of Canary Garden Klang will likely reap rewards from future Canary Garden’s Commercial City development. The proposed commercial city development features 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, and all these will directly benefit the residents of Maple Residences.

People behind Maple Residences and Canary Garden Klang

KSL Holdings Berhad is a KLSE mainboard public listed company with sound financial background, 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.

Part 1 Conclusion

You may ask what other options other than Maple Residences? We know millennials are hard to satisfy, we want and we can do for you more.

Part 2 of this article will cover other high profile high rise projects in Klang,

Trio and The Lead, and its relevant comparisons analysis, what project will be the likely winner 5 years down the road.

Leave us your comment, show us your support we will probably publish it, Tomorrow!

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PROPCAFE Review : Maxim Residences @ Cheras By Trillion Maxim

Maxim Residences

Overview of the development

Maxim Residences@Cheras is developed by Trillion Maxim Sdn Bhd. Maxim Residences located behind Cheras Sentral (which previously known as Plaza Phoenix and currently redeveloped by Mayland).

This leasehold mixed development consists of 40 shoplots that located on the ground floor and 542 units of service apartment. This review will solely focus on the residential component. At the time of this review is written, the building plan already approved and in the middle of applying APDL.  Sales and Purchase Agreement is expected to be signed in April. However judging from the actual progress of Sentul Prime, purchasers should keep their expectation low and there is possibility that developer will be delay in securing the APDL. Furthermore the GE is just around the corner which probably almost everything will be at standstill from now on…  However, the delay maybe bless in disguise.

Location

Maxim Residences located in between Taman LenSen and Plaza Phoenix, a well-established neighbourhood in Cheras.

The site

At the moment, the site is yet occupied by trees and old house (from wikimapia it was ex Alam Damai sales office)

Current condition of the site

There are three sides of the site. KL View which will be partially blocked by Connaught Avenue, PJ View where it is partial hilly, and Hill View where Cheras Point and run down apartments located.

In general, there is nothing to be excited about the views. Those units that facing KL View is partially blocked by Connaught Avenue as well as jammed SILK highway. Furthermore on those lower floors in Block B, they are too close with elelvated Interchange Bridge from SILK to Taman Len Sen which may cause some discomfort.

In Block A for PJ view despite the soothing green view, the view will come with hot scotching sun. Apparently from the the sales chart, this view is the less favoured among the purchasers.

For Block B Hill View, the units will face Cheras Point that comes with 10storeys commercial building as well as sewerage pond especially for those higher floor units.

Those units that facing the pools probably are safest as these units not only facing the landscaped common areas, they are also facing mature Taman Len Sen. However the latest development of SUKE which will be built approximately 200metres away may cause some noise pollution in the future.

Kl City View (North Facing)

Petaling Jaya View (West Facing)

On the left is the rundown apartment of units facing Hill View (East Facing)

Masterplan and Facilities

There are two blocks which are identical and mirror image of each other.  Typical floor consists of 12 units/floor.

3 bedders (Size from 1050sqft) consist of 4units/floor and all are with KL city view. The unit no is 7,8,10 and 12 in block A and 2, 3A, 5, 6 in block B.

2 bedders (size from 825sqft) and consists of 6 units/floor units are with Pool, Forest or Taman Len Sen view. The unit no is 1, 2,3,6,9 and 11 in block A and 1, 3, 7,9,10 and 12 in block B

Finally 1 bedder (Size from 619sqft) consists of 2units/floor and views are either PJ or Hill view. The unit no is 3A and 5 in block A and 8 and 10 in block B.

The unit layouts are practical and in developer mind are catered for the mass market. The bedrooms are almost equally spacious with yards, balcony and aircon ledge throwed in.

For 3 bedders type, all rooms are tucked on one side. Despite the size, the developer has managed to squeeze a walk in wardrobe space in the master bedroom. Another good point is two air con ledges are provided so that owners could save few precious bucks on the aircon installations….  However in my view, the developer has sacrificed kitchen space and if you like to cook, you will find it is quite small and you probably find difficulties to fit in your appliances. Most likely the solution is to do your cooking at the yard area. For end unit, this will be advantage as your yard is facing outside. Also the third bedroom is facing the yard and this means for intermediate unit, the third bedroom will stay dark due to yard is facing the airwell. In this case, the end lot unit will be the much better choice.

Also for the end units, the master bedroom will have L shape window compared with the intermediate unit. The window is also larger as can be seen from the scale model in next photos.

Site Plan

Block Plan

Type D (3 bedders type)

Floor layout in Block B

Typical facilities offered such as gym, bbq area, children playground, pool and multi purpose hall. Each unit is provided with 1 carpark. 4 lifts are provided for each block. The common area especially the pool is quite small when they are >500units to catered.  Most development nowadays include sky garden as part of the common area. However in maxim residence despite the smallish common area, the developer has decided to do out the sky garden which in my opinion is a bit of shame and this greatly enhance the selling point of the condo.

The façade of the Maxim Residences reflects the market they target which is mass market. Unlike most development with glassy facade that asking in excess of RM500psf, Maxim Residence has kept the glassy part to the minimum on the bedrooms and living.

Scale model (Towards South)

Scale Model

Scale Model

Scale Model close up on the common area

Access, Amenities and Infrastructure

Maxim Residences is not short of amenities and infrastructures. Just opposite the developments, foodcourt is just a minute walking away and behind the foodcourt is the Econsave. Few minutes driving distance is Taman Connaught.

KK Food Court which is just opposite Maxim Residences

Under the refurbishment now is Cheras Sentral which owned by Mayland. Tentatively opened by 2 or 3qtr this year, Mayland secured bulk of the tenants. The list of the retailers includes TGV, Old Town, Fotokem, Chatime etc. For the full list of the retailers, readers can check out link below.

http://www.cherassentral.com/cherassentral/index.asp

Maxim Residences is easily accessible from SILK highway either from Kajang or KL side. From KL, you just need to follow the signboard to Taman LenSen which will take you to elevated link to Taman LenSen. The same when you need to go to either KL or PJ where you just need to take short link to SILK.

The future access will include SUKE highway which will have two interchanges. One interchange is in Alam Damai and another interchange is at SILK. The SUKE will greatly improve accessibility especially towards towards Sri Petaling and Ampang/Melawati side of the town.

Prices

The price for 1 bedder starting from RM450psf (RM279K), 2 bedders starting from RM420psf and cheapest psf is 3 bedders from RM380psf making the 3 bedders among the cheapest new developments within walking distance of the future MRT station. For each floor, the price is increased by RM1K, considered as reasonable for “mass market” condo.

Similar strategy used in Sentul Prime,  despite yet to secure APDL and development order, Trillion Maxim has started to collect RM2K (payable to stakeholder) to lock in booking of the unit. The booking fee is fully refundable if the purchasers decided to cancel the booking. Below is the block A and B sales status as of 4.December.2012.

Booking Status in Block A as 4.Dec.2012

Booking Status in Block A as 4.Dec.2012

Potential and Catalysts

There are two catalysts that probably will propel Maxim Residences to enjoy some capital appreciation. First is the walking distance proximity to future Plaza Phoenix MRT station. The MRT station which is under construction at the moment is expected to be completed by end of 2017. However this Malaysia and delays are expected despite assurance from Prasarana, and Gamuda-MMC that project is still on track. Therefore IF Maxim Residences is completed on mid of 2016, the residents need to wait for 2 years before can enjoy the public transport. This is one of the reasons why it is bless in disguise if Maxim Residences is delayed further.

Source:
http://www.mymrt.com.my/stations.html#prettyPhoto/32/

Another possible catalyst is the Cheras Point project which is just beside Maxim Residence. For the master plan, readers can go the link below.

http://www.tenggarateguh.com/current-cheras-centre-point.html

The developer is currently in the middle of clearing the ground. The masterplan in summary consists of commercial, office and 2 blocks of service apartments. One of the interesting components is the 10storey building which developer claim to the design built for a college.. This will be interesting as this will provide ready tenants for the unit… Also there are two blocks of 28 storeys in the plan. This will provide cost push factor to the Maxim Residences if the apartments sold at higher prices. And finally there will be direct link from Cheras Point to the Cheras Sentral therefore Maxim residences could use the link to access MRT Station rather than walking path below.

Current site progress of Cheras Point

Shortfall and Improvements

One of the qualms is the number of carparks provided. For this development regardless what is the size, just 1 carpark is provided. It is well known that carpark is always an issue especially with 3 bedders type, larger household is expected and each household will own more than one car.

Also what been informed by the developer, the unit will comes in bare ie without air cons, kitchen cabinets or heaters. This provide a hassle during renovations. In my opinion developer should attempt to provide water heater and air cons as these are standard items in apartment nowadays. Furthermore, it is quite hassle for owners to route the aircon drain piping and gas.

For investors, no rebate or discount and dibs will be offered at this junction of time.

Despite all these setbacks, it seems that nothing stopping the purchasers to book unit(s). With just RM2k refundable deposit, the booking status is close to 70% as of 4.December.2012 and should be much higher by now. However it is remain the be seen whether all the bookings will be converted to to firm sales when developer is calling for SN P signing in near future..

Also at the moment till Cheras Point is up, the access to the future MRT station and Cheras Sentral is less than ideal and something needs to do to improve the access to the Cheras Sentral and MRT station. At this moment, the only access to Cheras Sentral and MRT station is via below. Despite the less ideal roads, the whole journey should take less than 10 minutes.

Walk towards Connaught Avenue

Climb the slope which can turn slippery especially raining days

Walk along the unkeep ways

Cross the busy roads to Cheras Sentral and MRT Station

Conclusion

The development is clearly target at mass market with its affordable pricing and no frills package. There are uncertainties on the  developer ability to secure permit from authorities and developer financial capabilities to execute the project incase of the economy downturn.

However, there are not many affordable mass market developments that offer good access to public transport and highway and therefore this make Maxim Residences worth a second look. On a quick glance, a higher end development in same locality developed by PJD called Youcity is selling in excess of RM600psf…

Progress Update ( 18th Jan 2015)

Progress 18 Jan 2015

Cheras Center Point Future Phase

Maxim Residence @ Cheras Progress – 18th Jan 2015

Maxim Residence @ Cheras Progress – 18th Jan 2015

Maxim Residence @ Cheras Progress – 18th Jan 2015

Cheras Centre Point Beside Maxim Residence @ Cheras Progress – 18th Jan 2015

Cheras Center Point beside Maxim Residence @ Cheras Progress – 18th Jan 2015

Cheras Center Point beside Maxim Residence @ Cheras Progress – 18th Jan 2015

Cheras Center Point Future Phase beside Maxim Residence @ Cheras Progress – 18th Jan 2015

Cheras Center Point Future Phase beside Maxim Residence @ Cheras Progress – 18th Jan 2015

Cheras Center Point Future Phase beside Maxim Residence @ Cheras Progress – 18th Jan 2015

Cheras Center Point Future Phase beside Maxim Residence @ Cheras Progress – 18th Jan 2015

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