PROPCAFE™ Review: Atwater @ Petaling Jaya Section 13 by Paramount Property

As mentioned earlier in PROPCAFE
TM
 post :
PROPCAFE™ Review: Petaling Jaya Section 13 @ Selangor
 the city of Petaling Jaya was developed during British Malaya due to overpopulation in Kuala Lumpur in 1950s and since then Petaling Jaya didn’t looking back. Due to the long history, the township is pretty much developed and mature with few pocket of lands available for development. Occasionally there will sporadic launches in this land scarcity township. From Propcafe’s vague memory the last launch was Biji Living at Petaling Jaya Section 17 which was launched in mid of 2015. Selling over RM428K for the smallest 550sqft, the project is currently over 97% sold, a respectable sales figure given that most developers were reporting a slow sales during the period 2015~17.

More than 90% of the purchasers are Chinese and this is expected where locality the demographic wise, Chinese forms the majority of the population in this part of Petaling Jaya.

Aside the demographic, Daerah Petaling is one the most affluent district in Malaysia and being the centre of daerah Petaling, this part of Petaling Jaya is one of the most affluent area. Old is really a gold here.

Source: https://www.dosm.gov.my/v1/index.php?r=column/cthemeByCat&cat=120&bul_id=RUZ5REwveU1ra1hGL21JWVlPRmU2Zz09&menu_id=amVoWU54UTl0a21NWmdhMjFMMWcyZz09

The combination of the demographic and higher disposable income of general population in this part of Petaling Jaya always pique the interest of PJLang whenever there are new launches, which is a scarce event anyway. This bring PROPCAFE
TM
 to the new launch by Paramount Property, Atwater @ Petaling Jaya Section 13 with GDV of RM780million.

Where is Atwater?

For a hardcore PJLang, the location need not need further introduction. Sandwiched in between Sin Chew Jit Poh and EX-DKSH building and fronting the landmark Lisa De Inn, the location is distinguished and immediately recognizable.

Landmarks within Atwater vicinity

The main artery for Atwater is Jalan Universiti where it will link you to all the major highways in Klang Valley. If you are coming from SPRINT highway, you can exit through Jalan Abu Bakar@Section 16 and short a driving distance make the right turn to Jalan Universiti. Similarly if you are coming from Federal Highway, you can either use the route Jalan Barat => Jalan Kemajuan => Jalan University. Key in
Paramount Property Gallery
 in WAZE to guide you to the sales gallery if you are still lost.

Accessibility is never an issue here however the main grouses for residents are the heavy traffic congestion leading to the Bulatan Rothmans (now is EX) during evening peak hour but the traffic now is much smoother since the implementation of traffic system replacing the roundabout

Distance to the nearest highway

LDP – 1.8km

NKVE – 5.6km

SPRINT – 1.7km

NPE – 6.3km

Federal Highway – 2.6km

Public Transport

Taman Bahagia LRT Station – 2.3km

Taman Jaya LRT Station – 2.7km

Taman Paramount LRT Station – 1.8km

Phileo Damansara MRT Station – 1.7km

Asia Jaya LRT Station – 1.6km

Education Institution

KDU College – 4.3km

University Malaya – 3km

International Islamic University Malaysia – 1km

INCEIF – 2.3km

MAHSA University College – 2.5km

TOC Automotive College – 600m

Hospital

Columbia Asia Hospital – 600m

KPJ Damansara – 4.5km

UM Medical Centre – 3.4km

Tun Hussein Onn National Eye Hospital – 2.6km

Mall

Jaya One – 750m

Atria Damansara – 3.2km

Jaya 33 – 1.3km

Tropicana City Mall – 2.4km

Jaya Shopping Centre – 1.7km

Leisure

Crystal Crown Hotel – 2.2km

Lisa De Inn – 350m

Best Western Hotel – 1.7km

School

SRJK (C) Puay Chai – 1.6km

SRK Seri Petaling – 2.8km

SMK Sultan Abdul Samad – 1.8km

SMK Taman Sea – 2.2km

SMK (L) Bukit Bintang – 2.7km

SMK (P) Sri Aman – 2.8km

In short the location of Atwater @ Petaling Jaya Section 13 is as prime as it can get and with 5.2 acres of land, it is quite a sizable piece of development.

Concept & Masterplan

Atwater is integrated mix development built on a 5.2 acre of leasehold land. Being part of the urban renewal of Petaling Jaya Section 13, the development is well connected with neighbourhood development to create a seamless and safe linkages for pedestrians.

The integrated development is to encourage work and live within the same compounds where residents simply walk from the residential to commercial & retail components via the elevated link bridge.

Some readers may curious what is Atwater all about? The name is taking inspiration from ponds and cascade water feature through the retail and commercial components. The multiple water ripple effect caused by cascading water has soothing effect as well as symbol of integration between residential and commercial components.

The residents can access the commercial component via the elevated linked bridge from the residential carpark to the podium level. Subsequently the residents can access to the next door development through the link bridge where under Petaling Jaya Section 13 Renewal plan all development will be linked by the elevated link bridge.

Scale Mode showing The Link Bridge between Commercial & Residential Component

Interestingly looking from aerial view the master plan, the water seems to cascading from the residential lap pool to the commercial’s main water feature, creating a seamless free flow!

Artist Impression of overall development plan

Traffic Management

Traffic management is one of the utmost important keys in integrated development. Visitors who are not familiar always worry the confusion signage and for residents they fear the congestion associated with commercial activities. Therefore proper signage and dedicated ingress/egress and carparks for residents, visitors to both residential and commercial must be concise to avoid confusion which contribute to traffic congestion within the development.

In the case of Atwater, all the carparks for commercial component are located at the basement, where visitors will use the dedicated ramp leading to the basement parking B1 & B2. For residents they will head to the 2 guardhouses located on both end of resident towers’ elevated carpark building.

Scale model below showing the internal traffic management

Ingress/Egress of Atwater residential and commercial

Residential component

There are two towers in the RM385million GDV residential component, the 23 storeys Family tower and 26 storeys Lifestyle tower. The naming of the towers is in line with the concept of the serviced apartment where Paramount Property is promoting multi generation living within the same compound. PROPCAFE
TM
 will touch more on this point shortly. All the units located from 8
th
 floor onward with facilities deck on level 6a & 7. To soak in the Petaling Jaya skyline view, viewing deck and facilities such as BBQ, Sky Play, Chess Corner etc are located on rooftop of both residential towers.

Atwater Scale Model Residential Component Facing South

 Lifestyle Tower

 Family Tower

Atwater Scale Model Residential Component Facing North

Lifestyle Tower

Type

Built Up, sqft

Total Unit

Configuration

Carpark

A/A1

670

77

2 bedroom

1 carpark – Level 8-13*

2 carparks – Level 14 – 33

C/C1

703

233

2 bedroom

Total

310 units

*All units in Lifestyle Tower at level 11-13 with office facing direction will get 2 carparks

Family Tower

Type

Built Up, sqft

Total Unit

Configuration

Carpark

E1~4

850

92

2 bedrooms

2 carparks

F

1050

45

2+1 bedrooms

2 carparks (Level 14 & above will get 3 carparks)

G

1204

23

3+1 bedrooms

3 carparks

H

1422

23

3+1 bedrooms

Total

183

In total there are 493 units on 2.18 acre where the density worked to be 226units/acre which is a quite pretty low density development given that nowadays most development exceeding 300units/acre and some high density even exceeding 500units/acre!!

Each block will have 4 lifts comfortably serve 78units/lifts in Lifestyle tower and even lower 46units/ lift in Family Tower.

For privacy purpose the residential component is tucked at the rear of the development behind the commercial component.

Lifestyle Tower: Unit & Floor Layout

Atwater Type A lifestyle

Update with latest floor layout

There are 12 units in every floor and interestingly… half of the units are corner unit with additional window on the kitchen to allow more natural sun permeate through the house. All units are having either North or South direction which promotes better ventilation and lesser exposure to east & west sun.

 Type A 670sqft 2 bedrooms

 Type C 703sqft 2 bedrooms

Despite the compact size, the layout is spacious and practical and Paramount Property has managed to fit two bedrooms in it. Despite the primary target market of Lifestyle Tower is single or DINKs (Double Income No Kids), it is suitable for a family with small kid as well. The 2
nd
 bedroom can be used as kid’s or guest’s room.

Atwater Type A living 01

With dual entries to bathroom your guests do not need pass through the master bedroom to access the bathroom. The yard is located after the bathroom which according to the salesperson designed as such to maintain privacy as it is tucked away from guests. Furthermore after the bath you can immediately put the laundry in washing machine. However the yard is only sufficient to install the washing machine & dryer without any much space left especially if you plan to install hangers to dry the clothes.

Atwater Type A Dining

Upon casual chat with salesperson, it was found that on highest 5 levels in Lifestyle Tower, rather than the standard 10ft ceiling height, these units come with high ceiling with a whopping 16ft ceiling height! What this means to the owners of these double volume units? Given that size of standard unit in Lifestyle Tower is rather compact either 670sqft or 703sqft, the additional “air space” is huge bonus for owners. Essentially by building mezzanine deck owner can increase the usable floor space! Such high ceiling allows the owners to expand the space for additional storage, living or sleeping area. Alternatively the high ceiling allow display of the art work, ceiling work, lighting etc. It is up to the creativity of the owners for renovation and interior decoration.

The double volume Units in Lifestyle Tower

Owner can build shelves through the wall to display personal collections, decors, photos etc. Alternatively, owner can erect book shelves to keep all the books and magazines that been kept in the boxes due to lack of space in the apartment. The double volume height book shelves surely look fabulous and impressive.

To increase the usable floor space, the most practical way is to build a mezzanine deck or an attic. The mezzanine deck can be converted to working space or additional bedroom.

The double volume space will spare room to hang the dreamt grand chandelier which will not be possible in normal ceiling height condominium.

The 16ft ceiling height will give luxury of space for intricate ceiling work with spare room for a mezzanine deck.

If you arty person, 16ft high of wall will give space to you freedom to express yourself.

Source: random photos from Google image

Some example of what you can do with double volume unit. Only question is how deep in your pocket?

Even if you are not doing anything fancy, the 16ft ceiling height will create impact in the space.

The biggest surprise of all, it seems that Paramount Property didn’t put huge price premium on these limited double volume units. Do check it out with the friendly SA.

There are only 60 units are available in Atwater for sale.

See the Show Unit Type A 670sq ft Photos Gallery Here!

 Atwater Type A Dining

 Atwater Type A kitchen & dining

 Atwater Type A Kitchen

 Atwater Type A living 01

 Atwater Type A living 02

 Atwater Type A master bedroom 01

 Atwater Type A bedroom 1

 Atwater Type A master bedroom 02

 Atwater Type A lifestyle

 Atwater Type A master bath

Update (8.April.2018)

Paramount property has obtained Atwater APDL early of last month and buyers who booked the unit were invited for SPA signing for past few weeks. For some of types, the buyers received pleasant surprise.. For example for type A1/B1 (670sqft) and C1/D1 (703sqft) in lifestyle tower, enhancement has been made on the layout.  to allow alternate access to the yard especially IN CASE the bathroom is being used, the yard is accessible via 1st bathroom the window is upgraded to door!

Most readers know PROPCAFE
TM
is big fan of loft and were quite disappointed when was told these limited edition double volume units didn’t come with any mezzanine deck.   However PROPCAFE
TM
 was proud to announce that Paramount Property has decided to build the mezzanine deck for these loft units! Not only that, these mezzanine deck also comes with their own bathroom. What does this means to the house owner? The mezzanine deck not only can be used as family or study area, it can be converted to a bedroom as well. This mezzanine deck is about 230sqft, adding to 670sqft (type A1/B1) and 703sqft (type C1/D1), making the total built up is 900sqft and 933sqft! Not only that, with mezzanine deck, the loft has flexibility to be a small size family home with 3 bedrooms and 2 bathrooms configuration. The headroom is quite reasonable with kitchen is having 8′ 10″ headroom and mezzanine deck with 6′ 10″ headroom, sufficient for standing adult.

Even with the mezzanine deck above the kitchen, you still can have loft space on both bedrooms and living. which means if you need additional living space or storage, the space can be converted for such purpose.

Artist Impression of the loft unit

With the loft design and mezzanine deck, the buyers only need to pay additional RM70K compared to the standard unit! It is screaming steal and no wonder these limited units already fully booked and at the time of writing, none of the units are available. For more details, dropby to the Atwater sales gallery for more information.

Family Tower: Unit & Floor Layout

Atwater type F Living & dining 02

There are even lesser units in Family tower else only 8units/floor with unit size ranging from 850 – 1422sqft. Most of the units are with Semi-D concept where only one wall is sharing with neighbour. Some of the unit even didn’t share a wall with neighbour. There are 4 units/floor for type E and 2 units/floor for type F and one unit each for type G & H.

Atwater type F dining & kitchen

Paramount Property recognizes that with aging population especially the Petaling Jaya where some of the folks are growing old and their lifestyle may also change after retirement. With their children already grow up, they no longer need the space and also no longer feasible for them to maintain the current abode. Condo lifestyle is perfect for them because it offers not only security feature but condo living is at single level therefore more gentle on knee as they do not need to climb staircase. The facilities are appealing to them as they can exercise and socializing among them at facilities deck.

Atwater type F master bedroom

What is
assistive living
 then? The unit with
assistive living
 is designed with elders with mobility restriction in the mind. It is additional effort by Paramount Property to ensure these elders require minimal supervision for their day to day living. Assistive living feature such as switches at lower level (4ft from floor level), wider bathroom, bedroom & main door and no step or gentle slope provided to at main entrance & bathroom as well as ledge in master bathroom for seated showering and toilet support rails for master bathroom.

Atwater type F master bath

It is a small gesture from caring developer to ensure that the elders still can live with dignity and independently.

For type E, half are normal unit and another half are
assistive living units
. All type F are Assistive Living units.

Similar to Lifestyle tower, all units are with either North or South direction.

For family tower, the smallest unit will comes with 2 bedrooms to the biggest unit is coming in 3+1 bedrooms configuration. Type F, G & H have an expansive living and dining layout to enjoy the view and natural sunlight. In PROPCAFE
TM
’s opinion, the layouts are general safe, Semi-D concept, no bedrooms looking into each other, reasonable sizes without any space wastage.

Unit Layout Type E3

 TypeF 1050sqft 2+1 bedrooms

 Type G 1204sqft 3+1 bedrooms

Unit Layout Type F & G

Nice touch on the master bedroom window design where you can put bench and storage along the window.

For type H, PROPCAFE
TM
 feels that the layout can be improvised with a wet kitchen introduced in lieu of study area. The study area can be shifted to next to bedroom 3. For Asian Family, a wet kitchen usually is a must for home cooking especially taichow style or cooking rendang or curry.

Unit Layout Type H and PROPCAFE
TM
 proposal

See the Show Unit Type F 1052sq ft Photos Gallery Here!

 Atwater type F Living & dining 01

 Atwater type F Living & dining 02

 Atwater type F dining & kitchen

 Atwater type F master bedroom

 Atwater type F Bedroom 1

 Atwater type F study room

 Atwater type F master bath

 Atwater type F Bath 1

Multi generation living

Both towers are designed by Paramount Property with theme Family and Lifestyle with multi generation living concept in mind where older generation feel it is time to downgrade from landed to condo. The children already grow up and would like to have privacy and yet… still want the convenient of having their parents around…. For example having home cooked meal and soup! Wouldn’t it be convenient if you are living NEXT and NOT together with your parents? 🙂

Of course when parents need a help for example some handyworks or repair around the house, they can give a call to the children who just live next door.

Facilities Deck

The facilities for the residential component are located on the level 6a & 7 and rooftop of each tower. There are few type of pools to cater for different group of residents. At Atwater, there is lap pool for serious swimming, infinity & family pool to soak and chill and wading pool for children. For active outdoor lifestyle there are facilities such as

half basketball court

indoor badminton court

Floating gym overlooking Lap pool

Outdoor X-cercise station

Playground

Not forgetting the elders, Paramount Property has designed reflexology path and Aqua gym in the Atwater’s facilities deck as well.

Children Playground

Of course not forgetting social activities, BBQ facility, Jacuzzi, SPA and landscaped gardens/ lounge/ pavilions are scattered around.

Jacuzzi at Night

To soak in the unobstructed Petaling Jaya view, Paramount Property has put viewing deck and some facilities on the rooftop for both blocks for residents to enjoy. With multi generation living theme, Paramount Property is putting social & chess corner, BBQ area, reading pod and multipurpose deck at the rooftop. And not forgetting children, some equipment are installed in Sky Play to keep the children occupied.

Artist Impression of facilities deck on 7
th

Scale model of facilities deck at 7
th
 floor

View and orientation

All units in Family and Lifestyle towers are positioned with North-South orientation to promote better ventilation as well as minimize the west-east sun exposure. It is smart move from Paramount Property because East direction will be facing the neighbour future development. Of course west facing is always not desirable given Malaysia climate.

The high floors overlooking the office towers will be afforded good view overlooking Petaling Jaya Section 17 as well some greeneries of Kiara Park.

Atwater North View

The low floors with North direction even though the view is blocked by the office towers, they will enjoy the view of the facilities deck where the lap pool spans almost the length of the facilities deck. Where else for units in Lifestyle Tower at level 11-13 with office facing direction, to compensate the lack of view they will get 2 carparks.

Scale model showing facility deck view

The south direction will be overlooking the Petaling Jaya Section 13 industry area where Local Council is committed for the urban renewal.

Atwater South View

Despite facing the future development, Atwater will have minimal impact as all units will have north-south orientation. However unit type F will be slight affected as the Balcony is overlooking it. However PROPCAFE
TM
 found out that in the neighbour development there will be 2.2acres of facilities deck where this type F will be overlooking at.

Atwater East View

Atwater West View

Commercial component

Built on 3.02acre, the commercial component consist of two office towers, 2 storeys of retails as well as the Park fronting Jalan Universiti for the enjoyment of public and Atwater residents.

The Atwater Park fronting Jalan Universiti

With integrated development, Paramount Property is promoting harmony and dynamic living where residential and commercial are co-exist.

Both commercial towers & office space is not open for sale currently however in PROPCAFE
TM
‘s visit we were told that Paramount Property is negotiating with some parties for enfloor deal. It will be interesting to know who are the parties nevertheless if this materialized it will be coup for Atwater. Stay tune with PROPCAFE
TM
 for more update on this…

Retail space will be retained by Paramount Property to ensure full control of the retail mix of F&B and services. PROPCAFE
TM
will keep readers posted when Paramount Property secure tenants for Atwater retail space. Stay tune…

Pricing & Maintenance Fee

A the time of writing, no firm pricing was advised however the indicative PSF guidance is RM820psf which seems to be in line with Petaling Jaya Section 13 recent launches. The maintenance and sinking fund is yet to be fixed.

Conclusion

PROPCAFE
TM
 is a big fan of Petaling Jaya due to the location, accessibilities, and amenities and most important due to mature township there are limited land available for development and hence limited new property supplies. With the demand from older generation to switch to condo lifestyle as well young generation, the condo demand is always healthy judging from the good occupancy from the completed development.

However the sentiment property market is not favourable may make buyers hesitate and therefore it is not surprising that some developers are holding back their launches. However there always two side of a coins and for buyers who are hunting of bargain, this may the best time!

Registration :
paramountatwater.my

Atwater Sales Gallery Location Google Map :
https://goo.gl/maps/toiXXVDKTEM2

Lot 94, Jalan Universiti, Section 13

46200 Petaling Jaya Selangor

Telephone 03-79318091 Fax 03-7931 2669

Website
www.paramountatwater.my

For the virtual tour for our sales gallery, click
https://goo.gl/maps/jHZa3wii29U2

Till then Happy Hunting!

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Related


PROPCAFE Peek : Brisbane New Properties @ Australia

Good day! PROPCAFE proudly brings to you guys an overview of Brisbane property scene just for your benefits on whats going on other parts of the world. As many will ask, “Why Brisbane?” and “why not Melbourne, Sydney or other cities in Australia?”…well the short answer is because we can. Joke aside, Brisbane is selected based on the following factors:-

– Editor’s knowledge of the city

– Brisbane has the highest migration move in rate for Australia in the past few years

– Reasonable house price index, when compared to Sydney, Melbourne or Perth and pretty close to Klang Valley if no conversion.

– A city that have capacity to grow, and currently its the 3rd most populous city in Australia, with 2mil population on Brisbane and its greater Brisbane area.

– top 16 the most livable city in the world, as compiled by The Economists. We believe Penang is within the top 20 as well.

As compared to other more recognised cities of Sydney and Melbourne, Brisbane is seated on Brisbane River as opposed to sea fronting landmark and its the capital city of Queensland with milder weather throughout the year. Gold Coast (a favourite tourists destination) is just 72kms south of Brisbane CBD (Central Business District).

Greater Brisbane Map

Brisbane City Map

Just for your information, as foreigners (neither Australian citizens nor permanent residents status), you are allowed to buy ONLY new properties directly from developers, and upon subsale, you must only sold to Australian citizens or permanent residents. This is Australians ways to curb property speculation we guess. We believe capital investment of certain amount is cap tested.

In this article, we will bring to you guys 4 distinct categories of properties currently available directly from developers, i.e. Inner city iconic highrise, Inner city highrises (River facing and inner city facing), city fringe lowrise and city fringe landed.

Please do note that Queensland adopts “build then sell” method therefore usually a brand new off plan project will be available til completion generally, as opposed to Klang Valley where people make beeline to queue for days for off plan new launches.

Many of the projects discussed here have been in the market for the last 1-3 years and developers are still selling them. Buyers usually adopted the wait and see attitude, although when buy off plan, you only need to pay 10% deposit (note: someone told me that some developers do accept bank guarantees) and nothing else until the project is completed (not even interest), however banks will usually do a valuation at the completion date and if the valuation is lower than the purchase price, potential buyers aren’t able to secure enough loan to cover the purchase.

Therefore many Australians preferred to wait and buy only upon completion.

Another reason is that most Australians are nomads. They travel around for work and many don’t stay in one place for life. Therefore they usually more likely to rent than buy. And they also have lower saving rate, hence makes renting a place more “affordable” in terms of their financial planning.

Also its the Australian dream to own a piece of land and build own home, or move to the country or sea side, although these days, these dreams are harder to come by with the soaring real property prices.

Another observation for property launches here is that advertisers or property developers only use ACTUAL site surrounding pix for illustration…unlike in Malaysia where developers are so over-painted the surrounding with trees and forest (even for inner city condo) of the actual building it feels like you buy into heaven.

Most condos launched here has expected view pixs of your condo facing. Also as for floorplan, most developers provide you with sqm for each individual room, not just one sqm for the entire floorplan. As typical buiding, kitchen cabinets, airconds and sanitary wares are all included in the selling price.

 INNER CITY ICONIC HIGHRISE

INFINITY BRISBANE

Infinity, Brisbane

Infinity will soar 81 levels/262 metres high and boasts views unmatched. It looks like a black needle in the city skylight and now its completed up to 75 storey at the time of writing.

Infinity will be Brisbane’s tallest residential tower upon completion. With 81 levels of contemporary living and 549 meticulously designed apartments, this state of the art development will take your inner city lifestyle to a whole new level.

The breathtaking architectural design of Infinity means that each apartment boasts fantastic views while featuring the highest quality fixtures and finishes for which Meriton is renowned. Infinity is expected to be completed by early 2014.

Set on the north side of Brisbane’s CBD, Infinity encapsulates what city living has to offer including easy access to shopping, transport, fine dining, business and professional services. Situated only metres from the Kurilpa foot bridge, you’re only a short walk to galleries, performing arts venues, libraries and fantastic restaurants and cafés.

Where your new life starts and the horizon never ends…

NOW SELLING

PROPERTY TYPE
PRICE
1 bedroom
1 bath, levels 34-40
$502,000 – $508,000
1 bedroom + study
1 bath, levels 34-40
$496,000 – $514,000
2 bedroom
2 bath, 1 car space, levels 34-64
$657,000 – $750,000
2 bedroom
1 bath, 1 car space, levels 52-63
$643,000 – $676,000
3 bedroom
2 bath, last remaining, level 56
$995,000

Another iconic building on sale now is Hilton Surfers Paradise, Gold Coast (
www.surfersparadiseresidences.com.au
).

INNER CITY HIGHRISES – ITS ALL ABOUT THE RIVER

River, River, River…..

The next most priced or prized properties in Brisbane will be its iconic riverview apartment project. Literally most riverside projects or apartments will carry minimum AUD50 to AUD100k more expensive than the inner city development and those units facing the Brisbane “mighty” river will again, premium on top of the non riverview units.

Bear in mind that almost all apartments/condos in Brisbane come with sizable outdoor balcony, contrary to the Malaysian highrises scene where balcony is sort of optional….between haters and likers.

PENISULA (
www.tdd.com.au
)

Penisula is situated at Kangaroo point, the once pinnacle place for outer inner city living. However there are more 70 to 80s buildings these days as the focus of developments have shifted elsewhere. Nevertheless, Kangaroo Points still have its glory, being just a Story Bridge away to the city.

The Penisula claims to have secure undercover carpark, luxury finishes throughout, 25m heated pool n gym, 3km to Brisbane CBD, protected river views (meaning can never built-out), low corporate fees (maintenance fee in Malaysia) and 300m to city cat ferry (river taxi/boat ride services).

1 bedroom (plus study) from AUD370,000 (non riverview)

2 bedrooms from AUD435,000 (non riverview)

For other riverview highrises, you may check out Hamilton Harbour (
www.hamiltonharbour.com.au
), The Promontory at Yungaba (
www.yungaba.com.au
), Vida West End (
www.vidawestend.com.au
), Promenade Hamilton (
www.portsidewharf.com.au
).

INNER CITY HIGHRISES (NOT NEAR RIVER)

There are many developments for this category. Generally highrises that no taller than 30 storey dotted around the city and fringe.

THE MILTON RESIDENCES (
www.themilton.com.au
)

One of Brisbane’s most exciting residential and lifestyle addresses, this vibrant new community incorporates 298 luxury apartments [ 30 levels ], a contemporary foyer and exclusive club lounge furnished with Giorgio Armani’s Casa range, resort-style amenities, premium commercial suites and niche retail, in the exclusive inner city suburb of Milton. Price from AUD400,000.

Features and amenities:-

– 1.5km from Brisbane CBD

– 30 levels with 298 one, two and three-bedroom apartments

– Direct access to Milton railway station

– Resort style amenities, commercial office space and a ground-floor retail promenade.

These are some of similar highrises:- Skyview Apartments (
www.skyviewapartments.com.au
), Belise (
www.belise.com.au
), UrbanEdge Apartments @ Kelvin Grove (
www.urbanedgeapartments.com.au
), The
Hudson@Albion
 Mill Village (
www.albionmill.com.au
), The
Green@RNA
 Showground (
www.showgroundhill.com.au
), Mowbray, East Brisbane (
www.mowbrayeast.com.au
), The Green (
www.thegreenbrisbane.com.au
), M&A (www.mac-ann.com.au)

INNER CITY LOW RISE

As prime sites getting fewer, the current trend for developers is to acquire the site of single or multiple existing Queenslander houses and rebuild as low rise apartment block. These sites usually available just outside CBD and developments usually have 6 to under 50 units for sale and generally the height of these development will not be greater than 6 storey.

Addison Quays Bulimba

24 Apartments and 18 Marina Berths on the Bulimba Reach……..

Addison Quays when complete will be a quality low rise 3 storey building developed on the Riverfront in the heart of Bulimba.

Located less than 2.5km from the
Brisbane CBD, Addison Quays retains all the characteristics required to exemplify the very best that waterfront living has to offer, together with a choice of adjoining marina berths for the boating enthusiasts.

Being one of the last well positioned waterfront sites which exist in Bulimba; Addison Quays is set to capitalize upon an underlying demand for new residential product in the wealthy Bulimba precinct.

Designed by high profile architects Cottee Parker the project will span a total of 24 residential apartments and featuring a mix of one, two and three bedroom apartments.

Owners can also choose from a total of 18 Private Marina Berths ranging in size from 12m to 20m in length.

Addison Quays will recognise direct river frontage, with views toward Teneriffe and will promote walkability to well-known Oxford Street precinct.

The project is also immediately abutting the newly completed Bulimba Riverside Park.

18 Marina Berths ranging from 15m to 20m.

Pool (8m length) recreation, BBQ and entertainment area.

Ducted Air-conditioning.Ceiling fans to living area, bedrooms and external terraces.

Located in the prestigious area of Bulimba on the last remaining absolute waterfront site for multi unit dwellings on Addison Avenue.

Designed by award winning COTTEE PARKER with efficient apartment design to maximise stunning River, City and/or Park views. Developed by one of Queensland’s largest construction companies DE LUCA.

Central location, 2.5km to Brisbane Central Business District. Less than 250m to City Cat terminal and bus stop.

Each apartment has a secured storage lock-up available.

High quality fixtures and finishes with European appliances.

CCTV, High speed internet (via broadband) access, wired for Pay TV, Smart lighting system.

Secured bike storage room in basement. 2 x seccure carparks per apartment.

2beds, 2bath, 2carparks and study nook from AUD795,000.

For similar developments, please check Bulimba Sky (
www.eplace.com.au
), Riverpoint on Ferry (
www.riverpoint.com.au
).

LANDED – OUTSIDE CBD

Unless you are getting subsale, there are hardly any new landed within the 10kms of Brisbane CBD. Larger land+build own estates are generally outside 10kms of CBD. Generally Australians are more keen to buy a piece of land (generally size from 600sqm up) and build own single or double storey homes. However there are not many developers building ten of thousand homes (or large estate or township) when compared to Malaysia. For landed, generally there are about the size of 20 homes in an gated development, or townhouses or a series of few units terraces. Sinnanon Farm is one of these examples.

Sinnamon Farm, Sinnamon Farm – Western Suburbs Gated Community (
www.sinnamonfarm.com.au
)

Sinnamon Farm is a gated community of 29 homes surrounded by a 4000sqm Private Residents Park, Orchard, Pool and other recreational facilities.

All homes are architect designed,  have luxury finishes and have been designed to take advantage of the elevated north-east aspect of Sinnamon Farm.

The following House Types are available within Sinnamon Farm:

2 Bedroom + Study Terrace Homes
3 Bedroom Terrace Homes, both from AUD498,000
4 Bedroom Freestanding Homes from AUD660,000
3 & 4 Bedroom Heritage Homes
200m walk to shopping, dining and local amenities
Neighbourhood of tree lined streets and parklands
Located on a network of river pathways
Choice of leisure pursuits on site and close by

Sinnamon Farm is your opportunity to live a premium lifestyle in an area you will love.

You may check out Nottingham Square (
www.avjennings.com.au
)

Congratulations if you have read so far. Thank you.

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PROPCAFE Review : Avantas Residence @ Old Klang Road

Old Klang Road has been in the limelight in recent months. From the future launches of the likes of 8 Seputeh (Gapurna), to The Grainz (by Exsim), to Verve Suites @ KL South (by non other than BKP Properties) as well as The Petalz (also by Exsim).  And we are not even talking about the various projects which are under construction along the OKR – Jln Puchong stretch, e.g.  Ong Chong Resident’s 8 Residence , Mutiara Johan’s Tiara Mutiara and Akisama’s Parklane (a massive 4,000 units of apartments).  So Old Klang Road IS quite happening! (and I’m already excluding a few projects in front of OUG Plaza, near the Jln Puchong Police station like 8 Benteng)

So what is this Avantas Residence, where is it, and what does it have to offer.

It is located right before the Taman Desa junction.

The picture on the left shows the location of the site – on the left side of the road, this is taken from OKR heading towards OUG.

Second picture on the right, shows the view of the site from the opposite side of the road.  You can see the Taman Desa hill at the back, as well as bits of Papillon.

Location wise, it is not too deep into OKR.  You can access it quite easily from Federal Highway or Seremban Highway – unlike the neighbouring Saville , which requires you to u-turn entering it (if you are coming PJ or KL via Federal Highway), or to u-turn exiting it (unless you are heading to OKR or Taman Desa).

It’s right along the major Old Klang Road, and similar to Saville, the orientation is also similar.  So you can sense, that we will be using Saville as a benchmark for most comparison.

It was reported in the NST 2 years ago (!?)
http://www.nst.com.my/streets/central/monorail-extension-to-jalan-klang-lama-1.16052#ixzz2KxUklTJR
  :

Land Public Transport Commission proposes that the Monorail service extends to Taman Gembira

A PROPOSAL has been made to extend the KL Monorail services from its
Tun Sambanthan station to Taman Gembira in Jalan Klang Lam
a.

But since then until now –  I don’t think there’s been any updates nor new development on this proposal.  Even Gapurna’s project is leveraging on the existence of the future monorail line.

Think of Saville, and Avantas is similar in terms of size (1 acre land), orientation, 6 levels of parking (additional basement parking for the retail crowd – probably learned from Saville’s experience of limited parkings for visitors).  The facade is honestly nothing to shout about, no oomph factor.

There are 28 stories, first 6 floors are for parking, 1 basement floor for retail parking, and 5 commercial units  (developer’s keeping it – not open for sale to public).  Level 7 is the facilities floor, with facilities such as pool, children’s playground, gym .. and proposed laundromat as well as sundry store (being I’m quite skeptical about this .. I’ve not seen such businesses prosper, as they cater strictly to residents only).  Roof top has a proposed sky garden too.

Prices range from low RM600psf upwards to RM730psf;  cheaper psf for west facing larger units; for same floor units, east facing units can be up to RM50psf more expensive!  Do note however, that for east facing units on the lower floors, views will be blocked by the hill of Taman Desa.

Despite this being a preview, up to 6 floors have already been fully sold to internals as well as business associates(so the developer claims), and another 6 floor is being reserved by the developer for future launches, albeit a higher psf.

All the units come with free air conds for the rooms, and a separate unit for the living area, as well as water heaters.  No wardrobes nor kitchen cabinets will be provided.  But for units larger than 1000sf, 2 car parks will be provided.

This an artist rendition of the 1+1 unit, note the vertical blocks in the middle, this is the proposed +1 study.  Actual unit doesn’t come with any walls at all for the +1 room.

West facing units are larger sized, with smaller units all facing east.  Do check out the 1100sf units – potential for dual entry , ie. 2 separate units.  But oddly enough, the 8xxsf and 9xxsf units that come with 2 bedders – all have only one bathroom.  This is rather odd, and takes a bit of getting used to. 9xxsf is NOT small, and having to share a bathroom with the next room – is not really something the master bedroom tenant will look forward to.

The developer is a a new company, CPI Development Sdn Bhd, with no previous track record and this will be their maiden project.  To me this will be the deal breaker, how much confidence do you have in this company.

From initial research on mudah.my and ipoperty, Saville’s 12xxsf units are asking for around RM520psf, with rentals for a fully furnished units ranging from RM2500 to up to RM3500 (wishful thinking IMHO).

Papillon units, if it can be used as a comparison, are asking for about RM600psf all the way to RM800psf (!) in the subsale market.

Other future competition to take note of,  these projects, from the 2 developers who are not known to be cheap :

The Grainz
 @ Old Klang Road by Exsim … as well as
The Petalz
 @ OKR also by the same developer … future launches, limited information at the moment.

Verve Suites @ KL South
 – rumoured from RM700psf all the way to RM1000psf.  Developer’s site is open for
registration
 , or you can view renditions of it from
skyscraper city.com

But these few developments will surely be quite iconic, given the developers back ground and their track record in coming out with stunning developments.

So Old Klang Road is definitely BUZZING …  the question is, how “investable” is this project.  My answer is, only if the numbers make sense to you.  What’s your outlook on OKR, future developments of OKR ? If you are able to get LTV90%, even roughly a loan of RM500k, you are looking at roughly rental of RM2500 to break even – is this doable ?  Do keep in mind future deluge of condos along the main OKR stretch.  But on that note as well, bear in mind KLEC down the road is asking for RM1200psf ?  According to the sales folks, Saville has a healthy demand units even partially furnished at RM1800 upwards.  Also apparently this area is quite popular with stewards and stewardesses.

Or are you going to bank on future capital appreciation and ride on higher expected pricings by Exsim and BKP ?

If you are going to go along the LTV70 stretch, a positive cash flow will be quite easily achievable.  But is this what you really want, compromising your goals and settling for a lesser target.  I don’t know if it will meet my personal criteria of ROI 100% of capital invested + 6% targeted gross rental yield.

My take :

location is key, fronting Old Klang Road, and potential monorail (if it ever happens)

not too deep into OKR, diagonally opposite Scott’s; so enjoying the proximity of Tesco, without actually having  to live above it.

proximity of Chinese primary school just down the road – SRJK Choong Wen, next to the Old Klang Road market before Jalan Kuchai Lama

easy access and catchment for OKR upgraders

steep pricing

future competition from pipe lined projects

questionable returns (are there other projects with lower risks and easier way to meet your targeted ROI?)

developer is unknown, no track record, so no details of past performance

Current promotion for early bird includes :

a)    rebates of 5%

b)   legal fees for SPA is waived, only if use the panel laywer

c)    developer interest subsidy scheme (seems getting popular these days, you pay the bank the interest first, then the developer will reimburse you later)

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PROPCAFE 360 Degree View : Avenue D’Vogue @ Petaling Jaya by Inspiration Group

Avenue D’Vogue
 PJ has just recently VPed. PROPCAFE Team is fortunate enough to get invitation to have LSB, Lawatan Sambil Belajar at Avenue D’Vogue PJ and we feel very excited and can’t wait to share what we have seen and learnt. We thank Mr Har for inviting us to his crib at Avenue D’Vogue PJ.

Some introduction here on Avenue D’Vogue PJ.

Avenue D’Vogue PJ is located at Section 13, Petaling Jaya. We would not want to drill into Section 13 Petaling Jaya, the location may we just term this as ‘MILF’, Mature, Ideal, Luring,
F***
 Famed. We have also reviewed another project here in Section 13 earlier, just in case you are interest in MILF properties,  you may read it
here
.

Some quick summary on Avenue D’Vouge PJ.

What we like:

We love the location of Avenue D’Vouge PJ. MILF (See above) apa lagi you mau?

Limited supplies of SOHO, SOVO, SOFO in PJ. We assume usage to be versatile!

Rare project with rooftop facilities

Avenue D’Vouge PJ VP was delivered in satisfactory condition and workmanship (Yeppp, this is commericial property, typically purchasers are at the mercy of the developer to obtain CCC & VP concurrently) This is a viral and trending on Empire City, you know the drift!

What we don’t like:

Massive deviation from artist impression to actual delivered product at Avenue D’Vouge PJ

Initial impression of rooftop facilities was grand and Titanic feel, but turn out to be ……you go and see yourself, TITANIC GONE!!!!

We don’t like the price then, paltry appreciation now.

Avenue D’Vouge PJ, seriously Avenue D’Vouge PJ? This is England or French ni?

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PROPCAFE™ Review: Ayden @ Warisan Puteri by IOI Properties

Ayden @ Warisan Puteri: Introduction

PROPCAFE’s passion in property review is pretty much known among our ardent readers and YES our enthusiasm is pretty much reflected in our in-depth review. PROPCAFE will review a project that piques our interest and it doesn’t stop there.

Occasionally upon VP, PROPCAFE are invited by friendly owner or developer for LSB (acronym for Lawatan Sambil Belajar) for a 360 degree review on these projects.

One and Half Years ago PROPCAFE did an in-depth review of
Warisan Puteri
 township and 360̊ Review Avista. For more information on Warisan Puteri &
Avista
, please click the link below

https://propcafe.net/warisan-puteri/

And here

https://propcafe.net/propcafe-360-degree-view-avista-warisan-puteri-ioi-properties/

Dengkil and Salak Tinggi have welcome few developers such as Paramount Properties, Glomac, IOI Properties and SunSuria for the past few years. However, awareness among house buyers can be quite understated.

For example, do any of the readers aware that flyover upgrade work has started for Simpang Empat Kampung Semarang? With the completion of this flyover, it will reduce traveling time by at least 10-15minutes during peak hours.

The lack of knowledge and marketing what’s going on here is probably attributed to smallish township developed by these developers and no cohesive plan among them to create awareness of this area.

Developer

Township

Size (acre)

IOI Properties

Warisan Puteri

206

SunSuria

SunSuria City

375*

Paramount Properties

Greenwood

237

Glomac

Glomac Saujana KLIA

239

*exclude Xia Men University 150 acres

Developers in areas such as Semenyih, Puncak Alam, Canal City etc. they own a big land banks and can afford to allocate sizable marketing budget for events and advertisement for branding and awareness purposes.

For example, Eco Majestic @ Semenyih by EcoWorld the size is about 1000acres which is about the same size as the above townships in Dengkil and Salak Tinggi combined. However THIS IS SET TO CHANGE with Sime Darby Properties (SDP) is slated to officially launch first phase of residential phase of 1775 acres Serenia City this month.

What does means to other townships in Dengkil and Salak Tinggi? For a start, with the entry of big townships in this area, there is investment for infrastructure upgrade and additional amenities. We will come back to this shortly.

PROPCAFE was told that latest residential launch of Keranji@Greenwood, 20X65 double storey terrace house was fully taken within a day of soft launch. And the first phase of Serenia City residential project, Amani @ Serenia City 20X70 double storey terrace house was launched over the weekend.

And guess what, 126 units offered under phase one were fully sold out within hours.

http://www.theedgemarkets.com/article/first-phase-sime-darby-propertys-serenia-city-sold-out-within-hour

The demand is testament of high interest of home buyers in Dengkil and Salak Tinggi. This is not a surprise as from our check with IOI salesperson the first two phases of Warisan Puteri have encouraging take up.

PROPCAFE was told 50 units in Evira were rented by Xiamen University as accommodation for their lecturers. The rest of Evira were fully taken up. That’s translated into 75% sold status.

For Avira despite premium price where it was launched from RM663K for 2,277sqft 22X75 Double Storey Terrace House it was almost 100% sold with only one unit left for sell! In fact PROPCAFE was told that IOI Properties has revised the price couple of time and yet the buyers are OK to with it.

The good take up can be attributed to proven and good developer reputation, excellent building architecture and quality finishes, “Fenced and Guarded” precinct despite individual title and finally the location with easy access to amenities, access and public transport.

Interestingly, despite the perception that Dengkil and Salak Tinggi are predominantly populated by Malays, from the salesperson feedback, Chinese purchasers forms quite a large number of purchasers in both Evira and Avista which is healthy to balance the demographic of the area.

During PROPCAFE walk around, it was observed that approximately 30% of the units in Evira are already occupied with couple of houses were still under renovations where else about 40% of units are already occupied and about 20 units still under renovation in Avista.

This is quite healthy given that Avista was just VP-ed about one year ago which shows that majority is genuine home buyers. With healthy occupancy, the capital value will HOLD as majority of the owners are predominantly buy for Own Use and not for Flipping.

Surrounding of Evira and Avista

This month, IOI Properties will soft launch the 3rd phase of residential and the first strata development in Warisan Puteri. Ayden is a 3 storeys townhouse development.

PROPCAFE checked out the development…. Despite Ayden being marketed as no frills and basic strata  living, some of the signature features are incorporated by IOI Properties… Stay tune of PROPCAFE review….

Artist Impression of Ayden Facade

Ayden @ Warisan Puteri

Located on 17 acres of Freehold land, Ayden is a stratified development and the 3rd residential precinct in Warisan Puteri. Consist of 344 units, RM160m GDV, Ayden will be developed over two phases with Phase 1 consisting of 202 units where else Phase 2 consists of the balance 142 units of townhouse.

Green space occupies approximately 4.4 acres which forms approximately 26% of the entire precinct. With a density of 20units/acre, Ayden is slightly higher than the density for terrace house which is normally around 14-16 units/acre.

Ayden will be launched over 2 phases

Façade and Design Concept

The façade of Evira and Avista is conservative design with tiled pitched roof, large window to allow natural sunlight and flat car porch roof. Suffice to say it is a pretty safe façade and most buyers can relate to it. However for Ayden, IOI Properties has taken a bold step where modern cubism design is adopted as the façade.

Unlike the predecessors, no more pitched roof where concrete flat roof is adopted.

The balcony is interspersed throughout every level to break the minimalism look. The result is quite fascinating with choice of navy blue and white tones. It maintains its minimalism feel and yet the façade is contemporary.

Ayden Facade Artist Impression versus Show Unit

All the units are with North-South orientation. Please note that first phase will have a slight West-North and East-South orientation. The orientation promotes a better ventilation as well as reduces heat exposure from East or West sun.

If you observe the site plan carefully, generous visitor carparks are allocated along the eastern perimeter. This is important to ensure visitors do not haphazardly parking along the road and block the access.

Ayden Site Plan

Other features of the Ayden include

Single entry & exit point with access card

IOI Signature 50’ wide internal roads

20’ wide back lane for more privacy between row of house

Gated and Guard community with grand guardhouse

Fiber Optic with internet connectivity ready upon CCC

Basic facilities e.g. multipurpose hall, security, playground and leisure park

Open concept and fenceless/gateless to promote communal living and create space between house.

Ayden internal road and backlane

Artist Impression of Ayden Streetscape

For better traffic control management, each entry and exit are allocated double lanes where each lane is dedicated for residents and visitors.

Artist Impression of Ayden Guardhouse

Unfortunately to keep the maintenance fee low and no frill concept, PROPCAFE was briefed that the generous 20’ wide backlane will be kept as basic as possible without extensive landscaping.

Personally PROPCAFE feel quite disappointed as we feel living value can be enhanced with just minimal additional effort from developer side.

We were told that IOI Properties has prioritized the interior of the house with some of the design and fittings are “upgrade” for the price that they are selling.. Still….

Bare backlane Versus Landscaped backlane

Unit Layout and Composition, structural and architectural analysis

To simplify the construction in general there are only two types (type A & B) as described below.

Type

Orientation

Total Units

Footprint

Built Up, sqft

Configuration

Maintenance Fee, RM

A

Intermediate

260

24 X 70

1851 (Lower Unit)

2142 (Upper Unit)

3 bedrooms & 3 bathrooms

RM0.08PSF

A

End Lot

64

1851, 2540, 2551(Lower Unit)

2142 (Upper Unit)

B

Intermediate

16

1851 (Lower Unit)

2142 (Upper Unit)

B

End Lot

4

1851, 2551(Lower Unit)

2142 (Upper Unit)

There are little splitting between type A & B with exception of location of bedroom 3 in lower unit. In Type A the 3
rd
 bedroom is located next to the kitchen at the rear where in type B the 3
rd
 bedroom is at the front.

Unit Layout Type A

Unit Layout Type B

What PROPCAFE like about the unit

Practical layout. All bedrooms are ensuite with bathroom. The carporch can fit two mid-size sedan cars in tandem. There is enough space e.g. store, yards for a small family.

Carporch is wide without pillar with extended roof and be able to fit in 2 midsize sedan comfortably

Large size rear sliding door (lower unit) and window (upper unit) enable natural light to brighten up the unit.

Open concept layout enables flexible placement of furniture and flexible allocation of space for dry kitchen, dining and living area.

High ceiling height throughout all levels, 10’ for ground floor, 10.5’ for 1st Floor and 10’ for 2nd Floor. However at the family area, there is a pleasant surprise where the ceiling height is double volume. The unit feels spacious.

All bedrooms are good size and can fit a queen size bed easily including sufficient space for wardrobe. Check out the master bedroom @ upper unit. It is humongous and is easily more than 250sqft.

When PROPCAFE was at the site, the weather was hot and unfortunately not much of breeze. Despite the actual unit was yet equipped with air conditioners, when we were at 3
rd
 floor, to our surprise, we didn’t feel stuffy or hot at all which is typically associated with flat concrete rooftop concept.

What PROPCAFE think can be improved about the unit are

The foyer for upper unit is recessed deeper. The wall should be push forward to create more internal space (the foyer is located internally and not externally)

The size of yard is quite small. Will not be able to fit in a clothesline to dry clothes.

Ground Floor for both lower and upper units

1st Floor for lower unit

1st Floor for upper unit

2nd Floor for upper unit

As mentioned earlier, despite the no frill concept, IOI Properties has put extra effort in the finer details of the house to ensure that the owners will benefit from these details in long term. Few of the worth to mention features such as

Carporch, store and bathroom are fully tiled to minimize the renovation hassle after VP.

Aircon drain and copper piping are provided for living and all bedrooms. Owners can install aircon and place their compressors at designated compressor ledge. The façade will look tidier with all compressors tucked away and owner also saves renovation money.

All water supply, drain and aircon piping are well covered under the RC roof and routed to center pillar for tidier façade without protruding beam.

Fiber optic with internet ready upon CCC. Owners do not need to wait for service provider to get more users before starting the broadband service.

Laminated flooring provided throughout family and all bedrooms for more comfort flooring

Floor skirting is provided throughout the unit

Beamless ceiling throughout the living and dining area, family area and all bedrooms. This will create more spacious feel and owners may not necessarily install plaster ceiling to hide the hideous beam. With the exception of the upper unit where dining and living area are joined, the beams are unavoidable.

Instead of wood door, generous aluminium frame sliding door is provided at the 3
rd
 bedroom and kitchen leading to yard for lower unit. The sliding door also allows more natural sunlight to permeate inside the unit.

Decent sanitary ware design with shower screen and water heater points are provided in all bathrooms.

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What PROPCAFE would like to touch on is the humongous ceiling height in family area @ upper unit. If readers could recall in Avista review, the ID house illustrates what owners can do with the double volume space such as creating a mezzanine deck for study area or children playing area.

18ft double volume space in family area @ upper unit

If owners need additional space such as study area, bedroom or multipurpose space, owner can choose to erect a mezzanine deck adding another 144sqft into 2142sqft, with a total of 2286sqft built up!

This built up is equal to 22X75 Avista where the built up is 2,200sqft and cost RM660K. This is major benefit where owners get more value from choosing a townhouse.

Ayden mezzanine deck proposal

There are few enhancements of the actual unit versus the show unit. One of the examples is the entrance of the bathroom will be upgraded to tiles instead of laminated flooring for ease of maintenance.

Please check with the friendly SA the proposed enhancements.

Ayden upgrades

Ayden Show Unit

Ayden showunit just completed recently PROPCAFE was quite excited and dropby to IOI Sales Gallery last week to visit the sales gallery. Enjoy the picture!

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Ayden Lower Unit

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Ayden Upper Unit

Ayden Construction Progress

The show unit was completed and construction of the units on the same row is at advance stage. In fact IOI Properties has gone ahead to complete the piling work for first phase.

This is similar to earlier phase like Evira and Avista where the precincts were delivered ahead of schedule.

Ayden construction progress

Ayden is stratified and contractually as per Schedule H the precinct will take three years for completion. However the first phase is expected to be completed in less than 2 years by first quarter of 2020.

The second phase launching and construction will depend on the demand and response of first phase.

Price, Maintenance Fee & Booking status

The price starts from RM460k for typical intermediate unit upper unit. For a 2142sqft built up, the PSF is translated into just RM215psf! The lower unit despite smaller built up is pricier than upper unit.

The maintenance fee is currently set at RM0.08psf where type 1 1851sqft and type 2 2142sqft will only pay RM148 and RM171 per month.

Pretty affordable for security and basic amenities residents will enjoy in Ayden.

Ayden just opened for booking about 2-3 months ago and despite without much publicity the first phase of Ayden was about 40% booked. Out of 202 units opened for sale in first phase, 82 units were booked and currently SPA signing are in progress.

Apparently  the booking for lower and upper unit were quite evenly split out. Check out the Shootout! Lower Unit versus Upper Unit below.

Ayden Booking status as per 5.June.2018

In our view, the booking status was considered good given that the property was opened for booking just a month before election. Furthermore the show unit just completed recently.

Compared to recently sold out headline in Serenia City and Greenwoods, these are conventional individual titled double storey link houses where else Ayden is stratified townhouse living concept in GnG precinct.

The booking status is a testament that despite being unproven concept in this growing corridor, as long as the you having good layout and finishes, reputable developer, amenities and infrastructure and of course price, it will be well accepted by the buyers.

Shootout! Lower Unit versus Upper Unit

Now the big question is the lower unit or upper unit? Let’s do some shootout between the two….

Lower Unit will be preferred unit IF

The biggest advantage of lower unit is the 3
rd
 bedroom on the ground floor. It is important for family who has elders and cannot handle staircase due to age issue

If your priority is to have your car on the same level as your unit for ease of logistic, then lower unit is definitely a better choice.

Lower unit has open concept layout for living, dining and kitchen area. It looks spacious

End Lot has advantage of additional window on side which allow more natural sunlight

However if you can overlook the slight inconvenience of climbing the staircase, you will enjoy the following in Upper Unit

Bigger Built Up. In Upper Unit you get 2142 sqft versus 1851 sqft (16% extra built up). Not only that, you are paying RM15K lesser for bigger Built Up.

On top of 3 bedrooms, you are getting a double volume family area where mezzanine deck can be built easily which can add up to an additional 144sqft to the built up.

The master bedroom is simply humongous! There is a space for walk in wardrobe and roof garden.

The built up of upper unit is almost equal to double storey terrace house, suitable for a small family.

Artist Impression of Ayden Leisure Park

Update of Warisan Puteri/ KL Southern Corridor

PROPCAFE’s last visit to Warisan Puteri was about 1.5 years where KIP Sentral was still pretty empty and Evira and Avista were already in advance construction progress.

There was commitment from IOI Properties to landscape the pocket of empty land based on few themes such as Paradise of Persia, Bliss of Mediterranean, playground etc.

Fast forward today, there are significant improvements observed in Warisan Puteri.

Still remember the empty plot of land in Avista review?

This empty plot of land envisaged as Public Park has been transformed and landscaped to the theme Paradise of Persia with walk path along the township, gazebo plants and trees.

Paradise Of Persian Artist Impression versus Actual

Similarly few pocket of empty land around Evira and Avista already landscaped with facilities such as Futsal court, playground and gazebos. These facilities are built outside of the Evira perimeter so that the benefit is not only for Warisan Puteri but for Kota Warisan residents as well.

Common Area at Adjacent to Ayden

 Quite impressive playground equipment is provided outside of Evira and Avista perimeter for the enjoyment of the children. There is a half basketball court to cater for a variety of sports within Warisan Puteri.

Common Area at Evira

Staying true to the commitment, IOI Properties has erected the guardhouse and currently manually manned by guard while waiting for the utilities connection for FULL operation of boom gate through access card.

Common Area at Avista

Currently the main commercial area serving Kota Warisan is KIP Sentral and Mall. The commercial area, despite pocket of shop lots are still available for rent/sale, has turned out to be pretty vibrant.

The amenities and services are sufficient to cater for the needs of the residents from eateries, clinic, grocers, laundry, budget hotels, car repair, accessory and tyre shop, pet shop, bank, hardware, clothes boutique etc. In fact there is a traditional foot massage as well!

With the completion of The CORE and Glomac shop lot across the main road, there will be more options and alternative for the residents….

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Amenities around Kota Warisan

The construction progress of Horizon Village Outlet (HVO) currently at piling stage without any superstructure is in sight and seems to be behind the schedule.

Despite that, HVO is expected to be opened by Mid of 2018 (http://www.theedgemarkets.com/article/horizon-village-outlets-expects-attract-10-million-visitors-within-year-opening), it’s very unlikely and some delays in official opening is inevitable. Hopefully HVO management will come out with new target date for the official opening.

With the completion of HVO in the future, it will provide more shopping option to the residents and lend more vibrancy to this area.

Xiamen University were welcoming their February.2018 intake and latest student count as at December.2017 was 2650 students with 529 Chinese students, 270 Malaysian students and 30 students from other countries.

In fact, due to lack of quality accommodation around Xiamen University, the university has arranged for the lecturers to be based Evira.

The master bedroom comes with cozy corner for quiet area

PROPCAFE feels that Dengkil and Salak Tinggi have been underrated versus other areas due to low publicity (and profile) by developers. Despite the high sales achieved by the developers even for the newly launches, PROPCAFE feels that publicity, marketing and events to be organized so that people can drop by and have a feel of the changes happening in this area.

A quote from famous developer “If you can attract prospect buyers to come to the show unit, the job is already half done”.

Back to the update for a start, SDP is constructing an interchange to ELITE along Jalan B29. The interchange is to improve the accessibility for the massive 1775 acre Serenia City.

However, obviously the benefit is spilled over to the neighbour townships as well. In the past, the nearest highway interchange is located at KLIA which is easily 13km away.

Warisan Puteri township is located just 3km away providing a smoother ride to Kuala Lumpur, Petaling Jaya and Subang Jaya and will easily shave 10 -15 minute from journey time.

Progress of Serenia City Interchange

The construction work is at advance stage and is expected to be opened in October.2018.

One of the very important news is the physical work for Kampung Semarang Simpang Empat which was announced in July 2016 has started!

This stretch is famous for choked traffic during morning and afternoon peak hour and you may easily get caught in the traffic for 15minutes especially with no police manning the traffic.

Simpang Ampat Flyover progress as per June.2018

The RM100m bypass flyover construction is expected to take 3 years with completion in 2021. With the completion of this flyover, it will provide a
TOLL-FREE and Traffic Light Free
 access to Putrajaya, Cyberjaya and MEX highway to Kuala Lumpur.

This bypass flyover is crucial because many homebuyers hesitate to buy house beyond Simpang Empat due to notorious bottleneck.

Another news is without the need to use jalan B48, SEPANG residents will save 10 minutes in travel time when the RM80million project B20 route connecting Kota Warisan to Bandar Baru Salak Tinggi is completed in three years.

Click the link below for more information.

https://www.thestar.com.my/metro/metro-news/2018/03/14/new-link-road-ready-in-three-years-route-connecting-kota-warisan-to-bandar-baru-salak-tinggi-expecte/

Currently most of the infrastructure upgrade and mall works are still ongoing with Serenia City interchange to ELITE is on course for completion this year.

When all these infrastructure upgrade and mall are completed, this part of Klang Valley Southern Corridor will be more vibrant, accessible and habitable.

Update

PROPCAFE is a big proponent of public transportation system since we are attaining developed status as city. PROPCAFE believes paradigm shift will happen in next few years despite the sporadic and still under developed public transportation system especially with MRT and HSR proj
ects.

Nevertheless, there are pocket of area that being overlooked by home buyers that well served by public transport.

In PROPCAFE’s view, ERL is probably one the most efficient, punctual and best public transport in Malaysia (and possibly in South East Asia).

In our PROPCAFE reviews, we have shown plenty of amenities and infrastructure upgrade around Sepang. However, with this video, first effort produced by PROPCAFE, we hope that our followers can appreciate the conveniences of the home located so close to train station such as Salak Tinggi ERL Station.

From Warisan Puteri to Salak Tinggi ERL station, it only take less than 5 minutes by car. Then from Salak Tinggi ERL station to KL Sentral (which about 45km), it only takes 20 minutes of ERL ride.

Enjoy PROPCAFE’s first effort produced video! Leave your comments below and let us know your thought.

Conclusion

The level of activities in this part of Klang Valley Southern Corridor has picked up with the number of public and private projects are approved. The opening of Serenia City interchange to ELITE in Oct 2018 will greatly improve the accessibility. Easy access to highway is akin of artery of a township.

The high take up of Warisan Puteri earlier precincts with recent SOLD OUT news of First phase 126 units Amani@ Serenia City and 204 units in Keranji, Greenwoods @ Salak Perdana were fully booked in 1 & 3 hours respectively are testament to the high interest of home buyers in Dengkil and Salak Tinggi areas.

Based on IOI Properties track record and proven reputation, added feature in the unit architectural, no frill stratified development with affordable maintenance fee, Ayden is expected to gather interest and doing well as well.

To conclude the review, the Ayden townhouse and its value proposition for prospective home owners who are looking for a large home at minimum outlay.

To visit the Warisan Puteri sales gallery, just
Waze to

“IOI Galleria @ Warisan Puteri, Sepang”

Bandar Puteri Warisan.

Address : Persiaran Warisan, Bandar Puteri Warisan,

43900 Sepang, Selangor, Malaysia.

Business hour : Mon – Sat 9am to 5pm Sun & Public Holidays 10am to 5pm.

Tel. No: +603 8947 889

Website:
https://www.ioiproperties.com.my/Ayden/

Till then, Happy Hunting!

From,

PROPCAFE Intern

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PROPCAFE™ Peek : Penduline Type C Homes @ Bandar Rimbayu By IJM Land

Bandar Rimbayu

Bandar Rimbayu is a premier township development by IJM LAND, inspiring nostalgia for a time when life was simple and people lived close to nature, in a safe and supportive neighbourhood. Set in tranquil green surroundings on a 1,879 acres, Bandar Rimbayu is set to be an iconic mixed development of residential, commercial, recreational and parkland components.

Bandar Rimbayu IJM PROPCAFE ARC

Location and Accessibility

The accessible and strategically-placed development of Bandar Rimbayu is conveniently close to urban amenities such as shopping malls and educational institutions, and is connected to urban centres and major towns through the nearby highways including

Lebuhraya Shah Alam (KESAS),

LebuhrayaKemuning – ShahAlam(LKSA),

Expressway Lingkaran Tengah(ELITE) and

the South Klang Valley Expressway (SKVE).

With a gross development value in excess of RM11 billion, Bandar Rimbayu will be an integrated township with residential, commercial and recreational components spread over four precincts: Flora, Fauna, Bayu and the Commercial Hub.

Bandar Rimbayu IJM Location

If you’re looking for a home with a convenient commute, then look no further as the Bandar Rimbayu Township, is easily accessible through five major highways – KESAS, LKSA, SKVE, ELITE and WCE. A direct link to the ELITE and SKVE through Bandar Saujana Putra is expected to open in early 2017, while the interchange to the WCE which connects Banting to Taiping is due to be completed in 4 years time. Apart from that, each home in the Penduline parcel will be equipped with afibre internet access point for high-speed virtual connectivity.

A Peek into Bandar Rimbayu Penduline Type C Homes

A Greek philosopher once said that, ‘often change is the only constant in life’, but for many people, the roof over their heads is a much sought after constant to help anchor them. It is therefore imperative to choose the right home for your needs, and if you are a young person starting out in life, that home must fit the bill when it comes to value and comfort.

IJM Land’s Penduline development easily fulfills all the requirements of a first-time home buyer, and the launch of its latest Type C phase, offers the opportunity to own a landed property within a reputable enclave.

The renowned Bandar Rimbayu Township is divided into four precincts – Flora, Fauna, Bayu and a soon to be bustling Commercial Hub.  Bandar Rimbayu Penduline, which is named for a small and neat bird found in rainforests, is the first development within the Fauna precinct. Here, 625 double story link homes will have individual titles over an expansive land area of 54.95 acres.

Bandar Rimbayu Penduline siteplan

Bandar Rimbayu Penduline Type C Floor Layout

The Bandar Rimbayu Penduline homes at Bandar Rimbayu are designed as an exclusive enclave, with two separate entrance and exit points, to disperse traffic congestion within the parcel.  This also will allow future residents, through their Residents Association (RA) to potentially turn Bandar Rimbayu Penduline homes into a “gated and guarded” community. IJM Land will support the construction of a perimeter fence and guardhouse, subject to the formation of a Residents Association and upon the approval of the appropriate authorities.

Bandar Rimbayu Penduline Type A and Type B homes have been launched and snapped up with expected enthusiasm, as the double storey homes all feature 2’x2’ porcelain tiles throughout the house, air-conditioning points in the living spaces and bedrooms while every bathroom features a water heater point.

The latest phase which has just been launched recently was the Bandar Rimbayu Penduline Type C home, based on the concept of mid-century modernism, which is expected to resonate well with the target market of buyers in their mid 20’s. The warm, neutral concept of the space within the house is accented with natural wood finishing, providing the perfect foundation for striking furnishings and decorations.

 Bandar Rimbayu Penduline Type C Living Hall

 Bandar Rimbayu Penduline Type C Dining Hall

 Bandar Rimbayu Penduline Type C Dining Hall

It is also important to feel like you can move freely around your home, and not be cramped in by close quarters. In the Bandar Rimbayu Penduline Type C homes, the living room flows seamlessly into the kitchen, to create a sense of spaciousness. And unlike many other starter homes, the downstairs study room is roomy enough to double up as a bedroom, should the need arise.

 Bandar Rimbayu Penduline Type C Kitchen

 Bandar Rimbayu Penduline Type C Kitchen

Upstairs, the capacious master bedroom begs for a minimalist touch to the décor; while the second bedroom capitalises on its unconventional shape to create cosy nooks for form and functionality. Families, like aspirations, grow; and IJM Land is mindful enough of this in designing the 3
rd
 bedroom of  Bandar Rimbayu Penduline Type C homes to contain plenty of activity and storage areas.

Bandar Rimbayu Penduline Type C Study Corner

According to Managing Director of IJM Land Berhad, Edward Chong Sin Kiat could not have been more pleased with the launch of the latest parcel of Bandar Rimbayu Penduline homes.

‘Anyone can build a house, but at IJM Land we pride ourselves in developing well thought out homes. We’ve listened to the wants and needs of the market, and we’re confident that they will respond positively with our latest offering of Bandar Rimbayu Penduline Type C homes. Value isn’t just about offering affordable homes, it’s about tuning into the desire of the home buyer, and presenting them with a mindful space. One that they will be happy to live and prosper in for years to come,’ he said at the launch of IJM Land’s Bandar Rimbayu Penduline Type C homes.

Bandar Rimbayu Penduline Type C Show Unit

Bandar Rimbayu Penduline Type C homes are built on a land area of 20’x70’, with a total built up area of 2,028 square feet. The houses are priced from RM739,800, and there are only 155 units available for sale. These Type C homes are the final phase of the Bandar Rimbayu Penduline parcel, which will total 625 units in all. The first three phases of Bandar Rimbayu Penduline is targeted to be complete by the first quarter of 2018, consists of 470 units, 80% of which are already sold. Prospective buyers are now able to choose from houses with a built-up area of 1,771 sqft (Type A), 1,898 sqft (Type B) or 2,028 sqft (Type C) with prices starting from RM 694,800 for these double storey homes.

Bandar Rimbayu Penduline Type C Bathroom

The entire Penduline parcel is surrounded by 5.7 acres of a verdant central park, which caters to sporting and outdoor activities.The facilities offered include a neighborhood square, a football lawn field, a multipurpose court, a futsal court, an integrated playground, a walkway/ jogging track and an outdoor gym.

 Bandar Rimbayu Penduline Type C Bedroom

 Bandar Rimbayu Penduline Type C Bedroom

 Bandar Rimbayu Penduline Type C Bedroom

 Bandar Rimbayu Penduline Type C Bedroom

 Bandar Rimbayu Penduline Type C Bedroom

 Bandar Rimbayu Penduline Type C Bedroom

To get a better feel of the unique character of the Penduline Type C home, you can now view the show house at Bandar Rimbayu. For more information, please log on
http://rimbayu.ijmland.com/property/penduline

Ab0ut IJM LAND

IJM LAND Berhad (IJM LAND), the property development arm of IJM Corporation Berhad, has garnered a reputation as one of Malaysia’s premium property developers. Through the years, IJM LAND is honoured to have shaped Malaysia’s township landscape and built thriving communities that are well into the future.

The company’s vast portfolio includes townships, sustainable developments, iconic waterfront community, luxury homes, landed and high-rise residences, offices and commercial properties in prime areas of Penang, the Greater Kuala Lumpur, Seremban, Johor, Sabah and Sarawak. Its global footprint extends to Vietnam, China and the United Kingdom.

In recognition of its commitment to organisational excellence, IJM LAND has been recognised both locally and internationally with accolades that include the MSWG-Asean Corporate Governance Industry Excellence (Property) Award, FIABCI Malaysia Property Awards, BCI Asia Top 10 Developer Awards (Malaysia), International Property Awards (Asia Pacific) and Putra Brand Awards. For more information, visit
www.ijmland.com
.

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PROPCAFE™ Review: Bangsar South @ Kuala Lumpur

Not many will recall that 60 odd acres concrete jungle Bangsar South was formerly a squatter area known as Kampung Kerinchi. The leasehold land bought by UOA way back in 2005 and helped to relocate the squatters to the nearby flats. Separated by Jalan Kerinchi, one piece of land is developed as Park Residences where predominantly by residential component and another piece of land developed as commercial centre. However over the time, the master plan had evolved for example Bangsar South Nexus, a lifestyle neighbourhood centre and Capri, own hotel brand by UOA are operating in Park Residences. Where the last residential component of Park Residences, Camellia was launched in 2011, UOA has focus their attention to develop the commercial portion where the Vertical and Horizontal offices are completed and handover to the owners.

Kampung Kerinchi

We all know about Bangsar, a prestige and well known address sandwiched between KL, Damansara Heights and Petaling Jaya. Where is Bangsar South, does it remotely close to Bangsar?

The 60acres development is formerly known as Kampung Kerinchi where the squatter were located. Kampung Kerinchi is sandwiched between landmark such as Menara Telecom, MidValley and Angkasapuri. Infact, Pantai Dalam with YTL development was the more famous sibling in this area. Having difficulties to complete the flats to relocate the squatters in Kampung Kerinchi, DBKL has engaged UOA and in return sold the land to them. UOA swiftly rebrand the land as Bangsar South and rest is history….

 The Squatters in Kampung Kerinchi

 Aerial view of Kerinchi

 Kerinchi flats to make way for new devvelopment

Bangsar South to the certain extend (even up to today) is perceived as poorer cousin (in sense of demographic, amenities, prestige, branding etc.) to Bangsar which is a fair remark. However we need to mindful Bangsar is mature area is that some of the properties are as old as you and me! Some pocket of land have been developed here and there for example the Nadi Bangsar by HapSeng Land and Serai by BRDB. However these developments cost arm and leg and more than RM1,000psf. For example the smallest size in Nadi Bangsar, 441sqft was sold for a whopping RM1,200psf from developer.

You can take hundred years of attempt to change perception and yet people may still be sceptical and PROPCAFE was not without exception as well. The stigma associated with the kampong, the haphazard roadside parkings, the thousand and thousands of flats scattered around, the massive congestion especially in peak hour remain in the memory and to certain extend most are still remain valid. Just like the below the congestion taken in front of Bangsar South Nexus in evening peak hour.

Congestion in Jalan Kerinchi during evening peak hour

There will always be two sides of a coin. The sceptical will think it is not a good to invest or buy for own stay due to sever congestion especially during the peak hour which is bad traffic planning and sign of overbuild, the perceived lack of demographic due present of low to medium cost apartments around, lack of amenities that support a township etc. A believer will think every prime area in KL (think of KLCC,  Jalan Ampang, Phileo Damansara, Damansara Uptown, MidValley etc. and you get the gist) are jam anyway during the peak hour and it is a sign of demand and wong (subjective though) and with present of corporate it provide ready pool of tenant/buyer, excellent location due to between of everything. There is no right or wrong, just which angle of you look into it.

LocationX3

Let’s talk about the property investment, Location X3! Located approximately 7km to KLCC, Bangsar South is sandwiched in between PJ Old Town, Bangsar, KL Sentral and Future Bandar Malaysia. For KVLang who travel regularly in this area, they already know the location. In PROPCAFE opinion, the location is centrally located however it will be nothing if not supported by infrastructure, amenities and access. Which bring us to the next chapter- accessibility.

Location of Bangsar South sandwiched between PJ, Bangsar, KL Sentral, KLCC and Bandar Malaysia

Accessibility

Despite the 3 lanes road (each way), the congestion in Jalan Kerinchi during the weekdays peak hour is well famous and documented and for well travel that worth its salt, it is a No Go Zone during the peak hour. In PROPCAFE humble observation, the congestion is due to multiple traffic lights along Jalan Kerinchi and backflow from heavily congested Federal Highway coupled with haphazard roadside parking along the Vista Angkasa due to lack of parking and taxi queue in front of University LRT Station.

However from perspective of access, Bangsar South does not lack of options. Currently, there 3 entry/exit points for Bangsar South which located at

Federal Highway and Jalan Pantai Baharu via Jalan Kerinchi

Sprint Highway via Jalan Kerinchi Kiri

NPE Highway via Jalan Pantai Permai

Access/Exit Points in Bangsar South

In nutshell, via the 3 points above, the main urban highways will lead you to PJ, Sunway Subang Jaya, Bangsar, KLCC, Cheras, KL Sentral.

In the future there will be another expressway option which currently still under construction and expected to be completed in 2020, Setiawangsa Pantai Expressway. The press release of Ekovest website

“
The alignment of Setiawangsa-Pantai Expressway “SPE” (previously known as the Duta-Ulu Kelang Expressway Phase-3″ DUKE Phase-3), will traverse north to south of Kuala Lumpur and will serve areas such as University Tunku Abdul Rahman, Wangsa Maju, Setiawangsa, Ampang, the Tun Razak Exchange & Bandar Malaysia development corridor and Kerinchi”

The construction of SPE is full swing now with earth work

 SPE heading into Bangsar South

 With Bangsar South as backdrop

 View From LRT

Construction photos of Setiawangsa Pantai Expressway adjacent to Bangsar South

In fact the Entry/Exit point is just a stone throw away from SouthView where half built ramp heading into the SPE already constructed.

Half Completed Ramp to SPE

SPE access/exit next to SouthView

Half completed SPE ramp

The details of expressway is quite sketchy and not available through public domain however based on the press release the SPE will be linked up with TRX and Bandar Malaysia/HSR. When PROPCAFE visited the Ekovest sales gallery sometimes ago, the Bandar Malaysia master plan was impressive with multiple accesses which include SPE. We share the photos of Bandar Malaysia again.

 Bandar malaysia masterplan

 Bandar malaysia masterplan-HSR Station

 Bandar malaysia masterplan-SPE

 Bandar malaysia masterplan-SPE

 Bandar malaysia masterplan-SPE will bring you underground

 Bandar malaysia Scale model

 Bandar malaysia Scale model

 Bandar malaysia Scale model

 Bandar malaysia Scale model

 Bandar malaysia Scale model

 Bandar malaysia Scale model

 Bandar malaysia Central Park

 Bandar malaysia Scale model-Central Park

Random photos of scaled model Bandar Malaysia

In PROPCAFE’s opinion this SPE link is significant as it provide linkage to next 40-50 years of growth area like what we witnessed when Petronas started to develop KLCC in early 1990s which even now not fully developed yet. Bandar Malaysia with over 400 acres is one of the last largest undeveloped land bank. And with current government drive to develop TRX and Bandar Malaysia, the SPE will have significant important as it will provide direct access.

Not only that, the HSR station is already confirmed to be located in Bandar Malaysia with KVMRT2, ERL and future KVMRT3 providing connectivity. In the future, Bangsar South will be just 5-10minute away from HSR with the SPE link.

It was reported that despite the abortion of IWC-CREC deal in Bandar Malaysia, Ekovest has issued press release that the alignment of SPE will remain unchanged and therefore the access to HSR/Bandar Malaysia should be remain the same.

Amenities and Commercial

PROPCAFE feel that marketing material should emphasize amenities within the Bangsar South. The perception of people currently the Bangsar South is more for commercial and corporate office and the area is death after office hour or weekend which is not entirely true.

For example within Bangsar South, they have neighbourhood KL Gateway Mall with 300,000NLA which is suffice to serve the needs of neighbourhood without the need to wading the traffic.

Besides South Korean fashion retailer The Twee, which will debut its first flagship store in South East Asia in the mall, He’s Dawan and Tovista — both Malaysian brands, will also make their debuts at KL Gateway Mall.

Among the other tenants secured for the mall are Village Grocer, Yamazaki Bakery, Doutor Coffee, H&M, Home’s Harmony, Mr DIY, Yubiso, Daiso, Times Bookstore and Cotton On.

Source:
https://www.edgeprop.my/content/1080022/kl-gateway-mall-targets-full-tenancy-3q2017

In fact the Sphere are in the midst of demolished where PROPCAFE was made to understand to make way for RM1.2B GDV Sphere Shopping Mall & Central Park Residences.

Bangsar South Sphere Shopping Mall

It will be interesting to see what is in store for the redeveloped The Sphere Shopping Mall.

Bangsar South Nexus which completed in 2014 offers arrays of F&B experience, wellness centre and to PROPCAFE surprise a Montessori is at Level 2.

Bangsar South Nexus Directory

Bangsar South Nexus random photos around

Two hotels are within the vicinity where UOA own brand The Capri where UOA is operating 300 units of serviced apartment.

The MSC-compliant The Horizon already fully developed with total of 22 blocks ranging from 10-11 storeys for phase 1 of 14 blocks and 13-20 storeys for phase 2 of 8 blocks. These blocks already welcome MNC such as British Telecom as their home base.

The directory of major tenants

4 blocks of corporate strata offices in Vertical already developed with another
1 block of hotel
 VE Hotel and Serviced Apartment.

6 acres of green space/ park are located between The Vertical and Horizontal to provide a relaxing moment for the office workers.

It is forecast that Bangsar South will have population of 35,000 upon the completion of the master plan.

What’s Next?

From the Bangsar South master plan in the
http://www.bangsarsouth.com/masterplan/
, most of the land has been developed on the commercial side with exception of the redevelopment of The Sphere as well as open car park at the rear of the Vertical for balance 2 corporate office towers.

open carpark behind The Vertical to be developed as two corporate towers – future development

With completion of Acacia, Begonia and Camellia, there are another 4 blocks of residential blocks remaining on the undeveloped land in in residential component.

Bangsar South Master plan

Which comes to PROPCAFE review on the new launch by UOA in the vicinity of Bangsar South. This new launch from UOA is not part of 60acre Bangsar South master plan however adjacent to it. Similar to newly VP-ed SouthView, this new development is on a FREEHOLD land a rarity in Kerinchi/ Pantai Dalam where most development are on leasehold land. This 2.39acre land was just acquired recently from YNH for RM81million (RM778psf) in May.2017. Wasting no time, UOA has submitted the Development Order Planning with GDV of RM550m.

Stay tune for our PROPCAFE Review on UOA’s latest launch in Bangsar South – SouthLink!

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