PROPCAFE™ Review : twentyfive.7 @ Kota Kemuning by Gamuda Land

A decision to buy a property for own-stay or investment purpose is getting more complex especially with a lot of choices in the market nowadays. Unlike the heyday that filled with strong property investment sentiment and risk taking behavior, the new township offering is facing a bumpy road in the current phase of property cycle.  It is primarily caused by a  weaker sentiment and conservative approach adopted by buyers and the new township is one of the most affected segments. With just masterplan and artist impression, the township is not in a stage to prove and reflect its value. Without a holistic view and sufficient statistics or information, buyers may easily or tend to conclude the property in new township either too risky or over-valued since there is no actual realization on buildings, amenities, ambience, and environment to justify the additional premium or emotional attachment to the new township.

Kota Kemuning Landscape – Park

PROPCAFE™ came across many new townships and revisited Kota Kemuning recently. Interestingly, the south of Kota Kemuning is now having a brand new township, expanded from the existing Kota Kemuning.  From what we have gathered from the trip, there are number of key considerations that PROPCAFE™ would like to share here when come to spotting the traits of a good potential new township.

Kota Kemuning Aerial View

Old is “
Gold
”?

This normally applies to an old and matured township which was long established with a majority of middle and middle-upper income group who are relatively wealthier. In such community, in many cases, any new development within the township would be easily sold off due to the scarcity of the lands. When there is no longer enough lands to make a big scale development, developers would then start to extend the boundary of matured township. There are many similar success stories we can make reference here, for example Glenmarie (Subang), Desa Parkcity (Kepong), Bandar Botanic/ Setia Alam (Klang), Kota Damansara (Tropicana), and etc.

Kota Kemuning Aerial View – Residential

With a stronger financial strength, this group of residents has choices and more tendency to upgrade their home based on their different requirements, for example security, expanded family, lifestyle, and key amenities. At the same time, they do not want to be too far away from their familiar and comfortable neighborhoods. Therefore, compares to standalone new township, the new “updated” township that expanded from an old township always has a better chance to get instant “migrants”.  This helps the new township easier to survive and prosper. However, please make sure the “GOLD” is there, not just OLD! There are many old townships in Klang Valley do not come with “GOLD”, unfortunately.

Lifestyle Elements

A new township must offers the “missing piece” in an old and matured town by bringing in new excitement and lifestyle elements that can act as a catalyst to justify the premium and push the property price to next level in the vicinity. The new elements will help to lure the younger generation continues to stay near or with their parents. In this aspect, the criteria to buy home nowadays no longer restricted to just a good and familiar location but it is crucial to meet the increasing expectation on lifestyle preference from home buyers. They are looking beyond just a home itself and demanding the conveniences in the community that match their additional lifestyle and entertainment needs, together with their improved financial strength. To just continue building nicer homes in an old township will not be ideal anymore. One can see most of the new successful townships are all attached with specific theme and unique living environment to differentiate the pricing to lure the new “migrants”.

Kota Kemuning Lakeside

Track Record of Developer to Delivery “Unique” Township

Building a new township is not for all developers. There are only handful of developers can make it happen as new township requires different capabilities to support the heavy costs on new infrastructure, create new township awareness, gain trust from the buyers, and most importantly the ability to consistently execute the masterplan.

Hicom-Gamuda Kota Kemuning

In many circumstances, the ineffective and financially weak developers will end up in the situation of stop and re-start mood in executing the masterplan. Oppositely, a reliable town maker will continuously build each component from its well-designed masterplan over years and injects more elements in different phases to the community. Although developer track record and financial strength are important,  the uniqueness of masterplan and concept are equally crucial to differentiate the winner and loser in the current competitive environment.

“Alliance” Township from Big Developers

PROPCAFE™ sees the “Alliance” as a very vital factor for the success of a new township, whether it is officially collaborated or co-incidentally co-develop the new township. A single developer, no matter how big they are, have limited resources. With more established developers join the fray in a close vicinity or within the same township, the faster the township can be “realized” and delivered. The competition will surely bring more values to the buyers and residents in the new township, thanks to the developers’ urgency to grab the market shares by continuously enhance its product proposition to match the needs of residents.

Well-Balanced Mix of Demographic and Property Types

Kota Kemuning Residential

Any big township requires a good mix of resident profile to generate the demand for different types of properties. Unless it is a relatively smaller township, it won’t survive if developers are just keep “pumping” in similar property types and price range. A vibrant township needs human traffic from all walk of life and by offering different ranges of property would attract a balanced mix of resident profile and by nature will create various types of economy activities to make the township more sustainable.

Amenities in New Township

This is the hardest part for all township developers. It always take times to deliver necessary amenities especially in those standalone new townships. The speed of delivering the amenities will directly affect the occupancy rate in a new township. Some say, build residential and commercial properties, then amenities will come naturally. In the other hand, some argue that amenities must come first so that more residents will move in. Both are not wrong. However, it would be in a best scenario to have a new township that comes with good amenities from its “neighbour” township(s) within short distance, while waiting for its own new amenities to come!

Gamuda Walk, Kota Kemuning

Connectivity

Lastly, a township without a good connectivity to major federal roads or highways will not prosper, no matter how great is the masterplan. To put in an analogy, the accessibility or linkage to major highways is just like the support of the spine in a human body. All residents’ daily routine and economy activities are relying on it. So, any township without a good connectivity will be “paralysed” in no time.

Gamuda Land’s latest development – twentyfive.7

The name of twentyfive.7 is interestingly link up with the phrase of 24/7 (24 hours and 7 days). To simplify it, twentyfive.7 – 24/7 = Extra Hour. twentyfive.7 will complete your living with extra time to spare in this placemaking and fostering community.

twentyfive.7, Quayside Mall

Kota Kemuning + twentyfive.7

twentyfive.7 is a 257 acres development at the southern part of matured Kota Kemuning. Ironically, Hicom-Gamuda started the Kota Kemuning township in 1995 which strategically sandwiched between Klang and Subang Jaya/Puchong. With its tagline of “The Epitome of Klang Valley’s Finest”, this 1854-acres township was successfully grown and transformed to be one of the highly sought addresses over last two decades and now with approximately 32,000 population.

Kota Kemuning

The allocation of 40% green area within the township has benefited the residents greatly with ample outdoor space and serenity. It includes two golf courses (Kota Permai Golf and Country Club and Bukit Kemuning Country Club), one equestrian club (Vista Shah Alam Equestrian and Endurance), and a Central Park consists of a 22-acre lake, 25-acre park and a 1.5km jogging track. Based on the statistics from agencies, many Kota Kemuning residents were previous resided in Subang and Shah Alam which comprise of 57% of Chinese, 25% of Malay and 9% of Indian. All types of residential property are available in Kota Kemuning, from apartments & condominium, link houses, semi-detached, clustered bungalows to large detached house. A quick search in property portal can see the bungalow is asking as high as RM3 to RM6 million. Attributed to the previous property booming cycle, the prices in this area have increased multiple folds from its initial values over last 10 years. With a financially strong demographic, this matured township certainly comes with a lot of “reserve” i.e. “Old Money” or “Gold”. It is no surprise to see many big developers to come in and build higher end properties here. OLD is “Gold”? Sure, ticked here!

Missing piece of puzzle in Kota Kemuning?

Kota Kemuning is always seen as a quiet neighbourhood that come with good amenities. From medical centre, hypermarkets, commercial and shops, eateries and street foods, schools, tuition centers, kindergartens, to even a large confinement center, Kota Kemuning is now a self-sustainable township! The only part that one may argue is the missing of integrated lifestyle hub, as the focal point and vibrant centric place, to serve the community.

A quick survey here. Where do Kota Kemuning residents catch the movie? How about shopping experience? Any alfresco dinning place to hang out? Where is the place for the residents enjoy both outdoor leisure and indoor entertainment activities at the same? Surely, many answers are pointing to Sunway/Subang! Well, it is 15-18km away from Kota Kemuning via Kesas highway!

What’s on the plate for twentyfive.7? Gamuda Land sees the opportunities to close these gaps by designing an exciting masterplan for the future of new Kota Kemuning. One of the components is the unique Quayside waterfront commercial and entertainment hub which will become Kota Kemuning residents’ “Niche Lifestyle Destination”!

twentyfive.7 Broadwalk

Progress of Quayside Mall (as at May 2018)

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Wait a minute, the illustration above could be hard to imagine and digest. Let’s PROPCAFE visualises each component for your easy “consumption”.

The Award-Winning Waterfront
 – IDEA Award – Best Waterfront Development 2017 and Star Property Award 2018 – Poseidon Award (Best Waterfront Category – Honour).

twentyfive.7, Community Hot Spots

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Waterfront Quayside Promenade – Trendy Retails and Commercials

Waterfront Quayside Promenade

Cantilevered Viewing Deck – Breath-taking Outlook Point

Twentyfive.7, Cantilevered Viewing Deck

Broadwalk
– “You and Me” time with the Panoramic View of twentyfive.7

Quayside Broadwalk

Courtyard
– Families and Chilling Moments

Quayside Mall – Courtyard

Playground
 – Different experience at the Phoenix Inspired Custom Built Playscape

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Walkable environment
 with bicycle and jogging friendly pathway throughout the lakeside and twentyfive.7

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What else can you expect from the
Central Lake Masterplan
?

The Central Lake masterplan also includes the Feature Gateway, Leisure Lawn Terrace, Pedestrian Bridge, Grand Green Terrace, Linear Park, Water Fountain and designed landscape surrounding the 8-acre Central Lake and two other lakes (combined 15-acres) in twentyfive.7.

Quayside Mall

Sitting in the heart of twentyfive.7, the Quayside mall with a size of 6.36-acre comes with 92 retail lots, net lettable area (NLA) of 300,000 sf and 1200 carpark lots. It sets to provide all your daily needs and leisure which all within walking distance from homes. The balanced mix of retail that offering more than 50% NLA in F&B, Leisure and Entertainment are aimed to serve the residents in Kota Kemuning and visitors from an estimated population of 800,000 within 10km radius.

twentyfive.7 Quayside Mall

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The key anchor tenants will be (a) MBO Cinema – 8 halls with 1500 seats and (b) Jaya Grocer. What’s more? According to the confirmed tenant list, a 24 hour Gym & fitness center will be there to satisfy the fitness enthusiasts. This waterfront mall will also host halal and non-halal F&B which includes dining and drinking alfresco to fulfil this long waited experience in Kota Kemuning. The developer is targeting to allocate the retail mix as F&B – 34%; Leisure & Entertainment – 27%; General Retail – 21%; Fashion – 8%; Supermarket – 7%; and Fitness – 3%. We have vet the confirmed tenant list and so far the coverage is very comprehensive. If you are interested to know more, head to the sales gallery!

Without a doubt, the distinguish tranquility of Quayside conceptual lifestyle experience is going to be THE PLACE for Kota Kemuning folks! Lifestyle Component in a new township, Big tick!

Town Maker & Unique Offering

Gamuda Land is one of the largest listed construction and property giants in Malaysia. Its proven construction intelligence and execution has made the company a reputable township developer in Malaysia. To state a few, the list includes Kota Kemuning (jointly developed), Horizon Hills, Jadehills, Bandar Botanic, and Valencia, Gamuda Land has built all ranges of properties to enhance the living lifestyle for Malaysian over decades.

twentyfive.7, Origami Signature Welcome Entrance Statement

It does not stop here, a good town maker will continue to improve each of their offering. You can see Gamuda Land’s efforts in twentyfive.7, they crafted out an unique & refreshing product to satisfy market demand for an energetic and dynamic future township. Unlike those run of a mill township, twentyfive.7 shows its unique character in finest detail. The architectural concept of origami-like topographical fold is systematically spreading through the whole township to derive a fascinating visualization for the whole development. From the origami folding ribbon sculpture at entrance statement, angular and sleek mall design, modish and edgy viewing deck & playground to an avant-garde home façade. Even origami-like bench and bike stands can be seen and feel in twentyfive.7. These distinct features will set as the landmarks that you will not miss and forget once you stepped into twentyfive.7. Good job, Gamuda Land! Track record and unique Offering, checked!

twentyfive.7 Origami-like topographical fold Signature

Origami Bench and Bicycle Stand

twentyfive.7 Origami-like Sculpture

The Four Kingdoms!
Kota Kemuning + Gamuda Land twentyfive.7 + Eco World Eco Sanctuary + Djaya Tropicana Aman + IJM Bandar Rimbayu

One can easily terms it as a big “Alliance” development in this southern part of Kota Kemuning, previously known as Canal City. Four big developers are now rooting here to develop a total of 3306-acre lands which consists of 257-acre in twentyfive.7, 306-acre in Eco Sanctuary, 863-acre in Tropicana Aman, and 1879-acre Bandar Rimbayu. It is almost double the size of current Kota Kemuning. 6km away from the center of Kota Kemuning, this tract of lands will equip with two community malls, ample of new amenities, and all types of new generation and thematic property offerings.  After one passes the third roundabout from the old Kota Kemuning and Kesas Highway, you can sense the ideal living space with different ambience and status here. This distinguished environment comes with a nice streetscape, road condition, signature roundabout and all grand entrance statements from each of the developments. Not being exaggerate here, once the commercial elements completed, this new Kota Kemuning will be a totally different world from the “old version” of Kota Kemuning and becomes the leisure and entertainment hub in this part of Shah Alam. “Alliance” Development, Big Tick again!

Kota Kemuning South – Location of Four Kingdoms

Residential Component in the Masterplan of twentyfive.7

twentyfive.7 moves away from the usual barrack-styled residential home and introduced the Avant-Garde multi-facades and artistic pitch roof homes to instill the dynamic origami-motif living environment.  The innovative dual key landed terrace homes in Flexi House and triple volume ceiling height in Light House are rather refreshing which pushing the terrace house architectural design into a new standard and benchmark for multi-generation living. My personal favorite would be the limited 3-storey lake front semi-detached home which offers excellent contemporary living at the waters’ edge. The first launching of 181 terrace homes and 98 semi-detached homes received overwhelmed response as a check on the sales chart showed almost all non-bumi units are sold off.

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twentyfive.7 Show Village
 – Comprehensive Photos for you to refer.

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The next official launch will be
The Amber Residence
 which sitting at a 4.28-acre land. The two blocks of 30-storey service apartments will house 596 residence units and 34 units of 2-storey retail offices. It offers various sizes from 657sf to 1000sf with extensive facilities. The best part is, this service apartment is only 250m away from Quayside Mall and Central Lake. It will likely be the cheapest entry property in twentyfive.7 which would be the choice for the first home starters who love the living concept and offerings in twentyfive.7. PROPCAFE™ may cover this apartment in detail in next write-up, stayed tune.

Scaled Model and Sales Chart

Amber Residence

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What else in the Masterplan?

Other than the future highrises, there are other land parcels in the Masterplan currently cited for school, Rumah Selangorku residential properties, and commercials. Well, knowing the developer, PROPCAFE will not be surprised to see Gamuda Land develops the mixed commercial projects with various type of shops or light industry detached factors (4S service centers and etc) to spur the economy activities in twentyfive.7. The whole masterplan is expected to complete in 10-15 years.

twentyfive.7 Masterplan

twentyfive.7 Masterplan Early Phases

In short, the masterplan of twentyfive.7 together with other big developments nearby will complete the whole eco-system in this part of Kota Kemuning and make it a sustainable vibrant new township in years to come. Together with the expected quality in demographic and unique offerings, this place will be one of the star candidates for best entertainment and residential developments in Klang Valley in very near future. Ticked!

Amenities – Kota Kemuning + “Four Kingdoms”

Nothing comes short when we talk about the amenities in existing Kota Kemuning. The commercial shops in town center and Gamuda Walk would have satisfied most of your daily needs. On top of the different type of government school including SRJK(c)-Keh Beng/Chung Wah and Chinese Taipei School, there are three private & international schools (two in progress – Tenby to be ready in Q3/Q4 2018 and Oasis in Q2/Q3 2019) available in Kota Kemuning which already said a lot of the demand and profile of this township. Six different banks are already offering its service in Kota Kemuning and Columbia Asia hospital is within 5-7km radius from twentyfive.7. Just imagine, it has not including the incoming new development and amenities from the four giant developers here. PROPCAFE expects significant improvement on amenities surrounding twentyfive.7 in next 5 years and this Kota Kemuning South will be the key engine to make a total facelift to Kota Kemuning. For now, while waiting for the best to come, the new township residents still can continue to enjoy the existing Kota Kemuning amenities. Amenities, Ticked.

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Connectivity and Accessibility

Kota Kemuning is strategically located with a good accessibility of major highways. Currently, the key connectivity would be the Kesas Highway which could get you to USJ (14km), Puchong (16km) and Sri Petaling (21km). The alternative direction of Kesas Highway will bring you to Klang. There is also a connection from Kesas Highway to Federal Highway which leads you to Kuala Lumpur (35km). Kota Kemuning is surrounded by Elite Highway (to Cyberjaya/KLIA & link up with USJ/Puchong), SKVE Highway (link up to Lekas, Elite and WCE) and up-coming West Cost Expressway (to be completed in 2019).

Kota Kemuning Connectivity

Of course, the accessibility of Kota Kemuning is no way near perfect, there are daily traffic jam that bottle neck at the first roundabout near the Kota Kemuning commercial area. The good news is the flyover near this roundabout is now work in progress (see photo below). Gamuda Land, being a season developer, also realized the distance (6km) from twentyfive.7 to exit Kesas Highway. With this in mind, the developer has put in the proposal to upgrade Jalan Lombong and Jalan Masjid to directly link to the Elite Highway/Puchong and WCE respectively. The good news is, the road toward Bandar Saujana Putra to connect Elite is now open. This will significantly reduce the dependency of Kesas Highway in future. To see whether it will be the game changer to this part of Kota Kemuning, we shall revisit in few years’ time. Unfortunately, no nearby LRT station for time being until the open up of Jalan Lombong to have the link road toward Putra Height LRT station. Connectivity, half ticked at this moment.

Kota Kemuning Flyover – WIP

Prospect of Kota Kemuning

The downside of Kota Kemuning is the lacking of government initiated projects to boost the visibility and economy activities here. It is unlucky to not have any MRT/LRT station within the township. The leasehold in this Kota Kemuning South also does not help. However, the positive factors injected by the FOUR KINGDOMS in the south should outweigh the negative in long term which proven from the sales of the landed property launches in all four developments here.

twentyfive.7 by Gamuda Land Show Unit

The major catalyst to Kota Kemuning will be the creation of lifetstyle and entertainment elements in near future via the Quayside Mall in twentyfive.7! Many neighbourhood malls failed or failing because of the supply of malls in the same area but clearly it does not apply to Kota Kemuning (well, another incoming mall here is only half the size of Quayside Mall)! This game changer will boost the economy activities and in turns add value to the property in this vicinity. Would you choose to hang out at a neighbourhood mall or drive all the way to regional big mall to spend a lot of time on the road, struggle on carpark space, shop whole day, and come home with an exhausted mind and body? What is the trend and lifestyle needs for young generation? It worth to spend your time to visit this part of Kota Kemuning and study thoroughly all their masterplans to fully appreciate what are on the table. It will be “huge” in years to come!

Kota Kemuning

Timing to buy into a new Township

The key word here is the Timing. For own-stayers, the decision is much easier since you aready know what you need in term of family requirements, lifestyle, convenience, and daily routine. If you are familiar with Kota Kemuning and comfortable with the amenities, then to upgrade your home to twentyfive.7 is an easy decision as it brings more than you already enjoy now in Kota Kemuning, as long as you can afford it. PROPCAFE™ hopes the new township criteria and consideration discussed above will help you to evaluate the premium and justify the worthiness of lifestyle elements and potential of twentyfive.7.

Kota Kemuning

However, it is not as straight forward for investment purpose. Investors do not like to pay premium especially there is nothing being built as of now. Therefore, if to invest now, would the property price goes higher in near future? The conservative devil will prompt you to pay higher price only when everything turn out well! However, most of the time when everything are there for everyone to envy, the price already shoots over the roof. For those who are neither risk averse or risk takers may willing to pay a slight premium in future and only enter in the second or third phase of new township. There is nothing wrong to buy time and observe, however one needs tremendous effort to continually monitor the progress & pricing to enable someone to catch the right time and premium. To be honest, how many of you able to catch the value buy in the new successful township like Setia Alam, Glenmarie or Desa Parkcity during the booming of the township when all “positive elements” were delivered there? Tough call! In the end, it is all down to risk appetite of individual. Well, before you make decision, at least you can surely reduce the investment risk by assessing the traits of a successful new township shared by PROPCAFE™ here. All the best!

twentyfive.7 Property Gallery

Lot 43495, Persiaran Oleander

42500 Telok Panglima Garang

Selangor Darul Ehsan.

T: 03 2727 7565

https://goo.gl/maps/wt3UwfCd6Yx

http://gamudaland.com.my/twentyfive7/

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PROPCAFE Review : TWY @ Mont Kiara By Symphony Life

Happy New Year to all the readers and we have been without any reviews for the past few weeks due to own schedule and commitment. Nevertheless our passion is still staying and we start the year with review in property that launched in MK recently.

Mont Kiara the address that as an expatriate enclave used to be the darling among property investors.  Alongside Bangsar, KLCC, Damansara etc., Mont Kiara is one of the ultimate address that desired by most investors due to reasonable good yield, good tenant profile and it strategic location. Therefore to tap into the demand from these investors , many developers (aside Sunrise) jumped into bandwagon and develop the lands.  They are Ireka, YNH, Sunway, BKP properties, Asiaquest and few others.  Due to the uncontrollable supplies and in author opinion with the combination of the wrong product offering,  MK started to lose its shine.  There are too many large size units in MK10, MK11, MK28, Kiaraville, Seni Kiara, Kiaramas Danai etc. Most of the tenants have restricted budget and couldn’t afford the rents demanded by the investors. Subsequently this has depressed the prices in MK for past few years. However, this provide opportunity for purchasers who looking for property with strategy location, close to all amenities and infrastructures, school that for own use.

Until 2013 where prices are stabilized and most new launches such as Pavilion on the Hilltop and Arcoris were launches with reasonable size (not with cheaper psf!). Until now…

Symphony Life (Which was known as Bolton previously) has recently launched a new concept project in Mont Kiara. Technically the site located closer to Segambut and Jalan Kiara3 however by coincident or purpose, the road is a dead end to Jalan Kiara3 and linked directly to Jalan Duta Kiara. With this strategic move, it has brought the value of the project a few notches higher. For those who familiar with Mont Kiara property market, Jalan Kiara 3 is perceived as least desirable part of Mont Kiara due to traffic congestion, the Village which till now still unclear and the perception of Segambut. However alongside the MK Meridien, TWY is just next to the highway.  The SA has assure the author that all window on the unit on the North location will be double glazed to minimize any noise impact from the highway. This is a great effort from the developer. We shall review in details later.

Below is the Wikimapia map showing the location of the TWY. In essentially it sandwiched by the NKVE on the north part and MK28 on the south part. At the East part is the MK Meridien where else on the West part is another piece of land belongs to Bolton for future development. Twy sits on a FREEHOLD 2 acres of land and with GDV of RM250million and 484units, this is a quite a high density project.  This piece of land probably represent one of the very last few empty lands along the Jalan Kiara and Jalan Duta Kiara. Therefore this project location is one of the last prime available prime land.

The Map from the TWY’s official website

The map from Wikimapia

How about the façade? For those who always passing by Jalan Kuching, their latest project Arata@Tijani revealing its “purple-ish” façade. Not everybody favourite color but it represents and iconic and not so boring building along this stretches of road. How about TWY? It is quite bold with black line. When it is completed, it will be the highest building with one the wings is at 52 storeys.  The building itself split to two wings like a butterfly and each wing consists of 12 units. There are 3 basement parkings and 6 levels of the elevated parking levels. There are also retails at the ground.

The East Facing

The North Facing

The South Facing

The Water Feature around the building

There are 3 standard layouts that available. They are Padulous which is 1 bedroom 662sqft, Double B which is 1+1 821sqft and the largest among all is the Glamouratti, 2 bedrooms 1385sqft. Padulous are fully booked prior to the soft launch on 18.Jan to the usual suspects as the directors, biz associates, staffs, VVIP and early birds etc. The leftover are the Double B and Glamouratti. All the units are duplex and with exception of Double B, all comes with Double Volume at Living Section. All units will come fully furnished similar to the showhouse with exception of loose decorative items, TV, washer and matrress are not provided. How about the unit layouts? One of the major grouses are with exception of Glamouratti, the ground floors are without the bathroom. Therefore the guest is expected to use the bathroom on the upper floor which they will need to passby your bedroom. Not a very ideal condition for the privacy…..

Padulous and Double B

Glamouratti

The layouts are practical and squarish and placing of furniture can be ideally done.  Double D despite the size of 821sqft only with 1+1 bedrooms  and 1 bathroom.  From the past experience this additional space didn’t add much value from investment as it is not a proper bedroom with a window for fresh air and sunlight as well as need to share bathroom with the master bedroom. Furthermore, Double B footprint is exactly the same with Padulous however with the Double Volume just covered. With this +1 feature, the price different is approximately RM100psf different (with Padulous more expensive).

However what attract the author most is the Glamouratti…. The space are generous and suitable for a small family. There are double volume and family area on the upper floor. The two bedrooms  that are the upper floors are generous with space with proper space for the wardrobe. And the size of the ensuite master bathroom is nice with long bath.  However what tick me about this layout is with some creative renovation, you can convert additional space to proper bedroom.. and maybe add another one…..  Glamouratti is a practical layout with 3 bathrooms which will be required for small family.

How about the finishes and furnishing. In my opinion, the ID is good and pretty value for the money for the prices. The developer also throw in Bosch brand for the white goods such as Oven, Hood, Hob and the fridge and LG for the aircon. Also most of the items seen in the showroom is provided with exception of the small decorative loose items. Please ask the obliged SA to pinpoint which items are not provided.  The wardrobe and cabinets are quite a good quality as well.  One carpark is provided for below 18
th
 floors and 2 carparks provided for level 18
th
 and above. They are significant price jump from level 17 to 18 as well.

The Kitchen

Dining Area

Living Area

Double Volume on the 821sqft

Staircase to upperfloor

Bedroom on the upper floor

Wardrobe

Bathroom

At the moment all the lowest floor unit which is level 7 with the living is fronting the water feature are blocked by the directors.  Therefore the lowest standard available units are from level 8 and cheapest PSF was for Glamouratti which is RM838psf. RM100psf is added to Double B and another RM100psf added to Padulous. For every floor, the price increment is RM4k and the same price for North and South facing wings. There are 8% rebate + 3% for DIBS not offered. Therefore the nett price after discount is RM745psf.

Booking status on the South facing units

Booking status on the North Facing Units

The SNP is expected signing on March/April time with all legal fee absorbed by developer. The construction is expected to take 4 years. At the moment the booking fee is RM10k and if for whatever reason the purchasers didn’t go ahead, RM1k will be forfeited as administration fee.  The maintenance fee at the moment is set at RM0.40psf.

What is the overall verdict. I like the access and building façade. The duplex SOHO concept is quite unique and despite not the first it provide more choices to the purchasers. unit layouts can be improvised by adding bathroom on the ground floor. The prices are quite reasonable given that Pavilion is sold from RM900psf with partial furnished and BKP sold their The Verve last block from RM1250psf fully furnished.  For those who are looking for own stay, Glamouratti is quite a decent bet too look for.

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PROPCAFE™ News : Unveiling of Pavilion Bukit Jalil

Kuala Lumpur, 26 November 2019: Pavilion Bukit Jalil retail planners today announced that it has successfully secured 1 million square feet of confirmed tenants and is close to securing another 300,000 square feet with committed tenants for the mall.

The ceremony to unveil Pavilion Bukit Jalil as The Icon of Connectivity and announce the anchor tenants of the mall was officiated by Yang Berhormat Tuan Muhammad Bakhtiar bin Wan Chik, Deputy Minister of Tourism, Arts and Culture Malaysia alongside Dato’ Joyce Yap, CEO Retail of Kuala Lumpur Pavilion Sdn Bhd and Datuk Lee Whay Hoong, Director, Regal Path Sdn Bhd, owner of Pavilion Bukit Jalil.

Kuala Lumpur Pavilion Sdn Bhd, the team managing the renowned Pavilion Kuala Lumpur are the Retail Planners of Pavilion Bukit Jalil. Cultivating the soul of shopper interaction and experience, Pavilion Bukit Jalil will offer a vibrant retail mix, gastronomical wonders and innovative recreation, reinforcing its position as the lifestyle shopping destination connected with best-in-class retail, dining and leisure.

With 1.8 million square feet in retail space, Pavilion Bukit Jalil is the crown jewel of the 50-acre integrated Bukit Jalil City, comprising retail, residential, commercial and hospitality components. Pavilion Bukit Jalil will be the largest shopping mall within a 10-kilometre radius. When it
opens in 2021
, it will be
 one of the top 10 largest shopping malls in Malaysia
 with sought-after content and experiences.

Anchor tenants will include department store operator
PARKSON
,
DADI CINEMA
, China’s second largest cinema chain,
FOOD REPUBLIC, THE FOOD MERCHANT, HARVEY NORMAN
 superstore, and
PAVILION BUKIT JALIL ICE RINK
. These brands, alongside a host of mini anchors, specialty stores, food and beverage outlets, leisure and entertainment attractions will position Pavilion Bukit Jalil as the new epicentre of excitement and experience.

Speaking at the event, Dato’ Joyce Yap, said “I am proud to announce that 1 million square feet of the Pavilion Bukit Jalil retail space has already been secured with tenants. We are also close to securing another 300,000 square feet in retail space from committed tenants though there is still 18 months to the opening”, she said.

Dato’ Joyce Yap added “For the remaining retail spaces, we are actively seeking new-to-market brands locally and from abroad. We are in different stages of discussions with retailers at present. Despite current market conditions, there are still many regional brands interested to enter Malaysia because of our strong fundamentals and low business costs. However, they are selective of their mall of choice. We affirm that Pavilion Bukit Jalil’s strategic location and opening is timely for their brand entry into Malaysia and this has elevated their confidence in us”.

As a regional destination mall, Pavilion Bukit Jalil also aims to potentially tap into the millions of overseas tourists as well as local tourists that visit Kuala Lumpur every year. Tourism Malaysia recently reported that Malaysia welcomed 13.35 million international tourists in the first half of 2019, with tourist receipts at RM 41.69 billion. With shopping as the number one tourism contributor, the opening of Pavilion Bukit Jalil will help solidify Kuala Lumpur’s position as one of the best shopping destinations in the region.

Pavilion Bukit Jalil is an icon of connectivity and connects communities from near and far. With its strategic location, the mall is highly accessible to a catchment population of 1.9 million when it opens.

Pavilion Bukit Jalil boasts excellent connectivity, served by public transport and two LRT stations, as well as a synergy of roads and major highways including the Bukit Jalil Highway, Kesas Highway, MRR2 and the Maju Expressway.

The mall is well-planned and its functional layout connects shoppers seamlessly to the mall’s facilities, services and offerings. Aggressive marketing efforts will ensure activities, festivals and promotions the whole year round. As a customer-centric mall, emphasis will be on personalized services while digital innovation and cashless systems will make every visit convenient and immersive.

With timeless architecture and functional design, Pavilion Bukit Jalil is highly visible from afar as it has a 560m façade fronting Bukit Jalil highway. The mall will feature a 28,000 square feet Piazza for outdoor concerts and events and a 47,000 square feet Exhibition Centre for consumer exhibitions.

Park Sky Residences

An icon of connectivity, the mall is connected to integrated components such as the Park Sky Residences, signature shops, future hotel and the lush 80-acre Bukit Jalil Recreational Park – bringing communities together in one bustling destination!

[FACTSHEET]

Project Name : Pavilion Bukit Jalil

Development : Bukit Jalil City
The Retail Planner : Kuala Lumpur Pavilion Sdn Bhd
Developer : Malton Berhad
Owner : Regal Path Sdn Bhd
The Architect : KL Pavilion Design Studio

About the Mall :
Pavilion Bukit Jalil is a lifestyle & premium shopping mall offering best-in-class retail, dining and leisure, cultivating the soul of shopper interaction and experience.

Target Market : Middle to Upper Middle income
Total Mall Land Area : 28.2 acres
Total No. of Retail Floors : 5
Total No. of Lots : Over 700 Lots
Total Gross Floor Areas : 3.48 million sq. ft
Total Net Lettable Area : 1.8 million sq. ft
Total number of Brands (As of 26 November 2019) : Up to 126 brands
No. of Car Park Bays : Over 5,000 bays
Retail Mix Composition :
31% Specialty Retail (retail store up to 19,999 sq ft)
25% F&B
18% Mini Anchor (retail store from 20,000 sq ft and above)
17% Anchor (department store)
9% Leisure & Entertainment

Tenure : Freehold
Project Status : In Progress
Completion Date : 1 May 2021
Strategic Location :
Located just 21km from the vibrant Kuala Lumpur City Centre, the accessibility and convenience of travel will position Pavilion Bukit Jalil as a destination for communities to converge.

Public Transportation :
Rapid KL Bus
LRT Stations (Putra Heights Line):
• Awan Besar – approx. 1.8km driving distance to Pavilion Bukit Jalil
• Sri Petaling – approx. 3km driving distance to Pavilion Bukit Jalil

Connectivity :
Major Roadways:
• Bukit Jalil Highway
• MRR2 Highway
• KESAS Highway
• MEX Highway
• KL- Seremban Expressway
• Maju Expressway

Mall Components :
• Central Atrium
• Lifestyle Dining
• Leisure and Entertainment
• Al Fresco Dining

[BM Version]

Perancang peruncitan Pavilion Bukit Jalil hari ini mengumumkan yang mereka telahpun berjaya mengisi ruang perniagaan seluas 1 juta kaki persegi dengan penyewa-penyewa yang telah mengesahkan penyertaan mereka. Selain itu mereka juga berjaya mendapatkan pengesahan penyewa-penyewa untuk turut mengisi ruang tambahan seluas 300,000 kaki persegi untuk pusat belah-belah ini.

Majlis untuk memperkenalkan Pavillion Bukit Jalil sebagai “The Icon of Connectivity” dan pengumuman penyewa-penyewa utama pusat belah-belah ini telah dirasmikan oleh Yang Berhormat Tuan Muhammad Bakhtiar bin Wan Chik, Timbalan Menteri Pelancongan, Seni dan Budaya Malaysia bersama-sama dengan Dato’ Joyce Yap, Ketua Pegawai Eksekutif, Peruncitan, Kuala Lumpur Pavilion Sdn Bhd; dan Datuk Lee Whay Hoong, Pengarah, Regal Path Sdn Bhd, pemilik Pavilion Bukit Jalil.

Kuala Lumpur Pavilion Sdn Bhd, pasukan yang menguruskan pusat beli-belah terkemuka Pavilion Kuala Lumpur adalah Perancang Peruncitan (Retail Planner) bagi Pavilion Bukit Jalil. Pavilion Bukit Jalil bakal menawarkan kepelbagaian membeli-belah, keajaiban gastronomi dan keseronokan rekreasi yang inovatif, lantas mengukuhkan kedudukannya sebagai yang terbaik dalam kelasnya khususnya dalam menggabungkan pengalaman peruncitan, makan minum dan keseronokan bagi memupuk kecenderungan dan pengalaman membeli-belah untuk pelanggannya.

Dengan menawarkan ruang peruncitan seluas 1.8 juta kaki persegi, Pavilion Bukit Jalil dinobatkan sebagai mahkota kepada Bandaraya Bukit Jalil bersepadu dengan keluasan 50 ekar merangkumi komponen-komponen peruncitan, kediaman, komersil dan hospitaliti. Pavilion Bukit Jalil bakal menjadi gedung membeli-belah yang terbesar dalam linkungan 10-kilometre. Apabila ianya rasmi dibuka pada 2021 nanti, ianya bakal menjadi salah sebuah dari 10 gedung beli-belah terbesar di Malaysia dengan tarikan kandungan dan pengalaman yang terunggul.

Senarai penyewa-penyewa utama menampilkan PARKSON, DADI CINEMA – jaringan sinema kedua terbesar dari China, FOOD REPUBLIC, THE FOOD MERCHANT, HARVEY NORMAN Superstore, dan PAVILION BUKIT JALIL ICE RINK. Di samping penyewa-penyewa lain seperti stor-stor khusus, outlet makan dan minum, tarikan-tarikan rekreasi dan hiburan; jenama-jenama ini bakal menempatkan Pavilion Bukit Jalil sebagai pusat keseronokan dan pengalaman hebat.

Berucap di majlis itu, Dato’ Joyce Yap berkata, “Dengan bangganya saya mengumumkan yang seluas 1 juta kaki persegi ruang perniagaan di Pavilion Bukit Jalil telah pun dipenuhi oleh penyewa-penyewa.
Kami juga bakal menambah seluas 300,000 kaki persegi ruang perniagaan dari kalangan penyewa-penyewa yang komited walaupun tarikh pembukaan masih berbaki 18 bulan lagi,” katanya lagi.

Tambah Dato’ Joyce Yap lagi, “Kami gigih mendapatkan jenama-jenama perintis dalam pasaran dari dalam dan luar negara untuk memenuhi ruang perniagaan yang masih berbaki. Kami masih dalam pelbagai peringkat perbincangan dengan peniaga-peniaga pada masa ini. Dengan kedudukan pasaran yang tidak menentu kini, masih banyak lagi jenama-jenama serantau yang ingin menembusi pasaran Malaysia kerana negara ini mempunyai fundamental yang kukuh selain kos operasi perniagaan yang masih rendah.

Walaubagaimanapun, mereka tetap amat selektif dalam pilihan lokasi perniagaan. Kami memberikan jaminan yang Pavilion Bukit Jalil mempunyai lokasi yang strategik dan pembukaannya tepat pada waktunya untuk peniaga-peniaga ini memasuki pasaran Malaysia. Ini telah meningkatkan lagi keyakinan mereka terhadap kami.”

Sebagai pusat beli-belah destinasi serantau, Pavilion Bukit Jalil turut mensasarkan untuk memanfaatkan kehadiran jutaan pelancong luar negara yang melawat Kuala Lumpur setiap tahun. Tourism Malaysia telah melaporkan yang Malaysia menerima kehadiran lebih 13.35 juta pelancong antarabangsa dalam tempoh separuh pertama 2019, yang membelanjakan sejumlah RM41.69 billion. Beli-belah merupakan aktiviti penyumbang utama dan dengan pembukaan Pavilion Bukit Jalil, adalah diharapkan ianya dapat mengukuhkan kedudukan Kuala Lumpur sebagai destinasi beli-belah terunggul di rantau ini.

Pavilion Bukit Jalil merupakan ikon perantara yang menghubungkan komuniti-komuniti jauh dan dekat. Dengan lokasinya yang strategik, pusat ini mudah diakses dengan populasi tertumpu seramai 1.9 juta orang apabila dibuka. Pavilion Bukit Jalil boleh berbangga dengan perhubungan yang amat berkesan, menerusi jaringan pengangkutan awam iaitu dua stesen LRT selain sinergi dari jalan-jalan serta lebuhraya-lebuhraya termasuk Lebuhraya Bukit Jalil, Lebuhraya Kesas, MRR2 dan Lebuhraya Ekspress Maju.

Gedung ini dirangka dengan penuh ketelitian di mana fungsi susun aturnya kemas dalam menghubungkan segala kemudahan, perkhidmatan dan lain-lain keperluan pusat membeli-belah. Usaha-usaha pemasaran yang agresif dilaksanakan untuk memastikan segala aktiviti, festival dan promosi untuk sepanjang tahun tersusun rapi. Sebagai gedung yang mengutamakan keperluan pelanggan-pelanggannya, perkhidmatan personal ditekankan di samping sistem inovasi digital dan tanpa tunai agar pengalaman berbelanja menjadi lebih mudah dan terangkum.

Dengan senibina yang tidak ditelan zaman dan rekabentuk penuh fungsi, Pavilion Bukit Jalil jelas kelihatan tersergam dari jauh dengan gerbang berjarak 560 m dari Lebuhraya Bukit Jalil. Gedung ini bakal menampilkan Piazza seluas 28,000 kaki persegi untuk konsert dan acara-acara luaran dan juga Pavilion Bukit Jalil Exhibition Centre seluas 47,000 kaki persegi.
Sebagai “The Icon of Connectivity”, gedung beli-belah ini dihubungi dengan komponen-komponen bersepadu seperti Park Sky Residences, kedai-kedai yang menjadi mercu-tanda, hotel masa depan dan kehijauan Bukit Jalil Recreational Park seluas 80 ekar – yang bakal menyatukan komuniti setempat di sebuah destinasi yang sibuk dan meriah!

[Chinese Version]

Pavilion Bukit Jalil（柏威年武吉加里尔广场）的商场零售策划团队今天宣布，该购物广场已成功租出超过100万平方英尺的零售空间，以及另外大约30万平方英尺的零售空间也接近完成协商的阶段。

马来西亚旅游、艺术及文化部副部长巴迪亚（Yang Berbahagia YB Tuan Muhammad Bakhtiar bin Wan Chik）在吉隆坡柏威年有限公司（Kuala Lumpur Pavilion Sdn Bhd）零售部首席执行员拿督叶素清和购物商场持有公司Regal Path Sdn Bhd （富豪路径私人有限公司）董事长Datuk Lee Whay Hoong的陪同之下，为Pavilion Bukit Jalil主持揭幕仪式，同时也宣布该商场主要的租户。

Pavilion Bukit Jalil的商场零售策划团队，同时也是著名Pavilion Kuala Lumpur的管理团队 – 吉隆坡柏威年有限公司（Kuala Lumpur Pavilion Sdn Bhd），将为消费者打造一个充满活力与创新的零售组合，包括美食天堂、及各类休闲娱乐，以增添消费者的购物体验，塑造一个汇集购物、餐饮和休闲娱乐于一体的顶级购物广场。

Pavilion Bukit Jalil拥有180万平方英尺的零售空间，是坐拥在50英亩Bukit Jalil City综合城市里的一颗闪耀明珠。除了该购物商场，Bukit Jalil City也涵盖商业零售、住宅与酒店。Pavilion Bukit Jalil将在2021年正式营业，届时将成为方圆10公里内最大的购物商场，同时也有机会名列马来西亚十大购物商场之一。

Pavilion Bukit Jalil的主要租户包括PARKSON（百盛百货公司）、大地影院（中国第二大连锁影院）、FOOD REPUBLIC（大食代美食广场）、HARVEY NORMAN Superstore (哈维诺曼) 及溜冰场PAVILION BUKIT JALIL ICE RINK，再加上各式租户如餐饮，专卖店以及其它特色商店，将为Pavilion Bukit Jalil打造成一个充满全新体验的新据点。

拿督叶素清在揭幕礼上表示，“ 虽然我们离正式营业日尚有18个月的时间，但我非常荣幸地宣布，Pavilion Bukit Jalil已经确认了100万平方英尺的零售租户，同时另外30万平方英尺的零售空间也在接近完成协商的阶段。”

拿督叶素清也补充说，“对于其余的零售空间，目前我们正与一些零售商处于不同的讨论阶段，同时我们也正在积极地寻找其他全新的本地与海外品牌。而以目前的市场经济状况来看，仍有许多海外品牌有兴趣并且愿意进入马来西亚市场，因为我们拥有强大的基础和低成本的业务。然而，他们对购物商场的选择却非常挑剔。Pavilion Bukit Jalil策略性的地理位置和开业时间对这些品牌进入马来西亚来的时机可说是相辅相成，这也大幅提升了他们对我们的信心。”

作为经验丰富的商场零售策划与管理团队，Pavilion Bukit Jalil通过对零售市场的深入了解、和在广泛的消费群里所采集到的资料、以及采用了多元化的租赁策略，以帮助减低利益相关者的风险。除此之外，该团队也通过多年来在Pavilion Kuala Lumpur和一些本地和国际的知名零售商建立良好的合作关系，增加了对市场的参与度与了解，以面对零售商和消费者不断的变化与需求。

作为一个区域性的购物商场代表，Pavilion Bukit Jalil的首要消费族群是每年数以百万计的海外游客和本地游客。马来西亚旅游局在最近的报告中提到，马来西亚在2019年上半年迎接了1,335万国际游客，而这些游客的总消费额为马币416.9亿令吉。于此可见，购物是马来西亚最大的旅游业收入来源，而Pavilion Bukit Jalil的开幕将有助吉隆坡成为国际最佳购物旅游圣地之一。

Pavilion Bukit Jalil策略性的地理位置将让它成为衔接着拥有160万人口社区的主要中心点。另外，Pavilion Bukit Jalil也具有良好的交通连接，包括公共交通和两个轻轨车站，以及衔接几条主要的高速大道如Bukit Jalil Highway、Kesas Highway、MRR2 以及Maju Expressway。

该购物商场内完善的结构规划与设计足以让消费者能轻易的享用各种设施和服务。Pavilion Bukit Jalil 将积极地进行全方面的营销与促销活动，而为了成为一个作以消费者为中心的购物商场，其重点将放在个性化服务，数码创新以及无现金系统，以让到访的消费者享受到便捷的购物体验。

Pavilion Bukit Jalil拥有独特的建筑风格和设计，其中包括坐落于大道旁560米长的商场外观。此外，该购物商场将设有一个2.8万平方英尺的露天广场，以及一个4.7万平方英尺的展览中心。

Pavilion Bukit Jalil也将会连接到其它在Bukit Jalil City的发展项目，包括住宅、商铺、酒店和占地80英亩的Bukit Jalil休闲公园，让它成为大众可聚集的繁华目的地!

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PROPCAFE™ News : Unveiling of Pavilion Damansara Heights by Pavilion Group and Canada Pension Plan Investment Board

Kuala Lumpur, 27 September 2017 – Pavilion Group and the Canada Pension Plan Investment Board (“CPPIB”) held an exclusive unveiling of Kuala Lumpur’s most anticipated integrated development, Pavilion Damansara Heights in one of the most prestigious addresses in the country – Pusat Bandar Damansara (PBD), today.

Representing Canada Pension Plan Investment Board (“CPPIB”)’s first direct real estate investment in Malaysia and Southeast Asia, Pavilion Damansara Heights is an upscale integrated development spanning 16 acres of prime freehold land comprising 10 corporate towers, 5 residential towers and a retail mall. With a gross development value (“GDV”) of RM9 billion, this exciting development is situated at one of the most prime and affluent locations in Kuala Lumpur.

Strategically located, Pavilion Damansara Heights is highly accessible through an integrated network of roads. It is directly accessible from Sprint Highway and linked to the newly operational MRT line 1. The mall is centrally located and seamlessly connected to the Pavilion Damansara Heights MRT Station along the  Sungai Buloh-Kajang MRT Line. It’s just five stations between Pavilion Damansara Heights and Pavilion Bukit Bintang MRT, the development’s dynamic location is primed for success. The MRT had over 7.4 million ridership from December 2016 to August 2017 and it serves as a corridor with an estimated population of 1.2million. This is a high and growing catchment for the mall to capitalise on, in addition to serving the convenience for mall retailers and employees.

Dato’ Tracey Lai, Sales & Marketing Director of 1 Pavilion Property Consultancy Sdn Bhd said, “Private preview has commenced early this year by invitation only and of the nine corporate towers that have been launched, 85% has been sold. The luxury residences, which will be designed to impeccable standards are priced at an average of RM1,800psf. With close to 2,500 potential buyers who have registered their interest, a high take-up rate is expected.”

Dato’ Tracey Lai further attributed the tremendous interest of the buyers to the strong Pavilion branding, the Damansara Heights address and the much anticipated Pavilion Damansara Heights mall.

Dato’ Joyce Yap, Chief Executive Officer of Kuala Lumpur Pavilion Sdn Bhd added “The mall will be a destination for the senses, bound to capture your hearts with contemporary retail, curated dining, entertainment, edutainment, music, arts, culture and leisure concepts. Not only will we engage the five senses (to see, touch, taste, smell and hear), we promise you the engagement of the sixth sense – ‘to feel and be happy’. And as we plan, we will constantly evolve to create moments of aspiration and indulgence, inspired by the latest world trends”.

Jimmy Phua, Managing Director and Head of Real Estate Investments Asia, CPPIB, said: “We are pleased and privileged to be part of this prestigious development. Pavilion Damansara Heights will no doubt redefine the landscape of Pusat Bandar Damansara into a destination of choice.”

(From Left) Yang Berhormat Datuk Seri Utama Tengku Adnan bin Tengku Mansor, Minister of Federal Territories; Yang Berbahagia Puan Sri Cindy Lim, Deputy Chairman, Pavilion Group; Dato’ Tracey Lai, Sales & Marketing Director, 1Pavilion Consultancy Sdn Bhd; Dato’ Joyce Yap (叶素清), CEO of Retail Kuala Lumpur Pavilion Sdn Bhd.

Guest of Honour, Minister of Federal Territories, Y.B. Datuk Seri Utama Tengku Adnan bin Tengku Mansor commented, “The meticulously crafted Pavilion Damansara Heights is set to raise the city’s stature and offer total rejuvenation around the area. This new development will help strengthen Kuala Lumpur’s position as the premier destination for both local and international tourists and investors. In addition, residents in the surrounding areas will benefit from a significant increase in their property value. This is complemented by the availability of world-class infrastructure, increased job opportunities, and further economic growth that comes in line with the development. I strongly believe that this development is a massive step forward towards positioning Kuala Lumpur amongst the Top 20 cities in the world by 2020.”

The entire Pavilion Damansara Heights development is expected to be completed in stages by 2022.

For more information on Pavilion Damansara Heights, please visit:
www.paviliondamansaraheights.com

About Canada Pension Plan Investment Board

Canada Pension Plan Investment Board (CPPIB) is a professional investment management organization that invests the funds not needed by the Canada Pension Plan (CPP) to pay current benefits on behalf of 20 million contributors and beneficiaries. In order to build a diversified portfolio of CPP assets, CPPIB invests in public equities, private equities, real estate, infrastructure and fixed income instruments. Headquartered in Toronto, with offices in Hong Kong, London, Luxembourg, Mumbai, New York City, São Paulo and Sydney, CPPIB is governed and managed independently of the Canada Pension Plan and at arm’s length from governments. At June 30, 2017, the CPP Fund totaled C$326.5 billion. For more information about CPPIB, please visit
www.cppib.com

Quick Factsheet of Pavilion Damansara Heights

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PROPCAFE 360 Degree View : Uptown Residences @ Damansara Uptown by See Hoy Chan

Uptown Residences 360 Degree Review

First some intro at Uptown Residences at SS21 Damansara Utama or Damansara Uptown.

Introduction to Damansara Uptown

Nestled along LDP, Damansara Uptown was developed by See Hoy Chan Sdn Bhd back in early 1980s. Since then, it has flourished and grown into a well-established commercial hub. It is among key commercials area in Petaling Jaya, ‘stood strong’ together with SS2 square, Taman Megah commercial areas,  TTDI commercial area. Uptown Residences are located practically in centre of Damansara Uptown！

Those who frequent Damansara Uptown will likely get the taste of the traffic conditions of Damansara Uptown. We say it is messy, lack of car parks, alot of hoardings, it is just poor, you need luck to find a place to park, even after office hour! ‘Wong’ is one thing This is partly attributed to the major redevelopment in Damansara Uptown by the developer.

The New Uptown Damansara

‘New Uptown Damansara’ is See Hoy Chan Sdn. Berhad’s integrated development in Damansara Uptown consists of a 5-storey neighborhood mall called the Starling; Uptown 8, a 38-storey MSC Status Green Grade-A office building; a serviced residence managed by The Ascott Limited known as the Somerset Residences at Damansara UPtown; and the Uptown Residences condominium.

New Damansara Uptown will complete in 2019!

Our focus of the review will the residential element that is the Uptown Residences, Damansara Uptown, Petaling Jaya.

Uptown residences comprise of 2 residential towers namely
Family Tower
 and
Lifestyle Tower
.

Uptown Residences details

Family Tower

30 storey Family Tower consists of 202 apartments and 4 penthouses. The Uptown Residences are commercial title properties, there are 5 home designs ranging from 1,687 sq.ft. to 2,516 sq.ft. There are 8 units per floor with 2 lift service 2 units, so there are total 8 lifts servicing this tower. The unique feature of Family Tower is that each unit comes with private lift lobby. Typical unit comes with 3 car parks.

Lifestyle Tower

32 storey Lifestyle Tower has 170 apartments and 4 penthouses. There are 4 home designs ranging from 734 sq.ft. to 1,040 sq.ft, No private lobby for Lifestyle Tower as the whole tower is serviced by 4 lifts. While typical units come with 2 car parks.

Uptown Residences Typical Floor Layout Plan-Family Tower (above) Lifestyle Tower (below)

Uptown Residences car park entrance and guest lobby

Uptown Residences concierge

Uptown Residences’s concierge & lobby areas has double volume feature, feel spacious, the overall decor and its ambient is quite welcoming.

A peek into the Uptown Residences Family Tower mail room and then the pool.

Lift lobby leading to the Uptown Residences condo units.

Look decent right, marble flooring check with wood-cladded lifts facade.

Last but not least the private lift lobby comes with wood floor, not bad not bad.

Conclusion

Uptown Residences was previously launced back in 2012 and has recently VPed. We recalled developer price for typical units were approximately RM800+psf. Fast forward to 2016, we are told there were transacted at RM1000psf. There are not many supplies coming from this part of Petaling Jaya. Back then when it was launched due to its sheer unit size which translate to its absolute price to be >RM1m+. In our books, most units were meant for ‘own stay’. While the smaller units, er hemm…were not accessible to most people.

What Uptown Residences can offer is its surrounding commercial elements, there are almost 10 banks, more than 100 eateries, macam macam ada, lol….

There is a neighborhood mall coming up, the Starling. While we often hear there are too many malls along LDP, a mall within walking distance of Uptown Residences will be an icing to the cake.

If we look at this project closely, this is a proper integrated development with freehold Petaling Jaya address, strictly looking at PSF may not be relevant to compare with standalone residential development. For a fairer comparison, one should benchmark Uptown Residences to Tropicana City Tropics, when the New Uptown Damansara development completes in 2019.

Damansara Uptown Today

The upcoming neighborhood mall, the Starling Damansara Uptown

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PROPCAFE Peek : Vega Residensi @ Selangor Science Park 2 By PKNS

Let the writer gets this out of his chest…..Cyberjaya, you either love it or loathe it…unfortunately its the latter for the writer. Never like the location, the sparely new development of mixed township randomly and never a fan of its development thus far and its pricing. Of course this is strictly the view point of the writer and no where this is part of this portal’s idea.

However this development by PKNS called Vega Residensi caught the writer’s eyes because it’s an almost affortable housing and low density, and doesn’t come with all the wits and fancy of a larger and more luxurious offering (hence can afford to charge higher psf pricing), and whats new – its an almost BTS project and should be ready in 5 months time (awak boleh ambil kunci di Feb 15, said the SA) where buyers can actually view the actual units or almost your unit, if you be kind to the sales representative.

LOCATION

What can I say…Cyberjaya and the endless driving on lone highways and many traffic lights (blah). Its located actually on part of the Selangor Science Park 2 (SSP2) and sits just at the fringe of this industrial land and basically at the fringe or outside of actual Cyberjaya area.  SSP2 currently only has one company (Qcell) as their main and only “customer”. That said a lot about this industrial land. It said to be closed to MMU, terminal bus rapid and street mall (definitely not walking distance under the hot sun) and the up and coming Angry birds Theme Park (this is new!!).

Location Map

Entrance of condo..looking over the closest skyline of Cyberjaya

(Entrance of condo overlooking SSP2 with lake in front and the lone Qcell building)

THE BUILDING

Developed by PKNS and its bordering an affortable range, this 18 storey L Shape building is dressing in a rather sexy and luxurious facade with top two storeys are duplex units and the whole development consist of smaller offering, ranging from studio 535sq to 2+1 bedders 921sq. They also have 3 bedders but with slightly smaller BU at 847sq. The building also comes with 4 storey of parking podium, some limited outdoor parking lots (both for owners and visitors) and a considerable comprehensive but small common facilities deck on 5th floor.

Scale ,model

Actual Building…guestimated 80% completion

Actual building, another look. Nice color and acceptable facade.

LAYOUTS

There are 3 main layouts for common units with some special duplex units at the top two floors of building:-

Type A (535sq) – 1 bedroom+study area, 1 bathroom

Type A2-A (921sq) – 2 bedrooms + study area, 2 bathrooms

Type B1 (882sq) – 2 bedrooms + study area, 2 bathrooms

Type B2 (847sq) – 3 bedrooms, 2 bathrooms

This development only officially opens to public on this coming friday, however public can now book if you can get hold of the sales representative. There wasn’t any sales rep at the sales offie at SSP2 when the writer was there on wednesday, 3/9/14. However a friend had made booking today via their Bangi office. Was told that most units have been booked as of today. He managed to get hold of one unit out of 2 left for 3 bedders and not many 2 bedders left either. However, there are plenty of 1 bedder left. Guess these will be gone once they opened to public sale this week, or will they?

PRICING

Brochure printed from RM258k onwards, but the writer believe this is the cheapest bumi price as the sale chart in showroom indicated Rm277k as the lowest (518psf). At the glance, the most expensive units are priced at Rm5xxk. However, my friend managed to get a mid floor 3 bedders at 360k (425psf). I suggest interested party should go to their sales office and get proper pricing.

OTHERS

Was told that this is a leasehold project, thus makes the writer wonder if this condo is actually sitting on Cyber land or just adjourned to Sepang agricultural land or others as all Cyber land so far is freehold.

Maintenace fee at 20sen+2sen sinking fund. For 3bedders, you get a covered car park and a non cover car park. The writer believes you get one carpark for one bedder and 2 car parks for two bedder unit. Please do verify for accuracy.

Other ameninites include a swimming pool, playground, surau, BBQ terrace, gym, community hall, convenience store, landscaped gardens, sidewalk and podium cafes, 24hour security and guard house.

List of Amenities

CONCLUSION

This is a no frill development best suites 1st time homeowners or as 1st investment vehicle for beginners. It does appeal to certain segments of the community. With Shaftbury Studio going for 7xxpsf and D’Pulze at 6xxpsf at subsale market, this PKNS development does provide a lifeline to buyers that wanting to own a brand new abode, as long as you can accept Cyber (or it is??) as the location.

Last but not least, this is called Vega Residensi 1. It makes the writer wonder if it will be 2 and 3 coming up later.

P/s – thank you YK taiko for the head up. Cheers.

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