PROPCAFE™ Review : Hana Gardens By Gamuda Land

A DAY IN LIFE FOR JADE HILLS HANA GARDENS

This article is best to be read with our Jade Hills Township Review
here
.

Mrs Tan is a working mother, a resident of Hana Gardens Homes

6.30am: The alarm clock of the kids don’t seem to work again, time to wake up the kids and get ready breakfast and school.

7.00am: Tucked in breakfast, went out the porch to pick the newspaper, and wonder how come the newspaper always landed on the same spot, underneath the car!

7.30am:  Hopped on the car. Need to send the kids to school, luckily the school is just nearby the house, if not the kids were going to be late again!!

7.40am: Dropped the kids to
Eaton International School
 and headed to work.

8.00am: While driving half way, did the kids lock the door properly? Never mind if there is someone lurking, normally, Mr Sim senior, our neighbor’s parent is pretty sharp, he will call us if there is something weird going on.

Meanwhile, Mrs Lim a retiree, a resident of The Hills at Jade Hills.

6.30am: This is yet another great day to start the day with some light exercise, by strolling down to the Lakes and the Gardens precinct.

7.30am: Feeling fresh, got a cuppa coffee to re-hydrate. Then the plants would need some ‘water’ attention.

8.30am: Today is pasar day, will tag along Mrs Chew to Sg Chua pasar and buy some fresh foods to cook for lunch.

Mrs Chew, a home maker, a resident of The Garden at Jade Hills.

7.00am: Taichi session at the Garden was great this morning.

8.00am: Recall that today is pasar day, will pick up Mrs Lim and get some makan at pasar.

Just an
ordinary day, ordinary people and these ladies are living a carefree life
.

What about the men, never mind the men, they are not so important! A wise man once said, a happy missus at home, a peaceful family ever after.

END.

Does this make sense? We can feel some family men out there reading this are quietly nodding their heads.

And that’s how it is living in a
security proven gated and guarded township
. The last time you need to worry is your home and your family, while you are free to do whatever that is needed to be done for the hour, day, week, months and years. This is the
lifestyle Jade Hills
 homes can offer you.

Hana Gardens at Jade Hills

So you have read about our
 Jade Hills Township review
.
We mentioned that the GEM of Jade Hills lies within landed homes.

The word GEM carries a lot of weight.

We feel that the latest landed property launch at Hana Gardens at Jade Hills is indeed ‘overweight’ relative to stock market terms. This time around we will unveil the mystery of Jade Hills land homes the PROPCAFE way.

The Mystery of Jade Hills Gated and Guarded Landed Home

Show of hand how many have you heard of Jade Hills? Ok some said heard of it, some said he or she heard of his/her relative talked about it.

Have you really been inside Jade Hills? Don’t just talk about it, experience it.

We feel like stressing this again, you have to ‘buggy in’ into to know about Jade Hills. A perfect time to do so will be say 10am when the sales gallery just open its door. The Jade Hills sales representative will be more than happy to take you for a tour.

Like most gated and guarded home, it is not easy to gain access to Jade Hills due to tight security measures, and with little than 800 landed homes in Jade Hills, unless you have a friend or relative who stay in here, very likely you will not have chance frequent to a gated and guarded home freely.

But since we are given exclusive access to Jade Hills we will share with you more.

Showcase of Jade Hills township unique precincts

People say a picture tells a thousand words, we in turn present you some mesmerizing pictures of these signatures homes of Jade Hills.

Let us walk you through….

The crème de la crème of Jade Hills home

The Lakes.
 The most premium precinct with lake fronting residential link bungalow and bungalows units. These are the titans of Jade Hills, you will see Hong Kong, Korea drama like mansions in this precinct.

The sheer size of these bungalows are kind of unreal.

Then ever green,
The Gardens.
 Residential bungalow, semi-d and terrace featuring sculptured landscape and theme gardens

What we like about this precinct is that, they are ever so lush.

Last but not least the summit of Jade Hills,
The Hills
consists of residential semi-d, linked semi-d and terrace sat around the apex of Jade Hills, as well as near the homes of Hana Gardens.

Hana Gardens
 is the new kids on the block at Jade Hills.  Hana Gardens being the latest product offering by Gamuda Land is the focus of this review. Interested to know how it fares compare to its sibling in Jade Hills, or other nearby township, read down further as we have done some research to share with you.

Where is Hana Gardens?

Hana Gardens is located in Jade Hills township, Kajang. And where is Jade Hills Kajang you may ask and it’s
here
.

Hana Gardens

So what is
Hana Gardens
? The word originated from Japanese, flower はな – 花　.

Hana Gardens is a home where life blossoms. This phase touches straight to your heart, where your home is, imagine a flowery and blossoming family. It is a place that defines the concept of
luxury by infusing everyday living with a tranquil Zen
. Where life is about sharing nature’s beauty and creating cherished moment with loved one.

And nature’s beauty in Hana Gardens is none other than this unique feature at Hana Gardens…..

Twilight Garden Pavilion

The star attraction of Hana Gardens is this
Twilight Garden Pavilion
, accessible to all Jade Hills residents but with exclusive proximity to Hana Gardens residents. This unique architecture that looks like a starry night sky and pink hued blossoms that bring in the colors of spring.

Spring is at your door step, at Twilight Garden Pavilion at Hana Gardens’ central park.

If the artist illustration can be fully materialized, the romantic meter reading will +100%, would not be surprised it’s going to be a
hot spot for wedding picture taking
 or an ideal outdoor wedding venue, seriously. The purple, the pink and the blue sky, love is in the air!

OK enough of lovey dovey drama. Let’s talk about geography and history.

Apex of Jade Hills

Hana Gardens is situated on hilly part of Jade Hills or the apex of Jade Hills.  It means it is on high ground. Hana Gardens site sat on the ground that is at least
>80m from sea level
.

So even apartment like Jadite Suite is not that imposingly, given the ground height Hana Gardens itself is equivalent to a mid-rise condo.

Pretty unique we would say.

One,
exclusivity
, second, take this, hilly domain, big land with mansion like homes, that where does it resemble? What is your guess? Bangsar, Damansara Heights?

Hana Gardens Product Mix

Hana Gardens is a
freehold
 individual title
gated and guarded
 landed property that consists of 2 parts.

Hana Gardens Part 1

If we were to divide Hana Gardens in to 2, east and west, part 1 is located on the eastern side that consists of 32 units of 24’x80’ and 24’x84’ storey terrace, they were priced from RM1,043,000 to RM1,480,000. Part 1 was launched in December 2016 and was
sold out
. Hence the focus of this review will be on Part 2.

Hana Gardens Part 2

Park facilities of Hana Gardens

Entering the Hana Gardens you will be greeted by Gardens of Lights and Relaxation Circle.

The Gardens at Hana Gardens comes with few interesting facilities. The core of the Gardens is the Twilight Garden Pavilion, it is complemented with
Relaxation Circle, Flower Garden
 and
children playground
, these facilities are nearer to Part 2 of Hana Gardens.

While Outdoor Fitness Station and Reflexology Path are located closer to Part 1 of Hana Gardens.

These new facilities augur well with existing residents of Jade Hills, while it is definitely better for Hana Gardens residents as is literally gardens at your door step.

We believe garden facing units at Hana Garden will sell hot cakes. Well, these units may be priced with premium but if Hana Gardens will be your home say for next 5-10 years, it could be well worth it….

Part 2 of Hana Gardens consists of the following:

Type

No. of unit

Land size from

Price from (RM’M)

Built-up from

2 storey quad homes (link semi-d)

44

35’x80’

1.3

2,847sqft

3 storey quad homes (link semi-d)

16

35’x80’

1.4

3,316sqft

3 storey terrace

21

24’x84’

1.2

3,031sqft

All the units of Hana Gardens Part 2 are
North
 and
South
 orientated. Apart from being feng shui compliant and lesser exposure to west sun, the other benefit of north or south facing unit is that it is very much sought after at new launch as well as subsales.

Hana Gardens Façade and Layout Review and Architect

Before we comment about façade of Hana Gardens, we learn that the architect of Hana Garderns is
CL+O Architects
. A quick look at their portfolios, among their notable projects include, Eaton International School, Ridgefield and Parkfield at Tropicana Heights, Sunway Eastwood, The Challis Sunway Damansara, Sunway Southquay, Sunway Rimba Hills and 3 Harmoni.

Hana Gardens Type A 2 storey cluster homes (link semi-d)

Overall comment on Hana Gardens façade is, it resembles design style of the architect, and coincidentally Hana Gardens also resemble the existing phases in Jade Hills. The facades are boxy, ‘square-ish’ and conventional. Perhaps it is meant to fit the overall theme in Jade Hills. It gave us the feeling that hmm we have seen this before. Somewhere, ok, yup they look like phase 7 quad-villas and twin-villas!

We thought the design can be bolder.

Then again design can be subjective, as beauty lies in the eye of beholder, right?

Hana Gardens façade review

Façade of type A

Grey roof line with grey vertical mesh grills covering the front air conditional ledge and master toilet window. The extended porch roof may well cover
2 mid size sedan
 from year long rain and shine. Bigger cars owners may need to consider to further extend the car porch roof.

The whole house are featured with
huge windows that enables natural light
 to light up the house during the day. While they look classy from the outside. The drawback, there owner may have to spend some good money to install window blinds or curtain, if one prefers more privacy.

Dark, light grey and white combination are alright, but we have seen modern facades with wooden feature cladded on the façade as above.

Layout of Type A1 & A2

In terms of façade both type A1 & A2 are the same. The difference between these 2 are the layout design, the built up of type A1 and A2 is from
2,847sqft
.

Ground floor analysis

Area

Type A1

Type A2

Guest room

Yes good sized guest room

No

Living room

Normal

Extended length

Kitchen size

Small but good natural light

Good size but less natural light

Kitchen placement

Better as kitchen comes with door

Could be better, too near toilet

Bathroom 4 placement

No natural air ventilation

Well placement with natural air ventilation

We prefer the A1 layout. The key difference, is the lack of guest room in A2, although one would be able to easily do up a partition and allocate space for the guest room. We thought guest room should be given in default.?

Ground floor guest room are good for elderly family members who are not so good in climbing up stairs. Again for A2 type the provision of space with windows for a guestroom is already there, you just need to erect 2 partition wall and a door, there you have it, a guest room.

However there is no en-suite bathroom for guestroom, but it is not really a deal breaker.

1st floor analysis floor analysis

Area

Type A1

Type A2

Master bedroom

Good size

Good size

Family room

Good size

Good size

Bedroom 2

Good size

Extended size

Bedroom 3

Good size

Smaller

Bath 3

Lack of natural ventilation

Good natural ventilation

Both 1st floor layout of Type A1 & A2 are almost identical except the size of bedroom 2 & 3. We like that all bedrooms come with en-suite bathroom. So if you prefer a bigger bedroom 2, go for type A2. A little note is that, we would type A1 bath 3 that to have window. Again this is not a deal breaker, as modern built-in air ventilation machine can address this efficiently.

Hana Gardens Type B 3 storey cluster homes (link semi-d) 16 units

Façade of type B

Type B is a 3 storey link semi-d that boasts a massive built up from 3,316 sqft.  From external view, it is easy to notice that façade of type B look identical to Type A. First, this baby is 3 storey high, externally, the master bedroom bathroom window is visible, while the dark grey vertical louvre is covering the aircond ledge. We feel like a same suite of design with Type A, boxy, square-ish with flat roof. Façade color combinations are in harmony, dark grey, light grey and white combination. Boring colors, you may say. But then this color scheme will be to stay relevant in time.

Ground floor and first floor analysis

The layout of ground floor and 1st floor of Type B is identical to Type A2 of the 2 storey link semi-d. Type B is a vertical extension version of Type A2.

Second floor analysis

The 2nd floor or Type B features a multipurpose room that comes with en-suite bathroom and a roof terrace (balcony). This semi-d villa has 4 bedrooms (with studio as bedroom), 6 bathrooms, and it can easily add another guest room on the ground floor, making it a 5 bedders, with 1 services room (maid’s room). In all, the layout for both type A & B are good. But we just thought that the roof terrace can be bigger for a 3 storey link semi-d.

Hana Gardens Type C 3 link villa

The Hana Gardens Type C 3 storey link villas are placed discreetly in the northern edge of Jade Hills township. The Type C 3 storey link villa built up are from 3,031 to 3,049 sqft with land size varies from 24’x84’ and 40’-55’x84’. The key differences between Type C (link villa) to Type A & B (link semi-d) is that typical link villa are 2 adjoining side wall. While the link semi-d 1 side wall is and back wall are joined together. Typical link terrace has land at the back of the unit. While link semi-d has approximately 10ft land at the side, while no land at the back of the unit.

Type C layout analysis

We love the link terrace layout the most! Best among the Hana series. Here’s why:

Ground and first floor

Ground floor of C1 comes with front sliding door, while C2 & C3 which are corner units the sliding doors are fitted on the garden side to maximise air ventilation and to exude the garden appeal. While all the rooms are well sized. All type C ground floor has a guest room, with a shared or semi en-suite bathroom. There is also a maid’s room, the placement of wet and dry kitchen are logical, natural light into the kitchen can be easily directed to the kitchen as the back of the 3 storey link villa is an open air.

2nd floor

While the second floor is a studio with en-suite bathroom, or can be easily converted to a junior master bedroom or gym, entertainment room and etc.

One minor disadvantage is that the ground floor staircase is blocked by a wall, could be a bit dark during daytime, nonetheless this can be mitigated by installing energy saving light with motion sensor. This home is ideal to accommodate multi-generation family members under one roof.

Hana Gardens Site Review

Hana Gardens Part 2 sat on undulating land, we noted the land located on the northeast end tends to be high and it slops down to the southeast fringe of Hana Gardens.

PROPCAFE Hana Gardens Site Walkthrough

We go for distance to value add to our reader as you can see, the left side of land is higher and it slops down to right. If you look closely the far right are 2 units Type C 3 storey link villa HV619 and HV618, while on the left are the 2 storey link semi-d Type A2 QV653 and 653a.

As we understand these 4 units will be show houses due to be unveiled in
February 2018
. We applaud Gamuda Land Team for building the show unit. It is definitely value add to customers and potential buyers as they are able to touch and feel the end product.

How we feel about Hana Gardens Site

We have to acknowledge this Jade Hills is low density township. Each residential phase are very well spaced out. Jade Hills landed property is a very low density development with
6 units per acre
.

Hence most landed units are far away from exit, landed units do enjoy very
tranquil and peaceful living environment with little or no visible traffics near home
.

Let’s talk some numbers shall we

By now you would know how Hana Gardens are priced. Each landed purchase comes with a
free membership
 to Jade Hills Resort Club. Living in gated and guarded community attracts maintenance charges for the upkeep of the township. The terrace and semi-d maintenance charges are RM368 a month, while RM442 for bungalow. So the good thing is maintenance is charged based on the unit type not the built up size or land size. At RM400 these days, it is equivalent to monthly maintenance fees for a 1,000 sqft medium cost condo, so it is quite affordable.

The Hana Gardens homes also come with
30 months
 defect liability period.

Hana Gardens Good for Investment?

Before we talk about as whether it makes senses to invest in Hana Garden. Let’s look at some subsales information.

Product Type

Max Appreciation

SPA Price RM’000

Transacted Value RM’mil

Transacted Year

Commerce Village

96%

843

1.7

2014

Quad Homes (RK)

35%

998

1.4

2015

Terraces (RT)

53%

766

1.2

2015

26%

1,055

1.3

2015

Semi D (RB)

47%

1,296

1.9

2011

38%

1,342

1.9

2017

18%

1,352

1.6

2016

Bungalow Homes (RS)

21%

2,027

2.5

2013

24%

2,168

2.7

2015

The number speaks for itself. We observed that Hana Gardens are priced slightly below present subsales price, which actually reduces a lot of risk from investment point of view. Jade Hills landed property are GEMs among the landed property in Kajang. We firmly believe that the price will hold and there are rooms for future appreciation, especially the 2 storey link semi-d. Do read the Jade Hills story
here
, to find out more about the unique selling point and our overall analysis on Jade Hills township.

Show unit Review

As you are aware, at the time of this review, the show unit for Hana Garden is not yet ready. While we are waiting for it. Let’s take a look at something different, shall we. The Lakes Mansion, show unit.

This one right, if have money can buy, it is a showcase the pinnacle of your success. Here are some selected pictures we have taken, enjoy!

What About for Own Stay, what is in for Hana Gardens?

If Kajang is the location for you.
YOU CAN’T GO WRONG
 with Jade Hills landed properties.

You are in for a distinctive new lifestyle.

A home in a freehold gated and guarded secured neighborhood with
parks, thematic gardens, lakes and a gateless community
 where you mingle and share your life with, grow up and grow old in.

A bit more about the developer

Gamuda Land is an award winning developer with various high profile projects under its belt. If you looking to for a home and in a location where Gamuda Land is in we would strongly encourage you to consider Gamuda Land homes as an option.

Apart that Gamuda Land has the financial muscle to executed big scale township development, the brand equates quality.

Unlike other marketing orientated developer, the values of Gamuda Land are presented at final product, a quality product.

We have seen this time and time again.

For home buyer property ownership has a mid to long term time horizon.

At the end of the day, what is more practical?

The initial hype of a dreamy illustration at project launched or the brick and mortar of a quality product? Pretty easy decision we say!

Feeling intrigued after reading our review?

Head down to Jade Hills Gamuda Land Sales Gallery to find out more information about Hana Gardens.

Persiaran Jade Hills Utama,

Jade Hills, 43000 Kajang,

Selangor.

Tel: +603 8741 9890

GPS Coordinates: N 2° 59’ 34.836” E101° 45’ 24.408”

Google maps link:
https://goo.gl/maps/38JaaWyfGTR2

(Credits to original owner of the images perused on this review)

Be part of the PROPCAFE community, like subscribe to our blog and you will be among the first few to read our review.

Leave your comment, we are good listener! LOL.

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE Review : Hyve Soho Suites @ Cyberjaya By Kim Lun

HYVE Soho Suites@Transcend 9 to 5.

Another highrise project in Cyberjaya! It first caught my attention because of its façade, I then found that the location is pretty good within Cyberjaya. After the sales person told me the pricing and package, wow, as an investor, it definitely will make you stay to find out even more about this project.

The concept video is available:
http://www.hyve.com.my/video.php

From the developer

The project called it as SOHO Suites development which consists of two towers (A &B) and limited edition units at the side of the podium (low rise) called Technosuites (40 units only). I like the “GLASSY” design and the lowrise technosuite staggered concept is like those lake facing apartments in Queenstown New Zealand!

This development will be constructed at the small sloppy land and offered 768 units with different layouts. Tower 2 will be launched in later stage with indication of 10% increment in term of pricing. The two towers are NS facing, so orientation wise is not an issue. But, it is not the case for technosuite which will suffer the HEAT in the evening! West Facing Opps!

All units come with at least 1 carpark, 580sf and above will be given TWO! I will skip all those facilities description as it is pretty standard nowadays to have all these. Since the landscape is not SEKSAN (:P), I won’t expect it to be very different from the rest of the mid-cost development.

450sf & 510sf (1 bedroom) Layout and showroom

580sf (1+1) Layout and Showroom

Don’t be misled by the showroom or photo above, many of the specification are different from showroom in term of material. Kitchen cabinet only restricted to 7ft cabinet. One aircond. hood and hob are given. Tiles are different from the show unit. The are giving the tiles from Niro. See the material sample below.

770sf Layout

TechnoSuite 850sf Layout

The guru who champion in cyberjaya rental market points me to look into studio as the studio rental yield in Cyberjaya is pretty attractive at the moment. The domain 565sf studio high floor fully furnished unit is getting around RM1,500-RM1700 pm. The 2 bedrooms unit in cyberjaya doesn’t seem can command higher yield as it may only get additional one or two hundreds from RM1500. The call is yours!

It is important to highlight that the second room in those 1+1 units do not come with window. One of the taikors asked me, is it livable? I will let those students to answer. For me, it will be too luxury to leave it as study room or store room with this small size layout.

Technosuites actually catch my attention (see first photo of this thread), it is pretty unique in service apartment with the size of 850sf (160sf lanai). The unit is actually at the side of the podium or carpark level! Well, if you see the layout attached below, technosuite owner will not suffer the problem of carrying goods from carpark then lift to reach his/her unit. The tenant/owner will park their cars right outside the unit i.e. behind the unit. Go through the door which will be controlled by the access card to immediately reach the corridor and your unit(see cirles in the pic below). The corridor after the access control is only shared by 4 units for each wing. It is quite an USP. I understand that Riana Green East also has similar concept but the difference is the HYVE has a closed up corridor to block and separate the units and carpark, not to say it has the access card to control the security. Also, if one is creative enough, the lanai can actually turn into a bedroom. One can argue about the strata title act on the non-changeable façade. But if you use easily detachable material like glass wall to cover two side (front and side), you will be safe to get extra room as I have seen it in MK condo. Balcony no, Lanai yes. Can this type demand higher rental or attract more subsales young executive? No one know at the moment as it is new concept. Student market’s taikor told me: NO DIFFERENT in rental yield! LOL.

The development is at Jalan Impact, the land besides Shaftsbury SOHO development which slightly away from the area where all student apartments and condominiums in Cyberjaya. The left hand side of this development is the nice building called International Multilateral Partnership Against Cyber Threats (IMPACT).

This inner road of Jalan Impact is very quiet and secluded. I personally like it because it is away from those ugly & colourful condominiums with large student crowds (Well, it may turn out to be student site too as Shaftsbury Soho has more than 700 units available for rent soon!). If shaftsbury Soho is attracting more knowledge workers with miniority students (due to non-walkable distance to Universities), then it will be a nice knowledge worker’s enclave, which I believe can sell at premium compares to other “student hostel” area. Question is, would knowledge workers start to look for ownstay or rent a unit in cyberjaya instead of staying outside cyberjaya after all the boom stories created recently about Cyberjaya (if one always attend property seminar ll know what I mean).

Bird Eye view of the HYVE

North View – Shafsbury Facing. With the podium of HYVE, I believe after 5 or 6 floors, the units should be clear from shaftsbury carpark level.

South View – Pool Facing with nice green behind IMPACT.

West View – Technosuite’s View which facing the opposite Cottage Walk Shoplots (where all eateries located beside MDec). There is a green lung to separate Technosuite and the shop lots (see pic below). The underneath of the green lung is in fact the GAS PIPES :P. Govt will not allow anyone to do anything on the green.

Walkable distance to Shaftsbury retail lots? Although HYVE is just right beside Shaftsbury SOHO blocks, residents of HYVE may need to walk a big round to reach Shaftsbury retail area (which is at the back of Shaftsbury SOHO) . Shaftsbury SOHO residents have private bridge to reach the retail blocks but I doubt it will open for public to go through Shaftsbury SOHO blocks. Unless one is used to walk long distance i.e. near 2km return, car seems like necessary for HYVE residents. This development I guess will attract more knowledge workers than students.

Pricing and Packages

The one bedroom price starts from affordable RM215,000 before the rebate of 7% and additional 3% if one signs the SPA within 2 weeks. If one decides not to take their DIBS scheme, the price can go down additional 3.5%. Do you math here, you will see it is very affordable, with this sort of concept and existing studio rental market. Every 5 to 6 floor, there will be around 15k jump (e.g. Tower A shaftbury facing 6th floor 220k, 7th floor 236k)

Of course, the price above is for those facing Shaftsbury. If you want to have Pool cum Green View, you need to top up another 25k to 30k which is really a big premium from my point of view. However, it depends on your purpose of purchase. If you intend to rent out to student or young executives there, forget about nice view as the rental will not justify the premium that you pay. Ownstay, Yes. Funny enough, all the good facing are taken and the pricing are going around 240k up before rebates from low floor.

The technosuites 850sf costs 364k up. 520sf type (1+1) only available in Tower A facing shaftbury, which price starts from 255k. 580sf (1+1) and 770sf (2+1) are selling from 280k and 420k (all before rebates) respectively. Again, premium view command additional 20-30k. Investors should know whether premium is worth it for this sort of development. Use your experience to decide! Ownstayer, please go to the site and see the view before you sign the dotted line.

Title Issue!

This is mind blogging! I visited the site and saw the signboard. Opppppps! Even though this project follows schedule H, It seems like it is almost office suites! I am not the fan of SOFO, SOVO or whatever that without “H” because it is technically an OFFICE and not for residential according to the title. I can accept SOHO because you can reside there LEGALLY but sorry, not those funny SOFO/SOVOs. Heard that after certain level it will be SOHO titles, the rest would be office title. I was shocked that this development is positioned as SOHO but only 200+ units are SOHO and the rest is OFFICE including the whole Block B! See the signage below.

Some of the investors whom I know actually do not mind but I definitely not into it as I do not like to have any legal implication when I use or sell the unit in future. Please don’t take my words, it will be fairer for developer to have a chance to explain all the potential issues and implication on the residential use of office suites title.

Developer

KimLun is a listed company from Bursa Main Board. They are experience builder which established more than 20 years (mainly as main constructor for other developer) but it seems like the first project from them as a developer. You can find their financial in their website which is quite healthy.

Cyberjaya Highrise Supply

Many claimed Cyberjaya is the heaven for rental market as it has more than 15k student population (yes, MMU itself already near to 9k, not to say LKW, Medical School, future SEGI, future Islamic Uni, future Computing Uni, future Heriotwatt at Putrajaya, future Xia Men Uni near dengkil etc).

I am not the guru in Cyberjaya. I am just doing my simple math here. The existing apartments and condominiums are offering around 3700+ units in Cyberjaya (added up from Domain 1,2,3 & 4, Cyberia Crestcent 1 &2, Cyberia Smart Home, D’ Melor, Garden View, Cyber Height Villa, and Cyberview Garden Villa). This 3.7k units are serving 15k student (ok not all students stay here so + some knowledge workers). It seems like the market is there to do rental market!!!

But but but…..does the investor know the future supplies of apartment/condominium in Cyberjaya over next 3 years? Let me tell you, if you add up the units from those under-construction projects (The Arc, The Place, D’Pulze, Mutiara Ville, Garden Plaza. Pangaea, Shaftsbury, Serin, Domain 5, HYVE, Mirage, Verdi, V Residensi, Skypark, Lakeview, V Point), it will give you whopppppinnnng close to 8,500 units! If you are only targeting mid to low end development for student/worker rental market, you still have around 7300 units (after taking out 1200 units from Verdi and Mirage) flooding into this segment. This is of course, not including those projects that are yet to launch! What does it implicates? Oversupply? If no increase of night population from knowledge workers and new bloods in Cyberjaya, you need additional 30k students in Cyberjaya from current around 15k! Ok, new unis are coming but it may take time to build up the population. To share the supply, one needs to hope more non-students to stay in Cyberjaya. Finger crossed! You need more commercial and Human Qi to pull peoples to call Cyberjaya as their HOME. It is not so much a problem on landed as I foresee more outsiders will move in Cyberjaya landed properties due to many factors (we shall discuss it in other thread on Cyberjaya Landed Property), the HighRise market is quite a challenge!

So, guys…..TO BUY OR NOT TO BUY?

To be honest, I really like the location, concept, investor friendly packages and pricing of this development but I am the investor so I will look into the factors that can affect the demand of this development in future. Having said that, different investors have different risk appetite, also this project may out=shine the rest due to its proposition so that it will be in the top of the list for tenants/subsales buyers. So, It all depends on the reception of those factors and pricing I mentioned above. If you do invest in the end, Welcome to Cyberjaya!

p/s for any discussion for this project, you are welcome to discuss at the
forum.propcafe.net

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE™ Review: IOI Resort City Part 2

Time passed so fast and since the inception of the blog more than 4 years ago, PROPCAFE have been covering property from North to South and East to West of Klang Valley. PROPCAFE was set up by 7 of us, with diverse background – from engineer to retiree and to student, with the diversity of our background we are offering multiple angles of our opinion in our reviews. The blog is serving as platform for collecting our thoughts of developments and share with readers.  Some faithful readers have been with us for the past 4 years and with that we say a BIG thank you! Nevertheless PROPCAFE will strive to provide the best reviews and hopefully it will benefit the readers in broadening knowledge and in making property purchase decision.

Back to the topic, it’s been almost one and half years since our last visit to IOI Resort City. The last review was Conezion, an integrated retails-office-residential development where PROPCAFE focused the review on the residential component (Read the
https://propcafe.net/conezion-ioi-resort-city-ioi-properties/
). And IOI recently has premiered their Signature series in IOI Resort City called Par 3. Readers may ask what is Signature series? We will come back to that shortly.

IOI City Resort

PROPCAFE has covered quite in-depth the masterplan of IOI Resort City and being a developing city, some of the components of the masterplan are streaming online even though it was just 1.5 years ago from PROPCAFE last review. For a start… the grade A 31 storeys IOI City twin towers have been completed and HSBC logo is majestically perched on the roof of one of the towers.

IOI City Towers

This slideshow requires JavaScript.

IOI City Towers with elegant lobby and spacious floorplate

The towers are MSC compliant offering 1million NLA with each floorplate is 16,500sqft, suitable for corporate tenant who are looking for spacious office space with connectivity and convenience of more than 250 specialty shops complemented by 80 restaurants and cafes  at its doorstep@IOI City Mall to setup the business. A whopping 7,000 car parking bays, 12 nos of high speed lifts with destination control system, double volume 9.5m height lobby to greet office workers and guests.

The 5 Star 21 storeys Le Meridien Putrajaya starts to receive guests from August.2016 and this is the brand’s 3
rd
 hotel in Malaysia after KL Sentral and Kota Kinabalu. With 353 rooms and suites, 15 venues for meetings and conferences, a 2,500sqm function space, recreational facilities as well as wine-and-dine experiences with eateries Latest Recipe, Le Mei and the Latitude Bar, the hotel is doing well to complement the rest of IOI City resort components and to  serve the leisure and business travellers.

Le Meridien

The Suites, Restaurants and Lobby

Wait… wait…. that’s not all… With IOI City Mall phase 1 which already hits 97% occupancy rate, the phase 2 is in the stage of conceptual planning (Refer to the link news here
http://www.thesundaily.my/news/2136942
 ) and the last visit to the Par 3 seems aside of the hoarding of the site, not much of work has been done on the land. However we were given the impression by SA that IOI will go ahead with phase 2 and piling work will start soon. The phase 2 will cost IOI Properties RM500m development cost. In the eyes of PROPCAFE, the completion of phase 2 will be a significant milestone for 788 acres IOI Resort City and IOI Properties. PROPCAFE shall touch fairly more in detailed in next chapter.

IOI Resort City –  20-minute drive

The scale model of IOI City Mall and phase 2

This slideshow requires JavaScript.

The land status of IOI City Mall phase 2

Not only that… From PROPCAE insider news, the delay on the finalisation of the Phase 2 conceptual planning is apparently due to some changes required by a particular retailer.. Something BIG may come to IOI City Mall. If what PROPCAFE heard was true, it is indeed something the residents are look forward to. Stay tune….

There will be another new access point which is not yet built where if you are coming from the direction of KL, Sungai Besi, Kajang and Semenyih through SILK, North South and Besraya Highways the new access point will bring you directly to Conezion, Clio and future development on Eastern and Southern parcels of IOI Resort City.

IOI Resort New Access Point

The beauty of new township is there will always be something new to explore and with the JV between IOI and Mitsubishi Jisho Residences, another future development Gem residences which is sitting on a 9.6-acre freehold site, comprising eight blocks with units ranging from 1,250sqft to 1,750 sqft which will be another excited project coming to IOI Resort City.

The Youtube in the link below pretty much visually sum up all about IOI Resort City.

Regional Mall – Does It Matter?

Retails outlook in Klang Valley cannot get bleaker than today. According to Savills Malaysia managing director Allan Soo, total retail space in Greater Kuala Lumpur will reach 70 million sqft by end-2018 — exceeding the supply in Singapore and most cities in Southeast Asia.

“Ideally, we believe retail space per capita should be below five sqft,” he says. “Currently, we already have in excess of 7.5 sqft per capita of population in the Klang Valley, as the total population is now 7.3 million people.”

The statistic on the retail outlook can be frightening and will raise red flag even among property players. PROPCAFE is always inundated with question about oversupply concern by our readers and we always advise to do own due diligence, buy at right price and location and always have an exit plan and then buying the property and will not go wrong. Do not get us wrong and we truly believe there are merits for the concern however PROPCAFE always believe in exception to the rules… There are myriad of factors which affect the popularity of malls e.g. lifestyle in Asia such as weather, shopping behaviour due to rising wealth, culture and social lifestyle etc. Malaysian is without exception…. Love our malls.

With the amount of malls streaming online….. In PROPCAFE’s definition, distinctively there are three tiers of mall – neighbourhood, regional malls and regional mega malls where differentiated by size, targeted segments and catchment, location and PROPCAFE would like to add the
infrastructure and amenities surrounding the mall
 as well.

Mall

NLA

Example

Neighbourhood Mall

<500,000 sqft

Atria, Jaya33, KL Gateway, Evolve, BSC, Melawati mall

Regional Mall

500,000~2million sqft

Mytown, Velocity, Suria KLCC, Pavilion,

Regional Mega Mall

>2million sqft

OneUtama, MidValley, Sunway Pyramid

Tiers of Mall

In Malaysia, a neighbourhood mall here is usually less than 500,000 sqft and serves as a market of within 15 minutes’ driving time. It is usually anchored by two or three major tenants including a supermarket, an entertainment area and a department store. The mix of variety such as pharmacies, fashion, F&B etc are catered for neighbourhood needs. The mall is typically standalone without integration with other components such as office, hotel, and convention halls etc as the targeted segments is from neighbour however a regional/ regional mega mall is different breed of animal.

For regional mall the size is important to ensure balanced tenants portfolio under one roof. The variety of retails will attract shoppers especially during the weekend. However the retails couldn’t survive just based on the crowds spending during the weekend. They need crowds during the normal weekdays as well. That is where other components such as offices, hotels, park and golf course and of course the residents play the role to keep the crowds consistently streaming to the mall in order to feed the retailers and to keep up the vibrancy of the mall at every time. That is the main differentiation where neighbourhood mall is just a standalone mall and will struggle to attract crowds during the normal weekdays. These neighbourhood malls couldn’t attract sufficient neighbourhood crowds during the weekend, the retailers will struggle with their business and the malls may end up with a slow death…

To ensure the regional mall is conveniently accessible, the developer will build a regional mall near to highways, public transport etc. What shoppers do not like is stucked in the traffic just to enter the mall and try to find empty carpark for 30minutes. Therefore shrewd developer who understand the market will invest significant of capital to build multiple access points to tap in the Qi (River Flow), with carpark entrances. The carpark must be sizable and plus point with office towers next door for example IOI City Mall and MidValley have back up carpark should the need arise.

Successful malls are usually retained by developers in order to control tenant mix and ensure the mall is well maintained. If managed well with excellent footfalls, the mall can be a good source of recurrence income to the owner.

18 out of 20 largest malls in the world are located in Asia. One Utama, Sunway Pyramids and Mid Valley Megamalls to name a few from Malaysia occupied among the spot. That is saying a lot about shoppers’ behaviour in Malaysia.

Regional Mega Mall in Klang Valley

What does this means? Whilst most neighbourhood malls are struggling to keep afloat with lower foot traffics and occupancy rates (
https://www.themalaysianinsight.com/s/960/
 ), regional & regional mega malls are thriving. It is also interested to note that despite 255 malls in Klang Valley, there are truly only few that can be considered as regional mega malls and when IOI City Mall Phase 2 completed, it will be on par with these malls.

Name

Location

Land

NLA

Carpark

Stores

Opened

Remarks

IOI City Mall

Putrajaya

36 acres

Phase 1 – 1.5mil

7,200

350

2014

Phase 2- 1mil NLA

Pavilion Bukit Jalil

Bukit Jalil

50 acres

2mil

6,000

N/A

2018

Completed in 2019

Sunway Pyramid

Sunway

19.4 acres

2mil

3,900

900

1997

Expansion in 2007 & 2015

MidValley Megamall

Kuala Lumpur

33 acres

2.57mil

10,200

660

1999

Garden completed in 2007

One Utama

Bandar Utama

N/A

2.04mil

10,000

700

1995

New Wing completed in

KLCC

KLCC

N/A

1.2mil

shared

400

1998

48million footfall

Pavilion KL

Bukit Bintang

N/A

1.59mil

2,400

N/A

2007

Pavilion Elite 250K in 2016

Empire City

Damansara

23 acres

2.3mil

10,000

N/A

2017

Regional Mega Malls in Klang Valley

Par 3 Condo IOI Resort City Dining Area

With 2.5m NLA, this will elevate IOI City Mall among the elite regional mega mall in Klang Valley, on par with more established mall such as One Utama, MidValley Megamall and Sunway Pyramid. Not only that, IOI City Mall along Pavilion Bukit Jalil will be one of few  upcoming regional malls with latest concept (check out district 21 review in the link
https://propcafe.net/district-21-ioi-city-mall-putrajaya/
 ). The other established regional malls are completed in late 1990s with some add-on expansion however the malls are slightly dated, without any innovative concept to meet the expectation of generation Y & Z.

The Wikimapia shows IOI City Mall is the only one regional mall in southern part of Klang Valley serving more than 1.8million population within 20minutes drive. This is a plus point where most of the supplies of malls are concentrated in North and Central of Klang Valley.

The location of Regional Mall in Klang Valley

With developments in Semenyih, Bangi, Cyberjaya, Dengkil etc are gaining traction and without any regional mall planned in South KV, the IOI City Mall will only be serving more future population without any direct competitors.

Whilst the average occupancy rate of malls were struggling at 79.9% in 2016, the occupancy of the regional malls are showing resilience with more than 95% occupancy rate.

Occupancy Rate of regional malls in Klang Valley

End of the day, we need to separate a wheat from a chaff. Just because the overall market is sluggish it never meant the premier players will be significantly affected as these players are usually a league above the rest.

For IOI City Mall

Size does matter. With 2.5million NLA, IOI City Mall will be one of the few regional mega malls.
CHECK

Innovative Concept. District 21.
 CHECK

This slideshow requires JavaScript.

Variety of retailers. With more 350 specialty stores and anchored by Parkson, Tesco, HomePro, Index Living, GSC equipped with latest IMAX technology and houses Malaysia’s first Olympic-sized ice skating rink. And wait… Something BIG is coming to phase 2.
CHECK

Occupancy Rate. 97% as per end of 2016, significantly higher than industry average.
CHECK

Integrated component. Corporate Office, Park, Hotel, Public Golf Course and proximity with Putrajaya to ensure mall vibrancy throughout the time.
CHECK

Excellent and direct highway accessibility via SILK, SKVE, Besraya and NSE to ensure well connection to KL, Putrajaya, Cyberjaya, KLIA, Sungai Besi, Kajang and Puchong via myriad of highways.
CHECK

More than 1.8m population within 20minutes drive without any truly competitors and located in high growth area.
CHECK

Par 3 Condo IOI Resort City Living Hall

Developments that are integrated with malls are gaining popularity for the past few years due to purchasers are attracted to the convenience of the mall and impression the mall is giving extra value to the property. However most developers are without hardware and software experience as well as lack of investment to develop a successful mall. Usually developers will put hefty premium to the properties, however they lack the commitment to ensure the success and sustainability of the mall which remains a question mark. PROPCAFE couldn’t help but notice most of times a mall is just used as gimmick.

Nevertheless, a truly sustainable and successful mall is rare and a limited edition and in the case of regional mega malls… even rarer. In PROPCAFE, we are quite excited and look forward to IOI City Mall expansion plan coming to fruition and PROPCAFE is confident the residents especially from Conezion, Clio, Puteri Palma and newly launch like Par 3 and future launch (Gem Residences) will immensely benefit from its proximity and piggyback on the infrastructure of IOI City mall and enjoy the conveniences and capital appreciation wise.

Palm Garden Golf Course

There are a wide range of golf course available in Klang Valley. In the past, golf used to be a sport played by elite and VIP and access and usage of the golf course and clubhouse are only restricted to the members to maintain exclusivity. However this is no longer the case. The passionate golfers can use a number of public golf courses by paying the green fee. There are more than 20 golf courses in the Klang Valley. Some of the courses are exclusively for members and few are available to public. 18-holes Palm Garden Golf Course is one of the public golf course.

What the golf course offers is the tranquillity and greenery of the township. Rather than maximising profit by building a concrete jungle, the golf course is excellent addition as one of the components of IOI Resort City. Residents will appreciate the fresh air, morning mist and the greenery greeting you when you return from work when you live within the 330 acres of lush greenery.

Panoramic View of Palm Garden Golf Course

From PROPCAFE’s observation, residential townships within close proximity to golf courses are usually exclusive and in high demand. For example

Damansara

Tropicana Golf & Country Resort

Tropicana Indah

Bandar Utama 9 hole course

Bandar Utama

Subang, Saujana & Glenmarie Golf & Country Clubs

Saujana, Ara Damansara, Glenmarie

Kuala Lumpur Golf & Country Club

TTDI, Kiara, Hartamas, Damansara Heights

Sungai Buloh

Valencia Golf Club

Valencia, Sieramas

Bukit Jalil

Bukit Jalil Golf & Country Club

Tmn Esplanad

Puchong

Kinrara Golf Club

Bandar Kinrara

KL City

Royal Selangor Golf Club

Ampang Hilir, KLCC

These townships are well known to be highly in demand and popular among affluent house seekers who are looking for a home.  In fact the properties in these townships are known having a good capital appreciation due to low density environment, greenery and exclusivity.

330 acres out of 788acres works out to be a whopping 40% in IOI Resort City is set aside as recreation, green area and golf course and indeed it is a very generous gesture by IOI Properties. PROPCAFE in next review will share the 360 degree panoramic view of greenery and golf course. However whether the developer will keep their commitment in the future at this prized landbank…. It will be a question to be answered in another day.

Not only that, Palm Garden Golf Club was voted Malaysia’s top three ‘BEST GREENS’ for the second consecutive year by “ParGolf”.

In our next PROPCAFE review – Par 3, we shall share more the majestic view of the Palm Garden Golf Course and what it feels living surrounded by tranquillity.

PROPCAFE Review: Par 3 @ IOI Resort City By IOI Properties

You Are Not Buying a House. You Are Buying a Neighbourhood and Lifestyle

It is all about the components work in an ecosystems that make a clock ticks. Similarly when you buy a home, it is not always just about the house but it is about the neighbourhood, amenities and infrastructure, conveniences and of course greenery and recreation within the township.

Regional mall with 2.5m NLA for the conveniences of residences. CHECK

Within township sharing neighbour with low density Puteri Palma condo and only-for-rent diamond hill bungalows. For couples or young families, they can look for Clio and Conezion. Upcoming residential launches e.g. Par 3 and Gem Residences. CHECK

Dedicated accesses and flyover from SILK and SKVE. CHECK

Leisure and Hospitality with 5 Star Le Meridien opened in Aug.2016. CHECK

Tenant from workers in Grade A IOI City Twin Tower Offices. CHECK

Green space and public golf course. CHECK

The commitment of biggest market capitalization Malaysia Developer – IOI Properties to develop the township. CHECK

Growing township and with numerous future development are planned, the township will grow value over the time. CHECK

It seems that missing component is international and public school from the masterplan. Perhaps IOI Properties can look into this to provide holistic living environment to residents in the township. Nevertheless, PROPCAFE think IOI Resort City has been low profile unlike other developers who keep advertise their developments on weekly basis.

NEXT PROPCAFE Review: Par 3 at IOI Resort City

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE Peek : Irama Wangsa @ Wangsa Maju By Beneton Properties

For past 5 years Seri Maya, Desa Putra, Riana Green and Villa Wangsamas have been the popular condos for those who are interested to stay in Wangsa Maju/ Jelatek area. However for past one year, number of projects have been launched in Wangsa Maju. Seri Riana began the trend and some other projects follow shortly. Season Gardens, Irama Wangsa, Wangsa 9, Infiniti Residences are launched (not in sequence). We just focus on Season Gardens.

Overview

Developed in 9acre of residential hilly land, Irama Wangsa located at same section with Seasons Garden at the quieter part and old neighbourhood of the Wangsa Maju Section 10. Developed by Beneton Properties (Developer of high end condos such as 2Hampshire, Rhombus etc), with total units of 650units, this project will take 4 years and expected to be completed in April.2018. The project is soft launched in April with block A and B. Block C will be launched in future.

Location and Surrounding

Irama Wangsa located at the same side as the Season Gardens. From Jalan 34/26 after the traffic light turning left to Jalan 26/26, rather than go straight where the Season Gardens located, you turn left before the ESSO petrol station. Irama Wangsa is located on hilly side of section 10.

Wikimapia: Location of Irama Wangsa

Similarly to Season Gardens, Irama Wangsa is accessible via AKLEH and DUKE highway. Sri Rampai LRT Station is a short driving distance away and for any amenities, Wangsa Walk is short driving distance as well.

Accessibility and Surroundings

Site Plan, Scale Model and Façade

The developer’s website yet to provide much information at the moment

http://www.benetonproperties.com/iramawangsa/overview.html

Only 4 acres out of 9 acres are developed and rest of the land (5acres) are hill area where developer will landscape it as hill garden.

Consists of 3 blocks, Block A and B are launched at the moment. Block C which certain unit with South-West will have kl city skyline view.

Nothing BOLD about the façade, however in my opinion this is nice façade and blend with the surrounding and concept of overall development where it is promoting healthy family lifestyle. Similarly when I spoke to the Salesperson, he emphasized the project targets own stay group and this reflected in the offering and layout setup. Nothing below 2 bedrooms (type A) and majority are 3 bedrooms setup. Quite a basic fittings provided and no rebate offered.

Scale Model

Block A and B with North Orientation

Block C (On the left), Recreation Garden and Block B (On the right)

One of the main selling point are the 5acres recreation hill garden that exclusive for the residents. The whole hills will be landscaped and perimeter fenced with CCTV for the security of the residents.

5 Acre of Recreation Garden

Main Entrance, Guardhouse

An Olympic size 50metres pool for 650units resident and the 10000sqft multipurpose hall can fit 2 badminton courts for the resident.

Recreation Deck, Hall and Free Form Pool

Drop Off Area

There are 4 type (A~D) offered at the moment. The showunit is opened however it is type G for the block C (future launch).

Type A- 991sqft (2 bedrooms)

Type B-1182sqft (3bedrooms)

Type C-1206sqft (3+1bedrooms)

Type D-1315sqft (3+1bedroooms)

There are variance of sizes for each type due to size of balcony, lanai etc. All layout are practically design and not much of issue of the space utilisation. However for future launch, the type G has huge balcony and private lift lobby that consume a lot of space. The bedrooms look small for the 1600sqft size.

One of the main advantage of this development is the land title which is residential title. This is rarity where most of the land are commercial where developers are lobbying to Local Council to increase the density of the project. Some of the projects sit on 3acre of land however the density is running into thousands. However with this project, only 650units sit on 9acre of land. In my opinion, this is luxury of space where is rarity on today’s Klang Valley Residential Market. Another plus point is no commercial on the ground there the residents will enjoy more privacy in their compounds.

Booking Status, Prices and Specification

Currently the price is approximately about RM575-650psf. Price in generally increased by RM2k for each floor which is fairly reasonable. For small level and type, the pool (south view) view is dearer by RM26k. The north view units currently are unobstructed with VillaWangsamas further away however there is empty land infront of Irama Wangsa that belongs to Singaporean. At this junction of time, developer couldn’t verify what is the building plan for the plot of land. Therefore any buyers that buy the North Facing Units may face uncertainties of the future view/construction issue.

Booking Status for Block A

Booking Status for Block B

The booking status is almost 70-80% and given that this project is setup more for end users and own stayers, this is a good booking status.

Financing

As mentioned earlier, no fancy rebate offered by developer except 2% discount where net price will be reflected in the SPA. Therefore for any buyers they need to pay full 10% or 30% of purchase price depends on your property/loan portfolio.

Specification, Maintenance Fee and carpark

Each unit with exception of the smallest size (type A) will be provided with 2 carparks. The maintenance fee. Maintenance Fee and Sinking Fund is expected at RM0.25-0.30psf. The ceiling height is approximately 9’ 7” and Developer will provide aircon at master bedroom, heater and top granite (at sink) at master bathroom and top granite, hood and hob at kitchen. The cabinets will not be provided for the kitchen.

Conclusions

The uniqueness about property is none of the project are same. The buyers need to juggle between the pro and cons of every project before put their hard earned money on the project. In my opinion, the freehold land residential status, concept, unit layouts, facilities, short driving distance to KL City and Amenities will attract many young families. The 5acres of private garden is stunning and not many (The Maple at Sentul West comes into mind) can provide this. However certain people may raise the concern of low rental rates and demographic profile of the area. Well, One man’s meat is another man’s poison.

Happy Buying!

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE Peek : Iskandar @ Johor Malaysia – GE13 (Add On)

Picture Source : http://bigcatrambleon.blogspot.com

As most of all the Malaysians are aware, with  the 13th General Election is just around the corner , the GE13 topic is the most talk about topic be it at work, school, university, family dinner, mamak, forum or WhatsApp.

PropCafe.Net  recently came across two pieces interesting articles published by
The Star
 and
Bernama
 about the future of Iskandar of Johor Malaysia and would like to share it here….

CIMB Research bullish on Iskandar Malaysia Growth Story – By The Star

KUALA LUMPUR:
CIMB Equities Research
 is still upbeat on the growth prospects in the Iskandar Malaysia region in Johor after a visit to various sites there.

“We visited Nusajaya, Setia Eco Gardens, Port of Tanjung Pelepas and Mah Sing’s Meridin@Medini while hosting
Benalec
,
Johor Petroleum Dev Corporation
, Kulim Malaysia and Axis REIT briefings as well,” it said in a report released on Friday.

It noted
UEM Land
 had an upper hand in choosing its joint venture partners in Nusajaya now given that the brighter prospects seen as Iskandar reached a tipping point in 2012.

It also said demand for industrial property in the region was surprisingly strong.

“For example,
SP Setia
‘s non-Bumi industrial properties in Setia Business Park priced between RM3.2mil and RM8.5mil have been fully taken up while
Axis Group
‘s phase 1 of SME City was sold out in two hours. “Many buyers are Singapore small and medium enterprises looking to shift to a lower-cost destination. We view this very positively as it will help bring development, jobs and economic activity to the state.

CIMB Research said this would in turn have a multiplier effect on Iskandar and boost demand for properties.

It added Ascendas Land’s joint venture with UEM Land to develop a 519-acre industrial park could accelerate the booming development.

The research house pointed out that property developers continue to provide the best exposure to Iskandar but plantation companies, such as Kulim and
Genting Plantations
; oil and gas companies, such as Dialog, as well as contractors, such as Benalec were some of the beneficiaries of the advancement there.

Source & Credit to : The Star
www.thestar.com.my

Picture source from http://merdeka-online.com

Investment To Iskandar Malaysia/Johor May Be Affected if Opposition Rules – Nur Jazlan – By Bernama

JOHOR BAHARU, April 7 (Bernama) — UDA Holdings Bhd chairman Datuk Nur Jazlan Mohamed has expressed his concern and worry at the possibility that the investment worth billions of ringgit received by Iskandar Malaysia and Johor will be stopped if the voters were to make a wrong decision and give their mandates to the opposition in the 13th general election.”The opposition has blatantly rejected and said that they will cancel all projects implemented by the government to boost Johor’s economy. So, the voters must really think wisely about the impact of their votes to the economy of Johor and Iskandar Malaysia,” he told Bernama in an interview here today.

Nur Jazlan, a Fellow of the Association of Chartered Certified Accountants (ACCA), United Kingdom and the incumbent of Pulai parliamentary seat, said if the opposition rejected the development projects implemented by the government in Johor (and Iskandar Malaysia), it would affect the overall efforts to achieve the objectives of Vision 2020.

Since its establishment in 2006, Iskandar Malaysia, which covers an area of 2,217 sq km in southern Johor, had lured some RM110 billion worth of domestic and foreign investment.

Last year alone, the Barisan Nasional (BN) government had launched the Pengerang Integrated Petroleum Complex (PIPC) and the Petronas Refinery and Petrochemical Integrated Development (RAPID) projects.

The two projects, which will make Malaysia the hub for Asia’s oil and gas industry, are expected to be completed and fully operational by 2016.

Several local and foreign investors had also pledged their commitment to invest billions of ringgit in PIPC, while Petronas was expected to invest RM60 billion in the RAPID project.

However, the opposition, in their 13th general election’s manifesto launched last February, said that they would review the suitability of the RAPID project.

Even before the launch of the manifesto, several opposition leaders had also called for the RAPID project be scrapped, downsized or moved to the existing Petronas’ petroleum complex in Kerteh, Terengganu.

Meanwhile, Nur Jazlan said it was feared that the confidence of Singaporean investors in Iskandar Malaysia would be badly affected if the opposition managed to win big in Johor.

“This Singaporean investors have been investing actively in Iskandar and it proves that they also believed that BN will win in the 13th general election, but if the voters gave their votes to the opposition, the investors’ confidence will be crushed,” he said.

If the Singaporean investors were not confident that BN would win the general election, Nur Jazlan said they would not invest in Johor and Iskandar Malaysia and would prefer to wait until after the general election to make their decision.

Source & Credit : Bernama

http://www.bernama.com

Source :
http://www.iskandarmalaysia.com.my
 ;
http://www.freemalaysiatoday.com

Iskandar Malaysia – Corporate Video

Hollywood of South East Asia – Pinewood Iskandar Malaysia Studios

Iskandar Malaysia – Malaysia Visions Of  The Future

For those who missed the first part of  Iskandar Development @ Malaysia , can go refer to
here

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related