PROPCAFE™ Review : EkoCheras @ Cheras – The Overall Development

As our last entry –
An introduction to live◦learn◦love at Cheras
  where we covered the location, accessibility and the surrounding amenities, this write up will focus more on the development itself providing you some info and numbers. You can read this part without referring to the previous entry but we recommend you to get some hindsight from it so that you will be able to appreciate the entire overall master plan.

Overall Development Master Plan

Background – Original Overall Development Master Plan [OLD]

In
2013
, the original overall development master plan of EkoCheras @ Cheras consists of 4 major components –

Duplex Service Apartment

Tower J and H of Duplex Service Apartment

Service Apartment

Tower E of Service Apartment

Tower N of Service Apartment

Shop Offices Blocks ( later amended to Mall Concept )

Hotel

EkoCheras Original Overall Development Plan [Old Plan Before Amendment]

EkoCheras Original Overall Development Plan [Old Plan Before Amendment]

EkoCheras Original Overall Development Plan [Old Plan Before Amendment]

However, Ekovest came out with a new brilliant concept in 2014 and with some magical touch, Ekovest managed to amend EkoCheras from the shop offices concept ala “Publika” to full fledge shopping mall concept. The amendment to the original DO approval with mall concept was obtained on
Nov 2014
 and Building Plan approval with mall concept was obtained on end of
Feb 2015
.

Latest Overall Development Master Plan [New]

EkoCheras Overall Development Master Plan [New]

Just a quick recap on the latest overall development master plan; Ekocheras is a transit oriented (TODe) integrated mixed-use development sitting on an approximate 12 acres of prime freehold land along Jalan Cheras with a gross development value (GDV) of
 RM2.11 billion.

EkoCheras comprised of 4 major components –

3 towers of service apartments (
Total units : 1,516
)

Duplex Service Apartments Tower J & H (
Total units : 1,163
)

Service Apartments Tower E (
Total units : 353
)

Grade A EkoCheras Office Suites Tower A (
Total units : 105
)

EkoCheras Hotel Suites Tower N (
Total units : 260
)

EkoCheras Mall (
Total area : 1 mil sq ft with 600,000 sq ft NLA
)

Total Residential Unit: 1,516

Total Commercial Unit: 365 ( Hotel and Office Suites)

Total Density: *126 unit / acre (* Only Residential)

Target Completion Date: *
End of 2018
* estimated based on current daily progress

EkoCheras Overall Development Plan Summary

Architect: KDI Architect

Landscape Architect: Praxcis Design

GBI (Green Building Index) Rating:

Silver Rating
 for Service Apartments Tower E, H & J

Silver Rating
for Office Suites Tower A

 EkoCheras Overall Development Plan [New]

 EkoCheras Overall Development Plan [New]

EkoCheras Service Apartment  –
Tower H, J and E

Tower H and J –
The Crowns of EkoCheras

EkoCheras Tower H and J Duplex Service Apartment

EkoCheras will be one of the tallest duplex twin towers service apartment developments in Cheras. Tower H and J crowned as the “King and Queen” of the EkoCheras standing
260 metres
tall from Jalan Cheras level and connected by a magnificent Sky Lounge, linking the two towers with a
span of 25 meters
.

Quick facts – Petronas Twin Towers
 is standing 452 metres from ground level

It is definitely not easy to build such a tall two linked-mirrored towers from architecture and engineering point of view. It is lot more complicated that you could ever imagine. The first question in our mind is how do they maintain the parallelism of these two towers standing straight up to the sky without any slanting or tilted like the leaning Tower of Pisa? Otherwise we would have the Leaning Tower of Cheras instead of the Cheras Twin Towers.

For us this more than just a typical building; it is a marvelous piece of art and probably could be one of the most iconic building and prominent landmark of Cheras.

Facilities & Special Features

Infinity Sky Pool & Sky Garden

25m Sky Lounge (Sky Bridge connects the two towers)

Floating Gym with Yoda Deck

Heated Jacuzzi / Garden Jacuzzi

Sauna & Steam Room

Multipurpose Halls

Children Playground & Pool

Reading Room

Sky Pool, Sky Garden, Sky Lounge and Sky Bridge

Furnishing

Kitchen Cabinet, Air-Conditioner, Hob and Hood.

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EkoCheras
Tower E – Exquisite and Exclusive

If tower H & J are the King and Queen of EkoCheras, then Tower E would be the Prince of EkoCheras.

Located at the corner of EkoCheras and has the lowest density of residential unit with only
353 units
 in total spread across 38 levels making this tower is one of the most exclusive tower in term of privacy.

 EkoCheras Tower E Service Apartment

 EkoCheras Tower E Service Apartment

In addition, Tower E only consists of single level service apartment as compared to the 100% Duplex layout units of Tower H & J, and we think this is to cater for those who don’t prefer climbing staircase as part of their daily life making Tower E more elderly-friendly. Perhaps this could be one of the reason why Tower E is the popular and preferred choice among those who
young
 at heart… slightly
older
 in other places.

Facilities & Special Features

Infinity Sky Pool & Sky Garden

Gymnasium

Sauna Room

Children Playground & Pool

Games Room

Multipurpose Hall

Security
(Common for Tower H, J & E)

Three tier security system with boom gate, access card, patrol guards and CCTV

Maintenance
(Common for Tower H, J & E)

RM0.35 per sq.ft

EkoCheras Office Suites –
Tower A

EkoCheras Office Suites Tower A comprises of
105
office units with total area of
180,000 sq ft
.

The
21-level
 Tower A is located at the left corner of EkoCheras and having the most premium location because it is the closest tower to the MRT Station.

Size of EkoCheres office suites varies from 1118 (smallest), 1326, 1427, 1829, 2222, 2303 to 2706 sq ft (largest) and equipped with full fibre optic facilities. Contemporary modern office such as EkoCheras Office Suites are rather a rare product at Cheras.

We heard the take up rate of the office was quite positive and most of the buyers are business owners from Cheras looking either for an expansion or an upgrade from current office setup. There are also few who are currently renting at Cheras looking for opportunity to become owner themselves.

The fact that there is
 6+1 lifts
 to serve this building does amaze us somehow.

Maintenance fees : RM 0.35 per sqft

EkoCheras Hotel Suites –
Tower N

EkoCheras Hotel Suites is located at the rear of EkoCheras partially hidden diagonally behind Tower H. The hotel suites tower N comes with double volume design lounge and lobby at the ground floor; giving it a feeling of more grand and spacious entrance statement.

EkoCheras Hotel Suites Tower N Lobby
*Photos above is only artist’s impression

We won’t cover much about EkoCheras Hotel Suites in this article as we will focus more on the residential components. We are still digging more information on the hotel suites.

Here are some quick facts about EkoCheras Hotel Suites :

Total storey: 22

Ground Floor : Lobby

1
st
 Floor : Dining

2
nd
 Floor – 3A Floor : Car Park (6 Storey Podium Car Park)

5
th
Floor : Swimming Pool ( Facilities Floor )

6
th
 – 18
th
Floor :  Hotel Suites

Total Units : 260

Total Units per Floor : 20 units

Total Lift : 4

Unit Facing Orientation : Jalan Cheras (NE) or Taman Mutiara Barat (SW)

EkoCheras
Mall

EkoCheras Mall Section Layout

Quick fact about EkoCheras Mall

Part of an integrated development with service apartments, hotel and office building.

4 ½ Storey of retail

The area 1,000,000 sq.ft with NLA is approximately 600,000 sq ft

Total retail units : 288

Approximately 2,000 parking bays

8 screens Golden Screen Cinemas cineplex

Major anchor tenants : Golden Screen Cinemas (GSC), Village Grocer, Home’s Harmony, Kaison, ESH, Oriental Star Chinese Restaurant, Starbucks, Anytime Fitness

Target Openening : Mid of September 2018

EkoCheras Mall Trade Mix

EkoCheras Mall Artist’s Impression

Although the mall form the largest component of the entire EkoCheras development plan and also one of the main key factor but we will not go into details in this write.

Design Concept

EkoCheras –
A Sustainable Green Development

EkoCheras Green Eco System

The “Eco” of EkoCheras named it with reason. This mixed use development, consists of office and Service Apartment, are awarded
Silver Rating under Green Building Index (GBI)
 based on its

Energy efficiency system design

Healthy air quality and acoustics indoor environment

Sustainable site planning and management on its access to publication transportation, open spaces, landscaping and the brownfields redevelopment

The use of eco-friendly materials

Water efficiency

Innovation design.

The 4-
C
 Lifestyle
– Contemporary, Chic, Convenience and Connected

Rapha London SOHO

You may notice that there aren’t many choices in Cheras when it comes to living at “Integrated Development”. The one with such concept at the other end of Cheras would easily charge you RM1,000 psf. The Gen Y and Millennials prefer everything within their reach, be it to work, play, eat, and communicate. They always prioritize purpose over price and focus more on “effective” living to satisfy their needs and happiness.

Being directly linked to MRT station, yup, right outside EkoCheras, together with the “premium & glassy” design and everything within the roof, it ticks all the boxes to be the happening place in Cheras. Some even called this project as the potential “Publika” of Cheras! PROPCAFE™ sees EkoCheras as the catalyst to transform the perception of current Jalan Cheras to be a trendy and hippest hotspot for not only Cheras folks but travellers, businessmen, and foodies.

Layout Analysis

The Duplex Living of Tower H & J

EkoCheras is definitely the pioneer to offer Duplex living in Cheras. With the growing population in KL and on-going trend of delay marriage, the demand from single, couple, double income no kids (DINK) segment is getting higher. The duplex concept mostly offered in higher enclave like Bangsar or Mont Kiara previously, however, nowadays this living lifestyle has spread all over Klang Valley and Cheras is no exception.

What is great about Duplex compares to studio if size being equal? It is about cubic feet size, the actual space of living! A duplex with the size 15(w) x 33(L) x 18(H) will equal to the space of 8910 ft
3
 which is double the space for a studio with similar length and width. The magic of double volume!

However, the Duplex in EkoCheras comes with a mezzanine open space which may not be ideal for someone who prefer the privacy and cannot tolerate the smell from kitchen. Hey! It is single and couple living concept, own cook is expected to be less frequent and privacy is not the key for them!

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Having said that, it is still possible to cover up and make it a room at mezzanine floor but it may totally defeat the purpose of small duplex (Tower H & J) which offer you extra air space and double volume lavish duplex living, especially one would surely enjoy the floor-to-ceiling glass/window that come with full natural sunlight for this open-plan living space.

Tower H & J – A1 & A2 Photo is only artist’s impression

To add on, due to the Duplex concept and premium attached, it would be
lower likelihood that the property to be used for student accommodation or mass market
 compares to other types. It also means
less human traffic and density
.

Tower J and H might look quite dense in term of number but if you look deeper; most of the units are 1 bedroom and that indirectly implicating that the number of people living will be lower if compared to the conventional design layout which comes with higher number of rooms.

Well, if you are the person who loves conveniences and prefer more rooms for family members, there are other layouts with bigger size (Type B & C) that come with two rooms at upper floor. For all duplexes, owner can still possible to add the shower in powder room to convert it as additional bathroom given the space available there.

Ideally, you would want a room down stair but it is still one of the better choice for someone who want to live like at the terrace house but doesn’t want to take care the bigger built-up and complexity of the maintenance for landed property.

Tower E

With only 353 units, Tower E offers smaller layouts like
Studio and One bedroom
 apartment. The type B one bedroom’s kitchen can easily close up as wet kitchen with a proper yard. You also have to give credit to developer on their willingness to improve based on customer feedback. One notable change is its optimisation of the Type B* layout by
converting the small study area to be a proper bedroom (*only applicable for those who signed the SPA from Oct 2017 onwards)
. In the other hand, the simplex apartment with two bedrooms (Type C & D) have all living room and bedrooms facing externally without issues of natural sunlight.

EkoCheras Tower E – Type C & D_living (Photo is only artist’s impression)

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Type B* layout by converting the small study area to be a proper bedroom (*only applicable for those who signed the SPA from Oct 2017 onwards)

EkoCheras Development –
 Is it all smooth sailing?

Picture Credit : isemag.com

Effort and Challenges

Since the soft launch of EkoCheras Tower J and H followed by Serviced Apartment Tower E in
September 2013
, the project is not a smooth sailing for Ekovest. Being the most prominent site in Golden Triangle of Jalan Cheras, the project underwent scrutiny not only from the purchasers but all the stakeholders such as residents, shop owners within the development as well as thousands of motorists that using Jalan Cheras on daily basis.

As much as some stakeholders would like a status quo due to uncertainties which may have detrimental impact on their livelihood and neighborhood, a sustainable development will enrich the life of stakeholders. As a responsible and social committed developer not only focus to deliver quality product to the buyers but they are also enhance the neighborhood. In nutshell delivers –
INSIDE
 and
OUT
.

The
#LifeHacks

Photo Credit : www.thebluediamondgallery.com

The Traffic Diversion – Dedicated Ramp For Direct Access to MRR2

EkoCheras MRR U-Turn Drawing

The Cheras roundabout is notorious for the traffic congestion at almost every direction due to the ingress and egress to MRR2. This has caused the backlog along Jalan Cheras. For Jiulai Lang, caught at snail pace heading towards Cheras roundabout is common and is part and parcel of the daily life.  Recognizing the need to alleviate the congestion along Jalan Cheras,  Ekovest managed to secure RM80m grant from government to build dedicated ramp to channel traffic from Kajang bound to MRR2 KL bound.

Source: Ekovest Newsletter

The ramp wlll allow motorists to bypass the choked Cheras Roundabout and offer direct passage to the MRR2 KL Bound. The queue at Cheras Roundabout expected to be reduced and subsequently ease the backlog along Jalan Cheras KL Bound.

U-Turn Ramp Heading From Jalan Cheras KL Bound heading to MRR2

The ramp joining with MRR2

The Mitigation – Flash Flood & Traffic

Source : thestar.com.my

Ekovest also undertake to
raise the Jalan Cheras KL Bound level by 1.5 m
 to mitigate the risk of flash flood in parallel with
Road Widening
 in front EkoCheras. The road widening is necessitating the smooth traffic along Jalan Cheras from the motorists who enter/exit EkoCheras.

And the fact is these infrastructure enhancements is almost completed despite the residential and office components are not anywhere in ready stage where the retail component is target to be completed by before 2
nd
 quarter 2018.

The Roaring Sea

Photo Credit : godinthebeginning.wordpress.com

During the course of construction there are bound to be hiccup and challenges especially development of this scale. EkoCheras is a massive project that sits on 12 acres of Freehold land with GDV of more than RM2 billion. The management of Ekovest has decided from day one in order to minimize the inconveniences to all stakeholders they have decided to build EkoCheras at
ONE GO
 inclusive the retails, office, residential serviced apartment and Hotel components.

The impact to the neighbour is understandable however rather than dragged for 7-10 years due to multiple phases, it will only take EkoCheras 4-5 years to finish all the components in single phase. From this perspective, the developer effort should be applauded.

Photo Credit : www.mortgagebrokernews.ca

And not only this…. When this development is envisaged in
2012 the concept is much simpler
 with shop office concept. Upon the approval of the Development Order in June, Ekovest has proceeded to soft launch the project Sept 2013. During the SPA signing, Ekovest undertake with purchasers to allow for plan amendment to mall concept. In fact, to allow for the plan amendment, the purchasers of tower H and J Duplex 2
nd
 floor were requested to exchange the unit to other level or the deposit refunded to allow the 2
nd
 floor to be converted to mall.

Earlier development versus current development

Ekovest has gone ahead with the earth work even though the plan amendment yet to get approval from DBKL. With 2 towers of 28 level of duplex, 3 storeys of basement and multiple components, Ekovest recognized this is massive project even without the upgraded concept. The amended plan took
one year to be approved
 with multiple revisions. The time consuming due diligence process  involved not just about the DO resubmission for approval but also the Building Plan and other related supporting approvals such
Bomba Performance Based Design for Mall, Landscaping and entire site Ingress / Egress Traffic study.

The screenshot from
http://www.epbt.gov.my/osc/Carian_Proj3.cfm

Once this amended plan is approved, obviously physical work need to be adjusted due to changes of building plan. Location of piling is changed or added. Building boundary has changed. Complexity has changed. M&E and Structural complexities increase.
The changes and increase of complexities… obviously impact the progress
.

Some may ask why the hassle of plan amendment? The simple answer is Ekovest feels the original building plan didn’t do justice to the 12 acres of prime land and the envisaged concept. To be truly a landmark and iconic piece of development in Cheras, it needs to be more and better. And with MRT station just sit a stone away, Ekovest felt the merit to invest and
upgrade the concept to mall
 to serve the neighbourhood.

Photo Credit : http://feel-good.jp.net

The challenges didn’t stop there…
dealing with stakeholders always a key challenge
 in any project. A mutual agreement and win-win situation need to be achieved for all parties to achieve satisfying conclusion and this always easier said than done due to misalignment of needs and objectives.

Protracted negotiations with
DBKL and residents of Taman Mutiara

to relocate the Main Drain
from being outside the EkoCheras site to be within the site and as the result it has impact on logistics during piling foundation stage.

Infant Jesus Convent Cheras

Protracted negotiation with another stakeholders, between
DBKL and Church ( Infant Jesus Convent )
 behind the EkoCheras for the access to Church. The Church
has required access to Jalan Cheras to be maintained
during the course of construction and this again has resulted the impact on piling foundation works commencement.

Another example despite the earthwork has started, a Chinese restaurant that used to operate in the land only moved out 12 months later.

Photo Credit : diva.sfsu.edu

Dealing with sub structure work is always complicated. You never know what you will find down there! With the construction of costly and time consuming basement parking coupled with site condition, it has exacerbated the delay on sub-structure works. Ekovest
found the rock formation
 during the earth work especially at the tower J & H area which impacting the foundation works.

Ekovest faced multiple challenges from amended plan, physical piling and earthwork, engagement with stakeholders. By the time Ekovest completed the 3 storeys basement parking of block J & H, it has taken them close to 30 months from end of 2013. And it will be miracle if they can balance development within 18 months.

Shoot out! –
Know thy self, know thy enemy by Sun Tzu

Photo Credit : izquotes.com

“Know thy self, know thy enemy. A thousand battles, a thousand victories.” ―Sun Tzu

PROPCAFE
TM
 always a big fan from EkoCheras  (if you still not aware, you can read our
past review here
,
here
 and
here
). In our view, there are not many development with similar concept and linked with MRT in Klang Valley. Two projects that come into the mind is Tropicana Garden and Sunway Velocity.

Tropicana Garden is located in Kota Damansara where location wise is quite far apart with EkoCheras. However Sunway Velocity with its integrated development concept and linked with MRT is perfect comparison. To throw into perspective, we also compare with few other developments along the stretch of Jalan Cheras albeit not Apple to Apple comparison.

Along Jalan Cheras there are many new development mushroomed up. We have picked (above) few as shoot out! Obviously there are many other developments left out due to the concept, location etc. which not comparable. For example we didn’t compare with standalone residential project without any amenities such as mall or MRT even though it is newly launched. We also didn’t pick those residential beyond EkoCheras such as Maxim Majestic, YouCity, Metro Cheras as PROPCAFE
TM
 felt location and concept wise they are NOT Apple to Apple comparison with EkoCheras.

Shoot out ! Selected Development Along Jalan Cheras

Sunway Velocity, One Cochrane and Lavile located within the Cochrane-Maluri cluster which located about 5 km away from KLCC. Despite surrounded by amenities such as malls and MRT station, Sunway Velocity is clearly the outstanding development. Sunway Velocity mall with 1.4 million NLA has been doing reasonably well since the opening. With 22 acres of land, the integrated development consists of 2 acres of park, Medical Centre, Hotel, Serviced apartments, shops and office blocks. Then again the residential are priced at premium where the V Residence Suites are selling from RM1,200 psf. Sunway Velocity is price market leader in Cheras.

The masterplan of Sunway Velocity

Obviously with 12 acres of land, EkoCheras has much smaller land to play around however being creative, Ekovest manage to optimize the land and balancing act between commercial and residential. Ekovest has managed to squeeze in green park on mall rooftop, linear park along mall, pocket of gardens in residential blocks for the benefit not only for residents but for public as well. These
green spaces total about 4 acres
.

One Cochrane and Lavile they are surrounded by MyTown, Ikea and Aeon and within a short distance walk from MRT station. These developments are priced RM1k psf (tentatively) and RM850psf due to close proximity to KLCC.

The surprise inclusion will be Arte Cheras and Metro Cheras due to close proximity with EkoCheras. These development sharing similar concept where despite office status, the unit is designed with residential in mind where bathroom, kitchen/pantry is provided. The unique feature is high ceiling where loft can be built (in case of Arte Cheras the loft is provided).

They are priced competitively from RM480 psf and RM560 psf however for a start… they are commercial and not residential development. Being commercial development, it will
attract GST
 (unless absorbed by developer) and it will be
non Schedule H
 development where
risk is significant higher
 to the buyers.

It will be a story of another day for Non Schedule H development. Being office suites and governed by Plot Ratio, then density can be quite scary. For example Arte Cheras pack in 1,362 units over 2.41 acres which work out to be 565 units/acre. And we are not even talking about KLCC….

It will be interesting to see how EkoCheras perform upon VP… Hardware wise, hard to find fault with EkoCheras however software wise equally important. For a start, Ekovest can find a branded hotel operator for the hotel component….

About developer –
Who is Ekovest?

Ekovest Sales Gallery at Jalan Gombak

Ekovest may be new in property sector but it has vast experiences and history in construction and infrastructure segment. Their most notable project would be the DUKE highway. Recently, many also raised their eyebrows on how quick and efficient Ekovest completed the DUKE 2 project to link Sri Damansara to Segambut and joint the missing links between Gombak to Ampang/Tun Razak.

Their latest RM3.9 billion work on Setiawangsa Pantai Expressway (SPE and previously called DUKE 3 – 32 km) will connect MRR2, Setapak, Wangsa Maju, DUKE, Ampang AKLEH, MEX, Kampang Pandan, Bandar Malaysia, NPE, Old Klang Road, Federal Highway to Bangsar South and Kerinchi Link in year 2020 (see Map below)

Wow! It almost completes the key networks in Kuala Lumpur.

Other than expressway project, their other key project that may add value to Klang Valley folks would be the on-going
River of Life
 project. This river beautification project will rejuvenate the tourism activities and elevate the image and lifestyle in Kuala Lumpur. Pay a visit to Masjid Jamek at night (see photo below), you will be amazed with “blue water” and reborn of the old cultural heritage there! PROPCAFE™ will touch on the KL River City and River of Life (ROL) project in next article!

Financial Strength –
Can Ekovest complete the project?

Ekovest achieved more than RM1 billion revenue in 2017 and always profitable over years. It is worth to highlight that the company has a capital and reserves of more than RM1.9 billion in its book. Given that EkoCheras is the maiden property project for Ekovest, the developer will surely want to make it good as they have other property projects and pipelines on hands. Also with the backing of local tycoon Tan Sri Lim Kang Hoo as the substantial shareholder, the abandon risk would be near to zero.

The Last Note

The concept of EkoCheras is offering the right product at the right location. The only uncertainty we having here is the unseen – the execution and the quality. A good project does not end after completion; in fact it is only the beginning. And for finishing the game as a winner or loser, it is very much depends on the management of Ekovest.

We would say there are lot of eyes watching on this project being the maiden integrated development of Ekovest at Klang Valley – this will set the fore front reputation and image of Ekovest. The quality and safety of product remains the major concern of the purchasers worrying that developer will compromise on the quality and safety to meet the delivery schedule which is already overdue. As much as the purchasers have faith in Ekovest, we hope that the developer would not let them down.

The overall development master plan is beautiful and virtually self-contained, forming an ecosystem and tightly recycling everything. Although there are many “similar” developments found primarily at Klang Valley city center, there are not many present at Cheras.

It is difficult to say which development master plan is the best and most complex ecosystem at Cheras ( or Klang Valley) – Integrated or Non Integrated. Both have no equals. Both are fragile yet boast unparalleled diversity.

EkoCheras enjoys the best of both worlds with its new modern integrated development and existing traditional  environment, making it truly the ideal destination for home lovers. Not only is it one of the few developments at Cheras that is sanctuary to human ecosystems but it also ranks among the very few that provide protection in term of sustainable green Eco-Living for other unique living treasures.

EkoCheras is neither just about the address nor the development, but it is the value and future of Cheras. It is the love of Cheras people living here proves the strength and goodness of Cheras’s value – a place called home. With this we end the article with the quote below –

“Wherever love and compassion are active in life, we can perceive the magic breath of the spirit blowing through the sense world.” – Rudolf Steiner

Ekovest Berhad Sales Gallery

No 122, Jalan Desa Gombak 1,

53000 Kuala Lumpur.

GPS Co.: N 3°11’38.6″ E 101°42’18.5″

Tel : +(60) 3 4032 1881 Email :
ekoproperty@ekovest.com.my

Construction Progress Photo

Tower H

EkoCheras Tower H Construction Progress Picture

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Tower J

EkoCheras Tower J

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Tower E

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Tower A

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Tower N

EkoCheras Hotel Suites Tower N Progress Layout

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Related


PROPCAFE™  360 Degree View: EkoCheras Duplex Studio Apartment 762sq @ Cheras 吉隆坡蕉赖 – Sanctum Sanctuary in Busy Cheras

EKOCHERAS DUPLEX STUDIO 762SQ
 –
Industrial Theme With Earthy Approach

Recently friend of our channel has completed his renovated unit at EkoCheras and kind enough to invite us for visit. His approach to ID design is out of the usual mould and we really like how his vision to bring practicality and good taste ID to life. He is kind enough to share with us his experience on his own words here. Enjoy!

THE APPROACH

Having just gotten the key to my very first studio apartment with double volume (DV) feature in living area, naturally just like everyone else, I had butterfly in my stomach and soon I broke the internet in search for the unique ID to compliment the unit.

From newest lighting effect with expansive pendent or chandelier to long hanging fan off the 18’ high ceiling, or perhaps extension of the mezzanine floor to include a small bedroom or study area.

However to my dismay, the management of the building soon to ban any form of mezzanine floor extension due to the loading factor and after seeing few units that undertook fully furnished renovation via walk in or in social media, I hit a roadblock.

My observation is that although some of these units are nice enough, but they didn’t give me the ‘wow’ factor that I was yelling for.

BEFORE

BEFORE

My brief search for an ID firm ended with
Aquamason Sdn Bhd
.(www.jomeco.com). The out of the box approach to the ID design for this studio apartment in 3 vital areas gave me the confidence to go ahead with their works:-

1. Forget about all the fancy ideas of decorating the DV. The apartment is not spacious enough to carry the effect of chandelier and/or any unique pendant lighting hanging off the ceiling.

Moreover due to its 18’ height ceiling, by safely measure, any works done on the ceiling in the future, be it faulty repair work or just simple bulb replacement will require the renting of scaffolding racking, which by itself is an expensive exercise.

Their suggestion is to remove all light points and fan hook on the ceiling and replaced with easy to reach spot lights installed at the edge of mezzanine floor.

2. To take the design cue of modern raw industrial theme of the building and flows through to the interior of the apartment, they then suggested to render the entire party wall in cement texture pattern organically via professional workmanship, and covered the original porcelain tiles with greyish American Oak timber texture rubber vinyl to bring shade of industrial feel of the entire lower floor, and solved the unevenness of existing original tiles work.

3. In order to capture and utilise the ‘only’ view out to the outside world from the extra height DV picture window, they then suggested to turn this place to an active area by introducing a work bench with dual usage, a breakfast counter to take in all the morning glory (no pun intended) and/or  be a dual-usage cosy workstation to that effect.

With the above suggestions, the ground floor will divide into four main active areas, i.e.

(1) upon entrance is the powder cum laundry room, then

(2) kitchen and dining, follows by

(3) living and entertaining zone and ending with

(4) breakfast and work zone. Upstairs, main resting zone with dedicated ‘walk in wardrobe’ space and bathroom.

THE FINAL PRODUCT
The large party wall upon entry of cement texture rendered paint work compliments well with the rubber vinyl flooring tiles bearing slight clay American oak colour.

By covering the entire ground floor with rubber vinyl flooring tiles, it is not only eliminate the unevenness of original porcelain tiles work, but it also gets rid of the grout lines, softer feel on feet  and also hides the hanging cables and wires off the wall.

The highlight of the main column structure of the unit using green teal color paint to mirroring the open blue sky off the picture windows during daytime to give the unit an infinity open feel between indoor and outdoor space.

Next, the introduction of a peninsular kitchen counter with built-in dining table for extra storage and work place, and eliminate the need to have free standing dining table and space consumption.

The use of Quartz stone wrapped around cabinet in snow white colour together with custom-made American Black Walnut laminated solid wood dining table with metal leg brings three earth elements [stone, wood and metal] to the soul of the house.

Next is the living area. A custom-built low TV console tucked in between the staircase and living area and the relocation of all the power points off the wall and place underneath the console unit to eliminate the unsighted hanging cable and wiring.

A 3 seater light brown colour sofa bed to cater for occasional overnight guest(s) and it adds aesthetic to the overall apartment.

To make full use of the only view out of the outside world within this apartment via the extra-large floor (well, almost) to ceiling picture windows measuring 18’x10’, a motorised curtain is installed with a smoke oak wall to wall solid wood work bench with just a tiny metal leg for ‘floating effect’ in between to encourage the dwellers to sit back and enjoy the expansive view of Cheras and beyond while part doing whatever tasks on hand.

Seriously with view like this, one would hard press to commit to do any serious works whether it’s during the clear blue sky or the glittering night view.

Follow the original floating staircase to the mezzanine floor you will face with a custom-made 6 drawer dresser in solid American Walnut veneer and on your left, a privacy divider with built-in TV console facing the main bed.

A large king size bed with soft fabric bedhead is accompanied by 2 night stands, with one comes with terracotta tiles pattern and other one with solid stone design to compliment the raw cement texture wall.

An open concept mini walk in wardrobe with back lighting and imported anti-jump translucent sliding door to further enhance the space and provide further privacy if needed. The bathroom is further enhanced its space with a wall to wall custom-cut mirror.

Overall, The interior design makes use of honest and earthy materials such as wood, metal, stones and cement in harmonious manner to bring out the essence of a lofty expansive duplex apartment.

Note: Some pictures are extracted from ID firm website with permission. You may refer to
http://jomeco.design/portfolio/eko-cheras-tower-j/
 for further information.

EKOCHERAS 762SQ DUPLEX STUDIO – Industrial Theme with Earthy Approach

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PROPCAFE News : EkoCheras @ Nanyang Property Fair 2013 – Unleashed The Tail of the Dragon (Tower E Service Apartment) by Ekovest

If I would put the whole EkoCheras project analogous to a Dragon –
The Dragon of Cheras
 , I would say Block J& H SoHo is the Head of the dragon and the Tower E Service Apartment is the
Tail of the Dragon
. You don’t have to agree with me because this is solely my personal opinion.

EkoCheras – The New Emerging Dragon of Cheras

So finally, Ekovest did unleash Tower E Service Apartment of EkoCheras on Friday 13 Sept just as per what had been shared over
PropCafe.Net Facebook
 about the possibility of Ekovest releasing EkoCheras  Block E Service @
Nanyang Property Fair  2013 at Sunway Convention Hall 13 – 15 Sept.

Honestly speaking, after the BBB party at Ekovest last week Saturday, I have yet to recovered from the post BBB syndrome and the “Finger’s KungFu”   incident during the
VIP prview of Block J and H SoHo of EkoCheras
 at Ekovest’s office. Believe me not as I am still traumatized by;

first – the crazy market force and interest towards this EkoCheras and

second – the duration of time of finger on the sales chart.

I am kinda want to suggest to organize a finger pointing competition , no pun intended.

I am very curious what will be the response of EkoCheras during these few days Nanyang Property Fair 2013 at Sunway Convention Hall and at the same, took this opportunity to look around and see if there is any interest projects which caught me off guard.

O2 by Perfect Eagle development

MahSing Booth

Mah Sing

Platinum Victory

Danga Bay

LowYat Group

Setia Haruman

MCT

Hap Seng

Andaman

HomeTree

PJD

Before all the plan visit to Nanyang Property Fair, my source called me up on Friday 13th Sept 2013 (1st day of Nanyang Property Exhibition) and told me “Hey you know what, your infamous “finger “ story is back just like the Empire Strikes Back but this time is “finger
S
” instead of finger and the crowd really show some of their kungfu and martial art skill.

Block E Sales Chart

Fingers are everywhere on the sales chart and those standing behind barely can even see what is written on the sales chart and other exhibitors just able to stand aside and watched from the sideline with either surprised, agony or envy. What I am trying to say is ONLY those project which is extremely
 Hot and High
 demand will require you to do extraordinary action to secure a unit .

I was told that the developer only started to display the Block E sales chart during the noon time, and the moment it was displayed, the crowd got very excited and behaved quite “strangely”. How strange? I asked the same question too. My friend answer was “Have you seen before how those people who haven’t been eating for a week and very hungry and suddenly there is a loaf of bread hanging in front of them!”  It was a bit messy and quite rowdy but fortunately there wasn’t any ugly scene.

At least now I know some project can really stimulate the buyer’s adrenaline to become a “Hulk”. It is worrying isn’t it?

The Hulk

During the Nanyang Property Fair 2013, as far as I can observe on Saturday, no doubt Ekovest booth is the most popular booth with their EkoCheras project.  Besides that, their booth is the only booth which come with Visual and
Sound
 effect .  At the background of the EkoCheras scale model, a big display which playing
EkoCheras’s video clip
 and I am really quite impressed by the movie clip personally. It was my first time seeing the clip and the sound effect (Can anyone guess which soundtrack being used in the EkoCheras video clip :P) of the clip really help a lot in
 provoking
  the
“BBB”
mode to the next level of
“WWW*”
 atmosphere in my opinion which I failed to see other developer doing the same thing! To my surprise, most of other exhibitors only came with scale model, pictures, posters, and brochures but mostly all are visual aid tools.

Just in case if you are wondering what is the meaning of
“WWW”
 by PropCafe.Net definition :

*WWW : Acronyms of Whack Whack Whack – The next higher level after BBB : Buy Buy Buy

Ekovest Booth at Nanyang Property Ehxibition @ Sunway Convention Hall

Ekovest Booth

Ekovest Booth

Ekovest Booth

Ekovest Booth

Ekovest Booth

Ekovest Booth

Crowd looking at the scale model and the display screen behind

Ekovest Booth – Crowd looking at the Sales Chart

PJD booth which is just opposite Ekovest booth – perhaps now you can feel the difference!

During the exhibition, Ekovest decided to release Block E one of the 2 remaining Service Apartment for booking.  Just a quick fact about Tower E service apartment since in this post I am not going to review much details about it because I am saving all the reviews for my up coming up detail review of EkoCheras.

electrifying e-Studio E =  mc
2
(as per inidicated on the cover page of brochure)

Tower E – EkoCheras Service Apartment

Total floor : 36  storeys exclude LG ( LG, GF & 1st Floor are retails)

Total Unit : 362

Price* : From approx $425k ($714.3 psf)

Size* : From 595sf to 1245sf

Type : A1/A2 55.3m
2
 (596sf) 1 Bedroom 1 Bathroom (1 carpark)

Type : B1/B2 71.5m
2 (
821/857sf) 1 Bedroom 1 Bathroom (1 carpark)

Type : C1/C2 107.77m
2
 (1160sf) 2 Bedroom 2 Bathroom 1 Storeroom (2 carpark)

Type : C3/C4 115.67m
2
 (1240sf) 2 Bedroom 2 Bathroom 1 Storeroom (2 carpark)

Type : D1/D2 99m
2
 (1066sf) 2 Bedroom 2 Bathroom (2 carpark)

From the brochure, the total size area of the unit is mentioned in m
2
 (meter)rather than sf (square foot).

* For pricing and size details , it is best you refer back to Ekovest personnel directly.

As far as  I know, unit m
2
 for property is commonly used in other country like Europe, Japan & Australia but it is rather unusual in Malaysia. So I found it quite troublesome to convert it when I read it from the brochure unless the brochures are meant for foreigners!

Tower E Brochure

Tower E

Tower E 36th Level

Tower E 36th Level

Tower E – Floor Plan

Type A – 596sf

Type B1/B2 – 821/857sf

Type C1/C2 – 1160sf
Type C3/C4 – 1240sf
Type D1/D2 – 1066sf

Tower E ID

Tower E ID

Did you all notice the
yellow bicycle
 hanging on the wall by the ID? 🙂 Absolutely awesome! Go for Green!

Tower E ID

Tower E ID

Tower E ID

Tower E ID

Tower E Specification

Tower E Facade

Tower E Facade

Tower E Facade

Tower E Facade

Tower E Facade

Tower E Rooftop Facilites

Ekovest might be look “like” a bit of “unorganized” in handling the sales during the launch of EkoCheras but come to think a bit  deeper. ….

Just for a moment of thought, is it
really
 that Ekovest was unorganised or was it
intentionally
?

Hmmmm…. 🙂 commoner like me will never understand how a business world really works.

Let’s see how will Ekovest team
handles the rest of the block
! and hope they improve and learn from the experience gained from their launch of  Tower H.J & E.

The remaining block will be the retails lot and the commercial shop lots (as of now status of the commercial shop lots whether will be self managed or for sales still yet to be decided) , the  last tower of service apartment “Tower N” and also Tower A reserved for hotel and  showroom.

It will be interesting to see the pricing of Tower N service apartment! The launching date of tower N  yet unknown and we forecast it will be scheduled for 2014….so  stay tuned!

That’s all for now my hero and heroin, coming next will be the full detail review of EkoCheras – The Dragon of Cheras!

Before I pen off, PropCafe.Net would like to wish all Malaysian
Happy Hari Malaysia
 and hope our country Malaysia will continue to grow and proper as we always believe
Unity and Harmony is the key to Prosperity
.

* For further details , please directly contact Ekovest’s personnel.

Contact & Details can be found at their official webpage
http://ekocheras.com/home.html

Credit :
http://ekocheras.com/home.html

Sales Update as of 14 Sept 2013

Tower E Sale Chart – 14 Sept 2013

Tower H Sale Chart – 14 Sept 2013

Tower J Sale Chart – 14 Sept 2013

EkoCheras on ChinesePress Newspaper 13 Sept 2013 Edition page 8 & 9

ChinaPress Newspaper
13th Sept 2013 edition

ChinaPress Newspaper
13th Sept 2013 edition

ChinaPress Newspaper
13th Sept 2013 edition

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PROPCAFE Peek : Emerald Garden @ Rawang By Guocoland 中英产业评论

Emerald Garden is located in the new part of Rawang. It is apart from the congested Rawang old town that always have floods issues from time to time. If one were to drive from Damansara Toll or Duta toll to Rawang Toll it will takes you around merely 14 minutes from toll to toll using the North South Highway at 90km/hours. Once you come out from the Rawang toll the T junction right in front of you would separate the Rawang old town (right turning) and the Rawang New township ( left turning) from the T junctions.

想到万绕镇，或许有些投资者会裹足不前，皆因它的地理位置，其实万绕镇距离市中心不远，如从白沙罗收费站启程，仅需14分钟的车程。  另一个抗拒的理由是把它联想到之前的Bkt Beruntung 区，许多投资者焦头烂额，其实 BB 不属于万绕区域：万绕，士拉秧，双溪毛濡 属同一管理行政区，即鹅唛GOMBAK.

There are few new players in this Rawang township namely Guocoland, Hong Bee, Mah Sing, Country Heights, Glomac, and coming in the pipelines will be MRCB and Tan & Tan. The closest development to the Rawang toll would be the Guocoland/ Hong Bee enclave, with the new AEON shopping mall as the center of gravity in this new township. To investors, this is the enclaves that not to be missed if were to invest in this part of Rawang.

Guocoland, as the main player in this enclave with 1000 acres of land, split into Emerald East and Emerald West. The first phase of Emerald East,  Amethyst 1 (double storey terrace house BU 1500sqft) were sold at RM140k  in 2006, and was recently transacted at around RM450K, a handsome gain for invesors. Now Emerald East which is around 300 acres in total is fully developed and the remaining 700 acres of Emerald West is in the making.

除了Guocoland 以外，值得一提的是 Hong Bee 这个发展商，据笔者了解，后者是这片土地主，其拥有的土地不少于3000英亩， 大部分的Guocoland 发展计划都是和Hong Bee 地主合资的，前者负责策划，发展蓝图，建筑，销售； 后者则供应土地。互相呈现彼此的强项。

Hong Bee 除了发展  Anggun 1, 2 民宅之外，也着重于商业发展，据说 AEON 的购物商场是 HB 兴建的，然后出租给 AEON JUSCO 商场，签了20年的租约，其他商业发展包括正在兴建的100间店屋，商场，步行街，还有中型医院，还有驰名的国际学校  TENBY INTERNATIONAL SCHOOL

言归正传，让我们谈谈这个发展计划：Let’s look at the EG

1)       Low density – only 161 units in this Fenced and Guarded development, with perimeter fencing.

2)      3 types (2 storey or 2.5 storey superlinks), BU ranging from 3000sqft (2 storey) up to 4585 sqft (2.8 store)- yes, 2.8 storey, but Gu0coland market it as 2.5 storey, don’t know why? shd hav just round it up to become 3 storey.

3)      50 ft width frontage road and 40 ft back road in between rows of houses creating the spacious feel.  Landscaped greenery instead of paced back lanes.

4)      A private linear garden in the middle provides the landscaped walkway for residents.

5)      Fenceless concept.

6)      Rooftop terrace for Type A, and C. all units layouts comes with L Shape living room, master bedroom, so creating the “Semi D” feels with natural lights

7)      With the 26 ft width, and column free car pouch, 3 cars can be parked side-by-side.

Conclusion：A good buy for upgraders who are looking for F&G or G&G for security reason in this vicinity. This development comes with amenties of shopping mall, chinese primary school SRJKC at the door steps, and 100 shophouses commercial in the making, plus Tenby International School, Columbia Hospital, good conection to KL City.

纵观以上的观点，笔者认为这万绕新城是个适合居住的社区，它距离市区不远，地点适中，也值得投资，增资的空间蛮大，如果说SETIA ALAM & BANDAR BOTANIC 逐渐取代巴生旧区，那笔者认为 Emerald/ Anggun 发展区将取代万绕旧区也不为过！！

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PROPCAFE News : Empire Damansara @ Damansara Perdana by MEH

going to VP soon .. end of Q1 or Q2 of this year …

what do you think .. who will be the tenants – retail and rental … will this be the new jam area along the poor LDP ?

this resourceful agent has managed to take interior pictures .. wonder how did he go up ?

http://www.iproperty.com.my/propertylisting/1806244/Damansara_Perdana_Serviced_Residence_ForSale

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PROPCAFE Review: Est8 at Seputeh by EUPE

Introduction

Driving along Jalan Syed Putra and Jalan Salak, many travelers may just overlook tranquil Seputeh. Located adjacent to one of the busiest junctions with sprawling interchanges and opposite Mid Valley, all the hustling and bustling just simply overwhelming for serene Seputeh. This is not surprising given that the neighborhood is mature with the residents jealously guarding their “turf” to avoid any overdevelopment in this neighborhood.

One of the rare new development in Seputeh, expected to be completed this year is Setia Sky Seputeh which is developed in 4.4 acres of freehold land. In total there are 290 units ranging from 2,303-3,025 sqft.

EUPE has purchased a 3.2 acre leasehold from DBKL for RM45millions. The land is located next to the
Japan Club of Kuala Lumpur
 and the
KTM
 railway line is running next to the site.

However, it took the developer closed almost 3 years to complete the transaction due to some unfulfillment conditions. EUPE shifted their focus in completing their other projects in Cheras and Bangsar South. After some delays, finally Est8 (pronounced as Estate) is opened for preview last year. Read on for Propcafe
TM
 review.

Developer background

EUPE is well known developer with their strong foothold in Sungai Petani. From developer’s website

Eupe Corporation Berhad was founded in 1986 by Dato’ Paduka Beh Heng Seong and Dato’ Wira Tajudin bin Haji Hashim. Since that time, the company has become one of Malaysia’s most successful and trusted township developers, having constructed nearly 20,000 homes in the northern Malaysian state of Kedah.

Eupe is now entering an exciting new era with several major residential development projects being planned and developed in Kuala Lumpur. These projects are designed to Eupe’s award-winning standards to create iconic developments that redefine and re-imagine the precincts in which they are located. They include Novum in South Bangsar, Parc 3 in Cheras and another major residential project which is being planned for Seputeh.

Eupe has been a publicly listed company since 24 July 1997.

Despite by statistics EUPE is not amongst well known developers in Klang Valley with so far with 2 completed project (Novum@Bangsar South and Parc3@Cheras), the company is establishing their footprint and financially seems doing reasonably well and remain profitable for past 4 years.

From EUPE 2021 annual report

Each of their project is quite unique for example Novum, a RM555m GDV development consists of 729 units, comes with business center and elaborate facilities for modern city living. Parc3, a RM495m GDV development consists of 793 units, is marketed as natural living where there will be three internal parks within the development and cave like atrium for cross ventilation.

Their 3
rd
 launch, EST8@ Seputeh is not exception. With GDV of RM575m, Est8 will be EUPE’s biggest development so far in Klang Valley.

One of the Est8 avantgarde garden

Location and Accessibility

Seputeh is well known for hilly and pretty mature neighborhood and this site represent probably one of the last undeveloped land with good reason. The entrance of the development has been sticky point with the residents especially Jalan Taman Seputeh as the old roads are not able to accommodate the surge of traffic from additional 821 units. To ensure that the project obtain approval from local authority and to appease the resident objections, Est8 the main entrance is orientated to face Jalan Syed Putra. This will incur some repercussions to the traffic and development itself. From Propcafe
TM
 observation,

The guardhouse has setback around 4 to 5 cars from the main road. The road leading to the guardhouse is only able to accommodate few visitors that come at the same time. If the queue spillover to main road, it will be an obstruction for the heavy traffic along Jalan Syed Putra.

No visitor carpark outside the guardhouse acting as holding bay especially as meet up point, grab car etc.

Jalan Syed Putra is a main road and whether the traffic is free or clogged, any outgoing vehicles from Est8 need to be mindful as unlikely any traffic light will be installed to allow ease of ingress and egress

Coming and going to KL direction probably will not be any issue however If residents intend to go to Petaling Jaya, KL Sentral, Midvalley, Old Klang Road, Bangsar South etc., the residents need to take a long detour and U-turn via Taman Desa via busy Jalan Salak.

Coming from PJ direction, residents will need to make a detour via MidValley or Brickfield inner ring road before can reach the guardhouse.

The guardhouse is sandwiched between elevated ERL track and KTM rail. Not an ideal location for grand entrance

Good news is the close walking proximity between Est8 and MidValley.

Developer has committed to build a covered walkway between Est8 along Jalan Taman Seputeh 1 to the link to the bridge towards Midvalley. The distance between Est8 to Midvalley is approximately 450m.

Est8 proposed pedestrian covered walkway along Jalan Taman Seputeh 1

Despite the blue chip Seputeh address, from our opinion, it is hard for Propcafe
TM
 to associate the address with Est8.

Masterplan

Est8 comprising of 821 units of serviced apartment with built ups ranging from 543 – 1943sqft spread over one block of low-rise villas and 2 blocks of high rises. Sits on 2.9acres leasehold (left 97 years at time of writing) land, Est8 has GDV of RM575millions, making it EUPE the biggest project to date in Klang Valley.

Looking at wide range of built ups and layout configuration, Est8 seems cater for wide range of buyers from investors, families, young couples or single, professionals etc.

Est8 situated on a slope land and to take advantage of the slope without heavy cutting which has environment and neighborhood impact, developer has smartly design access road ramp in gradient.

Due to the land shape, the high rises are positioned like a V with duplex Garden Villas are in between V (- in A). This arrangement is minimizing the units looking into each other and given the surroundings are low rise structural, basically most units are having good privacy.

Est8 boosts futuristic gardens, and this theme is evident through the development. Residents will be greeted by the guardhouse which looks like flower petal enveloping the guardhouse both sides

 Artist impression of Arch guardhouse

 Scale model

Common drop off area serving all blocks will serve both high rises where towards the left is lift lobby for tower A and to the right is lift lobby for tower B. The walk to tower A will be slight further versus tower B.

From Propcafe
TM
 observation, no double volume for lobby, quite disappointing for luxury product such as Est8. Unfortunately, no dedicated lift is serving Garden villas therefore the owners will need to use lifts from either high rise to access their units.

There will be 5+1 lifts serving tower A and 4+1 lifts serving tower B which should be adequate.

From ground to level 8 are the carparks Level 9 and 12 and rooftop are main common area with pocket of gardens in 25, 29 and rooftop. Following are the composition for residential units

Block

Storey

Total units

Sizes, sqft

Lift ratio

A

42

432

543-1947

72 units/lift

B

34

372

TBA

74 units/lift

C

2

17

TBA

N/A

Currently only tower A is opened for sale with low rise Garden Villas and tower B for future launch.  Below is the storey plan for tower A.

Est8 storey plan for tower A

The squarish façade is complemented with large and almost floor to ceiling height size windows, break by vertical concrete slab. Owners can enjoy either Seputeh or KL skyline view via large window, aside allow natural light to permeate inside the house, for better quality living.

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Duplex’s double volume garden and common Sky Gardens are great breaking in otherwise rather monotonous façade.

Floorplan and unit layout

Est8 unit layout and selection is probably one of the most complicated Propcafe
TM
 has ever seen with unit selection catered for investors, singles, small and big families, lifestyle living etc. Not only that, but certain types are also only available at certain levels and orientation. For example, duplexes are only available from level 31
st
 onwards and 15 units garden facing villas only from level (9~12). For bargain hunters, they can consider type 1 & 2which located at level 2~8 and jointed with carpark levels. A little less privacy however you do not need to use lift to reach your unit.

Est8 unit composition for tower A

Propcafe
TM
 also like the fact no air well design and all bedrooms are facing outside for better quality living and privacy. The downside is no yard space. Yard is probably one of the most versatile space where it is used as laundry, storage, wet kitchen and even to keep a pet!

Est8 artist impression of garden living

The yet to be launched 17 units garden villas sit on carpark podium and surrounded by forest walk at level 9 will be a sight to behold, can be a good choice for city dwellers looking for secure but still landed-like living. The only downside the garden villas need to use lift from either high rise as there’s no direct access from carpark.

Est8 Garden villas

In Propcafe
TM
’s opinion, the most notable layout is type 3. There are only 49 units which is quite limited. It is a proper 3 bedrooms, suitable for a family. Both the balconies are wide enough for meaningful furniture or gardening and master bedroom comes with walk in wardrobe space. The walkway leading to bedrooms is short, therefor minimize an unusable space. The kitchen can be extended to L, allowing more working space, or used as breakfast counter.

Type 4 is the smallest duplex lifestyle living with humongous garden space and good living width on lower floor. However, Propcafe
TM
 does not like the 2
nd
 bedroom on upper floor without access to common bathroom which located on lower floor. Propcafe
TM
 will prefer type 5, corner duplex with both kitchen and living enjoy access to garden. The amount of natural sunlight is unbelievable as windows are available at all corners. There are 3 bedrooms on upper floor and both bedrooms will have access on common bathroom on upper level. The only downside the absolute price is easily more than RM1.2m, making it out of reach for mass population.

Type 1, 1A, V1 and V2 will be the most popular choices amongst investors given the affordable pricing and practical layouts. However, these units also form the majority in tower A which may face fierce rental competition upon completion.

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Facilities

Est8’s facilities are probably one of the most elaborate and fascinating that Propcafe
TM
 has ever seen. It is quite hard to put in paper and readers are suggested to visit sales gallery for full appreciation what this project offers. In its brochure, the theme is Facilities to elevate your lifestyle.

In general, the facilities in Est8 can divided to 3 concepts – trails, facilities, and sky gardens

Trails is available on

Ground – The relaxing walk

Est8 Relaxing Walk at ground level

Level 9 – Walk in the woods

Est8 Walk in the wood

Level 12 – The enchanted walks

Est8 The Enchanted Walk

On the ground, developer will preserve a natural slope where residents can enjoy The Forest Walk

Est8 The Forest Walk at ground level

On level 9, residents can enjoy walk in the woods where developer engaged a horticulturist to recreate a low bushes and high trees to mimic a wood setting. The villas in high rises and garden villas will envelop the wood.

Est8 Walk in the wood artist impression at level 9

Level 12 will be the main facilities deck where Olympic length infinity pool, gym, business center, gym, celebrity kitchen, BBQ area to name few are located.

Est8 level 12 facilities deck

The names of the gardens are so fancy, and it will be quite interesting to see the execution, post VP.

The facilities are so colorful, vibrant, irregular shape with glamor name to boot in. Even usually boring BBQ area received makeover with colored glass. In a nutshell, Est8 is Instagrammable worthy destination. Gymnasium is designed with bubble dome shape and Propcafe
TM
 is looking to work out during the heavy rain. The sound from rain dropping must be soothing and hopefully the dome is well constructed to avoid any leakages!

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There are 5 sky gardens with distinctive and unique theme. Three of the sky gardens are located on tower A and another 2 are in tower B. Some of the architectural feature such as bird in Cloud Maze garden even protrude from the building footprint which we are not sure may pose a future repair and maintenance concern.

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In fact, the common area of Est8 is so bold, refreshing with avantgarde concept till it pose a question -does developer has people with know-how, skills, expertise, and passion to upkeep and maintain property like Est8? As we all known, Malaysia is well known as first class building infrastructure but third class maintaining it.

View and Orientation

Due to low rise structural surrounding the site, most units get unobstructed view, ensuring privacy.

Propcafe
TM
 extracted some view on level 17 and 41

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View at level 17

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View at level 41

Readers may check out the virtual viewing in link
Est8 at elevated views

Show units

There are 3 show units which are type 1, 2 and 4. In general show units is heavily ID-ed with following furniture provided

Kitchen c/w hood and hob, oven (Teka brand) however without fridge and washing machine/dryer

Aircon in all bedrooms and living

Mirror, water heater and shower screen in all bathrooms

Propcafe will prefer timber flooring on bedroom however unfortunately this feature only available to bigger (and pricier) type 4, 5 and 6.

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Readers may check out the virtual viewing in link
Est8 virtual show units

Price and Cost

Est8 is targeted to be completed by 3
rd
 2026 which take around 54 months. This is understandable given the site condition which is not easily to work on.

The price range widely depends on level, type and facing. The cheap units which attached to carpark already gone however any prospect can expect from RM800psf for smaller units and from RM7XXpsf for larger duplex units.

The maintenance fee inclusive sinking fund is expected around RM0.44psf, and for type 1 or 1A, it will cost RM331, quite a hefty figure for 2 bedrooms. For type 6 1947sqft, the fee will cost a cool RM868. Sales staff had indicated a rental around RM2000 for 2 bedrooms in this area. After deducting the maintenance fee, the net rental is probably only sufficient to cover interest cost. At today’s climate where property overhang and oversupplies hogging headline with tenants have luxury of choices, it will take a long-term view to see any meaningful rental and capital appreciation.

Conclusion

Propcafe
TM
 must admit this is probably one of the most difficult review due to its location, concept, elaborate facilities, and unit selection. Propcafe
TM
 applauses developer stepping out from the comfort zone and give something new to the market, allowing prospect buyers in the market. With avantgarde concept, there’s not just question of maintenance and cost but to engage experience property management with know how and skillset to maintain whole estate. Developer needs to be committed not just during the warranty period but even that as show of commitment to ride it together.

The accessibility in Propcafe
TM
 opinion is not ideal but it can work to someone who want to stay in Seputeh address.

Thank you for reading so far and stay along this journey with us, Happy Chinese New, and happy investing folks!

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PROPCAFE Peek : The ExpressionZ Professional Suites @ Jalan Tun Razak

Exsim hot from the launching Petalz in Old Klang Old has recently soft launched their latest project called Expressionz Professional Suites at Jalan Tun Razak. Their past projects in Bukit Jalil such as the Treez and Twin Arks have received tremendous response from purchasers and have sold out since. The Treez just VP-ed recently and on the market for about RM760psf, appreciates about 50% from the developer price RM500psf three years ago. The Petalz that launched at the early of 2014 also received tremendous response from purchasers.

Location

Expressionz located on a leasehold land expired on 2079 however the developer committed to renew the lease to 99 years upon completion. The size of the land is approximately 1.2acre and located at the dead end just behind the Bernama Building Off Jalan Tun Razak.

From Wikimapia. The site of the Expressionz

The site is just hoarded and construction yet to start.

The main road of Expressionz

Current condition of Expressionz site

Accessibility

Located approximately 2km (by radius of course!) from KLCC, in my opinion the biggest disadvantage that put me off of this project is the accessibility to this site. If you are coming from North of Kuala Lumpur ie Petaling Jaya or Mont Kiara, you just turn to left after the National Library. Similarly if you are heading to North KL you just need to take an U-turn under the flyover. However a note of cautious the U-turn is quite near therefore it is quite dangerous to make U-turn during the heavy traffic.

The slip road before flyover

Road heading to Expressionz

However the same cannot be said if you are coming from KL downtown. In order for you to reach home, you need to make a U-turn at the notorious jam Bulatan Pahang. The short 3km during the heavy traffic may take you up to 30-45minutes just to clear this path. This will get even worse during raining days when there are no policeman manning the roundabout. This is the similar issue with Orion where they need to make a big U-turn at bulatan Pahang in order to go to Kuala Lumpur City Centre.

Accessibility from Kuala Lumpur City Centre

If you are without own transport, the developer will provide shuttle bus service on hourly basis to main attraction such as KLCC and Pavilion. The service is already included in the maintenance fee. There is no nearby public transport such as KTM, Monorail and LRT station. The nearest LRT station is at Ampang Park approximately 1.5km away or a good 20 minute walk.

Masterplan, Layouts and Facade

All the information are complete and available in the developer website
http://expressionz.com.my/

In total there are 447 units with various layouts, sizes and configuration from dual key studios 649sqft to loft unit 1244sqft. there are 3 levels of common facilities are level 8, rooftop facility at level.

All units are almost fully furnished with selective concept and theme. Please consult with your Sales Person to get clarification on the furnishing. The tastefully done furnishing I was told the cost of the furnishing is approximately rm200psf. The show unit is tastefully done. The developer will furnish the unit after the buyer inspect and complete the defect rectification after the Vacant Possesion.

Show Unit type A1

Show Unit type B1

Show Unit type D2

There are many variance of type to be chose however in general there are five types. Type A and C are 2 bedrooms, Type B is loft unit size ranging from 1245 to 1400sqft, type D is dual keys size from 643sqft to 866sqft and finally type E is 1 bedroom 674sqft. The smallest unit 643sqfft caught me as it can be rented out as two studios and with price around RM900K (before rebate), the price is quite high on this stretch of the road.

Type D1

There are two facings where North West and South East will have KLCC direction view with views are partially blocked by Menara Marinara, Wisma Perkeso and Menara Th Selborn. Those units on North will enjoy almost unobstructed view to Titiwangsa Lake and Titiwangsa Range. Those who opt for low floor Type D1-D3, take note the Bernama Building may block the view of your unit.

Floor layout and direction view

The maintenance fee currently is set at RM0.38psf which is quite affordable given the density of the project as well as the small sizes.

One carpark will be given to all type except for the smallest 6XX sqft and 2 carparks will be given for the loft unit.

This project will take 48 months to completion.

The Façade

The façade is glassy throughout as shown in the giant scale model below

Scale model

Financing

At the moment developer is offering 8% rebate plus 5% reimbursement. For example the 643sqft type D3 after all the rebate and reimbursement it will cost RM780K, approximately RM1200psf. Exclude the RM200psf furbishing cost, the actual cost of the unit is approximately RM1000psf which put it in the same range as T&T 328 and Sky Residence’s Divina.

Conclusion

The fully furnishing concept will be similar to The Verve@BKP in MK and OKR, some landlord and own stay will prefer developer furnish the unit to them. However for investors whether the future market rental demand will support such product is still in question. From propwall, the general asking price for 1 bedder is approximately RM750K however the rental is approximately RM2.5-2.8K, a paltry yield of 4.5%. The access is an issue as well where you need to make a huge U-turn from KL City Centre.

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PROPCAFE™ Guide : FIABCI World Prix d’Excellence – Judging Criteria and Award

PropCafe recently was undergoing extensive research on property evaluation criteria to further improve PropCafe’s assessment methodology and came across the judging criteria of FIABCI World Prix d’Excellence Award. PropCafe feels it is good to share it here.

Note: Source: http://www.fiabciprix.com

Judging Criteria

For all Categories:

(Except Environmental (Rehabitation/Conservation) Category, Heritage (Restoration/Conservation) Category, Master Plan Category and Sustainable Development Category)

General Description of Project

Architecture and Design

Development and Construction

Financial and Marketing

Environmental Impact

Community Benefits

For Environmental (Rehabitation/Conservation) Category:

General Description of Project

Planning and Design

Implementation

Result and Environmental Impact

Financial and Benefits to Community

For Heritage (Restoration/Conservation) Category:

General Description of Project

Architecture Impact and Design

Implementation Stage

Financial and Marketing

Community Benefits and Environmental Impact

For Master Plan Category:

General Description of Project

Preparatory Phase of Project

Financial Considerations

Authorities Approval

Implementation

Environmental Impact

Community Benefits

For Sustainable Development Category:

General Description of Project

Architecture and Design

Development and Construction

Financial and Marketing

Environmental Impact

This year’s World Prix d’Excellence Award was hosted by Malaysia in May and here PropCafe listed the awards that went to Malaysian companies.

Would these awards affect your decision making for ownstay or investment? To be honest, there were too many “award ceremonies” in Malaysia. Credibility wise, nothing can compare to this FIABCI World Prix d’Excellence Award. This is not FIABCI Malaysia Property Award but WORLD! That’s why it catches PropCafe’s eyes.

The
World Gold Winners
 from Malaysia:

(a) Aloft Hotel Kuala Lumpur Sentral (Hotel Category) by Ireka Corp Berhad

(b) Verve Suites Mont’Kiara (Residential – High Rise category) by Al Batha Bukit Kiara Holdings Sdn Bhd

(c) Lost World of Tambun (Resort Category) in Perak by Sunway Berhad

The
World Silver Winner
 from Malaysia

(a)  IJM Land Bhd’s The Light Waterfront (Master Plan category) in Penang by IJM Berhad

(b) Menara OBYU (Point 92) (Office category) by Tujuan Gemilang Sdn Bhd

(c) Casaman Parkhomes at Desa ParkCity (Residential Low Rise category) by Perdana ParkCity Sdn Bhd

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PROPCAFE Peek : Flexus Signature Suites @ Jalan Kuching By OCR

Flexus Signature Suites
is the latest launch by boutique developer
OCR
 – Ong Chong Realty Sdn Bhd  (they of developments such as PJ5 soho, Residence 8 @ OKR, Palm Reserve in Damansara Jaya, Chestwood Terrace in Kg Kayu Ara).

Located off Jln Kuching, behind the Khai Chee Chinese school – there will be a specially built dedicated slip road from Jln Kuching leading into Flexus (convenient slip road for Flexus residents, and also a convenient pick up/drop off slip road for the Chinese school’s students’ parents!)  Access whilst is convenient – smacked right next to Jln Kuching, can be a chore if you work in KL (every time having to go towards the Kepong roundabout to u-turn to head back to KL).

The layout is a V-shaped layout, with east facing units (facing KLCC and more premium priced) whilst south-west facing units will have views of the future Naza Matrade development (keep this development in mind as this development is pivotal to Flexus’s success and we will revisit it shortly).

Facing south west view will also enjoy the KTM track sound.

There is a huge tract of Goh Ban Huat land next to this development, and Tan Chong’s Segambut plant nearby – also slated for future development.

Total of about 270+ units per floor, 2 ground floors of retail followed by carparks. Lowest floor for the suites start from the 9th floor.

Smallest size is about 477sf, most of the units are around 520sf++, with a few 900+sf units per floor – these are 2 bedders.

Except for the 900+sf 2 bedders, the rest of the units are all studios. Maintenance inclusive of sinking fund is about RM0.44psf

The layout is quite space saving, there is a sliding glass partitioning the kitchen from the bedroom (a la Plaza Damas studios), as well as sliding doors to the toilet.  Toilet has is H-shaped with dual entry, one end being the shower and the other end the sink/toilet bowl, in the middle is the walk in wardrobe.

This is a free hold development and all the units come with one free car park.  And the units are also SOFO by the way (therefore some of the panel banks are willing to finance up to 80-85% for this project).

OCR is leveraging on the potential of the Naza’s Matrade development –
KL Metropolis
, touting that RM700psf might seem expensive now, but when Naza launches their condos in the Dutamas vicinity, it should be from RM1000psf upwards.

This Naza Matrade development is of course a huge development covering a whole 75.5 acres, with convention centers, condos, office blocks.  The Circle Line is rumoured to run through here as well.

Current offering :

– 10% early bird special

– additional 2% rebate for repeat buyers

– free 1 car park bay (you’d assume this is a given rather than special promo)

– free legal fees on Sales & Purchase Agreement

– 0% interest during construction (its Interest Reimbursement Scheme not Developer Interest Bearing scheme)

– semi furnished package worth RM 30,000 (covers kitchen cabinet, hob and hood, simple walk in wardrobe, 2 air condition units)

Bottom line

This development heavily rides on KL Metropolis, as a standalone project – it can’t stand by itself! At RM700psf, it is not cheap. Putramas down the road is readily available for sub RM500psf.  Don’t like Putramas’ density ? Or looking for something with a snob appeal ? Seems there’s a unit at Tiffani which is going for RM770psf (815sf unit)  Not sure if this is just an agent fishing, but the location of Tiffani would be much better than Jln Kuching:
http://www.iproperty.com.my/propertylisting/633252/Mont_Kiara_Condominium_ForSale

Tan Chong will also be planning to develop its piece of 47-acre land in Segambut after 2013, as its moving its plant to the newly build modern facility in Serendah  :

http://www.theedgemalaysia.com/in-the-financial-daily/166647-tan-chong-to-develop-segambut-land-after-2013.html

http://www.theedgemalaysia.com/first/154446-tan-chong-steps-up-property-plans.html

Goh Ban Huat as well, has a 16-acre land for future development.

http://www.theedgemalaysia.com/property/227756-fcw-mulls-development-of-segambut-land.html

To me, this piece of news is more exciting, and has better potential than an independent boutique development which stands alone by itself.  If you are familiar with OCR developments, they are aplenty in the Kg Kayu Ara area; a hodge podge of nice apartments smacked right in the middle of a squatter settlement.  So you can imagine what this development will be like in the future.

This Segambut area is buzzing now.
Boulevard Service Apartment
 (also covered by propcafe), on the opposite side of Jalan Kuching, was launched 2 months ago at RM480psf; as a comparison, Flexus is not cheap at all.  But do drop by the showroom,, the show unit has very nice ID.  I love the SMEG fridge, and do check out the wall paper.  Stunning design.  Unfortunately according to the kind folks in OCR, not all their customers take to the ID. Oh well, you can’t please everyone can you?

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PROPCAFE 360 Degree View : G Residence @ Desa Pandan by Tan & Tan

After the iconic Capers, here is another exciting vacant possession in KL city centre – G Residence by Tan & Tan which was awarded Silver medal for the PropCafe’s Best Residential Highrise in 2012. PropCafe provides another series of 360 degree view for this recently completed property.

To pass by  Desa Pandan, you won’t miss this Greyish stunning building by the reputable developer. The residential entrance is at the back of the building as the commercial retails (2 floors) are fronting the main road. The façade of the residential entrance looks more refreshing and modern compares to other condominium nearby like Mutiara Upper East.

Entrance

From the drop-off area below, you may enter the residential block with access card via the “black” door besides the guardhouse to enter the lobby.

Lobby

The access to Block A is infront of the lobby (see below) whilst the another block’s is at the right hand side.

In order to get into the lift area, you need to use the access card again.

Immediately, you will be greeted by the mail room.

The lift area has another entrance from car park (see below).

The lift comes with Toshiba brand

Facility Floor

The lift will bring you from Carpark or ground floor to all levels, of course, including the 3rd floor which is the facility are. You will be welcomed by this fantastic view from the infinity pool and recreation areas. BEAUTIFUL AND STUNNING!

Developer spares a lot of green area with trees at this level.

View on the building from pool side.

Open Shower Area, Playground, Resting Area, and Multipurpose Hall

Private lift area for residents to access the retail lots in first two floors.

Gym and Aerobic Floor

Some units reside at facilities floor. Easy access to facilities with private garden area.

The corridor can be seen below. Bright with plenty of window and open space.

The unit comes with quality kitchen cabinet with expensive BLUM soft close system. Developer provided Teka brand hood and both electronic and gas hob.

Bath Room Sanitary and Shower Area with screen

Relatively big yard but pathetic narrow balcony. Ok, at least smokers have way to do their routine leisure.

Most of the 10xxsf units are facing Desa Pandan. The horizontal view can go all the way to Ampang Lake which near to M City development (can be seen in the photos below)

“Canggih” Intercom System

Outside of the building and the yet to be completed commercial retail lots.

The developer has put in an effort to make more green surrounding the building and also built a brand new bus stop with the upgrade of pathway. Also, look at the “brand new” road in front of G Residence!

Carpark Lots with the Exit.

There must be some reasons it being awarded Silver medal for Best Highrise in 2012 by PropCafe. The TRX and new KL entertainment zone TREC (3km), new IKEA are all not far away from Desa Pandan. To go Bukit Bintang (3.5km), only takes you 5 to 10mins via the completed Sultan Ismail-Kampung Pandan Link.

With the new access road/interchange (works started last year) to link Jalan Jelatek and to Desa Pandan, it will reach another side of Ampang easily, even though now it already only taken few minutes drive to reach Great Eastern building at Ampang. See below

Tan and Tan hardly disappoint the buyers and G Residence is no exception. This development should be very receptive in the matured areas since not many projects in recent years. There is also a good news of international school ISKL will be relocated nearby. The spillover effect from U-Thant or Ampang is expected especially it comes with retail commercial that will make life more convenience to residents. Anyway, congratulations to all owners! Good night! G Residence!

See PropCafe 2012 Review on G Residence below:

https://propcafe.net/g-residence-desa-pandan/

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PROPCAFE Review : G Residence @ Desa Pandan By Tan & Tan

G Residence
 is one of the PropCafe Editor’s Choice of Year 2012 in High Rise Category. Some of the readers have requested us to cover this project and also we found out there was an advertisement from Tan & Tan to sell the limited bumi released units. Since Propcafe has information in place, we decided to do a “fry cold rice” session here to re-introduce G Residence development.

Advertisement – Last Week (18/05/13)

G Residence is sitting at a 3.62 acres land in Desa Pandan which consists of 2 blocks (23 Storey) with a total of 474 units. There is also two floors of retail outlets (26 units with 60,000sf) underneath the residential units (see above).

G residence has a different entrance and access to the car park for residents to ensure the home-occupant’s privacy and security.

This project is all about Location, Location, Location.

Although it is a leasehold land, it is surrounded by the prestigious precincts. It is opposite U-Thant, few minutes away from Ampang Hillir and Ampang Embassy Row, and short distance to Tun Razak Exchange (TRX) & redevelopment site of Cochrance (with Ikea & Velocity are all set to develop there).

This location has a great accessible to many key roads in KL city center and highways including Jalan Tun Razak, Jalan  Ampang, Ampang KL Elevated Highway, Middle Ring Road 2 and etc.  Apart from the short drive to KL golden triangle area, it can easily reach Kampung Pandan Round About, which can bring you to multiple key location like Sg Besi or Putrajaya/Cyberjaya (via MEX).

The google maps below provide more a clearer picture for the above description

The question now is, it is a great location at the moment, can it be better in future? Answer is, of course YES. If you see the unofficial Klang Valley Rail Transit Map or recent speculated MRT Circle lines, Jalan Ampang Hilir and Kampung Pandan MRT stations are part of the future lines. Ampang Hilir station “probably” is within walking distance but i doubt Kampung Pandan is. However, with the stations are around Desa Pandan, one will expect the surrounding commercial and property actitivies to bring the price of this area to another level.

Having said that, one shouldn’t over-rate the MRT impact which is still long long way to go and not to say the Circle Line which is the last lin to implement  i.e. MRT3. We should think about more shorter horizion  and the environment during the VP period. As mentioned earlier, without MRT, this place is more than ready to cater for different segments of residents given its Location x 3.

As it is so close to city centre, we do not need to mention about surrounding amentities (eg hospital, shopping malls, parks, eateries, outdoor activities and etc) because it is technical at the center of KL City!

Facade and Architectural Design

Tan & Tan had delayed to launch this project for so long even though information already available in its website since 2010. Many were waiting, waiting and waiting for the launch since then. Therefore, it is not surprise to see the facade a bit dated. However, some said it is acceptable and i would say it is “safe” and  can be considered as “ever green” design. Let’s see what Tan & Tan is going to deliver.

Fronting the main road and Royal Selangor Golf Club/U-Thant

Entrance for residents which is at the back of the development

Scaled Model – View from different directions

Master Plan and View

This development comes with two blocks (A & B). Block A has a higher density than Block B (15 vs 9 units) due to the size of the units.

The Block A is the one that has a chance to peep the KLCC and  face Royal Selangor Golf Club. As usual, with the best view the developer put the bigger size here for investors or ownstayers to pick. Majority of the units are Type A layout or bigger size. Bad thing is, it is facing West. Tough choice, isn’t it? Type A and bigger size (1,410sf to 1,640sf). The price starts from RM857k to RM1.005m (RM607psf up).

West View – Golf course and KLCC view.

The Block A has another view which is the East view. It is the most popular one as majority are Type B the smallest units (1,076sf) with the price of RM610k up (RM567psf up). Every floor is about RM2 to 3k more expensive. The East view has a mountain view which also facing the school field/desa pandan.

The majority of the Block B is Type A i.e. slightly bigger size which starts from 1.410sf up. It has two views – North and South View.

South View – This is a Desa Pandan view which is mainly the shoplots besides this project. Soon, this view with come with view of another residential project by the developer called Hua Yang (its website mentioned it will be the tallest building in Desa Pandan).

The other side of Block B is facing Amping Hillir/ Royal Selangor Polo Club i.e. North View. It comes with Type A and C layout.

Layout

Type A:  1,410 to 1,604 sf –  RM857k to RM1.005m

Type B: 1,076 to 1,292sf – RM610k to RM780k

Type C: 1,539sf – RM929k to RM1.042m

Type D: 2,960sf – RM1.88m

Type E: 3,315sf – RM2.105m

The layout is pretty standard and practical. However, if you want to be choosy, then perhap you will expect Tan & Tan to come out a wider view from living hall. The additional family hall in Type A is a bit too small to convert to additional room (kid room maybe). With the size of 1,410sf and only 2 rooms, it may not fits the buyers’ appetitie. That’s why the buyers are more keen on Type B (Block A) which is more affordable (smallest size) and comes with the 2 rooms as well. I am not sure why Tan & Tan didn’t put in minimum 3 bedders for this project because it can surely fits the min. 1k sf size. Well, perhaps they think this project is for different segment where quantitive is less important than qualitive of living experience by having bigger living space and rooms.

The maintenance is currently set at 0.30 cents psf. No discount was given during launch last time! Tan & Tan, emmm… …

Retail Layout

What’s more?

–	2 carparks

–	Kitchen cabinet with hood and hob

–	Air conditioners

– Water heater

– DIBS

Block A was totally sold out during first launch, the current limited units are mainly from Block B and Bumi released units which last heard are Type A – 1.4ksf – RM900k up. Heard the price (psf) remained the same as earliest launched. At the current market price, in term of psf, for this location and developer’s reputation, RM600psf should be seen as a GEM! Who know there is still good units left?

Conclusion

“Tan & Tan project hardly goes wrong.” Many Tan & Tan followers will tell you this if you ask them especially it was priced generously at RM570psf up. G Residence is targeting middle-upper class segment and expecting spillover of rental market from U-Thant and Ampang Hillir area. The facade is mediocre and the layout is a bit disappointed (surely many prefer more rooms for the size of 1ksf) but having said that, many would expect Tan & Tan will manage well the retails space there and add values to its residential units. The surrounding amentities are more than sufficient but there are mainly located at the shoplots. Many buyers believe the retails commercial space at G Residence, which only leased and managed by by Tan & Tan, will be more “upmarket” and serve the local community well.

Freebies – Kitchen, Hood, Hob and etc

Show Units Photos

Latest progress from the site – May 2013

Latest Progress from Site – Aug 2013

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PROPCAFE™ Peek : Hana Gardens 3-Storey Link Villa Show Unit Visit

Hana Gardens 3-Storey Link Villa Show Unit Review

Hana Gardens
 by Gamuda Land

Hana Gardens
 3-Storey Link Villa Show Unit by
 Gamuda Land
 are open for viewing recently. Being PROPCAFE, this is an event not to be missed, PROPCAFE has to cover this!

If you have missed out our review on Jade Hills Township Review, please click
here
.

Feeling intrigued want more about new Jade Hills development, Hana Gardens review is
here.

If you notice, there are plenty of show units for viewing especially for apartments, condos, serviced apartments related development available for viewing. However landed ones are like gem and harder to come by. As we have to acknowledge landed homes development are rare these days. If you are our followers, you would probably aware that we did cover most of the landed homes show units, if we have
missed out
, do give
 drop us a comment
, we shall see if we can ‘catch it up’.

Landed homes show units are usually on site of the actual development, while condo show mostly are mocked up within a show gallery.

Therefore, landed homes show units are most of the time identical if not the actual product itself.

Condo, Serviced Apartments Show Units Vs Landed Homes Show Units.

While the condo, serviced apartment show units, half the time are very close to artist illustration. Where developers tend to get away with altered ceiling high, thinner wall, larger window, or more generous built-up in the show unit. One more thing, the views of out of the unit from the balcony, from the room windows, are imaginary at best! Much more surprises be it good ones or bad ones at VP.

On the other hands landed homes show units are ‘closer to home’ or easier to be authenticated.

Hana Gardens 3-Storey Link Villa Show Unit are built on site. That means the show unit is one of the actual unit of the development. In short what you see is what you get.

Kudos to
Gamuda Land
 for its gumption to build the landed homes show unit. It is sincere display of product commitment to potential customers. It also helps the potential home owners to expect what to get at the end of the day.

Let the show begin

Enough of stories, let the show begin, let our site pictures do the talking…

Welcome to Hana Gardens by Gamuda Land!

Home coming to Hana Gardens Jade Hills is absolutely inviting, as the main access to Hana Gardens will be greeted by the signature Twilight Garden Pavilion, definitely worth slowing down and admire the beauty, the drive back home!

Showcasing Type C1 3-Storey Link Villa

The HV618 is a corner 3 storey Link Villa bare unit on the right.

The HV619 is an intermediate3 storey Link Villa fitted unit on the right which is
 the focus of this review
.

Façade view

As you are already aware, there is no perimeter fencing at Jade Hills. The perimeter of land is separated via a lowly rise-up concrete block.

This is the front view of the house. The land size of the house is 24x80ft.

The roof of the 3 storey link villa is a good 16ft, we believe it’s good cover up a Toyota Alphard!

Immediately before entering the show unit, you will guided that you are viewing the the intermediate 3 Storey Link Villa, land size 24’ x 80’ with standard built up of 3,031 sqft. This is a furnished show unit.

This is the prelude of excitement! Like a kid going to a toy store, hold your breathe…

The main entrance door is a gigantic door with measurement of 48’x93’, it is heavy, with glossy paint finish and secured by quality lock set. We notice big main entrance door are features in modern home, for landed homes it is a must!

There are provison of space at the entrance foyer of the house, ideal for entrance statement, statement piece of furniture or placement of altar.

A closer look at the flooring tiles they are the homogenous 2’x2′ tiles. Light brownish, dirt resistent color.

Open plan layot living room

What we like about of this 3 Storey is the open plan concept with living room ceiling height is 10ft6’.

Entering from the entrance foyer to the living room.

The first impression, spacious! Thanks for the open plan layout.

Dining table is between the living and the dry kitchen and very well spaced out.

Proper provision of dry kitchen and wet kitchen

A very good size peninsular here a display. The dry kitchen will lead you to the wet kitchen.

This is where ‘heavy cooking’’ take place.

Now let’s explore the pantry area and maid’s room shall we.

This is the maid’s room.

The brand used for maid’s room toilet fittings.

Guestroom

We almost miss this out.

This is a very good sized room, can well fit queen size bed, while the toilet is shared.

Let’s venture to the 1st floor shall we. (1st floor ceiling heigh is 10ft6’.)

Leading up to the 1st you will greeted by the 1st floor family hall.

The highlights of 1st floor will be non other than master bedroom.

A walk in wardrobe and it leads to this luxurious toilet.

Let’s check out the common room next. Both the common bedrooms are very well sized and can easily fit in queen size bed.

The color scheme of the common bath is somehow not as luxurious as compared to the master bath. Perhaps it is architect’s intention for differentiation.

Let’s go up to the 2nd floor (top floor)

The space is good for a mini theather, kareoke, study area or work studio. (2nd floor ceiling heigh is 10ft3’.) Overall we like the high ceiling feature of type C1, 3 storey link villa. As you are ware, the benefits of high ceiling >10ft, it improves air-flow and sense of wide spacious living.

Going to the balcony of 2nd floor and you will be awarded with an unblocked view.

Breathtaking view right!

Lastly, lets check out the back of the house shall we.

It took us some time to cover all this but the most rewarding moments that is us able to catch a glimpse of this, the dawn at Hana Gardens.

Like what you see so far?

Do you like this type of review that has lot of pics lesser analysis? Or prefer a youtube video review, comment below, your wish may be our command!

We have just covered 1 show unit, and there are more to see in Hana Gardens landed home show village!

Head down to Jade Hills Gamuda Land Sales Gallery to check out the other show units at:

Persiaran Jade Hills Utama,

Jade Hills, 43000 Kajang,

Selangor.

Tel: +603 8741 9890

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

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

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