PROPCAFE Peek : 8 Kinrara Serviced Apartments @ Puchong By I&P

Sizzling, sambal pedas hot serviced apartment launched today at Bandar Kinrara, Puchong!

PropCafe team is again fortunately able to be in the heat of the moment, (ok this may sound wrong), to present you exclusive coverage of cili hot hot launch!

The Location

Bandar Kinrara,  need no further introduction, a well located township developed by I&P  neighboring, Bukit Jalil, Bandar Sunway and Seri Kembangan.

8 Kinrara overview

Developer

8 Kinrara is developed by I&P Group. 8 Kinrara consists of 236 units of serviced apartments with build-up areas ranging from 623 sq ft to 2,483 sq ft priced between RM378,888 to  RM1,544,888.

This is a rare integrated development from I&P Group, that excels in building NON GATED NON GUARDED landed home.

Priced average from RM600psf and the serviced apartment is located next to Giant Bandar Kinrara.

The unique selling point would be commercials underneath the serviced apartments, Giant and proposed linked walk way to LRT.

The developer expects the project to be well received; therefore units are sold via ballot, buyers are required to prepare RM30,000 for a chance own a piece of 8 Kinrara.

Typical unit layout

Compare this to another condo project by I&P at Seri Petaling, 8 Kinrara wins hands down.

The Prized 623sqft Studio and premium small corner layout

The most prized unit is the studio unit, only 40odds units available and they are all sold!

Sticker board updates

Other information

Let the pictures tell you the story.

The retail and commerical of 8 Kinrara, just underneath the serviced apartments

After thought

It has come to a point where RM600psf at Puchong is acceptable to the local folks.

At this location and by the top 10 developer, this asking price by I&P is actually quite palatable.

Therefore this writer expects 8 Kinrara to do well.

Despite the recent BNM efforts to clamp down household debts, the buying fever is  seen here unlikely to reduce if a project a priced correctly! In this case, the studio at 8 Kinrara.

Credits

Pictures are courtesy of Puchong Taikor Mr Ng : )

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PROPCAFE™ Guide : A Malaysian Guide to Home Buying Fees & Charges by iMoney.my

It has been a little quiet for awhile… USD is strengthening against MYR , On & Off we hear rumour about this and that, and we are not sure about the market but the weather in Kuala Lumpur as shown in the picture above is quite gloomy 🙂

Nevertheless, PropCafe.Nets’ editors working non-stop 24/7 to bring as many quality reviews as possible and currently we are working a few big one on it. How can we rest when the Developers are not and the “BBB” (BBB means Buy Buy Buy or Beli Beli Beli)  sentiment is still strong in some particular project?

On the other hand, PropCafe.Net had been approached by
iMoney.my
 to share an article with us which they think it would be useful information to be shared to our readers. After screening through and much consideration, PropCafe.Net think it is appropriate and useful especially to those readers who just started to buy property for own stay or investment.

The article is in graphic form and quite easy to understand. Basically it sum up quite well of  “almost” all the cost involved in buying a property in Malaysia ..of course the article is in a very general term but we think it is good enough for refreshment and as well as another piece of knowledge for those who keen about buying a property in Malaysia.

On be half of all the PropCafe.Net readers and the rest who are reading this page now, we would like to say thank you very much to iMoney.my for sharing this info with PropCafe.Net

A little “ABout Us” of iMoney.my – iMoney is Malaysia’s definitive bank comparison website that exists for the sole purpose of helping all Malaysians make quick, well-informed decisions for ALL banking products and services currently in the market.

Enjoy!

Courtesy of:
www.iMoney.my

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PROPCAFE Peek : Alternative Expressway @ New Rawang

The news of proposed interchange to link Rawang’s Bandar Tasik Puteri and Kuala Selangor – KL Latar Expressway has been mentioned “n” times by the developers in Rawang. However, many do not expect it to start soon especially the news has already been there for last two years since the completion of the RM1 billion Latar Expressway (33km) in 2011. Good news for Rawang folks, the announcement was lastly out today and it is Low Yat Group, which developed Bandar Tasik Puteri, will take up the bill of RM100milion to build the interchange.  The link will shorten the distance and driving time tremendously from this part of Rawang to Templer Park KL.

While this part of Rawang, which PropCafe called it New Rawang (see map below), is heavily rely on NKVE highway, this connection will certainly help the deeper end of New Rawang as an alternative route to KL.

So, which development site is the clear winner? Definitely, Bandar Tasik Puteri. Low Yat group will not do this for nothing. They are going to launch Garden Height at Bandar Tasik Puteri soon as they still have significant landbank at Bandar Tasik Puteri.

The connection to Latar will also directly bring lights to the stretch of Jalan Tasik Puteri, for example the M Residence 1 and M Residence 2 development by Mah Sing. This part of new rawang has been screaming for the work of dual carriageway at Jalan Batu Arang (lead to NKVE Rawang toll) to start for last two years (though it was approved). Even it is upgraded, there is still traffic congestion near to Aeon Jusco (where Guocoland’s Emerald West and Hong Bee’s Anggun City located) toward NKVE Rawang toll due to the current construction of flyover which is right after the Rawang Toll. No matter what, this interchange will certainly help residents and unlock the property value in this inner part of new Rawang.

The news announced by Low Yat today – The Star

Latar connection to open up RM5bil gold mine, hopes Low Yat

From end 2015, Bandar Tasik Puteri near Rawang would connect to KL in 25 minutes.

Finally. You can almost hear the huge sigh of relief. “It’s signed on the dotted line,” says Low Yat Group’s director for project/construction management, Lee Kok Wah, who for several years has been overseeing the project to connect Bandar Tasik Puteri, Low Yat’s large township west of Rawang, to the KL-Kuala Selangor expressway (also known as the Latar expressway).

The long awaited punch-through, the delay of which literally caused residents to walk out on the streets in protest, has finally been done and dusted. Or at least the paperwork. Now it’s only left for the highway concessionaire to complete the connection, due within two years.

Once completed, travelling from the township to Jalan Duta will take only 25 minutes, promises Lee. This is as opposed to over an hour today, if you were to take the heavily utilised Jalan Batu Arang and Rawang toll exit.

“From Latar, you can easily connect to KL through the North-South highway or to Selayang, west to Kuala Selangor or south to Shah Alam.”

What took them so long? According to the group’s executive director Low Gee Soon, the developer had to ride out changes in the highway concessionaire, including shareholding and sources of funding, before the highway was open in 2011, which also involved the acquisition of privately owned land.

Now this is assured, Low Yat will launch several more properties in Bandar Tasik Puteri. Previously known as a low-value area–with prices ranging from RM200,000 for completed double storey terrace houses to low-cost flats auctioned from RM45,000–Bandar Tasik Puteri actually has 1,500 acres of land bank left to be developed by Low Yat.

It isn’t surprising that low-cost communities populate the township first; this is often practiced in township projects. But upside has generally not been envisioned, given Bandar Tasik Puteri’s current inaccessibility.

With the Latar punch-through, however, and considering recent launches of double storey terrace houses by Mah Sing at up to RM460,000, Bandar Tasik Puteri’s current phase of premium double storey terrace houses–Garden Heights, Phase 3–will launch next month from RM414,000 (see comparison table below).

In fact, planned future premium residential launches include semi-dee clusters, “linked bungalows” and waterside bungalows which may reach the RM1mil mark! Existing Rawang-ites may scoff, but bungalows in the Emerald and Anggun area are already asking for well over RM1mil.

Furthermore, Bandar Tasik Puteri has a 27-hole golf course, and the developer will invest several million ringgit to upgrade the township’s roads and facilities. And even though Bandar Tasik Puteri is relatively far from the hugely popular Aeon Rawang hypermarket, Low says that the company is in negotiations for another hypermarket to open here.

Low Yat one day plans to build a RM3bil commercial corridor in Bandar Tasik Selatan. This will only take shape after several residential phases have debuted, however.

“Ultimately, the timing of everything depends on market factors and demand,” says Low, one of the grandchildren of original group founder, the late Tan Sri Low Yat. “We are looking at within the next 10 to 15 years, and we’re in no hurry to complete… In the meantime, we all know houses in the Klang Valley are getting so expensive, so what we are offering are landed houses in the RM400K range. That’s affordable, isn’t it?”

http://www.starproperty.my/index.php/property-news/latar-connection-to-open-up-rm5bil-gold-mine-hopes-low-yat/

Low Yat invests RM100mil for LATAR interchange

by LIZ LEE

KUALA LUMPUR: Low Yat Group has invested RM100mil to construct an interchange off the LATAR Expressway, an access point that will enhance the connectivity of its township development in Bandar Tasik Puteri (BTP).

The interchange was expected to be completed in the third quarter of 2015.

With LATAR , residents would only need 25 minutes to drive into Kuala Lumpur city.

Group executive director Low Gee Soon said the property prices are expected to appreciate by at least 30% upon completion of the interchange.

“The interchange is expected to benefit the 55,000 residents and 700,000 locals in Rawang and act as a catalyst for future growth of the township.

“I see BTP becoming the next Puchong in the next 15 to 20 years as we complete the township development, with upgraded facilities such as the landscaping and a commercial hub,” Low said in a press conference.

http://biz.thestar.com.my/news/story.asp?file=/2013/5/30/business/20130530143111&sec=business

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PROPCAFE Peek : Amandarii @ Saujana Impian Kajang By Guocoland

Waking up late to a lazy Sunday, 10am now, zzzz….all because of the late run up of yesterday’s running man!

Yoo Jae Suk, Ji Suk Jin, Kim Jong Kook, Ha Ha, Lee Kwang Su, Gary, and Song Ji Hyo, they are really good! 5 of them recently came to KL too, too bad can’t catch them live, what was the ticket price again…hmm aint cheap!

Flip open the newspaper while sipping my 3 in 1 coffee, (pardon me for not selfie-ing myself and the coffee, it’s the trend nowadays most lifestyle bloggers do this trick!)

Nothing interesting, except……

Look again, Completed bungalow with CCC.  Amandarii Saujana Impian BOUTIQUE BUNGALOWS BY THE GREENS by Guocoland Malaysia, the same people behind
Emerald West
 Rawang.

Told myself why not at look at this project since it was advertised ‘big big’ in the newspaper.  Normally this type of launch should have some makan makan  one right. Arghhh, I spit out the lousy coffee, grab my car keys in hope that there are some foods left over for my brunch.

Saujana Impian Kajang is huge!!!! Just now I drove passed by Tesco, drive up abit, Yeahhh finally reached the destination, greeted by big sign board, hmm looks similar with the newpaper I saw just now. Please tell me there are foods for me!

Access road to the development, one lane each way!

The entrance statement

Yes!! Got food makan first, show room later, talk later!

Nice bungalows all over this development, there are 33 of them and hey nice façade too!

Nice IDed unit, Nice Living room

Nice desk

Nice bathroom.

Nice outdoor.

Nice dining place.

Nice bedroom.

Nice walk-in wardbrobe

Nice view bathtub

Nice bedroom, wait was this the same picture earlier on, nope…ok nice white and clean bedsheets.

Nice view from the balcony, wait a minutes what are those nets for?

Double volume living, nice.

Nice landscape.

Drive one round first before leaving this Amandarii, wauu…a lot of empty bungalow.

Nice Green box, means this place is unifi ready….good for owner, some self proclaim high end development in Klang valley don’t even have this ready when VP.

Nice guard house and good bye Amandarii Saujana Impian.

Note:

This post is intentionally written like a ‘lifestyle’ blog minus the selfies. To show our readers that we can do diverse style of posts and really we are quite flexible, try us!

The price starts from RM2.1million, land size starts from 5600+sqft ranges from 50+ft x 100+ft

Freehold, Individual title

For more information you can visit
Amandarii
 webpage.

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PROPCAFE Peek : Amanja @ Sri Damansara By Engtex

There were too many launches recently so if there was nothing to tickle me, likely that I will not review it as we are in the midst to prepare our PropCafe’s product which soon to be launched. What’s catch me here was the “SMD Suites”. Ok, it was not what I first thought.

So where is it? Answer is Sri Damansara. Happily, I drove toward Ativo at Sri Damansara only I realised my WAZE brought me to another side of Sri Damansara. Yup, totally opposite side of Sri Damansara (see the map below provided in brochure).

Well the connection to other highway can be seen above. Pretty easy to reach there unless you were like me, drove to the wrong side of Sri Damansara. For me, this place doesn’t follow the Sri Damansara name. Having said that, with DUKE 2 is under construction, it will make you to reach KL city centre in shorter period.

The photos below is Persiaran Cemara (see Map above). Many said a lot of potholes there. I better let you to experience without mention about it here. Maybe it is fixed? Lol

Here you go, I was reaching Shell (see photo below) which opposite will be the site. Ipoh Yong Tau Foo is right opposite too.

Then I made a right turn to the shops here. Plenty of eateries and amenities. You won’t complain about the food choices here.

Finally I managed to get to the sales gallery (see below). I whatsapp my PropCafe fellow the picture of sales gallery below.

“Wow, that’s nice bungalow ..sales gallery” saw the reply from the whatsapp. “Harlo, it is shoplot ok?” That’s my answer. The developer took the corner of the shoplot and modified it with additional floor to cater for its duplex show unit. I would say it is well done, at least exteriorly, the sales gallery. Inside the sales gallery, it equipped with 791sf, 1000sf and duplex 1600sf type of show units.

My first question to the sales personnel is, Why is it called SMD suite? From the façade, I hardly could understand it. I was told it has windows for all rooms, emmm……pardon me. Gave up, I better look at the floor plan myself to get my puzzle solved. Ok, now I know it. See the floor plan below. Each floor comes with 8 units (served by 3 lifts) and two units are paired up to be SMD in the sky. 🙂 Its separate the two units from another by the hanging garden (see below). Total of 224 units (2 Towers).

What else do they have? They have Triplex unit with 3 floors. They have 2+1 rooms (1329sf, 1211sf, 791sf, 780sf), 3+1 rooms (1172sf, 1731sf, 2173, 1000sf, 989sf, 1386sf, 2348sf, 2419sf, 2348sf), and 4+1 rooms (1706sf). Some are penthouses and some are duplexes/triplexes. All layouts are available in its website. The mixtures of layout make me confused. But clearly, if i am here to invest, i will get 791sf (2+1) or 1000sf (3+1) type which comes with maximum rooms compare to others. I did not zoom into the analysis of layout as certain things do not push me to do so which I will cover in last section, or else you may just stop reading from here. Lol.

The facilities spread across 3 floors which pretty extensive (see below) though the photo of the scaled model below looks very plain and normal.

Engtex should get another firm to do the scaled model in future as it looks absolutely horrible which totally different from its GLASSY façade from the brochure and video screening at the sales gallery. Well, whether it will come out like brochure or scaled model, we only will know in 3 years time. From the façade, you see there are two units of retail lots there. OMG, what can you do about these two lots? It won’t survive if only opens for residents and it may waste a lot of effort to manage the security if it opens up for public. Also, developer is not firm on whether it is for lease or for sale.

What do they provide? Kichen cabinet, fully fitted bathroom, aircond, and master bedroom wardrobe are given. Of course, appliance like hood and hob (emmm.. Rubine brand in the show unit). If you look at the layouts, all units’ bedrooms are parked one side in the unit. Simple as that. Duplex show unit photos are attached. The rest are pretty standard. I have to say, rooms are a bit small but hey you need to squeeze in many bedrooms in the small size unit, cannot be too demanding on it.

Ceiling height is about 10ft and duplex will be doubled of it. Overall, the quality of the show units are quite decent.

1 carpark is given and free 1 year maintenance fee. If I still remembered correctly the maintenance fee is estimated around 28cent psf.

Now we go to the most important part, Pricing! Hoooo…freehold but not cheap. 791st comes with rm576k (before 5% rebate) up which translate near to rm730psf (rm690psf after rebate). The 1000sf type that I was looking at is priced at rm718k up and duplex of 1600sf is at rm1.1 million. Ok, I stopped checking further the other types. Maybe for local upgraders, it could be still acceptable as it will be the nicest apartment in this area for sure.

We didn’t wait for the lion dance as it seems like it is meant for the VIP because the lions only followed the VIPS to walk around the show units and none of the public can go in and enjoy the lion dance. Well, the event manager may need to think more about it for their next launch.

One thing I like about this developer is their honesty. They built the sales gallery nearby the site, ok, facing the direction of the site and it comes with High Tension Cable view. Even in its brochure if you see below it drew the transmission tower (see below) there in the brochure and not hiding it from customers. To verify it, of course site visit is a must. Yes, it is clear. Besides it with a distance. So, choosing the right facing is absolutely important if anyone interested on it. Alright, not everyone cannot accept it though.

Overall, it is a nice service apartment and definitely the best so far in this stretch of Sri Damanasra. Of course, one need to accept the pricing and the issues that highlighted. See……the sales chart looks not bad at all which was taken before the official launch at 10am last Saturday. It should be more stickers now.

see its website: www.amanja.com.my

Video

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PROPCAFE Peek : Ara Damansara – H20 By Titijaya and Urbana By Weida

Ara damansara is in the build x3 mood at the moment which has so many launches or soon to be launched projects. Surprisely, after so many years, the commercial activities have yet to pick up. LRT construction is still work in progress and the completion date is always a moving target. To fully unlock the value in Ara damansara, commercial’s “wongness” and LRT completion are the catalyst. No matter what, Ara Damansara’s connectivity is superb, be it to KL, Shah Alam, PJ etc. It is like in no where but close to everywhere!

This round, we have a short coverage for H2O project by Titijaya and Urbana by Weida.

H2O (“Haus 2 Own”)
 is sitting at 6.04 acres freehold land with a total unit of 1380. The location seems to be a bit far from WIP LRT.

The facade looks ordinary but it comes with great water features. The pool comes with aquarium with marine life!

Surrounding Environment

One thing really amazed Propcafe is how architect fits in the bedrooms in a relatively smaller built-up. The 750sf type comes with 2+1 rooms which price starts from rm570k before discount. As for 880sf type, it consists of 3+1 rooms and cost rm670k up whilst 1000sf type is 4 bedrooms with the price of rm750k up before discount. The discount is about 5%.

Clearly, in contrast with other developers like Tan n Tan or Parkcity Perdana (normally only fit 2 bedroom into 1ksf size condo for the quality living space), Titijaya focus on quantity of rooms as selling point. Thats good for investors as it will generate more rental income to fetch better yield! It serves well for different type of buyers. However, they are not alone, HCK’s G Residence nearby is selling 856sf with 3room fully furnished unit at whopping rm799k including 6pc GRR for 3+3+3yrs. Not a fan of GRR here, so PropCafe is not going to comment much on it.

Unfortunately, there is no DIBS and developer only provides free SPA and Loan legal fees. There are total 4 blocks. Block A is launching now which is the least densed block of total 240 units. The block B, block C and block D has 300, 340 and 495 units respectively. This development is directly opposite the Tesco Extra of Ara Damansara which is a big plus point.

The sales chart captured in the end of September 13.

Now we turn to
Urbana
. Urbana will be Weida’s maiden property development. The company is a seasoned engineering, construction player in the industry.

Location of this development is the not best in Ara Damansara but it is still acceptable as it is about 600 metres from the LRT stop and about the same distance to Citta Mall. This development is opposite Symphony House building. Unfortunately, it is a leasehold land. However, nowadays it is pretty irrelevant to high-rise development.

Urbana can be considered as low density development (after seeing most of the projects are now fit in more than one thousand units in small land) has a total of 357 units come with only 15 floors. First four floors will be the car park area means it has only 11 floors. The floor plan below show the “F” shape design with multiple views.

The façade is reasonable but it doesn’t follow the recent trend of “Glassy” design. You can see there are 2 lifts to serve each Wing (see floor layout plan below). Inner facing has either Garden View or Pool View.

All layouts are available on developer’s website. Many of the layouts are designed to allow buyer to re-configure it as dual key set-up.
http://www.urbana.com.my/v2/plan.html

Similiar to the rest of recently launched properties in Ara Damansara, it is priced at RM650psf up before 5pc discount with standard free legal fees on SPA.

Developer throws in a lot of branded freebies which can be viewed from show unit (see photo below).

Kitchen Cabinet, hob and hood (Ariston brand), Washer Dryer combo (Ariston), 3 Air Cond, 1 Wardrobe, 2 Car park lots.

Show Unit Photos

Sales Chart obtained in the end of September 13.

The actual site :

Video of the development

In short, it seems like a very good place for young family as an ownstay home. It,at least, differentiate itself from those high density developments that focus on rental market in this area eg. Pacific Place, G Residence, H20 etc. So, it really depends on the purpose of the purchase and the demand on this type of property in future subsales market. There is always risks involve in investing properties. Good Luck!

Before we end here, PropCafe is giving you some ideas on the existing asking pricing in Ara Damansara based on a quick search from online portals. Seems like everytyhing is now RM600psf up in Ara Damansara!

– Oasis Service Suite: >RM600psf

– Ara Hills: >RM600psf

– Eve Suite: >RM720psf

– Ara Green: >RM660psf

– G Residence: >RM750psf

– Pacific Place: >RM600psf

– Verde: >RM600psf

Being closest to LRT, Pacific Place which is going to VP soon, is currently priced below the new launches in subsales market. It could be due to its density and old ordinary facade. But, it will be hot in subsales once the LRT is up. Here are some of the scaled model photos for you to refresh your memory on this almost 3 years old BBB project.

And coming soon in this neighborhood, joining the party is See Hoy Chan!

Note: Special thanks to WFoo18 who provided some of the photos and information on the developments above).

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PROPCAFE™ Review : Aster Residence Cheras By Amber Homes – Home has a Heartbeat [Part 2]

A Sequel

As promised, we will continue to write a sequel to Aster Residence @ Cheras Hartamas – Accommodation, Transformation and Connectivity.  In our previous article, we were mainly concentrating on the overall picture of Aster Residence Cheras to give a better understanding of the R+P development in term of its location, accessibility and connectivity. The former article was more on the introduction of Aster Residence Cheras.
For those who had missed it, you click
here
 if you decided to read it now.

PROPCAFE™ Review : Aster Residence @ Cheras Hartamas – Accommodation ◦ Transformation ◦ Connectivity

This review will mainly discuss on the finer details of Aster Residence for readers who recognize that the devil is in the detail when it comes to their property investment or living experience. Sometimes we don’t recognize the difference the details make until they are presented to us, and very often there are details that we don’t notice at all until they are taken away.

These are the details that contribute to the function, comfort and everyday usability of a high-rise residential property, and they can be very subtle – right down to the width of corridor, depth of staircase, entrance and exit design, guard house, drop-off area, ceiling height, lobby design, car park design, common facilities, layout design, landscape, material and method used to craft all the components of the development to ensure the comfort and safety remains intact after many years.

After all, home is supposed to be our sanctuary – a place to heal when you feel weak, place to regain your strength, place to feel safe sand secure physically and emotionally. A place you feel at peace, a place where accept your love and comfort unconditionally.

A place where you can feel the heartbeat.

The Master Plan

Just a quick recap on the latest overall development master plan; Aster Residence Cheras is the
R+P development (TODe)
 sitting on an approximate 2.82 acres of leasehold land along Jalan Cheras Hartamas with a gross development value (GDV) of
 RM445 million.

Quick facts

Developer : Amber Homes Cheras Sdn Bhd
GDV : RM445 million
Location : Jalan Cheras Hartamas @ Cheras Hartamas next to MRT Station Taman Connaught
Property Type : Residential High-Rise Serviced Apartment
Land Title : Commercial (under HDA)
Tenure : Leasehold (expiring in 2111)
Land Size : 2.82 acres
Target completion date :  2
nd
 Quarter of 2022 (48months)
Number of block : 1 (divided into 3 zones)
Number of floor : 38
Level G-P7 : Carparks
Level 1 : Duplex and Facilities
Level 2 : Facilities
Level 3 – 38 : Residential Units
Total units : 960
Total density : 341 unit/acre
Total number of lift : 11 (87 unit/lift)
Architect :
CL&O Architects Sdn. Bhd
Landscape Architect: MLA Landscape Architect
Civil and Structural Consultant: PKLL Perunding KL Lau
Mechanical and Electrical: JKM M&E Engineering
Bumi Discount : 5%
Security System : Access card control at Guard House, Lift Lobby & MRT Link bridge Door

The Architect

A contemporary approach to the digital age is the underlying design intent, where the use of bold forms and distinct angles create a harmonious blend in design composition. From the main entrance approach right until the entry into the efficiently-designed units, the residence exudes a seamless integrated experience, and is reflective of the definitive modern lifestyle.
CL+O Architects

Do  you know…
CL&O Architects is the same architect for
Sunway Rymba Hills
 by Sunway Property – FIABCI Malaysia Property Awards (
Residential Low-Rise Category) – Winner (2014)
 and Sunway Property’s latest project in Mont Kiara –
Sunway Mont Kiara Residence
.
Their noticeable portfolio includes

Hana Garden Jade Hills By Gamuda Land

Hana Gardens @ Jade Hills by Gamuda Land
Sunway South Quay by Sunway Property
The Challis @ Sunway Damansara by Sunway Property
Palazzio @ Sri Hartamas by Sunway Property
FIABCI International Property Award
World Silver Winner (2014)
FIABCI Malaysia Property Award
Winner Residential Highrise (2013)
Opal Damansara @ Sunway Damansara by Sunway Property
Eaton International School @ Jade Hills
Ridgefield & Parkfield @ Tropicana Heights Kajang by Tropicana
3 Harmoni @ Sunway SPK Damansara by Sunway Property

Facade & Concept

Aster Residence Cheras is actually a one block building development in ‘L’ shape. If one would to view the building from outside, the design might give you the illusion optic of 3 separated buildings sitting on the site.
The architect did very well in giving such a deep thought on it by introducing
three different facades design
 in line with their 3 zones development concept –
Zone A (366 units), Zone B (370 units) and C (Zone C 224 units)
. We would say this is rather refreshing for a development in Cheras.

3-In-1 Facade and Zoning Concept

It might look like 3 different separated blocks but in actual it is connected to each other via the lift lobby area. Although it is connected but you can’t roam freely from one zone to another unless during emergency.
The beauty of the design lies within the
three different facades instead of adopting a single homogeneous facade
 across the building in order to ‘break’ the feeling of high density.
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Although it is just from psychology point of view (illusion), one has to give some credit for the effort (which cost more) putting in rather than not doing anything at all.

Zoning Heart Rate Living

Aster Residence Cheras 3- Zone

The effort does not stop here on just the facade itself. The ideology behind the 3-Zone concept goes beyond than that –
Privacy Focus
; where each zone is not only uniquely represented by different facade but it also exhibits different
identity, lifestyle or energy
 level by definition.

How is it so? First of all, each zone has their
own lift lobby
 but the ultimatum to achieve maximum privacy is where the developer and architect meticulously allocated certain type of layout in each zone to define its own lifestyle and identity itself.
Aster Residence Cheras 3 Zone Concept
If PROPCAFE would to define each zone, we will adapt the heart rate zoning analogy –
Red (Zone A), Yellow (Zone B) and Blue (Zone C)
.

Photo Credit to heartzones.com

You will start to realize the zoning concept of Aster Residence Cheras is based on the synergy between product segmentation with design; and how the product layout design co-relates to the zoning concept.

Developer knowing the fact of Aster Residence Cheras is a transit-oriented development, the possibility of units being used as an
investment instrument
 in the near future is likely to happen.
At the same time, Aster Residence Cheras being strategically located at such a ‘traditional’ location of Cheras will attract different pool of buyers who are
seriously looking for own stay
.
As most of us can’t avoid the possibility of nuisance involving privacy and safety arises from, but we always can do something about it from the beginning to minimize the impact or make it more manageable in order to create a
more sustainable balance living
 among the home owners in long run.
It is all started from the planning and conceptual stage.

Understanding the Three Zones

The Red Zone A – Young & Energetic Oriented (Single or Young Couple)

Photo Credit to fouroverfour.jukely.com

Zone A consist mainly of Unit Layout Type A (360 units) of 650 sq.ft with 2 bedrooms + 2 bathrooms.
10 units on each floor served by 4 lifts
 (90 units/lift). It is obvious that this Zone A is targeted for those
single or young couple profile
 market segment.
As type A has the lowest absolute entry price of from
RM379,650 (RM584psf)
 making it the most affordable for young professional and also investors, Zone A likely will become the
hot zone
 (so we call it the Red Zone) area with highest energy level due to its crowd profile.
It is anticipated to be the most vibrant zone as compared to Zone B and C with home stay activity regardless short term or long term.

Type A Layout

Type A 650 sq.ft

Type A layout of 650 sq.ft comes with
2 bedrooms with en suite bathroom
. The bedroom is well spaced with capable to accommodate a double bed and wardrobe without much hassle.
The floor space utilisation is distributed equally (half to half) between room area and non-room area which is almost symmetry. Most of the thing with symmetry design is a nice, at least it doesn’t look awkward.  Since the bathroom is all en suite, visitor has to walk through the bedroom in order to access bathroom.
It seems like not so guest-friendly with this layout design but then again it this your main priority? How often you receive guest? Do you buy a home because of your guest? It is really a no-no if your visitor who want to use your bathroom has to walk thought the bedroom? You tell me.

The Yellow Zone B – Balance & Contemporary (Newly Wed or Small Family)

Zone B mainly consists of the Unit Layout Type B (252 units) of 810 sq.ft with 3 bedrooms + 2 bathrooms. Same as Zone A with
10 units on each level served by 4 lifts (90 units/lift)
 with a mixture combination of 3 units of
 Type A (29%) and 7 units of Type B (68%)
 per floor.
Type B is only available in Zone B. The absolute entry price of Type B is from
RM461,550 (RM570psf)
 making it very attractive to those who has a small family or just married couple with budget constraint.
Zone B is more to matured crowd with contemporary and balance lifestyle with lower energy level as compared to Zone A.

Type B Layout

Type B 810 sq.ft

Type B layout is quite interesting. If you notice that the master bedroom is located at the entrance of the foyer instead of beside the living hall where most conventional layout would have done so.
The perk of this arrangement is making Type B to be more versatile and one can be easily converted to
dual key concept home
.  Of all the unit layout, only Type B where has to share bathroom for Bedroom 2 and Bedroom 3.
While this unit enjoy the layout of 3 full sized bedroom despite the small built up of 810 sq.ft, once has to compromise on narrower kitchen area. You just cannot to have it all with this price tag, can you?

The Blue Zone C – Light & Easy (Family Oriented)

Zone C has the lowest number of units per floor with
only 6 units per floor served by 3 lifts
 (72 units/lift) only consists of
144 units
 of layout Type C (953 sq.ft) and 72 units of Type C1 (957 sq.ft) .
Type C or C1 is the largest unit layout (excluding the duplex unit) of Aster Residence and the only layout with
balcony
. In addition, all unit in Zone C is arranged in
“Semi-D” concept
 where only one side wall adjoined to your neighbor.
Need not to say, Zone C is very much focus on the
family-oriented
 lifestyle come with a large family and suitable for 2 generation home looking at the number of units and layout design.
Zone C is to cater for those for those who are seriously looking for own stay with comfort and privacy as their utmost priority.

Type C Layout

Type C and C1 layout comes with 3 bedroom + 3 bathrooms with balcony and each room has their own en suite bathroom for better privacy. The layout is
 squarish with diagonal room layout
 arrangement.
It is one of Amber Homes DNA layout arrangement from their previous project like
Casa Green Bukit Jalil
. Living area is located in between of the master bedroom and bedroom 2.
This arrange layout allow maximum light penetration into the layout and at the same time enjoyment of Cheras scenery no longer limited only to the living hall area and master bedroom but extended to bedroom 2 as well.
Aster Residence Cheras Type A Show Unit
The developer really put so much thought on the layout design that deserve our praise for their effort to make practical and flexible.
Type C and C1 can be converted to
 dual key concept
 easily especially for Type C1. Type C is possible to be converted to dual key concept except it just requires more work as compared to Type C1.
Type C1 is our favourite layout of all after the Duplex unit. All type C units are allocated with 2 car parks. Just to refresh you again the size of Type C and C1 is 953 sq.ft and 957 sq.ft respectively and the price starts from
RM531,750 (RM555.6psf)
.
We think Type C will be the most popular choice.
Aster Residence Cheras Type A Show Unit

Do you know….

All bedroom comes with window and the ceiling height is approximately
2985mm (9.8ft)
The Main door dimension is 1200mm (W) x 2400mm (H) [3.9ft x 7.9ft]
Air conditioner units are pre-installed and provided for all units. (3 units for Type A and 4 units for the rest of other type). This will free up some of your time and hassle to get it installed when you receive the key.
The lift serving the building is using
high-speed lift
 with approximate speed of 4m/s
The pump room is located at Level UG and Level 2
The clear width of the common corridor is approximately
1750mm (5.75ft)

The Yard – a Necessity or a Luxury

Most of you will notice that the yard is missing. There is no mistake that the developer omitted the yard on purpose. If you would have to ask us what are the room for improvement in term of the layout – The yard.
Nevertheless, we believe for every downside there will be the upside and vice versa. The omission of the yard in all layout of Aster Residence Cheras is a fact but we would like to further discuss on this matter for academic purpose.
We should not be turned off so fast or totally shrug off the idea of pursuing a new home just because of there is no yard area in the layout. The main reason behind the omission of yard area – need not to say further – mainly for cost saving to maintain the price point at an affordable range especially at this market climate.
If you notice, most development prior 2009 – 2010 if not all came with balcony and yard, that is before when the property price was generally much lower compared to now.
For example, at RM200psf -300psf, an extra yard of size approximate of 32 sq.ft will cost you less than RM10,000 but if you would want to compare with Aster Residence where the price selling price is from RM555.6psf , this will easily translate to the additional RM17,000 to RM20,000 to the selling price.
Whether this amount is justifiable or not, it is much depends on the absolute selling price of the property itself.
Thus, for developed or developing prime area, we foresee the
omission of balcony and yard will be one of the next popular upcoming trends
 among developers, be it you like it or not. The “yesterday” used-to-come-with balcony and yard will become a luxury in the future.
Coming back to Aster Residence, we personally think it worth a try if developer would consider to provide the yard area at least for layout Type C and C1 if not for Type A and B considering the demographic of Cheras.
As for Type A and Type B, a complimentary dryer as good gesture could have done some sugar coating here,
maybe
.

We think we should stop here for now. Let’s take a coffee break and enjoy the video, shall we?

https://youtu.be/jC9guE4UFNo

If you enjoy reading until here and still with me, please continue to scroll down. It will take approximate of 5 – 8 mins of reading time. If not we suggest you return in another time.

Common Area & Facilities

Aster Residence Cheras will be a new milestone of Amber Homes – their first flagship “premium” high-rise residential transit oriented development compared to their previous developments where are more to conventional and mass market oriented with minimum offering in term of aesthetic value and facilities.
Main Lobby Area
Although Amber Homes has a long history in property development business but they are considerable new in this category as we have yet seen any of their previous track record in this product segment. Thus, we are just as curious as you how this will turn out in the end and for that we have to revisit and see the actual product in 2022.
Nonetheless, everything looks good at least on paper with its refreshing concept, designer chic lobby, artsy water feature and full-fledged facilities.

Ground Floor – Drop-Off & The Lobby

Guard House Entrance and Lobby Area
Despite the small plot 2.82acre of land size, it does not hinder Amber Homes from putting effort to make Aster Residence as stylish and elegant as possible – starting off with their (approximate
 16.4ft height
) designer chic lobby and (approximately
21.3ft height
) drop-off area design
Main Lobby Area
Lift Lobby

Level 1 & 2 – Sport Facilities, Swimming Pool and Podium

One of the highlights of the Aster Residence Cheras facilities are the indoor
half basketball court, futsal and the badminton court
 located on Level 1.
Futsal, Badmin and Basket Ball Court
It is rather rare for development to offer such a generous wide range of facility especially the indoor futsal court and badminton court with its
ceiling height of approximately 37.7ft
 ( for those who cannot imagine, it is almost equivalent to a 4x ceiling height of typical high-rise unit)
Half Basketball Court
Other common facilities where normally offered in any development like swimming pool, gymnasium, function room and multipurpose hall is located on level 2.
Olympic Size Swimming Pool
The developer has to split the facilities into 2 level due to its small land size but the thing is developer didn’t try to cut any corner in term of facilities offering.
Pool Frontage Gymnasium
As far as we know, Aster Residence Cherass could be one of its kind in term for facilities in Cheras by just looking at the futsal court and badminton court where we don’t see often nowadays.
Wading Pool
Don’t get so much excited yet. The more you have, the more you need to maintain. We want everything in the world but when asked to pay, not everyone is willing to pay. Sometime there is an advantage to have higher number of units in a development when come to maintenance fees.
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The estimated maintenance fees for now is
RM0.35 psf
.

Car Park

Car Park
Sitting beneath the facilities floor will be the 7
th
 storey car park podium (G, P1, P2 … P7). Firstly, please take note that each car park level height is approximately
3300mm (10.8ft)
.
The height is unusual higher than the standard car park height clearance (min 2.1m).
Why would the developer want to spend additional cost for it?
Bear in mind that cost of construction of building the multi-storeys car park is an upfront cost of *development for developer.
Perhaps the developer has a good foresight seeing the design of car will be
higher
 in the future.
Maybe. Please c
ontinue to scroll down if you want to know the reason.
By the way, the car park facade on the scale model is a bit of let down. Developer perhaps should consider some nice cladding for the cover up so that it does not look too “dry” considering this is an “upscale” development.
For example shown on photos below :
Example of cladding design on car park. This is not the best but at least something done.
Example of cladding design on car park. This is not the best but at least something done.
Sometime is this kind of small little details which does not cost much can do magic to uplift the building image to be more approachable.

Merry-Go-Round Car Park

Photo Credit to www.hintoncenter.org
Most if not all buyers tend to neglect the importance of multiple level car park design –
the number of levels
 of the car park.
The next question you might want to ask yourself is where is your car park will be located – lowest or highest floor?
Although Aster Residence Cheras is directly connected to the MRT Station, however we can’t deny that driving is still one of the commonly used mode of transport, at least for now.
Car Park
Now, imagine that your car park is located on the level P7, please help us to do a simple calculation on how many
“merry-go-rounds”
 turning needed, additional time and gasoline consumed for you to
get in-and-out on daily basis.
Amber Homes realizing that this might be one of the potential concern for the owners. Thus, they came out with a solution –
Multi-storeys Tandem Linked-Ramp.
The car park ramps are aligned in tandem orientation from UG to P3 and from P3 to P6 to shortened the distance traveled on ascending or descending the car park building.

Visual & Sound Effect

There is undeniable fact on the existence of High Tension Cable (HTC) in the proximity of the land where Aster Residence Cheras is sitting on. Amber Homes has had anticipated this will be one of the major question  from  buyers.
No home owners would be happy if their unobstructed view is being distorted by any sort of un-scenic structures such pillars, buildings or pylons. Not to mention it is considered as bad thing for those who believing in
Feng Shui
.
In order to overcome this, developer had spent the additional cost on elevating the height of each car park’s level to
3300mm or 10.8ft
 (where normally from 2.3m to 2.8m) so that the height of the podium (Level 2) from the ground level will be approximately
45.2m (148 ft)
which is more or less same height as the HTC. If including the perimeter wall height, the total height will be around
49.5m (162ft);
and higher than HTC.
Furthermore, the height of the lowest floor residential units on level 3 will be approximately
 51.2m (168 ft)
 measuring from the ground level as a result of increasing the height of the car park on each level.
Thus the primary concern of unpleasant sight of the ugly HTC in front of your unit is being taken care of in away.

Actual View (Cheras Hartamas)

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Actual View (Alam Damai)

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Actual View (KL)

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Actual View (Kajang)

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If you are still not convinced, you might want to consider want to consider those units facing Jalan Cheras/Alam Damai. However, the sales chart indicates differently where the take up rate of units facing Jalan Cheras/Alam Damai is slower compared to units facing swimming pool/ Cheras Hartamas notwithstanding that the HTC line is running along on the side of facilities/Cheras Hartamas.

https://youtu.be/K_RWQ6ZK0Sw
Video Credit to Horizone Pictures

We suspect probably buyers are more concern about the noise from the the MRT line as well as Jalan Cheras. We had done an actual site visit during the day time to gauge the noise level ( this is solely based on our feeling and experience since we don’t have sound level meter to measure the dB level) and we think it is still within our tolerance level while the benefit of MRT connectivity and accessibility is taken into consideration deeply.

An upgrade of
good quality double glazed windows
 might do a great wonder here. We think the buyers should be worry more on the noise from their neighbours instead.

The approximate distance from MRT Taman Connaught to Zone A , B and C is 120m, 98m and 65m respectively.

Timing & Decision

Timing? It is never the
right time
 until it is the
right home or property
. When it is the right property, you don’t think about things like “timing”.

You only think about how you can
reorient your life
 to this property which you think is right for you where require your long-term commitment, because nothing has seemed to matter more.

But how do you know whether this is the right property for you? You can seek the answer from as many people as you wish but only you have the answer because
only you know yourself the best.

First of all, you have to
drop the idea or your fantasy of perfect home
 – Prime location but not leasehold, good accessibility but free from toll, connected to railway but not too noisy or rowdy, good range of facilities but low maintenance fees, convenience but not too congested, cheap but good quality and the list can go on and on.

Perfect home simply does not exist.

You have to sort out your priorities based on the right value proposition of the property – The
Location, Price
 and the
Product
according to
what you need and not what you want
.

Once you had identified your priorities based on what you want, amplifying its value by learning on how to
appreciate the strengths and embrace the weaknesses
 of the property.

We recommend you to read
this
 if you want to know more on the 10 most common mistakes that the 1
st
 time home buyer makes.

The Closing

Having say so, Aster Residence Cheras likewise won’t be indifferent as it has its own strengths and weaknesses.  Aster Residence Cheras might not be for everyone but it could be suitable for those who has been looking for a home which is connected to MRT station exclusively with a reasonable price tag from a trustworthy developer and yet located not so deep inside of Cheras.
All in all, Aster Residence might not be the most fantastic but is undeniably one that has just the right balance in term of location, pricing and product itself for a directly connected MRT development in Cheras – for now.
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and feel free to leave your comment below.
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Sales Gallery
No. VO2-03-08 & VO2-03-10, Block VO2,
V Office Suites, Lingkaran SV (Off Jalan Peel),
Sunway Velocity, 55100 Kuala Lumpur,
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Related


PROPCAFE™ Review : Aster Residence @ Cheras Hartamas – Accommodation ◦ Transformation ◦ Connectivity

Aster
 Residence Cheras by Amber Homes is the latest addition of transit-oriented development (TODe) at Cheras connected to MRT Taman Connaught (SBK26) . If you don’t know or never heard of this developer and if you want to know more about their latest project you can refer to our review
here
 and our latest sneak peek of Casa Green Bukit Jalil
here
.

Since our latest entry of EkoCheras, there have been lot of developments going on around Cheras area. It is easily more than 8,000 units in the pipeline along Jalan Cheras. All this while, we have kept our eyes on the ongoing transformation of Cheras related to property. PROPCAFE has quite a high stake at this area. We guess you might be curious why Aster Residence Cheras this time? What so special about this development?

And we are here to tell you a story… so go get yourself a coffee and a cozy corner to start with. The reading time is about 15 – 20 minutes.

It is because
Aster
 Residence is the
“
Railway + Property” Development (R+P)

where a development is integrated and directly connected to the MRT station. Unlike other development – the access, integration and connection point of R+P development actually
starts from within the boundary of the development
 itself and ends at the station building or platform.

There are
not many similar
 R+P developments model like this along the MRT SBK line especially those MRT stations at Cheras although many claim there are “connected” or within “walking distance” but for us the
R+P development
 is just different.

Location of
Aster
 Residence

Aster Residence Location

Aster
 Residence is sitting on a rather small plot of
2.82 acres leasehold
 land at
Taman Cheras Hartamas
, Cheras.

Cheras where again? Oh my God. Cheras! It is far and very heavily congested. Why Cheras? These are the common reactions or perceptions when one ever brought up the word of Cheras in their conversation.

The exact location as per Google Maps

GPS Coordinate
3°4’49″N 101°44’44″E Google Maps
https://goo.gl/maps/452V8xVN7Wv

Do you know…

Cheras is divided into two parts i.e Cheras Kuala Lumpur and Cheras Selangor? The distance from KLCC to one of the nearest border of Cheras is just merely
4.4km
 away ( or ~ 10 mins by car).

myth No.1 – Cheras = Far?

Cheras

For many years, the context of “far” to describe the notion of Cheras about its location was true to some extent especially during the 80s and 90s where the infrastructure and connectivity was limited and still at the infant stage.

Cheras where once was coined as “ulu” or rural area has gone through rapid transformation although not the entire Cheras. Today, for those who are still witnessing the growth of Klang Valley or Kuala Lumpur since then more likely will concur with us that the boundary of Klang Valley has evolved tremendously to Greater Kuala Lumpur redefining the new boundaries of Metropolitan Kuala Lumpur.

Economic Transformation Programmed (ETP) Boundary of Greater KL [Source : SPAD Suruhanjaya Pengangkutan Awam Darat]

The expansion of boundary unconsciously redefines our psychology barrier of “far” under duress from economic pressure (property price) slowly but surely it will over a long time.  We can understand your frustration in keeping up or accepting this fundamental of never-ending expansion due to scarcity of prime land…

Kuala Lumpur

But it is entirely up to your choice to decide if you want to stay living in denial or accept this as new paradigm by embracing this inevitable phenomenon.  Today at this rate of expansion, we won’t be so presumptuous to associate the word “far” with Cheras; at least not for Cheras Kuala Lumpur before asking which part of Cheras?

The boundary is actually expanding at a faster rate now especially with the introduction of MRT lines from the Greater Kuala Lumpur/Klang Valley Region Master Plan. Maybe you don’t realise it.

Do you know….

Definition of Greater Kuala Lumpur/Klang Valley Region.

“One element of the Key Entry Point Projects (EPP) is the
Greater Kuala Lumpur/Klang Valley Connect
which is about land public transport within the urban city”. [SPAD]

Source : SPAD

fact No.2 – Cheras = Jam! [Traffic Congestion Area]

EkCheras Traffic at Jalan Cheras

We are not trying to change the perception nor bend the facts that Jalan Cheras is one of the highly congested roads during the peak hours. It is a well-known fact that Cheras is heavily congested especially during peak hours due to it is a heavy populated area with more than 100 over “taman-taman perumahan” (residential enclaves).

Cheras is one of the
 Top 5
in term of number of registered voters
(78,819)
 in Federal Territories based on the latest statistic obtained during our General Election 14 which happened not so long ago.

Federal Territory Wilayah Persekutuan

We are using the number of registered voters as the data reference here because legal age to obtain a car driving licence is 17 years old and the minimum voting age is from 21 years old. This will help to correlate the possible number of actual legal drivers from Cheras.

Assuming conservatively that all registered voters in Cheras have a car driving license and if 50% of them own a car; that would be
39,410
 cars on the road. Can you see why the traffic at Cheras is horribly congested during the peak hour?

As this number likely will keep on increasing, the road congestion issue will only become worse and more unpredictable.  No doubt that MRT is one of the solution to relieve the burden of the traffic on the road but it won’t break the deadlock.

Nevertheless we shall not underestimate the potential value of MRT would bring those development which connected to MRT in the near future.

For now, let’s focus back on the location.

Taman Cheras Hartamas

Taman Cheras Hartamas is one of the late coming smallish township at Cheras Kuala Lumpur sitting at the border of Selangor-Federal Territory. This part of Cheras bearing the
postcode of Kuala Lumpur
 means that the development falls under the jurisdiction of
Kuala Lumpur City Council – DBKL
.

Taman Cheras Hartamas is smacked at the centre of triangle formed by its matured cousin townships –
Taman Segar, Taman Connaught
 and
Taman Cuepacs
.  Looking at these matured and established townships nearby, it carries the meaning of its establishment in term of basic amenities within an arm length reach. Now the only thing which matters most here is the accessibility which will lead us on the next question asked –
the accessibility and connectivity
.

Aster
 Residence is sitting along
Jalan Cheras Hartamas
 which serves as the daily main access road for its residents. The development land is in between of Taman Cheras Hartamas and MRT Taman Connaught (SBK26). The photo below will explain better than words.

Despite the land is not flat and comes with gradient slope towards the MRT station, it does not deters developer from building a
56.7m direct link bridge
 to connect to the elevated MRT Taman Connaught station.

Aster Residence – Looks near yet so far. Without the link bridge, it is impossible for the resident to access the MRT station due to the slope gradient of the land area in between.

The 56.7m Direct Link Bridge to MRT Taman Connaught From Aster Residence

The design of the link bridge is kind of futuristic and look more like a floating tunnel than just a normal bridge.

360 degree of Site Location

The site location is rather hidden from the view of Jalan Cheras. Probably you won’t really notice because it is partly blocked by the MRT Taman Connaught station. The site terrain and landscape is rather challenging for a high rise development.

It never cross our mind that this piece of land is possible to be developed into a high-rise development connected to the MRT station and for sure it requires an unusual amount of effort and the right skill but Amber Homes makes it possible.

Aster Residence Site View from Jalan Cheras Hartamas

Aster Residence Cheras Site Actual

Probably from the video, you will able to notice there is a HTC (High Tension Cable) near the site. We will come into more details on this later because probably this is one of the concern point to some of the readers. Please bear with us for the meantime.

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Accessibility & Connectivity of
Aster
 Residence

Road Network

Jalan Cheras Hartamas

Jalan Cheras Hartamas in front of the guardhouse

The access to
Aster
 Residence is very straight forward which is one of the good point of this development.

Jalan Cheras Hartamas will be your daily in and out road before connecting to the real world.

Aster Residence Main Access Road – Jalan Cheras Hartamas

This stretch of road in front of
Aster
 Residence looks like haven’t been maintained for a period of time with uneven surface with patches here and there.

It would be nice if the developer can consider to uplift the road condition with new tarmac and simple landscaping just like how the developer had done for their few past project developments.

Aster Residence Main Access Road – Jalan Cheras Hartamas

Nevertheless, the access road in front of
Aster
 Residence is a
dual carriageway
 and is quiet with less traffic for now. It seems like a good spot for those visitors who are lazy to registered to park inside at visitor parking area.

The question is will it be enough visitor car parking space? 🙄

According to developer, the total number of visitor car parking space is
96 💡

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Jalan Cheras ↔ Kuala Lumpur City Centre

→ To Kuala Lumpur City Centre

Aster Residence – From Kuala Lumpur City Centre via Jalan Cheras

If you turn left from the entrance, you will be able to access to
Jalan Cheras
 bounds to Kuala Lumpur City Centre (before MRT Station Taman Mutiara) via elevated flyover from
Persiaran Lemak – Jalan Manis
.

The distance from
Aster
 Residence to Jalan Cheras is about a
1.3km drive (3-5 mins)
. Please take note that bottle-neck at the T-Junction of Persiaran Lemak – Jalan Manis during peak hour.

← From Kuala Lumpur City Centre

Aster Residence – From Kuala Lumpur City Centre via Jalan Cheras

There is this
“special”
 lane to Jalan Hartamas Cheras (to Aster Residence) if you are coming from Jalan Cheras. It is “special” because this lane is isolated from the main lane of  Lebuhraya Cheras – Kajang.

This lane will separate you from those other drivers who are heading towards Kajang diretion. It gives you an exclusive access to Jalan Cheras Hartamas and MRT Taman Connaught (as well as to Alam Damai, Taman Len Sen, Cheras Sentral and Taman Connaught).

Interchange for special lane which is isolated from main lane of Lebuhraya Cheras – Kajang from Jalan Cheras to Aster Residence.

The advantage of this “special lane” is able to separate those who are heading to
Aster
 Residence from other vehicles who are going towards Kajang town’s direction. You will be able to escape the heavy traffic of this stretch of Lebuhraya Cheras – Kajang during the peak hour. However, it is quite tricky and confusing to access this “special” lane because it can be easily missed.

Entry Point to Jalan Cheras Hartaman from Lebuhraya Cheras-Selangor

This journey of this ‘special’ road to Jalan Cheras Hartamas (
Aster
 Residence) is about
1km or 2 mins drive
. It might sound a short distance to you but please do not underestimate the significance of this 1km on your journey to
Aster
 Residence.

Probably we are looking at
additional of
+18 to 20 mins
 if you ever have had missed it during the peak hours.  Personally, we had missed this interchange few times but we guess practice will make perfect.

It just a matter of whether getting used to it. Or upgrade the traffic sign board by adding “
Aster
 Residence” below the wording of “Taman Cheras Hartamas” might help?

Lebuhraya Cheras-Kajang ↔ Kajang or Cheras Selangor

→ To Kajang or Cheras Selangor

The moment you are off from guard house/entrance, turn right will give you a direct access to Lebuhraya Cheras-Kajang bound to Kajang or Cheras Selangor within 300m without any traffic light.

Exit Point to Lebuhraya Cheras – Kajang towards Kajang from Jalan Cheras Hartamas

←  From Kajang or Cheras Selangor

For those who are returning to
Aster
 Residence from Kajang / Cheras Selangor direction via Lebuhraya Cheras-Kajang, there is a dedicated U-turn flyover at Jalan Cheras before the Station MRT Taman Mutiara (Leisure Mall). The journey from this U-Turn flyover to
Aster
 Residence is about 2.2km away (3 to 5 mins) via Jalan Cheras Hartamas

Lebuhraya Hubungan Timur – Barat / East-West Link via Jalan Cheras

Sungai Besi-Ulu Kelang Elevated Expressway (SUKE)

SUKE Route [Source : Paultan.org]

The RM4.63 billion SUKE project from Sri Petaling (where KESAS ends) to Alam Damai,
Cheras Hartamas
, Bukit Teratai, Taman Kosas, Pekan Ampang, Taman Hillview and ends at Bukit Antarabangsa will be linked to the MRR2, DUKE, AKLEH, KL-Seremban Highway, Cheras–Kajang Highway (Grand Saga), Besraya and Kesas highways. For further reading please click
here

Aster Residence Cheras Hartamas SUKE Interchange

Cheras Hartamas interchange to SUKE is not far away from
Aster
 Residence and would be ready by
2020
 if no delay.

The Integrated “Railway + Property” Development (R+P)

There are not many property developments (the R+P development) which connected to any of these 31 MRT stations on the 51km MRT SBK line. Those self-proclaimed that they are near to the MRT station or within walking distance; most of them just want to share the glam of MRT but make no mistake. Those are not the R+P development.

The starting point of the 56.7m link bridge from Aster Residence to MRT Taman Connaught

The R+P development or transit-oriented development is when the development is integrated and connected to a railway hub (such as MRT Station). The access and connection
starts from within the boundary of the development
 itself with a proper covered pedestrian walkway which conducive to walk,  safe from  traffic hazard and protected from our country’s weather conditions.

and
Aster
 Residence  by Amber Homes is a R+P development connected to MRT Taman Connaught.

*Additional enhanced features like disabled-friendly (OKU), security surveillance or CCTV, air-conditioned, free WIFI will be a bonus point if being provided!

MRT Taman Connaught

MRT Taman Connaught (SBK26) – MRT Sungai Buloh – Kajang Line

Aster
 Residence is
6 stations
 away from the new
MRT SSP Line Interchange
 at MRT Tun Razak Exchange with about
18 mins
 traveling time from station to station.

Shoppers can hop in and hop out at MRT Bukit Bintang which is
7 stops away
 or about
21 mins of travel time
 (station to station) from
Aster
 Residence.

Frequent flyers can opt for the ERL KLIA Express service at
MRT Muzium Negara
 which is
10 stops
 away or
30 mins
 of traveling time from station to station.

Do you know…

Aster
 Residence is one and only high-rise residential development  connected to MRT Taman Connaught (SBK26) which is also the last MRT Station located within
Cheras Kuala Lumpur
 at the border of Federal Territory and Selangor.

Below is the summary of estimated travel time from Aster Residence via MRT Taman Connaught to other stations.

The “Down Under” of SBK Line – South Zone

We will focus only on
“southern” zone
 of SBK Line since Cheras is part of it instead of focusing on the entire line of SBK where the scope will be too wide and we reckon it will make things more complicated. Maybe we will save this one for the “coffee session” with PROPCAFE in near future.

There are
16 MRT stations
 [South Zone] in total from
MRT Bukit Bintang
 (SBK18A) to
MRT Kajang
 (SBK35) with the assumption that MRT Bukit Bintang station (SBK18A) is the middle point of SBK line.

Aster Residence MRT Taman Connaught

You might want to start to count now and ask how many property developments are R+P development which is truly connected to these 16 MRT stations? Actually not many especially within Cheras area.

The R+P development usually is rare and often come with a premium price tag because the number of MRT station and the land surrounding MRT station is always
limited
.

Moreover bear in mind that not all project development will be granted direct access or connection to the MRT station.

This is the exact platform area of the MRT Station Taman Connaught where the link bridge will be connected from Aster Residence

Nevertheless, with the limited supply of the R+P developments on the “Down Under” of SBK Line already making
Aster
 Residence such a unique and valuable development.

The next question you might want to ask at this point of reading is “how much?”. The price of
 Aster
 Residence starts from
RM368,620 or RM541psf nett
 after rebate.

Time to guess…

Do you know what is the price of other R+P developments on the south zone of SBK Line – TRX Lifestyle Quarter, Sunway Velocity, EkoCheras, Saville Cheras and Metro Cheras?

Aster Residence Cheras – R+P Development

The “56.7 meter” R+P development –
Aster
 Residence

The size of covered pedestrian link bridge is
56.7 meter in length
 and
3 meter
 in width making
 Aster
 Residence as one of the nearest development connected with MRT Stations in Cheras.

It is
only exclusive
 for the residents of
Aster
 Residence via a
security card access door
 on the car park level G.

Section View of Link Bridge connecting MRT Taman Connaught to Aster Residence

The cost of the bridge is funded by the developer and managed by JMB at a later stage.

What it is so good about being living near to the MRT station? If you are those who commute MRT daily, the walking distance to the MRT Station most likely is one of the most important criteria.

When walking is a daily ordeal

Aster Residence Link Bridge to MRT Station 56.7m cross section view With HTC Cable Height

Why such a big deal with the 56.7 meter linked bridge? It won’t be such a big deal if you don’t need it daily. If your frequency of commuting via MRT is very high then shorter distance means shorter walking time. It is all about “time-saving” and for better safety reason.

When we are comparing between walking
50m and 500m
, we think that 500m walking distance is still acceptable provided if you do that once awhile but if it is
on daily basis (5 days per week)
 then the former one likely will be the preferred choice.. we think.

But…

Although it is usually the ideal case but it is not always the best scenario to live as near as possible to the MRT Station for some reasons like the incremental of the noise level. You just have to strike a well-balanced between noise and walking distance (assuming price is not an issue).

The perks of being the R+P development

Emotional Health

Flat battery or tire, car maintenance, car accident, car park issue, price fluctuation of petrol, road bully and unpredictable traffic condition due to heavy downpour, road closure, car break down in the middle of the road, flash flood or car accident – does all these sounds familiar to you?

If commute via MRT directly from your home able to help you to solve the equation and give you a peace of mind, would you want to consider this alternative option?

However, other than cost and environmental effects, we think one of the best thing about MRT is it gives you a higher stability, certainty and “in-control” in your life in term of time management – giving you a peace of mind, lesser anxiety and stress level which in directly improving your emotional health.

The Missing Link to Connectivity

The Missing Link

One of the main issue about this MRT thingy is the connectivity to the station itself. We might have feeder bus service, e-hailing service, cab, and even multiple storey carparks being built but there is nothing really as convenient as the R+P development when you compare it with those typical development which is just “near” to the MRT station. Then again, whether it is gem or not, still much depending on the price and location.

Surrounding amenities

Walk, Ride or Drive?

Walk

Aster Residence is a standalone high-rise residential development. There won’t be any commercial elements or shop lots incorporated within the development itself.

Cheras Sentral

Your best bet for the nearest commercial area within walking distance from
Aster
 Residence is Cheras Sentral Mall. We just hope that Cheras Sentral Mall will be able to sustain until when Aster Residence is completed.

Ride And Drive

However, that does not mean Aster Residence is at no man land.
Aster
 Residence is blessed with abundance of ready amenities and established commercial area which can be easily accessible either by MRT railway or road transport.

EkoCheras Mall, Leisure Mall Cheras, Taman Segar and Taman Connaught commercial area where you can get all your daily fix in few minutes of drive or just one train stop away. From our test ride, the time from MRT Taman Mutiara (Leisure Mall) to MRT Taman Connaught (
Aster
 Residence) is about
1min 35s
.

Video Clip of MRT’s journey from  MRT Taman Mutiara (Leisure Mall / EkoCheras) to MRT Taman Connaught (
Aster
 Residence)

We won’t go into details on the surrounding amenities since we had discussed it in great length from our previous write up of EkoCheras. The surrounding amenities of
Aster
 Residence
will be more or less the same as EkoCheras. You can read it
here
.

to be continued…

That’s all for now –
Aster
 Residence @ Cheras Hartamas – Accomodation ◦ Transformation ◦ Connectivity

The review is split into 2 parts because we think it would be too long to post in one article. We notice that some of you already started to yawn.  We will give you some time to digest today’s posting.

Next week we will look at some other details and go deeper on
Aster
 Residence – Overall Masterplan, Layout, Pricing and Concern Points. We promise this one will be shorter but something worth to wait for.

Mean while #keepcalm and #goneriding

For
Part 2
, please
subscrib
e to our blog so that you won’t miss it.

PROPCAFE™ Review : Aster Residence Cheras By Amber Homes – Home has a Heartbeat [Part 2]

If want to join PROPCAFE™ Community?

Just enter your email and click ‘Subscribe’ button.

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PROPCAFE Peek : Astoria @ Ampang By L&G

Coming fresh from deliver VP for The Element@Ampang, L&G has come out with their latest offering at the site next to Arte and close proximity with The Element. Called Astoria, the project consists of 4 blocks. Currently the developer is open up 43storey block A consists of 253units where booking of RM10K can be payable to lawyer as stakeholder to lock the booking.

The developer is in advance stage of obtaining APDL and SPA signing is expected to be in Jan/Feb.2015.

Overview

Developed in 5.7 acre of commercial leasehold land, Astoria bordered by Arte, the D’ Rapport (no construction progress to be seen) and AKLEH. Developed by Extreme Meridian (subsidiary of L&G), the developer is master developer of Bandar Sri Damansara and currently is developing Damansara Foresta. L&G in their joint venture with Mayland recently just handover the freehold 1040units The Element. This project will take 4 years and expected to be completed in first quarter 2019. Currently Block A is launched with block B~D will be launched in future. Location,

Astoria Ampang

Accessibility and Amenities

The already congested area will be getting more congested when M-City, NOVO, Arte and now this Astoria streaming in next 4 years. Easily there will be 5000units of apartments in this area along. The main access to Astoria is via the Jalan beside RISDA building. The residents may also use the AKLEH to go KL City to avoid the congested Jalan Ampang.

Location of Astoria @ Ampang

Astoria Ampang Amenities

There are plenty of amenities around Ampang and we have no doubt about the conveniences of living in this area. Just within 5km radius there are school, public transport, hospital, shopping etc.

Amenities

Astoria Ampang Facade

Astoria Ampang facilities

Site Plan and Façade

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

http://sqftglobal.com/property/astoria-at-ampang/

Despite seating on a commercial land, the developer has consciously omit the commercial such as shop from the ground. For most residents who appreciate some privacy and setup tilting residential, this is a good news for them. Furthermore, there are plenty of retails and shops around this area

Artist Illustration of Façade

Similarly to The Element, the façade is glassy with certain larger sizes have balcony. About the facilities on the development, in total there are 34 facilities on about 3-4acres of open space. Unlike The Element, there are no sky roof where residents can enjoy the spectacular view or fireworks during festive seasons.

Facilities on 6th floor

Astoria Ampang Site Plan

Astoria Ampang Floorplan

Astoria Ampang TypeA

Astoria Ampang TypeB

Astoria Ampang TypeC

Astoria Ampang TypeD

Astoria Ampang TypeE

Floor and Unit Plan Layout

The units have been orientated with North and South facing. For Block A that currently launched, North Facing is with pool viewing and South is with view towards Arte. There are 7 units perfloor ans served by 4 lifts and units started from 6th floor.

Siteplan

Floorpan

Type A- 560sqft (1 bedroom)

Type B-735sqft (2bedrooms)

Type C-888sqft (2+1bedrooms)

Type D-1050sqft (3bedroooms)

Type E-1505sqft (Dual key + 4bedroooms)

Prices

The price starts from RM800psf and for smallest 560sqft 1 bedroom, the price is just below RM500k for the lowest floor. Regardless the sizes, the price for each floor is increased by RM4K however a whopping RM21K jump from 17th to 18th floor.

Financing

Some finance incentive is given to the buyers. Please check with developer on this

Specification, Maintenance Fee and carpark

Kitchen cabinet comes with hood, hob, oven, aircon and heater on master bedroom/bathroom will be provided by developer. However no indication on the brand or the quality of the cabinets etc. Therefore buyers is advised to lower the expectation until the show unit is built. The maintenance fee is at this junction is too early to be confirmed however RM0.35-0.40psf is expected. For any unit below 1000sqft (type A, B &C), 1 carpark will be provided and for unit>1000sqft (type D &E), 2 carparks will be provided.

Conclusions

This news might be interested to prospect buyers that may provide catalyst to the developments around this area. http://www.thestar.com.my/Business/Business-News/2014/08/21/MPHB-Capital-rises-to-high/?style=biz

Happy Investing!

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PROPCAFE™ Review: Astrea @ Mont Kiara by UEM Sunrise

This illustration depicts that there is only 1 building condo in Jalan Kiara 5 and the rest are good old trees and jungles.

Astrea Mont Kiara Review

Jalan Kiara 5 has been bustling lately. First we have Sunway Property’s Sunway Mont that was launched not too long ago where we had covered extensively earlier on
here
.

In 2018, there are 2 new kids on the blocks at Jalan Kiara 5 at Mont Kiara that is Astrea Mont Kiara by UEM Sunrise and Pentamount by Trinity Group. In this review we will cover Astrea Mont Kiara, meanwhile Pentamount is very niche project with huge built- up and big big price tag with lesser appeal to the masses. But if there many of you who wants us to review the project you can simply comment here or at our Astrea review Facebook post. We will definitely do it if there many of you shout for it.

Now we present you the review of
Astrea Mont Kiara
. Enjoy!

Let’s
start with what is Astrea?

Astrea is where lights guide you home
and light shines brightest.

The development of Concept of Astrea, the star of Mont Kiara.

Residensi Astrea is elevated beyond the
cityscape and all its cares, she is Illuminated by the night sky of a million
stars. Here you gaze upon an endless horizon of dreams and imagination.

Bedazzling comforts shape an immaculate
lifestyle you call home.

A brilliance that all will look up to, but few seize hold of. Lift your eyes and let your imagination soar to a lifestyle above and beyond.

Residensi
Astrea Mont Kiara the project essentials

Residensi Astrea Mont Kiara is a, 37 floor, 240 units condominium located sat on a freehold 2.4 acre land at Jalan Kiara 5, Mont Kiara, Kuala Lumpur.

The typical built-up sizes range from 1,364 sq ft to 1,859 sq ft with a starting
price of RM1.16mil with average RM800psf. Each condo unit comes 2 car parks or
3 car parks.

This project is developed by Milik Harta
Sdn Bhd a subsidiary of UEM Sunrise Berhad. To some UEM Sunrise is Mont Kiara,
why so, we shall explain as we go deeper in this review.

Going forward we shall define the grade of the project we review, based on Resideni Astrea price point is a premium middle class condo in our books.

Apartments
& Condos Project Grade

Type

Cost

6 Star Luxury

>RM2000psf

Luxury

>RM1500psf

High Class

>RM1000psf

Premium Middle Class

>RM800psf

Middle Class

>RM500psf

Base Class

<RM400psf

The
Location of Astrea Mont Kiara

Let’s check out the site shall we.

This is the entrance into Jalan Kiara 5.

Astrea Mont Kiara is located at Jalan Kiara 5, Mont Kiara. It is right next to
Sunway Mont Residences
, it is located slightly deeper into Jalan Kiara 5. As you can see, at the time of this review the site is not accessible, still a jungle out there.

Accessibility
and amenities

The main access to Mont Kiara is via
Jalan Duta, NKVE, Penchala Link, Sprint, Duke and Jalan Kuching.

Astrea is within walking distance to Verve
Suites Mont Kiara, where there is a notable grocers and several F&B joints
as well as convenience stores.

As Mont Kiara is an expat enclave, there
are several international schools nearby, grocers neighborhood malls with no
short of amenities, in all Mont Kiara is pretty convenient place to live by.

 If one needs more option, Jalan Kiara 5 is short drive away to Sri Hartamas commercial square, as well as popular places like Publika and Solaris Mont Kiara.

Façade
of Astrea Mont Kiara

One of the highlights of the project is the
entrance statement, on the base of the building, a feature geometrical wall
with lights studded on the diamond shape façade.

“Lined by lush greenery, the
little touch of nature perfectly complements the impressive statement of
contemporary design.”

This is definitely a
pretty new and refreshing concept among the condos in Mont Kiara.

Look at the glittering stars on the entrance statement geometrical design wall!

Astrea drop off area

However the façade on the condominium tower is nothing special, back dated facade, low to mid cost apartment and condominium can look like this these days.

Not sure because the lighting effect, the facade looks ordinary.

Windows are smallish, there is no information available on the size of the windows, so bear in mind it can be smaller or bigger, but in most cases in KL condos, they tend to be smaller upon vacant possession. Smaller windows feel cheap. White façade is just bad for upmarket condo. At RM800psf, we kind of expect more. What about floor to ceiling height or full glass façade, we suggest the developer to move ahead with time and offer purchaser a condo with modern façade.

Site
Plan and block orientation

Astrea Mont Kiara tower orientation is
pretty similar to Casa Kiara 2 and Sunway Mont. Astrea tower is basically in
parallel with Sunway Mont.

To maximize condo unit yield as well as
construction cost consideration there is only 1 tower at Astrea Mont Kiara. There
a total of 9 units per floor, floor density is comparable to low to mid cost apartment.
There is also no basement carpark, not quite acceptable for project at this
grade. There are 7 storey of carpark, from level 1 to level 7. Main access to
carpark is at level 1&2.

Aren’t there better solutions? What about
3 basement carpark, 1 ground 3 level above gorund, wouldn’t that be better?
That is possible with higher construction costs, now driving up daily to 7th
floor carpark will be the future cost to residents of Astrea.

As of now Jalan Kiara 5 is still pretty quiet, as we have mention, Tritnity’s Pentamount will be coming up soon, so as to other upcoming development in Jalan Kiara 5. This will eventually make Jalan Kiara 5 to look like Jalan Kiara, or Jalan Kiara 3, simply it how the land is sub-divided, Mont Kiara is destined to be condo jungles. Nothing wrong really, Jalan Kiara condos still stood firm, very much well sought after, one key here is connectivity.

Layout
Plan

The typical storey plan

Unit 02-03 is facing forest, will be
unblocked view, but is also facing west and near to high tension

Unit 3A-07 will be south facing or
direct view to Sunway Mont

Unit 06-07 will be east facing, and
fronting Jalan Kiara 5

Unit 01, 08 & 09 will be north
facing and will be a view to future development

Our favorite unit will be type B. First
it is a very good size 3 bedder.

All type B bedroom comes with en-suite bathroom, including dry kitchen, wet kitchen and yard, right size and spacious living room compare to type A. While comparing it to bigger size >1,800sqft units, there is no significant unique selling point as type B & C at the end of the day is still a 3 bedder, perhaps latter with slightly bigger bedroom. So why spend more to buy something similar and potentially a full 4-5 years construction site in future.

Furnishing

Residensi Astrea Mont Kiara is partially
furnished with kitchen cabinet and air-cond units at all bedrooms meanwhile
maintenance is expected to be RM0.35psf.

Sales
Gallery and Show Unit visit

We were at the UEM Sunrise sales gallery at Jalan Kiara.

We shall lead you to a quick tour to
check out the sales gallery, the scale model as well as glimpse to the show
unit.

Commentary
of the show unit.

The show unit is the type B unit
1656sqft unit. Stepped into the unit, first take, the ambiance of the show unit
is good. Well lit up, modern ID, quality built-up and it looks identical to the
brochure and very inviting. It is no wonder that all type B and B1 are fully
taken up! Note to buyers: VP unit may vary a whole lot.

Condo
Facilities Stella Deck (8th Floor) and Astrea Deck (36th Floor)

The other main selling points of Astrea
Mont Kiara would these 2 facilities decks. Stella Deck location in 8th floor,
comes with >18 facilities from swimming pools, Jacuzzi, picnic lawn, BBQ pavilion,
reflective pool, lounge,  splash
playground, basket court/tennis court (personally like this one, dual-purpose
use, would be best if it can also do futsal, lol).

Nice looking BBQ area

The Astrea deck is a rooftop deck at
36th floor. The feature facilities includes the sky lounge, sky gym, yogo deck,
landscape deck, sunken seating pod and landscape terrace. Well this rooftop sky
deck meets the expectation of a modern condo, an icing to the cake would be a
rooftop infinity pool!

Astrea
Mont Kiara Price

Unit 15-01 (1,828sqft) RM1,598,800

Unit 15-02 (1,364sqft) RM1,184,800

Unit 15-03A (1,859sqft) RM1,169,800

Unit 15-08 (1,859sqft) RM1,578,800

Booking: RM20,000

The freebies: Free legal fees, 8% rebate
+ UEM Sunrise Tresor tier rebate + 2% SPA signing rebate.

Verdict

Pros:

1.
The brand.

UEM Sunrise is Mont Kiara, make no
mistake, of among all the condos, the better ones, in terms of maintenance,
built quality and price support, are under UEM Sunrise brand. Reason being the
support system of ‘looking after’ a condo is there and still there.

2.
Expat enclave and its ecosystem

First with its close proximity to KL. The expat community has been sustaining well here at Mont Kiara. The international schools, the people from diverse community, the lifestyle elements that are supporting and sustaining the expat ‘ecosystem’.  Mont Kiara is an expat enclave today and will likely still be many years down the road.

Cons:

1.
Same ole, same old

Another run of the mill condo by UEM Sunrise. Astrea is a Sefina a Jalan Kiara 5. The product lacks differentiation from other recent UEM Sunrise condo. Well you could have mistaken Astrea as Sunway Mont perhaps, say driving home late late at night?

2.
Compelling reason to buy

For both investment and own stay from
the price point of >RM1.1m or 800psf at this point of time, well seriously lack
of it!

Pricey x 3.

There are many other better options out
there.

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