{"url": "https://propcafe.net/%e4%ba%a7%e4%b8%9a%e7%9b%88%e5%88%a9%e7%a8%8e-%ef%bc%88rpgt%ef%bc%89-%e5%90%8e%ef%bc%8c%e4%b8%8b%e4%b8%80%e4%b8%aa%e6%ad%a5%e9%aa%a4%e6%98%af-%e8%b4%a2%e5%af%8c%e7%a8%8e-%ef%bc%88wealth-tax%ef%bc%89/", "title": "PROPCAFE Guide : \u4ea7\u4e1a\u76c8\u5229\u7a0e \uff08RPGT\uff09 \u540e\uff0c\u4e0b\u4e00\u6b65\u662f \u8d22\u5bcc\u7a0e\u5417\uff1fWhat is next after RPGT rate increment? Wealth Tax?", "body": "\n\n\n\n2014\u5e74\u7684\u8d22\u653f\u9884\u7b97\u6848\u5df2\u7ecf\u5c18\u57c3\u843d\u5b9a\uff0c\u574a\u95f4\u5bf9\u4e8e\u653f\u5e9c\u63d0\u9ad8\u7684\u4ea7\u4e1a\u76c8\u5229\u7a0e\u7684\u540e\u7eed\u5f71\u54cd\uff0c\u62b1\u6301\u597d\u574f\u53c2\u534a\u7684\u6001\u5ea6\u3002\u4e13\u5bb6\u8ba4\u4e3a\uff0cRPGT \u7684\u63d0\u9ad8\uff0c\u6216\u8bb8\u53ef\u4ee5\u6253\u623f\uff0c\u4f46\u662f\u662f\u5426\u53ef\u4ee5\u964d\u4f4e\u623f\u4ef7\uff0c\u4f3c\u4e4e\u8a00\u4e4b\u8fc7\u65e9\u3002\n\n\n\u76c8\u5229\u7a0e\u4ece2014\u5e74\u4f0a\u59cb\uff0c\u57283\u5e74\u4ee5\u5185\u51fa\u552e\u7684\u623f\u5b50\u5c06\u88ab\u5f81\u653630%\u7684 \u76c8\u5229\u7a0e\uff0c\u53ef\u662f\u4e00\u822c\u65b0\u623f\u4ea7\u7684\u5efa\u7b51\u6240\u9700\u65f6\u95f4\u90fd\u4ecb\u4e8e3-4\u5e74\u671f\u95f4\uff0c\u6240\u4ee5\u5bf9\u4e8e\u90a3\u4e9b\u5feb\u624b\u5feb\u811a\uff0c\u5efa\u7ae3\u540e\u5373\u8131\u624b\u7684\u7092\u5bb6\u5f71\u54cd\u4e0d\u5927\uff0c\u7092\u5bb6\u53ea\u9700\u4ea4\u5c4b\u540e\u5c06\u623f\u4ea7\u51fa\u79df1-2\u5e74\u540e\u624d\u552e\u51fa\uff0c\u5c31\u53ef\u5b8c\u5168\u907f\u5f00\u4ea7\u4e1a\u76c8\u5229\u7a0e\u3002\n\n\n\n\n\u660e\u5e74\u5f00\u59cb\uff0c\u9884\u8ba1\u8bb8\u591a\u5356\u5bb6\u4f1a\u628a\u4ea7\u4e1a\u76c8\u5229\u7a0e\u7684\u6210\u672c\u8f6c\u5ac1\u7ed9\u5176\u4ed6\u4e70\u5bb6\uff0c\u8fdb\u800c\u63d0\u9ad8\u623f\u5730\u4ea7\u7684\u4ef7\u683c\u3002\n\n\n\u5982\u679c\u4e70\u5bb6\u7684\u8d44\u91d1\u5145\u88d5\uff0c\u6216\u8bb8\u53ef\u4ee5\u505a\u4e24\u9879\u4e70\u5356\u4ea4\u6613\uff0c\u4e00\u5219\u73b0\u91d1\u4ea4\u6613\u6b3e\u9879\u90e8\u5206\uff0c\u53e6\u4e00\u5219\u5374\u662f\u6b63\u5f0f\u4e70\u5356\u5408\u540c\u7684\u552e\u4ef7\u3002\u6b64\u4e3e\u53ef\u4e3a\u5356\u5bb6\u7701\u4e0b\u76c8\u5229\u7a0e\uff0c\u5356\u5bb6\u8fdb\u800c\u53ef\u5c06\u7701\u4e0b\u7684\u76c8\u5229\u7a0e\u4e0e\u4e70\u5bb6\u5206\u4eab\u3002\n\n\n\u53ef\u662f\uff0c\u671d\u4ee4\u5915\u6539\u7684\u653f\u5e9c\u653f\u7b56\uff0c\u65e0\u7591\u8ba9\u6295\u8d44\u8005\u65e0\u6240\u9002\u4ece\u3002\u4ee5\u4e0b\u56fe\u8868\u4e3a\u8fc7\u53bb20\u4f59\u5e74\u4ee5\u6765\u7684\u4ea7\u4e1a\u76c8\u5229\u7a0e\u3002\u4ece\u56fe\u8868\u4e0a\u4e0d\u96be\u770b\u51fa\uff0c\u8fc7\u53bb\u77ed\u77ed\u7684\u4e94\u5e74\u91cc\u9762\uff0c\u76c8\u5229\u7a0e\u66f4\u6539\u4e864\u6b21\u3002\u5176\u4e2d2014 \u5e74\u7684\u76c8\u5229\u7a0e\u66f4\u6062\u590d\u4e861996-2007\u5e74\u7684\u7a0e\u7387\n\n\n\n\n\n\n\n\nDisposalWithin\n\n\n1996-2007\n\n\n2007-2009\n\n\nBudget2010\n\n\nBudget2012\n\n\nBudget2013\n\n\nBudget2014\n\n\n\n\n\n\n1\nst\n year\n\n\n\n\n30%\n\n\n\n\n\n\n0\n\n\n\n\n\n\n5%\n\n\n\n\n\n\n10%\n\n\n\n\n\n\n15%\n\n\n\n\n\n\n30%\n\n\n\n\n\n\n\n\n2\nnd\n year\n\n\n\n\n30%\n\n\n\n\n\n\n0\n\n\n\n\n\n\n5%\n\n\n\n\n\n\n10%\n\n\n\n\n\n\n15%\n\n\n\n\n\n\n30%\n\n\n\n\n\n\n\n\n3\nrd\n year\n\n\n\n\n20%\n\n\n\n\n\n\n0\n\n\n\n\n\n\n5%\n\n\n\n\n\n\n5%\n\n\n\n\n\n\n10%\n\n\n\n\n\n\n30%\n\n\n\n\n\n\n\n\n4\nth\n year\n\n\n\n\n15%\n\n\n\n\n\n\n0\n\n\n\n\n\n\n5%\n\n\n\n\n\n\n5%\n\n\n\n\n\n\n10%\n\n\n\n\n\n\n20%\n\n\n\n\n\n\n\n\n5\nth\n year\n\n\n\n\n5%\n\n\n\n\n\n\n0\n\n\n\n\n\n\n5%\n\n\n\n\n\n\n5%\n\n\n\n\n\n\n10%\n\n\n\n\n\n\n15%\n\n\n\n\n\n\n\n\n>5years\n\n\n\n\n0%\n\n\n\n\n\n\n0\n\n\n\n\n\n\n0%\n\n\n\n\n\n\n0%\n\n\n\n\n\n\n0%\n\n\n\n\n\n\n0%\n\n\n\n\n\n\n\n\n\n\n\n\n\u57fa\u4e8e\u949f\u6446\u5b9a\u5f8b\uff0c\u7b14\u8005\u4e50\u89c2\u7684\u8ba4\u4e3a\uff0c\u653f\u5e9c\u5c06\u4f1a\u57282015\u5e74\u7684\u76c8\u5229\u7a0e\u5c06\u4f1a\u8c03\u4f4e\u3002\u539f\u56e0\u65e0\u4ed6\uff0c2014\u5e74\u662f\u4e00\u4e2a\u65e0\u5bb9\u7f6e\u7591\u7684\u8003\u9a8c\u671f\uff0c\u623f\u5730\u4ea7\u7684\u76db\u8870\u5c06\u7275\u5f15\u7740\u56fd\u5185\u7684140\u79cd\u884c\u4e1a\uff0c\u8fd9140\u79cd\u884c\u4e1a\u5982\u53d1\u5c55\u5546\uff0c\u94f6\u884c\u4fdd\u9669\uff0c\u623f\u4ea7\u4e2d\u4ecb\uff0c\u5bb6\u5177\u706f\u53ca\u6240\u6709\u7684\u4e0a\u6e38\u4e0b\u6e38\u7684\u4e1a\u7ee9\u4f1a\u53d7\u5f71\u54cd\u3002 \u800c\u8fd9\u4e9b\u884c\u4e1a\u5c06\u4f1a\u5411\u653f\u5e9c\u65bd\u538b\u3002\n\n\n\u56fe\u8868\u4e8c\u663e\u793a\uff0c\u5927\u9a6c\u5341\u5927\u623f\u4ea7\u53d1\u5c55\u5546\u5f53\u4e2d\uff0c\u81f3\u5c11\u6709\u4e94\u5bb6\u662f\u56fd\u8425\u4f01\u4e1a\u3002\u6545\u6b64\uff0c2015\u5e74\u7684\u623f\u4ea7\u7a0e\u8c03\u4f4e\u7684\u53ef\u80fd\u6027\u9887\u9ad8. \u6253\u623f\u63aa\u65bd\u4f1a\u76f4\u63a5\u6253\u5230\u653f\u5e9c\u56fd\u4f01\u3002\u6545\u6b64\uff0c\u5982\u4e70\u5bb6\u53ef\u4ee5\u591a\u5b88\u4e00\u5e74\uff0c\u52302015\u5e74\u624d\u8131\u624b\u7684\u8bdd\uff0c\u53ef\u4ee5\u514d\u4ed8\u8fc7\u9ad8\u7684\u76c8\u5229\u7a0e\u3002\n\n\nTop 10\u00a0 Developers by Shareholders\u2019 Funds.\n\n\n\n\n\n\n\n\nNo\n\n\nName of Developers\n\n\nMajor Shareholders\n\n\n\n\n\n\n1\n\n\nSime Darby Property Bhd\n\n\nPermodalan Nasional Berhad\n\n\n\n\n\n\n2\n\n\nKLCC Property Holding \u00a0 Berhad\n\n\nPetronas\n\n\n\n\n\n\n3\n\n\nUEM Land Holdings Bhd\n\n\nKhazanah Nasional Berhad\n\n\n\n\n\n\n4\n\n\nSP Setia Bhd\n\n\nPermodalan Nasional Berhad\n\n\n\n\n\n\n5\n\n\nIGB Corp\n\n\nFamily Owned\n\n\n\n\n\n\n6\n\n\nSunway Bhd\n\n\nFamily Owned\n\n\n\n\n\n\n7\n\n\nI&P Groupd Sdn Bhd\n\n\nPermodalan Nasional Berhad\n\n\n\n\n\n\n8\n\n\nTA Global Berhad\n\n\nFamily Owned\n\n\n\n\n\n\n9\n\n\nKrisassets Holding Berhad \u00a0 (merged with IGB Corp in 2013)\n\n\nFamily owned\n\n\n\n\n\n\n10\n\n\nSelangor Property Berhad\n\n\nFamily Owned\n\n\n\n\n\n\n\n\n\n\n\u623f\u4ea7\u7a0e\u8fc7\u540e\uff0c\u653f\u5e9c\u8fd8\u6709\u4ec0\u4e48\u6253\u623f\u82b1\u62db\u53ef\u51fa\uff1f\u6211\u4eec\u4e0d\u59a8\u770b\u770b\u90bb\u56fd\u65b0\u52a0\u5761\u7684\u8d22\u5bcc\u7a0e\uff1a-\n\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \n\n\n\u8d22\u5bcc\u7a0e\u53ef\u5206\u81ea\u4f4f\u53ca\u6295\u8d44\u623f\u4ea7\u4e24\u79cd\uff0c\u6bcb\u5eb8\u7f6e\u7591\u7684\u81ea\u4f4f\u623f\u4ea7\u7684\u8d22\u5bcc\u7a0e\u8f83\u4f4e\uff0c\u8d22\u5bcc\u7a0e\u57fa\u672c\u4e0a\u662f\u5411\u5bcc\u4eba\u5f81\u7a0e\u3002\n\n\n\n\n\u4ee5\u4e0a\u56fe\u8868\u4e09\u662f\u81ea\u4f4f\u7684\u623f\u5730\u4ea7\u3002\u6bd4\u5982\u8bf4\u4ea7\u503c12\uff0c000 \u4ee5\u4e0b\u7684HDB \u7ec4\u5c4b\u53ea\u9700\u4ed8 \u661f\u5e01160\u7684\u8d22\u5bcc\u7a0e\u3002\u4f46\u5e74\u503c150\uff0c000\u6d0b\u623f\u5219\u9700\u4ed812\uff0c580\u7684\u8d22\u5bcc\u7a0e\u3002\n\n\n\n\n\u4ee5\u4e0a\u4e3a\u975e\u81ea\u4f4f\u7684\u8d22\u5bcc\u7a0e\u5f81\u6536\u6c47\u7387\u3002\u4ee5\u540c\u6837\u7684150\uff0c000 \u6d0b\u623f\u5e74\u503c\u800c\u8a00\uff0c\u5f97\u4ed8\u53cc\u500d\u7684\u8d22\u5bcc\u7a0e\u3002\n\n\n\u81f3\u4e8e\u5927\u9a6c\u653f\u5e9c\u662f\u5426\u4f1a\u5b9e\u65bd\u8d22\u5bcc\u7a0e\uff0c\u90a3\u6211\u4eec\u5f97\u62ed\u76ee\u4ee5\u5f85\u3002\n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/%e5%8d%81%e5%a4%a7%e5%a4%a7%e9%a9%ac%e6%88%bf%e5%b8%82%e9%a2%84%e6%b5%8b-top-10-predictions-for-malaysia-property-market/", "title": "PROPCAFE\u2122 Guide : \u5341\u5927\u5927\u9a6c\u623f\u5e02\u9884\u6d4b Top 10 predictions for Malaysia Property Market", "body": "\n\n\u51e0\u4e2a\u6708\u524d\uff0c\u90d1\u6c34\u5174\u5927\u5e08\u5728\uff08\u661f\u6d32\u65e5\u5831\uff0f\u6295\u8cc7\u81f4\u5bcc\u2027\u7522\u696d\u7126\u9ede\uff09\u7684\u64b0\u6587\u4e2d\uff0c\u5bf9\u9a6c\u6765\u897f\u4e9a\u7684\u623f\u5730\u4ea7\u505a\u4e86\u51e0\u9879\u9884\u6d4b\uff0cpropcafe.net \u6309\u90d1\u5927\u5e08\u7684\u9884\u6d4b\uff0c\u62df\u51fa\u6211\u4eec\u7684\u770b\u6cd5\uff0c\u613f\u4e0e\u8bfb\u8005\u5206\u4eab\uff1a-\n\n\n\n\n\u00a0\n\n\n\u7b2c\u4e00\u9810\u6e2c\u00a0 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Propcafe.net : \n\u5bf9\u4e8e\u5916\u56fd\u6295\u8d44\u8005\u662f\u5426\u4f1a\u5927\u4e3e\u8fdb\u573a\uff0c\npropcafe.net \n\u8fd8\u662f\u4fdd\u6301\u89c2\u671b\u6001\u5ea6\uff0c\u8fd9\u5f52\u548e\u4e8e\u56fd\u5bb6\u653f\u7b56\uff0c\u671d\u4ee4\u5915\u6539\uff0c\u4ee5\u552e\u540e\u4ea7\u7a0e\n RPGT\n\u800c\u8a00\uff0c\u81ea\n 2003\n\u5e74\u4ee5\u6765\uff0c\u4e3a\u4e86\u6253\u623f\uff0c\u653f\u5e9c\u5df2\u7ecf\u66f4\u6539\u4e86\u65e0\u6570\u6b21\uff0c\u5916\u8d44\u5c06\u65e0\u6240\u9002\u4ece\u3002\u603b\u7684\u6765\u8bf4\uff0c\u5982\u679c\u653f\u6cbb\u653f\u7565\u7a33\u5b9a\uff0c\u6295\u8d44\u8005\u5c06\u4e0d\u8bf7\u81ea\u6765\n \n\u3011\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\u7b2c\u5341\u9810\u6e2c\u00a0 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{"url": "https://propcafe.net/%e9%a9%ac%e6%96%b0%e9%ab%98%e9%93%81%ef%bc%8c%e9%9a%86%e5%b8%82%e6%88%bf%e4%ba%a7%e5%8f%97%e6%83%a0%ef%bc%9fimpact-of-malaysia-singapore-high-speed-rail-on-property-market/", "title": "PROPCAFE Peek : \u9a6c\u65b0\u9ad8\u94c1\uff0c\u9686\u5e02\u623f\u4ea7\u53d7\u60e0\uff1fImpact of Malaysia-Singapore High Speed rail on property market", "body": 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\uff1a\nhttp://bigorangemedia.co\nm)\n\n\n\n\nPROPCAFE.NET \u8bc4\u8bba\n\n\n1\uff09\u9a6c\u65b0\u5feb\u94c1\u5171\u6709\u4e94\u4e2a\u7ad9\uff0c\u5176\u4e2d\u4e09\u4e2a\u7ad9\u662f\u5728\u67d4\u4f5b\u5dde\uff0c\u5206\u522b\u4e3aISKANDAR \u4f0a\u65af\u5e72\u8fbe, BATU PAHAT\u5df4\u682a\u5df4\u8f96, \u53caMUAR\u9ebb\u5761\uff0c\u63a5\u4e0b\u6765\u5c31\u662f\u9a6c\u516d\u7532\u7ad9\u3002\u7b14\u8005\u8ba4\u4e3a\uff0c\u4f0a\u65af\u5e72\u8fbe\u7ad9\u7684\u8bbe\u7acb\u65e0\u53ef\u539a\u975e\uff0c\u53ef\u662f\u5df4\u682a\u5df4\u8f96, \u53ca\u9ebb\u5761\u7ad9\u53ea\u9700\u9009\u5176\u4e00\uff0c\u6bd5\u7adf\u8fd9\u4e24\u4e2a\u9547\u7684\u8ddd\u79bb\u53ea\u6709\u533a\u533a\u768445\u5206\u949f\u3002\u81f3\u4e8e\u9ebb\u5761\u53ca\u9a6c\u516d\u7532\u4e5f\u53ea\u670945\u5206\u949f\u8f66\u7a0b\uff0c\u6240\u4ee5\u4e24\u8005\u4e5f\u53ef\u9009\u5176\u4e00\uff0c\u6240\u4ee5\u53ef\u4ee5\u514d\u6389\u9ebb\u5761\u7ad9\u3002\u6bd5\u7adf\u9ebb\u5761\u9664\u4e86\u5bb6\u5177\u884c\u4e1a\u5916\uff0c\u4e5f\u6ca1\u6709\u5176\u4ed6\u7684\u884c\u4e1a\u3002\n\n\n2\uff09\u518d\u8005\uff0cSEREMBAN\u8299\u84c9\u7ad9\u4ea6\u53ef\u514d\u5374\uff0c\u5feb\u94c1\u53ef\u4ee5\u76f4\u8fbe\u96ea\u90a6\u673a\u573a\uff0c\u8fd9\u4e5f\u53ef\u4fc3\u8fdb\u4e9a\u822a\u53ca\u9a6c\u822a\u7684\u751f\u610f\u989d\uff0c\u65b0\u67d4\u5c45\u6c11\u53ef\u4ee5\u9009\u62e9\u4ece\u65b0\u52a0\u5761\u6216\u5409\u9686\u5761\u542f\u7a0b\u3002\n\n\n3\uff09\u7b14\u8005\u66fe\u95ee\u8eab\u8fb9\u65b0\u52a0\u5761\u53cb\u4eba\uff0c\u6216\u662f\u5728\u65b0\u52a0\u5761\u5de5\u4f5c\u7684\u5927\u9a6c\u516c\u6c11\uff0c\u662f\u5426\u4f1a\u5728\u5927\u9a6c\u5404\u4e2a\u57ce\u5e02\u5982\u5409\u9686\u5761\u7f6e\u4e1a\uff0c\u51e0\u4e4e\u767e\u5206\u767e\u7684\u56de\u7b54\u662f\u4f1a\uff01\uff01\u81f3\u4e8e\u4f1a\u6295\u8d44\u54ea\u4e00\u7c7b\u578b\u4ea7\u4e1a\uff0c\u5f88\u591a\u90fd\u4f1a\u6beb\u4e0d\u72b9\u8c6b\u7684\u9009\u62e9\u6709\u5730\u623f\u5c4b\uff0c\u56e0\u4e3a\u4e00\u822c\u5728\u65b0\u52a0\u5761\u5de5\u4f5c\u7684\u53d7\u85aa\u4eba\u58eb\uff0c\u5728\u65b0\u52a0\u5761\u8d2d\u4e70\u6709\u5730\u623f\u4ea7\u51e0\u4e4e\u662f\u4e0d\u53ef\u80fd\u7684\u4efb\u52a1\uff0c\u552f\u6709\u5728\u5409\u9686\u5761\u6216\u9a6c\u516d\u7532\u8fd9\u4e9b\u57ce\u5e02\uff0c\u6709\u5730\u623f\u5c4b\u8fd8\u7b97\u8d1f\u62c5\u5f97\u8d77\u3002\u5982\u679c\u628a\u6240\u8d5a\u7684\u65b0\u5e01\u5151\u6362\u4e3a\u9a6c\u5e01\uff0c\u8d2d\u4e70\u80fd\u529b\u9a6c\u4e0a\u589e\u52a02.5\u500d\u3002\n\n\n4\uff09\u5728MM2H \u7684\u4f18\u60e0\u4e0b\uff0c\u5916\u56fd\u4eba\u4e5f\u53ef\u4ee5\u5728\u5927\u9a6c\u62e5\u6709\u514d\u7a0e\u8f66\uff0c\u6240\u4ee5\u5728\u201c\u8ddd\u79bb\u518d\u4e5f\u4e0d\u662f\u8ddd\u79bb\u201d\u7684\u60c5\u51b5\u4e4b\u4e0b\uff0c\u4e00\u4e9b\u5728\u8f83\u504f\u8fdc\u7684\u6709\u5730\u623f\u5730\u4ea7\u5982 CYBERJAYA, DAMANSARA, DESA PARK CITY, SUNGAI BULUH, SHAH ALAM ECO PARK, TAMAN MELAWATI \u7b49\u6709\u5730\u9ad8\u5c1a\u4f4f\u5b85\u7684\u9700\u6c42\u91cf\u4e5f\u4f1a\u6c34\u6da8\u8239\u9ad8\u3002\n\n\n\u7eb5\u89c2\u5982\u4e0a\uff0c\u7b14\u8005\u8ba4\u4e3a\u9a6c\u65b0\u9ad8\u901f\u94c1\u8def\u7684\u843d\u5b9e\uff0c\u6709\u52a9\u4e8e\u4e24\u5730\u7684\u623f\u5730\u4ea7\u4e1a\uff0c\u4e0d\u5728\u8bdd\u4e0b\u3002\n\n\n \n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new 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{"url": "https://propcafe.net/16-sierra-puchong-south/", "title": "PROPCAFE Review : 16 Sierra @ Puchong South By IOI Properties", "body": "\n\n16 Sierra @ Puchong By IOI Properties\n\n\n\n\n16 Again\n\n\nHow does it feel like to be 16 again? Yippie, I still have lots of hairs and skinny, should I confess my feeling to that special high school sweet heart.\n\n\nOr should tell my geography teacher; it served me little purpose to know what mineral lies underneath our earth crust, what the big fuss in North America or Antarctica rather geography should cover property investment, location, location, location!\n\n\nFast forward to today, now, present, this is not about to become a property millionaires by 16, 16 sure hit pickup lines or 16 most eligible bachelors/bachelorettes.\n\n\nPROPCAFE proudly presents you our comprehensive review on \n16 Sierra\n\u00a0Puchong South \u201c16 Sierra\u201d developed by \nIOI Properties Group Berhad\n \u201cIOIP\u201d.\n\n\n\n\n16 Sierra, The \u2018Play Learn Bond\u2019 Township\n\n\nMeasure at 535 acre, stood 90m above sea level, \n16 Sierra\n\u00a0Puchong South is IOI Properties unique themed garden township development located strategically at Puchong South that offers elevated lifestyle living. It is flanked by 3 major expressway in Klang Valley, LDP, SKVE and MEX. While we have seen rapid development across Puchong, it is pretty obvious that southern part of Puchong will be the key growth area today.\n\n\n\n\n\n\nCorporate Profile: The pple behind 16 Sierra Puchong South\n\n\n\n\nBeing in the business for more than 30 years since 1984, IOIP is a proven household name in property development sector.\n\n\nThese are the same people that crafted these successful townships such as Bandar Puteri Puchong, Bandar Puchong Jaya, Bandar Putra Kulai (Johor), Bandar Putra Segamat (Johor).\n\n\nFinancial Capabilities & Reputation\n\n\nIn early 2014, a major corporate exercise was undertaken by IOI Corporation Berhad \u201cIOIC\u2019 streamlining its property and plantation business, IOIP is now an independent separate entity and positioned as one of the largest property groups in the country in terms of land bank which amounts to approximately 10,000 acres.\n\n\nAfter relisting into KLSE in 2014, the financial strength of IOI are at publicly available. IOIP is sufficiently capitalized and has impeccable earning records, safe to say, buying IOIP\u2019s product is pretty assuring. \u00a0IOIP received various recognition from industry accolades, the group is the recipient of the coveted 2014 The Edge top 10 Malaysia Top Property Developers Award, BCI Asia 2015 Top Ten Developers Awards, Asia Pacific Property Awards for Highly Commended High Rise Landscaped Architecture for Skyz Residence.\n\n\n\u00a0\n16 Sierra The Township Concept\n\n\nWe deep dived into concept and the components of 16 Sierra Township.\n\n\nPicture this, 16 uniquely themed gardens, each component has its unique character, identity, these 16 elements blend perfectly in the all-round serene environment, inter-connected to each other to form the core of the township, and THIS IS 16 SIERRA, your GARDEN TOWNSHIP.\n\n\n\n\nAnalyzing the township masterplan\n\n\nBefore we go further into detail, analyzing and dissecting the masterplan, the most important criteria we have to consider is the \u2013 \nAbility to Deliver.\n\n\nA township developer can have a masterplan as grand as we can possibly imagine, would be meaningless if it is unable implement it.\n\n\nBacked by more than 30 years of property development experience, and what we have seen with our naked eyes and your eyes (in this review), IOIP delivers well for its envisioned garden themed township with premium finishing and workmanship.\n\n\nThe Essential Component of the 16 Sierra\n\n\nCentral Park\n\n\n\n\n\n\nAll work and without play will make you dull. Not only each precinct has their own thematic gardens, IOI has carved out 7 acre from the masterplan for Central Park for the enjoyment of residents.\n\n\nThe signature 7 acre Central Park forms the heart of the township. Apart from being the green lung in 16 Sierra Puchong South Township, it is worth to note that, there are a lot of thought processes being deployed into Central Park. There is amphitheatre suitable for outdoor performance with seating surrounding the theatre. The grand lawn is large enough for mini football and for more relaxing activities; you can walk around well shaded central park. \u00a0Its dome like design with free seating arrangement with jogging path is a perfect avenue for residents to have picnics, brisk exercise, jogging, private event, other leisure activities.\n\n\nFor those who want more outdoor active sport, there is a futsal court and 2 basketball courts where residents can book the court for usage.\n\n\nThe Amigo Club House\n\n\n\n\n\n\nA successful township with will never be complete without a full-fledged facilities club house.\n\n\nLaunched in 2nd half of 2014, located strategically in the center of the 16 Sierra Township, The Amigo Club House is packed with comprehensive fun & leisure, sports, recreation facilities. From a fully equipped gym center overlooking a 40m swimming pool to a mini water theme park with water slides, kids pool, sauna.\n\n\nWe observed quality & up market grade fittings and materials used in making of the club house, from the gym equipment, water faucets, to give the club users some premium lifestyle experience.\n\n\nThis exclusive club house open to to 16 Sierra property owners only. 16 Sierra owners are eligible to join the club house with nominal monthly membership fees of RM 120 per month, the fees are inclusive spouse and 2 children.\n\n\nThe FOOD!\n\n\nAnd yes, we tried the Italian Restaurant at the Amigo Club House, run by a native Italian, we urge you to try them too. Last check, PROPCAFE editors managed to \u2018clean them up\u2019 effortlessly, leaving no excesses! Keen to know more about the Amigo\u2019s Restaurant, do visit \nhere\n.\n\n\nCurrent Infrastructure & amenities\n\n\nBeing a township development, it must be well planned and one of the most unique features are the amenities and infrastructure that form part of the township. Some of the famous township such as USJ, SJ, Bandar Utama and more recent such as Bandar Puteri Puchong, Setia Alam/Setia Eco Park all of them sharing the same DNA where the townships offer \u201cone stop\u201d for all the needs of the residents. Whether it is education, shops and retails, offices, commercial and recreation, a township should offer most of necessities.\n\n\nBacked with years of experience in developing township such as Bandar Puchong Jaya and Bandar Puteri in Puchong and Bandar Putera/Puteri in Klang, 16 Sierra Puchong South is surrounded with plenty of amenities and infrastructures.\n\n\nLaunched in 2010, 16 Sierra is on growth trajectory where the branding is getting recognition particularly in Klang Valley\u2019s southern region and many of the planned amenities are coming to fruition.\u00a0 Going to VP soon, the commercial precinct of 16 Sierra Puchong South, Sierra Zentro will be VP-ed soon.\n\n\n\n\nProminently visible along SKVE, the modern 3 to 4 storey dark grey shoplots invite curiosity among the motorists who drive along SKVE. This only can bode well and invite more crowds in the near future. There will a second phase for Sierra 10, so for commercial shoplot investors, do follow up closely with IOIP.\n\n\nWhile waiting for the Sierra 10 to be bustling with commercial activities, the residents currently can get their needs from D Alpinia shoplot that just located outside of the 16 Sierra, just before the LDP interchange.\n\n\n\n\nThe beige colour building behind Sierra 10 is the Rafflesia International and Private School which just start operation with its first batch in September 2013.\n\n\nInternational School\n is not bread and butter of mass population and only appeal to certain group of society. However for these groups, they are no longer limited to Alice Smith which located in Seri Kembangan or Taylor International School in Bandar Bukit Puchong, This will offer more choices for parents that chose to send their children to international school in this part of Klang Valley.\n\n\n\n\nFor those looking for Chinese school, SJK (C) Bukit Serdang in Seri Kembangan or SJK (C) Sin Ming in between Taman Tasik Prima and Bandar Bukit Puchong will serve the need of those who looking for Chinese education.\n\n\n\n\nThis is the attraction of township which not easily rivalled by smaller scale developments or boutique development where most of the amenities and infrastructure are not within their control where they rely on other developers to chip in the fund and resources to build the amenities and infrastructure.\n\n\nThe nearest sizable mall is \nIOI City Mall\n (ICM) which is a breeze driving distance via SKVE and approximately 8km away. Part of 320acre IOI Resort City, Cost about RM1.5billion and built on 33.5acre of land, ICM has approximately 1.45m NLA with 350 specialty shops ranging from restaurants, cinema and ice skating rink that will serve the need of the patronage. Among other key attraction includes the hugely popular indoor theme park \nDistrict 21\n. Across the mall is the modern public Hospital Serdang.\n\n\n\n\n\n\nAccessibility and highway network\n\n\nWhen we first visit the township, we missed the LDP interchange and need to pay toll at Puchong South Toll and made an U-Turn at Bandar Bukit Puchong. Again, we need to pay a toll at Puchong South Toll before arrived the sales gallery. Back in our mind, the incident gave a bad impression until the salesperson explained the main access is via SKVE and not via LDP.\n\n\nOnce you get to grasp the highway network, the access via SKVE is simply breeze that and will bring you escape all the traffic that associated with notorious jammed LDP. Driving towards Kajang, it will bring you to IOI City Mall, Besraya and North-South Highway. If you need to go back to 16 Sierra or heading south, just make the turns at the diamond interchange at SKVE.\n\n\nBy using the same diamond interchange you can go to LDP to head towards Puchong, Sunway and Petaling Jaya. On the opposite direction, you will be on Cyberjaya-Putrajaya Expressway not only to Cyberjaya and Putrajaya but via Lingkaran Putrajaya to MEX which bring you to the heart of KLCC and Bukit Bintang.\n\n\nFinally the Lingkaran Putrajaya will be linked with ELITE highway that bring you to KLIA on southbound and USJ/ Putra Heights on Northbound.\n\n\n\n\nDemographic, occupation rate and job opportunities\n\n\nWe were informed 70% of the residents are Chinese with the balance are spread among Indian, Malays and others such as expatriates. Almost 80% of the completed residential are occupied and this only can bode well with the township and community. The high occupancy illustrates to certain degree lesser speculation and most of the buyers are genuine home stayers.\n\n\nJob opportunities in this area seem to concentrated on the small and medium industries where sporadic of industries parks are located in Puchong. In South part, most of the civil servants work in Putrajaya and IT workers are in Cyberjaya. For most of the white collar related works, the residents most likely will commute to PJCC, Sunway, PJ and KL.\n\n\nCatalyst and Future Infrastructure \n\n\nIt is important for any growing area, catalyst for future growth and infrastructure are very critical to ensure sustainable development and living. Catalyst will ensure that there is \u201cstory\u201d for future capital appreciation.\n\n\nEven among property aficionados, there are arguments North VS South, Semenyih VS Rawang, KL City VS Suburban etc for which property to buy. If you follow Ho Chin Soon, he advocates to follow the infrastructure.\n\n\nThe mother of all infrastructure project, expected to cost both Singapore and Malaysia government RM40b to build, the HSR KL-SG will provide massive catalyst and reduce the traveling time to 1.5hours, city centre to city centre. Even though the final station located in Bandar Malaysia, there is another station that located in Putrajaya Sentral. Located just approximately 9km or 11 minutes drive away, in Putrajaya Sentral is easily accessible from 16 Sierra via Putrajaya-Cyberjaya Expressway. This is boon for the residents in southern Klang Valley especially IF they are regular to Singapore.\n\n\n\n\nIn our opinion, the biggest catalyst of all the infrastructure projects currently is the KVMRT2 (Sungai Buloh-Serdang-Putrajaya Line). Currently the public feedback for KVMRT2 just started and however it is proposed one future station is S33 that smacked right in the middle of 16 Sierra. It is much debated the pros and cons of the public transport where on negative side, it bring in more crowds and congestion, noise and dust for the property along the line however in the same time enhance the value of property within the close proximity of the station due to improvement of accessibility and network. MRT also act like a bridge that bring the location closer and therefore time saved in travel. KVMRT2 is expected to have station in important area such as Bandar Malaysia, Putrajaya Sentral, Tun Razak Exchange etc and this is boon for the stations along the line.\n\n\nAccording to the promoter website, \u201c\nthe proposed Lebuhraya Serdang-Kinrara-Putrajaya (SKIP) is an intra-urban expressway completing the \u201cMissing Links\u201d to the planned and existing highway/expressway networks within the Greater Kuala Lumpur. Integrating with the proposed Kinrara-Damansara Expressway (KIDEX) at Kinrara, the SKIP-KIDEX expressway will complement the intra-urban expressway network to service the travel desire route between the North and North-Eastern sector (i.e. Damansara and Ampang) and the South-Eastern sector (such as Serdang, Kinrara, Putrajaya/Cyberjaya and KLIA areas)\u201d.\n\n\nHowever at this junction of time due to protest by the residents affected by the alignment specifically in PJ, the project has been on hold and there seems no specific timeline that this project will take off again. For the alignment of the SKIP refer to the website \nhttp://www.p-perdana.com/images/map-skip-expressway.jpg\n\n\nInterestingly, the SKIP will have a link to the future MEX interchange in Seri Kembangan that currently is under construction. If SKIP is materialised, it will be good news for 16 Sierra residents as they do not need to use Jalan Putra Permai nor Lingkaran Putrajaya to use MEX.\n\n\nProbably taking hint from the success of Bandar Puteri, the primest piece of land is reserved for the RIO City the main commercial precinct of 16 Sierra Puchong South. At this junction of writing, there is no master plan for RIO City however residents should expect similar concept with IOI RIO City in Bandar Puteri.\n\n\nThere are future primary & secondary schools as part of the masterplan however at the time of this blog is written, there is no plan when and what are the type of schools will be built.\n\n\n\n\nDevelopment phases, development ratios and composition\n\n\n\n\n\n\n\n\nLaunch\n\n\nPrecinct\n\n\nType\n\n\nModel\n\n\nType\n\n\nLand Size (typ)\n\n\nUnits\n\n\nPrice\n\n\n\n\n\n\n1 (2010)\n\n\nSierra 8\n\n\nResidential\n\n\nAdenia & Areca\n\n\n2S Link\n\n\n22X75\n\n\n251\n\n\nFrom RM448K\n\n\n\n\n\n\n2 (2010)\n\n\nSierra 1\n\n\nResidential\n\n\nOdora\n\n\nTownhouse\n\n\n24X73\n\n\n446\n\n\nFrom RM400K\n\n\n\n\n\n\n3 (2011)\n\n\nSierra 2\n\n\nResidential\n\n\nLyden\n\n\n3S SMD\n\n\n44X80\n\n\n35\n\n\nFrom RM1.9m\n\n\n\n\n\n\n3 (2011)\n\n\nSierra 2\n\n\nResidential\n\n\nLyden\n\n\n2 & 3S Link\n\n\n22X75/80\n\n\n228\n\n\nFrom RM800k\n\n\n\n\n\n\n4 (2012)\n\n\nSierra 9\n\n\nResidential\n\n\nAkira\n\n\n3S SMD\n\n\n45X85\n\n\n122\n\n\nFrom RM2.2m\n\n\n\n\n\n\n5 (2013)\n\n\nSierra 10\n\n\nCommercial\n\n\nZentro 1\n\n\nShoplots\n\n\n24X85\n\n\n99\n\n\nFrom RM1.9m\n\n\n\n\n\n\n6 (2013)\n\n\nLa Thea\n\n\nResidential\n\n\nLa Thea\n\n\nCondo\n\n\n787-1205\n\n\n526\n\n\nFrom RM470K\n\n\n\n\n\n\n7 (2014 & 5)\n\n\nSierra 6\n\n\nResidential\n\n\nSierra 6\n\n\n2&3S Super LInk\n\n\n27X73\n\n\n113(3S) & 104 (2S)\n\n\nFrom Rm1.1m\n\n\n\n\n\n\n8 (2014)\n\n\nSierra 12\n\n\nResidential\n\n\nN\u2019 Dira\n\n\nTownhouses\n\n\n27X73\n\n\n336\n\n\nFrom RM750K\n\n\n\n\n\n\n\n\n\n\nLa Thea\n\n\nThe first condominium launched in 2013 and close to completion, La Thea is 2 blocks (with 24 and 20 storeys) condominium with total 526 units. Located on leasehold residential land, La Thea has 3 typical layouts as follow\n\n\n\n\n\n\n\n\nType\n\n\nSize (sqft)\n\n\nConfiguration\n\n\nUnits/floor\n\n\n\n\n\n\nA1\n\n\n787\n\n\n2 bedrooms\n\n\n4\n\n\n\n\n\n\nB1\n\n\n970\n\n\n3 bedrooms\n\n\n6\n\n\n\n\n\n\nC1\n\n\n1205\n\n\n3 bedrooms\n\n\n2\n\n\n\n\n\n\n\n\nEach floor comprises of 12 units/floor and each tower is sharing 3+1 lifts. The pricing starts from RM470K or approximately RM600psf. Each unit comes with at least 2 carparks.\n\n\nFor more information, kindly contact your friendly IOIP Sales & Marketing personnel.\n\n\n\n\nFuture launches\n\n\nMore choices for home owners\n\n\n16 Sierra has balance approximately 40% unlaunched phases both residential and commercial, for those looking for a place call home in future, the following will give you some idea on what is up and coming launches in 16 Sierra in future.\n\n\nLong term value appreciation\n\n\nFor shrewd property investors, more upcoming launches translate to price push opportunities.\n\n\nUnlaunched residential phases\n\n\n\n\n\n\n\n\nNo\n\n\nType of property\n\n\nPhase name\n\n\nPlanned launch timing\n\n\n\n\n\n\n1\n\n\n3S Superlink\n\n2S Superlink\n\n\nSierra 11\n\n\n4\nth\n Quarter 2015\n\n1\nst\n Quarter 2016\n\n\n\n\n\n\n2\n\n\n2-Storey Linked House\n\n\nSierra 3\n\n\n\u00a0\n\n\u00a0\n\n\nTBC\n\n\n\n\n\n\n3\n\n\nFuture Developments\n\n\nSierra 5\n\n\n\n\n\n\n4\n\n\nFuture Developments\n\n\nSierra 7\n\n\n\n\n\n\n5\n\n\nCondo/Serviced-Apartments\n\n\nSierra 13\n\n\n\n\n\n\n6\n\n\nCondo/Serviced-Apartments\n\n\nSierra 15\n\n\n\n\n\n\n7\n\n\nFuture Development\n\n\nSierra 16\n\n\n\n\n\n\n\n\nCommercial development a critical success factor for a sustainable township\n\n\nIt is interesting to see there sizable commercial development at the located at fringe of LDP, planned 50acre commercial development in Sierra 10 and Rio City. These will complement well for a maturing township in time to come.\n\n\nUnlaunched commercial phase\n\n\n\n\n\n\n\n\nNo\n\n\nType of property\n\n\nPhase name\n\n\nPlanned launch timing\n\n\n\n\n\n\n1\n\n\nMixed Developments\n\n\nSierra 10 (II)\n\n\nTBC\n\n\n\n\n\n\n\n\nCommercial development placement a sustainable township in the making\n\n\nWe have seen how other IOIP hugely successful commercial developments thrive.\n\n\n\n\nBandar Puteri, accessible by LDP, commercial development is placed nearer LDP, deeper in followed by residential development.\n\n\nBandar Puchong Jaya, accessible by LDP, commercial development is placed nearer to access of the highway, deeper in followed by residential development.\n\n\n\n\nIn 16 Sierra, we see this proven township development planning formula being applied; Sierra Zentro and RIO City will be the future catalyst for 16 Sierra township.\n\n\nA sustainable township needs to be supported with good commercial activities; we think 16 Sierra is heading the right track.\n\n\nConclusion \n\n\nAn integrated township development in the making\n\n\n16 Sierra is a township development that has good existing public infrastructures. It is surrounded by various amenities, reputable international school, primary & secondary school, hospital, hypermarkets and being relatively near to the regional mall IOI City Mall, Putrajaya.\n\n\nSurround with greens and each precinct has its distinctive green lung.\n\n\n16 Sierra embeds lifestyle element into the township with resident only exclusive club house, Amigo Club House.\n\n\nThe township will also have a hugely important infrastructure that is being planned by the federal government, a MRT stop for MRT Line 2, SSP Line right in the heart of 16 Sierra.\n\n\nNotwithstanding that, upcoming commercial developments at Rio City and SKIP highway, extension to MEX these are the future catalyst one should not ignore.\n\n\nAll these will contribute the making of the only green, self-sustainable, transport orientated integrated, life styled township \u2013 16 Sierra.\n\n\nLet numbers talk\n\n\nSavvy property owners of 16 Sierra would have already reaped some handsome rewards for entrusting their faith on IOIP back in 2010. Todate, we saw 100% capital appreciation for the earlier landed phases.\n\n\nHealthy capital gain one of the many benefits of a successful township.\n\n\nThe Verdict\n\n\nWhat we have identified above does it qualify 16 Sierra Puchong South to be potentially a successful township?\n\n\nWe let you be the judge!\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/18%e6%9d%a1%e4%b9%b0%e6%88%bf%e9%a3%8e%e6%b0%b4%e7%a6%81%e5%bf%8c-18-fengshui-rules-buying-houses/", "title": "PROPCAFE\u2122 Guide : 18\u6761\u4e70\u623f\u98ce\u6c34\u7981\u5fcc \u2013 18 Fengshui rules to follow when buying houses.", "body": "\n\n\u5bb6\u5c45\n\u98ce\u6c34\n\u4e5f\u5173\u4e4e\u8840\u5149\u4e4b\u707e\uff0c\u56e0\u6b64\u4e0d\u5f97\u4e0d\u614e\u91cd\u3002\u6839\u636e\u4e3b\u4eba\u7684\u7279\u70b9\u5ea6\u8eab\u5b9a\u9020\u4f4f\u5b85\u98ce\u6c34\u3002\u4f46\u4e5f\u6709\u4e00\u4e9b\u666e\u904d\u7684\u539f\u5219\u662f\u9002\u7528\u7684\uff0c\u5c31\u662f\u5728\u5c45\u5bb6\u5e03\u7f6e\u4e2d\uff0c\u4e0d\u80fd\u72af\u4e00\u4e9b\u98ce\u6c34\u4e0a\u7684\u5927\u5fcc\uff0c\u5426\u5219\u4f1a\u4f4f\u5f97\u4e0d\u8212\u9002\uff0c\u4e0d\u5229\uff0c\u800c\u4e14\u5bf9\u4e3b\u4eba\u4f1a\u6709\u4e0d\u5229\u5f71\u54cd\u3002\u4ee5\u4e0b\u662f\u5c45\u5bb6\u98ce\u6c34\u5e03\u7f6e18 \u6761\u7981\u5fcc\uff0c\u770b\u770b\u4f60\u5bb6\u7684\u98ce\u6c34\u5e03\u7f6e\u6709\u6ca1\u6709\u4e0e\u4e4b\u51b2\u7a81\u7684\u5730\u65b9?\n\n\nFengshui is one of the important aspects\u00a0when selecting a house for own stay. Although some argues that the house owners\u2019 pat chi are important factors in fengshui when selecting own stay property, there are some general rules that we need\u00a0to follow, let\u2019s look at these general rules: \u2013\n\n\n1\u3001\u5165\u95e8\u5148\u89c1\u53a8\u5395\uff0c\u9000\u8fd0\u4e4b\u5b85 (Avoid property where the kitchen and bathroom are directly viewable from the main entrance)\n\n\n\u6240\u6709\u7684\u5c4b\u5b50\uff0c\u5165\u95e8\u5fc5\u89c1\u5ba2\u5385\u3002\u73b0\u4ee3\u7684\u5efa\u7b51\u8bbe\u8ba1\uff0c\u6709\u65f6\u4e3a\u4e86\u8003\u8651\u7a7a\u95f4\u7684\u914d\u7f6e\uff0c\u4e00\u8fdb\u95e8\u5f80\u5f80\u5148\u89c1\u5230\u53a8\u623f\u3001\u9910\u5385\u6216\u6d74\u5395\u3002\u8fd9\u662f\u9633\u5b85\u5927\u5fcc\uff0c\u4e5f\u4e0d\u7b26\u5408\u5e38\u7406\uff0c\u5c45\u4f4f\u5176\u4e2d\uff0c\u5bb6\u8fd0\u5fc5\u8870\u3002\n\n\n\n\n2\u3001\u623f\u95e8\u5bf9\u5927\u95e8\uff0c\u803d\u4e8e\u6deb\u6b32\u00a0\u00a0(Avoid bedroom\u2019s\u00a0 door facing directly with the main entrance, or else the house residents would tend to be sex-adicted)\n\n\n\u5367\u5ba4\u95e8\u4e0d\u53ef\u6b63\u5bf9\u5927\u95e8\uff0c\u5426\u5219\u6613\u8bf1\u4f7f\u5c45\u4f4f\u8005\u803d\u4e8eYY\u4e4b\u4e2d\n\n\n\n\n3\u3001\n\u5ba2\u5385\n\u5728\u5c4b\u5b50\u6b63\u4e2d\u5927\u5409 (if the living room\u00a0located at the center of the house, it would bring the luck to the family)\n\n\n\u4e00\u822c\u4f4f\u5b85\uff0c\u5982\u679c\u8d77\u5c45\u5ba4\u6216\u5ba2\u5385\u8bbe\u5728\u6574\u5e62\u623f\u5b50\u7684\u6b63\u4e2d\u95f4\uff0c\u8fd9\u662f\u4e00\u79cd\u5927\u5409\u4e4b\u8c61\uff0c\u53ef\u4f7f\u5bb6\u8fd0\u660c\u9686\u3002\n\n\n4\u3001\u4e0d\u89c4\u5219\u5c4b\u4e0d\u53ef\u505a\n\u53a8\u623f\n\u00a0 (Don\u2019t utilised the odd space for kitchen, or else it would affect the health of the household, odd space should be used as storage space)\n\n\n\u4e0d\u89c4\u5219\u5c4b\u5982\u7528\u6765\u505a\u53a8\u623f\uff0c\u4f1a\u5f71\u54cd\u5bb6\u4eba\u5065\u5eb7\uff0c\u4e0d\u89c4\u5219\u5c4b\u53ea\u53ef\u7528\u6765\u505a\u50a8\u85cf\u95f4\u7528\u3002\n\n\n\n\n5.\u00a0 \u6a2a\u6881\u538b\u9876\uff0c\u5f71\u54cd\u60c5\u7eea\u4e0e\u5065\u5eb7 (Avoid the large pole on the ceiling, especially on the headboard, writting table, and on top of the dining table as it would badly affect the emotion and health of the family)\n\n\n\u6a2a\u6881\u6700\u5fcc\u538b\u5728\u5e8a\u5934\u3001\u4e66\u684c\u53ca\u9910\u684c\u4e0a\u65b9\uff0c\u5982\u5b9e\u5728\u65e0\u6cd5\u907f\u514d\uff0c\u4e5f\u8981\u8bbe\u8ba1\u5929\u82b1\u677f\uff0c\u5c06\u4e4b\u6321\u4f4f\uff0c\u5426\u5219\u5c31\u4f1a\u5f71\u54cd\u5c45\u8005\u7684\u60c5\u7eea\u4e0e\u5065\u5eb7\uff0c\u4e8b\u4e1a\u8fd0\u4ea6\u4f1a\u53d7\u963b\u3002\n\n\n\n\n6\u3001\u4e0d\u89c4\u5219\u5c4b\u4e0d\u5b9c\u505a\n\u5367\u5ba4\n\u00a0 (Master bedroom must be retangular or squarish, odd shape masterbedroom would lead to infertility)\n\n\n\u4e0d\u89c4\u5219\u7684\u623f\u95f4\u4e0d\u53ef\u7528\u505a\u592b\u5987\u7684\u4e3b\u5367\u623f\uff0c\u5426\u5219\u4f1a\u5bfc\u81f4\u4e45\u5a5a\u4e0d\u5b55\u7684\u540e\u679c\u3002\n\n\n\n\n7\u3001\n\u5e8a\n\u8fb9\u5b89\u955c\uff0c\u96be\u4ee5\u5b89\u7720 (Avoid mirror near the bed, or it would affect the sleeping quality)\n\n\n\u9664\u4e86\u5e8a\u4e0d\u53ef\u6b63\u5bf9\u5927\u955c\u4e4b\u5916\uff0c\u5e8a\u7684\u4e24\u4fa7\u5982\u679c\u6709\u5927\u7684\u7a7f\u8863\u955c\uff0c\u5c06\u4f7f\u4eba\u7761\u4e0d\u5b89\u7a33\uff0c\u5bfc\u81f4\u5931\u7720\u3001\u60ca\u68a6\u7b49\u3002\n\n\n\n\n8\u3001\n\u5367\u5ba4\n\u4e0d\u53ef\u5e03\u7f6e\u5f97\u7433\u7405\u6ee1\u76ee (use plain color painting for bedrooms, avoid over decorating the bedrooms)\n\n\n\u5367\u5ba4\u7684\u8272\u8c03\u4ee5\u7d20\u96c5\u6e29\u6696\u4e3a\u5b9c\uff0c\u5207\u5fcc\u592a\u8fc7\u9c9c\u8273\uff0c\u4e5f\u4e0d\u8981\u5e03\u7f6e\u5f97\u7433\u7405\u6ee1\u76ee\uff0c\u8fc7\u5ea6\u8c6a\u534e\uff0c\u95ea\u95ea\u53d1\u5149\u7684\u9970\u7269\u5c24\u4e3a\u4e0d\u5b9c\u3002\n\n\n\n\n9\u3001\u6d74\u5395\u5bf9\n\u5e8a\n\uff0c\u5f53\u5fc3\u6076\u75be (Avoid the beds directly facing the bathroom\u2019s door)\n\n\n\u4e3b\u5367\u5ba4\u4e2d\uff0c\u9664\u4e86\u5e8a\u4e0d\u53ef\u6b63\u5bf9\u6d74\u5395\u4e4b\u5916\uff0c\u4fa7\u5bf9\u4ea6\u4e0d\u5409\uff0c\u5bb9\u6613\u4f7f\u4eba\u7f79\u60a3\u4e25\u91cd\u6076\u75be\u3002\n\n\n\n\n10\u3001\u5e38\u9752\u76c6\u683d\u5229\u5bb6\u8fd0 (Greens/plants are ideal choice for living room)\n\n\n\u7531\u4e8e\u751f\u6d3b\u54c1\u4f4d\u7684\u63d0\u9ad8\uff0c\u4e3a\u4e86\u589e\u52a0\u5ba4\u5185\u7684\u7eff\u610f\uff0c\u5e38\u9752\u76c6\u683d\u662f\u5f88\u597d\u7684\u5ba4\u5185\u9970\u7269\uff0c\u4f46\u52a1\u5fc5\u9009\u62e9\u5e38\u7eff\u3001\u751f\u547d\u529b\u5f3a\uff0c\u4e0d\u6613\u51cb\u8c22\u3001\u843d\u53f6\u7684\u690d\u7269\n\n\n\n\n11\u3001\n\u5e8a\n\u5934\u5de8\u753b\u5927\u4e0d\u5b9c (Avoid hanging big paintings on top of head board)\n\n\n\u5e8a\u5934\u7f6e\u753b\u53ef\u4ee5\u589e\u52a0\u5367\u5ba4\u4e4b\u96c5\u610f\uff0c\u4f46\u4ee5\u8f7b\u8584\u77ed\u5c0f\u4e3a\u5b9c\uff0c\u6700\u5fcc\u539a\u91cd\u5de8\u6846\u4e4b\u5927\u753b\uff0c\u5426\u5219\u4e00\u65e6\u6302\u94a9\u8131\u843d\uff0c\u5f53\u5934\u780d\u4e0b\uff0c\u975e\u6b7b\u5373\u4f24\uff0c\u4e0d\u53ef\u4e0d\u614e\u3002\n\n\n\n\n12\u3001\u6574\u6d01\u7684\u6d74\u5395\u624d\u80fd\u7559\u8d22 (Clean toilet preserves family wealth)\n\n\n\u6d74\u5395\u662f\u6392\u6c61\u4e4b\u6240\uff0c\u9664\u4e86\u65b9\u4f4d\u8981\u5408\u89c4\u4e2d\u5c40\u4e4b\u5916\uff0c\u6700\u5fcc\u9634\u6e7f\u3001\u4e0d\u6d01\u3001\u6709\u5f02\u5473\uff0c\u5982\u80fd\u4fdd\u6301\u6e05\u6d01\u5e72\u723d\u53cd\u800c\u80fd\u7559\u4f4f\u8d22\u6c14\n\n\n\n\n13\u3001\u5927\u95e8\u76f4\u901a\u5230\u5e95\uff0c\u9ebb\u70e6\u4e0d\u65ad (Avoid houses with long corridor from the main entrance, this setting would\u00a0lead to\u00a0divorce or spouse cheating)\n\n\n\u5c45\u5bb6\u5fcc\u8c61\u5bbe\u9986\u996d\u5e97\u4e00\u6837\u4e00\u6761\u957f\u5eca\u8fde\u7740\u4e00\u6392\u6570\u4e2a\u623f\u95f4\uff0c\u5426\u5219\u6613\u53d1\u751f\u5916\u9047\u53ca\u79c1\u5954\u73b0\u8c61\uff0c\u96be\u5f97\u5e73\u5b89\u3002\n\n\n\n\n14\u3001\u6709\u811a\u4e4b\n\u5e8a\n\uff0c\u5e8a\u4e0b\u5fcc\u5806\u6742\u7269 (Avoid placing storage underneath the bed, \u00a0applicable on the bed with 4 legs + space)\n\n\n\u6709\u811a\u4e4b\u5e8a\uff0c\u5e8a\u4e0b\u5b9c\u4fdd\u6301\u7a7a\u65f7\u901a\u98ce\uff0c\u5207\u4e0d\u53ef\u4e8e\u5e8a\u4e0b\u5806\u653e\u6742\u7269\uff0c\u65b0\u5a5a\u592b\u5987\u5c24\u5fcc\u3002\n\n\n\n\n15\u3001\u5c4b\u5185\u623f\u95e8\uff0c\u5f00\u95e8\u65b9\u5411\u5e94\u4e00\u81f4 (All doors open direction must be standardized, i.e. either all push direction or pull direction)\n\n\n\u5c4b\u5185\u623f\u95e8\uff0c\u5f00\u95e8\u65b9\u5411\u5e94\u4e00\u81f4\uff0c\u8fd9\u4e00\u70b9\u4ece\u95e8\u628a\u624b\u5c31\u53ef\u4ee5\u65ad\u5b9a\u3002\u6700\u5fcc\u4e00\u6247\u5de6\u5f00\uff0c\u4e00\u6247\u53f3\u5f00\n\n\n\u00a0\n\n\n16\u3001\u6d74\u5395\u8bbe\u5728\u8d70\u5eca\u5c3d\u5934\uff0c\u5927\u51f6 ( Bathroom should be located at the side of the corridor, not at the end of the corridor)\n\n\n\u5c4b\u5185\u5982\u6709\u8d70\u5eca\uff0c\u6d74\u5395\u53ea\u5b9c\u8bbe\u5728\u8d70\u5eca\u8fb9\u4e0a\uff0c\u4e0d\u53ef\u8bbe\u5728\u5c3d\u5934\uff0c\u5426\u5219\u5927\u51f6\n\n\n\n\n17\u3001\n\u5e8a\n\u5934\u5fcc\u5f00\u5927\u7a97 ( Avoid big windows next to the bed)\n\n\n\u5e8a\u5934\u5f00\u7a97\u4e43\u98ce\u6c34\u5927\u5fcc\uff0c\u52a1\u5fc5\u8c28\u8bb0\n\n\n\n\n18\u3001\u67f1\u89d2\u51b2\u5c04\u4e0d\u5229\u5a5a (Avoid Poles within the rooms are impinge (facing) each other, as it would affect the marriage/ relationship,\n\n\n\u4e0d\u8bba\u7537\u6027\u6216\u5973\u6027\u4e4b\u4e2a\u4eba\u623f\u95f4\u5185\uff0c\u7686\u8981\u907f\u514d\u67f1\u89d2\u51b2\u5c04\uff0c\u5426\u5219\u5fc5\u4f1a\u5f71\u54cd\u60c5\u7eea\u548c\u5065\u5eb7\uff0c\u5bf9\u604b\u7231\u53ca\u5a5a\u59fb\u4ea6\u4e0d\u5229\uff0c\u52a1\u5fc5\u53ca\u65e9\u8865\u6551\u3002\u00a0\u8981\u60f3\u5c45\u5bb6\u5e73\u5b89\u5065\u5eb7\uff0c\u5728\u53ef\u80fd\u7684\u60c5\u51b5\u4e0b\uff0c\u5e94\u9009\u62e9\u56db\u5468\u6ca1\u6709\u5c4b\u89d2\u5c04\u6765\u6210\u9694\u89d2\u715e\u7684\u623f\u5c4b\n\n\n\n\n\u5367\u623f\u7684\u706f\u5149\u5bf9\u592b\u5987\u611f\u60c5\u76f8\u5f53\u91cd\u8981\uff0c\u5e94\u5c3d\u91cf\u91c7\u7528\u6696\u8272\u5149\u7684\u706f\u6ce1\uff0c\u5c11\u7528\u5bd2\u8272\u5149\u7684\u706f\u6ce1\u6216\u8367\u5149\u706f\u3002(use warm light in the bedroom, avoid fluorescent or LED lights in the bedroom)\n\n\nSources :\u00a0 \nhttp://house.ifeng.com/fengshui/detail_2012_07/13/15997469_19.shtml\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/2013-%e5%b9%b4%e5%a4%a7%e9%a9%ac%e5%8d%81%e5%a4%a7%e6%8a%95%e8%b5%84%e7%83%ad%e7%82%b9-top-10-investment-hot-spots-in-malaysia/", "title": "PROPCAFE\u2122 Guide : 2013 \u5e74\u5927\u9a6c\u5341\u5927\u6295\u8d44\u70ed\u70b9 Top 10 investment hot spots in Malaysia", "body": "\n\n\u65b0\u5e74\u671f\u95f4\uff0c\u5728\u7535\u89c6\u4e0a\uff0c\u8bb8\u591a\u547d\u7406\u5e08\u5c06\u5341\u4e8c\u751f\u8096\u505a\u6210\u6392\u884c\u699c\uff0c\u9884\u6d4b\u57282013\u86c7\u5e74\u90a3\u4e2a\u751f\u8096\u559c\u9022\u5409\u661f\uff0c\u4e00\u5207\u90fd\u53ef\u4ee5\u9022\u51f6\u5316\u5409\uff0c\u5904\u4e4b\u6cf0\u7136\uff0c\u90a3\u4e2a\u751f\u8096\u72af\u592a\u5c81\uff0c\u51f6\u661f\u5165\u4e3b\uff0c\u9700\u4fdd\u6301\u4f4e\u8c03\uff0c\u65b9\u80fd\u5316\u9669\u4e3a\u5937\u3002\n\n\n\u5728\u623f\u5730\u4ea7\u6295\u8d44\u65b9\u9762\uff0c\u8fe9\u6765\u5e74\u7ec8\uff0c\u57ce\u4e2d\u6709\u51e0\u4f4d\u6295\u8d44\u5927\u5e08\u9884\u6d4b\u5728\u9a6c\u6765\u897f\u4e9a\u7684\u6295\u8d44\u5730\u70b9\u5f53\u4e2d\uff0c\u90a3\u4e2a\u662f\u70ed\u70b9\uff0c\u503c\u5f97\u6295\u8d44\u8005\u7684\u5173\u6ce8\u3002\u7b14\u8005\u5c31\u5c06\u90d1\u6c34\u5174\u5927\u5e08\u7684\u6392\u884c\u699c\u505a\u4e3a\u8ba8\u8bba\u4e0e\u53c2\u8003\uff1a\n\n\n\n\n\n\n\n\nNO\n\n\n\u5927\u9a6c\u6295\u8d44\u70ed\u70b9\n\n\nMalaysia Investment Hotspot\n\n\n\n\n\n\n1\n\n\n\u67d4\u4f5b\u4f0a\u65af\u5e72\u8fbe\n\n\nJohor Iskandar\n\n\n\n\n\n\n2\n\n\n\u5409\u9686\u5761\u5e02\u533a\u5357\u90e8\n\n\nKL South\n\n\n\n\n\n\n3\n\n\n\u4e9a\u5e87\n\n\nKota Kinabalu\n\n\n\n\n\n\n4\n\n\n\u69df\u57ce\u5df4\u516d\u62dc\n\n\nBayan Lepas, Penang\n\n\n\n\n\n\n5\n\n\n\u8d5b\u57ce\n\n\nCyberjaya\n\n\n\n\n\n\n6\n\n\n\u53e4\u664b\n\n\nKuching\n\n\n\n\n\n\n7\n\n\n\u67d4\u4f5b\u5730\u4e0d\u8001\n\n\nJohor Tebrau\n\n\n\n\n\n\n8\n\n\n\u90a6\u54af\u5c9b\n\n\nPulau Pangkor\n\n\n\n\n\n\n9\n\n\nKLIA \u5730\u533a\n\n\nKLIA Sepang\n\n\n\n\n\n\n10\n\n\n\u9a6c\u516d\u7532\n\n\nMelaka\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\u67d4\u4f5b\u4f0a\u65af\u5e72\u8fbe\u533a\uff0c\u57282013\u5e74\u83b7\u5f97\u5168\u4e16\u754c\u7684\u5173\u6ce8\uff0c\u662f\u65e0\u53ef\u539a\u975e\u7684\uff0c\u5c24\u5176\u662f\u65b0\u52a0\u5761\u5b50\u6c11\uff0c\u65b0\u52a0\u5761\u7684\u623f\u5730\u4ea7\u5728\u6700\u8fd1\u5341\u5e74\u5149\u666f\uff0c\u5df2\u662f\u6c34\u6da8\u8239\u9ad8\uff0c\u8bb8\u591a\u4e2d\u4f4e\u6536\u5165\u7684\u53d7\u85aa\u65cf\u53ea\u80fd\u671b\u95e8\u5174\u53f9\uff0c\u53ef\u671b\u4e0d\u53ef\u5373.\n\n\n\n\n\u4f0a\u65af\u5e72\u8fbe\u7684\u6240\u5728\uff0c\u79bb\u65b0\u67d4\u7b2c\u4e8c\u901a\u9053\u4e0d\u8fdc\uff0c\u53ea\u970010\u5206\u949f\u5de6\u53f3\u7684\u8f66\u7a0b\u3002\u518d\u52a0\u4e0a\u65b0\u52a0\u5761\u4e00\u7cfb\u5217\u7684\u6253\u623f\u63aa\u65bd\uff0c\u66f4\u628a\u8bb8\u591a\u65e0\u58f3\u7684\u8717\u725b\u63a8\u5411\u5927\u9a6c\u53e6\u4e00\u5cb8\u3002\u4f0a\u65af\u5e72\u8fbe\u7684\u8bbe\u5907\u9f50\u5168\uff0c\u5148\u8bf4\u6559\u80b2\uff0c\u4ece\u5e7c\u6559\uff0c\u516c\u7acb\u53ca\u79c1\u7acb\u5c0f\u5b66\u4e2d\u5b66\uff0c\u751a\u81f3\u6b63\u5728\u5174\u5efa\u4e2d\u7684\u4e94\u6240\u56fd\u5185\u5916\u5927\u5b66\uff0c\u5df2\u7ecf\u89e3\u51b3\u4e86\u8bb8\u591a\u5bb6\u957f\u7684\u5fe7\u8651\u3002\u518d\u52a0\u4e0a\u5176\u4ed6\u8bbe\u65bd\u5982\u8d2d\u7269\u5e7f\u573a\uff0c\u5b9c\u5bb6\u5bb6\u5177\u8fde\u9501\u5e97\uff0c\u4e50\u9ad8 ( LEGO LAND) \u7b49\u4e16\u754c\u7ea7\u7684\u8bbe\u65bd\uff0c\u4f7f\u8fd9\u5757\u571f\u5730\u5982\u864e\u6dfb\u7ffc\u3002\n\n\n\u6700\u5173\u952e\u7684\u662f\u83b7\u5f97\u65b0\u52a0\u5761\u653f\u5e9c\u7684\u652f\u6301\uff0c\u9996\u76f8\u7eb3\u5409\u4e0a\u4efb\u4ee5\u6765\uff0c\u4e0e\u65b0\u52a0\u5761\u674e\u59d3\u7b2c\u4e00\u5bb6\u65cf\u4fdd\u6301\u826f\u597d\u5173\u7cfb\uff0c\u5927\u5927\u6539\u5584\u4e86\u8001\u9a6c\u65f6\u671f\u4e0e\u674e\u8d44\u653f\u4e92\u76f8\u8fb1\u9a82\u7684\u5c40\u9762\u3002\u5927\u9a6c\u8ba9\u51fa\u5728\u65b0\u52a0\u5761KTM \u706b\u8f66\u7ad9\u7684\u9ec4\u91d1\u5730\uff0c\u4ea4\u6362\u7684\u6761\u4ef6\u662f\u65b0\u52a0\u5761\u653f\u5e9c\u5fc5\u987b\u5927\u4e8b\u6295\u8d44\u5728\u4f0a\u65af\u5e72\u8fbe\uff0c\u53ca\u5927\u529b\u9f13\u5439\u5176\u56fd\u6c11\u6295\u8d44\u5728\u8fd9\uff0c\u6548\u4eff\u6df1\u5733\u4e0e\u9999\u6e2f\u7684\u5730\u4f4d\uff0c\u5507\u9f7f\u76f8\u4f9d\uff0c\u4e92\u60e0\u4e92\u5229\uff0c\u5b8f\u56fe\u5927\u5c55\u3002\n\n\n\u7b14\u8005\u8ba4\u4e3a\uff0c\u4f0a\u65af\u5e72\u8fbe\u7684\u6f5c\u80fd\u65e0\u53ef\u9650\u91cf\uff0c\u4f46\u662f\u76ee\u524d\u6709\u592a\u591a\u7684\u53d1\u5c55\u5546\u9c7c\u8d2f\u6d8c\u5165\uff0c\u4ee5\u4fbf\u5206\u4e00\u676f\u7fb9\uff0c\u76ee\u524d\u6709\u5173\u5f53\u5c40\u5f97\u653e\u7f13\u53d1\u5c55\u8fdb\u5ea6\uff0c\u8ba9\u73b0\u6709\u7684\u5efa\u7ae3\u623f\u5c4b\u6709\u8db3\u591f\u7684\u5165\u4f4f\u7387\uff0c\u5426\u5219\u5c06\u9020\u6210\u4f9b\u8fc7\u4e8e\u6c42\u7684\u60c5\u666f\uff0c\u6240\u8c13\u6b32\u901f\u5219\u4e0d\u8fbe\uff01\uff01\n\n\n\u53e6\u4e00\u8fb9\u53a2\uff0c\u90d1\u5927\u5e08\u5c06\u5409\u9686\u5761\u5357\u90e8\u5217\u4e3a\u7b2c\u4e8c\u9009\uff0c\u4f46\u5374\u6ca1\u5177\u4f53\u7684\u6307\u51fa\u5357\u90e8\u5305\u62ec\u54ea\u4e9b\u5730\u533a\uff0c\u7b14\u8005\u731c\u60f3\u4ed6\u6240\u6307\u7684\u662f\u84b2\u79cd (PUCHONG)\uff0cSUNGAI BESI, CHERAS & KAJANG \u4e00\u5e26\u3002PUCHONG \u7684\u53d1\u5c55\u5df2\u8fbe\u5dc5\u5cf0\uff0c\u53cd\u800c CHERAS & KAJANG \u6709\u671b\u6210\u4e3a\u540e\u8d77\u4e4b\u79c0\u3002\u503c\u5f97\u4e00\u63d0\u7684\u662f SUNGAI BESI\uff0c\u653f\u5e9c\u5ba3\u5e03\u5c06\u65e7\u6709\u7684\u519b\u7528\u673a\u573a\u6539\u4e3a\u5927\u578b\u53d1\u5c55\u8ba1\u5212\uff0c\u6b64\u5916\uff0cTUN RAZAK EXCHANGE\u00a0\u4e16\u754c\u56de\u6559\u91d1\u878d\u4e2d\u5fc3\u4e5f\u5728\u5c06\u5728\u6b64\u5730\u624e\u8425\uff0c\u6295\u8d44\u8005\u5fc5\u987b\u5bc6\u5207\u5173\u6ce8\u3002\n\n\n\u4ece\u5357\u90e8\u7684\u4f0a\u65af\u5e72\u8fbe\uff0c\u5230\u5409\u9686\u5761\u5357\u90e8\uff0c\u662f\u65f6\u5019\u5206\u4eab\u5317\u90e8\u7684\u4e1c\u65b9\u82b1\u56ed\u7684\u6f5c\u80fd\u7684\u65f6\u5019\u4e86\uff01\n\n\n\n\n\u69df\u57ce\u5728\u82f1\u8054\u65f6\u671f\uff0c\u66fe\u662f\u7ee7\u65b0\u52a0\u5761\u4ee5\u540e\uff0c\u4e1c\u5357\u4e9a\u7684\u7b2c\u4e8c\u5927\u6e2f\u53e3\uff0c\u5728\u524d\u6c11\u653f\u653f\u5e9c\u8f6f\u5f31\u65e0\u80fd\u7684\u7ba1\u7406\u4e0b\uff0c\u69df\u57ce\u72b9\u5982\u8001\u5e74\u4eba\uff0c\u6b32\u632f\u4e4f\u529b\u3002\u76f4\u5230\u653f\u6743\u57282008 \u5e74\u7684308\u4ea4\u624b\u540e\uff0c\u65b0\u6267\u653f\u515a\u4ea4\u51fa\u6f02\u4eae\u7684\u6210\u7ee9\u5355\uff0c\u4e5f\u5438\u5f15\u4e86\u8bb8\u591a\u5916\u8d44\uff0c\u73b0\u5728\u65b0\u52a0\u5761\u69df\u57ce\u6765\u56de\u7684\u822a\u73ed\u4ece\u6bcf\u5468\u516b\u73ed\u589e\u52a0\u5230\u6bcf\u546840\u8d9f\uff0c\u76f8\u5f53\u53ef\u89c2\u7684\u8fdb\u5c55\uff0c\u610f\u5373\u65b0\u52a0\u5761\u7684\u5916\u8d44\u53ca\u6295\u8d44\u8005\u4e5f\u5bf9\u69df\u57ce\u7684\u5ec9\u653f\u7ed9\u4e88\u6781\u5927\u7684\u4fe1\u5fc3\uff0c\u7136\u540e\u5316\u4fe1\u5fc3\u4e3a\u6295\u8d44\u3002\n\n\n\u90d1\u5927\u5e08\u9996\u9009\u69df\u57ce\u7684\u5357\u90e8\u4e3a\u6295\u8d44\u91cd\u70b9\uff0c\u662f\u6709\u7406\u7531\u7684\uff0c\u7686\u56e0\u5317\u90e8\u7684\u6cbf\u6d77\u516c\u5bd3\u5df2\u7ecf\u6709\u8fc7\u5269\u7684\u73b0\u8c61\uff0c\u4e2d\u90e8\u7684\u4e54\u6cbb\u5e02\u88ab\u5f52\u7eb3\u4e3aUNESCO \u4fdd\u62a4\u533a\uff0c\u4e0d\u53ef\u5174\u5efa\u9ad8\u697c\uff0c\u4ee5\u4fdd\u7559\u5176\u98ce\u5473\uff0c\u6240\u4ee5\u653f\u5e9c\u624d\u4f1a\u5927\u4e8b\u53d1\u5c55\u5357\u90e8\u3002\u6700\u6709\u53f7\u53ec\u529b\u7684\u5730\u6807\u5c31\u662f\u69df\u5a01\u7b2c\u4e8c\u5927\u6865\uff0c\u8854\u63a5 \u69df\u5c9b\u7684 BATU MAUNG \u81f3 \u5a01\u7701\u7684BATU KAWAN\uff0c\u8fd9\u65e0\u5f62\u4e2d\u5e26\u52a8\u4e86 SUNGAI ARA, BATU MAUNG, BAYAN LEPAS\u4e00\u5e26\u7684\u623f\u5730\u4ea7\u3002\n\n\n\u5728\u69df\u57ce\u5357\u90e8\uff0c\u6bd4\u8f83\u5927\u89c4\u6a21\u7684\u53d1\u5c55\u8ba1\u5212\uff0c\u5305\u62ec MAH SING \u7684 SOUTH BAY CITY, \u00a0SP SETIA \u7684 SETIA PEARL ISLAND, SETIA VISTA, SETIA GREEN, SUNWAY \u4e5f\u6765\u5206\u4e00\u676f\u7fb9\uff0c\u6709SUNWAY MERICA\u3002\u5730\u5934\u9f99\u53d1\u5c55\u5546\u6709 IVORY & ONE RESIDENCE. \u00a0\u5982\u679c\u60f3\u505a\u957f\u8fdc\u6295\u8d44\uff0c\u4e0d\u59a8\u4e70\u6709\u5730\u623f\u5730\u4ea7\u505a\u957f\u8fdc\u6295\u8d44\uff0c\u5fc5\u6709\u6240\u65a9\u83b7\u3002\n\n\n\n\n\u4e0a\u56fe\uff1aSouth Bay\u2019s Club House\n\n\n\u7b14\u8005\u9996\u63a8 SETIA PEARL ISLAND, \u5148\u8ba9\u7b14\u8005\u5356\u4e2a\u5173\u5b50\uff0c\u81f3\u4e8e\u4e3a\u4f55\u7b14\u8005\u9996\u63a8 SETIA PEARL ISLAND\uff1f\u7b14\u8005\u5c06\u5728\u4e0b\u661f\u671f\u63a8\u4ecb\uff0c\u4e0b\u56de\u5fc5\u6709\u5206\u6653\u3002\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/28-boulevard-pandan-lake-pandan-perdana/", "title": "PROPCAFE\u2122 Review : 28 Boulevard @ Pandan Lake at Pandan Perdana By Beverly Group", "body": "\n\n28 Boulevard\n \u2013 A lakeside development in the heart of matured area in KL city. Without MRT and LRT within walking distance, what does this development offer? How about the downside?\n\n\n\n\nLOCATION\n\n\nPandan Perdana is located at border of Cheras and Ampang, where the address carrying the postcode of 55300 Kuala Lumpur but under the jurisdiction of the Majlis Perbandaran Ampang Jaya MPAJ. Most of the time, we always like to benchmark the location of a project by using KLCC & Pavilion as the yardstick where most of us think that this place is the centre of the gravity, in this case 28 Boulevard won\u2019t be exceptional and the approximate displacement (direct measurememt) from 28 Boulevard to KLCC Shopping Centre is 5.7km and Pavilion is merely 4.8km. Is it near or far? This is subjective to individual and I will leave it to reader to decide.\n\n\nPandan Perdana is a very matured or some might label it as \u201cold\u201d and established area where has been existed more than over 20 years. Pandan Perdana is smacked right in between of other matured and established neighborhood town like Kampung Cheras Baru, Taman Kencana, Taman Cheras Indah, Pandan Indah ,Taman Bukit Ria and Taman Shamelin Perkasa. If you still remember about \nShamelin Star\n which was published by PropCafe.Net much earlier, you can get more insight about Taman Shamelin Perkasa from the review of \nShamelin Star\n. For this time, I will concentrate more about Pandan Perdana itself.\n\n\nOthers famous and matured town which are just a stone throw away from Pandan Perdana is Taman Maluri, Yulek, Pandan Jaya, Taman Kobena, Taman Pertama, Taman Maju Jaya, Taman Muda andTaman Putra. Yes, Cheras itself has more than 100 over taman taman!\n\n\nSince 28 Boulevard is really near to so many matured established area, rest assured you don\u2019t have to worry for basic need like food, school, grocery, bank, post office, market, hospital, clinic and you name it. All you need is your own transport!\n\n\n\n\n\n\n28 Boulevard is located at Pandan Perdana, ex-site of Pandan Lake Club for those who are familiar with Pandan Perdana and to be exact the GPS coordinate for the site is 3.118521, 101.744570 . For those not familiar, need not worry, you are on the right path now, and just keep on reading.\n\n\n\n\nACTUAL SITE \u2013 360 DEGREE\n\n\nThe Lake\n\n\nThere aren\u2019t so many lakes around this area. The nearer lakes which known nearby are located at Bandar Sri Permaisuri and Taman Tasik Ampang Hilir.\n\n\nNew development beside lake is rather rare around this area, the most recent launch nearby 28 Boulevard is \nShamelin Star SoHo Residence\n which was launched at least one year ago. As of now the Pandan Lake ain\u2019t much activities going on around here, what can be noticed that the community use it for some jogging and fishing activity.\n\n\nIt is nice to see but maintaining such a lake it never been easy, if the lake is being ill treated, other problems such as unpleasant odor may arise or worse still, it might become an illegal dump site. As far we know, this lake will be open to the public and not exclusive to the 28 Boulevard owners.\n\n\nLet\u2019s check out the actual site and all angles that covers all direct neigbours. Yes, with it, you don\u2019t need to go to the site!\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nACCESSIBILITY\n\n\nThe accessibility is quite straight forward. Let\u2019s talk about the main access and for the shortcut we will leave to the local dragon as there are plenty of alternative.\n\n(*All distance is approximate with car as the transport mode)\n\n\nExpressway :\n\n1. MRR2 via Jalan Perdana 3/1 > Jalan Perdana 3/2 > MRR2 (1km)\n\n2. MRR2 via Jln Perdana 3/1 > Jln Taman Perdana > Jln Indah > Jln Pandan Indah > MRR2 (2km)\n\n3. Jln Cheras via Jln Perdana 3/1 > Jln Perdana Utama > Jln 4/91 > Jln 1/91 > Jln Cheras (2.4km)\n\n4. Besraya Ext via Jln Perdana 3/1 > Jln Perdana Utama > Jalan 4/91 > Jalan 1/91 > Shamelin Int (2.0km)\n\n\nAll I can say, the traffic condition of all inner roads mentioned above before reaching the major expressway are bottle neck during the peak hour due to traffic lights, t-junctions, narrow road (Only 2-lanes especially Jalan Perdana 3/1, Jalan Perdana 3/2 & Jalan Perdana Utama). One cannot imagine what will it be with the additional 1920units of 28 Boulevard. I am not sure will it be more worse as current situation is already worst!\n\n\nDuring the peak hour, the time needed to access the major expressway definitely take much longer despite the absolute value of distance is low. Then again, for those who stay there area might already get used to it but for those outsiders who considering living there, it is advisable to check the actual condition during peak hour.\n\n\nIf one talk about upgrading by widening Jalan Perdana 3/1 & 3/2 and Jalan Perdana Utama, I am bit skeptical. My advice is better do not take it as a promise or factor in your buying decision but rather a bonus if it happens as the saying Hope for the best but prepare for the worst!\n\n\nTrain Station :\n\nLRT : Maluri (2.6km), Pandan Jaya(2km), Pandan Indah (2.8km)\n\nMRT : Maluri (2.6km) & Bukit Ria (3km)\n\n\nAlthough there are few options of LRT or MRT train stations available but all are not walkable distance. So this is one of the disadvantage of this project as compared to those direct linked MRT/LRT projects.\n\n\n\n\n\n\n\n\nSURROUNDING AMENITIES AND KEY COMPONENTS\n\n\n\n\nOVERALL MASTERPLAN\n\n\nA breath of fresh air to introduce such a stunning skyscraper in the rather low and mid class dotted area. It brings the phase \u201crich man in a poor world\u201d a new meaning.\n\n\n\n\nWe can assume that the developer will follow closely the standard they\u2019ve given to KLCC Marc Residences with nice lobby and innovative gardens and facilities. For its entry price, really there is nothing more than one can ask for.\n\n\n28 Boulevard Site Plan\n\n\nWhat are the Offering?\n\n\n1.Sit on a platform of 9 storey car park podium, with ground and 1st floor reserved for lobby (that comes with concierge services) and \u201cpremier restaurants and caf\u00e9 \u201cretail outlets (developer will control and lease it).\n\n\n2.12/13 floors for duplex units and facilities area with pools, gyms (both outdoor and indoor) and hosts of other well thought off facilities that usually comes with a good grade condo.\n\n\n3.To enhance the aesthetic look of this development, they also punctual each block with sky garden on 24th and 34th floor to give residents a well airy pocket of gardening outdoor spaces instead of travelling down to facilities floor for some outdoor space.\n\n\n4.4 blocks of alternative SOHOs (outer most blocks) and Service Apartments (inner facing blocks) of 2 blocks each of 45 storey and this project will definitely commanding a magnificent view of the city skylight from Pandan Ampang area and beyond.\n\n\n5.Buyers will have the choice of either KL city skyline view/facility view (north view) or Pandan Lake view/facility view (South view).\n\n\n\n\nEven SOHO unit will be given a carpark. Great! Two carpark, if we are not wrong, will be given to 3 bedroom units and additional carpark to even larger units.\n\n\n\n\nWhat are the Extra Affords from Developer?\n\n\n\n\n\n\nShuttle Service for Residents to nearest LRT (Pandan Jaya). Developer will contribute a vehicle for JMB to maintain.\n\n\nRetail component which will not be sold will provide more lakefront commercial activities which can be the focal point for Pandan Perdana residents. More lifestyle for Gen Y. Current mostly only aunties and uncles utilizing the lake environment.\n\n\nA fountain will be made in the middle of the lake to add more \u201cLife\u201d on it. Not sure the lighting though.\n\n\nJust Right Design is the appointed landscape architect which normally produces quality landscape design.\n\n\n\n\n28 Boulevard\u2019s Master Plan = the Game Changer for Pandan Perdana? Only time will tell.\n\n\nWhat are the Potential Issues with this Master Plan?\n\n\n\n\nFacility view units also will be looking onto the opposite units. What\u2019s the distance between these blocks, until now, only developer knows. Hope it won\u2019t be like Regalia experience where high floor buyers were screaming after paying so much premium! Regalia low floor buyers with garden and pool view were surprisingly happy after VPed (see below).\n\n\n\n\n\n\n\n\nPhase 1, there is likely chance that KLCC won\u2019t come to play and if lucky, your unit might get a glimpse of Pandan Lake, otherwise outer facing units will have to satisfy with the rooftop of lower cost apartments view mostly.\n\n\nQuestion should be asked if having both sohos and apartments in the same parcel is a good idea? Assuming all 4 blocks are having the same access entrance? Will the apartment residents feel uneasy for having many visitors accessing the building 24/7 and what sort of security that JMB can impose to better control these crowd?\n\n\nTo add to this confusion, this development is having public access restaurants and cafes on ground and 1st floor. It will further deteriorate the privacy of residence apartment owners.\n\n\nAnother issue is with the up keeping and maintenance of Pandan Lake. Since this lake is a public lake. 28 Boulevard is responsible to maintain the lake for first 5 years and return back to local council. Un-confirm source also revealed that Developer may build a multiple purpose hall and the collection of the usage goes to local council as exchange for the lake maintenance. Currently the lake is maintain reasonably well. According to developer which work with local council, the cost of maintain is relatively low. Well, only technical person can confirm it. As of now, it is still potential problem.\n\n\nShuttle service costs, scheduling and arrangement. JMB needs to be on top of it to arrange it and maintenance cost will be borne by residents. 1900 units and given no MRT and LRT within walking distance, we will expect the demand for this service to be high. Good luck, JMB. Currently, Sky Residence by SP Setia is currently doing it smoothly. Perhaps more study to be done?\n\n\n\n\nLand Status and Completion Date\n\n\nLeasehold with commercial title. Lease is expected to expire on March 2100 that gives owners approximately 81 years lease upon completion. Developer guarantee to renew lease upon completion?\n\n\nThe project has 5 years approved building period and with no DIBS (i.e. pay interest for 4-5 years!), it\u2019s a long way to wait for income generation strategy. Good thing is, no RPGT after 5 years. Also, if you expect the slowdown on property segment will be happening soon in next two years, then to have 5 years completion may not be a bad approach to avoid the bottom of the property cycle.\n\n\nDensity\n\n\nWith 1920 units sit on 11.07 acres (average 173units/acre), it is considered a high density project by any numbers, given that the 11.07 acres also consisted of 80% of the Pandan Lake area. We don\u2019t know how KLites will treat the usage of SOHOs at this stage (solely for residential or office usage), however suffice to say that the high density is not usual for a residential project in this part of the world.\n\n\nUnit Configuration\n\n\nSOHO Block \u2013 20 units per floor, 4 lifts and 2 fire escape staircases\n\nService Apartment \u2013 10 units per floor, 4 lifts and 2 fire escape staircases\n\n\nThe plus point here is that the developer carefully segregate the SOHO residents and the apartment residents in different block therefore the usage of such units wont crash. However due to the extreme small size of the majority SOHOs, one would wonder what can a person do as business for such restricted space except for own stay purpose. However, when we get clarification from authorised agent, the SOHO block will be used as residential block with DMC to \u201cNOT\u201d allow it to use as offices unlike the other SOHO. Only buyer will know whether it is true when one sign the DMC later.\n\n\nIs it sufficient to just four lifts for SoHo block (no issues for SA block)? To resolve this, developer is using bigger capacity high speed lift. Well, time will tell whether it workable.\n\n\nCarpark Podium\n\n\nWe have not carefully studied the allocation of car park podium and we assume that the management will provide dedicated car park flooring for public, sohos and apartments with restricted key card accesses for each class of residents and public alike. With 9 storey car park podium, once can imagine getting to your car park spacing can be a challenge, day in day out\u2026.(kepala pening lah if you are the unlucky 11th floor parking space). Of course, developer will be providing car lift for higher floor car park owners. Again, do you want or like to wait for lift? Maintenance with cost again for JMB to manage.\n\n\nMaintenance Fee\n\n\nIt is crucial to have sufficient maintenance budget to run this development. Estimated rm0.30 psf with average, let\u2019s say, 600sf for 1900 units will give you a total fee of rm340k under 100% collection. We need maintenance expert\u2019s help on this to ease the worries from buyers. Crude calculation seems like it is workable, thanks to its density.\n\n\nLAYOUT ANALYSIS\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nEXISTING APARTMENT AND CONDOMINIUM \u2013 LOCATION-PRICE-RENTAL\n\n\n\n\n\n\nApple to Apple Price Comparison?* No. Then How?\n\n\nPricing: 28 Boulevard almost 100% Premium vs Existing Apartment/Condo in term of Psf.\n\n\nJudgment Call: \n\n\n(a) Is the \u201chigh end\u201d selling point justifies its premium price? Security/ Fa\u00e7ade/ Facilities/ Environment/ Master Plan/ Finishing/ Brand Name etc.\n\n\n(b) Gen Y willingness to pay the selling price plus 30-40% appreciation in 5 years\u2019 time? Especially \u201cLocal\u201dGen Y? Local 2nd or 3nd Generation to move out from current landed property but near to parent?\n\n\n(c) If yes, Why? Higher End Classy Feel, More lifestyle/facilities with lakeside environment and retail component?\n\n\n(d) Affordability in term of absolute amount? If yes, how many Gen Y willing to compromise space?\n\n\n(e) Other than Local Gen Y, how about Gen Y nearby? Who? Cheras spillovers due to high price property \u2013 MRT effect?\n\n\nIf you have all the NO NO NO on the above question then answer is NO!\n\n\nIf you think in 5 years\u2019 time, it is possible to get some Yes above, then you may proceed\n\n\n*Nearest Comparison \u2013 \nShamelin Star \u2013 Soho Residence\n (RM530psf \u2013 RM650psf)\n\n\nSURROUNDING NEIGHBOURHOOD\n\n\nWhen we talk about project, we always talk about what are the nearby key components nearby which have direct or indirect influence on the project itself. Basically the picture above sums it all. One thing I need to highlight here is although there are quite substantial key components nearby 28 Boulevard regardless is under construction or current existing but NONE of them are within \u201cwalkable\u201d distance based on our definition except the\n\n\nPandan Perdana Commercial area where is about 0.5km away. Then again whether is it safe to walk is another story.\n\nAll in all, this 28 Boulevard is center of everything but near to nothing! So talk about convenience, it depends on how you define it. One thing for sure you definitely need other mode of transport other than your walking!\n\n\nPandan Perdana Commercial( Approximate 0.5km)\n\n\nSince the Pandan Perdana Commercial area is the nearest to 28 Boulevard, let\u2019s zoom into it together\n\n\n\n\nDon\u2019t expect the commercial here like Solaris kind of modern facade shop or anything fancy like Publika. This area is an \u201cold\u201d area and most of the Cheras commercial more or less look the same.\n\n\nAll I can say is, the commercial here provides quite decent basic daily needs despite the exhausted look of the shop houses. Alternatively if you are looking something slightly better you can opt for the local community mall One Shamelin (To be honest, it is better you lower down your expectation on this one ) and Segi Fresh for\n\nslighty larger scale grocery store (nothing like Tesco though)\n\n\n\n\n\n\nPandan Perdana Residential\n\n\n\n\nPRICING\n\n\nSoho\n\n\nStudio price starts with RM270k which the lowest 13th floor unit that nearest to MRR2 side. Good unit 3,4,5 all priced around rm28xk up and KL City Centre view\u2019s units are most expensive which are near to rm28xk up. Every floor price increment is around RM2k. So, do math if you are trying to figure out the higher floor pricing.\n\n\nService Apartment \n\n\nPrice varies due to the size. Type B/B1/B2/B3 (678sf to 775sf) is around RM640psf up. The value buy seems like the type C (958sf) which starts from RM570psf up. The rest are the bigger units i.e. type C2 (1184sf) an D (1367sf) which are about rm540psf up. Increment price per floor is also around rm2k to 3k.\n\n\nPackage? Yes, currently, the developer is giving 20%+3%+3%+3% discount i.e. 29% discount. The 3% mentioned will be in stages according to billing schedule. Just to remind you that the pricing we stated above already NETT. As Temasek is indirect JV partner, they will not allow the developer to bend the rule, therefore, your SPA price will be the NETT price! That\u2019s the big turnoff for investors! And someone in fact raise a good question. Then WHY bother to give 20% discount? The listing price (before discount) shown in the sales office is actually the price for subsales in future! LOL.\n\n\nDEVELOPER\n\n\nBeverly Group\n\n\nPeople behind the signature luxury Marc Residence located at KLCC.\n\nBeverly Group is regional real estate player, collaborated with CapitaLand Group (a Singapore Government-linked Company), ING Real Estate Management (part of ING Group from Holland) and Lai Sun Group (a listed company in Hong Kong).\n\n\nHaving said that, Beverly Group has only completed ONE project in Klang Valley (which is Marc Residence). Internal source mentioned that several land deals are now on the way and we should see more projects coming into KL soon. Anyway, we would like to focus more their foreign partner, Mapletree Investments Pte Ltd (Mapletree). Mapletree is private investment holding company established in Singapore, specialising in real estate activities with own or leased property. In this project, Mapletree acts as an investment JV partner.\n\n\nMapletree was established in year 2000. The paid up share capital including preference share capital is approx. S$3.1B. The company is wholly owned by Fullerton Management Pte Ltd., which in turn is a wholly owned subsidiary of Temasek Holdings Pte Ltd, a Singapore Government sovereign fund. Mapletree is a significant retail and commercial property developer in Singapore. Mapletree also owns Mapletree Commercial Trust Management Ltd. and manages Mapletree Commercial Trust (MCT). MCT is a Singapore-focused real estate investment trust (\u201cREIT\u201d) established with the principal investment objective of investing on a long-term basis, directly or indirectly, in a diversified portfolio of income-producing real estate used primarily for office and/or retail purposes, whether wholly or partially, as well as real estate-related assets. MCT was listed on the Singapore Exchange Securities Trading Limited (\u201cSGX-ST\u201d) on 27 April 2011\n\n\nAs at 2014, MCT\u2019s portfolio comprised four properties located in Singapore, namely:\n\n\u2022 VivoCity,\n\n\u2022 Bank of America Merrill Lynch HarbourFront\n\n\u2022 PSA Building, an established integrated development with a 40 storey office block and a three-storey retail centre\n\n\u2022 Mapletree Anson, in Singapore\u2019s Central Business District.\n\n\nhttp://www.28boulevard.com.my/\n\n\n\u00a0\n\n\n<\nRegistration of Interest\n>\n\n\n<\nShamelin Star SoHo Residence @ Taman Shamelin Review Part 1\n>\n\n\n<\nShamelin Star SoHo Residence @ Taman Shamelin Review Part 2\n>\n\n\n<\nShamelin Star SoHo Residence @ Taman Shamelin Review Part 3\n>\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/28-boulevard-pandan-perdana-review-coming-soon-follow-us-facebook/", "title": "PROPCAFE News : 28 Boulevard @ Pandan Perdana Review Is Coming Soon \u2013 Follow Us at our Facebook for latest info!!", "body": "\n\n\n\n\n\n28 Boulevard @ Pandan Perdana \u2013 Review by Propcafe.Net is Coming Soon!\n\n\nPlease follow our \nfacebook\n to get the latest updated info!\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/28boulevardpandan-perdana-exclusive-preview/", "title": "PROPCAFE News : 28 Boulevard @ Pandan Perdana By Beverly Group: Exclusive Preview", "body": "\n\nPreview session: 28 Boulevard @ Pandan Lake at Pandan Perdana.\n\n\nLATEST Facade of 28 Boulevard is out! Look at it! What do you think?\n\n\n\n\nWill this be the tallest building at Cheras? If not at Cheras, atleast it be the tallest buil\n\u2026\nding at Pandan! Rich Cheras people might want to add this New landmark at Pandan as their trophy of collectionn!\n\n\nAs hot as the just newly brewed coffee? Tallest building at Pandan with just beside the lake. What do you think?\n\n\nTo respond the requests from some of the readers here and thanks to one of our supporter, PropCafe managed to request ONE session specifically for PropCafe readers on this Saturday at a 5 star hotel at KL center area.\n\n\nPlease\u00a0email your particular such as your \nname, mobile number & email to admin@propcafe.net\n\u00a0\u00a0\u00a0and we will inform you the exact venue and time for this preview.\n\n\nSeats and also our Exclusive PropCafe Review decks which will be given (for this session only) are limited, so it will be first come first serve basis.\n\n\nRest assured, PropCafe review deck will not be the sales kit. It will remain as PropCafe usual impartial review. Good/Bad, High/Low, Yes/No, Expensive/Cheap, Fantastic/Pathetic, etc\u2026Pro and Con in all aspects will be covered before you put your cheque and pick your units.\n\n\nAlso thanks to publisher of \nProperty Insight Malaysia\n , limited magazine will be given for PropCafe\u2019 friends who attend this session as a token of appreciation for supporting us all this while!\n\n\nSee you all there!\n\n\nNote: PropCafe understands the seriousness on the offend of Personal Data Protect Act, your information above will not be used for other purpose except this event.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/360-degree-view-rica-sentul/", "title": "PROPCAFE\u2122 360 Degree View: Rica Residence @ Sentul by Fajarbaru", "body": "\n\nPast 15months has been a rollercoaster ride for most property owners especially landlords.\u00a0 Unlike US subprime crisis in 2008, SARS in 2003 and Sept 11 attack that hit global economy badly but not Malaysia, suffice to say this is one of the longest and worst crisis since 1998 Asia Financial Crisis. That\u2019s a good 22 years span.\u00a0\n\n\nFantastic Night Scene Toward MRT Station from Rica Residence\n\n\nCovid-19 crisis hit all property segments from retail, office, hospitality and residential.\u00a0 The residential segment for primarily affected by expatriates that fled the country, local workers that either lost their jobs or go back go back hometown while waiting for recovery. Coupled with closing and reopening of economy/industry/travel for past 15 months, it is quite difficult for anyone to make any plan. \u00a0\u00a0\n\n\nSource: FajarBaru, Rica Residence Sentul (Facebook)\n\n\nBack to Rica Sentul, the owners received VP notification few months ago. Propcafe\nTM\n did a write up on on Propcafe way back in 2016. Do click \nRica Sentul review by Propcafe\n as refresher and comparison especially the fa\u00e7ade.\n\n\nSource: FajarBaru, Rica Residence Sentul (Facebook)\n\n\nRica Sentul is accessible via Jalan Perhentian and Jalan Kovil Hilir\n\n\n \n \n \n \n \n \n \n \n \n Access from Jalan Kovil Hilir \n \n \n \n \n \n \n \n \n \n \n \n Access from Jalan Perhentian \n \n \n \n \n \n \n\n\nThese accesses lead to respective guardhouse. One located off Jalan Perhentian and another off Jalan Kovil Hilir.\n\n\n \n \n \n \n \n \n \n \n \n Guadhouse off Jalan Kovil Hilir \n \n \n \n \n \n \n \n \n \n \n \n Guadhouse off Jalan Perhentian \n \n \n \n \n \n \n\n\nThe actual fa\u00e7ade \u00a0from multiple angles\n\n\n \n \n \n \n \n \n \n \n \n Rica facade facing Jalan Ipoh \n \n \n \n \n \n \n \n \n Rica facade facing KL direction \n \n \n \n \n \n \n \n \n \n \n \n Rica facade facing Sentul direction \n \n \n \n \n \n \n \n \n \n \n \n Rica facade facing Sentul Park direction \n \n \n \n \n \n \n\n\nThe scale model fa\u00e7ade\n\n\n \n \n \n \n \n \n \n \n \n Rica Foyer and Park \n \n \n \n \n \n \n \n \n \n \n \n Rica Scale Model Face Jalan Ipoh \n \n \n \n \n \n \n \n \n Rica Scale Model face KL skyline \n \n \n \n \n \n \n \n \n \n \n \n Rica Scale Model Face Sentul Park \n \n \n \n \n \n \n\n\nSource: FajarBaru, Rice Residence Sentul (Facebook)\n\n\nFrom Propcafe\nTM\n\u2019s observation, the actual fa\u00e7ade is quite assembling the scale model. The guardhouse, carpark vertical shades, sizes and ratio of the window against overall fa\u00e7ade, aircon ledge shades, vertical and horizontal ledge/fin and color tone are quite similar to the scale model. However, the greeneries in sky gardens are starkly missed from the actual product.\n\n\nSource: FajarBaru, Rice Residence Sentul (Facebook)\n\n\nHowever, one improvement made where the open carpark the roof is provided with shades\n\n\n\n\nHow about actual versus the artist impression?\n\n\n \n \n \n \n \n \n \n \n \n Rica Sentul facade comparison \n \n \n \n \n \n \n \n \n Park comparison \n \n \n \n \n \n \n \n \n Facility deck and pool \n \n \n \n \n \n \n \n \n \n \n \n Guardhouse comparison \n \n \n \n \n \n \n \n \n Outdoor Sport comparison \n \n \n \n \n \n \n \n \n \n \n \n Rooftop landscaped garden and outdoor theater comparison \n \n \n \n \n \n \n\n\n\n\nFollowing are Propcafe\nTM\n observation\n\n\n\n\nOverall fa\u00e7ade and guardhouse is 95% assembling the artist impression. Good job Fajarbaru!\n\n\nThe trees along the mini park is not yet fully mature. Also, the type of trees used also not similar with artist impression.\n\n\nLush trees and greeneries are missed from landscaped terrace. Only a patch of artificial grass?\n\n\nAgain, the lush greenery is missed from the rooftop.\n\n\nThe open cinema should have timber deck but now replaced with artificial grass which seems to be impractical choice of material. The grass will not dried off easily compared to timber deck.\n\n\nThe outdoor sports deck need to upgraded with soft landing floor to avoid injury to users\n\n\n\n\nSource: FajarBaru, Rica Residence Sentul (Facebook)\n\n\nIn summary, Propcafe\nTM\n feels the actual construction is quite promising with actual product assembling the scaled model and artist impression. However clearly there is lack of attention by developer or their appointed contractors particularly landscaping treatment in common area. No warm and welcoming feeling at the reception area without any water feature, landscaping, sofas, arts etc.\n\n\n\n\nOn bright side, ridiculous amount of visitor carparks are\u00a0 available. The visitor carparks are available all over the Rica Sentul compound include the covered ground floor.\u00a0 Hopefully the management is open to rent out some bays especially for residents who in need of more bays.\n\n\n \n \n \n \n \n \n \n \n \n Visitor carpark infront of the drop off area. At least 20 bays are available here \n \n \n \n \n \n \n \n \n Few visitor carpark bays just next to the guardhouse \n \n \n \n \n \n \n \n \n Comfortable covered visitor carpark at ground floor \n \n \n \n \n \n \n \n \n \n \n \n Comfortable OKU parking next to the lift entrance \n \n \n \n \n \n \n \n \n Motorbilke parking bays at rear of the condo \n \n \n \n \n \n \n \n \n \n \n \n Few visitor carpark bays just next to the guardhouse \n \n \n \n \n \n \n\n\nPropcafe\nTM \nalso like the fact the unloading/loading bays are covered and just next to service lift. This allows ease of delivery/ moving in by contractors, mover etc. And more importantly, the unloading can be done without the concern of weather factor such as rain.\n\n\nLoading and Unloading bays opposite the service lift entrance\n\n\nEmbracing green initiative, Rica Sentul is provided with 3 bays for hybrid and electrical car charging. Pay as you use of course\n\n\n \n \n \n \n \n \n \n \n \n Parking bays for Electric Vehicle \n \n \n \n \n \n \n \n \n \n \n \n The charging station with pay as you use feature \n \n \n \n \n \n \n\n\nOnce you enter the Rica, visitors and entrance will be greeted by the mini park, a great place to mingle and for kids to running around. The size of the park is around 10,000 sqft. A rare luxury even amongst condos in KL where land is so precious. The park not only serves as recreation area but also serve as the setback from the back of the 5 storey shopoffices infront of Rica Sentul.\n\n\n \n \n \n \n \n \n \n \n \n Mini park in front of Rica Sentul \n \n \n \n \n \n \n \n \n Mini park in front of Rica Sentul \n \n \n \n \n \n \n \n \n \n \n \n Mini park in front of Rica Sentul \n \n \n \n \n \n \n\n\nThe double volume reception and foyer is cavernous however it lacks of attentive and soft touches. Aside bench, there is no landscaping, art, water feature and sofa to occupy the space.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nSource: FajarBaru, Rica Residence Sentul (Facebook)\n\n\n\n\nLift Lobby\n\n\nThere are 4 rooms at ground floor. One room is currently occupied as management office. Two retail lots are belong to developer which currently used as defect and developer sales offices. One empty room can be use as nursery, laundry etc. the mailbox area also located at ground floor.\n\n\n \n \n \n \n \n \n \n \n \n Directories is at the lift lobby \n \n \n \n \n \n \n \n \n Rica management office \n \n \n \n \n \n \n \n \n \n \n \n Mailbox area \n \n \n \n \n \n \n \n \n \n \n \n Empty space for future use \n \n \n \n \n \n \n\n\nPropcafe\nTM\n like is the security feature which can be considered as six tiers of security. \u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nWhat impressed Propcafe\nTM\n is the CCTV coverage within the common area.\u00a0 From the moment you enter the lift lobby, the movement is monitor by CCTV.\u00a0 Each of the lift is installed with CCTV as well. And once you step the foot at resident lift lobby, all the angles are covered by CCTVs that located at the exits at both wings. CCTVs are installed at both end of the common corridor on both wings, giving a seamless tracking of any potential breach of security.\n\n\nCCTV coverage area in typical resident level\n\n\nSecurity tiers, patrolling guards and CCTVS will cover 95% of the security level of the condo. Another 5% which security occur is the emergency staircase. Developer didn\u2019t let any loose end on this by installing lock on fire entry door which allows only one-way exit. The exit only can be activated via breaking the break glass and subsequently will activate alarm.\n\n\nBreak glass for the emergency staircase access\n\n\nThe facilities are primarily located at level 8\nth\n and 33a.\n\n\n \n \n \n \n \n \n \n \n \n Facility deck at level 8 \n \n \n \n \n \n \n \n \n \n \n \n Facility deck at level 33a \n \n \n \n \n \n \n\n\nBasic facilities such as children playground, swimming and wading pool, gym and multi-purpose hall are on level 8\nth\n\n\n\n\n \n \n \n \n \n \n \n \n \n Directory for Level 8 \n \n \n \n \n \n \n \n \n Pantry equipped with Hob for cooking \n \n \n \n \n \n \n \n \n Hood is Teka brand \n \n \n \n \n \n \n \n \n Cafe area \n \n \n \n \n \n \n \n \n Playground \n \n \n \n \n \n \n \n \n BBQ Area \n \n \n \n \n \n \n \n \n \n \n \n Infinite swimming pool. Great place to soak in kl skyline view \n \n \n \n \n \n \n \n \n Jacuzzi \n \n \n \n \n \n \n \n \n jacuzzi and wading pool \n \n \n \n \n \n \n \n \n Gym. Adequately equipped \n \n \n \n \n \n \n \n \n Vision Fitness brand for the gym \n \n \n \n \n \n \n \n \n Common Toilet \n \n \n \n \n \n \n \n \n \n \n \n Sauna \n \n \n \n \n \n \n \n \n Open shower area \n \n \n \n \n \n \n \n \n Landscaped terrace with artificial grass \n \n \n \n \n \n \n \n \n Corridor around level 8 \n \n \n \n \n \n \n\n\nSource: FajarBaru, Rica Residence Sentul (Facebook)\n\n\nOn level 33a, the residents can enjoy and relax while enjoying the amazing almost 360 degree. This is one of the main features of Rica Sentul due to the mature neighborhood, Rica Sentul enjoys an unobstructed view towards KL skyline, Kenny Hills, Sentul and Sentul Park.\u00a0\n\n\n \n \n \n \n \n \n \n \n \n Swing bed \n \n \n \n \n \n \n \n \n Another swing bed \n \n \n \n \n \n \n \n \n Outdoor sport \n \n \n \n \n \n \n \n \n \n \n \n Trampoline Park \n \n \n \n \n \n \n \n \n Cabana \n \n \n \n \n \n \n \n \n \n \n \n Landscaped Garden \n \n \n \n \n \n \n \n \n Open theater \n \n \n \n \n \n \n\n\n \n \n \n \n \n \n \n \n \n Amazing unobstructed KL skyline view \n \n \n \n \n \n \n \n \n Sentul view \n \n \n \n \n \n \n \n \n \n \n \n Jalan Ipoh with Metropolis as background \n \n \n \n \n \n \n \n \n \n \n \n Kenny Hills view \n \n \n \n \n \n \n\n\n\n\nSome special levels will enjoy double volume sky garden which located on level 16\nth\n and 26\nth\n. Level 26\nth\n at wing B will enjoy almost 270 degree via encompass KL skyline and Bukit Tunku. The best part is this sky garden only enjoyed by 5 units!\u00a0\n\n\n \n \n \n \n \n \n \n \n \n Sky garden on level 26 \n \n \n \n \n \n \n \n \n Sky garden on level 26 \n \n \n \n \n \n \n \n \n Sky garden on level 26 \n \n \n \n \n \n \n \n \n KL skyline view \n \n \n \n \n \n \n \n \n \n \n \n Sentul view \n \n \n \n \n \n \n \n \n Sky garden allows almost 270 deg view include Kenny Hills and Metropolis \n \n \n \n \n \n \n \n \n \n \n \n Kenny Hills view \n \n \n \n \n \n \n \n \n Sentul Park view \n \n \n \n \n \n \n\n\nSome other common area photos. The refuse room on each level is accessible via door glass and it has ventilation to outside. This will minimize any foul odor within the room. The view from the small balcony is great. Can take 5 to admire the kl skyline view.\n\n\n \n \n \n \n \n \n \n \n \n Typical lift lobby \n \n \n \n \n \n \n \n \n Typical lift lobby \n \n \n \n \n \n \n \n \n Common corridor around 7ft width. A good wide for a corridor \n \n \n \n \n \n \n \n \n \n \n \n Common corridor for those with double volume sky garden on level 27 with extra natural sunlight from sky garden opening \n \n \n \n \n \n \n \n \n Refuse room \n \n \n \n \n \n \n \n \n Glass door leading to refuse room \n \n \n \n \n \n \n \n \n \n \n \n The view from refuse room balcony \n \n \n \n \n \n \n \n \n Overlooking sky garden \n \n \n \n \n \n \n \n \n Type B4 the bedroom overlooking the garden \n \n \n \n \n \n \n\n\nOh did we mentioned that the carpark porch, driveway and ramp are fully coated with epoxy for long term ease of maintenance? This is an additional feature implemented by developer as this was not mentioned during the sales pitch.\n\n\n \n \n \n \n \n \n \n \n \n Epoxy coated carpark \n \n \n \n \n \n \n \n \n \n \n \n Epoxy coated carpark \n \n \n \n \n \n \n\n\nOne thing to note, you can see KLCC almost in every corners and spots in Rica Residences. See below\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\n\nConclusion\n\n\nAt the moment the market is a bit quiet given the ongoing MCO that restrict any activities which not limited to renovation but viewing as well. Rica Sentul is just 250m from underground Sentul West MRT station and once operational in Jan.2023, it will provide connectivity to KLCC East, TRX etc.\n\n\n\n\nThe end product is assembling the scaled model and artist impression. Propcafe\nTM\n impressed with the comprehensive security measures. All units virtually enjoy unobstructed view and the view from sky gardens, rooftop and pool deck are just amazing especially the breathtaking KL skyline.\n\n\nSource: FajarBaru, Rica Residence Sentul (Facebook)\n\n\nHowever common area such as reception, facilities deck and sky garden can greatly benefit from attentive and \u00a0soft touch up such as sitting area, water feature, landscaping. Do not get us wrong, the design is practical however in Propcafe\nTM\n opinion, it can be so much better with wow factor. There are so many condos in KL with well thoughtful theme and concept through the common area (Tuan Residency@Jalan Kuching just an example)\n\n\nTill then, hopefully you all enjoy the article! \u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/6-sierra-16-sierra-puchong/", "title": "PROPCAFE Peek : Sierra 6 @ 16 Sierra Puchong By IOI Properties", "body": "\n\nUpdates! You need more information about 16 Sierra Puchong South? Good news, we covered \n16 Sierra Puchong South here\n.\n\n\nSierra 6 \u00a0@ 16 Sierra Puchong\n\n\nAfter the introduction of \nLyden\n, 2 and 3-storey terrace houses, Akira 3-storey Semi-D landed hourse, La-Thea Residences condominium, IOI Properties is unveiling its latest 3-storey superlink, Sierra 6.\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nThe development\n\n\nSierra 6 consists of 113 units of 3-storey superlink terrace, with land size from 27\u2019x73\u2019 and from gross built up area from 3,526 sqft.\n\n\nSierra 6 offers a dream lifestyle with exquisite living spaces, with 2 in 1 formulae, \u2018hyrid\u2019 landed property looks like a Semi-D but in substance, a link house.\n\n\nEvery superlink is designed as a \u2018corner unit\u2019 with 2 outdoor private garden (Tic-Tac-Toe Gardens) and lush streetscape with sculpture walk.\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nImportance of Actual Show Unit\n\n\nBuying a property is a major financial commitment; it is assuring and comforting to be able to have a feel of what you are buying.\n\n\nDue to recent property boom in Klang Valley, many developers got away selling out projects without a show flat. Buyers are only able to visualize their new homes based on artist illustrated brochure. Very often, a lot of information related to the house is omitted.\n\n\nExample, type of material selection, finishing, chosen sanitary & toiletry fittings, actual feel of space utilization, window size, gate, ceiling heights, and location of pillars, so on and so forth.\n\n\nThis writer applauds developer that build show flat, as it is an undertaking of a commitment to customers.\n\n\nIOI Properties typically did more than building a mock up show flat, IOI builds actual units of the development as show unit!\n\n\nThis writer welcomes such initiatives to build an actual show unit by developer; this also gives us an opportunity to review the product in great detail.\n\n\n\u00a0\n\n\nSite plan\n\n\nSierra 6 is near to the central park.\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nSierra 6 is flanked by Sierra 2 and Sierra 8, and directly next to central park. It is one of the best plots of land in 16 Sierra.\n\n\nFa\u00e7ade\n\n\nThe focus of this review will be on the intermediate units. We would say, the external feature of 3-storey Sierra 6 superlink is above average. It does impose a semi-d look, a closer look, it is actually a link house.\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nThe Specs\n\n\n27\u00d773 with built up of 3,526sqf with 5 bedrooms, 1 family area, 1 study area, and maid\u2019s room.\n\n\n \n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nThe Theme\n\nThe themed garden for Sierra 6 is \u2013Tic-Tac-Toe Garden.\n\n\nNo surprise if you are familiar with our review with \nLyden\n.\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nFull fledge gated and guarded community.\n\n\nSierra 6 is a 99-year leasehold strata-title project. A \u2018real\u2019 gated and guarded development. This is a rare breed in Klang Valley property scene, especially, for landed house.\n\n\nLiving in a strate-titled landed house, would mean that everyone pays maintenance fees, and no-one is allowed to change the fa\u00e7ade, color scheme of the houses in the G&G community without management consent.\n\n\nMaintenance fees\n\n\nMaintenance will be charged based on land size at RM0.12 per sqft, so a typical intermediate unit\u2019s monthly maintenance will be approximately RM237.\n\n\nUnits orientation\n\n\nAll Sierra 6 superlinks are north and south orientated, therefore, most intermediate units are not exposed to west sun.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nWe like that car porch is column free, very car-park friendly feature and save the hassle of demolition of column and car porch upgrade in future.\n\n\nWe also like that the car porch roof is sufficiently extended to shield the rain and sunshine.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nInternal ceiling heights\n\n\nSierra 6 3-storey superlinks come with 11ft ground floor, 10ft 1st floor, 10ft 2nd floor ceiling, fairly good height clearance.\n\n\nThis writer stresses the importance of ceiling height for landed house, and it is almost impossible to alter ceiling height for terrace house after purchase.\n\n\n \n \n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nThe kitchen\n\n\nThe size of the wet kitchen is too small to our liking.\n\n\n\n\n\u00a0\n\n\n\u2013\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nsemi-d \u2018feel\u2019 \n\n\nThe set back of having sierra 6 to look like a semi-d is\u2019 6ft sacrifice\u2019 as void area.\n\n\nEffective width for living room this \u2018semi-d\u2019 is actually less than 21 ft, well not so spacious for a superlinks \u2018standard\u2019 house.\n\n\nInternal road is was told to be 40\u2019, and it comes with bicycle lanes.\n\n\n \n\n\nUsing sand brick, at the time of review, 20-35% completed, this project may be delivered within 2 years time.\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n40ft internal roads\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nhotel \u2018feel\u2019 bathroom set up\n\n\nWhile it is refreshing to hear it at first time, basically this is what you get.\n\n\n\n\n \n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nOverall layout & finishing\n\n\nThe layout is practical, rooms are spacious, with large windows, and it is interesting that, the back of this unit is actually adjoining. So is this a cluster or a link? Or Hybrid, or Cluslink, wait a minute, this sounds wrong!\n\n\n\n\nInterestingly the back alley actually is partially \u2018covered\u2019 walkway.\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nWe observe that the finishing quality, general fittings given by developer are good, with strata title property, purchaser can save the hassle of external extension, and focus on internal improvements.\n\n\n \n \n \n \n \n \n \n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nPrice, very pricy\n\n\nThe indicative price is expected to start from 1.5m for an intermediate unit, at an average psf > 400, it is targeted to well to do families migrated from Puchong, Dengkil, Seri Kembangan, Kajang Putrajaya or even Cyberjaya.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/75-dont-in-your-renovation-processes/", "title": "PROPCAFE\u2122 Guide : 75 \u201cDON\u2019T\u201d In Your RENOVATION Processes", "body": "\n\nRenovate\n\n\n[\nren\n\u2013\nuh\n-veyt] /\u02c8r\u025bn \u0259\u02ccve\u026at/\n\n\nverb (used with object), \nrenovated, renovating. \n\n\n\n\nto restore to good condition; make new or as if new again; repair.\n\n\nto reinvigorate; refresh; revive.\n\n\n\n\nThe word \nrenovation\n or short for \n\u201creno\u201d\n is largely used in local lingual for up fitting a place of stay or work before we start to utilise the space, be it new or subsale place, residential or office, for profit or own stay. To be precisely correct, renovation is supposed to be used only for existing units and extension works need to be done to refresh the place as compared to newly acquired place in Malaysia which usually comes bare. Be it as it is, we shall use renovation or reno for this article as most people in Malaysia used to the term reno as in everything to do with adding and beautifying the living place.\n\n\nSo what not to be done in planning, carry out a reno process or ending the reno work or simply things to avoid be it to save your last penny, create harmonies amongst the dwellers or just reno to practicality, increase return for your money spent or other factors?\n\n\nWe in PROPCAFE\u2122 with some personal experience in renovation a place for own-stay and for profit here willing to share with you guys the top 75 points of \nDON\u2019T in RENOVATION\n \u2013 sequel from our previous share of \n120 Don\u2019t\u2019 When You Purchase A Residential Property\n.\n\n\nAs usual, there are always two main aspects of renovation, for \nown stay\n or for \nprofit (rent or investment)\n. We won\u2019t touch on renovation of office, warehouse, retails and etc. as these are not within our knowledge level.\n\n\nDisclaimer: Remember these might not be everyone\u2019s gospel truth. Apply when applicable. Please note that some points are inter-changeable within the categories. Enjoy reading.\n\n\nPROPCAFE\u2122 is not qualified as an expert or guru when come to renovation. If you are seeking for real professional advice, perhaps you might want to seek advice from the expert like the reputable \nThe Makeover Guys\n \nwhere they have tonnes of experience in renovation as well as interior design work (ID) for more than 1000 units all over Malaysia for investment and own stay purposes.\u00a0 There a lot of good interior designers and renovators out there, but there are not many who understand and good in renovation for investment purpose. For that you have to speak to the right guy \u2013 the one who is also an investor themselves.\n\n\n\n\n\n\nRenovation/Up fitting for Own Stay Property\n\n\n1. Don\u2019t do a total \u201cwhite\u201d kitchen unless you get the approval from your domestic partner.\n\n\nSUGGESTION: the arrangement of kitchen should be inputted by whoever uses the kitchen more often. If you have an eye for kitchen ID, do collaboration with your partner for functionality.\n \n\n\n2. Don\u2019t build swimming pool if you intend to sell your house in near future or not for long term stay. Swimming pool is one of those things that everyone likes to have one, but just not in his/her own backyard.\n\n\n3. Don\u2019t start to buy soft furniture if there no theme has been established. Your furniture also must go well with your wall colours as well.\n\n\nSUGGESTION: resist of buying furniture in mega sales or big discount before the house even ready for key collection.\n\n\n4. Don\u2019t always think about white colour theme if you have small kids with you.\n\n\n5. Don\u2019t put too many hanging lamps or pendent lighting otherwise your unit will look like a light shop.\n\n\n\n\n\u00a0\n\n\n6. Don\u2019t use 100% IKEA products otherwise your unit will look like IKEA showroom.\n\n\n7. Don\u2019t do other renovation work or moving in your furniture prior to lighting work commenced.\n\n\n8. Don\u2019t save your money on buying white goods that won\u2019t last long e.g. fridge, dishwasher, washer, and hob.\n\n\n9. Don\u2019t put your praying altar in a tradition cabinet if you are thinking of new and modern theme home.\n\n\nSUGGESTION: You can create a special area or \u2018room/cubicle\u2019 if you intend to keep the tradition and belief.\n\n\n10. Don\u2019t use fury carpet if you have a baby or toddle. This is where most gems will be hidden even when you clean it periodically.\n\n\n\n\n11. Don\u2019t always think HomeDec will save you money. Always do studies of prices before you go there.\n\n\n12. Don\u2019t bring your mum and dad to buy furniture for your home, unless they are in the trades or ID designers themselves.\n\n\n13. Don\u2019t always think that you are creative and have ID (Interior Design) sense despite all the reading of ID magazines and coffee table books. Practical experience wins over theoretical excellence.\n\n\n14. Don\u2019t hire interior designer if you don\u2019t trust them or want to do strictly your ways.\n\n\nSUGGESTION: Besides turning into your designing concept into reality, interior designer also arrange or co-ordinates your main contractor or other contractors to have your home interior done accordingly and timely.\n\n\n15. Don\u2019t put mirror surrounding your air conditioner and dining area. Mirror does give you illustration of expanding your room but the downside is that it reflects whatever images. Nobody likes to see their own image while having meals. Whereas mirror around your air-conditioner will create frost.\n\n\n16. Don\u2019t let the big gigantic water filter to spoil the beauty of your garden or car porch.\n\n\nSUGGESTION: Get help from your landscaper to hide the filter or simply plant some scrubs to cover it.\n\n\n17. Don\u2019t create big balcony at upper floor(s). Most time or not, dwellers won\u2019t utilise the space at all except put some pot plants there. Worse of all, it is a hassle to keep it clean.\n\n\n18. Don\u2019t even choose a unit with small balcony if it is facing external buildings or heavy traffic. You won\u2019t even open the window!\n\n\n19. Don\u2019t buy deco magazine because these days all relevant and nice ID concept and pictures are available online. Beside, most magazines have more advertisement than ID pictures.\n\n\n20. Don\u2019t flip those overseas home magazines as most furniture, appliances and display items are either too expensive, not available locally or simply \u201cmade for display purposes\u201d only.\n\n\nSUGGESTION: it\u2019s good to gauge your theme and concept but refrain from follow blindly. Compromise is the key.\n\n\n\n\n21. Don\u2019t save cost on items where it catches the \nfemale\n attention, mostly if not exclusively the decision to rent or buy is fall on the female\u2019s decision. Guys just need to come up with money.\n\n\nSUGGESTION: areas where catch female\u2019s attention- well designed and functional kitchen, big enough wardrobe (where space allowed), clean and functional bathroom.\n\n\n22. Don\u2019t place dark colour furniture if your unit is not big, it will create a deceptive smaller room. Same effect with dark curtains or blinds.\n\n\n23. Don\u2019t do too much contrast on colours unless you have consulted your ID designer. Remember \u2013 fashion comes and goes, but styles stay.\n\n\n24. Don\u2019t even think of doing a \u201craw and industrial\u201d concept without a qualified interior designer. It could be more expensive than you think. Raw and industrial look \nshould stay in caf\u00e9\n, not your home.\n\n\n25. Don\u2019t put your oversized wedding photo above your bedhead or at home\u2019s entrance or just about any place in the house. It always never jives with the ID theme and many feng shui masters claimed that it is not good for your relationship with your domestic partner.\n\n\nSUGGESTION- the best place to put your personal memory treasures is actually in the family lounge area away from the common areas. You just need to keep a standard size of your most loved photos there\n.\n\n\n26. Don\u2019t buy teak furniture unless you have a big house.\n\n\nSUGGESTION: teak coffee table is OK but keeps it to one piece.\n\n\n27. Don\u2019t overly decorate your unit with decorative items otherwise your unit will look like a gift shops.\n\n\nSUGGESTION: try to mix and match 1D, 2D and 3D artworks to provide varieties and theme.\n\n\n28. Don\u2019t always think minimalism is better. If you still can hear the echo while in the unit, you are not renovated enough.\n\n\n29. Don\u2019t overdo your built-in furniture. It usually more expensive, beside nice loose furniture will make your home livelier and you can easily re-arrange them to give a fresh good look.\n\n\nPhoto Credit to Bespoke Bride\n\n\n30. Don\u2019t install different colour of curtain at each window panels unless you like to live in fun fair.\n\n\nSUGGESTION: for best result, limit the curtain colours to 2. One for semi blockage and one for full blockage for the entire unit/house. Beside it keeps the flow of the unit, and not compartmentalised your unit into smaller space.\n\n\n31. Don\u2019t cover up the courtyard just to expand the under-roof build-up of your house. The sunlight and open-space will make your home more lively and open.\n\n\n32. Don\u2019t always extend your house\u2019s build-up for the sake of extending. Space inside your house is not everything and it has no correlation to a happy home.\n\n\n33. Don\u2019t build a fish pond unless you ascertain your passion with fish and prepare to foot out the extra electricity bill.\n\n\n34. Don\u2019t put grills in your house if it is in a fully gated and guarded community. You are wasting your money on grilles and monthly maintenance fee.\n\n\nSUGGESTION: If you are not ready to live in grill-free environment, then save your investment in GnG home and stay in a fenced and guarded community instead.\n\n\n35. Don\u2019t overly do your princess\u2019s bedroom. Your princess will grow up in no time and will need to refresh the ID and d\u00e9cor items.\n\n\n36. Don\u2019t pay top money on latest and state of the art TV as it will be obsoleted in no time. Better save the big splash and aim to replace your TV every three years.\n\n\nSUGGESTION: there is absolutely no harm in buying the previous model as the price usually drops significantly once the new model is out.\n\n\n37. Don\u2019t mix your ID ideas with your domestic partner. It will be surprisingly bad (read: not match-made in heaven) when put them together.\n\n\nSUGGESTION: Seek external help or an ID designer like \nThe Makeover Guys\n \nif both of you can\u2019t compromise on common ground.\n\n\nPhoto Courtesy of The Makeover Guys\n\n\n\u00a0\n\n\n38. Don\u2019t spend your entire budget on hard furnishing (non-moveable items) and leave nothing or little budget for soft furnishing.\n\n\nSUGGESTION: There is no shame to recycle your old soft furniture temporarily or permanently if fund is an issue. There is absolutely not a must that your new home must be of show unit\u2019s standard.\n \n\n\n39. Don\u2019t do water features in your garden as it belongs to 80s. Beside it is more hassle than you think to keep the water features clean and functional.\n\n\n40. Don\u2019t tile out your entire outdoor area, including garden strip next to drive way.\n\n\nSUGGESTION: Leave some space for lawn and plants. It\u2019s not only nicer as view, but it also reduces the temperature slightly for your home\u2019s outdoor space and makes your abode less concrete-like.\n\n\n41. Don\u2019t buy expensive sofa if you have a cat or dog (or both) no matter how well trained your pets are.\n\n\n42. Don\u2019t over spend on your kitchen. Most of the time, this \u201cover done\u201d kitchen will end up as demo kitchen.\n\n\nSUGGESTION: \u00a0rules of thumb, kitchen renovation budget should not be exceeding 25% of your total budget for the entire unit\n.\n\n\n43. Don\u2019t cry when your toddle does his artwork on your wallpaper. If you have a small baby. Keep your wallpaper area in minimum, if it\u2019s necessary.\n\n\nSUGGESTION: wallpapers only work well in cooler climate or air-conditioned room generally.\n\n\n\u00a0\n\n\nPhoto Courtesy of Trivago\n\n\n44. Don\u2019t put the big mirror on top or facing your bed unless your unit is meant for hourly rental business.\n\n\n45. Don\u2019t have to do 3-4 kitchens if you don\u2019t usually cook or travel most time for work.\n\n\n46. Don\u2019t put blind at your main sliding doors. It is just not practical.\n\n\n47. Don\u2019t be overly concern on small defects which may take away your excitement and exhilaration in getting a new home.\n\n\n48. Don\u2019t over indulge yourself in pre-renovation process and put behind the real work to start the renovation.\n\n\n49. Don\u2019t rush in to start renovation immediately if you are moving into strata titled landed development because all external alteration and extension require approval from JMB/caretaker and most time or not, they might not be ready to provide you the right answer to your renovation intention.\n\n\n50. Don\u2019t be overly confidence or trusting your renovation contractors\u2019 works. Just like any other paid jobs, you need to monitor and perhaps guide their works with occasional spot checks to make sure they didn\u2019t cut any corner or carry out all jobs as per your instructions.\n\n\n\n\n51. Don\u2019t offend the security guards or the management team in your property community even though you are the owner of a million dollar property. You are on high risk of being sabotage or delay access to work done or others similar problems.\n\n\n52. Don\u2019t make enemy of your defect team and supervisor no matter how bad the conditions are. You will know the importance of befriend with them when you need emergency help.\n\n\nSUGGESTION: one less enemy means one extra friend.\n\n\n53. Don\u2019t start drilling before you get the wiring and piping diagram layout. Otherwise you are on high risk of drilling into your own wallet, not to mention someone might get hurt in a way. These days most developers do provide you with water and electricity diagrams of your unit/house (some even provide with air-conditioner piping diagram) with your welcome package. Also its wiser to turn off main switch board and water main when carries out work such as drilling or nailing.\n\n\n54. Don\u2019t install ceiling fan or pre bought them before your unit even VPed (Vacant Possession). If your ceiling is way too low, especially after plaster ceiling, it will look out of place not to mention it may be dangerous to dwellers. These days new landed hardly have such issue of ceiling height but older landed, city condo and small units may still face these issues.\n\n\nSUGGESTION: Opt for standing fan, table fan or floor fan where necessary. For small units, fully Air-conditioned is another option.\n\n\n55. Don\u2019t rush to install everything electrical and electronic when doing renovation. Know your power supply (1phase or 3phase) and the total loading of your electrical items.\n\n\n56. Don\u2019t install blinds or curtain until you ascertain your home facing. West facing unit probably required thicker curtain (blind is less desirable) or extra window treatment such as tinting might be required (get approval from your JMB [Joint Management Body] 1st).\n\n\nSUGGESTION: It\u2019s wise to be in your house/unit during the hottest hours of the day to ensure the effect of sunlight.\n\n\n57. Don\u2019t spoil the relationship with your new immediate neighbours before you start your renovation. Send an \u201cinconvenience note\u201d to pre-warn your neighbours of your impending renovation that might come with some nuisance and noise. This is more prevalence if your neighbour has new born infant.\n\n\n58. Don\u2019t be too rigid with your renovation budget. Although it is good to have a budget in mind, but in reality renovation budget always over-run. However do limit the over-run budget to not over 20% of your original budgetary. You can always live with less.\n\n\n\n\n\n\nRenovation For Profit ( Rental / Investment )\n\n\n59. Don\u2019t resume all renovation works by yourself if you are not in the trade, lets other qualified ID designer or trade people do what is best of them. Don\u2019t be pound foolish, penny wise. A well renovated unit can stands out and tenanted out months earlier.\n\n\nSUGGESTION: as customer, you can always share your ID thoughts with your renovation team and must willing to compromise. Ultimately customer always right.\n\n\n60. Don\u2019t \nfully furnished (FF) \nthe unit if fully furnished units are oversupply in the condo building or surrounding areas. Study the existing supplies of available units. Partial furnished could be more flexible and save your money too.\n\n\n61. Don\u2019t fully furnished all the 3 bedrooms (for 3 bed unit). Fully furnished 2 rooms and leave 1 room empty to have the flexibility of target different market segments. Some tenants want the 3rd room to be a study room, a baby room, a mahjong room or etc.\n\n\n62. Don\u2019t renovate your rental unit to what suit you or your taste. Put yourself in tenant\u2019s shoe. It\u2019s always what the \nTENANT\n Similarly, it\u2019s what the market likes, not what you like.\n\n\nSUGGESTION: You never go wrong with neutral and common theme. Less (ID design) is more or you seek advice from the expert ID or renovator who is \nan investor and knows what the market wants\n. \nThe Makeover Guys\n is one of them.\n\n\nPhoto Credit to The Makeover Guys \u2013 Before and After Renovation\n\n\n\u00a0\n\n\n63. Don\u2019t wear owner\u2019s hat when comes to investment property. Always wear an investor\u2019s hat. \nRenovation for profit is a business, not a hobby.\n\n\n64. Don\u2019t start renovation work before you study the market and demand in your respective area.\n\n\nSUGGESTION: You can study the existing properties as a guideline or talk frequently with seasoned agents to gauge the feedback.\n\n\n65. Don\u2019t repaint your house facade too stand out from your neighbourhood if it is for rent because not everyone likes to be the center of unwanted attention.\n\n\nSUGGESTION: to avoid living next to an outstanding unit, try move to GnG (Gated and Guarded) or FnG (Fenced and Guarded) housing estate where there is control of facade alterations.\n\n\n66. Don\u2019t give in to tenant\u2019s requests asking for an arm or leg, especially after they have viewed the unit and agreed on the rental.\n\n\n67. Don\u2019t buy new property meant for investment that doesn\u2019t come with at least kitchen cabinets and/or some of the followings: Air conditioner, wardrobe, electrical appliances as these are the main cost items for renovation before rent out.\n\n\n68. Don\u2019t buy auction unit if you don\u2019t have much working capital for major renovation. Auction unit renovation not comparable to new unit renovation. Auction units usually need repair plumbing, re-wiring and repaint, install or refresh kitchen cabinets and make built in wardrobes.\n\n\n69. Don\u2019t get too many quotations for your renovation, otherwise you will be confused and slowing your renovation process. Time is Money.\n\n\nSUGGESTION: Build a good relationship with one or your regular trade persons for one dragon service (one stop service).\n\n\n70. Don\u2019t let your domestic partner know about your renovation and price for investment units, otherwise they will make comparison to the own stay home and making a big fuss to upgrade either to match or better what you have put into your investment unit.\n\n\nPhoto Credit to Huffington Post\n\n\n71. Don\u2019t get too involved in renovation of your investment units and spend unnecessary large amount of time sourcing for materials and items. One needs to strike a balance between productive and non-productive hours and be tech-wise. Otherwise your domestic partner may start to \ncurious\n of your \n\u2018unaccounted time\u2019\n outside the family hours.\n\n\nSUGGESTION: Leverage the online and disruptors offering.\u00a0\n \n\n\nSUGGESTION: Always offer the opportunity for them (domestic partner) \u00a0to join you whenever you are involved in the business of renovation where possible.\n\n\n72. Don\u2019t wait for the developer to finish the defect list. Start your renovation a.s.a.p. and get your contractors to fix the small defects if it is for investment. Otherwise you will have to wait for months before you can start to market your unit for real income.\n\n\n73. Don\u2019t ever think that your fully ID designed unit will be a hot cake in the rental market. It\u2019s always wiser to\n study and understand the current market of your unit in a particular area and renovation for demand\n. ID designer is just ID designer. They might not be well-verse with your targeting market \nunless they are ID specialised in property investment market\n.\n\n\n74. Don\u2019t put your old furniture into a newly ready unit for rent. You could be caught with penny wise pound foolish situation.\n\n\nSUGGESTION: Put them into other older unit if you want to save some bucks.\n\n\n75. Don\u2019t install dishwasher, clothes dryer and/or food disposal unit for your rental properties IF they are not 6 stars high end condominium; simply because most tenants won\u2019t appreciate it and it won\u2019t necessary improve your rental.\n\n\nOf course there are more \u201cDon\u2019t\u201d and the list can goes on and on. Please feel free to share your \u201cDon\u2019t\u201d on the comment below\u00a0 \ud83d\ude42\u00a0 and once again this article is just a general guideline and NOT a \u201cMust\u201d follow thingy.\u00a0 Along the course there will be unpredictable series of events bound to happen; you might feel exhausted, frustration, excitement, disappointment, anxious, depression and probably also mixed feeling of confusion. All in all, just enjoy the process and the journey. The more you do it, the more you will get used to it \ud83d\ude42 .\n\n\nIn our next write up, probably you want to hear what the expert says and we will share the renovation advice from the real expert with proven track record \n\u2013 \nThe Makeover Guys\n , \nso stay tuned please!\n\n\n\n\nFootnotes:-\n\n\nDomestic partner \u2013 anyone you are romantically involved irrespective of marriage status and gender.\n\n\nTrades \u2013 People that are involved in construction and repairs works such as electrician, plumber, bricklayer and etc. We commonly use the word \u2018contractor\u2019 in Malaysia.\n\n\n\u00a0\n\n\n\u00a0On behalf of PROPCAFE\u2122 and our readers, this is a big shout out of THANK YOU to our sponsors for this article. We appreciate our sponsors and together we are all helping to make a difference in the lives of many.\n\n\nThank you.\n\n\nSponsors Details\n\n\n\n\nAbout \n: IOI Properties has consistently been recognized as one of Malaysia\u2019s top ten developers; \u00a0being known for creating sustainable and closed-knit modern communities such as IOI Resort City, Bandar Puteri Puchong & Puchong \u00a0Jaya, 16 Sierra, Bandar Puteri Bangi and Warisan Puteri \u2013 all of which are synonymous with contemporary residences, amenities, facilities and infrastructure. IOI Properties is not just about building homes, it is about creating avenues for people to shape their dream lifestyle.\n\n\nhttps://www.ioiproperties.com.my\n\n\n+603 8947 8899 / 8912 3333\n\n\n\u00a0\n\n\nAbout \n: Everything that Paramount Property does is backed by its commitment to build with its customers in mind. By engaging with its customers for feedback and keeping up with property trends, Paramount Property delivers functional and practical products that meet customer\u2019s expectations. Today, Paramount Property is an award-winning developer with a diverse portfolio comprising townships as well as residential, commercial, retail, educational, industrial and integrated developments. It has reputation of being \nthe people\u2019s developer\n, with a track record of close to four decades for building enduring addresses in the Klang Valley, Sungai Petani and now in Penang.\n\n\nhttp://paramountproperty.my/\n\n\n+603 5123 6022\n\n\n\u00a0\n\n\nFor sponsorship opportunities or funding please contact admin@propcafe.net\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/8kinrara-serviced-apartments-puchong/", "title": "PROPCAFE Peek : 8 Kinrara Serviced Apartments @ Puchong By I&P", "body": "\n\nSizzling, sambal pedas\u00a0hot serviced apartment launched today at Bandar Kinrara, Puchong!\n\n\nPropCafe team is again\u00a0fortunately able to\u00a0be in the heat of the\u00a0moment, (ok this may sound wrong), to\u00a0present you\u00a0exclusive coverage of cili hot hot launch!\n\n\nThe Location\n\n\nBandar Kinrara, \u00a0need no further introduction, a well located township developed by I&P\u00a0 neighboring, Bukit Jalil, Bandar Sunway and Seri Kembangan.\n\n\n\u00a0\n\n\n8 Kinrara overview\n\n\n\u00a0\n\n\nDeveloper\n\n\n8 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 \u00a0RM1,544,888.\n\n\nThis is a rare integrated development from I&P Group, that excels in building NON GATED NON GUARDED landed home.\n\n\nPriced average from RM600psf and the serviced apartment is located next to Giant Bandar Kinrara.\n\n\nThe unique selling point would be commercials underneath the serviced apartments, Giant and proposed linked walk way to LRT.\n\n\nThe 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.\n\n\nTypical unit layout\n\n\nCompare this to another condo project by I&P at Seri Petaling, 8 Kinrara wins hands down.\n\n\n\u00a0\n\n\nThe Prized 623sqft Studio and premium small corner layout\n\n\n\n\nThe most prized unit is the studio unit, only 40odds units available and they are all sold!\n\n\n\u00a0\n\n\nSticker board updates\n\n\n \n \n \n\n\nOther information\n\n\nLet the pictures tell you the story.\n\n\n\n\n\u00a0\n\n\nThe retail and commerical of 8 Kinrara, just underneath the serviced apartments\n\n\n\u00a0\n\n\n \n \n \n \n \n \n\n\n\u00a0\n\n\nAfter thought\n\n\nIt has come to a point where RM600psf at Puchong is acceptable to the local folks.\n\n\nAt this location and by the top 10 developer, this asking price by I&P is actually quite palatable.\n\n\nTherefore this writer expects 8 Kinrara to do well.\n\n\nDespite the recent BNM efforts to clamp down household debts, the buying fever is \u00a0seen here unlikely to reduce if a project a priced correctly! In this case, the studio at 8 Kinrara.\n\n\n\u00a0\n\n\nCredits \n\n\nPictures are courtesy of Puchong Taikor Mr Ng : )\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/a-malaysian-guide-to-home-buying-fees-charges-by-imoney-my/", "title": "PROPCAFE\u2122 Guide : A Malaysian Guide to Home Buying Fees & Charges by iMoney.my", "body": "\n\n\u00a0\n\n\n\n\nIt has been a little quiet for awhile\u2026 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 \ud83d\ude42\n\nNevertheless, PropCafe.Nets\u2019 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 \u201cBBB\u201d (BBB means Buy Buy Buy or Beli Beli Beli)\u00a0 sentiment is still strong in some particular project?\n\nOn the other hand, PropCafe.Net had been approached by \niMoney.my\n 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.\n\nThe article is in graphic form and quite easy to understand. Basically it sum up quite well of\u00a0 \u201calmost\u201d 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.\n\n\nOn 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\n\n\nA little \u201cABout Us\u201d of iMoney.my \u2013 iMoney is Malaysia\u2019s 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.\n\n\nEnjoy!\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nCourtesy of: \nwww.iMoney.my\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/alternative-expressway-for-new-rawang/", "title": "PROPCAFE Peek : Alternative Expressway @ New Rawang", "body": "\n\nThe news of proposed interchange to link Rawang\u2019s Bandar Tasik Puteri and Kuala Selangor \u2013 KL Latar Expressway has been mentioned \u201cn\u201d 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.\n\n\nWhile 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.\n\n\n\n\nSo, 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. \n\n\nThe 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\u2019s Emerald West and Hong Bee\u2019s 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. \n\n\nThe news announced by Low Yat today \u2013 The Star\n\n\nLatar connection to open up RM5bil gold mine, hopes Low Yat\n\n\nFrom end 2015, Bandar Tasik Puteri near Rawang would connect to KL in 25 minutes.\n\n\nFinally. You can almost hear the huge sigh of relief. \u201cIt\u2019s signed on the dotted line,\u201d says Low Yat Group\u2019s director for project/construction management, Lee Kok Wah, who for several years has been overseeing the project to connect Bandar Tasik Puteri, Low Yat\u2019s large township west of Rawang, to the KL-Kuala Selangor expressway (also known as the Latar expressway).\n\n\nThe 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\u2019s only left for the highway concessionaire to complete the connection, due within two years.\n\n\nOnce 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.\n\n\u201cFrom Latar, you can easily connect to KL through the North-South highway or to Selayang, west to Kuala Selangor or south to Shah Alam.\u201d\n\n\nWhat took them so long? According to the group\u2019s 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.\n\n\nNow this is assured, Low Yat will launch several more properties in Bandar Tasik Puteri. Previously known as a low-value area\u2013with prices ranging from RM200,000 for completed double storey terrace houses to low-cost flats auctioned from RM45,000\u2013Bandar Tasik Puteri actually has 1,500 acres of land bank left to be developed by Low Yat. \n\n\nIt isn\u2019t 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\u2019s current inaccessibility.\n\nWith 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\u2019s current phase of premium double storey terrace houses\u2013Garden Heights, Phase 3\u2013will launch next month from RM414,000 (see comparison table below).\n\n\nIn fact, planned future premium residential launches include semi-dee clusters, \u201clinked bungalows\u201d 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.\n\n\nFurthermore, Bandar Tasik Puteri has a 27-hole golf course, and the developer will invest several million ringgit to upgrade the township\u2019s 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.\n\nLow 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.\n\n\n\u201cUltimately, the timing of everything depends on market factors and demand,\u201d says Low, one of the grandchildren of original group founder, the late Tan Sri Low Yat. \u201cWe are looking at within the next 10 to 15 years, and we\u2019re in no hurry to complete\u2026 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\u2019s affordable, isn\u2019t it?\u201d\n\n\n\n\nhttp://www.starproperty.my/index.php/property-news/latar-connection-to-open-up-rm5bil-gold-mine-hopes-low-yat/\n\n\nLow Yat invests RM100mil for LATAR interchange\n\nby LIZ LEE\n\n\nKUALA 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).\n\n\nThe interchange was expected to be completed in the third quarter of 2015.\n\nWith LATAR , residents would only need 25 minutes to drive into Kuala Lumpur city.\n\nGroup executive director Low Gee Soon said the property prices are expected to appreciate by at least 30% upon completion of the interchange.\n\n\n\u201cThe 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.\n\n\n\u201cI 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,\u201d Low said in a press conference.\n\n\nhttp://biz.thestar.com.my/news/story.asp?file=/2013/5/30/business/20130530143111&sec=business\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/amandarii-saujana-impian-kajang/", "title": "PROPCAFE Peek : Amandarii @ Saujana Impian Kajang By Guocoland", "body": "\n\nWaking up late to a lazy Sunday, 10am now, zzzz\u2026.all because of the late run up of yesterday\u2019s running man!\n\n\nYoo 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\u2019t catch them live, what was the ticket price again\u2026hmm aint cheap!\n\n\nFlip open the newspaper while sipping my 3 in 1 coffee, (pardon me for not selfie-ing myself and the coffee, it\u2019s the trend nowadays most lifestyle bloggers do this trick!)\n\n\nNothing interesting, except\u2026\u2026\n\n\n\n\nLook again, Completed bungalow with CCC. \u00a0Amandarii Saujana Impian BOUTIQUE BUNGALOWS BY THE GREENS by Guocoland Malaysia, the same people behind \nEmerald West\n Rawang.\n\n\nTold myself why not at look at this project since it was advertised \u2018big big\u2019 in the newspaper.\u00a0 Normally this type of launch should have some makan makan \u00a0one right. Arghhh, I spit out the lousy coffee, grab my car keys in hope that there are some foods left over for my brunch.\n\n\nSaujana 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!\n\n\n\n\nAccess road to the development, one lane each way!\n\n\n \n\n\nThe entrance statement\n\n\n\n\nYes!! Got food makan first, show room later, talk later!\n\n\n\n\nNice bungalows all over this development, there are 33 of them and hey nice fa\u00e7ade too!\n\n\n \n \n\n\nNice IDed unit, Nice Living room\n\n\n\n\nNice desk\n\n\n\n\nNice bathroom.\n\n\n\n\nNice outdoor.\n\n\n\n\nNice dining place.\n\n\n\n\nNice bedroom.\n\n\n\n\nNice walk-in wardbrobe\n\n\n\n\nNice view bathtub\n\n\n\n\nNice bedroom, wait was this the same picture earlier on, nope\u2026ok nice white and clean bedsheets.\n\n\n\n\n\n\nNice view from the balcony, wait a minutes what are those nets for?\n\n\n\n\nDouble volume living, nice.\n\n\n\n\nNice landscape.\n\n\n \n \n \n\n\nDrive one round first before leaving this Amandarii, wauu\u2026a lot of empty bungalow.\n\n\n \n \n\n\n\u00a0\n\n\nNice Green box, means this place is unifi ready\u2026.good for owner, some self proclaim high end development in Klang valley don\u2019t even have this ready when VP.\n\n\n\n\nNice guard house and good bye Amandarii Saujana Impian.\n\n\n \n\n\n\u00a0\n\n\nNote:\n \n\n\nThis post is intentionally written like a \u2018lifestyle\u2019 blog minus the selfies. To show our readers that we can do diverse style of posts and really we are quite flexible, try us!\n\n\nThe price starts from RM2.1million, land size starts from 5600+sqft ranges from 50+ft x 100+ft\n\n\nFreehold, Individual title\n\n\nFor more information you can visit \nAmandarii\n webpage.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/amanja-sri-damansara-engtex/", "title": "PROPCAFE Peek : Amanja @ Sri Damansara By Engtex", "body": "\n\nThere 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\u2019s product which soon to be launched. What\u2019s catch me here was the \u201cSMD Suites\u201d. Ok, it was not what I first thought.\n\n\nSo 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).\n\n\n\n\nWell 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\u2019t 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.\n\n\nThe 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\n\n\n\n\nHere you go, I was reaching Shell (see photo below) which opposite will be the site. Ipoh Yong Tau Foo is right opposite too.\n\n\n\n\nThen I made a right turn to the shops here. Plenty of eateries and amenities. You won\u2019t complain about the food choices here.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nFinally I managed to get to the sales gallery (see below). I whatsapp my PropCafe fellow the picture of sales gallery below.\n\n\n\n\n\u201cWow, that\u2019s nice bungalow ..sales gallery\u201d saw the reply from the whatsapp. \u201cHarlo, it is shoplot ok?\u201d That\u2019s 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.\n\n\nMy first question to the sales personnel is, Why is it called SMD suite? From the fa\u00e7ade, I hardly could understand it. I was told it has windows for all rooms, emmm\u2026\u2026pardon 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. \ud83d\ude42 Its separate the two units from another by the hanging garden (see below). Total of 224 units (2 Towers).\n\n\n\n\n\n\nWhat 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.\n\n\nThe facilities spread across 3 floors which pretty extensive (see below) though the photo of the scaled model below looks very plain and normal.\n\n\n\n\n\n\nEngtex should get another firm to do the scaled model in future as it looks absolutely horrible which totally different from its GLASSY fa\u00e7ade 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 fa\u00e7ade, you see there are two units of retail lots there. OMG, what can you do about these two lots? It won\u2019t 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.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nWhat 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\u2019 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.\n\n\nCeiling height is about 10ft and duplex will be doubled of it. Overall, the quality of the show units are quite decent.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n1 carpark is given and free 1 year maintenance fee. If I still remembered correctly the maintenance fee is estimated around 28cent psf.\n\n\nNow we go to the most important part, Pricing! Hoooo\u2026freehold 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.\n\n\nWe didn\u2019t 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.\n\n\nOne 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.\n\n\n\n\n\n\n\n\n\n\nOverall, 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\u2026\u2026the sales chart looks not bad at all which was taken before the official launch at 10am last Saturday. It should be more stickers now.\n\n\n\n\nsee its website: www.amanja.com.my\n\n\nVideo\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ara-damansara-h20-titijaya-urbana-weida/", "title": "PROPCAFE Peek : Ara Damansara \u2013 H20 By Titijaya and Urbana By Weida", "body": "\n\nAra 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\u2019s \u201cwongness\u201d and LRT completion are the catalyst. No matter what, Ara Damansara\u2019s connectivity is superb, be it to KL, Shah Alam, PJ etc. It is like in no where but close to everywhere!\n\n\nThis round, we have a short coverage for H2O project by Titijaya and Urbana by Weida.\n\n\nH2O (\u201cHaus 2 Own\u201d)\n 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.\n\n\n\n\nThe facade looks ordinary but it comes with great water features. The pool comes with aquarium with marine life!\n\n\n\n\n\n\n\n\nSurrounding Environment\n\n\n\n\n\n\n\n\n\n\n\n\nOne 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%.\n\n\n\n\n\n\n\n\nClearly, 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\u2019s 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.\n\n\nUnfortunately, 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.\n\n\n\n\nThe sales chart captured in the end of September 13.\n\n\n\n\n\n\nNow we turn to \nUrbana\n. Urbana will be Weida\u2019s maiden property development. The company is a seasoned engineering, construction player in the industry.\n\n\n\n\nLocation 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.\n\n\n\n\nUrbana 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 \u201cF\u201d shape design with multiple views.\n\n\n\n\n\n\nThe fa\u00e7ade is reasonable but it doesn\u2019t follow the recent trend of \u201cGlassy\u201d 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.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nAll layouts are available on developer\u2019s website. Many of the layouts are designed to allow buyer to re-configure it as dual key set-up.\nhttp://www.urbana.com.my/v2/plan.html\n\n\nSimiliar 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.\n\n\nDeveloper throws in a lot of branded freebies which can be viewed from show unit (see photo below).\n\nKitchen Cabinet, hob and hood (Ariston brand), Washer Dryer combo (Ariston), 3 Air Cond, 1 Wardrobe, 2 Car park lots.\n\n\nShow Unit Photos\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nSales Chart obtained in the end of September 13.\n\n\n\n\n\u00a0\n\n\nThe actual site :\n\n\n \n \n\n\n\u00a0\n\n\nVideo of the development\n\n\n\n\nIn 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!\n\n\nBefore 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!\n\n\n\u2013 Oasis Service Suite: >RM600psf\n\n\u2013 Ara Hills: >RM600psf\n\n\u2013 Eve Suite: >RM720psf\n\n\u2013 Ara Green: >RM660psf\n\n\u2013 G Residence: >RM750psf\n\n\u2013 Pacific Place: >RM600psf\n\n\u2013 Verde: >RM600psf\n\n\nBeing 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.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nAnd coming soon in this neighborhood, joining the party is See Hoy Chan!\n\n\n\n\n\u00a0\n\n\nNote: Special thanks to WFoo18 who provided some of the photos and information on the developments above).\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/aster-residence-cheras-by-amber-homes-home-has-a-heartbeat/", "title": "PROPCAFE\u2122 Review : Aster Residence Cheras By Amber Homes \u2013 Home has a Heartbeat [Part 2]", "body": "\n\nA Sequel\n\n\nAs promised, we will continue to write a sequel to Aster Residence @ Cheras Hartamas \u2013 Accommodation, Transformation and Connectivity.\u00a0 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.\nFor those who had missed it, you click \nhere\n if you decided to read it now.\n\n\nPROPCAFE\u2122 Review : Aster Residence @ Cheras Hartamas \u2013 Accommodation \u25e6 Transformation \u25e6 Connectivity\n\n\nThis 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\u2019t recognize the difference the details make until they are presented to us, and very often there are details that we don\u2019t notice at all until they are taken away.\n\n\n\n\nThese are the details that contribute to the function, comfort and everyday usability of a high-rise residential property, and they can be very subtle \u2013 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.\n\n\n\n\nAfter all, home is supposed to be our sanctuary \u2013 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.\n\n\nA place where you can feel the heartbeat.\n\n\nThe Master Plan\n\n\n\n\nJust a quick recap on the latest overall development master plan; Aster Residence Cheras is the \nR+P development (TODe)\n sitting on an approximate 2.82 acres of leasehold land along Jalan Cheras Hartamas with a gross development value (GDV) of\n RM445 million. \n\n\nQuick facts\n\n\nDeveloper : Amber Homes Cheras Sdn Bhd\nGDV : RM445 million\nLocation : Jalan Cheras Hartamas @ Cheras Hartamas next to MRT Station Taman Connaught\nProperty Type : Residential High-Rise Serviced Apartment\nLand Title : Commercial (under HDA)\nTenure : Leasehold (expiring in 2111)\nLand Size : 2.82 acres\nTarget completion date :\u00a0 2\nnd\n Quarter of 2022 (48months)\nNumber of block : 1 (divided into 3 zones)\nNumber of floor : 38\nLevel G-P7 : Carparks\nLevel 1 : Duplex and Facilities\nLevel 2 : Facilities\nLevel 3 \u2013 38 : Residential Units\nTotal units : 960\nTotal density : 341 unit/acre\nTotal number of lift : 11 (87 unit/lift)\nArchitect : \nCL&O Architects Sdn. Bhd\nLandscape Architect: MLA Landscape Architect\nCivil and Structural Consultant: PKLL Perunding KL Lau\nMechanical and Electrical: JKM M&E Engineering\nBumi Discount : 5%\nSecurity System : Access card control at Guard House, Lift Lobby & MRT Link bridge Door\n\n\nThe Architect\n\n\n\n\nA 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.\nCL+O Architects\n\n\nDo\u00a0 you know\u2026\nCL&O Architects is the same architect for \nSunway Rymba Hills\n by Sunway Property \u2013 FIABCI Malaysia Property Awards (\nResidential Low-Rise Category) \u2013 Winner (2014)\n and Sunway Property\u2019s latest project in Mont Kiara \u2013 \nSunway Mont Kiara Residence\n.\nTheir noticeable portfolio includes\n\n\nHana Garden Jade Hills By Gamuda Land\n\n\nHana Gardens @ Jade Hills by Gamuda Land\nSunway South Quay by Sunway Property\nThe Challis @ Sunway Damansara by Sunway Property\nPalazzio @ Sri Hartamas by Sunway Property\nFIABCI International Property Award \nWorld Silver Winner (2014)\nFIABCI Malaysia Property Award \nWinner Residential Highrise (2013)\nOpal Damansara @ Sunway Damansara by Sunway Property\nEaton International School @ Jade Hills\nRidgefield & Parkfield @ Tropicana Heights Kajang by Tropicana\n3 Harmoni @ Sunway SPK Damansara by Sunway Property\n\n\nFacade & Concept\n\n\n\n\nAster Residence Cheras is actually a one block building development in \u2018L\u2019 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.\nThe architect did very well in giving such a deep thought on it by introducing \nthree different facades design\n in line with their 3 zones development concept \u2013 \nZone A (366 units), Zone B (370 units) and C (Zone C 224 units)\n. We would say this is rather refreshing for a development in Cheras.\n\n\n3-In-1 Facade and Zoning Concept\n\n\n\n\nIt 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\u2019t roam freely from one zone to another unless during emergency.\nThe beauty of the design lies within the \nthree different facades instead of adopting a single homogeneous facade\n across the building in order to \u2018break\u2019 the feeling of high density.\nThis slideshow requires JavaScript.\nAlthough 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.\n\n\nZoning Heart Rate Living\n\n\nAster Residence Cheras 3- Zone\n\n\nThe effort does not stop here on just the facade itself. The ideology behind the 3-Zone concept goes beyond than that \u2013 \nPrivacy Focus\n; where each zone is not only uniquely represented by different facade but it also exhibits different \nidentity, lifestyle or energy\n level by definition.\n\n\nHow is it so? First of all, each zone has their \nown lift lobby\n 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.\nAster Residence Cheras 3 Zone Concept\nIf PROPCAFE would to define each zone, we will adapt the heart rate zoning analogy \u2013 \nRed (Zone A), Yellow (Zone B) and Blue (Zone C)\n.\n\n\nPhoto Credit to heartzones.com\n\n\nYou 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.\n\n\nDeveloper knowing the fact of Aster Residence Cheras is a transit-oriented development, the possibility of units being used as an \ninvestment instrument\n in the near future is likely to happen.\nAt the same time, Aster Residence Cheras being strategically located at such a \u2018traditional\u2019 location of Cheras will attract different pool of buyers who are \nseriously looking for own stay\n.\nAs most of us can\u2019t 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 \nmore sustainable balance living\n among the home owners in long run.\nIt is all started from the planning and conceptual stage.\n\n\nUnderstanding the Three Zones\n\n\n\n\nThe Red Zone A \u2013 Young & Energetic Oriented (Single or Young Couple)\n\u00ad\n\n\nPhoto Credit to fouroverfour.jukely.com\n\n\nZone A consist mainly of Unit Layout Type A (360 units) of 650 sq.ft with 2 bedrooms + 2 bathrooms. \n10 units on each floor served by 4 lifts\n (90 units/lift). It is obvious that this Zone A is targeted for those \nsingle or young couple profile\n market segment.\nAs type A has the lowest absolute entry price of from \nRM379,650 (RM584psf)\n making it the most affordable for young professional and also investors, Zone A likely will become the \nhot zone\n (so we call it the Red Zone) area with highest energy level due to its crowd profile.\nIt 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.\n\n\nType A Layout\n\n\nType A 650 sq.ft\n\n\nType A layout of 650 sq.ft comes with \n2 bedrooms with en suite bathroom\n. The bedroom is well spaced with capable to accommodate a double bed and wardrobe without much hassle.\nThe 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\u2019t look awkward.\u00a0 Since the bathroom is all en suite, visitor has to walk through the bedroom in order to access bathroom.\nIt 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.\n\u00a0\n\n\nThe Yellow Zone B \u2013 Balance & Contemporary (Newly Wed or Small Family)\n\n\n\n\nZone 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 \n10 units on each level served by 4 lifts (90 units/lift)\n with a mixture combination of 3 units of\n Type A (29%) and 7 units of Type B (68%)\n per floor.\nType B is only available in Zone B. The absolute entry price of Type B is from \nRM461,550 (RM570psf)\n making it very attractive to those who has a small family or just married couple with budget constraint.\nZone B is more to matured crowd with contemporary and balance lifestyle with lower energy level as compared to Zone A.\n\n\nType B Layout\n\n\nType B 810 sq.ft\n\n\nType 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.\nThe perk of this arrangement is making Type B to be more versatile and one can be easily converted to \ndual key concept home\n. \u00a0Of all the unit layout, only Type B where has to share bathroom for Bedroom 2 and Bedroom 3.\nWhile 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?\n\n\nThe Blue Zone C \u2013 Light & Easy (Family Oriented)\n\n\nZone C has the lowest number of units per floor with \nonly 6 units per floor served by 3 lifts\n (72 units/lift) only consists of \n144 units\n of layout Type C (953 sq.ft) and 72 units of Type C1 (957 sq.ft) .\nType C or C1 is the largest unit layout (excluding the duplex unit) of Aster Residence and the only layout with \nbalcony\n. In addition, all unit in Zone C is arranged in \n\u201cSemi-D\u201d concept\n where only one side wall adjoined to your neighbor.\nNeed not to say, Zone C is very much focus on the \nfamily-oriented\n lifestyle come with a large family and suitable for 2 generation home looking at the number of units and layout design.\nZone C is to cater for those for those who are seriously looking for own stay with comfort and privacy as their utmost priority.\n\n\nType C Layout\n\n\n\n\nType 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\n squarish with diagonal room layout\n arrangement.\nIt is one of Amber Homes DNA layout arrangement from their previous project like \nCasa Green Bukit Jalil\n. Living area is located in between of the master bedroom and bedroom 2.\nThis 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.\nAster Residence Cheras Type A Show Unit\nThe developer really put so much thought on the layout design that deserve our praise for their effort to make practical and flexible.\nType C and C1 can be converted to\n dual key concept\n 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.\nType 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 \nRM531,750 (RM555.6psf)\n.\nWe think Type C will be the most popular choice.\nAster Residence Cheras Type A Show Unit\n\n\nDo you know\u2026.\n\n\nAll bedroom comes with window and the ceiling height is approximately \n2985mm (9.8ft)\nThe Main door dimension is 1200mm (W) x 2400mm (H) [3.9ft x 7.9ft]\nAir 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.\nThe lift serving the building is using \nhigh-speed lift\n with approximate speed of 4m/s\nThe pump room is located at Level UG and Level 2\nThe clear width of the common corridor is approximately \n1750mm (5.75ft)\n\n\nThe Yard \u2013 a Necessity or a Luxury\n\n\n\n\nMost 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 \u2013 The yard.\nNevertheless, 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.\nWe 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 \u2013 need not to say further \u2013 mainly for cost saving to maintain the price point at an affordable range especially at this market climate.\nIf you notice, most development prior 2009 \u2013 2010 if not all came with balcony and yard, that is before when the property price was generally much lower compared to now.\nFor 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.\nWhether this amount is justifiable or not, it is much depends on the absolute selling price of the property itself.\nThus, for developed or developing prime area, we foresee the \nomission of balcony and yard will be one of the next popular upcoming trends\n among developers, be it you like it or not. The \u201cyesterday\u201d used-to-come-with balcony and yard will become a luxury in the future.\nComing 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.\nAs for Type A and Type B, a complimentary dryer as good gesture could have done some sugar coating here, \nmaybe\n.\u00a0 \u00a0\n\n\nWe think we should stop here for now. Let\u2019s take a coffee break and enjoy the video, shall we?\n\n\n\n\nhttps://youtu.be/jC9guE4UFNo\n\n\nIf you enjoy reading until here and still with me, please continue to scroll down. It will take approximate of 5 \u2013 8 mins of reading time. If not we suggest you return in another time.\n\n\nCommon Area & Facilities\n\n\n\n\nAster Residence Cheras will be a new milestone of Amber Homes \u2013 their first flagship \u201cpremium\u201d 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.\nMain Lobby Area\nAlthough 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.\nNonetheless, everything looks good at least on paper with its refreshing concept, designer chic lobby, artsy water feature and full-fledged facilities.\n\n\nGround Floor \u2013 Drop-Off & The Lobby\n\n\nGuard House Entrance and Lobby Area\nDespite 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 \u2013 starting off with their (approximate\n 16.4ft height\n) designer chic lobby and (approximately \n21.3ft height\n) drop-off area design\nMain Lobby Area\nLift Lobby\n\n\nLevel 1 & 2 \u2013 Sport Facilities, Swimming Pool and Podium\n\n\nOne of the highlights of the Aster Residence Cheras facilities are the indoor \nhalf basketball court, futsal and the badminton court\n located on Level 1.\nFutsal, Badmin and Basket Ball Court\nIt is rather rare for development to offer such a generous wide range of facility especially the indoor futsal court and badminton court with its \nceiling height of approximately 37.7ft\n ( for those who cannot imagine, it is almost equivalent to a 4x ceiling height of typical high-rise unit)\nHalf Basketball Court\nOther common facilities where normally offered in any development like swimming pool, gymnasium, function room and multipurpose hall is located on level 2.\nOlympic Size Swimming Pool\nThe developer has to split the facilities into 2 level due to its small land size but the thing is developer didn\u2019t try to cut any corner in term of facilities offering.\nPool Frontage Gymnasium\nAs 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\u2019t see often nowadays.\nWading Pool\nDon\u2019t 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.\nThis slideshow requires JavaScript.\nThe estimated maintenance fees for now is \nRM0.35 psf\n.\n\n\nCar Park\n\n\nCar Park\nSitting beneath the facilities floor will be the 7\nth\n storey car park podium (G, P1, P2 \u2026 P7). Firstly, please take note that each car park level height is approximately \n3300mm (10.8ft)\n.\nThe height is unusual higher than the standard car park height clearance (min 2.1m).\nWhy would the developer want to spend additional cost for it?\nBear in mind that cost of construction of building the multi-storeys car park is an upfront cost of *development for developer.\nPerhaps the developer has a good foresight seeing the design of car will be \nhigher\n in the future. \nMaybe. Please c\nontinue to scroll down if you want to know the reason.\nBy 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 \u201cdry\u201d considering this is an \u201cupscale\u201d development.\nFor example shown on photos below :\nExample of cladding design on car park. This is not the best but at least something done.\nExample of cladding design on car park. This is not the best but at least something done.\nSometime is this kind of small little details which does not cost much can do magic to uplift the building image to be more approachable.\n\n\nMerry-Go-Round Car Park\n\n\nPhoto Credit to www.hintoncenter.org\nMost if not all buyers tend to neglect the importance of multiple level car park design \u2013 \nthe number of levels\n of the car park.\nThe next question you might want to ask yourself is where is your car park will be located \u2013 lowest or highest floor?\nAlthough Aster Residence Cheras is directly connected to the MRT Station, however we can\u2019t deny that driving is still one of the commonly used mode of transport, at least for now.\nCar Park\nNow, imagine that your car park is located on the level P7, please help us to do a simple calculation on how many \n\u201cmerry-go-rounds\u201d\n turning needed, additional time and gasoline consumed for you to \nget in-and-out on daily basis.\nAmber Homes realizing that this might be one of the potential concern for the owners. Thus, they came out with a solution \u2013 \nMulti-storeys Tandem Linked-Ramp.\nThe 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.\n\n\nVisual & Sound Effect\n\n\n\n\nThere 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\u00a0 from\u00a0 buyers.\nNo 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 \nFeng Shui\n.\nIn order to overcome this, developer had spent the additional cost on elevating the height of each car park\u2019s level to \n3300mm or 10.8ft\n (where normally from 2.3m to 2.8m) so that the height of the podium (Level 2) from the ground level will be approximately \n45.2m (148 ft) \nwhich is more or less same height as the HTC. If including the perimeter wall height, the total height will be around \n49.5m (162ft); \nand higher than HTC.\nFurthermore, the height of the lowest floor residential units on level 3 will be approximately\n 51.2m (168 ft)\n measuring from the ground level as a result of increasing the height of the car park on each level.\nThus the primary concern of unpleasant sight of the ugly HTC in front of your unit is being taken care of in away.\n\n\nActual View (Cheras Hartamas)\n\n\nThis slideshow requires JavaScript.\n\n\nActual View (Alam Damai)\n\n\nThis slideshow requires JavaScript.\n\n\nActual View (KL)\n\n\nThis slideshow requires JavaScript.\n\n\nActual View (Kajang)\n\n\nThis slideshow requires JavaScript.\n\n\nIf 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.\n\n\nhttps://youtu.be/K_RWQ6ZK0Sw\nVideo Credit to Horizone Pictures\n\n\nWe 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\u2019t 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.\n\n\n\n\nAn upgrade of \ngood quality double glazed windows\n might do a great wonder here. We think the buyers should be worry more on the noise from their neighbours instead.\n\n\nThe approximate distance from MRT Taman Connaught to Zone A , B and C is 120m, 98m and 65m respectively.\n\n\nTiming & Decision\n\n\n\n\nTiming? It is never the \nright time\n until it is the \nright home or property\n. When it is the right property, you don\u2019t think about things like \u201ctiming\u201d.\n\n\nYou only think about how you can \nreorient your life\n to this property which you think is right for you where require your long-term commitment, because nothing has seemed to matter more.\n\n\n\n\nBut 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 \nonly you know yourself the best.\n\n\nFirst of all, you have to \ndrop the idea or your fantasy of perfect home\n \u2013 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.\n\n\nPerfect home simply does not exist.\n\n\n\n\nYou have to sort out your priorities based on the right value proposition of the property \u2013 The \nLocation, Price\n and the \nProduct \naccording to \nwhat you need and not what you want\n.\n\n\nOnce you had identified your priorities based on what you want, amplifying its value by learning on how to \nappreciate the strengths and embrace the weaknesses\n of the property.\n\n\nWe recommend you to read \nthis\n if you want to know more on the 10 most common mistakes that the 1\nst\n time home buyer makes.\n\n\nThe Closing\n\n\nHaving say so, Aster Residence Cheras likewise won\u2019t be indifferent as it has its own strengths and weaknesses. \u00a0Aster 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.\nAll 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 \u2013 for now.\nIf you like this article, please give us a like on our \nfb\u00a0\nand feel free to leave your comment below.\nYes! You won\u2019t be left out if you don\u2019t leave us \ud83d\ude42 \nPlease join other subscribers at our blog \nPROPCAFE.NET\n and be part of the PROPCAFE\u2122 community.\n\u00a0\n\n\n\n\nShow unit is available at Sales Gallery opens from 10am \u2013 6pm (Mon \u2013 Sun)\nSales Gallery\nNo. VO2-03-08 & VO2-03-10, Block VO2, \nV Office Suites, Lingkaran SV (Off Jalan Peel), \nSunway Velocity, 55100 Kuala Lumpur,\nWilayah Persekutuan.\nTel: +603-2856 8556\nMobile : +6017 902 9911 / +6012 2588 582\nfb : \nhttps://www.facebook.com/amberhomessb/\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/aster-residence-cheras-hartamas-accomodation-transformation-connectivity/", "title": "PROPCAFE\u2122 Review : Aster Residence @ Cheras Hartamas \u2013 Accommodation \u25e6 Transformation \u25e6 Connectivity", "body": "\n\nAster\n 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\u2019t know or never heard of this developer and if you want to know more about their latest project you can refer to our review \nhere\n and our latest sneak peek of Casa Green Bukit Jalil \nhere\n.\n\n\nSince 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?\n\n\nAnd we are here to tell you a story\u2026 so go get yourself a coffee and a cozy corner to start with. The reading time is about 15 \u2013 20 minutes.\n\n\n\n\nIt is because \nAster\n Residence is the\u00a0\u00a0\n\u201c\nRailway + Property\u201d Development (R+P)\n \nwhere a development is integrated and directly connected to the MRT station. Unlike other development \u2013 the access, integration and connection point of R+P development actually \nstarts from within the boundary of the development\n itself and ends at the station building or platform.\n\n\nThere are \nnot many similar\n R+P developments model like this along the MRT SBK line especially those MRT stations at Cheras although many claim there are \u201cconnected\u201d or within \u201cwalking distance\u201d but for us the\u00a0\nR+P development\n is just different.\n\n\nLocation of \nAster\n Residence\n\n\n\n\n\n\nAster Residence Location\n\n\nAster\n Residence is sitting on a rather small plot of \n2.82 acres leasehold\n land at \nTaman Cheras Hartamas\n, Cheras.\n\n\nCheras 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.\n\n\nThe exact location as per Google Maps\n\n\n\n\nGPS Coordinate \n3\u00b04\u201949\u2033N\u00a0101\u00b044\u201944\u2033E Google Maps \nhttps://goo.gl/maps/452V8xVN7Wv\n\n\nDo you know\u2026\n\n\nCheras 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 \n4.4km\n away ( or ~ 10 mins by car).\n\n\n\n\nmyth No.1 \u2013 Cheras = Far?\n\n\nCheras\n\n\nFor many years, the context of \u201cfar\u201d 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.\n\n\nCheras where once was coined as \u201culu\u201d 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.\n\n\nEconomic Transformation Programmed (ETP) Boundary of Greater KL [Source : SPAD Suruhanjaya Pengangkutan Awam Darat]\n\n\nThe expansion of boundary unconsciously redefines our psychology barrier of \u201cfar\u201d under duress from economic pressure (property price) slowly but surely it will over a long time.\u00a0 We can understand your frustration in keeping up or accepting this fundamental of never-ending expansion due to scarcity of prime land\u2026\n\n\nKuala Lumpur\n\n\nBut 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.\u00a0 Today at this rate of expansion, we won\u2019t be so presumptuous to associate the word \u201cfar\u201d with Cheras; at least not for Cheras Kuala Lumpur before asking which part of Cheras?\n\n\nThe 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\u2019t realise it.\n\n\nDo you know\u2026.\n\n\nDefinition of Greater Kuala Lumpur/Klang Valley Region.\n\n\n\u201cOne element of the Key Entry Point Projects (EPP) is the \nGreater Kuala Lumpur/Klang Valley Connect \nwhich is about land public transport within the urban city\u201d. [SPAD]\n\n\nSource : SPAD\n\n\nfact No.2 \u2013 Cheras = Jam! [Traffic Congestion Area]\n\n\nEkCheras Traffic at Jalan Cheras\n\n\nWe 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 \u201ctaman-taman perumahan\u201d (residential enclaves).\n\n\nCheras is one of the\n Top 5 \nin term of number of registered voters \n(78,819)\n in Federal Territories based on the latest statistic obtained during our General Election 14 which happened not so long ago.\n\n\nFederal Territory Wilayah Persekutuan\n\n\n\n\nWe 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.\n\n\nAssuming conservatively that all registered voters in Cheras have a car driving license and if 50% of them own a car; that would be \n39,410\n cars on the road. Can you see why the traffic at Cheras is horribly congested during the peak hour?\n\n\n\n\nAs this number likely will keep on increasing, the road congestion issue will only become worse and more unpredictable.\u00a0 No doubt that MRT is one of the solution to relieve the burden of the traffic on the road but it won\u2019t break the deadlock.\n\n\nNevertheless we shall not underestimate the potential value of MRT would bring those development which connected to MRT in the near future.\n\n\nFor now, let\u2019s focus back on the location.\n\n\nTaman Cheras Hartamas\n\n\n\n\nTaman 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 \npostcode of Kuala Lumpur\n means that the development falls under the jurisdiction of \nKuala Lumpur City Council \u2013 DBKL\n.\n\n\n\n\nTaman Cheras Hartamas is smacked at the centre of triangle formed by its matured cousin townships \u2013 \nTaman Segar, Taman Connaught\n and \nTaman Cuepacs\n. \u00a0Looking 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 \u2013 \nthe accessibility and connectivity\n.\n\n\nAster\n Residence is sitting along \nJalan Cheras Hartamas\n 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.\n\n\n\n\nDespite the land is not flat and comes with gradient slope towards the MRT station, it does not deters developer from building a \n56.7m direct link bridge\n to connect to the elevated MRT Taman Connaught station.\n\n\nAster Residence \u2013 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.\n\n\nThe 56.7m Direct Link Bridge to MRT Taman Connaught From Aster Residence\n\n\nThe design of the link bridge is kind of futuristic and look more like a floating tunnel than just a normal bridge.\n\n\n360 degree of Site Location\n\n\n\n\nThe site location is rather hidden from the view of Jalan Cheras. Probably you won\u2019t 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.\n\n\nIt 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.\n\n\nAster Residence Site View from Jalan Cheras Hartamas\n\n\nAster Residence Cheras Site Actual\n\n\nProbably 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.\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nAccessibility & Connectivity of \nAster\n Residence\n\n\n\n\nRoad Network\n\n\n\n\n\n\nJalan Cheras Hartamas\n\n\n\n\n\n\nJalan Cheras Hartamas in front of the guardhouse\n\n\nThe access to \nAster\n Residence is very straight forward which is one of the good point of this development.\n\n\nJalan Cheras Hartamas will be your daily in and out road before connecting to the real world.\n\n\nAster Residence Main Access Road \u2013 Jalan Cheras Hartamas\n\n\nThis stretch of road in front of \nAster\n Residence looks like haven\u2019t been maintained for a period of time with uneven surface with patches here and there.\n\n\nIt 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.\n\n\nAster Residence Main Access Road \u2013 Jalan Cheras Hartamas\n\n\nNevertheless, the access road in front of \nAster\n Residence is a \ndual carriageway\n 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. \n\n\nThe question is will it be enough visitor car parking space? \ud83d\ude44\n\n\nAccording to developer, the total number of visitor car parking space is \n96 \ud83d\udca1\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\n\n\n\n\nJalan Cheras \u2194 Kuala Lumpur City Centre\n\n\n\n\n\n\n\u2192 To Kuala Lumpur City Centre\n\n\nAster Residence \u2013 From Kuala Lumpur City Centre via Jalan Cheras\n\n\nIf you turn left from the entrance, you will be able to access to \nJalan Cheras\n bounds to Kuala Lumpur City Centre (before MRT Station Taman Mutiara) via elevated flyover from \nPersiaran Lemak \u2013 Jalan Manis\n.\n\n\nThe distance from \nAster\n Residence to Jalan Cheras is about a \n1.3km drive (3-5 mins)\n. Please take note that bottle-neck at the T-Junction of Persiaran Lemak \u2013 Jalan Manis during peak hour.\n\n\n\u2190 From Kuala Lumpur City Centre\n\n\nAster Residence \u2013 From Kuala Lumpur City Centre via Jalan Cheras\n\n\nThere is this \n\u201cspecial\u201d\n lane to Jalan Hartamas Cheras (to Aster Residence) if you are coming from Jalan Cheras. It is \u201cspecial\u201d because this lane is isolated from the main lane of\u00a0 Lebuhraya Cheras \u2013 Kajang.\n\n\nThis 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).\n\n\nInterchange for special lane which is isolated from main lane of Lebuhraya Cheras \u2013 Kajang from Jalan Cheras to Aster Residence.\n\n\nThe advantage of this \u201cspecial lane\u201d is able to separate those who are heading to \nAster\n Residence from other vehicles who are going towards Kajang town\u2019s direction. You will be able to escape the heavy traffic of this stretch of Lebuhraya Cheras \u2013 Kajang during the peak hour. However, it is quite tricky and confusing to access this \u201cspecial\u201d lane because it can be easily missed.\n\n\nEntry Point to Jalan Cheras Hartaman from Lebuhraya Cheras-Selangor\n\n\nThis journey of this \u2018special\u2019 road to Jalan Cheras Hartamas (\nAster\n Residence) is about \n1km or 2 mins drive\n. It might sound a short distance to you but please do not underestimate the significance of this 1km on your journey to \nAster\n Residence.\n\n\n\n\nProbably we are looking at \nadditional of \n+18 to 20 mins\n if you ever have had missed it during the peak hours.\u00a0 Personally, we had missed this interchange few times but we guess practice will make perfect.\n\n\nIt just a matter of whether getting used to it. Or upgrade the traffic sign board by adding \u201c\nAster\n Residence\u201d below the wording of \u201cTaman Cheras Hartamas\u201d might help?\n\n\n\n\n\n\nLebuhraya Cheras-Kajang \u2194 Kajang or Cheras Selangor\n\n\n\n\n\n\n\u2192 To Kajang or Cheras Selangor\n\n\nThe 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.\n\n\nExit Point to Lebuhraya Cheras \u2013 Kajang towards Kajang from Jalan Cheras Hartamas\n\n\n\u2190\u00a0 From Kajang or Cheras Selangor\n\n\n\n\nFor those who are returning to \nAster\n 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 \nAster\n Residence is about 2.2km away (3 to 5 mins) via Jalan Cheras Hartamas\n\n\n\n\n\n\nLebuhraya Hubungan Timur \u2013 Barat / East-West Link via Jalan Cheras\n\n\n\n\n\n\n\n\n\n\nSungai Besi-Ulu Kelang Elevated Expressway (SUKE)\n\n\n\n\n\n\nSUKE Route [Source : Paultan.org]\n\n\nThe RM4.63 billion SUKE project from Sri Petaling (where KESAS ends) to Alam Damai, \nCheras Hartamas\n, 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\u2013Kajang Highway (Grand Saga), Besraya and Kesas highways. For further reading please click \nhere\n\n\nAster Residence Cheras Hartamas SUKE Interchange\n\n\nCheras Hartamas interchange to SUKE is not far away from \nAster\n Residence and would be ready by \n2020\n if no delay.\n\n\nThe Integrated \u201cRailway + Property\u201d Development (R+P)\n\n\nThere 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.\n\n\nThe starting point of the 56.7m link bridge from Aster Residence to MRT Taman Connaught\n\n\nThe 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 \nstarts from within the boundary of the development\n itself with a proper covered pedestrian walkway which conducive to walk,\u00a0 safe from\u00a0 traffic hazard and protected from our country\u2019s weather conditions.\n\n\nand \nAster\n Residence\u00a0 by Amber Homes is a R+P development connected to MRT Taman Connaught.\n\n\n*Additional enhanced features like disabled-friendly (OKU), security surveillance or CCTV, air-conditioned, free WIFI will be a bonus point if being provided! \n\n\n\n\nMRT Taman Connaught\n\n\nMRT Taman Connaught (SBK26) \u2013 MRT Sungai Buloh \u2013 Kajang Line\n\n\nAster\n Residence is \n6 stations\n away from the new \nMRT SSP Line Interchange\n at MRT Tun Razak Exchange with about \n18 mins\n traveling time from station to station.\n\n\n\n\nShoppers can hop in and hop out at MRT Bukit Bintang which is \n7 stops away\n or about \n21 mins of travel time\n (station to station) from \nAster\n Residence.\n\n\nFrequent flyers can opt for the ERL KLIA Express service at \nMRT Muzium Negara\n which is \n10 stops\n away or \n30 mins\n of traveling time from station to station.\n\n\nDo you know\u2026\n\n\nAster\n Residence is one and only high-rise residential development\u00a0 connected to MRT Taman Connaught (SBK26) which is also the last MRT Station located within \nCheras Kuala Lumpur\n at the border of Federal Territory and Selangor.\n\n\nBelow is the summary of estimated travel time from Aster Residence via MRT Taman Connaught to other stations.\n\n\n\u00a0\n\n\nThe \u201cDown Under\u201d of SBK Line \u2013 South Zone\n\n\n\n\n\n\nWe will focus only on \n\u201csouthern\u201d zone\n 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 \u201ccoffee session\u201d with PROPCAFE in near future.\n\n\nThere are \n16 MRT stations\n [South Zone] in total from \nMRT Bukit Bintang\n (SBK18A) to \nMRT Kajang\n (SBK35) with the assumption that MRT Bukit Bintang station (SBK18A) is the middle point of SBK line.\n\n\nAster Residence MRT Taman Connaught\n\n\nYou 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.\n\n\nThe 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 \nlimited\n.\n\n\nMoreover bear in mind that not all project development will be granted direct access or connection to the MRT station.\n\n\nThis is the exact platform area of the MRT Station Taman Connaught where the link bridge will be connected from Aster Residence\n\n\nNevertheless, with the limited supply of the R+P developments on the \u201cDown Under\u201d of SBK Line already making \nAster\n Residence such a unique and valuable development.\n\n\nThe next question you might want to ask at this point of reading is \u201chow much?\u201d. The price of\n Aster\n Residence starts from \nRM368,620 or RM541psf nett\n after rebate.\n\n\nTime to guess\u2026\n\n\nDo you know what is the price of other R+P developments on the south zone of SBK Line \u2013 TRX Lifestyle Quarter, Sunway Velocity, EkoCheras, Saville Cheras and Metro Cheras?\n\n\nAster Residence Cheras \u2013 R+P Development\n\n\nThe \u201c56.7 meter\u201d R+P development \u2013 \nAster\n Residence\n\n\nThe size of covered pedestrian link bridge is \n56.7 meter in length\n and \n3 meter\n in width making\n Aster\n Residence as one of the nearest development connected with MRT Stations in Cheras.\n\n\nIt is \nonly exclusive\n for the residents of \nAster\n Residence via a \nsecurity card access door\n on the car park level G.\n\n\nSection View of Link Bridge connecting MRT Taman Connaught to Aster Residence\n\n\nThe cost of the bridge is funded by the developer and managed by JMB at a later stage.\n\n\nWhat 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.\n\n\nWhen walking is a daily ordeal\n\n\nAster Residence Link Bridge to MRT Station 56.7m cross section view With HTC Cable Height\n\n\nWhy such a big deal with the 56.7 meter linked bridge? It won\u2019t be such a big deal if you don\u2019t need it daily. If your frequency of commuting via MRT is very high then shorter distance means shorter walking time. It is all about \u201ctime-saving\u201d and for better safety reason.\n\n\n\n\nWhen we are comparing between walking \n50m and 500m\n, we think that 500m walking distance is still acceptable provided if you do that once awhile but if it is \non daily basis (5 days per week)\n then the former one likely will be the preferred choice.. we think.\n\n\nBut\u2026\n\n\nAlthough 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).\n\n\nThe perks of being the R+P development\n\n\nEmotional Health\n\n\nFlat 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 \u2013 does all these sounds familiar to you?\n\n\n\n\nIf 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?\n\n\n\n\nHowever, other than cost and environmental effects, we think one of the best thing about MRT is it gives you a higher stability, certainty and \u201cin-control\u201d in your life in term of time management \u2013 giving you a peace of mind, lesser anxiety and stress level which in directly improving your emotional health.\n\n\nThe Missing Link to Connectivity\n\n\n\n\nThe Missing Link\n\n\nOne 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 \u201cnear\u201d to the MRT station. Then again, whether it is gem or not, still much depending on the price and location.\n\n\nSurrounding amenities\n\n\n\n\nWalk, Ride or Drive?\n\n\nWalk\n\n\nAster Residence is a standalone high-rise residential development. There won\u2019t be any commercial elements or shop lots incorporated within the development itself.\n\n\nCheras Sentral\n\n\nYour best bet for the nearest commercial area within walking distance from \nAster\n Residence is Cheras Sentral Mall. We just hope that Cheras Sentral Mall will be able to sustain until when Aster Residence is completed.\n\n\nRide And Drive\n\n\nHowever, that does not mean Aster Residence is at no man land. \nAster\n Residence is blessed with abundance of ready amenities and established commercial area which can be easily accessible either by MRT railway or road transport.\n\n\n\n\nEkoCheras 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 (\nAster\n Residence) is about \n1min 35s\n.\n\n\n\nVideo Clip of MRT\u2019s journey from\u00a0 MRT Taman Mutiara (Leisure Mall / EkoCheras) to MRT Taman Connaught (\nAster\n Residence)\n\n\nWe won\u2019t 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 \nAster\n Residence \nwill be more or less the same as EkoCheras. You can read it \nhere\n.\n\n\n\n\nto be continued\u2026\n\n\nThat\u2019s all for now \u2013 \nAster\n Residence @ Cheras Hartamas \u2013 Accomodation \u25e6 Transformation \u25e6 Connectivity\n\n\nThe 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. \u00a0We will give you some time to digest today\u2019s posting.\n\n\nNext week we will look at some other details and go deeper on \nAster\n Residence \u2013 Overall Masterplan, Layout, Pricing and Concern Points. We promise this one will be shorter but something worth to wait for.\n\n\nMean while #keepcalm and #goneriding\n\n\nFor \nPart 2\n, please \nsubscrib\ne to our blog so that you won\u2019t miss it.\n\n\nPROPCAFE\u2122 Review : Aster Residence Cheras By Amber Homes \u2013 Home has a Heartbeat [Part 2]\n\n\n\n\nIf want to join PROPCAFE\u2122 Community?\n\n\nJust enter your email and click \u2018Subscribe\u2019 button.\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/astoria-ampang-lg/", "title": "PROPCAFE Peek : Astoria @ Ampang By L&G", "body": "\n\nComing 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.\n\nThe developer is in advance stage of obtaining APDL and SPA signing is expected to be in Jan/Feb.2015.\n\n\nOverview\n\nDeveloped in 5.7 acre of commercial leasehold land, Astoria bordered by Arte, the D\u2019 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,\n\n\nAstoria Ampang\n\n\nAccessibility and Amenities\n\nThe 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.\n\n\nLocation of Astoria @ Ampang\n\n\nAstoria Ampang Amenities\n\n\nThere 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.\n\n\nAmenities\n\n\nAstoria Ampang Facade\n\n\nAstoria Ampang facilities\n\n\nSite Plan and Fa\u00e7ade\n\nThe developer\u2019s website yet to provide much information at the moment\n\nhttp://sqftglobal.com/property/astoria-at-ampang/\n\nDespite 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\n\n\nArtist Illustration of Fa\u00e7ade\n\nSimilarly to The Element, the fa\u00e7ade 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.\n\n\nFacilities on 6th floor\n\n\nAstoria Ampang Site Plan\n\n\nAstoria Ampang Floorplan\n\n\nAstoria Ampang TypeA\n\n\nAstoria Ampang TypeB\n\n\nAstoria Ampang TypeC\n\n\nAstoria Ampang TypeD\n\n\nAstoria Ampang TypeE\n\n\nFloor and Unit Plan Layout\n\nThe 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.\n\n\nSiteplan\n\n\nFloorpan\n\n\nType A- 560sqft (1 bedroom)\n\n\nType B-735sqft (2bedrooms)\n\n\nType C-888sqft (2+1bedrooms)\n\n\nType D-1050sqft (3bedroooms)\n\n\nType E-1505sqft (Dual key + 4bedroooms)\n\n\nPrices\n\nThe 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.\n\n\nFinancing\n\nSome finance incentive is given to the buyers. Please check with developer on this\n\n\nSpecification, Maintenance Fee and carpark\n\nKitchen 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.\n\n\nConclusions\n\nThis 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\n\n\nHappy Investing!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/astrea-mont-kiara-by-uem-sunrise/", "title": "PROPCAFE\u2122 Review: Astrea @ Mont Kiara by UEM Sunrise", "body": "\n\nThis illustration depicts that there is only 1 building condo in Jalan Kiara 5 and the rest are good old trees and jungles.\n\n\nAstrea Mont Kiara Review\n\n\nJalan Kiara 5 has been bustling lately. First we have Sunway Property\u2019s Sunway Mont that was launched not too long ago where we had covered extensively earlier on \nhere\n.\n\n\nIn 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.\n\n\nNow we present you the review of \nAstrea Mont Kiara\n. Enjoy!\n\n\n\n\nLet\u2019s\nstart with what is Astrea?\n\n\nAstrea is where lights guide you home\nand light shines brightest.\n\n\n\n\nThe development of Concept of Astrea, the star of Mont Kiara.\n\n\nResidensi Astrea is elevated beyond the\ncityscape and all its cares, she is Illuminated by the night sky of a million\nstars. Here you gaze upon an endless horizon of dreams and imagination.\n\n\nBedazzling comforts shape an immaculate\nlifestyle you call home. \n\n\nA 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.\n\n\nResidensi\nAstrea Mont Kiara the project essentials\n\n\n\n\nResidensi 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. \n\n\nThe typical built-up sizes range from 1,364 sq ft to 1,859 sq ft with a starting\nprice of RM1.16mil with average RM800psf. Each condo unit comes 2 car parks or\n3 car parks.\n\n\n\n\nThis project is developed by Milik Harta\nSdn Bhd a subsidiary of UEM Sunrise Berhad. To some UEM Sunrise is Mont Kiara,\nwhy so, we shall explain as we go deeper in this review.\n\n\nGoing 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.\n\n\nApartments\n& Condos Project Grade\n\n\n\n\n\n\n\n\nType\n\n\nCost\n\n\n\n\n\n\n6 Star Luxury\n\n\n>RM2000psf\n\n\n\n\n\n\nLuxury\n\n\n>RM1500psf\n\n\n\n\n\n\nHigh Class\n\n\n>RM1000psf\n\n\n\n\n\n\nPremium Middle Class\n\n\n>RM800psf\n\n\n\n\n\n\nMiddle Class\n\n\n>RM500psf\n\n\n\n\n\n\nBase Class\n\n\n<RM400psf\n\n\n\n\n\n\n\n\nThe\nLocation of Astrea Mont Kiara\n\n\n\n\nLet\u2019s check out the site shall we.\n\n\n\n\nThis is the entrance into Jalan Kiara 5.\n\n\n\n\nAstrea Mont Kiara is located at Jalan Kiara 5, Mont Kiara. It is right next to \nSunway Mont Residences\n, 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.\n\n\n\n\nAccessibility\nand amenities\n\n\nThe main access to Mont Kiara is via\nJalan Duta, NKVE, Penchala Link, Sprint, Duke and Jalan Kuching.\n\n\nAstrea is within walking distance to Verve\nSuites Mont Kiara, where there is a notable grocers and several F&B joints\nas well as convenience stores.\n\n\n\n\nAs Mont Kiara is an expat enclave, there\nare several international schools nearby, grocers neighborhood malls with no\nshort of amenities, in all Mont Kiara is pretty convenient place to live by.\n\n\n 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.\n\n\nFa\u00e7ade\nof Astrea Mont Kiara\n\n\nOne of the highlights of the project is the\nentrance statement, on the base of the building, a feature geometrical wall\nwith lights studded on the diamond shape fa\u00e7ade. \n\n\n\n\n\u201cLined by lush greenery, the\nlittle touch of nature perfectly complements the impressive statement of\ncontemporary design.\u201d\n\n\n\n\n\n\nThis is definitely a\npretty new and refreshing concept among the condos in Mont Kiara. \n\n\nLook at the glittering stars on the entrance statement geometrical design wall! \n\n\n\n\nAstrea drop off area\n\n\nHowever the fa\u00e7ade on the condominium tower is nothing special, back dated facade, low to mid cost apartment and condominium can look like this these days.\n\n\nNot sure because the lighting effect, the facade looks ordinary.\n\n\nWindows 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 fa\u00e7ade is just bad for upmarket condo. At RM800psf, we kind of expect more. What about floor to ceiling height or full glass fa\u00e7ade, we suggest the developer to move ahead with time and offer purchaser a condo with modern fa\u00e7ade.\n\n\n\n\nSite\nPlan and block orientation\n\n\nAstrea Mont Kiara tower orientation is\npretty similar to Casa Kiara 2 and Sunway Mont. Astrea tower is basically in\nparallel with Sunway Mont. \n\n\n\n\nTo maximize condo unit yield as well as\nconstruction cost consideration there is only 1 tower at Astrea Mont Kiara. There\na total of 9 units per floor, floor density is comparable to low to mid cost apartment.\nThere is also no basement carpark, not quite acceptable for project at this\ngrade. There are 7 storey of carpark, from level 1 to level 7. Main access to\ncarpark is at level 1&2. \n\n\n\n\nAren\u2019t there better solutions? What about\n3 basement carpark, 1 ground 3 level above gorund, wouldn\u2019t that be better?\nThat is possible with higher construction costs, now driving up daily to 7th\nfloor carpark will be the future cost to residents of Astrea.\n\n\n\n\nAs of now Jalan Kiara 5 is still pretty quiet, as we have mention, Tritnity\u2019s 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.\n\n\nLayout\nPlan\n\n\nThe typical storey plan\n\n\n\n\nUnit 02-03 is facing forest, will be\nunblocked view, but is also facing west and near to high tension\n\n\nUnit 3A-07 will be south facing or\ndirect view to Sunway Mont\n\n\nUnit 06-07 will be east facing, and\nfronting Jalan Kiara 5\n\n\nUnit 01, 08 & 09 will be north\nfacing and will be a view to future development\n\n\n\n\nOur favorite unit will be type B. First\nit is a very good size 3 bedder. \n\n\nAll 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.\n\n\nFurnishing\n\n\nResidensi Astrea Mont Kiara is partially\nfurnished with kitchen cabinet and air-cond units at all bedrooms meanwhile\nmaintenance is expected to be RM0.35psf.\n\n\nSales\nGallery and Show Unit visit\n\n\n\n\nWe were at the UEM Sunrise sales gallery at Jalan Kiara. \n\n\nWe shall lead you to a quick tour to\ncheck out the sales gallery, the scale model as well as glimpse to the show\nunit.\n\n\n\n\nCommentary\nof the show unit.\n\n\n\n\nThe show unit is the type B unit\n1656sqft unit. Stepped into the unit, first take, the ambiance of the show unit\nis good. Well lit up, modern ID, quality built-up and it looks identical to the\nbrochure and very inviting. It is no wonder that all type B and B1 are fully\ntaken up! Note to buyers: VP unit may vary a whole lot.\n\n\nCondo\nFacilities Stella Deck (8th Floor) and Astrea Deck (36th Floor)\n\n\n\n\nThe other main selling points of Astrea\nMont Kiara would these 2 facilities decks. Stella Deck location in 8th floor,\ncomes with >18 facilities from swimming pools, Jacuzzi, picnic lawn, BBQ pavilion,\nreflective pool, lounge, \u00a0splash\nplayground, basket court/tennis court (personally like this one, dual-purpose\nuse, would be best if it can also do futsal, lol). \n\n\nNice looking BBQ area\n\n\n\n\n\n\n\n\n\n\nThe Astrea deck is a rooftop deck at\n36th floor. The feature facilities includes the sky lounge, sky gym, yogo deck,\nlandscape deck, sunken seating pod and landscape terrace. Well this rooftop sky\ndeck meets the expectation of a modern condo, an icing to the cake would be a\nrooftop infinity pool!\n\n\n\n\n\n\n\n\nAstrea\nMont Kiara Price\n\n\nUnit 15-01 (1,828sqft) RM1,598,800\n\n\nUnit 15-02 (1,364sqft) RM1,184,800\n\n\nUnit 15-03A (1,859sqft) RM1,169,800\n\n\nUnit 15-08 (1,859sqft) RM1,578,800\n\n\nBooking: RM20,000\n\n\nThe freebies: Free legal fees, 8% rebate\n+ UEM Sunrise Tresor tier rebate + 2% SPA signing rebate. \n\n\n\n\nVerdict\n\n\nPros:\n\n\n\n1.\nThe brand. \n\n\nUEM Sunrise is Mont Kiara, make no\nmistake, of among all the condos, the better ones, in terms of maintenance,\nbuilt quality and price support, are under UEM Sunrise brand. Reason being the\nsupport system of \u2018looking after\u2019 a condo is there and still there. \n\n\n\n\n2.\nExpat enclave and its ecosystem\n\n\nFirst 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 \u2018ecosystem\u2019. \u00a0Mont Kiara is an expat enclave today and will likely still be many years down the road.\n\n\n\n\nCons:\n\n\n\n1.\nSame ole, same old\n\n\nAnother 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?\n\n\n2.\nCompelling reason to buy \n\n\nFor both investment and own stay from\nthe price point of >RM1.1m or 800psf at this point of time, well seriously lack\nof it! \n\n\nPricey x 3.\n\n\nThere are many other better options out\nthere.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/atwater-petaling-jaya-section-13-by-paramount-property/", "title": "PROPCAFE\u2122 Review: Atwater @ Petaling Jaya Section 13 by Paramount Property", "body": "\n\nAs mentioned earlier in PROPCAFE\nTM\n post : \nPROPCAFE\u2122 Review: Petaling Jaya Section 13 @ Selangor\n the city of Petaling Jaya was developed during British Malaya due to overpopulation in Kuala Lumpur in 1950s and since then Petaling Jaya didn\u2019t looking back. Due to the long history, the township is pretty much developed and mature with few pocket of lands available for development. Occasionally there will sporadic launches in this land scarcity township. From Propcafe\u2019s vague memory the last launch was Biji Living at Petaling Jaya Section 17 which was launched in mid of 2015. Selling over RM428K for the smallest 550sqft, the project is currently over 97% sold, a respectable sales figure given that most developers were reporting a slow sales during the period 2015~17.\n\n\n\n\nMore than 90% of the purchasers are Chinese and this is expected where locality the demographic wise, Chinese forms the majority of the population in this part of Petaling Jaya.\n\n\nAside the demographic, Daerah Petaling is one the most affluent district in Malaysia and being the centre of daerah Petaling, this part of Petaling Jaya is one of the most affluent area. Old is really a gold here.\n\n\n\n\nSource: https://www.dosm.gov.my/v1/index.php?r=column/cthemeByCat&cat=120&bul_id=RUZ5REwveU1ra1hGL21JWVlPRmU2Zz09&menu_id=amVoWU54UTl0a21NWmdhMjFMMWcyZz09\n\n\nThe combination of the demographic and higher disposable income of general population in this part of Petaling Jaya always pique the interest of PJLang whenever there are new launches, which is a scarce event anyway. This bring PROPCAFE\nTM\n to the new launch by Paramount Property, Atwater @ Petaling Jaya Section 13 with GDV of RM780million.\n\n\nWhere is Atwater?\n\n\nFor a hardcore PJLang, the location need not need further introduction. Sandwiched in between Sin Chew Jit Poh and EX-DKSH building and fronting the landmark Lisa De Inn, the location is distinguished and immediately recognizable.\n\n\n\n\nLandmarks within Atwater vicinity\n\n\nThe main artery for Atwater is Jalan Universiti where it will link you to all the major highways in Klang Valley. If you are coming from SPRINT highway, you can exit through Jalan Abu Bakar@Section 16 and short a driving distance make the right turn to Jalan Universiti. Similarly if you are coming from Federal Highway, you can either use the route Jalan Barat => Jalan Kemajuan => Jalan University. Key in \nParamount Property Gallery\n in WAZE to guide you to the sales gallery if you are still lost.\n\n\n\n\nAccessibility is never an issue here however the main grouses for residents are the heavy traffic congestion leading to the Bulatan Rothmans (now is EX) during evening peak hour but the traffic now is much smoother since the implementation of traffic system replacing the roundabout\n\n\nDistance to the nearest highway\n\n\n\n\n\n\n\n\nLDP \u2013 1.8km\n\n\nNKVE \u2013 5.6km\n\n\n\n\n\n\nSPRINT \u2013 1.7km\n\n\nNPE \u2013 6.3km\n\n\n\n\n\n\nFederal Highway \u2013 2.6km\n\n\n\n\n\n\n\n\n\n\nPublic Transport\n\n\n\n\n\n\n\n\nTaman Bahagia LRT Station \u2013 2.3km\n\n\nTaman Jaya LRT Station \u2013 2.7km\n\n\n\n\n\n\nTaman Paramount LRT Station \u2013 1.8km\n\n\nPhileo Damansara MRT Station \u2013 1.7km\n\n\n\n\n\n\nAsia Jaya LRT Station \u2013 1.6km\n\n\n\n\n\n\n\n\n\n\nEducation Institution\n\n\n\n\n\n\n\n\nKDU College \u2013 4.3km\n\n\nUniversity Malaya \u2013 3km\n\n\n\n\n\n\nInternational Islamic University Malaysia \u2013 1km\n\n\nINCEIF \u2013 2.3km\n\n\n\n\n\n\nMAHSA University College \u2013 2.5km\n\n\nTOC Automotive College \u2013 600m\n\n\n\n\n\n\n\n\nHospital\n\n\n\n\n\n\n\n\nColumbia Asia Hospital \u2013 600m\n\n\nKPJ Damansara \u2013 4.5km\n\n\n\n\n\n\nUM Medical Centre \u2013 3.4km\n\n\nTun Hussein Onn National Eye Hospital \u2013 2.6km\n\n\n\n\n\n\n\n\nMall\n\n\n\n\n\n\n\n\nJaya One \u2013 750m\n\n\nAtria Damansara \u2013 3.2km\n\n\n\n\n\n\nJaya 33 \u2013 1.3km\n\n\nTropicana City Mall \u2013 2.4km\n\n\n\n\n\n\nJaya Shopping Centre \u2013 1.7km\n\n\n\n\n\n\n\n\n\n\nLeisure\n\n\n\n\n\n\n\n\nCrystal Crown Hotel \u2013 2.2km\n\n\nLisa De Inn \u2013 350m\n\n\n\n\n\n\nBest Western Hotel \u2013 1.7km\n\n\n\n\n\n\n\n\n\n\nSchool\n\n\n\n\n\n\n\n\nSRJK (C) Puay Chai \u2013 1.6km\n\n\nSRK Seri Petaling \u2013 2.8km\n\n\n\n\n\n\nSMK Sultan Abdul Samad \u2013 1.8km\n\n\nSMK Taman Sea \u2013 2.2km\n\n\n\n\n\n\nSMK (L) Bukit Bintang \u2013 2.7km\n\n\nSMK (P) Sri Aman \u2013 2.8km\n\n\n\n\n\n\n\n\nIn short the location of Atwater @ Petaling Jaya Section 13 is as prime as it can get and with 5.2 acres of land, it is quite a sizable piece of development.\n\n\n\n\nConcept & Masterplan\n\n\nAtwater is integrated mix development built on a 5.2 acre of leasehold land. Being part of the urban renewal of Petaling Jaya Section 13, the development is well connected with neighbourhood development to create a seamless and safe linkages for pedestrians.\n\n\n\n\nThe integrated development is to encourage work and live within the same compounds where residents simply walk from the residential to commercial & retail components via the elevated link bridge.\n\n\nSome readers may curious what is Atwater all about? The name is taking inspiration from ponds and cascade water feature through the retail and commercial components. The multiple water ripple effect caused by cascading water has soothing effect as well as symbol of integration between residential and commercial components.\n\n\n\n\nThe residents can access the commercial component via the elevated linked bridge from the residential carpark to the podium level. Subsequently the residents can access to the next door development through the link bridge where under Petaling Jaya Section 13 Renewal plan all development will be linked by the elevated link bridge.\n\n\n\n\nScale Mode showing The Link Bridge between Commercial & Residential Component\n\n\nInterestingly looking from aerial view the master plan, the water seems to cascading from the residential lap pool to the commercial\u2019s main water feature, creating a seamless free flow!\n\n\n\n\nArtist Impression of overall development plan\n\n\nTraffic Management\n\n\nTraffic management is one of the utmost important keys in integrated development. Visitors who are not familiar always worry the confusion signage and for residents they fear the congestion associated with commercial activities. Therefore proper signage and dedicated ingress/egress and carparks for residents, visitors to both residential and commercial must be concise to avoid confusion which contribute to traffic congestion within the development.\n\n\nIn the case of Atwater, all the carparks for commercial component are located at the basement, where visitors will use the dedicated ramp leading to the basement parking B1 & B2. For residents they will head to the 2 guardhouses located on both end of resident towers\u2019 elevated carpark building.\n\n\nScale model below showing the internal traffic management\n\n\n\n\nIngress/Egress of Atwater residential and commercial\n\n\nResidential component\n\n\nThere are two towers in the RM385million GDV residential component, the 23 storeys Family tower and 26 storeys Lifestyle tower. The naming of the towers is in line with the concept of the serviced apartment where Paramount Property is promoting multi generation living within the same compound. PROPCAFE\nTM\n will touch more on this point shortly. All the units located from 8\nth\n floor onward with facilities deck on level 6a & 7. To soak in the Petaling Jaya skyline view, viewing deck and facilities such as BBQ, Sky Play, Chess Corner etc are located on rooftop of both residential towers.\n\n\n\n\nAtwater Scale Model Residential Component Facing South\n\n\n \n \n \n \n \n \n \n \n \n Lifestyle Tower \n \n \n \n \n \n \n \n \n \n \n \n Family Tower \n \n \n \n \n \n \n\n\nAtwater Scale Model Residential Component Facing North\n\n\nLifestyle Tower\n\n\n\n\n\n\n\n\nType\n\n\nBuilt Up, sqft\n\n\nTotal Unit\n\n\nConfiguration\n\n\nCarpark\n\n\n\n\n\n\nA/A1\n\n\n670\n\n\n77\n\n\n2 bedroom\n\n\n1 carpark \u2013 Level 8-13*\n\n2 carparks \u2013 Level 14 \u2013 33\n\n\n\n\n\n\nC/C1\n\n\n703\n\n\n233\n\n\n2 bedroom\n\n\n\n\n\n\n\n\nTotal\n\n\n310 units\n\n\n\n\n\n\n\n\n\n\n\n\n*All units in Lifestyle Tower at level 11-13 with office facing direction will get 2 carparks\n\n\n\u00a0\n\n\nFamily Tower\n\n\n\n\n\n\n\n\nType\n\n\nBuilt Up, sqft\n\n\nTotal Unit\n\n\nConfiguration\n\n\nCarpark\n\n\n\n\n\n\nE1~4\n\n\n850\n\n\n92\n\n\n2 bedrooms\n\n\n2 carparks\n\n\n\n\n\n\nF\n\n\n1050\n\n\n45\n\n\n2+1 bedrooms\n\n\n2 carparks (Level 14 & above will get 3 carparks)\n\n\n\n\n\n\nG\n\n\n1204\n\n\n23\n\n\n3+1 bedrooms\n\n\n3 carparks\n\n\n\n\n\n\nH\n\n\n1422\n\n\n23\n\n\n3+1 bedrooms\n\n\n\n\n\n\n\n\nTotal\n\n\n183\n\n\n\n\n\n\n\n\n\n\n\n\nIn total there are 493 units on 2.18 acre where the density worked to be 226units/acre which is a quite pretty low density development given that nowadays most development exceeding 300units/acre and some high density even exceeding 500units/acre!!\n\n\nEach block will have 4 lifts comfortably serve 78units/lifts in Lifestyle tower and even lower 46units/ lift in Family Tower.\n\n\nFor privacy purpose the residential component is tucked at the rear of the development behind the commercial component.\n\n\nLifestyle Tower: Unit & Floor Layout\n\n\nAtwater Type A lifestyle\n\n\nUpdate with latest floor layout\n\n\n\n\nThere are 12 units in every floor and interestingly\u2026 half of the units are corner unit with additional window on the kitchen to allow more natural sun permeate through the house. All units are having either North or South direction which promotes better ventilation and lesser exposure to east & west sun.\n\n\n \n \n \n \n \n \n \n \n \n Type A 670sqft 2 bedrooms \n \n \n \n \n \n \n \n \n \n \n \n Type C 703sqft 2 bedrooms \n \n \n \n \n \n \n\n\nDespite the compact size, the layout is spacious and practical and Paramount Property has managed to fit two bedrooms in it. Despite the primary target market of Lifestyle Tower is single or DINKs (Double Income No Kids), it is suitable for a family with small kid as well. The 2\nnd\n bedroom can be used as kid\u2019s or guest\u2019s room.\n\n\nAtwater Type A living 01\n\n\nWith dual entries to bathroom your guests do not need pass through the master bedroom to access the bathroom. The yard is located after the bathroom which according to the salesperson designed as such to maintain privacy as it is tucked away from guests. Furthermore after the bath you can immediately put the laundry in washing machine. However the yard is only sufficient to install the washing machine & dryer without any much space left especially if you plan to install hangers to dry the clothes.\n\n\nAtwater Type A Dining\n\n\nUpon casual chat with salesperson, it was found that on highest 5 levels in Lifestyle Tower, rather than the standard 10ft ceiling height, these units come with high ceiling with a whopping 16ft ceiling height! What this means to the owners of these double volume\u00a0units? Given that size of standard unit in Lifestyle Tower is rather compact either 670sqft or 703sqft, the additional \u201cair space\u201d is huge bonus for owners. Essentially by building mezzanine deck owner can increase the usable floor space! Such high ceiling allows the owners to expand the space for additional storage, living or sleeping area. Alternatively the high ceiling allow display of the art work, ceiling work, lighting etc. It is up to the creativity of the owners for renovation and interior decoration.\n\n\n\n\nThe double volume Units in Lifestyle Tower\n\n\nOwner can build shelves through the wall to display personal collections, decors, photos etc. Alternatively, owner can erect book shelves to keep all the books and magazines that been kept in the boxes due to lack of space in the apartment. The double volume height book shelves surely look fabulous and impressive.\n\n\n\n\nTo increase the usable floor space, the most practical way is to build a mezzanine deck or an attic. The mezzanine deck can be converted to working space or additional bedroom.\n\n\n\n\nThe double volume space will spare room to hang the dreamt grand chandelier which will not be possible in normal ceiling height condominium.\n\n\n\n\n\u00a0\n\n\n\n\nThe 16ft ceiling height will give luxury of space for intricate ceiling work with spare room for a mezzanine deck.\n\n\n\n\nIf you arty person, 16ft high of wall will give space to you freedom to express yourself.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nSource: random photos from Google image\n\n\nSome example of what you can do with double volume\u00a0unit. Only question is how deep in your pocket?\n\n\nEven if you are not doing anything fancy, the 16ft ceiling height will create impact in the space.\n\n\nThe biggest surprise of all, it seems that Paramount Property didn\u2019t put huge price premium on these limited double volume\u00a0units. Do check it out with the friendly SA.\n\n\nThere are only 60 units are available in Atwater for sale.\n\n\nSee the Show Unit Type A 670sq ft Photos Gallery Here!\n\n\n \n \n \n \n \n \n \n \n \n Atwater Type A Dining \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Atwater Type A kitchen & dining \n \n \n \n \n \n \n \n \n Atwater Type A Kitchen \n \n \n \n \n \n \n \n \n \n \n \n Atwater Type A living 01 \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Atwater Type A living 02 \n \n \n \n \n \n \n \n \n \n \n \n Atwater Type A master bedroom 01 \n \n \n \n \n \n \n \n \n Atwater Type A bedroom 1 \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Atwater Type A master bedroom 02 \n \n \n \n \n \n \n \n \n \n \n \n Atwater Type A lifestyle \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Atwater Type A master bath \n \n \n \n \n \n \n\n\nUpdate (8.April.2018)\n\n\nParamount property has obtained Atwater APDL early of last month and buyers who booked the unit were invited for SPA signing for past few weeks. For some of types, the buyers received pleasant surprise.. For example for type A1/B1 (670sqft) and C1/D1 (703sqft) in lifestyle tower, enhancement has been made on the layout. \u00a0to allow alternate access to the yard especially IN CASE the bathroom is being used, the yard is accessible via 1st bathroom the window is upgraded to door!\n\n\n\n\nMost readers know PROPCAFE\nTM\u00a0\nis big fan of loft and were quite disappointed when was told these limited edition double volume units didn\u2019t come with any mezzanine deck.\u00a0 \u00a0However PROPCAFE\nTM\n was proud to announce that Paramount Property has decided to build the mezzanine deck for these loft units! Not only that, these mezzanine deck also comes with their own bathroom. What does this means to the house owner? The mezzanine deck not only can be used as family or study area, it can be converted to a bedroom as well. This mezzanine deck is about 230sqft, adding to 670sqft (type A1/B1) and 703sqft (type C1/D1), making the total built up is 900sqft and 933sqft! Not only that, with mezzanine deck, the loft has flexibility to be a small size family home with 3 bedrooms and 2 bathrooms configuration. The headroom is quite reasonable with kitchen is having 8\u2032 10\u2033 headroom and mezzanine deck with 6\u2032 10\u2033 headroom, sufficient for standing adult.\n\n\n\n\nEven with the mezzanine deck above the kitchen, you still can have loft space on both bedrooms and living. which means if you need additional living space or storage, the space can be converted for such purpose.\n\n\n\n\n\n\nArtist Impression of the loft unit\n\n\nWith the loft design and mezzanine deck, the buyers only need to pay additional RM70K compared to the standard unit! It is screaming steal and no wonder these limited units already fully booked and at the time of writing, none of the units are available. For more details, dropby to the Atwater sales gallery for more information.\n\n\nFamily Tower: Unit & Floor Layout\n\n\nAtwater type F Living & dining 02\n\n\nThere are even lesser units in Family tower else only 8units/floor with unit size ranging from 850 \u2013 1422sqft. Most of the units are with Semi-D concept where only one wall is sharing with neighbour. Some of the unit even didn\u2019t share a wall with neighbour. There are 4 units/floor for type E and 2 units/floor for type F and one unit each for type G & H.\n\n\nAtwater type F dining & kitchen\n\n\nParamount Property recognizes that with aging population especially the Petaling Jaya where some of the folks are growing old and their lifestyle may also change after retirement. With their children already grow up, they no longer need the space and also no longer feasible for them to maintain the current abode. Condo lifestyle is perfect for them because it offers not only security feature but condo living is at single level therefore more gentle on knee as they do not need to climb staircase. The facilities are appealing to them as they can exercise and socializing among them at facilities deck.\n\n\nAtwater type F master bedroom\n\n\nWhat is \nassistive living\n then? The unit with \nassistive living\n is designed with elders with mobility restriction in the mind. It is additional effort by Paramount Property to ensure these elders require minimal supervision for their day to day living. Assistive living feature such as switches at lower level (4ft from floor level), wider bathroom, bedroom & main door and no step or gentle slope provided to at main entrance & bathroom as well as ledge in master bathroom for seated showering and toilet support rails for master bathroom.\n\n\nAtwater type F master bath\n\n\nIt is a small gesture from caring developer to ensure that the elders still can live with dignity and independently.\n\n\nFor type E, half are normal unit and another half are \nassistive living units\n. All type F are Assistive Living units.\n\n\nSimilar to Lifestyle tower, all units are with either North or South direction.\n\n\n\n\nFor family tower, the smallest unit will comes with 2 bedrooms to the biggest unit is coming in 3+1 bedrooms configuration. Type F, G & H have an expansive living and dining layout to enjoy the view and natural sunlight. In PROPCAFE\nTM\n\u2019s opinion, the layouts are general safe, Semi-D concept, no bedrooms looking into each other, reasonable sizes without any space wastage.\n\n\n\n\nUnit Layout Type E3\n\n\n \n \n \n \n \n \n \n \n \n TypeF 1050sqft 2+1 bedrooms \n \n \n \n \n \n \n \n \n \n \n \n Type G 1204sqft 3+1 bedrooms \n \n \n \n \n \n \n\n\nUnit Layout Type F & G\n\n\nNice touch on the master bedroom window design where you can put bench and storage along the window.\n\n\n\n\nFor type H, PROPCAFE\nTM\n feels that the layout can be improvised with a wet kitchen introduced in lieu of study area. The study area can be shifted to next to bedroom 3. For Asian Family, a wet kitchen usually is a must for home cooking especially taichow style or cooking rendang or curry.\n\n\n\n\nUnit Layout Type H and PROPCAFE\nTM\n proposal\n\n\n\u00a0\n\n\nSee the Show Unit Type F 1052sq ft Photos Gallery Here!\n\n\n \n \n \n \n \n \n \n \n \n Atwater type F Living & dining 01 \n \n \n \n \n \n \n \n \n \n \n \n Atwater type F Living & dining 02 \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Atwater type F dining & kitchen \n \n \n \n \n \n \n \n \n \n \n \n Atwater type F master bedroom \n \n \n \n \n \n \n \n \n Atwater type F Bedroom 1 \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Atwater type F study room \n \n \n \n \n \n \n \n \n Atwater type F master bath \n \n \n \n \n \n \n \n \n \n \n \n Atwater type F Bath 1 \n \n \n \n \n \n \n\n\n\u00a0\n\n\n\n\nMulti generation living \n\n\nBoth towers are designed by Paramount Property with theme Family and Lifestyle with multi generation living concept in mind where older generation feel it is time to downgrade from landed to condo. The children already grow up and would like to have privacy and yet\u2026 still want the convenient of having their parents around\u2026. For example having home cooked meal and soup! Wouldn\u2019t it be convenient if you are living NEXT and NOT together with your parents? \ud83d\ude42\n\n\nOf course when parents need a help for example some handyworks or repair around the house, they can give a call to the children who just live next door.\n\n\n\n\nFacilities Deck \n\n\nThe facilities for the residential component are located on the level 6a & 7 and rooftop of each tower. There are few type of pools to cater for different group of residents. At Atwater, there is lap pool for serious swimming, infinity & family pool to soak and chill and wading pool for children. For active outdoor lifestyle there are facilities such as\n\n\n\n\nhalf basketball court\n\n\nindoor badminton court\n\n\nFloating gym overlooking Lap pool\n\n\nOutdoor X-cercise station\n\n\nPlayground\n\n\n\n\nNot forgetting the elders, Paramount Property has designed reflexology path and Aqua gym in the Atwater\u2019s facilities deck as well.\n\n\n\n\nChildren Playground\n\n\nOf course not forgetting social activities, BBQ facility, Jacuzzi, SPA and landscaped gardens/ lounge/ pavilions are scattered around.\n\n\n\n\nJacuzzi at Night\n\n\nTo soak in the unobstructed Petaling Jaya view, Paramount Property has put viewing deck and some facilities on the rooftop for both blocks for residents to enjoy. With multi generation living theme, Paramount Property is putting social & chess corner, BBQ area, reading pod and multipurpose deck at the rooftop. And not forgetting children, some equipment are installed in Sky Play to keep the children occupied.\n\n\n\n\nArtist Impression of facilities deck on 7\nth\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nScale model of facilities deck at 7\nth\n floor\n\n\nView and orientation\n\n\nAll units in Family and Lifestyle towers are positioned with North-South orientation to promote better ventilation as well as minimize the west-east sun exposure. It is smart move from Paramount Property because East direction will be facing the neighbour future development. Of course west facing is always not desirable given Malaysia climate.\n\n\nThe high floors overlooking the office towers will be afforded good view overlooking Petaling Jaya Section 17 as well some greeneries of Kiara Park.\n\n\n \n\n\nAtwater North View\n\n\nThe low floors with North direction even though the view is blocked by the office towers, they will enjoy the view of the facilities deck where the lap pool spans almost the length of the facilities deck. Where else for units in Lifestyle Tower at level 11-13 with office facing direction, to compensate the lack of view they will get 2 carparks.\n\n\n\n\nScale model showing facility deck view\n\n\nThe south direction will be overlooking the Petaling Jaya Section 13 industry area where Local Council is committed for the urban renewal.\n\n\n\n\nAtwater South View\n\n\nDespite facing the future development, Atwater will have minimal impact as all units will have north-south orientation. However unit type F will be slight affected as the Balcony is overlooking it. However PROPCAFE\nTM\n found out that in the neighbour development there will be 2.2acres of facilities deck where this type F will be overlooking at.\n\n\n\n\nAtwater East View\n\n\n\n\nAtwater West View\n\n\n\n\nCommercial component\n\n\nBuilt on 3.02acre, the commercial component consist of two office towers, 2 storeys of retails as well as the Park fronting Jalan Universiti for the enjoyment of public and Atwater residents.\n\n\n\n\nThe Atwater Park fronting Jalan Universiti\n\n\nWith integrated development, Paramount Property is promoting harmony and dynamic living where residential and commercial are co-exist.\n\n\n\n\nBoth commercial towers & office space is not open for sale currently however in PROPCAFE\nTM\n\u2018s visit we were told that Paramount Property is negotiating with some parties for enfloor deal. It will be interesting to know who are the parties nevertheless if this materialized it will be coup for Atwater. Stay tune with PROPCAFE\nTM\n for more update on this\u2026\n\n\nRetail space will be retained by Paramount Property to ensure full control of the retail mix of F&B and services. PROPCAFE\nTM \nwill keep readers posted when Paramount Property secure tenants for Atwater retail space. Stay tune\u2026\n\n\nPricing & Maintenance Fee\n\n\nA the time of writing, no firm pricing was advised however the indicative PSF guidance is RM820psf which seems to be in line with Petaling Jaya Section 13 recent launches. The maintenance and sinking fund is yet to be fixed.\n\n\n\n\nConclusion\n\n\nPROPCAFE\nTM\n is a big fan of Petaling Jaya due to the location, accessibilities, and amenities and most important due to mature township there are limited land available for development and hence limited new property supplies. With the demand from older generation to switch to condo lifestyle as well young generation, the condo demand is always healthy judging from the good occupancy from the completed development.\n\n\nHowever the sentiment property market is not favourable may make buyers hesitate and therefore it is not surprising that some developers are holding back their launches. However there always two side of a coins and for buyers who are hunting of bargain, this may the best time!\n\n\nRegistration : \nparamountatwater.my\n\n\nAtwater Sales Gallery Location Google Map : \nhttps://goo.gl/maps/toiXXVDKTEM2\n\n\n\n\n\n\nLot 94, Jalan Universiti, Section 13\n\n\n46200 Petaling Jaya Selangor\n\n\nTelephone 03-79318091 Fax 03-7931 2669\n\n\nWebsite \nwww.paramountatwater.my\n\n\nFor the virtual tour for our sales gallery, click \nhttps://goo.gl/maps/jHZa3wii29U2\n\n\nTill then Happy Hunting! \n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/australiabrisbane-new-properties/", "title": "PROPCAFE Peek : Brisbane New Properties @ Australia", "body": "\n\nGood day! PROPCAFE proudly brings to you guys an overview of Brisbane property scene just for your benefits on whats going on other parts of the world. As many will ask, \u201cWhy Brisbane?\u201d and \u201cwhy not Melbourne, Sydney or other cities in Australia?\u201d\u2026well the short answer is because we can. Joke aside, Brisbane is selected based on the following factors:-\n\n\n\u2013 Editor\u2019s knowledge of the city\n\n\n\u2013 Brisbane has the highest migration move in rate for Australia in the past few years\n\n\n\u2013 Reasonable house price index, when compared to Sydney, Melbourne or Perth and pretty close to Klang Valley if no conversion.\n\n\n\u2013 A city that have capacity to grow, and currently its the 3rd most populous city in Australia, with 2mil population on Brisbane and its greater Brisbane area.\n\n\n\u2013 top 16 the most livable city in the world, as compiled by The Economists. We believe Penang is within the top 20 as well.\n\n\nAs compared to other more recognised cities of Sydney and Melbourne, Brisbane is seated on Brisbane River as opposed to sea fronting landmark and its the capital city of Queensland with milder weather throughout the year. Gold Coast (a favourite tourists destination) is just 72kms south of Brisbane CBD (Central Business District).\n\n\nGreater Brisbane Map\n\n\n\n\nBrisbane City Map\n\n\n\n\nJust for your information, as foreigners (neither Australian citizens nor permanent residents status), you are allowed to buy ONLY new properties directly from developers, and upon subsale, you must only sold to Australian citizens or permanent residents. This is Australians ways to curb property speculation we guess. We believe capital investment of certain amount is cap tested.\n\n\nIn this article, we will bring to you guys 4 distinct categories of properties currently available directly from developers, i.e. Inner city iconic highrise, Inner city highrises (River facing and inner city facing), city fringe lowrise and city fringe landed. \n\n\nPlease do note that Queensland adopts \u201cbuild then sell\u201d method therefore usually a brand new off plan project will be available til completion generally, as opposed to Klang Valley where people make beeline to queue for days for off plan new launches. \n\n\nMany of the projects discussed here have been in the market for the last 1-3 years and developers are still selling them. Buyers usually adopted the wait and see attitude, although when buy off plan, you only need to pay 10% deposit (note: someone told me that some developers do accept bank guarantees) and nothing else until the project is completed (not even interest), however banks will usually do a valuation at the completion date and if the valuation is lower than the purchase price, potential buyers aren\u2019t able to secure enough loan to cover the purchase. \n\n\nTherefore many Australians preferred to wait and buy only upon completion.\n\n\nAnother reason is that most Australians are nomads. They travel around for work and many don\u2019t stay in one place for life. Therefore they usually more likely to rent than buy. And they also have lower saving rate, hence makes renting a place more \u201caffordable\u201d in terms of their financial planning. \n\n\nAlso its the Australian dream to own a piece of land and build own home, or move to the country or sea side, although these days, these dreams are harder to come by with the soaring real property prices.\n\n\nAnother observation for property launches here is that advertisers or property developers only use ACTUAL site surrounding pix for illustration\u2026unlike in Malaysia where developers are so over-painted the surrounding with trees and forest (even for inner city condo) of the actual building it feels like you buy into heaven. \n\n\nMost condos launched here has expected view pixs of your condo facing. Also as for floorplan, most developers provide you with sqm for each individual room, not just one sqm for the entire floorplan. As typical buiding, kitchen cabinets, airconds and sanitary wares are all included in the selling price.\n\n\n\u00a0INNER CITY ICONIC HIGHRISE\n\n\nINFINITY BRISBANE\n\n\n\n\nInfinity, Brisbane\n\n\n\n\nInfinity will soar 81 levels/262 metres high and\u00a0boasts\u00a0views unmatched. It looks like a black needle in the city skylight and now its completed up to 75 storey at the time of writing.\n\n\nInfinity will be\u00a0Brisbane\u2019s tallest residential tower upon completion. With\u00a081 levels of contemporary living and 549 meticulously designed apartments, this state of the art development will take your inner city lifestyle to a whole new level.\n\n\nThe breathtaking architectural design of Infinity means that each apartment boasts fantastic views while featuring the highest quality fixtures and finishes for which Meriton\u00a0is renowned. Infinity is expected to be completed by early 2014.\n\n\nSet on the north side of Brisbane\u2019s CBD, Infinity encapsulates what city living has to offer including easy access to shopping, transport, fine dining, business and professional services. Situated only metres from the Kurilpa foot bridge, you\u2019re only a short walk to galleries, performing arts venues, libraries and fantastic restaurants and caf\u00e9s.\n\n\nWhere your new life starts and the horizon never ends\u2026\n\n\n\n\n\n\nNOW SELLING\n\n\nPROPERTY TYPE\nPRICE\n1 bedroom\n1 bath, levels 34-40\n$502,000 \u2013 $508,000\n1 bedroom + study\n1 bath, levels 34-40\n$496,000 \u2013 $514,000\n2 bedroom\n2 bath, 1 car space, levels 34-64\n$657,000 \u2013 $750,000\n2 bedroom\n1 bath, 1 car space, levels 52-63\n$643,000 \u2013 $676,000\n3 bedroom\n2 bath, last remaining, level 56\n$995,000\n\n\nAnother iconic building on sale now is Hilton Surfers Paradise, Gold Coast (\nwww.surfersparadiseresidences.com.au\n).\n\n\nINNER CITY HIGHRISES \u2013\u00a0ITS ALL ABOUT THE RIVER\u00a0\n\n\nRiver, River, River\u2026..\n\n\nThe next most priced or prized properties in Brisbane will be its iconic riverview apartment project. Literally most riverside projects or apartments will carry minimum AUD50 to AUD100k more expensive than the inner city development and those units facing the Brisbane \u201cmighty\u201d river will again, premium on top of the non riverview units.\n\n\nBear in mind that almost all apartments/condos in Brisbane come with sizable outdoor balcony, contrary to the Malaysian highrises scene where balcony is sort of optional\u2026.between haters and likers.\n\n\nPENISULA (\nwww.tdd.com.au\n)\n\n\nPenisula is situated at Kangaroo point, the once pinnacle place for outer inner city living. However there are more 70 to 80s buildings these days as the focus of developments have shifted elsewhere. Nevertheless, Kangaroo Points still have its glory, being just a Story Bridge away to the city.\n\n\nThe Penisula claims to have secure undercover carpark, luxury finishes throughout, 25m heated pool n gym, 3km to Brisbane CBD, protected river views (meaning can never built-out), low corporate fees (maintenance fee in Malaysia) and 300m to city cat ferry (river taxi/boat ride services).\n\n\n1 bedroom (plus study) from AUD370,000 (non riverview)\n\n\n2 bedrooms from AUD435,000 (non riverview)\n\n\n\n\n\n\nFor other riverview highrises, you may check out Hamilton Harbour (\nwww.hamiltonharbour.com.au\n), The Promontory at Yungaba (\nwww.yungaba.com.au\n), Vida West End (\nwww.vidawestend.com.au\n), Promenade Hamilton (\nwww.portsidewharf.com.au\n).\n\n\nINNER CITY HIGHRISES (NOT NEAR RIVER)\n\n\n\u00a0\nThere are many developments for this category. Generally highrises that no taller than\u00a030 storey dotted around the city and fringe.\n\n\nTHE MILTON RESIDENCES\u00a0(\nwww.themilton.com.au\n)\n\n\nOne of Brisbane\u2019s most exciting residential and lifestyle addresses, this vibrant new community incorporates 298 luxury apartments [ 30 levels ], a contemporary foyer and exclusive club lounge furnished with Giorgio Armani\u2019s Casa range, resort-style amenities, premium commercial suites and niche retail, in the exclusive inner city suburb of Milton. Price from AUD400,000.\n\n\nFeatures and amenities:-\n\n\n\u2013 1.5km from Brisbane CBD\n\n\n\u2013 30 levels with 298 one, two and three-bedroom apartments\n\n\n\u2013 Direct access to Milton railway station\n\n\n\u2013 Resort style amenities, commercial office space and a ground-floor retail promenade.\n\n\n\n\n\n\n\n\nThese are some of similar highrises:- Skyview Apartments (\nwww.skyviewapartments.com.au\n), Belise (\nwww.belise.com.au\n), UrbanEdge Apartments @ Kelvin Grove (\nwww.urbanedgeapartments.com.au\n), The \nHudson@Albion\n Mill Village (\nwww.albionmill.com.au\n), The \nGreen@RNA\n Showground (\nwww.showgroundhill.com.au\n), Mowbray, East Brisbane (\nwww.mowbrayeast.com.au\n), The Green (\nwww.thegreenbrisbane.com.au\n), M&A (www.mac-ann.com.au)\n\n\nINNER CITY LOW RISE\n\n\nAs prime sites getting fewer, the current trend for developers is to acquire the site of single or multiple\u00a0existing Queenslander houses and rebuild as low rise apartment block.\u00a0These sites usually available just outside CBD and\u00a0developments usually have 6 to under 50 units for sale and generally the height of these development will not be greater than 6 storey.\n\n\nAddison Quays Bulimba\n\n\n\n\n24 Apartments and 18 Marina Berths on the Bulimba Reach\u2026\u2026..\n\n\nAddison Quays when complete will be a quality low rise 3 storey building developed on the Riverfront in the heart of Bulimba.\n\n\nLocated less than 2.5km from the\nBrisbane CBD, Addison Quays retains all the characteristics required to exemplify the very best that waterfront living has to offer, together with a choice of adjoining marina berths for the boating enthusiasts.\n\n\nBeing one of the last well positioned waterfront sites which exist in Bulimba; Addison Quays is set to capitalize upon an underlying demand for new residential product in the wealthy Bulimba precinct.\n\n\nDesigned by high profile architects Cottee Parker the project will span a total of 24 residential apartments and featuring a mix of one, two and three bedroom apartments.\n\n\nOwners can also choose from a total of 18 Private Marina Berths ranging in size from 12m to 20m in length.\n\n\nAddison Quays will recognise direct river frontage, with views toward Teneriffe and will promote walkability to well-known Oxford Street precinct.\n\n\nThe project is also immediately abutting the newly completed Bulimba Riverside Park.\n\n\n\n\n\n\n\n\n18 Marina Berths ranging from 15m to 20m.\n\n\nPool (8m length) recreation, BBQ and entertainment area.\n\n\nDucted Air-conditioning.Ceiling fans to living area, bedrooms and external terraces.\n\n\nLocated in the prestigious area of Bulimba on the last remaining absolute waterfront site for multi unit dwellings on Addison Avenue.\n\n\nDesigned by award winning COTTEE PARKER with efficient apartment design to maximise stunning River, City and/or Park views. Developed by one of Queensland\u2019s largest construction companies DE LUCA.\n\n\nCentral location, 2.5km to Brisbane Central Business District. Less than 250m to City Cat terminal and bus stop.\n\n\nEach apartment has a secured storage lock-up available.\n\n\nHigh quality fixtures and finishes with European appliances.\n\n\nCCTV, High speed internet (via broadband) access, wired for Pay TV, Smart lighting system.\n\n\nSecured bike storage room in basement. 2 x seccure carparks per apartment.\n\n\n\n\n\n\n2beds, 2bath, 2carparks and study nook from AUD795,000.\n\n\n\n\n\n\n\n\nFor similar developments, please check Bulimba Sky (\nwww.eplace.com.au\n), Riverpoint on Ferry (\nwww.riverpoint.com.au\n).\n\n\nLANDED \u2013 OUTSIDE CBD\n\n\nUnless you are getting subsale, there are hardly any new landed within the 10kms of Brisbane CBD. Larger land+build own estates are generally outside 10kms of CBD. Generally Australians are more keen to buy a piece of land (generally size from 600sqm up) and build own single or double storey homes. However there are not many developers\u00a0building ten of thousand homes (or large estate or township)\u00a0when compared to Malaysia.\u00a0For landed, generally there are about the size of 20 homes in an gated development, or townhouses or a series of few units terraces. Sinnanon Farm is one of these examples.\n\n\nSinnamon Farm, Sinnamon Farm \u2013 Western Suburbs Gated Community (\nwww.sinnamonfarm.com.au\n)\n\n\nSinnamon Farm is a gated community of 29 homes surrounded by a 4000sqm Private Residents Park, Orchard, Pool and other recreational facilities.\n\n\nAll homes are architect designed, \u00a0have luxury finishes and have been designed to take advantage of the elevated north-east aspect of Sinnamon Farm.\n\n\nThe following House Types are available within Sinnamon Farm:\n\n\n2 Bedroom + Study Terrace Homes\n3 Bedroom Terrace Homes, both from AUD498,000\n4 Bedroom Freestanding Homes from AUD660,000\n3 & 4 Bedroom Heritage Homes\n200m walk to shopping, dining and local amenities\nNeighbourhood of tree lined streets and parklands\nLocated on a network of river pathways\nChoice of leisure pursuits on site and close by\n\n\nSinnamon Farm is your opportunity to live a premium lifestyle in an area you will love.\n\n\n\n\n\n\n\n\n\n\n\n\nYou may check out Nottingham Square (\nwww.avjennings.com.au\n)\n\n\nCongratulations if you have read so far. Thank you.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/avantas-residence-old-kland-road/", "title": "PROPCAFE Review : Avantas Residence @ Old Klang Road", "body": "\n\nOld Klang Road has been in the limelight in recent months. From the future launches of the likes of 8 Seputeh (Gapurna), to The Grainz (by Exsim), to Verve Suites @ KL South (by non other than BKP Properties) as well as The Petalz (also by Exsim).\u00a0 And we are not even talking about the various projects which are under construction along the OKR \u2013 Jln Puchong stretch, e.g.\u00a0 Ong Chong Resident\u2019s 8 Residence , Mutiara Johan\u2019s Tiara Mutiara and Akisama\u2019s Parklane (a massive 4,000 units of apartments).\u00a0 So Old Klang Road IS quite happening! (and I\u2019m already excluding a few projects in front of OUG Plaza, near the Jln Puchong Police station like 8 Benteng)\n\n\n\u00a0\n\n\nSo what is this Avantas Residence, where is it, and what does it have to offer.\n\n\nIt is located right before the Taman Desa junction.\n\n\nThe picture on the left shows the location of the site \u2013 on the left side of the road, this is taken from OKR heading towards OUG.\n\n\nSecond picture on the right, shows the view of the site from the opposite side of the road. \u00a0You can see the Taman Desa hill at the back, as well as bits of Papillon.\n\n\n\n\n\n\n\u00a0\n\n\nLocation wise, it is not too deep into OKR.\u00a0 You can access it quite easily from Federal Highway or Seremban Highway \u2013 unlike the neighbouring Saville , which requires you to u-turn entering it (if you are coming PJ or KL via Federal Highway), or to u-turn exiting it (unless you are heading to OKR or Taman Desa).\n\n\nIt\u2019s right along the major Old Klang Road, and similar to Saville, the orientation is also similar.\u00a0 So you can sense, that we will be using Saville as a benchmark for most comparison.\n\n\n\u00a0\n\n\nIt was reported in the NST 2 years ago (!?)\u00a0 \nhttp://www.nst.com.my/streets/central/monorail-extension-to-jalan-klang-lama-1.16052#ixzz2KxUklTJR\n \u00a0:\n\n\nLand Public Transport Commission proposes that the Monorail service extends to Taman Gembira\n\n\nA PROPOSAL has been made to extend the KL Monorail services from its \nTun Sambanthan station to Taman Gembira in Jalan Klang Lam\na.\n\n\n\u00a0\n\n\nBut since then until now \u2013 \u00a0I don\u2019t think there\u2019s been any updates nor new development on this proposal. \u00a0Even Gapurna\u2019s project is leveraging on the existence of the future monorail line.\n\n\nThink of Saville, and Avantas is similar in terms of size (1 acre land), orientation, 6 levels of parking (additional basement parking for the retail crowd \u2013 probably learned from Saville\u2019s experience of limited parkings for visitors). \u00a0The facade is honestly nothing to shout about, no oomph factor.\n\n\nThere are 28 stories, first 6 floors are for parking, 1 basement floor for retail parking, and 5 commercial units\u00a0 (developer\u2019s keeping it \u2013 not open for sale to public). \u00a0Level 7 is the facilities floor, with facilities such as pool, children\u2019s playground, gym .. and proposed laundromat as well as sundry store (being I\u2019m quite skeptical about this .. I\u2019ve not seen such businesses prosper, as they cater strictly to residents only). \u00a0Roof top has a proposed sky garden too.\n\n\n\n\n\n\nPrices range from low RM600psf upwards to RM730psf;\u00a0 cheaper psf for west facing larger units; for same floor units, east facing units can be up to RM50psf more expensive! \u00a0Do note however, that for east facing units on the lower floors, views will be blocked by the hill of Taman Desa.\n\n\n\n\n\n\n\u00a0\n\n\n\n\nDespite this being a preview, up to 6 floors have already been fully sold to internals as well as business associates(so the developer claims), and another 6 floor is being reserved by the developer for future launches, albeit a higher psf.\n\n\nAll the units come with free air conds for the rooms, and a separate unit for the living area, as well as water heaters.\u00a0 No wardrobes nor kitchen cabinets will be provided. \u00a0But for units larger than 1000sf, 2 car parks will be provided.\n\n\nThis an artist rendition of the 1+1 unit, note the vertical blocks in the middle, this is the proposed +1 study. \u00a0Actual unit doesn\u2019t come with any walls at all for the +1 room.\n\n\n\n\nWest facing units are larger sized, with smaller units all facing east. \u00a0Do check out the 1100sf units \u2013 potential for dual entry , ie. 2 separate units. \u00a0But oddly enough, the 8xxsf and 9xxsf units that come with 2 bedders \u2013 all have only one bathroom. \u00a0This is rather odd, and takes a bit of getting used to. 9xxsf is NOT small, and having to share a bathroom with the next room \u2013 is not really something the master bedroom tenant will look forward to.\n\n\n\n\n\u00a0\n\n\nThe developer is a a new company, CPI Development Sdn Bhd, with no previous track record and this will be their maiden project. \u00a0To me this will be the deal breaker, how much confidence do you have in this company.\n\n\nFrom initial research on mudah.my and ipoperty, Saville\u2019s 12xxsf units are asking for around RM520psf, with rentals for a fully furnished units ranging from RM2500 to up to RM3500 (wishful thinking IMHO).\n\n\nPapillon units, if it can be used as a comparison, are asking for about RM600psf all the way to RM800psf (!) in the subsale market.\n\n\n\u00a0\n\n\nOther future competition to take note of, \u00a0these projects, from the 2 developers who are not known to be cheap :\n\n\nThe Grainz\n @ Old Klang Road by Exsim \u2026 as well as \nThe Petalz\n @ OKR also by the same developer \u2026 future launches, limited information at the moment.\n\n\nVerve Suites @ KL South\n \u2013 rumoured from RM700psf all the way to RM1000psf. \u00a0Developer\u2019s site is open for \nregistration\n\u00a0, or you can view renditions of it from \nskyscraper city.com\n\n\n\u00a0\n\n\nBut these few developments will surely be quite iconic, given the developers back ground and their track record in coming out with stunning developments.\n\n\nSo Old Klang Road is definitely BUZZING \u2026 \u00a0the question is, how \u201cinvestable\u201d is this project.\u00a0 My answer is, only if the numbers make sense to you.\u00a0 What\u2019s your outlook on OKR, future developments of OKR ? If you are able to get LTV90%, even roughly a loan of RM500k, you are looking at roughly rental of RM2500 to break even \u2013 is this doable ? \u00a0Do keep in mind future deluge of condos along the main OKR stretch. \u00a0But on that note as well, bear in mind KLEC down the road is asking for RM1200psf ? \u00a0According to the sales folks, Saville has a healthy demand units even partially furnished at RM1800 upwards. \u00a0Also apparently this area is quite popular with stewards and stewardesses.\n\n\nOr are you going to bank on future capital appreciation and ride on higher expected pricings by Exsim and BKP ?\n\n\nIf you are going to go along the LTV70 stretch, a positive cash flow will be quite easily achievable.\u00a0 But is this what you really want, compromising your goals and settling for a lesser target. \u00a0I don\u2019t know if it will meet my personal criteria of ROI 100% of capital invested + 6% targeted gross rental yield.\n\n\n\u00a0\n\n\nMy take :\n\n\n\n\nlocation is key, fronting Old Klang Road, and potential monorail (if it ever happens)\n\n\n\n\n\nnot too deep into OKR, diagonally opposite Scott\u2019s; so enjoying the proximity of Tesco, without actually having \u00a0to live above it.\n\n\n\n\n\n\nproximity of Chinese primary school just down the road \u2013 SRJK Choong Wen, next to the Old Klang Road market before Jalan Kuchai Lama\n\n\n\n\n\n\neasy access and catchment for OKR upgraders\n\n\n\n\n\n\n\u00a0\n\n\n\n\nsteep pricing\n\n\n\n\n\nfuture competition from pipe lined projects\n\n\n\n\n\n\nquestionable returns (are there other projects with lower risks and easier way to meet your targeted ROI?)\n\n\n\n\n\n\ndeveloper is unknown, no track record, so no details of past performance\n\n\n\n\n\n\n\u00a0\n\n\nCurrent promotion for early bird includes :\n\n\na)\u00a0\u00a0\u00a0 rebates of 5%\n\n\nb)\u00a0\u00a0 legal fees for SPA is waived, only if use the panel laywer\n\n\nc)\u00a0\u00a0\u00a0 developer interest subsidy scheme (seems getting popular these days, you pay the bank the interest first, then the developer will reimburse you later)\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/avenue-dvogue-360-degree-review/", "title": "PROPCAFE 360 Degree View : Avenue D\u2019Vogue @ Petaling Jaya by Inspiration Group", "body": "\n\nAvenue D\u2019Vogue\n PJ has just recently VPed. PROPCAFE Team is fortunate enough to get invitation to have LSB, Lawatan Sambil Belajar at Avenue D\u2019Vogue PJ and we feel very excited and can\u2019t wait to share what we have seen and learnt. We thank Mr Har for inviting us to his crib at Avenue D\u2019Vogue PJ.\n\n\nSome introduction here on Avenue D\u2019Vogue PJ.\n\n\nAvenue D\u2019Vogue PJ is located at Section 13, Petaling Jaya. We would not want to drill into Section 13 Petaling Jaya, the location may we just term this as \u2018MILF\u2019, Mature, Ideal, Luring, \nF***\n\u00a0Famed. We have also reviewed another project here in Section 13 earlier, just in case you are interest in MILF properties, \u00a0you may read it \nhere\n.\n\n\nSome quick summary on Avenue D\u2019Vouge PJ.\n\n\nWhat we like:\n\n\n\n\nWe love the location of Avenue D\u2019Vouge PJ. MILF (See above) apa lagi you mau?\n\n\nLimited supplies of SOHO, SOVO, SOFO in PJ. We assume usage to be versatile!\n\n\nRare project with rooftop facilities\n\n\nAvenue D\u2019Vouge PJ VP was delivered in satisfactory condition and workmanship (Yeppp, this is commericial property, typically purchasers are at the mercy of the developer to obtain CCC & VP concurrently) This is a viral and trending on Empire City, you know the drift!\n\n\n\n\nWhat we don\u2019t like:\n\n\n\n\nMassive deviation from artist impression to actual delivered product at\u00a0Avenue D\u2019Vouge PJ\n\n\nInitial impression of rooftop facilities was grand and Titanic feel, but turn out to be \u2026\u2026you go and see yourself, TITANIC GONE!!!!\n\n\nWe don\u2019t like the price then, paltry appreciation now.\n\n\nAvenue D\u2019Vouge PJ, seriously Avenue D\u2019Vouge PJ? This is England or French ni?\n\n\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ayden-warisan-puteri-by-ioi-properties/", "title": "PROPCAFE\u2122 Review: Ayden @ Warisan Puteri by IOI Properties", "body": "\n\nAyden @ Warisan Puteri: Introduction\n\n\nPROPCAFE\u2019s passion in property review is pretty much known among our ardent readers and YES our enthusiasm is pretty much reflected in our in-depth review. PROPCAFE will review a project that piques our interest and it doesn\u2019t stop there.\n\n\nOccasionally upon VP, PROPCAFE are invited by friendly owner or developer for LSB (acronym for Lawatan Sambil Belajar) for a 360 degree review on these projects.\n\n\nOne and Half Years ago PROPCAFE did an in-depth review of \nWarisan Puteri\n township and 360\u030a Review Avista. For more information on Warisan Puteri & \nAvista\n, please click the link below\n\n\nhttps://propcafe.net/warisan-puteri/\n\n\nAnd here\n\n\nhttps://propcafe.net/propcafe-360-degree-view-avista-warisan-puteri-ioi-properties/\n\n\n\n\nDengkil and Salak Tinggi have welcome few developers such as Paramount Properties, Glomac, IOI Properties and SunSuria for the past few years. However, awareness among house buyers can be quite understated.\n\n\nFor example, do any of the readers aware that flyover upgrade work has started for Simpang Empat Kampung Semarang? With the completion of this flyover, it will reduce traveling time by at least 10-15minutes during peak hours.\n\n\nThe lack of knowledge and marketing what\u2019s going on here is probably attributed to smallish township developed by these developers and no cohesive plan among them to create awareness of this area.\n\n\n\n\n\n\n\n\nDeveloper\n\n\nTownship\n\n\nSize (acre)\n\n\n\n\n\n\nIOI Properties\n\n\nWarisan Puteri\n\n\n206\n\n\n\n\n\n\nSunSuria\n\n\nSunSuria City\n\n\n375*\n\n\n\n\n\n\nParamount Properties\n\n\nGreenwood\n\n\n237\n\n\n\n\n\n\nGlomac\n\n\nGlomac Saujana KLIA\n\n\n239\n\n\n\n\n\n\n\n\n*exclude Xia Men University 150 acres\n\n\n\n\nDevelopers in areas such as Semenyih, Puncak Alam, Canal City etc. they own a big land banks and can afford to allocate sizable marketing budget for events and advertisement for branding and awareness purposes.\n\n\nFor example, Eco Majestic @ Semenyih by EcoWorld the size is about 1000acres which is about the same size as the above townships in Dengkil and Salak Tinggi combined. However THIS IS SET TO CHANGE with Sime Darby Properties (SDP) is slated to officially launch first phase of residential phase of 1775 acres Serenia City this month.\n\n\nWhat does means to other townships in Dengkil and Salak Tinggi? For a start, with the entry of big townships in this area, there is investment for infrastructure upgrade and additional amenities. We will come back to this shortly.\n\n\n\n\nPROPCAFE was told that latest residential launch of Keranji@Greenwood, 20X65 double storey terrace house was fully taken within a day of soft launch. And the first phase of Serenia City residential project, Amani @ Serenia City 20X70 double storey terrace house was launched over the weekend.\n\n\nAnd guess what, 126 units offered under phase one were fully sold out within hours.\n\n\nhttp://www.theedgemarkets.com/article/first-phase-sime-darby-propertys-serenia-city-sold-out-within-hour\n\n\nThe demand is testament of high interest of home buyers in Dengkil and Salak Tinggi. This is not a surprise as from our check with IOI salesperson the first two phases of Warisan Puteri have encouraging take up.\n\n\n\n\nPROPCAFE was told 50 units in Evira were rented by Xiamen University as accommodation for their lecturers. The rest of Evira were fully taken up. That\u2019s translated into 75% sold status.\n\n\nFor Avira despite premium price where it was launched from RM663K for 2,277sqft 22X75 Double Storey Terrace House it was almost 100% sold with only one unit left for sell! In fact PROPCAFE was told that IOI Properties has revised the price couple of time and yet the buyers are OK to with it.\n\n\nThe good take up can be attributed to proven and good developer reputation, excellent building architecture and quality finishes, \u201cFenced and Guarded\u201d precinct despite individual title and finally the location with easy access to amenities, access and public transport.\n\n\n\n\nInterestingly, despite the perception that Dengkil and Salak Tinggi are predominantly populated by Malays, from the salesperson feedback, Chinese purchasers forms quite a large number of purchasers in both Evira and Avista which is healthy to balance the demographic of the area.\n\n\nDuring PROPCAFE walk around, it was observed that approximately 30% of the units in Evira are already occupied with couple of houses were still under renovations where else about 40% of units are already occupied and about 20 units still under renovation in Avista.\n\n\nThis is quite healthy given that Avista was just VP-ed about one year ago which shows that majority is genuine home buyers. With healthy occupancy, the capital value will HOLD as majority of the owners are predominantly buy for Own Use and not for Flipping.\n\n\nSurrounding of Evira and Avista\n\n\nThis month, IOI Properties will soft launch the 3rd phase of residential and the first strata development in Warisan Puteri. Ayden is a 3 storeys townhouse development.\n\n\nPROPCAFE checked out the development\u2026. Despite Ayden being marketed as no frills and basic strata \u00a0living, some of the signature features are incorporated by IOI Properties\u2026 Stay tune of PROPCAFE review\u2026.\n\n\nArtist Impression of Ayden Facade\n\n\nAyden @ Warisan Puteri\n\n\n\n\nLocated on 17 acres of Freehold land, Ayden is a stratified development and the 3rd residential precinct in Warisan Puteri. Consist of 344 units, RM160m GDV, Ayden will be developed over two phases with Phase 1 consisting of 202 units where else Phase 2 consists of the balance 142 units of townhouse.\n\n\nGreen space occupies approximately 4.4 acres which forms approximately 26% of the entire precinct. With a density of 20units/acre, Ayden is slightly higher than the density for terrace house which is normally around 14-16 units/acre.\n\n\nAyden will be launched over 2 phases\n\n\nFa\u00e7ade and Design Concept\n\n\n\n\nThe fa\u00e7ade of Evira and Avista is conservative design with tiled pitched roof, large window to allow natural sunlight and flat car porch roof. Suffice to say it is a pretty safe fa\u00e7ade and most buyers can relate to it. However for Ayden, IOI Properties has taken a bold step where modern cubism design is adopted as the fa\u00e7ade.\n\n\nUnlike the predecessors, no more pitched roof where concrete flat roof is adopted.\n\n\nThe balcony is interspersed throughout every level to break the minimalism look. The result is quite fascinating with choice of navy blue and white tones. It maintains its minimalism feel and yet the fa\u00e7ade is contemporary.\n\n\nAyden Facade Artist Impression versus Show Unit\n\n\nAll the units are with North-South orientation. Please note that first phase will have a slight West-North and East-South orientation. The orientation promotes a better ventilation as well as reduces heat exposure from East or West sun.\n\n\nIf you observe the site plan carefully, generous visitor carparks are allocated along the eastern perimeter. This is important to ensure visitors do not haphazardly parking along the road and block the access.\n\n\nAyden Site Plan\n\n\nOther features of the Ayden include\n\n\n\n\nSingle entry & exit point with access card\n\n\nIOI Signature 50\u2019 wide internal roads\n\n\n20\u2019 wide back lane for more privacy between row of house\n\n\nGated and Guard community with grand guardhouse\n\n\nFiber Optic with internet connectivity ready upon CCC\n\n\nBasic facilities e.g. multipurpose hall, security, playground and leisure park\n\n\nOpen concept and fenceless/gateless to promote communal living and create space between house.\n\n\n\n\nAyden internal road and backlane\n\n\n\n\nArtist Impression of Ayden Streetscape\n\n\nFor better traffic control management, each entry and exit are allocated double lanes where each lane is dedicated for residents and visitors.\n\n\nArtist Impression of Ayden Guardhouse\n\n\nUnfortunately to keep the maintenance fee low and no frill concept, PROPCAFE was briefed that the generous 20\u2019 wide backlane will be kept as basic as possible without extensive landscaping.\n\n\nPersonally PROPCAFE feel quite disappointed as we feel living value can be enhanced with just minimal additional effort from developer side.\n\n\nWe were told that IOI Properties has prioritized the interior of the house with some of the design and fittings are \u201cupgrade\u201d for the price that they are selling.. Still\u2026.\n\n\nBare backlane Versus Landscaped backlane\n\n\n\n\nUnit Layout and Composition, structural and architectural analysis\n\n\nTo simplify the construction in general there are only two types (type A & B) as described below.\n\n\n\n\n\n\n\n\nType\n\n\nOrientation\n\n\nTotal Units\n\n\nFootprint\n\n\nBuilt Up, sqft\n\n\nConfiguration\n\n\nMaintenance Fee, RM\n\n\n\n\n\n\nA\n\n\nIntermediate\n\n\n260\n\n\n24 X 70\n\n\n1851 (Lower Unit)\n\n2142 (Upper Unit)\n\n\n3 bedrooms & 3 bathrooms\n\n\nRM0.08PSF\n\n\n\n\n\n\nA\n\n\nEnd Lot\n\n\n64\n\n\n1851, 2540, 2551(Lower Unit)\n\n2142 (Upper Unit)\n\n\n\n\n\n\nB\n\n\nIntermediate\n\n\n16\n\n\n1851 (Lower Unit)\n\n2142 (Upper Unit)\n\n\n\n\n\n\nB\n\n\nEnd Lot\n\n\n4\n\n\n1851, 2551(Lower Unit)\n\n2142 (Upper Unit)\n\n\n\n\n\n\n\n\nThere are little splitting between type A & B with exception of location of bedroom 3 in lower unit. In Type A the 3\nrd\n bedroom is located next to the kitchen at the rear where in type B the 3\nrd\n bedroom is at the front.\n\n\n\n\nUnit Layout Type A\n\n\nUnit Layout Type B\n\n\nWhat PROPCAFE like about the unit\n\n\n\n\nPractical layout. All bedrooms are ensuite with bathroom. The carporch can fit two mid-size sedan cars in tandem. There is enough space e.g. store, yards for a small family.\n\n\nCarporch is wide without pillar with extended roof and be able to fit in 2 midsize sedan comfortably\n\n\nLarge size rear sliding door (lower unit) and window (upper unit) enable natural light to brighten up the unit.\n\n\n\n\n\n\n\n\nOpen concept layout enables flexible placement of furniture and flexible allocation of space for dry kitchen, dining and living area.\n\n\nHigh ceiling height throughout all levels, 10\u2019 for ground floor, 10.5\u2019 for 1st Floor and 10\u2019 for 2nd Floor. However at the family area, there is a pleasant surprise where the ceiling height is double volume. The unit feels spacious.\n\n\nAll bedrooms are good size and can fit a queen size bed easily including sufficient space for wardrobe. Check out the master bedroom @ upper unit. It is humongous and is easily more than 250sqft.\n\n\n\n\n\n\nWhen PROPCAFE was at the site, the weather was hot and unfortunately not much of breeze. Despite the actual unit was yet equipped with air conditioners, when we were at 3\nrd\n floor, to our surprise, we didn\u2019t feel stuffy or hot at all which is typically associated with flat concrete rooftop concept.\n\n\nWhat PROPCAFE think can be improved about the unit are\n\n\n\n\nThe foyer for upper unit is recessed deeper. The wall should be push forward to create more internal space (the foyer is located internally and not externally)\n\n\nThe size of yard is quite small. Will not be able to fit in a clothesline to dry clothes.\n\n\n\n\n\n\nGround Floor for both lower and upper units\n\n\n\n\n1st Floor for lower unit\n\n\n\n\n1st Floor for upper unit\n\n\n\n\n2nd Floor for upper unit\n\n\n\n\nAs mentioned earlier, despite the no frill concept, IOI Properties has put extra effort in the finer details of the house to ensure that the owners will benefit from these details in long term. Few of the worth to mention features such as\n\n\n\n\nCarporch, store and bathroom are fully tiled to minimize the renovation hassle after VP.\n\n\nAircon drain and copper piping are provided for living and all bedrooms. Owners can install aircon and place their compressors at designated compressor ledge. The fa\u00e7ade will look tidier with all compressors tucked away and owner also saves renovation money.\n\n\nAll water supply, drain and aircon piping are well covered under the RC roof and routed to center pillar for tidier fa\u00e7ade without protruding beam.\n\n\nFiber optic with internet ready upon CCC. Owners do not need to wait for service provider to get more users before starting the broadband service.\n\n\n\n\n\n\n\n\nLaminated flooring provided throughout family and all bedrooms for more comfort flooring\n\n\nFloor skirting is provided throughout the unit\n\n\nBeamless ceiling throughout the living and dining area, family area and all bedrooms. This will create more spacious feel and owners may not necessarily install plaster ceiling to hide the hideous beam. With the exception of the upper unit where dining and living area are joined, the beams are unavoidable.\n\n\nInstead of wood door, generous aluminium frame sliding door is provided at the 3\nrd\n bedroom and kitchen leading to yard for lower unit. The sliding door also allows more natural sunlight to permeate inside the unit.\n\n\nDecent sanitary ware design with shower screen and water heater points are provided in all bathrooms.\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nWhat PROPCAFE would like to touch on is the humongous ceiling height in family area @ upper unit. If readers could recall in Avista review, the ID house illustrates what owners can do with the double volume space such as creating a mezzanine deck for study area or children playing area.\n\n\n\n\n18ft double volume space in family area @ upper unit\n\n\nIf owners need additional space such as study area, bedroom or multipurpose space, owner can choose to erect a mezzanine deck adding another 144sqft into 2142sqft, with a total of 2286sqft built up!\n\n\nThis built up is equal to 22X75 Avista where the built up is 2,200sqft and cost RM660K. This is major benefit where owners get more value from choosing a townhouse.\n\n\nAyden mezzanine deck proposal\n\n\nThere are few enhancements of the actual unit versus the show unit. One of the examples is the entrance of the bathroom will be upgraded to tiles instead of laminated flooring for ease of maintenance.\n\n\nPlease check with the friendly SA the proposed enhancements.\n\n\n\n\nAyden upgrades\n\n\n\n\nAyden Show Unit\n\n\nAyden showunit just completed recently PROPCAFE was quite excited and dropby to IOI Sales Gallery last week to visit the sales gallery. Enjoy the picture!\n\n\nThis slideshow requires JavaScript.\n\n\nAyden Lower Unit\n\n\nThis slideshow requires JavaScript.\n\n\nAyden Upper Unit\n\n\nAyden Construction Progress\n\n\nThe show unit was completed and construction of the units on the same row is at advance stage. In fact IOI Properties has gone ahead to complete the piling work for first phase.\n\n\nThis is similar to earlier phase like Evira and Avista where the precincts were delivered ahead of schedule.\n\n\nAyden construction progress\n\n\nAyden is stratified and contractually as per Schedule H the precinct will take three years for completion. However the first phase is expected to be completed in less than 2 years by first quarter of 2020.\n\n\nThe second phase launching and construction will depend on the demand and response of first phase.\n\n\n\n\nPrice, Maintenance Fee & Booking status\n\n\nThe price starts from RM460k for typical intermediate unit upper unit. For a 2142sqft built up, the PSF is translated into just RM215psf! The lower unit despite smaller built up is pricier than upper unit.\n\n\nThe maintenance fee is currently set at RM0.08psf where type 1 1851sqft and type 2 2142sqft will only pay RM148 and RM171 per month.\n\n\nPretty affordable for security and basic amenities residents will enjoy in Ayden.\n\n\n\n\nAyden just opened for booking about 2-3 months ago and despite without much publicity the first phase of Ayden was about 40% booked. Out of 202 units opened for sale in first phase, 82 units were booked and currently SPA signing are in progress.\n\n\nApparently\u00a0 the booking for lower and upper unit were quite evenly split out. Check out the Shootout! Lower Unit versus Upper Unit below.\n\n\n\n\nAyden Booking status as per 5.June.2018\n\n\nIn our view, the booking status was considered good given that the property was opened for booking just a month before election. Furthermore the show unit just completed recently.\n\n\nCompared to recently sold out headline in Serenia City and Greenwoods, these are conventional individual titled double storey link houses where else Ayden is stratified townhouse living concept in GnG precinct.\n\n\nThe booking status is a testament that despite being unproven concept in this growing corridor, as long as the you having good layout and finishes, reputable developer, amenities and infrastructure and of course price, it will be well accepted by the buyers.\n\n\n\n\nShootout! Lower Unit versus Upper Unit\n\n\nNow the big question is the lower unit or upper unit? Let\u2019s do some shootout between the two\u2026.\n\n\nLower Unit will be preferred unit IF\n\n\n\n\nThe biggest advantage of lower unit is the 3\nrd\n bedroom on the ground floor. It is important for family who has elders and cannot handle staircase due to age issue\n\n\nIf your priority is to have your car on the same level as your unit for ease of logistic, then lower unit is definitely a better choice.\n\n\nLower unit has open concept layout for living, dining and kitchen area. It looks spacious\n\n\n\n\nEnd Lot has advantage of additional window on side which allow more natural sunlight\n\n\nHowever if you can overlook the slight inconvenience of climbing the staircase, you will enjoy the following in Upper Unit\n\n\n\n\nBigger Built Up. In Upper Unit you get 2142 sqft versus 1851 sqft (16% extra built up). Not only that, you are paying RM15K lesser for bigger Built Up.\n\n\nOn top of 3 bedrooms, you are getting a double volume family area where mezzanine deck can be built easily which can add up to an additional 144sqft to the built up.\n\n\nThe master bedroom is simply humongous! There is a space for walk in wardrobe and roof garden.\n\n\nThe built up of upper unit is almost equal to double storey terrace house, suitable for a small family.\n\n\n\n\n\n\nArtist Impression of Ayden Leisure Park\n\n\nUpdate of Warisan Puteri/ KL Southern Corridor\n\n\nPROPCAFE\u2019s last visit to Warisan Puteri was about 1.5 years where KIP Sentral was still pretty empty and Evira and Avista were already in advance construction progress.\n\n\nThere was commitment from IOI Properties to landscape the pocket of empty land based on few themes such as Paradise of Persia, Bliss of Mediterranean, playground etc.\n\n\nFast forward today, there are significant improvements observed in Warisan Puteri.\n\n\nStill remember the empty plot of land in Avista review?\n\n\n\n\n\n\nThis empty plot of land envisaged as Public Park has been transformed and landscaped to the theme Paradise of Persia with walk path along the township, gazebo plants and trees.\n\n\nParadise Of Persian Artist Impression versus Actual\n\n\nSimilarly few pocket of empty land around Evira and Avista already landscaped with facilities such as Futsal court, playground and gazebos. These facilities are built outside of the Evira perimeter so that the benefit is not only for Warisan Puteri but for Kota Warisan residents as well.\n\n\n\n\nCommon Area at Adjacent to Ayden\n\n\n\u00a0Quite impressive playground equipment is provided outside of Evira and Avista perimeter for the enjoyment of the children. There is a half basketball court to cater for a variety of sports within Warisan Puteri.\n\n\nCommon Area at Evira\n\n\nStaying true to the commitment, IOI Properties has erected the guardhouse and currently manually manned by guard while waiting for the utilities connection for FULL operation of boom gate through access card.\n\n\nCommon Area at Avista\n\n\nCurrently the main commercial area serving Kota Warisan is KIP Sentral and Mall. The commercial area, despite pocket of shop lots are still available for rent/sale, has turned out to be pretty vibrant.\n\n\nThe amenities and services are sufficient to cater for the needs of the residents from eateries, clinic, grocers, laundry, budget hotels, car repair, accessory and tyre shop, pet shop, bank, hardware, clothes boutique etc. In fact there is a traditional foot massage as well!\n\n\nWith the completion of The CORE and Glomac shop lot across the main road, there will be more options and alternative for the residents\u2026.\n\n\nThis slideshow requires JavaScript.\n\n\nAmenities around Kota Warisan\n\n\nThe construction progress of Horizon Village Outlet (HVO) currently at piling stage without any superstructure is in sight and seems to be behind the schedule.\n\n\nDespite that, HVO is expected to be opened by Mid of 2018 (http://www.theedgemarkets.com/article/horizon-village-outlets-expects-attract-10-million-visitors-within-year-opening), it\u2019s very unlikely and some delays in official opening is inevitable. Hopefully HVO management will come out with new target date for the official opening.\n\n\nWith the completion of HVO in the future, it will provide more shopping option to the residents and lend more vibrancy to this area.\n\n\n\n\nXiamen University were welcoming their February.2018 intake and latest student count as at December.2017 was 2650 students with 529 Chinese students, 270 Malaysian students and 30 students from other countries.\n\n\nIn fact, due to lack of quality accommodation around Xiamen University, the university has arranged for the lecturers to be based Evira.\n\n\nThe master bedroom comes with cozy corner for quiet area\n\n\nPROPCAFE feels that Dengkil and Salak Tinggi have been underrated versus other areas due to low publicity (and profile) by developers. Despite the high sales achieved by the developers even for the newly launches, PROPCAFE feels that publicity, marketing and events to be organized so that people can drop by and have a feel of the changes happening in this area.\n\n\nA quote from famous developer \u201cIf you can attract prospect buyers to come to the show unit, the job is already half done\u201d.\n\n\n\n\nBack to the update for a start, SDP is constructing an interchange to ELITE along Jalan B29. The interchange is to improve the accessibility for the massive 1775 acre Serenia City.\n\n\nHowever, obviously the benefit is spilled over to the neighbour townships as well. In the past, the nearest highway interchange is located at KLIA which is easily 13km away.\n\n\nWarisan Puteri township is located just 3km away providing a smoother ride to Kuala Lumpur, Petaling Jaya and Subang Jaya and will easily shave 10 -15 minute from journey time.\n\n\n\n\nProgress of Serenia City Interchange\n\n\nThe construction work is at advance stage and is expected to be opened in October.2018.\n\n\nOne of the very important news is the physical work for Kampung Semarang Simpang Empat which was announced in July 2016 has started!\n\n\nThis stretch is famous for choked traffic during morning and afternoon peak hour and you may easily get caught in the traffic for 15minutes especially with no police manning the traffic.\n\n\n\n\nSimpang Ampat Flyover progress as per June.2018\n\n\nThe RM100m bypass flyover construction is expected to take 3 years with completion in 2021. With the completion of this flyover, it will provide a \nTOLL-FREE and Traffic Light Free\n access to Putrajaya, Cyberjaya and MEX highway to Kuala Lumpur.\n\n\nThis bypass flyover is crucial because many homebuyers hesitate to buy house beyond Simpang Empat due to notorious bottleneck.\n\n\n\n\nAnother news is without the need to use jalan B48, SEPANG residents will save 10 minutes in travel time when the RM80million project B20 route connecting Kota Warisan to Bandar Baru Salak Tinggi is completed in three years.\n\n\nClick the link below for more information.\n\n\n\n\nhttps://www.thestar.com.my/metro/metro-news/2018/03/14/new-link-road-ready-in-three-years-route-connecting-kota-warisan-to-bandar-baru-salak-tinggi-expecte/\n\n\nCurrently most of the infrastructure upgrade and mall works are still ongoing with Serenia City interchange to ELITE is on course for completion this year.\n\n\nWhen all these infrastructure upgrade and mall are completed, this part of Klang Valley Southern Corridor will be more vibrant, accessible and habitable.\n\n\n\n\nUpdate\n\n\nPROPCAFE is a big proponent of public transportation system since we are attaining developed status as city. PROPCAFE believes paradigm shift will happen in next few years despite the sporadic and still under developed public transportation system especially with MRT and HSR proj\nects.\n\n\n\n\nNevertheless, there are pocket of area that being overlooked by home buyers that well served by public transport.\n\n\nIn PROPCAFE\u2019s view, ERL is probably one the most efficient, punctual and best public transport in Malaysia (and possibly in South East Asia).\n\n\nIn our PROPCAFE reviews, we have shown plenty of amenities and infrastructure upgrade around Sepang. However, with this video, first effort produced by PROPCAFE, we hope that our followers can appreciate the conveniences of the home located so close to train station such as Salak Tinggi ERL Station.\n\n\nFrom Warisan Puteri to Salak Tinggi ERL station, it only take less than 5 minutes by car. Then from Salak Tinggi ERL station to KL Sentral (which about 45km), it only takes 20 minutes of ERL ride.\n\n\n\n\nEnjoy PROPCAFE\u2019s first effort produced video! Leave your comments below and let us know your thought.\n\n\n\n\nConclusion\n\n\nThe level of activities in this part of Klang Valley Southern Corridor has picked up with the number of public and private projects are approved. The opening of Serenia City interchange to ELITE in Oct 2018 will greatly improve the accessibility. Easy access to highway is akin of artery of a township.\n\n\nThe high take up of Warisan Puteri earlier precincts with recent SOLD OUT news of First phase 126 units Amani@ Serenia City and 204 units in Keranji, Greenwoods @ Salak Perdana were fully booked in 1 & 3 hours respectively are testament to the high interest of home buyers in Dengkil and Salak Tinggi areas.\n\n\n\n\nBased on IOI Properties track record and proven reputation, added feature in the unit architectural, no frill stratified development with affordable maintenance fee, Ayden is expected to gather interest and doing well as well.\n\n\nTo conclude the review, the Ayden townhouse and its value proposition for prospective home owners who are looking for a large home at minimum outlay.\n\n\nTo visit the Warisan Puteri sales gallery, just \nWaze to\n\u00a0\n\u201cIOI Galleria @ Warisan Puteri, Sepang\u201d\n\n\n\n\nBandar\u00a0Puteri Warisan.\n\n\nAddress\u00a0: Persiaran\u00a0Warisan, Bandar\u00a0Puteri Warisan,\n\n\n43900 Sepang, Selangor, Malaysia.\n\n\nBusiness hour : Mon \u2013 Sat 9am to 5pm Sun & Public Holidays 10am to 5pm.\n\n\nTel. No: +603 8947 889\n\n\nWebsite: \nhttps://www.ioiproperties.com.my/Ayden/\n\n\nTill then, Happy Hunting!\n\n\nFrom,\n\n\nPROPCAFE Intern\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/bandar-rimbayu-penduline-type-c-homes-by-ijm-land/", "title": "PROPCAFE\u2122 Peek : Penduline Type C Homes @ Bandar Rimbayu By IJM Land", "body": "\n\nBandar Rimbayu\n\n\n\n\nBandar Rimbayu is a premier township development by IJM LAND, inspiring nostalgia for a time when life was simple and people lived close to nature, in a safe and supportive neighbourhood. Set in tranquil green surroundings on a 1,879 acres, Bandar Rimbayu is set to be an iconic mixed development of residential, commercial, recreational and parkland components.\n\n\nBandar Rimbayu IJM PROPCAFE ARC\n\n\nLocation and Accessibility\n\n\nThe accessible and strategically-placed development of Bandar Rimbayu is conveniently close to urban amenities such as shopping malls and educational institutions, and is connected to urban centres and major towns through the nearby highways including\n\n\n\n\nLebuhraya Shah Alam (KESAS),\n\n\nLebuhrayaKemuning \u2013 ShahAlam(LKSA),\n\n\nExpressway Lingkaran Tengah(ELITE) and\n\n\nthe South Klang Valley Expressway (SKVE).\n\n\n\n\nWith a gross development value in excess of RM11 billion, Bandar Rimbayu will be an integrated township with residential, commercial and recreational components spread over four precincts: Flora, Fauna, Bayu and the Commercial Hub.\n\n\nBandar Rimbayu IJM Location\n\n\nIf you\u2019re looking for a home with a convenient commute, then look no further as the Bandar Rimbayu Township, is easily accessible through five major highways \u2013 KESAS, LKSA, SKVE, ELITE and WCE. A direct link to the ELITE and SKVE through Bandar Saujana Putra is expected to open in early 2017, while the interchange to the WCE which connects Banting to Taiping is due to be completed in 4 years time. Apart from that, each home in the Penduline parcel will be equipped with afibre internet access point for high-speed virtual connectivity.\n\n\nA Peek into Bandar Rimbayu Penduline Type C Homes\n\n\n\n\nA Greek philosopher once said that, \u2018often change is the only constant in life\u2019, but for many people, the roof over their heads is a much sought after constant to help anchor them. It is therefore imperative to choose the right home for your needs, and if you are a young person starting out in life, that home must fit the bill when it comes to value and comfort.\n\n\n\n\nIJM Land\u2019s Penduline development easily fulfills all the requirements of a first-time home buyer, and the launch of its latest Type C phase, offers the opportunity to own a landed property within a reputable enclave.\n\n\nThe renowned Bandar Rimbayu Township is divided into four precincts \u2013 Flora, Fauna, Bayu and a soon to be bustling Commercial Hub.\u00a0 Bandar Rimbayu Penduline, which is named for a small and neat bird found in rainforests, is the first development within the Fauna precinct. Here, 625 double story link homes will have individual titles over an expansive land area of 54.95 acres.\n\n\nBandar Rimbayu Penduline siteplan\n\n\nBandar Rimbayu Penduline Type C Floor Layout\n\n\nThe Bandar Rimbayu Penduline homes at Bandar Rimbayu are designed as an exclusive enclave, with two separate entrance and exit points, to disperse traffic congestion within the parcel.\u00a0 This also will allow future residents, through their Residents Association (RA) to potentially turn Bandar Rimbayu Penduline homes into a \u201cgated and guarded\u201d community.\u00a0IJM Land will support the construction of a perimeter fence and guardhouse, subject to the formation of a Residents Association and upon the approval of the appropriate authorities.\n\n\n\n\nBandar Rimbayu Penduline Type A and Type B homes have been launched and snapped up with expected enthusiasm, as the double storey homes all feature 2\u2019x2\u2019 porcelain tiles throughout the house, air-conditioning points in the living spaces and bedrooms while every bathroom features a water heater point.\n\n\nThe latest phase which has just been launched recently was the Bandar Rimbayu Penduline Type C home, based on the concept of mid-century modernism, which is expected to resonate well with the target market of buyers in their mid 20\u2019s. The warm, neutral concept of the space within the house is accented with natural wood finishing, providing the perfect foundation for striking furnishings and decorations.\n\n\n \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Living Hall \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Dining Hall \n \n \n \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Dining Hall \n \n \n \n \n \n \n\n\nIt is also important to feel like you can move freely around your home, and not be cramped in by close quarters. In the Bandar Rimbayu Penduline Type C homes, the living room flows seamlessly into the kitchen, to create a sense of spaciousness. And unlike many other starter homes, the downstairs study room is roomy enough to double up as a bedroom, should the need arise.\n\n\n \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Kitchen \n \n \n \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Kitchen \n \n \n \n \n \n \n\n\nUpstairs, the capacious master bedroom begs for a minimalist touch to the d\u00e9cor; while the second bedroom capitalises on its unconventional shape to create cosy nooks for form and functionality. Families, like aspirations, grow; and IJM Land is mindful enough of this in designing the 3\nrd\n bedroom of\u00a0 Bandar Rimbayu Penduline Type C homes to contain plenty of activity and storage areas.\n\n\nBandar Rimbayu Penduline Type C Study Corner\n\n\nAccording to Managing Director of IJM Land Berhad, Edward Chong Sin Kiat could not have been more pleased with the launch of the latest parcel of Bandar Rimbayu Penduline homes.\n\n\n\u2018Anyone can build a house, but at IJM Land we pride ourselves in developing well thought out homes. We\u2019ve listened to the wants and needs of the market, and we\u2019re confident that they will respond positively with our latest offering of Bandar Rimbayu Penduline Type C homes. Value isn\u2019t just about offering affordable homes, it\u2019s about tuning into the desire of the home buyer, and presenting them with a mindful space. One that they will be happy to live and prosper in for years to come,\u2019 he said at the launch of IJM Land\u2019s Bandar Rimbayu Penduline Type C homes.\n\n\nBandar Rimbayu Penduline Type C Show Unit\n\n\nBandar Rimbayu Penduline Type C homes are built on a land area of 20\u2019x70\u2019, with a total built up area of 2,028 square feet. The houses are priced from RM739,800, and there are only 155 units available for sale. These Type C homes are the final phase of the Bandar Rimbayu Penduline parcel, which will total 625 units in all. The first three phases of Bandar Rimbayu Penduline is targeted to be complete by the first\u00a0quarter of 2018, consists of 470 units, 80% of which are already sold. Prospective buyers are now able to choose from houses with a built-up area of 1,771 sqft (Type A), 1,898 sqft (Type B) or 2,028 sqft (Type C) with prices starting from RM 694,800 for these double storey homes.\n\n\nBandar Rimbayu Penduline Type C Bathroom\n\n\nThe entire Penduline parcel is surrounded by 5.7 acres of a verdant central park, which caters to sporting and outdoor activities.The facilities offered include a neighborhood square, a football lawn field, a multipurpose court, a futsal court, an integrated playground, a walkway/ jogging track and an outdoor gym.\n\n\n \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Bedroom \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Bedroom \n \n \n \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Bedroom \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Bedroom \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Bedroom \n \n \n \n \n \n \n \n \n \n \n \n Bandar Rimbayu Penduline Type C Bedroom \n \n \n \n \n \n \n\n\nTo get a better feel of the unique character of the Penduline Type C home, you can now view the show house at Bandar Rimbayu. For more information, please log on \nhttp://rimbayu.ijmland.com/property/penduline\n\n\nAb0ut IJM LAND\n\n\nIJM LAND Berhad (IJM LAND), the property development arm of IJM Corporation Berhad, has garnered a reputation as one of Malaysia\u2019s premium property developers. Through the years, IJM LAND is honoured to have shaped Malaysia\u2019s township landscape and built thriving communities that are well into the future.\n\n\nThe company\u2019s vast portfolio includes townships, sustainable developments, iconic waterfront community, luxury homes, landed and high-rise residences, offices and commercial properties in prime areas of Penang, the Greater Kuala Lumpur, Seremban, Johor, Sabah and Sarawak. Its global footprint extends to Vietnam, China and the United Kingdom.\n\n\nIn recognition of its commitment to organisational excellence, IJM LAND has been recognised both locally and internationally with accolades that include the MSWG-Asean Corporate Governance Industry Excellence (Property) Award, FIABCI Malaysia Property Awards, BCI Asia Top 10 Developer Awards (Malaysia), International Property Awards (Asia Pacific) and Putra Brand Awards. For more information, visit \nwww.ijmland.com\n.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/bangsar-south/", "title": "PROPCAFE\u2122 Review: Bangsar South @ Kuala Lumpur", "body": "\n\nNot many will recall that 60 odd acres concrete jungle Bangsar South was formerly a squatter area known as Kampung Kerinchi. The leasehold land bought by UOA way back in 2005 and helped to relocate the squatters to the nearby flats. Separated by Jalan Kerinchi, one piece of land is developed as Park Residences where predominantly by residential component and another piece of land developed as commercial centre. However over the time, the master plan had evolved for example Bangsar South Nexus, a lifestyle neighbourhood centre and Capri, own hotel brand by UOA are operating in Park Residences. Where the last residential component of Park Residences, Camellia was launched in 2011, UOA has focus their attention to develop the commercial portion where the Vertical and Horizontal offices are completed and handover to the owners.\n\n\nKampung Kerinchi\n\n\nWe all know about Bangsar, a prestige and well known address sandwiched between KL, Damansara Heights and Petaling Jaya. Where is Bangsar South, does it remotely close to Bangsar?\n\n\nThe 60acres development is formerly known as Kampung Kerinchi where the squatter were located. Kampung Kerinchi is sandwiched between landmark such as Menara Telecom, MidValley and Angkasapuri. Infact, Pantai Dalam with YTL development was the more famous sibling in this area. Having difficulties to complete the flats to relocate the squatters in Kampung Kerinchi, DBKL has engaged UOA and in return sold the land to them. UOA swiftly rebrand the land as Bangsar South and rest is history\u2026.\n\n\n \n \n \n \n \n \n \n \n \n The Squatters in Kampung Kerinchi \n \n \n \n \n \n \n \n \n \n \n \n Aerial view of Kerinchi \n \n \n \n \n \n \n \n \n Kerinchi flats to make way for new devvelopment \n \n \n \n \n \n \n\n\nBangsar South to the certain extend (even up to today) is perceived as poorer cousin (in sense of demographic, amenities, prestige, branding etc.) to Bangsar which is a fair remark. However we need to mindful Bangsar is mature area is that some of the properties are as old as you and me! Some pocket of land have been developed here and there for example the Nadi Bangsar by HapSeng Land and Serai by BRDB. However these developments cost arm and leg and more than RM1,000psf. For example the smallest size in Nadi Bangsar, 441sqft was sold for a whopping RM1,200psf from developer.\n\n\nYou can take hundred years of attempt to change perception and yet people may still be sceptical and PROPCAFE was not without exception as well. The stigma associated with the kampong, the haphazard roadside parkings, the thousand and thousands of flats scattered around, the massive congestion especially in peak hour remain in the memory and to certain extend most are still remain valid. Just like the below the congestion taken in front of Bangsar South Nexus in evening peak hour.\n\n\n\n\nCongestion in Jalan Kerinchi during evening peak hour\n\n\nThere will always be two sides of a coin. The sceptical will think it is not a good to invest or buy for own stay due to sever congestion especially during the peak hour which is bad traffic planning and sign of overbuild, the perceived lack of demographic due present of low to medium cost apartments around, lack of amenities that support a township etc. A believer will think every prime area in KL (think of KLCC, \u00a0Jalan Ampang, Phileo Damansara, Damansara Uptown, MidValley etc. and you get the gist) are jam anyway during the peak hour and it is a sign of demand and wong (subjective though) and with present of corporate it provide ready pool of tenant/buyer, excellent location due to between of everything. There is no right or wrong, just which angle of you look into it.\n\n\nLocationX3\n\n\nLet\u2019s talk about the property investment, Location X3! Located approximately 7km to KLCC, Bangsar South is sandwiched in between PJ Old Town, Bangsar, KL Sentral and Future Bandar Malaysia. For KVLang who travel regularly in this area, they already know the location. In PROPCAFE opinion, the location is centrally located however it will be nothing if not supported by infrastructure, amenities and access. Which bring us to the next chapter- accessibility.\n\n\n\n\nLocation of Bangsar South sandwiched between PJ, Bangsar, KL Sentral, KLCC and Bandar Malaysia\n\n\nAccessibility \n\n\nDespite the 3 lanes road (each way), the congestion in Jalan Kerinchi during the weekdays peak hour is well famous and documented and for well travel that worth its salt, it is a No Go Zone during the peak hour. In PROPCAFE humble observation, the congestion is due to multiple traffic lights along Jalan Kerinchi and backflow from heavily congested Federal Highway coupled with haphazard roadside parking along the Vista Angkasa due to lack of parking and taxi queue in front of University LRT Station.\n\n\nHowever from perspective of access, Bangsar South does not lack of options. Currently, there 3 entry/exit points for Bangsar South which located at\n\n\n\n\nFederal Highway and Jalan Pantai Baharu via Jalan Kerinchi\n\n\nSprint Highway via Jalan Kerinchi Kiri\n\n\nNPE Highway via Jalan Pantai Permai\n\n\n\n\n\n\nAccess/Exit Points in Bangsar South\n\n\nIn nutshell, via the 3 points above, the main urban highways will lead you to PJ, Sunway Subang Jaya, Bangsar, KLCC, Cheras, KL Sentral.\n\n\nIn the future there will be another expressway option which currently still under construction and expected to be completed in 2020, Setiawangsa Pantai Expressway. The press release of Ekovest website\n\n\n\u201c\nThe alignment of Setiawangsa-Pantai Expressway \u201cSPE\u201d (previously known as the Duta-Ulu Kelang Expressway Phase-3\u2033 DUKE Phase-3), will traverse north to south of Kuala Lumpur and will serve areas such as University Tunku Abdul Rahman, Wangsa Maju, Setiawangsa, Ampang, the Tun Razak Exchange & Bandar Malaysia development corridor and Kerinchi\u201d\n\n\nThe construction of SPE is full swing now with earth work\n\n\n \n \n \n \n \n \n \n \n \n SPE heading into Bangsar South \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n With Bangsar South as backdrop \n \n \n \n \n \n \n \n \n \n \n \n View From LRT \n \n \n \n \n \n \n\n\nConstruction photos of Setiawangsa Pantai Expressway adjacent to Bangsar South\n\n\nIn fact the Entry/Exit point is just a stone throw away from SouthView where half built ramp heading into the SPE already constructed.\n\n\nHalf Completed Ramp to SPE\n\n\nSPE access/exit next to SouthView\n\n\nHalf completed SPE ramp\n\n\nThe details of expressway is quite sketchy and not available through public domain however based on the press release the SPE will be linked up with TRX and Bandar Malaysia/HSR. When PROPCAFE visited the Ekovest sales gallery sometimes ago, the Bandar Malaysia master plan was impressive with multiple accesses which include SPE. We share the photos of Bandar Malaysia again.\n\n\n \n \n \n \n \n \n \n \n \n Bandar malaysia masterplan \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia masterplan-HSR Station \n \n \n \n \n \n \n \n \n Bandar malaysia masterplan-SPE \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia masterplan-SPE \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia masterplan-SPE will bring you underground \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia Scale model \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia Scale model \n \n \n \n \n \n \n \n \n Bandar malaysia Scale model \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia Scale model \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia Scale model \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia Scale model \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia Central Park \n \n \n \n \n \n \n \n \n \n \n \n Bandar malaysia Scale model-Central Park \n \n \n \n \n \n \n\n\nRandom photos of scaled model Bandar Malaysia\n\n\nIn PROPCAFE\u2019s opinion this SPE link is significant as it provide linkage to next 40-50 years of growth area like what we witnessed when Petronas started to develop KLCC in early 1990s which even now not fully developed yet. Bandar Malaysia with over 400 acres is one of the last largest undeveloped land bank. And with current government drive to develop TRX and Bandar Malaysia, the SPE will have significant important as it will provide direct access.\n\n\nNot only that, the HSR station is already confirmed to be located in Bandar Malaysia with KVMRT2, ERL and future KVMRT3 providing connectivity. In the future, Bangsar South will be just 5-10minute away from HSR with the SPE link.\n\n\nIt was reported that despite the abortion of IWC-CREC deal in Bandar Malaysia, Ekovest has issued press release that the alignment of SPE will remain unchanged and therefore the access to HSR/Bandar Malaysia should be remain the same.\n\n\nAmenities and Commercial\n\n\n\n\nPROPCAFE feel that marketing material should emphasize amenities within the Bangsar South. The perception of people currently the Bangsar South is more for commercial and corporate office and the area is death after office hour or weekend which is not entirely true.\n\n\nFor example within Bangsar South, they have neighbourhood KL Gateway Mall with 300,000NLA which is suffice to serve the needs of neighbourhood without the need to wading the traffic.\n\n\nBesides South Korean fashion retailer The Twee, which will debut its first flagship store in South East Asia in the mall, He\u2019s Dawan and Tovista \u2014 both Malaysian brands, will also make their debuts at KL Gateway Mall. \n\n\nAmong the other tenants secured for the mall are Village Grocer, Yamazaki Bakery, Doutor Coffee, H&M, Home\u2019s Harmony, Mr DIY, Yubiso, Daiso, Times Bookstore and Cotton On.\n\n\nSource: \nhttps://www.edgeprop.my/content/1080022/kl-gateway-mall-targets-full-tenancy-3q2017\n\n\nIn fact the Sphere are in the midst of demolished where PROPCAFE was made to understand to make way for RM1.2B GDV Sphere Shopping Mall & Central Park Residences.\n\n\n\n\nBangsar South Sphere Shopping Mall\n\n\nIt will be interesting to see what is in store for the redeveloped The Sphere Shopping Mall.\n\n\nBangsar South Nexus which completed in 2014 offers arrays of F&B experience, wellness centre and to PROPCAFE surprise a Montessori is at Level 2.\n\n\n\n\nBangsar South Nexus Directory\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nBangsar South Nexus random photos around\n\n\nTwo hotels are within the vicinity where UOA own brand The Capri where UOA is operating 300 units of serviced apartment.\n\n\nThe MSC-compliant The Horizon already fully developed with total of 22 blocks ranging from 10-11 storeys for phase 1 of 14 blocks and 13-20 storeys for phase 2 of 8 blocks. These blocks already welcome MNC such as British Telecom as their home base.\n\n\n\n\nThe directory of major tenants\n\n\n4 blocks of corporate strata offices in Vertical already developed with another \n1 block of hotel\n\u00a0VE Hotel and Serviced Apartment.\n\n\n6 acres of green space/ park are located between The Vertical and Horizontal to provide a relaxing moment for the office workers.\n\n\nIt is forecast that Bangsar South will have population of 35,000 upon the completion of the master plan.\n\n\nWhat\u2019s Next?\n\n\nFrom the Bangsar South master plan in the \nhttp://www.bangsarsouth.com/masterplan/\n, most of the land has been developed on the commercial side with exception of the redevelopment of The Sphere as well as open car park at the rear of the Vertical for balance 2 corporate office towers.\n\n\n\n\nopen carpark behind The Vertical to be developed as two corporate towers \u2013 future development\n\n\nWith completion of Acacia, Begonia and Camellia, there are another 4 blocks of residential blocks remaining on the undeveloped land in in residential component.\n\n\n\n\nBangsar South Master plan\n\n\nWhich comes to PROPCAFE review on the new launch by UOA in the vicinity of Bangsar South. This new launch from UOA is not part of 60acre Bangsar South master plan however adjacent to it. Similar to newly VP-ed SouthView, this new development is on a FREEHOLD land a rarity in Kerinchi/ Pantai Dalam where most development are on leasehold land. This 2.39acre land was just acquired recently from YNH for RM81million (RM778psf) in May.2017. Wasting no time, UOA has submitted the Development Order Planning with GDV of RM550m.\n\n\nStay tune for our PROPCAFE Review on UOA\u2019s latest launch in Bangsar South \u2013 SouthLink!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/bbb-is-in-the-air-pearl-suria-verve-hub-msq-b/", "title": "PROPCAFE Peek : BBB is in the air (Pearl Suria, Verve, Hub & MSQ B)", "body": "\n\nBBB post GE ?\n\n\nThere\u2019s been a deluge of launches lately, post GE , probably launches that were held back from earlier in the year, to be launched post GE albeit a more positive sentiment in the market. \u00a0So many launches to visit, so much food to eat, but unfortunately, also so much of nothing -> all so damn expensive!\n\n\n\u00a0\n\n\nThese are summaries of some of the recent, and current launches.\u00a0 There are too many to cover, however, seems like it is a lot of nothing for investors .\n\n\nAmidst all these launches, Old Klang Road (OKR) seems to be getting quite a bit of limelight.\u00a0 (from the start of Old Klang road, in that order)\n\n\n9 Seputeh\n, Avantas Residence, Verve Suites, Benteng 8, Pear Suria, Petalz (and where does Grainz fit in all these ?)\n\n\n\u00a0\n\n\nPearl Suria\n\n\nBy the owner/developer of Pearl Point, Aikbee Timbers (apparently it has been launched abroad to pretty good response). Located right next to Pearl Point, this location is quite strategic, fronting the busy Old Klang Road, and with direct access to Pearl Point.\u00a0 But having said this, I myself have been to Pearl Point only twice my whole life (that perhaps tells you abit about the \u2018wong-ness\u2019 of Pearl Point); during my recent visit \u2013 noticed that they are refurbishing the whole mall, and it was quite bustling on a busy Saturday afternoon, the anchor tenant there is now Econsave, and an IT center coming up upstairs.\n\n\nThis is a leasehold project, with total of 403 units, an average of 23 units per floor and pricing starting from $400k++.\n\n\nThis is a photo of it taken from Old Klang Road, heading towards PJ, Pearl Point is the green building on the right.\n\n\n\n\n\n\nPhoto is taken from the Show Office, Verve Suite is the tall green building on the background \u2013 so you can imagine the proximity (as well as the difference in pricing!). \u00a0The second picture shows a bit of the surrounding, there\u2019re some really old flats on the right side (as well as surroundings).\n\n\n \n\n\n\u00a0\n\n\nIn all honesty, this is one of the more \u2018sane\u2019 pricing product along OKR.\u00a0 At what cost ? This is not a lifestyle project, it\u2019s about plain vanilla mass market own stay.\u00a0 Launched in March this year, needless to say, take up has been good with 75% all gone.\u00a0 I like this project for own stay purpose; yields should be pretty decent (in today\u2019s standard) for rental investment. \u00a0Pricing starting from RM5xxpsf upwards.\n\n\nUSP (unique selling point) \u2013 direct connectivity to Pearl Point, direct frontal access to Old Klang Road, targeting more to own stay (rather than lifestyle living).\n\n\n \n\n\nsales status as of one month ago :\n\n\nUnits are\n\n\nUnits are all bare, and the small units have all been \u2018sapued\u2019. \u00a0Some sample floor plans (all readily available in the website ):\n\n\n \n \n\n\n\u00a0\n\n\nVerve Suite \u2013 OKR\n\n\nBy BKP (Bukit Kiara Properties (the kind folks who brought you Verve @ MK, and Hijauan Kiara) \u00a0Shocking pricing, RM1000psf at least, in Old Klang Road; and maintenance fees inclusive of sinking fund at 0.51c/psf.\u00a0 Expensive ? Well, you\u2019re in the wrong crowd.\u00a0 The regular BKP fans have bought up the small 550sf studios all the way up to 20\nth\n floor.\u00a0 You can still get a unit above 20\nth\n floor at RM700+k.\u00a0 Really not my playing field, stratospheric pricing for the priviledged few.\u00a0 Currently being offered with 5% rebate, all units come fully furnished with Bosch appliances \u2013 hob, hood, fridge, and washer/dryer. And for all that you are paying for, you get only ONE car park! I guess for a studio or 1-bedder, you don\u2019t really need 2 car parks ? \u00a0A sample pricing : for a 13th floor 708sf unit, it was going at RM807k before 5% rebate. \u00a0Developer\u2019s providing DIBS, free Loan Agreement and SPA, as well as 1-year of free maintenance. \u00a0The main highlight of this development is the Vercadicos sky bridge \u2013 made up of common facilities such as gym, cafe as well as a mini cinema (a la Verve MK).\n\n\n \n \n \n\n\n\u00a0\n\n\n \n \n\n\n\u00a0\n\n\nThis is the layout plan of the smallest unit, 555sf. \u00a0(left most diagram)The units all come fully furnished, with wardrobes, kitchen cabinets, as well as bed, sofa and dining table. \u00a0Do check out the layout plan in the middle. \u00a0As seen in the picture on the right, there\u2019s a \u2018hidden\u2019 toilet door (the mirror) next to the cabinet. \u00a0A few of the layouts have such \u2018hidden\u2019 doors. Nice as a gimmick, but a chore for daily living. \u00a0Shudder to think of oily finger prints or water stained marks on the pristine mirror door.\n\n\n \n \n\n\n\u00a0\n\n\nUSP \u2013 opulent lifestyle in OKR \u2026 that\u2019s about it. \u00a0While you are there, do take a look at the surrounding at the back, there\u2019s a PPR housing project with a futsal court right behind the show unit.\n\n\n\n\nKL Gateway\n\n\nThis is actually a personal favorite of mine, except for the rather prohibitive entry price. As of now, the current phase of this project has been fully sold \u2013 and signing of SPA and loan agreement is being done now.\u00a0 Located at \u2018Bangsar South\u2019 or what used to be known as Kampung Kerinchi.\u00a0 It\u2019s developed by Suez Domain (\nSuez Domain picked to develop Kampug Kerinchi flats\n), who in 2010, managed to convince the residents of Kg Kerinchi to give up their dwellings, and settle into Kerinchi Residence.\n\n\n \n \n\n\n\u00a0\n\n\nThis seems like a doable project, with proximity to University Malaya, direct linkage to the University LRT station, and within a few stops away from the 1200psf KL Eco City; and yet at a price that\u2019s 30% cheaper than KLEC., if not mistaken, the units were going for RM700psf upwards. According to the developer, there will be a future linkage direct from the Sprint Kerinchi link ramp heading into the development.\u00a0 But exiting through that ramp will take you to PJ ; if you want to go to KL, you will need to go through the narrow Kg Kerinchi lights.\u00a0\u00a0 Located opposite UOA\u2019s Southview, there\u2019s also a future project by YNH coming up. \u00a0This place is going to get pretty congested soon, and Gateway as the name suggests, it right at the Gateway of Bangsar South, most accessibility location.\n\n\n \n\n\n\u00a0\n\n\n\u00a0\n\n\nThis is Kerinchi Residence, where the residents from the current Kg Kerinchi flats will move to. \u00a0It\u2019s not available for sale, as one of the SA remarked, it\u2019s \u201cbagai durian runtuh\u201d for the flats\u2019 residents.\n\n\n\n\n\u00a0\n\n\nThe 3 picture below shows the future connectivity from Sprint\u2019s Kerinchi link into Bangsar South; the last photo shows where the expected entry will be.\n\n\n \n \n\n\n\u00a0\n\n\nUSP \u2013 integrated development with linkages to office suite and hotel (as well as direct link to Universiti LRT), accessibility \u2013 right next to Federal Highway as well as direct link into Sprint\u2019s Kerinchi link. Right at the KL/Selangor border.\n\n\n\u00a0\n\n\nThe Hub at SS2\n\n\nAnother SOxO concept, with 40+levels, and total of 256 \u00a0units.\u00a0 With certain units being loft units, and balance simplex units. \u00a0In the region of RM1,000 psf, not sure what is SDB thinking.\u00a0 The design is a bit of a throwback to the 70s; as with their other designs Window on the Park, and Dedaun. \u00a0The scaled model unit has got to be one of the tallest ever.\n\n\n \n \n \n \n \n\n\n(pictures courtesy of edit.my)\n\n\nA very smallish room upstairs, also called \u201coffice1\u201d in the layout plan, but comes with 2 residential toilets with showers.\u00a0 At this type of pricing, I\u2019d rather look at Tropics Residence \u00a0\u2013 at least that has a mall underneath and with almost immediate access to LDP and Sprint (albeit a east/west \u2013 Muslim cemetery vs Indian cemetery setting).\u00a0 Is this an office or a pure residential ? I think it\u2019s a confused product. \u00a0I honestly don\u2019t like weird shaped rooms/layout. \u00a0In this case, the odd kitchen in the middle; as well as the weird layout of the units (to ensure all units get decent views).\n\n\n \n \n\n\n\u00a0\n\n\n \n \n \n\n\n\u00a0\n\n\nThe pricing is quite extraordinary, not sure who are they targeting and what investors could possibly be looking at. WIth future KIDEX coming up, that could be the catalyst. \u00a0But rumor of KIDEX being elevated \u2026.. ?!\n\n\nKIDEX (Kinrara Damansara Eexpressway) \u2013 The project involves the construction of a \nfully elevated\n \ndual two lane expressway approximately 13.5km in length linking Damansara from the NKVE Damansara toll to the Bukit Jalil Highway near Kinrara. The expressway will introduce an efficient alternative route for Northbound and Southbound traffic in the Klang Valley and provide connectivity to existing highways for effective dispersal of traffic.\n\n\n\u00a0\n\n\n\n\nThe current state of affairs between 5stones and The Hub\u2019s site. \u00a0Hope they will do something and clean up this stretch.\n\n\n\u00a0\n\n\nMetropolitan Square Block B @ Damansara Perdana\n\n\nThe cream of the crop of MK\u2019s Damansara Perdana\u2019s Metropolitan Square. \u00a0Lowest density development of all the MSQ series; only 16 floors, and each floor only 12 units.\n\n\n \n \n \n\n\n\u00a0\n\n\nThe units basically have 2 facings only, facing south (faces the pool) \u2013 is the more expensive facing; facing north (faces the forest reserve). \u00a0The units only come with\n\n\n \n\n\nThe common facilities in the middle, are to be shared with all the other MSQ towers (altogether 6 towers, with 2,100 units)\n\n\n \n\n\nCurrent offering is :\n\n\n\n\n\n\nSpecial package 15% discount and 7% bumi discount\n\n\nFree Sales ans Purchase Agreement and Loan Agreement (excl stamp duty)\n\n\n\n\nFree 5 units of Aircond for 1,190,1,160 and 1,170 sft\n\n\n2 covered carpark\n\n\n\n\n\n\n\n\nBooking fee RM5,000\n\n\nNot too bad for completion targeted at end of 2014 ; since the other completions in this time frame are all the Empire series condos. \u00a0Made up of largely studios, lofts or smallish units. \u00a0This would make a good own stay proposition, or even for investment (paltry yields perhaps). Price is about roughly RM700psf before discount. \u00a0Do check on remaining tenure of the lease.\n\n\nThis project is roughly 40% sold as of now. \u00a0Signing of the SPA is within 2 weeks.\n\n\n\n\n\u00a0\n\n\nSummary\n\u00a0 \u00a0:\u00a0Pearl Suria and Metropolitan Square B are worth looking at for own stayers. \u00a0For investors, you will need to crunch the numbers and work out the math \u2013 you could perhaps eke out a decent yield from them. \u00a0 But if you are on LTV90, I doubt the returns will be fantastic.\n\n\n\u00a0\n\n\nOther notable upcoming launches (hopefully to be covered in the future) :\n\n\nPetalz\n \non Old Klang Road (deeper stretch, rumoured to be near Taman Kanagapuran stretch of OKR)\n\n\n565 units\n\n\n918 \u2013 1270sf\n\n\nKitchen Cab , Wardrobe, Aircond, Heater , electrical Appliances\n\n\nAsking 580psf before Discount\n\n\n\u00a0\n\n\nSouthview\n by UOA \u2013 Bangsar South (opposite Gateway, next to YNH\u2019s land, fronting Federal Highway)\n\n\n1000+ units\n\n\n6xx+sf\n\n\nAsking RM1000psf before \n20% \ndiscount \u00a0(if there\u2019s any left, heard units are being snapped up as this is being typed)\n\n\n\u00a0\n\n\n9 Seputeh \nby Gapurna\n\n\nTo be launched by Gapurna in Q3, this is a huge project with direct access to be build linking to the Pantai Komuter station.\u00a0 River beautifying project is one of its USP (unique selling point)\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/bbcckl/", "title": "PROPCAFE\u2122 Review : Bukit Bintang City Centre (BBCC) Kuala Lumpur by EcoWorld", "body": "\n\nBukit Bintang City Centre BBCC Kuala Lumpur by EcoWorld\n\n\nBukit Bintang City Centre BBCC site-source skycrapper city KL forum\n\n\nBukit Bintang City Centre BBCC site-image credit Simon Long\n\n\nABCDEFG\n\n\nA Boy Can Do Everything For Girl\n\n\nAAABC Apple Android Always Busy Competing (Copying)\n\n\nSo what is BBC, it is an orang putih news channel in U.K.\n\n\nB power of 2 C power of 2 = \nBBCC\n\n\nBBCC is indeed catchy and it is the latest development by Ecoworld Development Berhad.\n\n\nBBCC is Bukit Bintang City Centre!\n\n\nWhat is BBCC? BBCC is the Cradle of Lifestyle Revolution.\n\n\n\u2018Cradle\u2019 is a fond word in describing Ecoworld\u2019s project we notice.\n\n\n\u201cDestined to be new heartbeat of Kuala Lumpur, Bukit Bintang City Centre, BBCC is set to complement the cosmopolitan grandeur of future living. Strategically situated on a 19.4-acre prime address within the golden triangle, it is truly a visionary, state-of-the-art integrated development and a masterpiece in the making.\u201d\n\n\nBukit Bintang City Centre BBCC where life is spectacular!\n\n\nHold on a sec! We haven\u2019t even touched anything on yet, we can already feel the \u2018class\u2019 of this project and this is how Ecoworld stood apart from it competitors.\n\n\n\n\nBBCC is not an ordinary integrated development\n\n\nBBCC is \u2018D\u2019 Integrated Development, really? But why?\n\n\nGhost in the \u2018Cell\u2019 at Pudu\n\n\nBefore we begin introducing BBCC to PROPCAFE readers, lets just address the elephant in the room.\n\n\nWe Asians, live in a society where most people around us are pantang. Ask around, where and what is Pudu (\u534a\u5c71\u82ad/\u5bcc\u90fd)? Most will probably return with \u201cya I know its the Pudu Bus Station\u201d, \u201cits the Pudu Jail!.\n\n\nOne of steepest hurdle to overcome this project, is that the project is an ex-site of a prison. \u00a0Several high profile criminals used to call this place home, and eventually met the gallows here. Do you believe in ghosts, some do, some don\u2019t, but, hanging out or staying in a ex-prison more of less is not something most people will like to be associate with. The BBCC project site \u00a0\u201cPudu Jail\u201d is a garang place, since then till now!\n\n\nThis slideshow requires JavaScript.\n\n\nThe Stigma\n\n\nFor most Malaysians, its a known fact that the entire site of BBCC is crafted out from previous Pudu Jail site. Pudu Jail had been in \u2018operational\u2019 from 1895 to 1996 (101 years) and later it turned into Jail Museum from 1997 to 2009 before the Government decided to make full financial use of this prime land by selling it to UDA. (Source: wikipedia.) No, there wasn\u2019t any suicide squad being called by Malaysian Government to save the world, but rumour has it, the story flies around and in most people mind is that the site is mostly haunted due to the fact that many capital punishments had been carried out during the operational days, including some famous gangsters such as Botak Chin, some lessen known bad hats and no doubt some innocent souls as well. So if you are mindful of such event or site, then this project is not for your kind investment and you should just stop here.\n\n\nDespite many attempts by the feng shui guru, developer, sales persons and their associates to whitewash this site, unfortunately, we can\u2019t erase history, that is baggage, stigma, negative perception that BBCC site has to carry till one forgets about history.\n\n\nOk\u2026.you are still reading? Good then we shall proceed.\n\n\nPudu will be the brand new EcoWorld\u2019s BBCC\n\n\nFrom UDA as land owner, they roped in ECOWORLD to joint developed this 19acres site with EPF as equal partner in the development (UDA 40/ECOWORLD 40/EPF 20) but mainly the co developing partner is ECOWORLD and in turn, ECOWORLD is seeking its Japanese partner Mitsui Fudosan to develop the 4 storey mall and main garden on top of mall. If the Japanese, one of the countries for producing some thrilling and most horror ghost stories of recent times (such as Ring and Ju-on) dare to venture into the site, I think we are safe here. Beside the actual execution room actually sat at one extreme site of BBCC (was told between the hotel and concert hall). And ECOWORLD has let the site cleared and bathed in the strongest sunlight and rain for 7749 days, and also did all the ritual ceremonies necessary (as told) to ensure the site is good to go. The SA also reassuring us that even Taipei 101 is built on former Japanese burial ground. OK, it does make us feel a bit better, or doesn\u2019t it?\n\n\nLocation\n\n\nOk enough of the hantu, pantang talk, those were the past, let\u2019s talk about the \u2018science\u2019 of the property.\n\n\nMake no mistake location of BBCC is prime, BBCC is located within the golden triangle of Kuala Lumpur, situated along the famous Jalan Imbi/Jalan Hang Tuah, home to various signature landmark of Kuala Lumpur, such as Berjaya Times Square, Imbi Plaza and Sg Wang Plaza.\n\n\n\u00a0\n\n\nBBCC location in google map\n\n\nPoints of Interest, and they are countless here.\n\n\nJalan Imbi, Jalan Bukit Bintang, Jalan Alor all these are well known tourist hot-spot and BBCC is literally right in it. Add in \u2018Changkat\u2019 even more happening!!\n\n\nVarious places of interest within BBCC\n\n\nRoads and Rails\u00a0\naccessibility\n\n\nMain road access to BBCC\n\n\nBBCC with 3 rail stations in proximity, start with Hang Tuah Monorail, Hang Tuah LRT station and Merdeka MRT Station\n\n\nAll roads lead to Rome in Italy, in Malaysia\u2019s context, all roads lead to KL, and BBCC is smacked right in the middle of KL. To go out of town, there are plenty of options, Smart Highway, Seremban Highway, MEX, Federal Highway, Jalan Sungai Besi, Jalan Tun Razak, access are abundance. Question is getting to BBCC, jam prone? Yes. Especially during peak hours. Location this prime, one would expect the unexpected, JAM. But, there is an alternative, a greener way to travel.\n\n\nRail access to BBCC\n\n\nBukit Bintang City Centre BBCC is also surrounded by abundance of rail network. Right next BBCC is it Hang Tuah LRT & Monorail Station, it is also within 850 metres away by road from KVMRT Line 1, Kajang and Sungai Buloh line Merdeka station. What is best is, these 3 station will be integrated to the BBCC project. Meaning they will be dedicated covered walkways from BBCC to these 3 stations in future. So if you are worried about traffic jam, there is a green option to travel.\n\n\nAnyway, while on paper this may sound so optimistic that that they are so many rail options, we however think Merdeka station is quite far reach. As to how comfortably one can walk from from BBCC to Merdeka station, how is the link way will be like, safety, maintenance, covered walkway, these are still pretty much unknown, what more when can it be materialized?\n\n\nThe Grand Entrance and\u00a0Heritage side of the Bukit Bintang City Centre BBCC\n\n\nWe understand that landmark of Pudu Jail, the grand entrance will be retained and conserved as tourist spot.\n\n\nKudos to relevant authorities and parties on the commitment to conserve our history and heritage, this place may used to be \u2018garang\u2019 but it is \u2018part of us\u2019, the KLites.\n\n\nThis slideshow requires JavaScript.\n\n\nMaster Plan\n\n\nBBCC Grand Master Plan\n\n\nWe extracted these from the website:\n\n\n\u201cDestined to be new heartbeat of Kuala Lumpur, Bukit Bintang City Centre (BBCC) is set to complement the cosmopolitan grandeur of future living. Strategically situated on a 19.4-acre prime address within the golden triangle, it is truly a visionary, state-of-the-art integrated development and a masterpiece in the making\u201d\n\n\nPROPCAFE layman\u2019s term, Bukit Bintang City Centre BBCC it is an integrated development developed by EcoWorld.\n\n\nThey key components of Bukit Bintang City Centre\u00a0BBCC are 5 blocks of residential towers, 1 block of hotel tower, 1 office block, 1 signature BBCC office block, a lifestyle mall, an digital entertainment hub, a live concert hall, and an urban park within BBCC.\n\n\nSite Observation\n\n\nThe site at Bukit Bintang City Centre BBCC is huge relative to other city center development, how often can you see 20 acres site up for development, BBCC is a rare commodity indeed.\n\n\nThis slideshow requires JavaScript.\n\n\nBukit Bintang City Centre BBCC Sales Gallery Visit\n\n\nIt is always such a pleasant experience visiting the EcoWorld property gallery. Let us tell you why.\n\n\nGetting to the Sales Gallery\n\n\nThis slideshow requires JavaScript.\n\n\nInside the Sales Gallery\n\n\nThis slideshow requires JavaScript.\n\n\nScale Model of Bukit Bintang City Centre BBCC\n\n\nThis slideshow requires JavaScript.\n\n\nThe Lure of Bukit Bintang Kuala Lumpur\n\n\nTo this writer, Bukit Bintang is \u2018real\u2019 KL. Too provocative?\n\n\nListen.\n\n\nWhere in Kuala Lumpur, where you can shop till you drop, eat till you shiok! Walk till your legs soft, drink till you stop! Where? Bukit Bintang la\u2026\n\n\nLet\u2019s go back those glory days before the KLCC Twin Towers was even born. What is KLCC. Come on, Bukit Bintang is KL!\n\n\nEven now with KLCC, do you people really go there often, seriously often? \u00a0Take your selfies with the Twin Jagung then head to Bukit Bintang, where your KL life starts here.\n\n\nLet\u2019s start with the major malls. (image credit to its owner!)\n\n\nMost major mall are within 2km of the Bukit Bintang City Centre\u00a0BBCC.\n\n\nThere will be a proposed mall within Bukit Bintang City Centre BBCC, will this part of KL still have room to accommodate another mall?\n\n\nMaybe yes, maybe no. Like any businesses, it is the survival of the fittest. May the best mall win!\n\n\nThis slideshow requires JavaScript.\n\n\nLet\u2019s talk about eat, drink & entertainment\n\n\nBukit Bintang has them all here.\n\n\nHow can anyone not venture into Jalan Alor when you are at Bukit Bintang. Jalan Alor is famous for local street food, KL style! So if you want cheap eat, this is the place at Bukit Bintang.\n\n\nMakan makan at Jalan Alor\n\n\nNeed some massage therapy after long day of work? Changkat Tong Shin houses some\u00a0tantalizing massage centers.\n\n\nMassage Massage at Changkat Tong Shin\n\n\nNeed a drink or 2 or \u00a0some indulgence to western restaurant food or some modern pub dining? \u00a0You can always head to Changkat Bukit Bintang for dinner, happy hours and enjoy live musics along!\n\n\nDrink drink at Changkat Bukit Bintang\n\n\nLucentia Residences\n\n\nThe focus of this review will be the residential component of Bukit Bintang City Centre\u00a0BBCC, that is the Lucentia Residences.\n\n\nWhat is Lucentia?\n\n\n\u201cDrawing inspiration from traditional Japanese paper lanterns, Lucentia is designed to infuse your world with light and a lightness of spirit. By day, the interior is flooded with natural light, and by night, it is softly illuminated, a welcoming beacon to guide you home.\u201d\n\n\nLucentia is the first residential launch in Bukit Bintang City Centre BBCC. This high-rise residential development, which consists of two conjoined towers, with 47 and 35 floors each.\n\n\nSo there are 2 towers, tower 1 47 storey with 393 units of residences and tower 2 with 273 homes units bring the total number of units to 666.\n\n\nThe whole 19.4 acre land in Bukit Bintang City Centre BBCC is leasehold expiring on 5 December 2110, 93 more years to go as of now time of writing.\n\n\nLucentia is a 54 months project with target VP date to be somewhere in March 2021, will take additional 18 month from conventional schedule H highrise development.\n\n\nWith average price from RM1600-1900psf, this is a highend luxury project by EcoWorld. Do check out the following gallery on to see what sort of grade of finishing EcoWorld is delivering.\n\n\nThis slideshow requires JavaScript.\n\n\nThese illustrations are so speechlessly beautiful! Can you imagine living here? What ex-con, ex-jail, Pudu Jail. This is a total transformation of Pudu!\n\n\nThere are not many residential property look this good in KL center, the top tiers are the Four Seasons, Pavillion Residences, \u00a0Troika KL, and Lucentia could be the one closely follow behind.\n\n\nLucentia Facilities and Floor plan\n\n\nThis slideshow requires JavaScript.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nWhy Bukit Bintang City Centre BBCC?\n\n\nThe grand master plan under 1 master developer\n\n\nBased on artist illustration, this project is dreamy. Well at least for most EcoWorld project. Will artist illustration translate to real picture, this is debatable, we have seen this being debated fiercely in lowyat net property forum section specially some project in Semenyih by the same developer!\n\n\nIf this project is able to pull off as how it is planned, this Bukit Bintang City Centre BBCC will be the star of Bukit Bintang.\n\n\nThere is none project similar scale in town, no not Pavilion, as it has no rail elements. Bandar Malaysia you ask, that one could come in 2030 or later. What about TRX, have you heard anything from them really? Or you have heard, trustworthy?\n\n\nProject this scale need a capable developer that is able to make this happen, can EcoWorld execute this? Amid good economy climate and no significant change of ownership, why not?\n\n\nLong gestation period\u00a0\n\n\n54 months is a a very long waiting period many things could happen during 4.5 years time. Could there be during this 5 year, better investment opportunity to come. Those who want a home here is 5 years abit too long to wait, is the wait worth while?\n\n\nThere are various phases of other component of the project has yet to launch, the signature office tower, and we understand there are some components of the master plan is yet to be fully finalized.\n\n\nSo the flip side, upon Lucentia VP, the whole Bukit Bintang City Centre BBCC could still be a constructions site!\n\n\nThe price the price the price\n\n\nSmaller studio units are retailed at 1800-1900 per sqft.\n\n\nWhile 1+1 & 2 bedder are calling for 1600-1700 per sqft.\n\n\nTaking a conservative 20% appreciation upon completion, to exit Bukit Bintang City Centre BBCC with some capital gain, would mean Lucentia to at least command RM2000-2200 in year 2021, is it possible?\n\n\nYes, if the master plan as executed as plan, no if there are delay of launches, or any potential perils that hinders the completion of the masterplan.\n\n\nHere some price point for your consideration (before any rebate).\n\n\nT1-11-08 RM1,131,000\u00a0(Type C)\n\n\nT1-11-07 RM1,126,000\u00a0\u00a0(Type Cm)\n\n\nT1-11-06 RM1,450,000\u00a0(Type D)\n\n\nT1-11-05 RM1,450,000 (Type Dm)\n\n\nT1-13A-3A RM1,142,000 (Type C)\n\n\nT1-13-01 RM1,454,000 (Type D)\n\n\nT1-33-03 RM1,605,000 (Type E-dual key)\n\n\nType A & B are all gone with the wind.\n\n\nFloor premium RM2,000, we say whack the highest floor, if you die die must \ncum\n buy). Mid high floor facing Jalan Hang Tuah or North facing will be decent.\n\n\nThe Fans base\n\n\nMost of us aware that EcoWorld is ex SP Setia. During those good old days when SP Setia weren\u2019t as famous, coupled with the pre property boom days, those who were buying SPS products were able to reap handsome profit.\n\n\nWhat happen is that we think these were things of the past.\n\n\nWe observed many many many who bought from reputable developers cant make \u2018much\u2019 profit, \u2018much\u2019 here is a kind word.\n\n\nReputable developer often sells above market price to justify their brand name and to recoup their marketing dollars spent.\n\n\nWhile for Bukit Bintang City Centre BBCC, this writer always wonders what are the investors end game? Own-stay? Really, ex Pudu jail site, personally can\u2019t overcome this psychological barrier, despite this is a the God of Property of Malaysia, Tan Sri\u2019s project.\n\n\nInvestment, there are other project can perhaps yield more given such significant capital and credit commitment over the long construction period.\n\n\nThose days where you can follow someone else to buy or invest in properties don\u2019t work anymore in current climate. Do invest wisely.\n\n\nLocale of Bukit Bintang\n\n\nLucentia Bukit Bintang City Centre BBCC will be the most high end development in Pudu, Bukit Bintang vicinity, Bukit Bintang City Centre BBCC developer price is already the highest in Bukit Bintang.\n\n\nLet\u2019s not forget, this part of Bukit Bintang Kuala Lumpur are predominately less affluent compare to KLCC Zone 1. Last we check, BBCC \nIS NOT EVEN IN\n\u00a0\nPROPCAFE KLCC Zone 2\n.\n\n\nDoes it make sense to pay RM2000psf to stay in Pudu? These are the tough question to investors and potential home owners.\n\n\nEven Bukit Bintang City Centre BBCC is up as the newest hot spot in town, it is not hard to notice the surrounding are still pretty run down, let\u2019s start with area along Jalan Hang Tuah side, and Pudu Pudu itself.\n\n\nThere are still so much to cover on this project\n\n\nWe will have to stop it here for now, \u00a0before letting this article to be too tedious to read. We look forward for your comment, let\u2019s us know if you would us to pen more on our thought on the overall masterplan, the \u2018real meat\u2019 the commercial component?\n\n\nIn the meanwhile, you may dropby Bukit Bintang City Centre BBCC sales office for more information at\n\n\nBBCC Development Sdn Bhd\n\n\nNo. 2, Jalan Hang Tuah, 55100 Kuala Lumpur\n\nE: \ninfo@bbcckl.com\n\nF: +603 2143 0086\n\nGPS Coordinates 3.141656, 101.707755\n\n\nGoogle map link\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/berkeley-uptown-by-paramount-property-part-2/", "title": "PROPCAFE\u2122 Review: Berkeley Uptown by Paramount Property \u2013 Part 2", "body": "\n\nIntroduction\n\n\nMalaysia is blessed country with abundant of natural resources such as oil, timber, tin and palm oil and without major natural disasters which hit our neighbor countries. Malaysia consists of multi ethnicity and being Malaysians we have been enjoying a peaceful for the past 40-50 years and reasonable degree of freedom in speech, our life value and lifestyle except certain sensitive issues.\n\n\nOne of the most under appreciate freedoms is the flexibility of the education system. Unlike many countries where most of the citizens are required to study the first 12 years in the single syllabus national school, in Malaysia we have many alternatives. Majority of Malaysian children will be schooled in the national schools which fully funded by Government. However we also have vernacular schools, mission schools and religious schools.\n\n\n\n\nMeanwhile in 1970s and 80s few private schools namely Sri Inai, Sri Kuala Lumpur and Sri Cempaka had been set up to offer Malaysians further alternative where the perception of shortcomings (e.g. overcrowding) in national schools. Since the private schools are not funded by government, the fee is significantly higher and only wealthy Malaysians could afford enroll their children to these schools.\n\n\n\n\nThe education system was further liberalized during late 1990s where more private operated schools are awarded namely to Sri KDU and Sri Sedaya which considered pioneer of \u201csmart school\u201d concept in private sector. (Source click \nhere\n). Since then, the industry has booming to meet demand from savvy, discerning and affluent parents which recognize the values and quality of education in private schools for their children.\n\n\n\n\nFor uninitiated readers, Paramount Corporation is the owner and operator of Sri KDU. Upon obtaining the license from Ministry of Education, the first Sri KDU smart school was built on 12acre land in Kota Damansara. For past 20 years Sri KDU@ Kota Damansara has remained as Paramount Corporation\u2019s sole campus to maintain its reputation for academic excellence, personal development and focus on pastoral care (Source click \nhere\n). In 2012, Sri KDU secured top position amongst Malaysians schools in the program for International Student Assessment (PISA) 2012, placing it amongst the top-ranked schools in the world of mathematics, science and reading (Source: Paramount Annual Report 2018).\n\n\n\n\nRecently Paramount Property (subsidiary of Paramount Corporation) is launching Berkeley Uptown @ Berkeley with Sri KDU International School as the nucleus of the RM1.3B GDV development. Read on Propcafe\nTM\n review to get to know more this new development.\n\n\nMasterplan\n\n\nThe 33.12 acres freehold land which used to house former Fung Keong rubber shoe factory was purchased by Paramount Property for RM87psf in 2011. The land will be developed in 4 phases.\n\n\nBerkeley Uptown Masterplan\n\n\nTwo plots of land fronting Jalan Goh Hock Huat will be developed as office, retails and shop. Sri KDU international school will be built in adjacent to the commercial and residential plots. The biggest plot will be used to build 1671 units residences and serviced apartments spread over 11 blocks. The developer has generously allocated 7.65 acres as public space with 2 acres as green parks. Across Jalan Goh Hock Huat, the land where the currently sales gallery is sitting, plot 2 will be developed as future retail commercial.\n\n\n\n\n\n\n\n\n\n\nPlot\n\n\n\n\n\n\nComponent\n\n\n\n\n\n\nDetails\n\n\n\n\n\n\n\n\n\n\nCommercial \u2013 7.69 acres\n\n\n\n\n\n\nOffice, Retails & Shops\n\n\n\n\n\n\nPlot 1\n\n\n1 block \u2013 5 storeys offices\n\n\n26 units \u2013 Double Storey Shops\n\n\n1 block \u2013 8 storeys boutique offices\n\n\nPlot 2 (TBC)\n\n\n210K sqft retail spaces\n\n\n280K sqft office spaces\n\n\n\n\n\n\n\n\n\n\nResidential \u2013 12.55 acres\n\n\n\n\n\n\nUptown Residences & Serviced Apartments\n\n\n\n\n\n\nUptown Residences (5.17 acres)\n\n\n736 units in 6 blocks\n\n\nServiced apartments (7.38 acres)\n\n\n935 units in 5 blocks\n\n\n\n\n\n\n\n\n\n\nEducation \u2013 5.23 acres\n\n\n\n\n\n\nSri KDU International School\n\n\n\n\n\n\nClassrooms: 53\n\n\nLaboratory: 15\n\n\nStudent Capacity: 1,500\n\n\n\n\n\n\n\n\n\n\nPublic \u2013 7.65 acres\n\n\n\n\n\n\nPublic Amenities/ Others\n\n\n\n\n\n\nLandscape, Parks (2acres)\n\n\n\n\n\n\n\n\n\n\nIn this Propcafe\nTM\n Review we will be focused on Uptown Residences which is the first phase launch in Berkeley Uptown by Paramount Property.\n\n\nUptown Residences: The current launch\n\n\nSri KDU International School\u2019s construction already commenced and first intake is expected in January. 2021 (Source click \nhere\n). The rest of the plots will be launched in due time.\n\n\nSri KDU International School in advance construction \u2013 gearing for first intake in Jan.2021\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nParamount Property has grand vision to infuse modern lifestyle and bring vibrancy in the old-world charm of Klang Town. With ready amenities and strategic location within Klang Town, Paramount Property plans to attract outsiders to Berkeley Uptown and call it as \u201chome\u201d.\u00a0\n\n\n\n\nUptown Residences\n\n\nUptown Residences consists of 6 blocks residential in total. Block A, B & C are 30-32 storeys and Block D, E & F are the low rise 7 storeys attached to the carpark. Uptown Residences is commercial land with residential Schedule H development where the targeted completion is 48 months from date of SPA.\n\n\nThe first impression Propcafe\nTM\n has during the sales gallery visit is no frill design throughout Uptown Residences. From fa\u00e7ade, facilities, orientation, design and unit layout. The design is no frill, however well serving its intent and purpose.\n\n\nThe fa\u00e7ade is contemporary and taking into account the demographic are consists of older generation in Klang Town, Propcafe\nTM\n thinks it is a \u201csafe\u201d fa\u00e7ade approach by Paramount Property. J\u00a0 A contemporary fa\u00e7ade and concept also allow developer to speed up construction, repetitive process for better workmanship and more importantly cost control which allow Paramount Property to price Uptown Residences competitively even against other development in Klang. We shall cover more of this next\u2026\u00a0 \u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nThree tiers security is offered from guardhouse, lobby/lift and unit itself. What Propcafe\nTM\n like the guardhouse design that allow the car holding during the peak. Visitors could park the cars on reserved space while register themselves with the guard.\u00a0\n\n\nUptown Residences: Guardhouse\n\n\nNo frills drop off area is provided for block A, B & C. No fancy double volume lobby or waiting lounge which the intention to keep the design simple and maintenance cost low. (For example to change a light bulb and leaking ceiling at double volume is significantly more expensive, furniture maintenance/ cleaning, additional guards to station at lobby etc.). All these are \u201cfeatures nice to have\u201d however it added to the maintenance cost.\n\n\nDrop Off Area for Block A & B\n\n\nDedicated Drop Off Area for Block C\n\n\nAlso no fancy rooftop garden or sky facilities where facilities are on Level 8\nth\n and garden on ground with low rise block overlooking it. The idea is unnecessary maintenance cost for landscaping, cleaning and patronizing guards.\n\n\n\n\nUnit Layout\n\n\nThe Uptown Residences is the first component launched in Berkeley Uptown. There are 736 units spread in 6 blocks in RM366millions GDV Uptown Residences with 1, 2, 3 and 4+1 bedrooms layout configuration.\n\n\n\n\n\n\n\n\n\n\nBlock\n\n\n\n\n\n\nType\n\n\n\n\n\n\nLift\n\n\n\n\n\n\nBuilt Up, SQFT\n\n\n\n\n\n\nUnit Type\n\n\n\n\n\n\nNo of units\n\n\n\n\n\n\nCarparks\n\n\n\n\n\n\n\n\n\n\nA & B\n\n\n\n\n\n\nA\n\n\n\n\n\n\n3 + 1 (114 units/ lift)\n\n\n\n\n\n\n859\n\n\n\n\n\n\n2 bedrooms\n\n\n2 bathrooms\n\n\n\n\n\n\n190\n\n\n\n\n\n\n2 \u2013 3\n\n\n\n\n\n\n\n\n\n\nB\n\n\n\n\n\n\n1,093\n\n\n\n\n\n\n3 bedrooms\n\n\n2 bathrooms\n\n\n\n\n\n\n184\n\n\n\n\n\n\n2 \u2013 3\n\n\n\n\n\n\n\n\n\n\nC\n\n\n\n\n\n\n551\n\n\n\n\n\n\n1 bedroom\n\n\n1 bathroom\n\n\n\n\n\n\n80\n\n\n\n\n\n\n1\n\n\n\n\n\n\n\n\n\n\nC\n\n\n\n\n\n\nA\n\n\n\n\n\n\n2 + 1 (80 units/lift)\n\n\n\n\n\n\n859\n\n\n\n\n\n\n2 bedrooms\n\n\n2 bathrooms\n\n\n\n\n\n\n135\n\n\n\u00a0\n\n\n\n\n\n\n2 \u2013 3\n\n\n\n\n\n\n\n\n\n\nB\n\n\n\n\n\n\n1,093\n\n\n\n\n\n\n3 bedrooms\n\n\n2 bathrooms\n\n\n\n\n\n\n75\n\n\n\n\n\n\n2 -3\n\n\n\n\n\n\n\n\n\n\nC\n\n\n\n\n\n\n551\n\n\n\n\n\n\n1 bedroom\n\n\n1 bathroom\n\n\n\n\n\n\n30\n\n\n\n\n\n\n1\n\n\n\n\n\n\n\n\n\n\nD\n\n\n\n\n\n\nD\n\n\n\n\n\n\n2 +1\u00a0 (14 units/ lift)\n\n\n\n\n\n\n1572\n\n\n\n\n\n\n4 + 1 bedrooms\n\n\n3 bathrooms\n\n\n\n\n\n\n14\n\n\n\u00a0\n\n\n\n\n\n\n4\n\n\n\n\n\n\n\n\n\n\nE & F\n\n\n\n\n\n\nD\n\n\n\n\n\n\n1,572\n\n\n\n\n\n\n4 + 1 bedrooms\n\n\n3 bathrooms\n\n\n\n\n\n\n14\n\n\n\n\n\n\n4\n\n\n\n\n\n\n\n\n\n\nE\n\n\n\n\n\n\n1,588\n\n\n\n\n\n\n4 + 1 bedrooms\n\n\n3 bathrooms\n\n\n\n\n\n\n14\n\n\n\n\n\n\n4\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\nTotal Units\n\n\n\n\n\n\n736\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\n\n\nThe blocks are positioned in L shape configuration with block A, B and C sits on top of the carparks and the low rise D, E and F sits adjacent to the carparks. All the units avoid direct east or west sun facing. With this L shape position, it avoid any of the units overlooking into each other.\n\n\nUptown Residences: Residential block positioning\n\n\nThe owners of these low rise blocks is enjoying overlooking green space, especially from the corridor.\n\n\nLow Rise Blocks overlooking the green space\n\n\nThe beauty of these limited edition units comes with whopping 4 carparks which located just outside your unit. If your house located on the 4h floor, you will drive and park your cars right next to your house. No more lugging around heavy groceries or dread the trip to the car/home to pick the forgotten document or running errand.\n\n\nUnit type D & E are directly attached to the carpark block allowing direct access\n\n\nThere are 5 units layout where the largest unit layout D & E are exclusively located in low rise block D, E and F. The rest of the layouts are located in high rise block A, B and C.\n\n\nIn general all the layouts are efficient with space utilization. Bedrooms are adequate for Queen Sized bed and window facing outside for natural sunlight and ventilation. Bedrooms with window that facing the air well will be dark and feel dingy. Furthermore the bedrooms will have lack of privacy due to ongoing traffic at the common corridor.\n\n\n\n\nAll layouts will come with yard which is very important space for laundry. Selective layout (Type A, D and E) will have storeroom where you can keep away those unsightly and unused items away. An interesting note for type A, sliding door is provided at the yard area, slide open will allows outdoor activities or fresh air. In Propcafe\nTM\n opinion, additional sliding door feature allows the yard + balcony combo is a brilliant idea, allowing space flexibility usage as well as cost (purchase price and maintenance fee saving).\u00a0\u00a0\n\n\n\n\nPropcafe\nTM\n was impressed despite compact size and 10 feet ceiling height of the layout, Paramount Property has managed to squeeze in some feature such as walk in wardrobe space for Type B, D and E) for master bedroom. For type D and E, the developer not only manages to fit in 4 bedrooms, they also design the layout with wet kitchen for the Asian style cooking and a maid room as well.\n\n\n\n\nFor type D and E if you do not need the maid and the storage area space, you have the flexibility to demolish the wall, allowing a more generous space for dry and wet kitchen.\n\n\n\n\nParamount Property tag is The People\u2019s Developer\u2122 and they do not forget to deliver affordable housing to less privileged. Priced at RM270K, the one bedroom type C is suitable for single or couple which are looking to purchase first home or just start a family.\n\n\nThis slideshow requires JavaScript.\n\n\nShowroom\n\n\nThere are two show units which is showing type A 859sqft and type D 1572 sqft. Enjoy some of the curated shots!\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nShow unit type A 859sqft\n\n\n \n \n \n \n \n \n \n \n \n Yard \n \n \n \n \n \n \n \n \n \n \n \n Wet kitchen \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Storeroom \n \n \n \n \n \n \n \n \n \n \n \n Masterbedroom \n \n \n \n \n \n \n \n \n Dining and Living Area \n \n \n \n \n \n \n \n \n Living Area \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Dining Area \n \n \n \n \n \n \n \n \n \n \n \n Corridor leading to the bedrooms \n \n \n \n \n \n \n \n \n Bathroom \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Balcony \n \n \n \n \n \n \n \n \n \n \n \n 2nd Bedroom \n \n \n \n \n \n \n\n\nShow unit type D 1572 sqft\n\n\n\n\nFacilities\n\n\nIn Propcafe\nTM\n opinion, the facilities offered in Uptown Residences are pretty standard such as BBQ Area, Jacuzzi, swimming pools, fitness station, gymnasium, children playground, multipurpose hall located on Level 8. The Cafeteria is located on the ground floor.\n\n\n\n\nAfter being in Property Industry for more than a decade with accumulated experience of more than 100 years between us, Propcafe\nTM\n realize that fancy facilities can be a double edge swords. The feel good feeling will be gone within first few months and cost to maintain, repair only will be escalating over the time. For most condos, MC will just shut down the facilities and leave it unrepaired in order to keep the cost under the control. Paramount Property has proposed \nRM0.30psf\n maintenance fee which worked to quite affordable. For two bedrooms Type A, the maintenance fee worked to be less than RM260 per month which is quite affordable. \u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nThe scale model of the facilities deck as per below\n\n\n\n\n\u00a0\n\n\nThe residents will enjoy the view overlooking the landscaped podium deck and free form pool (top pic) and garden, children playground (bottom pic) depends on your preference!\n\n\n\n\nPricing\n\n\nConsciously taking into consideration the current market sentiment, location and concept of the whole development, the price PSF starts from a low RM465psf for type E and even for the smallest type C, the starting price is still below RM500psf. Comparison with few developments in Klang as per table below.\n\n\n\n\n\n\n\n\n\n\nDevelopment\n\n\n\n\n\n\nDeveloper\n\n\n\n\n\n\nBuilt Ups, sqft\n\n\n\n\n\n\nPSF, RM\n\n\n\n\n\n\nYear Launched\n\n\n\n\n\n\n\n\n\n\nBerkeley Uptown\n\n\n\n\n\n\nParamount\n\n\n\n\n\n\n551 \u2013 1588\n\n\n\n\n\n\nRM415-515\n\n\n\n\n\n\n2019\n\n\n\n\n\n\n\n\n\n\nSetia City Residences\n\n\n\n\n\n\nSPSetia\n\n\n\n\n\n\n858 \u2013 1221\n\n\n\n\n\n\n>RM620psf\n\n\n\n\n\n\n2016\n\n\n\n\n\n\n\n\n\n\nThe Lead Residences\n\n\n\n\n\n\nWCT\n\n\n\n\n\n\n855 \u2013 1317\n\n\n\n\n\n\nRM450-600\n\n\n\n\n\n\n2014\n\n\n\n\n\n\n\n\n\n\nGravit8 \u2013 Nordica and Adria\n\n\n\n\n\n\nMitraland\n\n\n\n\n\n\n600-1000\n\n\n\n\n\n\nRM500-550\n\n\n\n\n\n\n2016\n\n\n\n\n\n\n\n\n\n\n\n\nInterestingly, Berkeley Uptown is priced cheaper than The Lead Residences which was launched almost 4 years ago. When Berkeley Uptown is completed in 2023, The Lead Residences will be almost a 6 years old property.\n\n\nBerkeley Uptown is eligible under the government\u2019s initiative to promote home ownership under HOC 2019.\u00a0\n\n\n\n\nUnder HOC 2019, purchasers are entitled of the following benefit which bring a lot of saving! This never be a better time to purchase property in Malaysia!\n\n\n\n\nA minimum of 10% discount\n\n\nThe stamp duty exemption on Instruments of Transfer and Instruments on Securing Loans\n\n\nFree Legal fee on SPA and Loan \n\n\n\n\nParamount Property is also giving out \nfree first 2 years maintenance fee\n to all purchasers. For more information about HOC 2019, click the youtube link for \nHOC here.\n\n\n\n\nConclusion\n\n\nLocal demographic profile and property market sentiment is taken into consideration for Uptown Residences, it has ticked many list\u2026. For example for RM420psf or absolute price RM635K, purchasers are able to get 4 bedrooms, 4 carparks which is a rarity in Klang Valley with maintenance fee around RM450 per month.\n\n\nBerkeley Uptown ticks some of the points..\n\n\n\n\nGenerous allocation of carparks up to 4 carparks entitled for each unit\n\n\nClose proximity to Sri KDU International School\n\n\nCompetitive pricing from reputable developer\n\n\nConveniently located within existing amenities and accessibility of Klang Town\n\n\nConveniences of future commercial and amenities in Phase 3 and 4\n\n\nAffordable maintenance fee\n\n\nNo units is facing direct West-East Orientation\n\n\nGenerous ceiling height of 10feet\n\n\n\n\nAnd yet in certain aspect, Propcafe\nTM\n think some room for improvement\n\n\n\n\nBasic Facilities and 3 tiers security (guardhouse, lobby and unit)\n\n\nKlang Town needs further rejuvenation from other developers\n\n\n48 months completion period from SPA date\n\n\n\n\nBerkeley Uptown Sales Gallery Location Google Map : \nhttps://goo.gl/maps/FZ5oc79EJMbiRQYe7\n\n\nAddress: Lot 75 & 1874, Jalan Delima / KU 1, Off Jalan Kapar, 41400 Klang, Selangor\n\n\nTelephone 03-51236000\n\n\nWebsite \nhttps://paramountproperty.my/berkeley-uptown/\n\n\n\n\nTill then, happy hunting!\n\n\nFrom,\n\n\nPropcafe\nTM\n Intern\n\n\n\n\nFrom Love, Hate, Passion to Buy, Sell, Rent \u2013 Home is where the Heart is\n\n\n\u00a0\n\n\nFor Part 1\n\n\nPROPCAFE\u2122 Review : Berkeley Uptown @ Klang City by Paramount Property \u2013 Yesterday meets Tomorrow, Today\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/berkeley-uptown-klang-city-by-paramount-property-yesterday-meets-tomorrow-today/", "title": "PROPCAFE\u2122 Review : Berkeley Uptown @ Klang City by Paramount Property \u2013 Yesterday meets Tomorrow, Today", "body": "\n\n\n\nBackground \u2013 the yesterday\n\n\n\n\nBerkeley Uptown\n. Yesterday meets Tomorrow, Today. \n\n\n\n\nThe\ntag line \n\u201cYesterday meets Tomorrow, Today\u201d\n by Paramount Property\nand it is true enough that this old world of Klang town that was once a charm still\nremain here today \u2013 untouched and unpolished; just like frozen in time for many\nyears. \n\n\nWhen\nthe world has been progressing aggressively, modern development has taken a\nquantum leap out of this old town leaving Klang town central business district\nmoving at its own pace and the rest is history.\n\n\n\n\nSo\nnow we are returning to the origin; where the roots are in-placed and to look\nwhat can we do again from here. This is probably what Paramount Property is looking\nat now \u2013 to revitalise Klang city with Berkeley Uptown. \n\n\n\n\nLocation\n\n\n\n\n First of all, Klang is really huge (refer to map below) and not everyone is familiar with Klang.\u00a0  \n\n\n Klang Town / CBD  (Zoom Out) \n\n\nBefore jumping in directly to the exact location of Berkeley Uptown, briefly we would explain the location of the old world of Klang central business district (circled in black). \n\n\n Klang Town / CBD  (Zoom  In)  \n\n\nThe \nHeart\n of Klang \u2013  Klang Central Business District\n\n\n\n\nKlang is divided into North and South of Klang, which are separated by the Klang River. The Klang Central Business District is located at North Klang after the Kota Bridge across the Klang River. \n\n\nCircled by the ever-busy roads of \nJalan Pasar, Lebuh Tapah, Jalan Mantin, Jalan Sireh\n and \nJalan Batu Tiga\n (in counter clockwise) as the boundary and comprises of \nKawasan 18 (West of CBD)\n, \nKawasan 17 (North CBD) \nand \nKawasan 15 (East CBD)\n. \u00a0\n\n\nDon\u2019t worry if the name sounds alien to you. \n\n\nInitially, we felt the same when we heard those naming during the briefing by the locals. The naming sounds like the \u201cSector 7\u201d that often mentioned by the secret agent from the US Pentagon in the Hollywood movie. Rest assured we are not writing any fiction here \u2013 and you won\u2019t find U.F.O in Klang.\n\n\nKawasan 1\n\n\nDo you know where is Kawasan 1? It is located at the South of the CBD before Klang River. Number ONE for obvious reason would be on the high ground area where Istana Alam Shah is sitting currently. (Including Taman Bandar Diraja Klang, Royal Klang Club and Tugu Keris \u2013 refer to map above)\n\n\nKlang town\n used to be the \u201cpiazza\u201d or town market of Klang prior 2008-2009 where most people will come here for daily business activities. However, for the past decade the focus and concentration as the main commercial area had been lighten. \n\n\n\n\nThe\nrise and rapid growth of new modern well-planned townships at North Klang and\nSouth Klang such as Bandar Bukit Tinggi (by WCT), Bandar Botanic (by Gamuda\nLand), Bandar Bukit Raja (by Sime Darby) and a bit further at the fringe of\nKlang Setia Alam (By SP Setia) have lessen the gravity of Klang town.\n\n\n\n\nLong time ago, Klang town was similar to other old town where the people worked and stayed at the same place. \n\n\nBut most of the people have moved to newer and better planned townships in Bukit Tinggi, Bukit Raja, Bandar Botanic and Setia Alam.\n\n\nNow, mainly left with traditional or family-oriented businesses coupled with few government offices remain in the town centre. It is busy during the day but quiet at night. \n\n\n\n\nThe\nold Klang town and the local people, unsure we are. \n\n\n\n\nThey are either feeling contended to remain status quo or they are waiting patiently for the white knight to come \u2013 for many years with old houses and weary buildings, falling deep into time, forgotten initially and forsaken slowly but life moves on as usual.\n\n\nThere\nare not many developers who are bold enough to redevelop this part of old town for\nmixed-use development. Apart from the lack of sizeable land, the local here\nstill prefer landed property as their type of home. \u00a0\n\n\n\n\nNotwithstanding\nthe evidence of current property market sentiment, it definitely takes more\nthan anything else which you can imagine to develop high-rises at Klang. It is\na tough fight here for the developers to swim against the current. \n\n\nBut\nmaybe not for Paramount Property since the name of Klang is not unfamiliar to Paramount\nProperty, at least not to our knowledge.\n\n\n\n\nThis year 2019, Paramount Property came here with something bigger \u2013  a Hope, a Dream and a Vision connecting the dots between the past and the present for the future to meet the past at \nBerkeley Uptown\n, a 33.12  acre of land with RM1.3 billion GDV freehold project at Jalan Goh Hock Huat. \n\n\n\n\n \n\n\nBerkeley Uptown\n @ Jalan Goh Hock Huat, Klang\n\n\nBerkeley Uptown is located at Kawasan 18 along\nJalan Goh Hock Huat at the nearer West fringe of the Klang Centre Business\nDistrict. Technically it very close to Klang town. Please refer to the picture\nbelow for more detail.\n\n\n\n\n\n\nBerkeley\nUptown Actual Site Location Photo\n\n\n\n\n\n\n\n\nAccessibility\n\n\n\n\nJalan Goh Hock Huat\n\n\nSo\u2026\nwhere is this Jalan Goh Hock Huat?\n\n\nBerkeley Uptown @ Jalan Goh Hock Huat\n\n\nJalan Goh Hock Huat is approximately 3km long starts from the interchange of Selat Klang Highway runs all the way in to the Klang CBD ends at the cross road of Jalan Nanas -Jalan Melayu.\n\n\nSelat Klang Highway \u2013 which will allow you direct access to \n\n\nNew Shapadu Highway also known as New North Klang Straits Bypass Expressway (NNKSB) [2.5km]\nNorth Klang Valley Expressway (NKVE) \n[8.0km]\nFederal Highway without passing Klang CBD\n [9.0km]\n\n\nBerkeley Uptown Road Accessibility\n\n\nIn nutshell, this road will be the Berkeley Uptown\u2019s main artery access road for all kind of your pumping in and out daily activities. Your journey will be started from here; whether to South Klang, NKVE, NNKSB, North Klang, Klang Town or Federal Highway.\n\n\n Berkeley Uptown Sales Gallery and Berkeley Uptown Commercial at Jalan Kapar \n\n\nAlternatively, you still able access to all the mentioned highways above via the older cousin Jalan Kapar which is running parallel along Jalan Goh Hock Huat on the other side of Berkeley Uptown. \n\n\nAlthough, we think that the traffic condition of Jalan Goh Hock Huat will be lighter compared to Jalan Kapar, for now. \n\n\nThe fact is, we think that the local Klang people already aware that Berkeley Uptown have more than these alternatives to access the major connectivity of the highways mentioned above \u2013 making the location of Berkeley Uptown a strategic and unique proposition to the local. \n\n\nKlang Third Bridge\n\n\nKlang Third Bridge\n\n\nThe \nKlang Third Bridge\n (also known as Jambatan Ketiga Klang) was opened for traffic on May 2017. \n\n\nThe 1.2km-long bridge connects the northern and southern parts of Klang through Jalan Goh Hock Huat and Jalan Sungai Bertih respectively to mitigate the high traffic at Kota Bridge from entering the Klang town centre.\n\n\nBerkeley Uptown at Jalan Goh Hock Huat is blessed with the proximity of Klang Third Bride (\napproximately 3.5km)\n as an alternative to access the southern part of Klang without entering the Klang Town.\n\n\nLRT3 \u2013 LRT Bandar Utama \u2013 Klang Line\n\n\n\n\nThe LRT3 project had gone through a flip-flop situation after the project had being shelved for almost a year. When the new government announced the temporary halt of LRT3 and pending further review, PROPCAFE\u2019s heart somehow dropped a little bit.\n\n\nHowever, finally the cabinet had given the green light to resurrect the 37-km long LRT3 project\u00a0but at a reduced final cost of RM16.63bil, less 47% of the original cost and works on the LRT3 project are expected to resume in the second half of this year. \n\n\nThe LRT3 is scheduled to be completed in 2024. (fingers crossed and hope no more delay)\n\n\nImage : The Star\n\n\nThere are 5 stations being shelved and under provisional as of now. These\n provisional stations are Lien Hoe, Temasya, SIRIM, Bukit Raja and Bandar Botanic.\n\n\nAs for Berkeley Uptown, the nearest 2 LRT stations are Station BK19 Jalan Meru and Station BK20 Klang.\n\n\n\n\n \n The distance from Berkeley Uptown to the Station and returning from the station to Berkeley Uptown varies due to most of the road in the CDB is a one way traffic.\n\n\nBerkeley Uptown to Station BK19 Jalan Meru : *1.6km\nStation BK19 Jalan Meru to Berkeley Uptown : *3.5km\nBerkeley Uptown to Station BK20 Klang : *1.0km\nStation BK20 Klang to Berkeley Uptown : *2.0km\n\n\n*estimated distance\n\n\nThe nearest LRT3 station to Berkeley Uptown is Station BK20 Klang at a merely \n1km distance\n away. It is worthy to take a note that this station BK20 Klang would be \nintegrated with KTM Komuter Port Klang Line at Klang Station as interchange station\n.\n\n\nIf LRT3 is being materialised, Station BK20 Klang definitely would a great value added to Berkeley Uptown in term of connectivity. There is something more than that, we believe. Read on if you want to know.\n\n\n\n\n\n\nKlang City Rejuvenation\n\n\n\n\nRejuvenation \u2013 Beyond the boundary\n\n\nThe distance from Berkeley Uptown to Station BK20 Klang is approximately \n1km\n. If you noticed, more than \n70% of the journey along Jalan Goh Hock Huat will be passing by Klang Town\n. \n\n\n\n\nIf developer would want to explore and push the boundary further, they might want to look way beyond their wall \u2013 the possibility of extending their development boundary \u201cvirtually\u201d to blend seamlessly becoming part of Klang Town instead of only focusing what\u2019s going on behind their wall.\n\n\n\n\nAs part of once-neglected town, this row of quaint shoplots along Jalan Goh Hock Huat which are typically ignored by passers-by. \n\n\n\n\nHowever, if it to be revived as part of the blue print of the Klang rejuvenation programme; integrating Klang City and Berkeley Uptown, then certainly there is a hope of possibility turning Klang City into a more charming city. \n\n\nIt is not easy but feasibly possible.\n\n\nAlthough some of you might be arguing that this is a bit overly ambitious and far from being reality in the near future, but we think it is not entirely impossible in the future. \n\n\nKwai Chai Hong \u2013 a model of re.juvenation /r\u026a\u02c8d\u0292u\u02d0v\u0259ne\u026at/ \n\n\nHave you heard or visited Kwai Chai Hong recently? \n\n\nImage Via \nKwai Chai Hung FB\n\n\nPerhaps the recent rising star of Kwai Chai Hong will be a good reference case study. If a \u201cwrecked\u201d and rundown alley can be restored, Klang City stands a higher chance with the presence of Berkeley Uptown.\n\n\n  Before & After \u2013 Image Via \nKwai Chai Hung FB\n \n\n\nKwai Chai Hong \u9b3c\u4ed4\u5df7 (Lorong Panggung or in the Cantonese dialect literally as \u201cGhost Lane\u201d or \u201cLittle Ghost Alley\u201d) at Chinatown Kuala Lumpur here was once a neglected \u201csecluded\u201d alley in Kuala Lumpur has been revived into a charming lane and eventually becoming one of the popular insta-worthy spot for the tourist as well as the local.\n\n\n  Image Via \nKwai Chai Hung FB\n \n\n\nDo you know?\n\n\nThe Kwai Chai Hong rejuvenation project by Bai Chuan Management where supported and guided by urban regeneration organisation \u2013 ThinkCity took about 8 months to bring the neglected lane back to life. \n\n\nThe cost of the project is about RM1.5 million apart from the grant of RM94,255 by ThinkCity for restoration as well as access to experts on restoration works since the early days of the project.\n\n\n  Before & After \u2013 Image Via \nKwai Chai Hung FB\n \n\n\nBerkeley Uptown \u2013 a sizeable land development\n\n\nFor the past 20 years, with abundant of empty land ready for development and well connected to the major cities via KESAS, developers prefer to develop Klang South with well worth to mention township are such as Bandar Bukit Tinggi, Bandar/Ambang Botanic and Bandar Parklands. \n\n\nThen again Klang North is pretty much mature area where most townships e.g. Berkeley, Eng Ann and Bandar Baru Klang are already fully developed and it is not easy for a developer to acquire sizeable land for sizeable GDV. \n\n\n\n\nThe 33.12 acres RM1.3 Billion GDV Berkeley Uptown is probably the largest single rejuvenation development undertaken by any developer in this Klang Town. With the successful participation of Paramount Property, hopefully other developers will follow suit and acquire factories for the rejuvenation of Klang Town. \n\n\n\n\nWhat we are trying to say here, this is uncommon and not something where any mediocre developers able to do. \n\n\nEven if they can, not necessary they will or want to do.\n\n\nPlease bear in mind that not all developer is a community builder. \nBuilding home and building community\n is not the same \u2013 The latter one is totally at different level.\n\n\n\n\nPerhaps this 1km journey from Berkeley Uptown to the LRT station will be a good start and something that worth to look into it deeply. \n\n\nMore over if it ever materialized, most likely it will have more pros than cons \u2013 the intangible values and benefits to the community, developer, residents and Klang town itself. \n\n\nWhat do you think? \n\n\n\n\nAmenities & Surrounding\n\n\n\n\nOne of the greatest things to live in a matured township is you will be blessed with abundance of ready amenities especially bank, restaurant, education hubs and medical hubs.\n\n\n\n\nWith the long history of the old Klang town as a business district and the surrounding housing establishment like Taman Berkeley, Taman Eng Ann and Taman Meru, almost everything you want and need is merely a stone throw away.\n\n\n\n\nAlmost but not all for today and tomorrow, we feel. Somehow there is still a piece of missing puzzle here with the surrounding which is occupied by many old residential gardens, shophouses and factories. \n\n\n\n\n\n\nTomorrow \u2013 the missing puzzle\n\n\n\n\nA high-quality lifestyle mixed-used development which able to enhance and complement each other. \n\n\nA well thought concept which able to co-exist rather than to demolish and to destroy. \n\n\nA heart to bring joy and building a self-sustainable community for the young and old. \n\n\nA clear mind to preserve the Yesterday for Tomorrow. \n\n\nBerkeley Uptown \u2013 is the missing puzzle? \n\n\nMaybe. \n\n\nAnd we shall see.\n\n\n\n\n\n\n\n\nStay tuned for PROPCAFE\nTM \nreview \u2013 Part 2 of Berkeley Uptown by Paramount Property.\u00a0 \n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/binjai-8-premium-soho-in-the-heart-of-klcc/", "title": "PROPCAFE\u2122 360 Degree View : Binjai 8 \u2013 Premium Soho in KLCC By UOA", "body": "\n\nFrontage of B8.\n\n\nIn Nov 2009, UOA launched the SOHO concept of Binjai 8 after bought over the land from Lum Chung of Singapore. UOA retained much of the original intent of Lum Chung\u2019s fa\u00e7ade of the building \u00a0except it was Lum Chung\u2019s idea of a full fledge residential block.\n\n\n\u00a0\n\n\nLocation\n\n\n\n\nSituated on the cul de sac of lorong Binjai, neighbouring Binjai Residences and Corinthian and at the back of Troika, the location was said to be the last lot of land available at lorong binjai at the rear end of some of the well known\u00a0KL landmarks. However it close proximately to Ampang MRT (approx. 5 mins walk) and just mere 800meters away from KLCC makes this a perfect home for SOHO setup that doesn\u2019t require frontage advantage.\n\n\nThere are also easy access to Binjai 8 via Jalan Tun Razak, Jalan Ampang, Ampang Elevated Hwy and Smart Tunnel.\n\n\nThe Building\n\n\nWith 301 units, 8 units per floor and shared by 8 high speed lifts, access to any floor to Binjai 8 is a breeze.\u00a0 Flexible space options from 753sq to 1784sq spread over this 40storey building that comes with the following features and facilities:-\n\n\n\n\nCaf\u00e9/lounge\n\n\nSky lounge @ 40\nth\n Floor\n\n\nFunction halls\n\n\nSwimming pool\n\n\nGym room\n\n\nMeeting room\n\n\nBoard band ready\n\n\nPorte-Cochere pick up and drop off zone\n\n\n3-tier security system\n\n\n\n\n\u00a0\n\n\nFront Facade\n\n\n\u00a0\n\n\npick up and drop off\n\n\nfront lawn viewing from reception area\n\n\n\u00a0\n\n\nmain reception area.\n\n\n\u00a0\n\n\nmain entrance w card access\n\n\n\u00a0\n\n\n\u00a0\n\n\npool view @ 5th floor\n\n\n\u00a0\n\n\nGym\n\n\n\u00a0\n\n\nCommon lift area\n\n\n\u00a0\n\n\nSky lounge w double volume ceiling\n\n\n\u00a0\n\n\nKLCC park view from Sky Lounge at 40th Storey.\n\n\n\u00a0\n\n\nKLCC view from Sky Lounge\n\n\n\u00a0\n\n\nThe Units\n\n\n\n\n \n \n \n \n \n\n\nAll units come with fully ducted individual aircond units, broad band sockets, timber flooring for bedroom/room, fully tiled bathrooms, kitchenette but only polished concrete flooring for other areas.\n\n\nThe smallest unit (753sq) comes with one room with unsuited and a common bathroom. Next up is 1,031sq with 2+2 suite and 13XXsq w dual entrance 2+2 and 3+2 suites and 4 rooms 1785sq.\n\n\nThe views consist of KLCC (sold w premium), Corinthian, Troika and Jln Ampang.\n\n\nFew pixs here taken from 1347sq KLCC view:-\n\n\n\n\ninside view\n\n\none of the two bathrooms\n\n\n\u00a0\n\n\nView from window\n\n\n\u00a0\n\n\nview from window\n\n\n\u00a0\n\n\nFoyer out from lift\n\n\n\u00a0\n\n\nCar Park\n\n\nAll units are entitled to rent at least one guaranteed car park from management at the rate of Rm125/mth, and extra car park is said to be at Rm250/mth subject to availability. Maintenance fee is set at Rm0.35 per sq + 10% sinking fund.\n\n\nConclusion\n\n\nAs usual, an UOA product that is more suit to use as office cum residential than pure residential unit due to the lack of fancy facilities and common garden. It\u2019s a product that filled in the blank for pure SOHO for KLCC area at this stage, until the completion of Monoland\u2019s KL SOHO. Its freehold title and the KLCC view is to die for (amid faces western sun).\n\n\nFriends commented that the building is lack of signage and direction to common areas and units. And once you have parked your vehicles at the basement, you need to pass through the common reception area to gain entry to your unit. This might not work too well for someone that needed a bit of privacy.\n\n\nThe building is vped in Nov 2012 and the known transacted price is approx. Rm1,400psf.\n\n\n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/boulevard-service-apartmentjalan-kuching/", "title": "PROPCAFE Peek : Boulevard Service Apartment @ Jalan Kuching By Magna Prima", "body": "\n\n\n\nWe will keep today\u2019s blog short and straight to the point.\n\n\nThe Boulevard is serviced apartment and second phase of The Boulevard Business Park developed by Magna Prima. The development consists of 4 phases which the first shoplots (launched sometimes ago and some units are still available from developer), current launch serviced apartment and retail boulevard and concept mall.\n\n\n\n\nThe project located about 5km from city centre and just before the roundabout towards Kepong and Selayang on the famous with traffic Jalan Kuching. There are two views here, Batu Caves and KL View. KL view comes at slight premium despite the west facing. Despite the advertised attractive price from RM405K, the development is priced from RM480psf. There are in total 345units and the unit size starting from 1010sqft all unit layouts are quite identical with few variance with exception of unit no. 11 and 12.\n\n\nThe common facilities located on 5\nth\n floor and quite basic with just mediocre size pool, gym, playground and BBQ area.\n\n\nMaintenance fee is expected at RM0.25psf\n\n\nInterested viewers can drop by the sales office which just located beside the site at Jalan Kuching.\n\n\n\n\n \n \n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/buying-a-singapore-property/", "title": "PROPCAFE\u2122 Guide : Buying a Singapore Property? The OTP", "body": "\n\n\n\nAlthough our property caf\u00e9 usually serves \u2018local beverages\u2019, we do at times provide our \u2018customers\u2019 some taste of \u2018Nanyang\u2019, from the Lion City, Singapore.\n\n\nSo you decide to hunt for an under construction Singapore private property, and well you\u2019ve come to a right place, let us give you a quick guide on buying a Singapore Property.\n\n\nCapital Requirement\n\n\nFor those who do not have outstanding loan from banks, loan to value is 80%, so you need 20% (in the form of cash, or CPF) and approximately 3% of property price for stamp duty payment to the tax authority and SGD3-4k for legal fees\n\n\nTherefore, you need around 25% cash up front, before going \u2018shopping\u2019.\n\n\nBooking\n\n\nWhen you have decided your unit, 5% cash, yes, cash only, (not even credit card) of the purchase price is required to sign the OTP, option to purchase.\n\n\nA Standard Option to Purchase\n\n\nThe developer is required to use the standard form of Option to Purchase prescribed under the Singapore Housing Developers Rules in the sale of the units in a licensed housing project. The developer is required to seek approval from the Controller of Housing for any change to be made to the standard Option to Purchase. The standard Option to Purchase cannot be amended even by mutual agreement between the buyer and developer unless approval is given by the Controller of Housing.\n\n\nSome of the key things to note in the standard Option to Purchase are:\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Name of developer\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 The Housing Developer\u2019s Licence Number\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Name of project account bank\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Name of buyer\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 The expiry date of the option\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Description of the property (address, tenure)\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Purchase price\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Payments required and the amount to be refunded if the intending purchaser decides not to exercise the option to purchase\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Special Conditions\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Signed by an authorized person from the developer\n\n\nValidity Period of Option\n\n\nThe developer is required within 14 days from the date of the Option, to deliver the Sale & Purchase Agreement in duplicate and the original or copies of the title deeds to the purchaser or his lawyer for review. The option is valid for 3 weeks from the date of delivery to the purchaser or his lawyer of these documents.\n\n\n\u00a0\nProcess to Exercise Option\n\n\nWithin the 3 weeks validity period, the intending purchaser may exercise the Option to Purchase by doing all of the following:\n\n\n\u00a0\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Sign all the copies of the Sale and Purchase Agreement;\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Return all copies of the signed agreement to the developer; and\n\n\n\u2022\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Pay to the developer the balance down payment (15% of the purchase price within the 8 weeks period from the signed off OTP date)\n\n\nNon-Exercise of Option\n\n\nIf OTP is not exercised before it expires, the developer will be entitled to forfeit 25% of the booking fee, whether the payment for the booking fee has been made (e.g. cheque bounced). The other 75% of the booking fee will be refunded to the purchaser. Thereafter, the developer can sell the property to any other interested party.\n\n\n\u00a0Let\u2019s take a break for now, stay tune and we will share more on, property loan, progressive payment, interest, stamp duty and the latest episode of Control Measure, CM7.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/canary-garden-klang-ksl/", "title": "PROPCAFE\u2122 Review: Canary Garden @ Klang By KSL", "body": "\n\nCanary Garden Township Review\n\n\n\n\nIt\u2019s all about family!\n\n\nCanary Garden\n\n\nYou heard this all over Fast and Furious franchise. We will mention \u2018family\u2019 a lot more in this review like FAST and FURIOUS series but we are pretty sure what we say will be more relatable.\n\n\nThose who stay in Central or Northen Klang Valley, Klang is a galaxy far, far away. \u00a0While for those staying in Klang. Klang is home, make no mistake, Klang is Family.\n\n\nCanary Garden \nBandar Bestari\n will be a 448 acre township located in Klang that developed by KSL Holdings Berhad. Within the core of the Canary Garden Klang Township is the natural Blackwater River with 52 acres of French-inspired Garden. Does this sound appealing to you? Fancy living in a township where >10% of the total township development are earmarked as green zones and comes with modern riverside living in Klang?\n\n\nSome of you may not have even heard of this. Well, read on and PROPCAFE shall lift the veil as we dig further into this this unique township development in Klang.\n\n\nKSL Holdings Berhad\n\n\nTo carry out a well-planned 500 acre township development is not an easy feat. Such development required a company that has astound track records, financial muscle and capabilities to do so.\n\n\nWho are crafters of Canary Garden Klang? \n\n\nCanary Garden Black River\n\n\nKSL Holdings Berhad is a household name in the southern Malaysia, Johor. Its notable township development in the Johor includes Taman Bestari Indah, a 715-acre mixed development township of over 15,000 units of residential and commercial building located 20km from the Johor Bahru City Centre (JBCC). Taman Kempas Indah, a 237-acre development township featuring bungalows, cluster houses and service apartments. KSL Residences @ Daya, a 5.39-acre integrated development consisting of a hotel and three blocks of service apartments in Taman Daya Johor. Avery Park @ Rinting, Avery Park is a 35-storey service\u00a0suites development offers hip urban living and amenities. Those who are based in Johor would have heard of KSL City mall, it is one of KSL\u2019s flagship commercial, retail, hospitality development in Johor.\n\n\nCanary Garden Klang is KSL\u2019s maiden township development in Klang Valley. It has been in the property development industry for more than 30 years, Canary Garden Klang will be the testimonial of KSL\u2019s cumulative property development experience thus far.\n\n\nThis time around, PROPCAFE literally deep dive into the heart of the 448 acres township and took some quite remarkable footage that to show you what is up the sleeve in this Canary Garden Klang township development.\n\n\nPROPCAFE has again collaborated with our favorite drone partner Afiz Dozo to let readers have \u2018thorough look\u2019 into Canary Garden, Klang.\n\n\n\n\nFinancial capabilities?\n\n\nMeanwhile as to whether KSL is able to execute the planned township with sufficient financial backing? KSL is a public listed company Bursa Malaysia Main Board. KSL has good earnings records, based on past 5 financial years earnings, KSL recorded a cumulative pretax profit of >1.6 billion. Basically, KSL has all the financial strength to deliver the products to its customers.\n\n\nLocation of Canary Garden\n\n\n\n\nWaze map\n\n\nLet\u2019s us talk more about, Klang, (\u5df4\u751f) Kelang. Klong, Kilang, Kelang \u2013 Klang\u2019s name is as diverse and contentious as its history rife with tin mines, civil wars and a complex web of cultural heritage\n\n\nKlang is Selangor Royal Town and was the former capital of Selangor. Now the state capital has moved to Shah Alam, then again, if you are in Klang, you would will be probably in Shah Alam. That\u2019s how close these 2 areas are.\n\n\nSome say Klang is an old town. PROPCAFE doesn\u2019t really object to that, to us it is a matured town that has all amenities you need under the sky. Full suites of government agencies, shopping malls, sightseeings, seafood galores, fishing, maritime, pasar, pasar malam, makan, warung apa-apa pun ada.\n\n\nKlang, is known for its illustrious history and venturing into the Klang town, there are so much things to do in Klang, don\u2019t just listen to us, but see it here.\n\n\nSeriously! From checking out the pre-war building, to have a banana leaf rice at a kopitiam, to hop to a Klang mini bus, to catch a sunset in Tanjung Harapan, to sip a cup of hibiscus coffee, to explore Jalan Sena and Lorong Sena on foot, to take a ferry trip to Pulau Ketam and to load up some \u2018toddy\u2019 at Telok Gong, seriously so much things to do!\n\n\nSource: \nhttps://www.timeout.com/kuala-lumpur/things-to-do/best-things-to-do-in-klang\n\n\nThis slideshow requires JavaScript.\n\n\nCultural and Heritage\n\n\n\n\nThere are not many Malaysian know the rich history of Klang and its cultural heritage. The recent Klang City Rejuvenation initiative of Heritage Walk to showcase the places of worship, kota bridge, pre-war shops, fort and other historical colonial buildings has provided a new perspective of Klang to visitors and certainly brought many fond memories to Klangite. It is not surprise to see developer\u2019s statistics that shows the earlier phases of Canary Garden Klang were mostly bought by local upgraders and same family members. It reflects from the heritage of Klang buildings and properties, there are always something that cannot be replaced \u2013 Memory and Family.\n\n\nThis slideshow requires JavaScript.\n\n\nCanary Garden Township General Overview\n\n\n\n\nCanary Garden is located in Klang and bearing the poscode of 41200 Klang, Selangor with most amenities and conveniences that are just 5km away. So, what\u2019s more on the offer at Canary Garden Klang? After carefully studying the master plan of Canary Garden, we can say there are plenty of \u2018value add items\u2019 to come. Let\u2019s dissect the township into details.\n\n\n\n\n\n\nThe 448 acre Canary Garden Klang township is \u00a0made up of residential landed homes, 2 storey clustered semi-d, 2 storey semi-d, 3 storey semi-d, service residences, strata properties and a 90-acre commercial business center and the crown jewel KSL City Mall @ Klang.\n\n\nDevelopment phases, development ratios and composition\n\n\n\n\n\n\n\n\nLaunch\n\n\nType\n\n\nModel\n\n\nType\n\n\nLand Size\n\n\nUnit\n\n\nBuilt Up\n\n\n(Sqft)\n\n\nPrice\n\n\n\n\n\n\n1 (2013)\n\n\nResidential\n\n\nBluet\n\n\nCluster SMD\n\n\n32\u00d780\n\n\n108\n\n\n2848\n\n\nFrom RM807K\n\n\n\n\n\n\n2 (2013)\n\n\nResidential\n\n\nFraise\n\n\nCluster SMD\n\n\n32\u00d780\n\n\n116\n\n\n2847\n\n\nFrom RM807K\n\n\n\n\n\n\n3 (2013)\n\n\nResidential\n\n\nAlisier\n\n\n2S SMD\n\n\n40\u00d780\n\n\n26\n\n\n3467\n\n\nFrom RM1.1m\n\n\n\n\n\n\n3 (2013)\n\n\nResidential\n\n\nTulipe\n\n\n2S SMD\n\n\n40\u00d780\n\n\n26\n\n\n3447\n\n\nFrom RM1.1m\n\n\n\n\n\n\n4 (2013)\n\n\nResidential\n\n\nPervench\n\n\n3S SMD\n\n\n40\u00d780\n\n\n27\n\n\n4739\n\n\nFrom RM1.5m\n\n\n\n\n\n\n5 (2013)\n\n\nResidential\n\n\nArgentine\n\n\n3S SMD\n\n\n40\u00d780\n\n\n27\n\n\n5013\n\n\nFrom RM1.8m\n\n\n\n\n\n\n6 (2015)\n\n\nResidential\n\n\nRidgewood\n\n\n2S SMD\n\n\n34\u00d770\n\n40\u00d780\n\n\n112\n\n318\n\n\n2771\n\n3306\n\n\nFrom RM1m\n\nFrom RM1.32m\n\n\n\n\n\n\n7 (2016)\n\n\nResidential\n\n\nClermont\n\n\n2S,3S SMD\n\n\n40\u00d780/100\n\n\n\u00a054\n\n\nFrom 3450\n\n\nFrom RM1.5m\n\n\n\n\n\n\n8 (2016)\n\n\nResidential\n\n\nMaple\n\n\nService Residence\n\n\n4.8 acres\n\n3 blocks\n\n\n576\n\n\n863-1264\n\n\nFrom RM500K\n\n\n\n\n\n\n9 (2016)\n\n\nCommercial\n\n\nComcity\n\n\n3S Shop Office\n\n\n22\u00d770\n\n\n294\n\n\n4621\n\n\nFrom RM1.7m\n\n\n\n\n\n\n\n\nLanded Properties at Canary Garden\n\n\n\n\nEarlier phases of Canary Garden landed properties are gated and guarded where access are limited to residents, curious about how the earlier phases look like and wonder how\u2019s the execution abilities of the developer? Check out the gallery.\n\n\nThis slideshow requires JavaScript.\n\n\nInfrastructure\n\n\n\n\nPROPCAFE observed that many property enthusiasts always have their own biasness and preferred property location due to the individual\u2019s perception and knowledge domain, which is not uncommon. PROPCAFE is no difference from others but PROPCAFE loves to validate it and takes a step more to visit the site and explore the \u201cmissing\u201d knowledge in certain locations. No exception to our review \u201csubject\u201d here \u2013 Canary Garden, a township development that sits at the end of famous Jalan Langat toward Banting.\n\n\nBanting? Many may freak out on the location especially for those who never been there. Well, with the help of Waze nowadays, checking the destination and knowing more on the location of the property becomes so much easier. While Klang residents know all the access routes to and from all destinations, the non-Klang folks may find the information here helpful. The first correction to my perception is the connection between Klang and Subang Jaya. Surprisingly, Kesas Highway (Bukit Tinggi exit) is just merely 3km away from Canary Garden which can bring you easily to Bukit Rimau Interchange, Kota kemuning Interchange, and Subang Jaya. The link to Elite or NPE highway from Kesas highway can also lead you to other part of KL city centre. No wonder the Waze kept pointing me to use this route when I was driving from Petaling Jaya toward NKVE. My biasness took over which resulted my pain journey to Canary Garden.\u00a0 Being located at and fronting this less busy part of Jalan Langat, Canary Garden has the advantage to reach KESAS and other destinations above with shorter time spend compares to the direction from other parts of Klang. Alternatively, one can drives further from Jalan Langat to connect Federal Highway and reach Shah Alam, Glemarie, then Subang Jaya before heading to Petaling Jaya via LDP. The SKVE highway at the right of Canary Garden (Jalan Klang Banting) is 10 km (15mins) away which can bring the frequent travelers to KLIA with approximate 40mins. If you want to visit the site of Canary Garden, PROPCAFE strongly recommends you to explore the routes that recommended by Waze, you may get a different perspective of the journey to this part of Klang and don\u2019t repeat my same mistake!\n\n\nWhat else to look forward? It\u2019s the LRT Line 3!\n\n\nIt is confirmed that it would be a total of 10 LRT stations in Klang from the latest proposed 37km LRT line 3. The nearest station to Canary Garden is located just 2km away (Station 26 \u2013 near to the KFC at Johan Setia).\n\n\n\n\nThe completion of LRT 3 will substantially change the landscape of public transport and logistics conveniences to Klangite. It will bring residents much nearer to Shah Alam and Petaling Jaya (end at Bandar Utama) and connect every part of Klang Valley with the soon-to-be ready MRT lines. This LRT line is scheduled to complete in August 2020. Not to disappoint anyone, PROPCAFE is optimistically set a cautious expectation that it will be ready by another 5 years from now based on the track record of the\u00a0execution of previous LRT lines by Prasarana. One thing for sure, the completion of such important infrastructure would help to lower the young generation outflow rate of urban city migration from this historical rich town. Why stick with your loneliness and stay or rent a small pad in KL city when can you have your family with or near to you?\n\n\n\n\nFirst, the one of its kind riverside living, the Black Water River\n\n\n\n\nSome of you may not heard of this river, we feel that this beauty ought to have some publicity. We\u2019ve been there, seen it, seriously, she is a beauty.\n\n\nThis slideshow requires JavaScript.\n\n\nAgain to please you, our fellow followers, PROPCAFE has done some footage to enable you to have a feel of the Riverside Living along the Black Water River.\n\n\n\n\nNext up, new amenities in the township \n\n\n\n\nEnough said on the routes to other townships, residents at Canary Garden which mainly occupied by local upgraders are familiar the convenience of getting to Klang town, via Jalan Langat. This long stretch of road has all the key amenities for residents in Klang (see below):\n\n\n\n\n\n\n\n\nGM Klang Wholesale City\n\n\n5km\n\n\n\n\n\n\nAeon Mall Bukit Tinggi\n\n\n5.2km\n\n\n\n\n\n\nTesco Extra Bukit Tinggi\n\n\n6.8km\n\n\n\n\n\n\nGiant Hypermarket\n\n\n8.5km\n\n\n\n\n\n\nColumbia Asia Hospital\n\n\n17km\n\n\n\n\n\n\nKPJ Klang Specialist\n\n\n14km\n\n\n\n\n\n\nHospital Tengku Ampuan Rahimah\n\n\n8.5km\n\n\n\n\n\n\n\n\nAs one of the oldest and most matured townships in Malaysia, there is no lack of other basic amenities in town like clinics, banks, schools (all type of schools), local eateries or western cuisines, cinema, worship places, and entertainment outlets which few km away from Canary Garden and spread surrounding the key township, Bandar Parkland, Bukit Tinggi, Bandar Puteri, Bandar Botanic and Laman Greenview.\n\n\nKSL knows the needs to bring in more trendy amenities with lifestyle component to this part of Klang. Everyone know that old township would fulfil all their basic needs. However, the better living concept now has shifted to have a right space and environment to bring family together. The crowded old town could hardly transform the ambience and aesthetic of environment when comes to family living lifestyle. This is what property with integrated commercial activities can offer. The developer set to deliver the biggest mall in Klang called KSL City Mall @ Klang within Canary Garden Klang. Is mall good enough? Certainly no. Everyone has limited time in a day, family living lifestyle is about spend more time with family by cut down all unnecessary travelling time and non-productive activities. Canary Garden\u2019s Commercial City will complement it with proposed medical centre, Business Park and international & government school (including Chinese primary school). A new hospital is also in the plan, a 90 acres of commercial development is also in the card.\n\n\n\n\nThe construction of phase 1 of commercial centre has been completed. A total of 345 units of commercial shop offices will be built eventually on the 10 acres land of Commercial City project. The good news to Klangite in this part of Jalan Langat during our visit to the site also see the confirmed site of McDonald there! PROPCAFE saw the pilling work of the mall which developer has indicated to complete the phase 1 of mall in the end of 2019. It will come with 2.2 million square feet of space, approximately 650,000sf (2\nnd\n Phase 200ksf) of net lettable areas and approximately 2000 carpark bays. The 4 levels of retail space will house approximately 250 tenants. Not just that, the master plan also features the riverside boulevard retail shops, the centre of F&B, street performances and flea market to serve the fast growing catchment of approximate 720,000 population within 10km radius from Canary Garden\u00a0 who earn an average household income more than 7,000 per month. The master plan and target segment seems align with statistics from the research data which showed 70% of them would be 40 years old & below with the subset of 42% in the age group between 20-39 years old.\n\n\nTogether with the 2km black river and beautiful French theme inspired garden, the Commercial City will offer a total new leisure experience for Klang residents! Leisure activities are no longer need to confine within brick and mortar environment. The space from commercially integrated greenery and riverside for your family activities (opps! your dog too) no longer just the rights to Petaling Jaya or Kuala Lumpur folks! Gen Y and millennials in Klang will surely jump with joys upon the completion of Canary Garden.\n\n\n \n\n\nAvid followers of PROPCAFE would probably familiar with this. PROPCAFE said this many times before, more upcoming launches translate to price push opportunities. Especially when the township matures in time, the reward will be even sweeter. It is all about mid to long term investment strategy on township play.\n\n\nAt present in 2017, there are still plenty of launches ahead, so does it mean sure make? PROPCAFE does not have crystal ball. However, with the coming of KSL City Mall @ Klang and the commercial belt of Canary Garden, and with more residents occupying, when planned amenities and infrastructures are ready, when landscape and park have \u2018grown\u2019, and when more people are aware of Canary Garden, why not?\n\n\nMaple Residences\n\n\n\n\n\n\nThe latest launch is the highrise development called Maple Residences. It sits at a 4.8 acres land within the Canary Garden township. It comprises 597 units of service apartment in total of three blocks. Maple Residence offers four tier securities, a long list of facilities & huge 68k sf recreation floor, and minimum two car park bays for each unit. The 22-storey towers offers various built-up from 860sf to 1200sf with 3.2m ceiling height and the price tag from RM500k. Each floor has four lifts to serve 12 units and there are many units attach with superb garden/river view. The layout is very efficient which designed to have minimum 2 bedroom plus a useful utility room. It comes with balcony and wet kitchen that are being compromised in many projects nowadays to make it affordable. Nothing is perfect, PROPCAFE observed the flaw on the small unit that the access to second bathroom requires to go through the dry kitchen area. The window of the second bedroom having an internal facing of the building \u201cair-well\u201d which could be noisy some times. Having said that, this \u201cair well\u201d serves great ventilation of air flow and natural lights for the utility room and bathroom to avoid moisture and cumulated odour issues faced by many owners nowadays. Often, this has been ignored by many developers due to the unpractical layouts.\n\n\n\n\nEven without price-in the Commercial City\u2019s wow factor, the current RM550psf is very competitive compares to the other similar high rise offering like Trio by SP Setia and Lead Residences by WCT which probably reflected in an encouraging take up rate showed in the chart below. There must be reasons why Maple Residences is well received given that landed properties always perceived as a preferred choice to Klangite. This prompted us to find out more by sourcing the answers from both developers and surveying with some of our friends who staying or stayed at Klang (majority below 35 years old). Here are the responses:\n\n\n\n\nNear to parent and family who are staying Klang for many years.\n\n\nA well-executed township\n\n\nSecurity with gated and guarded environment\n\n\nProperty with reasonable size and minimum maintenance efforts\n\n\nIntegrated lifestyle concept with commercial, entertainment, park and lake which is lacking in other part of Klang.\n\n\nBeing part of Commercial city, residents can enjoy all the conveniences at their doorsteps with commercial activities and services that not available from mall like 24 hours convenient stores, tuition & learning centre, agencies, launderette, legal services etc.\n\n\nPeaceful garden to walk their dogs and hang around with kids.\n\n\nFull facilities for them to enjoy and reduce travel time in town\n\n\nEasier access to major highway especially to Subang and Shah Alam.\n\n\nMore affordable\n\n\nFuture LRT as an alternative transport to other of Klang Valley.\n\n\n\n\nAre the reasons above valid? PROPCAFE always believe that when it comes to ownstay, the reasons would be very individual, be it location, facing, high/low floor, orientation, ambience and facilities.\n\n\nSee detail information of Maple Residences here \nwww.mapleresidences.my\n\n\nRiverside theme Highrise living Concept Preview\n\n\nHow does it feel living say, 50m, 100m, even 150m above Canary Garden Klang? PROPCAFE can tell you how. Check out the video below, it is breathtaking!!!! We love the unblocked river review!\n\n\n\n\nPROPCAFE has also checked out the show unit, we would say we like the ID a lot. Let\u2019s see the picture gallery below\n\n\nThis slideshow requires JavaScript.\n\n\nMaple Residences Scale Model\n\n\nThis slideshow requires JavaScript.\n\n\nWhat are the deals on the table? (MAPLE Residences)\n\n\n\n\n\u00a0\n10:90 Scheme\n\n\n\u00a0\nThose who are interested in Maple Residences, good news as the developer is offering 10:90 scheme. This means that purchase will just require to pay down 10% and balance 90% is only payable upon VP*.\n\n\n*terms and conditions apply, for details please contact developer sales team below.\n\n\n10: 90 scheme is similar to Build Then Sell scheme, so you just put down 10% down payment, keep your SPA, put it under your pillow, sleep over it and wake up when you take VP of your property. Buyers are not required to serve interest during construction, as there will be no drawdown from housing loan facilities.\n\n\nWhile this in compliance with BNM regulation, it is display of confidence of developer\u2019s financial strength, to be able deliver the project with its own working capital!\n\n\n10:90 scheme is beneficial to young families, able to save up for renovations, and future housing loan repayment commitment during the \u2018honeymoon period\u2019 (construction period).\n\n\nKSL Canary Garden Klang\u2019s propositions\n\n\n\n\nA well planned gated & guarded riverside and French theme garden living environment for locals and upgraders\n\n\nSeriously, PROPCAFE doesn\u2019t expect residents from other parts of Klang Valley, be it central, north, to move in bulk to Canary Garden. This township in our opinion is very much meant for the Klang Families, those who have planted their roots firmly in Klang. Those who have been in generation staying in Klang, and their off-springs who intend to stay close to the Klang family!\n\n\nThe French Inspired Garden\n\n\nT\nhe design of the 52-acre French \u2013 inspired garden is based on the French Garden theme with a unique combination of both modern and classical French concept. In essence, a French garden is a geometric plan using the most recent discoveries of perspective and optics.Canary Garden opens up a world adorned by exceptional landscape and at the French-inspired garden there is perfect balance and harmony between emerald greenery, water bodies and the garden residences.\n\n\n\n\n\n\n\n\nCanary Garden French Inspired Garden\n\n\nCanary Garden Landscape Park (Proposed)\n\n\nMid to Long Term Prospect\n\n\nPROPCAFE would say the journey has just begun! KSL\u2019s Canary Garden Klang is a new township today, we see plenty of potential in this township, however one has to be patient in township investment as time is often needed to have these planned, commercial, education, medical, and other amenities and infrastructures to materialize.\n\n\nOther empirical factors to ensure Canary Garden Klang is a successful township would also dependent on capabilities and commitment of the developer to deliver what it has promised to its customers. So far based on what we have observed, the answer is yes. However, we also hear grouses that there also some areas that have yet to materialize such as a proposed club houses! Maybe you can check out more with the developer.\n\n\nFinal Verdict:\n\n\nWe have to weight pros and cons before everytime we commit ourselves into buying a property. Are they more deal makers vs deal breakers in Canary Garden Klang? What say you?\n\n\nFor Klangites who are so comfortable with the Klang neighborhood, they probably ain\u2019t gonna move anywhere and don\u2019t expect their family to do the same as well. For others, the LRT factor may play a crucial roles to bring in new \u201cmigrants\u201d from nearby township like Banting or areas that do not have the convenient of public transport to the Kuala Lumpur city.\n\n\nHow many of you know such a beautiful Black River and Park is open for public? One of our PROPCAFE founders is born and raised in Klang, he is absolutely delighted! In fact, PROPCAFE loves to cover this sort of development that developer not just builds and sells but also contributes and enhances the lifestyle for the community, in this case for Klang folks. Wonderful place to hang around! Kudos to the developer.\n\n\nWell, if you find thought make perfect sense, in that case, Canary Garden Klang would probably be one of the better option for you and your family property ownership consideration.\n\n\n\u00a0\n\n\nCanary Garden Sales Gallery\n\n\nSales Gallery\n\n\nBandar Bestari Sales Office\n\n\nNo 2, Jalan Langat KS9, Bandar Bestari,\n\n\n41200, Klang, Selangor\n\n\nGoogle map link (\nhttps://goo.gl/maps/nGdGjGwaMgr\n)\n\n\nMonday \u2013 Friday : 9:00 am \u2013 6:00 pm\n\n\nSaturday / Sunday : 9:00 am \u2013 5:00 pm\n\n\nT: +603-3122 2999\n\n\nWebsite : \nwww.bandarbestari.com\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/casa-green-bukit-jalil-amber-homes/", "title": "PROPCAFE Review : Casa Green @ Bukit Jalil By Amber Homes", "body": "\n\nAs we are just entering into 2015, despite a lot of uncertainties of 2015 property market outlook yet there are some projects still selling like a hot potato! It seems like 2015 started with a lot of new launches as compared to 4Q 2014. As we can see, more and more developers are slowly changing their strategy to suits the upcoming 2015 market based on the 2014 sales results. It is undeniable some certain property with correct pricing and location is still attractive in the eyes of investors as well as for those looking for their first home.\n\n\nRecently at Bukit Jalil has been very noisy with launches till caught out attention to focus our eyes on this area and one of the most talk about project lately which almost sold out within just few days (excluding bumi units) despite before official launching\u00a0 \u2013 \nThe Casa Green @ Bukit Jalil by Amber Homes\n. The noise of this project from Lowyat and also words of mouth spreading faster than the bullet train and by the time you are reading this, sorry to you need more than luck to be able to grab one \ud83d\ude42\n\n\nYes , you read me right, as of today the project still yet to get their APDL thus there ain\u2019t any marketing material like brochure or website where you can refer too and yet the units are almost all taken up. I have to say the conventional way of buying a property where consumers being fed with marketing material in either in soft or hard copy is no longer applicable when come to buying a project which perceived as \u2018hot potato\u2019. All they ever need are just price, location, booking fees and some basic info , and in mean of verbal is acceptable and the next thing you know, your cheque is already with the developer. As easy as ABC isn\u2019t? Who say buy property is complicated?\n\n\nToday we are going to talk about Casa Green @ Bukit Jalil \u2013 one of the most affordable project to kick off in 2015.\n\n\nLocation\n\n\nLocation from Wkimapia\n\n\nCasa Green Location\n\n\nCasa Green Location\n\n\nWell the pictures above says it all about the location, surrounding amenities and approximate time from major area like Mid Valley, Puchong and etc but don\u2019t buy so much on that I advise. If you want to know, it is better you measure it yourself and trust yourself.\n\n\nIf talking about mall nearby, you can see that there is indication on the proposed WCT Paradigm Mall and Pavilion Bukit Jalil on their map and it is really not that far compared going to Mid Valley or KLCC \ud83d\ude42 The only question is when will this mall be completed? So as of now, put your shopping mind aside and assume as good as there isn\u2019t any near by.\n\n\nCasa Green is located at Bukit Jalil Kuala Lumpur with the GPS Coordinate : 03\u00b003\u203252.6\u2033N 101\u00b039\u203250.3\u2033E.\u00a0 The address of Bukit Jalil is considered one the hot spot location at Klang Valley and also well known for its unaffordable price tag of house price at this premium location. There are some people who like this address of Bukit Jalil due to its proximity to established area like OUG and also to Mid Valley and yet I also encountered there are some people who just don\u2019t like this address. I am not going to touch into so details of the address of Bukit Jalil itself as our previous post of\n The REV.O @ Bukit Jalil \nalready covered quite details. Just in case if you not familiar with Bukit Jalil, please refer to our previous post of \nThe REV.O @ Bukit Jalil\n which posted not long ago.\n\n\nCasa Green @ Bukit Jalil is sitting next to the infamous Z-Residence by Trinity and neighbouring Bukit OUG Condominium, Kiara Residence 1 & 2, The Seedz and also the Kampung Muhibbah flats. It is also worth to mentioned that opposite KESAS highway, the recent VPed OUG Parklane is kind of nearby too to Casa Green. All in all, somehow I feel this place really crowded in term of total of number of units available reaching thousands.\n\n\nAccessibility\n\n\nCasa Green Bukit Jalil is also located nearby to two LRT station \u2013 Awan Besar LRT station (Approximate distance *800m) and Muhibbah LRT Station (Approximate distance\u00a0 <500m) where this is one of the biggest selling point. Casa Green Bukit Jalil can be accessible via major road like Kesas Highway and also Bukit Jalil Highway. In addition, there will be a proposed road linking Jalan 4/155 to Jalan Jalil Perkasa 1. Since there are really quite a massive units flooded at this area, we shall see during how would be traffic like during the peak hours! Not only that, high possibility cars parking outside along the access road which shared by some project around here, we are talking a typical Malaysian here! So don\u2019t expect this won\u2019t happens.\n\n\n\u00a0\n\n\nDeveloper\n\n\nCasa Green Bukit Jalil Amber Group\n\n\nAmber Homes\n is not new in the real estate line. They have been in the market quite some time. The most recent project before Casa Green @ Bukit Jalil is also called \nCasa Green @ Bandar Tun Hussein Onn\n at Taman Sri Minang Cheras which was launched around early 2013 at the price of region of $350psf. Case Green Taman Sri Minang, Cheras is sitting on\u00a0 5.4 acres of land. It is the highest development in the township of Taman Sri Minang, Cheras, soaring through the sky providing uninterrupted panoramic view of the surrounding hills where the two 25-storey blocks with a total of 326 units laid out in semi-detached style with built up ranges from 1765sf to 3025sf! A typical unit is uniquely designed and has\u00a0 3+1+1 rooms with 4 bathrooms,\u00a0 with a large master en-suite separated from the rest of the rooms. This project is still under construction and target to be completed in 2016. Amber Homes is generous to spend approximately RM5mil to build an access road to Casa Green Taman Sri Minang where at that time of launching most buyer was bit concern over the access matter. Well only time can tell.\u00a0 I think I still keep some pictures of this project of Casa Green @ Bandar Tun Hussein Onn and allow me to share some of it here.\n\n\nCasa Green @ Taman Sri Minang Cheras\n\n\nCasa Green @ Taman Sri Minang Cheras\n\n\nCasa Green @ Taman Sri Minang Cheras\n\n\nCasa Green @ Taman Sri Minang Cheras\n\n\nOthers completed project by Ambers Group including Putra Suria Residence, Seri Mas Condominium, Villa Seri Puteri and Amber Business Plaza at Cheras and most of these project is situated within the walking distance to the Cheras LRT station! (except Seri Mas Condo)\n\n\nOverall Master Plan\n\n\nCasa Green Bukit Jalil Overall (Front Facing Kesas Highway)\n\n\n\u00a0\n\n\nCasa Green Bukit Jalil Overall (Front Facing Kesas Highway)\n\n\nCasa Green Bukit Jalil Overall (Side View)\n\n\nCasa Green Bukit Jalil Overall (Side View & Back Facing Bukit Jalil Light Integrated Business Park)\n\n\nCasa Green Bukit Jalil Overall Model\n\n\nCasa Green @ Bukit Jalil consist of 3 blocks\u00a0 : Block A, B and C with total units of 980 sitting on approximate 5 acres of leasehold land. Level 1 to 7 is car park podium and on top of the podium level 8 will be area of common facilities. All units comes with 2 side by side car parks! It is to my surprise that the landscaper for this project is \nJRD Landscape Architecture ,\n the same landscape architect for Foresta, O2 Residence, The Element, Grand Dorsett Subang & Sunway Putra Mall. Looking at the total number of units, undeniable this project is quite a mid-densed project and for that there will be two car park entry points, the entrance at the Grand Entrance will directly lead you to 4th floor of the car park and the second entry point to car park is on the 1st floor.\n\n\nCasa Green Bukit Jalil Grand Entrance also car park entrance to 4th Floor\n\n\nCasa Green Bukit Jalil Guard House \u2013 A bit disappointed , well but have no complain since this is considered as an affordable home and not high end home.\n\n\nLayout & Design\n\n\nBlock A\n\n\nBlock A where\u00a0under the affordable home scheme RUMAWIP\u00a0 is 38-storey where unit starts from level 8 to 38 and consist total units of 490 units. There will be 16 units per floor and served by 5 lifts. Block A consists of only unit layout type A \u2013 825.16sf with 3 rooms + 2 bathrooms without balcony. Type A floor area utilization are pretty efficient with almost squarish layout design. All units are North (Facing Kesas Highway) or South (Facing Bukit Jalil Light Industrial Integrated Business Park). This block is yet opened for registration.\n\n\nCasa Green Bukit Jalil Block A Facade\n\n\n\u00a0\n\n\nCasa Green Bukit Jalil Block A Floor Plan\n\n\nCasa Green Bukit Jalil Type A Layout\n\n\nBlock B & C\n\n\nBoth Block B (32-storey) and Block C (33-storey) are opened to PUBLIC to purchase and not under RUMAWIP.\n\n\nBlock B \u2013 240 units and Block C \u2013 250 units, 490 units in total. For both of these blocks, unit starts from level 8 to 32 and 33 respectively. Block B is sitting adjacent to Block A and directly behind Block C. Block C is the nearest block to Kesas Highway shielding all the noise from the highway for Block B \ud83d\ude42 making Block C functioning as a sound barrier for Casa Green Block B purchasers . There will be 10 units per floor and served by 3 lifts. All units come with\u00a0come 3 bedroom , 3 baths and with balcony and also \n2 \u2013 side by side car parks\n!\n\n\nBlock B consists of only unit layout type B \u2013 1003.49sf (South -Facing Bukit Jalil Light Industrial Integrated Business Park)\u00a0 and Type D \u2013 1003.49sf(North \u2013 Facing Pool/Block C). Block C consists of\u00a0 only Type C \u2013 1003.20sf (North \u2013 Facing Kesas Highway) and Type D \u2013 1003.49sf(South \u2013 Facing Pool/Block B).\n\n\nCasa Green Bukit Jalil Block B (South Facing)\n\n\nasa Green Bukit Jalil Block B (South Facing)\n\n\nCasa Green Bukit Jalil Block C (North- Facing)\n\n\nCasa Green Bukit Jalil Block B Floor Plan\n\n\nCasa Green Bukit Jalil Block C Floor Plan\n\n\nCasa Green Bukit Jalil Type B Layout\n\n\nCasa Green Bukit Jalil Type C Layout\n\n\nType B and Type C layout are quite similar, the main difference between Type B and C is the size of Depth X Width (other than the Bath 2 odd orientation) Type B is 11750(D) x 9600 (W) while Type C is 9900(D) x 10550(W).\n\n\nIt is rather rare and unique to find layout with 1000sf comes with 3 bedrooms with\n 3 baths\n! I would have to say developer is rather good by optimizing the floor space to come out with such an efficient design! With having attached bathroom for 2 bedrooms separately and the 3rd bathroom outside the living hall for common usage definitely worth to be praised for their effort in giving more privacy to the people living in the house. Kudos to Amber by setting another standard higher and good example to other developers on what the market actually needs and prefers.\n\n\nCasa Green Bukit Jalil Type D Layout\n\n\nBesides that, Type D layout where is a \nhorizontal layout\n design also comes 3 bedrooms and 3 baths. It is really unusual design layout to be introduced at this area. The living hall and kitchen is located at the center of unit separating the rooms into left and right side of the unit thus giving more privacy as compared to typical design where all the rooms will be sharing common wall joining up all rooms together. Not only that, horizontal layout design will give more direct and deeper of sun light penetration into the house due to the layout is short and wide. Somehow with this kind of layout, the unit will be more lite up, minimizing dark area. Another characteristic of this kind of design is all rooms including the living hall will be sharing the same view. I have to admit that Type D is rather my favorite layout of this project. Just my preference.\n\n\nFacilities\n\n\nAll facilities are located on level 8 (except basket ball court) . It is quite generous that the developer is throwing a 4000sf indoor gym and 17m x 50m out door Olympic full length swimming pool unlike those small \u201cwading\u201d pool where just a few strokes the next thing you know you have reached the other end. All the facilities are located in between of Block B and C and partially in front of Block A (RUMAWIP), that makes TRUE direct facing facilities floor/pool units are really limited.\n\n\nThe facilities offered here not that has any to shout about but is considered quite decent for the price that you are paying . How much? Well please continue to read\u2026\n\n\n\n\nInfinity Pool (17m x 50m)\n\n\nWading pool\n\n\nWater Feature\n\n\nJacuzzi\n\n\nRaise Sunny Deck\n\n\nElevated Functional Deck\n\n\nInteractive Children Play Zone\n\n\nResting Pavilion\n\n\nCovered Walkway\n\n\nExclusive Hallway\n\n\nBBQ Garden\n\n\nMeditation Garden with Pergolas\n\n\nBasketball Court\n\n\nIndoor gym\n\n\n\n\nCasa Green Bukit Jalil Facilities Podium Floor Plan\n\n\n\u00a0\n\n\nCasa Green Bukit Jalil Facilities List\n\n\nCasa Green Bukit Jalil Pool\n\n\nCasa Green Bukit Jalil Pool2\n\n\nCasa Green Bukit Jalil Basket Ball PCN\n\n\nCasa Green Bukit Jalil Out Door Facilities\n\n\nCasa Green Bukit Jalil Indoor Facilities Gym abd Hall underneath Block C\n\n\nPrice\n\n\nThe climax of Casa Green Bukit Jalil is the price! Most of the time developer or agent will market or advertise with \u201cprice from $XXXk\u201d and it is kinda turn off when we go with high expectation only to find out that those \u201cfrom $XXXk\u201d only few units or bla bla bla with all sort of reason and come home empty handed with total disappointment. For Casa Green Bukit Jalil it is the other way round , all units on Block A RUMAWIP is $300k+ or lower and Block B and C is $460k+ or lower. Yes! 460k+ or lower! \n460psf and now it explained why it was sold like a hot potato. \nI know you are very excited and want to grab your car key and start to go to sales office now but at least read until the end for the address of the sales office \ud83d\ude42 . Just hang on there a little bit more k! The cheapest unit is on the lowest floor for obvious reason. Each floor premium is $500 per floor and corner unit command additional premius $3k. Since the highest price is around $460k+ so you just do the reverse math and minus the premium according to work out roughly the price of the unit. Yes.. work it on from back side (belakang mari LOL) . So the price range would be from around $44xk+\u00a0 to $46xk+. The price is including 10k+ for 4ac including piping and installation. The price is pretty straight forward and no hanky panky rebate or discount. The tentative maintenance is $0.25psf. Construction period is 4 years. The booking fees is rather hefty, 10% of unit price that work out around $46k+. This is rather quite a high sum of booking and could be one of the con or filter for buyers who are really keen but not able to come out with such an amount. Another thing is, you won\u2019t able to withdraw from EPF to pay for that. Normal practice, booking fees will be around 2-3% and the remaining upon signing SPA where you able to use your EPF to pay for that but for this Casa Green Bukit Jalil, you have to look for another alternative. With 10% down as booking is a double edged sword. Instead of asking 10%, developer can consider to increase the booking from 2-3% to 20-30k perhaps? Nevertheless, this is not the deal breaker and does not stop the project being almost sold out within few days (bumi quota 30% still available)\n\n\nFor detail package and finishing specs , it is best you refer to the developer directly.\n\n\nFor the pricing matter , as comparison for the surrounding existing property around Casa Green Bukit jalil : \nZ-Residence\n nearest condo to Casa Green Bukit Jalil which recently VPed is asking more or less about $550psf (Launching price is around $400 to 450psf). \nThe Rainz\n by Exsim where lauching price is about $600psf, Kiara Residence Bukit Jalil current subsales is asking around $500psf (lauching price is around $370psf)\u00a0 , and the older Bukit OUG Condominium subsales is asking around $320psf. Those price are just for reference and please do not use it as a benchmark due to each product specs and unique selling points are different. After all Casa Green Bukit Jalil is branded as affordable home, not until the day it is completed , we won\u2019t know how it would actually look. Those day I still remember when Z-Residence was launched, most of the buyers expecting something more or less like a mid cost Zest Residence @ Kinrara 9 but when the actual product of Z-Residence turn out far much better than expected. It does really surprise me in term of \u201clook\u201d definitely one level higher than mid-cost feeling. Will Casa Green @ Bukit Jalil able to pull the similar stunt as Trinity? Well, I would advise you just to keep your expectation low. One more thing would like to remind readers here, please do not buy just because Z-Residence current subsales is higher than Casa Green Bukit Jalil or it is cheap or the price is low compared to other new launches but buy it because you really need a home! After all, this project are meant for people who likes Bukit Jalil area and have been dreaming long to own a decent home to start a family. For those who want looking for pure investment, please consider to leave this to those who really need it. I believe in \u201cKarma\u201d! Do you?! \ud83d\ude42\n\n\nNow my next question is to the others developers, if Amber Homes able to sell at 460psf at Bukit Jalil address , why can\u2019t you? For those buyers out there, this is a classic question you really gota ask yourself, are you over paying? Or it is true as per claimed that cost of house has risen tremendously to justify their selling price? Or is it the buyers out there themselves have been pampering the developer by keep on buying their story? Whose fault? They always say willing buyer willing seller \ud83d\ude42\n\n\nVerdict\n\n\nStrategic location, affordable pricing, 2 car park side by side, decent layout for young family, basic facilities, nearby 2 LRT stations, mid-densed project at high densed area \ud83d\ude42 & hefty booking fees. I personally recommend for those who looking to own their first home, you might really want to consider this. I will end my write with my last closing quote for this project \n\u201cAffordable Price but not Affordable Entry\u201d\n\n\nThanks to\u00a0 Sam and Edward for entertaining the self-invited me, especially Sam for his invaluable time to brief and share in details of every single corner of this project. \ud83d\ude42\n\n\nIf you want to follow us and stay tuned for more about this project or our future post, please subscribe to us via this website \npropcafe.net\n (the subscription/registration only can be seen via desktop mode, if you are viewing in mobile theme please change it desktop so that you able to register with us for free) Or follow us via our facebook page at\u00a0\nhttps://www.facebook.com/propcafe.net \n\n\nSales Office\n\n\nYes. The sales office is rather difficult to find because it is inside the management office of a condominium. For those who are keen and want to ask more, please feel free to drop by as their staff is helpful and kind even knowing not many units left. Their sales office is located at Cheras . Yes I know Cheras is very big, so to give you some indication, the office is located nearby Taman Tenaga and it can be reached via Jalan Cheras (nearby Cheras Velodrome or Jalan Ikan Emas) or Bandar Sri Permaisuri.\n\n\nAmberHomes_Sales_Office\n\n\nCasa Green Bukit Jalil Amber Group Sales Office\n\n\nCasa Green Bukit Jalil Amber Group Sales Office\n\n\nThe address is as per below :\n\n\nAmber Homes Development Sdn Bhd.\n\n\nGround Floor, Amber Tower (1), Serimas Condominium,\n\n\nJalan 4/89A, Batu 3 1/2, Cheras,\n\n\n56000 Kuala Lumpur\n\n\nPhone : +603- 9171 5133\n\n\nOpen : Monday to Friday normal working hour and Weekend is until 12pm\n\n\nGPS : \n3\u00b06\u201947\u2033N\u00a0101\u00b043\u201921\u2033E\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/coffee-session-project-r-bukit-jalil/", "title": "PROPCAFE News : Coffee Session on Project R @ Bukit Jalil", "body": "\n\nPropCafe Property Sharing and closed-Door Coffee Session for Project R @ Bukit Jalil City, Kuala Lumpur (on 18th Oct 2014)\n\n\nBukit Jalil is an area that does not need much introduction. Residents swear by the location, accessibility as well as amenities and many property investors have made handsome gains here. Things are continuing to look up at Bukit Jalil. Malton is developing the RM4.2 billion Bukit Jalil City, which is anchored by the massive Pavilion Bukit Jalil, while Ho Hup is developing, among others, the Aurora Place hybrid mall and Aurora SOVO.\n\n\nWe at Propcafe are not only committed to share the latest property market news and project reviews, we also strive to share the best pre-pre-launch reviews with our readers. We look forward to sharing Project R with you, our loyal readers, during this closed-door coffee session.\n\n\n\n\nProject R is so hush hush that it is not discussed on ANY online property platforms as far as we know. We think Project R may not make it to public launch as it has received overwhelming response from those in the know.\n\n\nBrief details of Project R:\n\n\nProduct: Freehold Small Office Versatile Office suites aka SOVO (This is NOT Aurora SOVO or Park Hill Bkt Jalil)\n\n\nDeveloper: Developer M \u2013 very low profile lifestyle developer with a good track record (It is NOT Mayland/Malton/Mah Sing/Mitraland/MEH/Monoland)\n\n\nLocation: Literally walking distance to Pavilion Bukit Jalil\n\n\nPrice: Most units are priced between RM300,000-500,000\n\n\nIf you are keen to attend this private coffee session, kindly drop us your info in the link below:\n\n\nhttp://goo.gl/forms/dC9hvoB2jx\n\n\nStaying true to Propcafe\u2019s philosophy, we will share with you our insights, pro and cons of Project R during this private coffee session.\n\n\nClick LIKE on our FB or subscribe to us via our blog\u00a0to follow and stay tune with us. Cheers!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/conezion-ioi-resort-city-ioi-properties/", "title": "PROPCAFE Review : Conezion @ IOI Resort City By IOI Properties", "body": "\n\n\n\nOn a lazy morning, I was flipping the newspaper and\u00a0travel magazine\u00a0to\u00a0get some\u00a0inspiration\u00a0for my year-end holiday destination. Instead of making a call to travel agency, the advertisement of Marriott hotel\u2019s package\u00a0on\u00a05-Star\u00a0Hotel, Golfing, SPA, Amusement Park, Ice Rink, and Regional Shopping Mall brought me to IOI City Resort in the end. What else? PROPCAFE eats, drinks and sleeps with\u00a0property, property, and property. With holiday planning out of the window, I visited the IOI property sales gallery to\u00a0explore\u00a0the Lifestyle of \u201cResort Living, City Convenience\u201d.\n\n\n\n\nMany property developers selling their products with the\u00a0theme of\u00a0\u201cLifestyle\u201d. Seriously, one 40-storey property with sky deck will not change your lifestyle. 10 blocks of properties with only one big green parcel\u00a0or\u00a0lake\u00a0will not significantly change your way of living either. You need an environment with\u00a0integrated mixed development that come not just conveniences\u00a0for\u00a0your\u00a0daily needs but also relaxation, family leisure\u00a0and entertainment in different hours and days. That\u2019s what made me curious and excited to explore this Resort City.\n\n\nBefore\u00a0we go into the latest offering of \u201cConezion\u201d from IOI Properties, it is essential to understand the master plan of IOI Resort City. Why? Because you are not just going to buy a property but also buy into the environment and\u00a0lifestyle that provided by this self-containing city!\n\n\n\n\nOn top of the existing greenery spread across the 320 acres land, IOI Resort City is surrounding by lush green lungs \u2013 Putrajaya wetland (one of the world biggest wetlands), UPM and Uniten\u2019s reserve green turf.\n\n\n\n\nThis modern eco city recently welcomed a new flyer over from Puchong/Petaling Jaya direction, so together with the existing two ingresses from the direction of Kajang/Cheras and one from Putrajaya, there are now total of four ingresses to ease the traffics toward IOI Resort City.\n\n\nIOI Resort City comes with a stunning award winning 18 holes Palm Garden golf course\u00a0(http://www.palmgarden.net.my)\u00a0which designed by famous golf architect\u00a0Ted Parslow (architect of\u00a0KLGCC). The best part is, it is a public golf course! Obviously, the first thing in your mind \u2013 \u201cI want the Golf Course View!\u201d It is just too beautiful to miss it. To\u00a0golf lover \u2013 \u201cMy playground\u00a0+ family day! Less travelling,\u00a0no more grumpy wife and kids! You all can catch me anytime at the world acclaimed clubhouse!\u201d\n\n\n\n\nShopping time! IOI City Mall, located at the centre of IOI Resort City, is the regional mall of Southern Klang Valley. The mall (Phase 1 \u2013 36 acres, 1.4mil lettable space), comes with 7200 car park bays, is hosting 350 stores, more than 80 F&B outlets, a cineplex, \u00a0a hypermarket, and health centres. The lettable space, after the phase 2, will be more than Mid-Valley Mega Mall in Kuala Lumpur!\n\n\nThe early sceptical view on IOI City Mall was immediately varnished after the overwhelming crowds visited the mall since it opened its doors. The great reception proved that the Southern Klang Valley residents are clearly \u201cunderserved\u201d on commercial activities.\n\n\nOne of the highlight inside the mall is the first of its kind 70,000sf indoor amusement park \u2013 \nDistrict 21\n (see propcafe\u00a0previous coverage https://propcafe.net/district-21-ioi-city-mall-putrajaya).\u00a0What\u2019s more? There is an Olympic\u00a0size Icescape Ice Skating Rink! \u201cAlright,\u00a0no more long distance travelling\u00a0to jam packed mall, no more crazy\u00a0parking experience! Mum, shop till you drop! I see you at home after my adventure park and ice skating!\u201d\n\n\n\n\n\n\n\n\nSeveral parcels of land in IOI Resort City have been developed for following residential, hospitality and commercial purpose.\n\n\n\n\nHotel \u2013 Palm Garden 4 Star Hotel and Putrajaya Marriott 5 Star Hotel &SPA, where the parent and couple can pamper themselves.\n\n\nIOI Square Office Towers currently occupied by IOI Group of Companies and other tenants.\n\n\nPuteri Palma Condominium (15 storeys \u2013 606 units), Diamond Hill Bungalow lots\u00a0(not for sales), Beverly Row Bungalows (for rent only. Fully tenanted!) and the work in progress \u2013 CLIO Residences (34 storeys \u2013 234 units\n\n\n\n\nCommercial projects to be completed soon:\n\n\n\n\nFor any property purchase, other than assess what is available now, it is crucial to\u00a0know about the\u00a0future developments. With only near to 30% development completed in IOI Resort City, there are plenty of developments to look forward in this new and vibrant township.\n\n\n\n\n\n\n1\nst\n Quarter 2016 \u2013 Le Meridien Hotel Putrajaya, IOI City Tower 1 & 2 \u2013 Grade A office block. IOI is experience enough to know the sustainability of a mall relies so much on the weekday patrons from offices and hotels.\n\n\n\n\nSo, what is in the pipeline for residential projects after the Conezion?\n\n\n\n\nClio Residences\u00a0II \u2013> Par 3 \u2013> Jems & Jewel \u2013> Southern Hills (see below)\n\n\nInterestingly, there is one tower sitting on top of the mall in the scaled model. However, we shall wait for the final plan of the Phase II \u2013 IOI City Mall before getting too excited on it.\n\n\n\n\n\n\nThe Diamond Hill and Beverly row are not shown in the diagram above as it is not for sales and for rental only. There could be also some changes on the plan for these two plots of lands which likely to give way for future infrastructure upgrade in IOI Resort City.\n\n\nLet\u2019s focus on Conezion!\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\nConezion assembles with an eloquent trendy glassy fa\u00e7ade that articulates with a \u201ccrescent shape\u201d steel framing. IOI Properties is clearly putting more efforts nowadays on its property\u2019s fa\u00e7ade compares to those old days. It is a freehold commercial title residential properties sitting at a 16.49 acres land besides the work in progress Clio Residences. This development has four residential towers (32-storey)\u00a0and a total of 1,326 units (Tower A & C \u2013 364 units and Tower B & D \u2013 299 units). The density ratio works out to be 80.4 unit per acre which fall under\u00a0\u201cAverage\u201d\u00a0density category based on PROPCAFE\u2019s criteria.\n\n\n\n\nThe \u201cblock\u201d design observed from the floor plan (see below) shows architect\u2019s effort to solve the \u201clong\u201d corridor concern and cleverly use it to diverse the unnecessary human traffic. If one to analyse the density and view from the floor plan, it is not difficult to realise the trade-off between the two. Although Block A\u00a0& C comes with 14 units (4 lifts & 1 service lift) per floor compares to 12 units per floor in\u00a0Block B & D, the unit 01-05 & 12A-13A\u00a0in Block A & C is having an advantage to enjoy fantastic golf course/IOI City Mall view. Having said that, Block B & D still having green view toward\u00a0Uniten campus. The other views, right and left hand side of the building, are toward Putrajaya and KL. Those who like pool or facilities view may consider low to mid floor that face internally. See the aerial view below and pick the one that you like the most!\n\n\n\n\nWhat is the\u00a0distance you prefer between your home and\u00a0a big regional mall? This was discussed in property forum and many property coffee sessions extensively and the answer is always hovering around 700m to 1km. Why?\u00a0Many respondents wanted\u00a0to avoid unnecessary traffic but yet want a distance that can give them a choice to walk, cycle or\u00a0drive to the mall. PROPCAFE can\u2019t agree more.\n\n\nMore importantly, do we have any properties considered \u201cfail\u201d with a regional mall reachable within 1km? Also unsurprisingly, properties\u00a0that within 1km from a\u00a0big and successful mall always\u00a0enjoy better rate of capital appreciation and rental compares to other properties. So, it seems\u00a0like in both property investment or own-stay criteria, 1km (or below) from a big mall is rather \u201csafe\u201d. IOI understands it fully which see Conezion\u2019s entrance to Phase 1 IOI mall is just about 700m. It can only be\u00a0better and shorter when the mall\u2019s phase 2 is completed. The dual carriage way bridge with 1 meter width of pathway has been constructed (it is not opened yet. See below). What IOI can do more is to put in more tropical and art\u00a0streetscape like what they planned for Bandar Puteri Bangi, to make it a truly walkable\u00a0resort city environment. The photos below which shows the current condition on the route to the mall from Conezion. PROPCAFE was initially doubt the statement of 700m distance as it looks far but my car dashboard showed and proved me otherwise.\n\n\n\n\n\n\nPROPCAFE\u2019s favourite analysis is always on layout because its\u00a0concern the owner the most.\u00a0In addition, the practicality of the layout would also affect\u00a0the demand of the rental. According to latest information, size of the layouts has been revised, therefore, you may see some differences between the layout here and the one shown in the Conezion website (yet to update). Type C1 (780sf)\u00a0& C2 (783sf) is a 2 bedrooms units. It comes with 2 bathrooms and wide frontage windows. The kitchen is efficiently stuck in the end corner behind the entrance level, which effectively utilises the space especially for\u00a0this sort of small size unit. The space between kitchen and dining provide flexibility for owner to allocate space for bigger kitchen (island or counter) or dining area. Out of surprise, it even comes with a yard! Its horizontal layout is always the PROPCAFE preferred choice as it makes the unit visually more spacious, brighter, and good for furniture arrangement. Nothing much to pick on Type C considered its size unless you are balcony lover or smoker.\n\n\n\n\nFor Type B1 (986sf) and B2 (990sf), other than providing additional small room, the layout is almost identical to Type C! Horizontal design for living and two bedrooms wide frontage full glass windows. Kitchen and yard are well located. For the size near to 1ksf, if you want to be picky, the only thing you can complain would be the missing wet kitchen. By looking at the layout closely, there is a chance that you may be able to take down the wall at the yard\u2019s entrance and relocate it in toward the current location of kitchen. By sacrificing the yard and having a smaller dry kitchen, one may get him/herself a wet kitchen.\n\n\n\n\nLastly, it is balcony lover\u2019s turn. Type A1 (1251sf) and A2 (1278sf) comes with a balcony, additional bathroom and a standard third bedroom that can cater for queen size bed. The rest of the composition are almost the same like other layouts. This is a very functional family size layout and PROPCAFE can hardly find any wastage. Similar to Type B, it does not provide wet kitchen but again a \u201cmodification\u201d may make it available.\n\n\n\n\nIn short, Conezion\u2019s horizontal layouts help space utilisation and no issue on natural lights. The ceiling height of 11ft will certainly add extra cubic feet for every unit. Tag along your family and friends to check out the show units today!\n\n\nIOI Properties caters a total of 530 visitor bays for residential blocks and given two carpark bays to each unit. PROPCAFE would say, the allocation of two parking bays is indeed very generous for small size units like Type C.\n\n\nDevelopment \u2013 Other Features \n\n\nThese 32-storey buildings includes 3200 car park bays which spread over five levels of car park podium and four levels of basement. The facilities are located at 6\nth\n floor, therefore, the unit starts from 7\nth\n floor. There are many thematic facilities will be provided which includes mini theatrette, swimming pool with aqua bed, chill-out deck, party room, learning lab, children\u2019s art studio, gym, multipurpose hall, multipurpose court, and games room. The facilities will be shared between two blocks (Block C & D and A & B) and the maintenance fee is estimated at RM0.35psf (inclusive sinking fund).\n\n\n\n\nBased on the scaled model, the residents of Conezion have their own dedicated parking entrances, drop-off areas and high ceiling lobbies which are all separated from the public/visitors carpark entrances for commercial usage.\n\n\n\n\nIn case you don\u2019t even willing to walk for 700m or because you have shopped too much, a bus/taxi stop will be built in front of Conezion. A dedicated shuttle service to the mall and future MRT2 station would make it perfect! Clio and Connezion JMB should seriously consider it!\n\n\nPricing of Conezion\n\n\nBased on the indicative price, two bedrooms \u2013 Type C (780sf & 783sf) will be priced in the range of RM586psf to RM670psf nett which means it will be around RM500k+ and one may be able to get below RM500k if one work hard and early enough to secure the cheapest units. The low floors of three bedroom Type B unit (986sf and 990sf) will be priced below 600psf nett with the price tag starts from RM540k. The biggest unit Type A (1251sf and 1278sf) is priced at lowest per square feet among all and nett price will be from RM663k. Each floor\u2019s premium is expected to increase about RM2.5k except those floors with good numbers. Those who know IOI\u2019s marketing well, similar package offered to Le Pavilion is expected to be given to Conezion buyers.\n\n\nFrom their website: \u00a0\nBuy Now Pay Later Scheme\n\n\n\n\na. Low Down Payment\n\u00a0:\u00a0\nJust pay as low as RM 5,000* to book a unit\n\n\nb. \nDeferred payment scheme* : \nJust\u00a0pay a low down payment of as low as RM 5,000* and the rest of the deposit together with\u00a0differential sum can be deferred up to 24 months* or upon vacant possession; whichever is earlier!\n\n\nc. \nIOI Privilege Card :\u00a0\nHere is a reward for our existing buyers! Buy your next property with us and enjoy up to 2%* rebate.\n\n\n\u00a0 *Terms and conditions apply\n\n\nConezion\u2019s Commercial \n\n\n\n\n\n\n\n\n\n\nThe commercial elements of 2, 4 and 5 storeys modern retails and stylish shop offices certainly will add more convenient not just for the Conezion\u2019s residents but also provide alternative commercial activities for IOI Resort City. The 20 commercial blocks, indicatively priced from RM850psf for ground floor retail units, consist of total 445 units of retail shops and offices (mostly 26ft x 70ft or 26ft x80ft) in Conezion. Except block K & L, all blocks will be opened for sale. Shop office units will be sold separately i.e. Ground and 1\nst\n floor as one then the upper floors\u2019 offices as individual strata titles.\n\n\n\n\nThe lovely cantilevered terrace (15\u2019 wide) at Conezion is overlooking the golf course, which designed to cater for great alfresco dining experience and atmosphere. This interconnection between the podiums will lead the traffic flow to the circular courtyard which is at the centre of the development. The curve shape corridor, waterscape and the open courtyard will forms an interactive space for residents, workers, and visitors.\n\n\n\n\n\n\nA total of 2,194 basement car park bays has been allocated for this commercial blocks. The ingress/egress from the main road also have been built at the site to ensure easy and clear traffic flow.\n\n\nIt is understandable that everyone will question on the demand and reason behind the commercial proposition at Conezion. PROPCAFE is no difference, of course. Clearly, Conezion commercial is planned as the complement to the mall rather than competitor by IOI Properties. The commercial at Conezion is aimed to provide convenient to residents and office workers especially on the services that may not be available in the mall due to the mall restriction on business hours, for example, 24 hours convenient stores, clinics or F&B outlets with longer service hours. To sum it up, it works for those service oriented businesses, for instance, childcare & kid learning centres, banks, telco payment or service centers, fitness centers, laundrette, product showroom, agencies, bookstores, accounting & legal services etc. because the patrons or residents at Conezion may not want to waste time to look for car park and shop in the mall for these services. In addition, Conezion will provide the business opportunities to those business that may not be able to absorb the high rental rate and service fees charged by the mall.\n\n\nIn short, Conezion\u2019s commercial will bring more economic options on foods, services and necessities for residents and office workers. In any township, no one will be satisfied with just a mall which most of the time only caters for a relatively up market business chains or products. The balancing requirements may make the commercials at Conezion viable and popular within IOI Resort City. The challenge for the commercial is the timing and growth of population in IOI Resort City as it may be able to ride on 10-15% of IOI City Mall\u2019s visitors. By the time Conezion completed, IOI Resort City would have more than two thousands residential units. The office towers (to be ready next year) would attract more day time patrons to the outlets here. Therefore, the chance for Conezion\u2019s commercial to success is still very possible given that there are many future developments are coming to IOI Resort City.\n\n\nLocation and Amenities\n\n\nHow could PROPCAFE miss the LOCATION section? While for people in Petaling Jaya or Kuala Lumpur City Center may perceived the location of IOI Resort City as very far, it could be totally different from the Southern Klang Valley residents (Kajang, Semenyih, Puchong, Cyberjaya, Putrajaya, Bangi, Serdang, Balakong, Cheras South). It explained by the success of IOI City Mall, which is now the focal point of Southern Klang Valley. If there are reasons for people in KL city or Petaling Jaya to get a home closer to Mid Valley Mega Mall/Bangsar Village, then same could apply to Southern Klang Valley folks. Everyone like to get a property that near to a successful mall, the issue is always on whether the location allows residents to minimize the pain of daily routine (to and from the workplace). There is no perfect location to reach everywhere in Klang Valley as it subject to individual\u2019s daily routine, origin, and lifestyle. The thing is, you cannot demand more on the connectivity of IOI Resort City which already served by SILK, LDP, MEX, SKVE, NSE and Besraya Highway i.e. plenty of alternative routes available to reach other locations in Klang Valley (see below).\n\n\n\n\nPROPCAFE has already discussed the nearby amenities in the review of \n16 Sierra\n previously (https://propcafe.net/16-sierra-puchong-south). Therefore, to cut it short, PROPCAFE provides the directories below instead for your reference. It has more than just nearby amenities as PROPCAFE believe it is also important for buyers who are new to this township to know and feel the distance from IOI Resort City to other key landmarks or places in Klang Valley. Some may look far from IOI Resort City, but again like PROPCAFE emphasis before, it is about finding the best location for you, not for everyone! Individual\u2019s routine and preference is always different from one another.\n\n\n\n\n\n\nFuture Prospect\n\n\nBuying a newly launched property is all about \u201cforward looking\u201d decision making. Externally, other than the nearby MRT2 plan at IOI 16 Sierra, IOI Resort City is pretty much equipped with all necessary infrastructures and connectivity. One should not expect it to be next hustling and bustling township like Puchong or Subang as IOI Resort City is a relatively small and surrounding by Putrajaya wetlands and public universities\u2019 green lungs which unlikely to be developed. The master plan is spot on, based on its geographical location, to make it as a self-sufficient resort living environment. The future value creation of Conezion, therefore, is very much relying on the execution of IOI Properties itself. IOI Resort City already has a head start rides on the success of the IOI City Mall and the phase 2 will be an icing on the cake. More critically, how soon IOI can make this place to be the \u201cresidential magnet\u201d for Southern Klang Valley folks? To attract \u201cnew migrants\u201d, house quality and streetscape/landscape at resort\u2019s standard play a big role on this which are no difference on what people expects from the other premium address. Optimistically, the completion of grade A office tower should bring in quality companies and workforce to fill the element of \u201cwork\u201d in this township which may subsequently will increase the \u201ccitizenship\u201d of IOI Resort City. In tandem with the township maturity, property value will naturally and gradually rise over the years which is the basic cycle of new township development.\n\n\n\n\nConclusion\n\n\nBy looking at the masterplan of IOI Resort City, PROPCAFE sees \u201cTropicana\u201d, \u201cMid Valley Mega Mall\u201d, \u201cBangsar South\u201d, and \u201cPublika/JayaOne\u201d in one place. The combination of all and the completion of offices towers should make IOI Resort City a unique proposition to live, play, works, leisure and entertain. Why PROPCAFE emphasis a lot on the master plan of IOI City Resort in the early part of this review is because to buy a property in this place, one needs to understand the premium that one need to pay which are the overall township environment, concept, and benefits of a well-planned township. PROPCAFE calls this as address premium, which can be observed in other development with good master plan like Desa Parkcity. The only different is, IOI Resort City is still at the development stage. If the developer can deliver a beautiful streetscape to link up each parcel of developments and giving truly resort environment, then the realisation of \u201cresort living, city convenient\u201d will worth much more than the current price tag of properties in IOI Resort City.\n\n\nProgress of Conezion\n\n\nAlthough Conezion Residential is expected to be completed in 36 months\u2019 time, the superstructure already completed and now at the stage of 30% completion. The commercial of Conezion will be scheduled to complete much earlier. See the progress photos below as of 10\nth\n Nov 2015.\n\n\n\n\nShow Unit Photos\n\n\nType B \u2013 990sf\n\n\n\n\n\u00a0\n\n\nType A \u2013 1251sf\n\n\n\n\n \n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n \n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/continew-jalan-tun-razak-by-ibraco/", "title": "PROPCAFE\u2122 Review: Continew @ Jalan Tun Razak by Ibraco", "body": "\n\nMany KLites didn\u2019t aware we have Middle Ring Road 1 (MRR1) where the acronyms is lesser famous than the elder brother MRR2. MRR1 is formed from 4 main arteries which are Jalan Tun Razak, Jalan Mahameru (now known as Lebuhraya Sultan Iskandar), Jalan Istana and Jalan Sungai Besi.\n\n\nThe stretch of Jalan Tun Razak starts from interchange of Jalan Ipoh and along the road you will pass by the prominent landmark such as KL General Hospital, Balai Seni, National Library and IJN. From the interchange of Jalan Ampang, you will pass through the posher part of KL where on left side is the famous embassy row (Ampang Hilir) and Royal Selangor Golf Club. After the bulatan Kampung Pandan, the road will be linked to Jalan Sungai Besi and for the motorist to continue the journey to South or to Jalan Istana.\n\n\nHowever due to development over the time, there is a stretch of Jalan Tun Razak seems almost forgotten. This stretch is linking Jalan Chan Sow Lin with Bulatan Kampung Pandan.\n\n\nWith this, Ibraco has come with a freehold integrated development called Continew with GDV of RM450m.\n\n\nDeveloper Background\n\n\nEstablished in 1971, Ibraco is a property development company where their businesses are primarily based in a Sarawak. They are the largest developer in Bintulu as per excerpt below\n\n\n\u201cIbraco, the city\u2019s largest developer which has built and sold more than 10,000 residential and commercial properties here, ventured into Bintulu three years ago with an integrated mixed development project named \u201cBintulu Town Square\u201d with a gross development value (GDV) of over RM600mil\u201d \n\n\n(Source: http://www.thestar.com.my/business/business-news/2015/06/16/ibraco-goes-to-kl/)\n\n\n\n\nIbraco Financial Analysis\u00a0 \n\n\nWith market capitalization of RM470m, Ibraco has consistently increasing the revenue and nett profit. The latest annual report 2015 is showing Ibraco is generating revenue of RM254m with nett profit of RM52m, a healthy 20% nett profit margin. The nett gearing ratio has been kept well below 40%. Also despite having cash or equivalent balance of RM47m, the current debt outstanding is amounted to RM71m and non-current debt is RM83m. It is a concern of the company to service the short term debt if they couldn\u2019t recover the receivables on timely manner\u2026.\n\n\nIbraco is making the maiden foray to the Klang Valley property by acquiring a piece of commercial land in 2015. Swiftly they have applied the development order and open for booking towards the end of 2016.\n\n\nLocation, Accessibilities and Amenities\n\n\nIn 2015 Ibraco has acquired the FREEHOLD commercial vacant land measuring 1.4393 acre acquired for RM55m worked to be RM878psf. Based on the indicative GDV of RM450m, the land cost worked to be approximately 12% of the total GDV.\n\n\n\n\nThe location Of Continew\n\n\nThe land is sandwiched in between a Buddhist Temple and Wenworth Hotel with Masjid Jamek Alam Shah slight further away.\n\n\nIn general, Continew is located approximately\n\n\n\n\n4km away from KLCC\n\n\n7km away from KL Sentral\n\n\n400m away from Ikea Cheras/ Mytown\n\n\n2km away from Sunway Velocity and TRX\n\n\n14km away from Mont Kiara\n\n\n\n\nThis neighbourhood sort of fall behind of time despite the tremendous development where just a stone\u2019s throw away. Government is pumping billion of Ringgit in TRX which is just 2km away. Nearer to Continew, Cochrane MRT station which going to be operation soon is about 650m away. For shopping, F&B and DIY fan, Ikea Cheras/MyTown/Sunway Velocity is a short stroll or drive away. Shoplots are just along and across the road to serve your quick needs for the packet of cigarettes, breads and supper. Clinics, car repair shops, super and mini market, 7-11 etc.\n\n\nHow about the locality? For new townships, it is well planned with well-kept and wide roads, hidden utilities cables, fresh and modern looking building fa\u00e7ade etc. However at this old part of Pudu, purchasers have to accept the locality is not \u201csexy\u201d and appealing. Take a look on the surrounding photos below.\n\n\n\n\nLocality of Continew sharing with shoplots, Wenworth Hotel, Buddhist Temple and a mosque\n\n\nThe cars were parked haphazardly and causing the congestion along the main road. The traffic light is notorious for traffic jam whether you are coming or going to KL direction and this is not helped with haphazard parking.\n\n\n\n\nCongestion along Jalan Tun Razak\n\n\nContinew main artery is the OLD Jalan Tun Razak where via Bulatan Kampung Pandan you can go/for KLCC. Via Bulatan Kampung Pandan you can straight away hit MEX to go to KLIA or Putrajaya. At the traffic light turning to left will bring you to PUDU area and the right to Ikea Cheras/ Mytown/ Cochrane MRT station.\nThe Accessibility of Continew\n\n\nOverview of Development and Fa\u00e7ade\n\n\nThe 1.44 acre freehold Continew consists of 510 units in 2 blocks of 44 and 50storeys. Both blocks are joined with 8 nos of sky gardens on selective floors.\n\n\nThe color tone of the fa\u00e7ade reminds the writer of the MCity and Icon PJ where it seems to be quite gloomy with its dark grey tone. The overall fa\u00e7ade is glassy with sharp edges along the vertical line.\n\n\n\n\n\n\nFa\u00e7ade of Continew\n\n\nOn tower A since there is only one side with units, there is open corridor leading to all the units. Propcafe has concern whenever there is heavy rain the rain will splash to the corridor and may flood the corridor and possibly spill over inside the unit. Also the residents maybe wet from the rain. Prospect buyers may enquiry the developer whether they will install window or perforated shelter to avoid the rain to splash over.\n\n\nUnit Layouts\n\n\n \n \n \n \n \n \n\n\nFloor and Unit Layout of Continew\n\n\nThere are whopping 16 variance layouts in this development even though some of the layouts are similar but just slight variance between them. There are 6 units per floor in block A and 9 units per floor in block B. Each block will have 4 nos of lift. On paper it seems the lifts allocation is not balance where despite block B having more units, the number of lift for both blocks remain the same.\n\n\nThe size of typical unit ranging from 550-1175sqft with 1, 1+1, 2 bedrooms and dual keys configuration.\n\n\n\n\n\n\n\n\nType\n\n\nSize (sqft)\n\n\nConfiguration\n\n\nCarpark\n\n\n\n\n\n\nA1, A2 and A3\n\n\n548-554\n\n\n1 bedroom\n\n\n1\n\n\n\n\n\n\nB and C\n\n\n689, 693\n\n\n1+1 bedroom\n\n\n1\n\n\n\n\n\n\nD, H, J and J1\n\n\n849, 926, 1175, 1165\n\n\nDual Keys\n\n\n2\n\n\n\n\n\n\nD1, E, F1, F2, F3, G, G1\n\n\n830 \u2013 881\n\n\n2 bedrooms\n\n\n2\n\n\n\n\n\n\n\n\nUnits below 800sqft will be entitled 1 carpark and above 800sqft will be entitled 2 carparks.\n\n\nStrangely for type A variance despite the one bedroom configuration, the bathroom is not ensuite or with dual entrance however the owner need to walk out from the bedroom across the dining and kitchen before reaching the bathroom. Personally writer think this is inefficient layout. Sliding panels is nice feature as partition especially to open up space however the sliding panels must be sturdy and from top quality. Without the show unit, writer assume they wouldn\u2019t be any sliding support on the floor therefore the full load will be taken by the top support. Over the time the support will give way and the panels will be coming out from the rail.\n\n\nFor savvy investors, they will go for type C where the study room with the window can be converted to another bedroom. The width is sufficient to place a single or queen size bed with balance space for wardrobe and study table.\n\n\nAll the units only come with dry kitchen without wet kitchen and yard configuration.\n\n\n\n\nDo not be fooled by the show unit\u2026 the microwave is not part of the kitchen package\u2026.\n\n\n\n\n\n\nShow units of Continew\n\n\nThe flooring is porcelain tiles with bedrooms with laminated flooring. Hm\u2026 writer wish developer to be more generous with the finishes especially with the prices that they are asking\u2026. The ceiling height is 10feet which is quite decent.\n\n\nFacilities\n\n\nThe main facilities is on 8\nth\n floor in the block B which consists of the usual stuffs i.e. swimming pool, multipurpose halls ,BBQ deck etc. There are sky gardens on 22, 32, 42, 45 and 49 for relaxation and recreation. Probably the most impressive facility is the club house at the rooftop with triple volume. The residents can book the facilities to host a part and surely the view will impress the guests.\n\n\n\n\n \n\n\nFacilities at Continew\n\n\nPricing \n\n\nAfter the rebate the net price is from RM820psf for units bigger than 800sqft and for units smaller than 800sqft the price starts from RM850psf. The premium for every floor increase is approximately RM3k. What you get for the freehold product above RM800psf at this location? Developer will give 5% rebate and throw in free SPA and Loan Agreement legal fees and disbursement. Living and Bedrooms will be equipped with Aircon and bathrooms with equipped with shower screen and instant water heater. Strangely, only low kitchen cabinet with hood and hob given. Write would expect a fully fitted kitchen comes with microwave and oven, fridge, dryer and washer given for such price tag. Just look at Hampton Residence where Mayland has been pretty generous with fittings and amount of freebies throw inside every unit.\n\n\nOther matter\n\n\nThe construction period will take about 4 years and standard SPA will be amended to reflect that. The maintenance and sinking fund is expected to be RM0.35psf and if you buy the smallest unit, the fee will be less than RM200 permonth. Currently the construction already start with piling machines on full throttle.\n\n\n\n\nSummary\n\n\nMany have been said about the viability of high end condominium smacked right in the vicinity\u2026 The locality is not pretty but the accessibility and amenities are pretty decent. It is close enough to KL City and future finance hub TRX. The IKEA Cheras/Mytown and Cochrane MRT station are also within 10minute walking distance away. However for those who familiar.. the notorious KFC presence in this vicinity even in broad daylight is a concern. This can be detrimental for prospect buyers who are familiar with this area. And with the price tag of above RM800psf, developer being part of the community should find a solution to weed out the vice activities which in Propcafe\u2019s opinion just matter of time\u2026\n\n\nHappy Investing Folks!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/cristal-residence-cyberjaya/", "title": "PROPCAFE Review : Cristal Residence @ Cyberjaya By Villamas", "body": "\n\n\n\nCristal Residence is another Villamas Project in Cyberjaya after its Serin Residency launch in 2010. Serin Residency provided both lowrise and highrise condominium and Cristal Residence is offering both highrise and landed property.\n\n\n\n\n\n\nLocation\n\n\nThe site is opposite D\u2019Melor (one of a few proper family size condos in Cyberjaya). But if you want to be precise, then it is at inner road of Jalan Fauna1 besides MK land first generation apartment at Cyberjaya called Cyberia Crescent 1 and 2. Or it is besides its first project Serin Residency (depend on where you see it) which will be completed next year. The entrance is facing Symphony Hills project by UEM but the ground is higher than Symphony Hills. When Symphony Hills\u2019 Verdi is ready, you will see multiple highrises in this precint. \n\n\nAlthough it is opposite Multimedia University but one needs to go through the inner road and get out from the site to reach MMU, which is quite a distance. Perhaps students there can tell me  the slip road. Based on my short memory, you need to go through a big round to reach the entrance of this development. I would not say the location is great in Cyberjaya since I always like \u201cvisible\u201d properties from main road (entrance). Well, it could be just me.\n\n\n\n\n\n\n\n\nConcept and Size\n\n\n\n\nIt is CondoVilla concept where the project consists of both highrise (2 blocks) and landed property. There are 350 units condominium with the size from 1302sf (typeA), 1521f (type B corner), 1579sf (type C Corner) and 3189sf (penthouse). All type A, B, and C comes with 3+1 rooms sit on around 11 acres land.\n\n\n50 units linkvilla will be available for sale in future. There are basically two types: 3 storey (3,000sf) and 4 storey (3,500sf). The pricing is estimated at Rm1.4m to RM1.6m. Land is approx. 22x80sf\n\n\n\n\n\n\n\n\nIs Condovilla concept works? Well, one can refer to Nadia and Breezeway project at Desa Parkcity and of course, also Mirage of the lake at Cyberjaya. It is definitely better for highrise owner than landed. Why I say so? Normally, demographic and profile of owners will be better for condovilla development than just condo development since there are landed and more expensive properties sit together with condo units. However, according to the developer, the linkvilla owner will only pay maintenance base on the footprint rather than built up, so they will pay similar maintenance fee like condo owners which work well for linkvilla owner there. \n\n\n\n\n\n\n\n\nBased on my limited information from scale model and video, the landscape looks reasonable good and the linkvilla should have a nice pool fronting view and landscape to enjoy. I won\u2019t say the fa\u00e7ade is fantastic but it is pretty modern given its relatively low pricing.\n\n\nLayout\n\n\n\n\n\n\n\n\n\n\nForget about penthouse, basically there are 3 layouts to choose. 1302sf is the intermediate unit which I quite like its layout. 3+1 with two bedrooms that comes with proper sliding door view. Nice rectangle size of living room which looks spacious thanks to its open kitchen (some may not like it). Perhaps if you need wet kitchen, you may \u201cforce\u201d it in your yard (:)). \n\n\nThe rest of the layout looks very practical as well with squarish living room (thumbs up). Type B has two balconies and Type C has also two balconies but both can be accessible to each other! Overall, good layout!\n\n\nWater pump sits at level 18 (keke\u2026make sure you don\u2019t hook up with this magic number). No sky lounge or garden on top but there is leisure deck at 2x floor (opps, couldn\u2019t remember).\n\n\nPricing\n\n\nThis is the critical one (hehe). Villamas always price their project slightly below the market eg. Verde at Ara Dsara and Serin Residency at Cyberjaya. \n\n\nCristal is the same. While similar size of units in symphony hills verdi n mirage are heading to rm550psf to rm600psf ( old dmelor is near to rm400psf), the cheapest unit come with west facing/Symphony Hills is priced at RM598k before 10% and 5% (1st 50 customers \u2013 Two Option LTV90 borrow will get credit note after VP and LTV70 borrower 4.5% instead will be offset by second billing) rebates. It works out about RM402psf net i.e.RM523k (second floor 1302sf). Well, not sure about additional RM10k discount for registered purchaser still applicable. If it is, it will start from RM392psf. \n\n\nIf one prefer better facing i.e. Putrajaya or D\u2019Melor then he needs to fork out additional RM30k. By the way, every floor increase about RM7psf, so you guys can works out the figure for each floor. It won\u2019t run too much away.\n\n\nDIBS? No! Don\u2019t  be sad, developer is giving another form of DIBS. 4.5% interest rebates will be paid back to buyer every 6months. So, technically, it is sort of covered.\n\n\nBlock A will only be launched in later stage so there are still price push factor to enter now.\n\n\nWhat\u2019s free?\n\n\nKitchen cabinet (sorry no hood and hob), four airconditioners, plaster ceiling, and fitted bathrooms. There are two carpark lots for each type but Type C is given side by side carpark lots rather than tandem lots (Type B).\n\n\nInvest and Ownstay?\n\n\nWith 15% rebates, it makes thing easier for investors. RM400psf is hard to find nowadays. But it is Cyberjaya! There are many people still not convince about this place and it is always debate on Cyberjaya (oh! Again?). Rental opposite the development (D\u2019Melor) is around RM2,500 up. So, Cristal Residence seems workable (not to say better concept and fa\u00e7ade) but the supplies of future completion units in Cyberjaya may kill the yield. \n\n\nOwnstay? If someone is thinking to move over Cyberjaya to be part of a modern city in the making, I think it is a good buy. Give it few more years with amenities are ready, this type of size and concept may fly. There are not many this sort of condominiums around. You can count on GardenView (not doing well though), Mirage of the Lake, Verdi at Symphony Hills, Country Heights Villa there. And that\u2019s it. \n\n\nThere are two scenarios here. 1st, Cyberjaya workers remain status quo and not willing to stay in Cyberjaya in 3 years time. In this case, it is hard to flip. But, the price is below Verdi and Mirage, so you still have some competitive edge there. Worst case, you can still do rental, but may \u201cjust\u201d survive (opps students market).\n\n\n2nd Scenario, Cyberjaya boom in 3 to 4 years time. Knowledge workers at mid manager level may choose to stay at Cyberjaya (not to say outsiders), then this type of condominium will be highly sought in Cyberjaya. It is mass market and sub 600k could be a sweet spot for family ownstay choice. So to sell it around RM650k up becomes more possible.\n\n\nThere are no BBB mood in the sales office but those SouthEast facing units are taken up pretty fast. If you are more sensitive to price, then facing west units are still many for you to choose.\n\n\nSo how? (Favourite words from Editors here)\n\n\nOwnstay, I think it is a good buy. However, for investment, there are more research works need to do and of course to have luck as well in 3 years time (hope the above info helps). Good Luck!\n\n\n\n\nhttp://www.cristal.com.my/\n\n\nLatest Landed Villa facade \u2013 Show unit\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/cyberjaya-love-it-or-hate-it/", "title": "PROPCAFE Review : Cyberjaya @ Love It or Hate It!", "body": "\n\n\n\nCyberjaya (as an investment location) is always a controversial topic among property investors. One can easily search from property forums to observe two distinct views on investing properties (especially residential) in this location. It often ended up with \u201cYou are either love it or hate it\u201d. You can\u2019t blame the pessimists if you understand the previous history of Cyberjaya, oppositely, the optimists are exciting about the potential value of Cyberjaya in near future because of the current dynamic and future prospect in this Eco-System based township. This blog will try to explain its history, review recent activities and project the future state of Cyberjaya. And hopefully, this blog can give you everything you want to know about Cyberjaya properties.\n\n\nLocation \n\nEast: Putrajaya\n\nSouth: Dengkil\n\nWest / Northwest: Puchong\n\nNorth East: Sri Kembangan\n\n\n\n\nWhat is the baggage of Cyberjaya? \n\nIt\u2019s History! Cyberjaya is the pet project of former Prime Minister Tun Dr. M.  It was a strategic alliance project between government, local and foreign private institution which proposed by famous global strategic consultancy firm McKinsey. It was a great vision from government to build an ICT multimedia super corridor like U.S. Sillicon Valley.  However, the outcome proved that it was just a bit too over ambitious given the execution capability and resources in Malaysia. The project was also seems to be too big for the assigned master developer. Because of all these, the focus in few early phases was all on the ICT hub development with only minimum planning on the commercial and residential property development. This set the first flaw of Cyberjaya project.\n\n\nEven with the mistake of the initial planning, everything went well in term of infrastructure and IT feasibility development with the help of government. It had attracted few hundreds MNCs to start its IT/ICT related operation in Cyberjaya. However, the cracks came in during Asian Crisis in 1997 when government and its partners suffered substantially. It led to the halt of this development which forced the change of Cyberjaya development\u2019s structure and strategies especially on the project\u2019s master developer and land ownership. Government technically bailed out this project and enforced different initiatives and ownership exercise on master developer and land owners. Unfortunately, the development in Cyberjaya was still at snail pace after the restructuring. Many residential investors (landed property) failed to enjoy the capital appreciation over 10-years period since 1997. For those who invested in condo or apartment, the pain was less as the investors still make decent positive cash-flow which contributed by the student rental market. The failure of proper planning and to build whole township by a single master developer (which caused the slow delivery) had destroyed investors\u2019 confident in Cyberjaya. Today, many Today, many still confused on the direction and masterplan of Cyberjaya.\n\n\nThe changed of execution plan and consequences of crisis had provided a lifeline to Cyberjaya. The master developer/land owner started to sell and opened up the lands for other developers to join force and develop Cyberjaya. It allowed developers to build different type of properties, at the same time, stimulate new ideas and living concepts in Cyberjaya instead of restricted just ICT hub concept.  This certainly helped and benefited Cyberjaya township as a whole as it also means Cyberjaya will deliver different types of development in a much faster pace compares to previous plan. The pace was intensified in last few years as many big or small developers stepped in this golden miles especially due to the limited lands available and surged of land prices in Klang Valley.  The readied infrastructure and potential own-stayers (30k+ population of knowledge workers) in Cyberjaya have also attracted the interest of developers. Out of sudden, Cyberjaya land (yes previously deemed to be too expensive) becomes reasonable and buildable from developer\u2019s point of view but it doesn\u2019t mean it is cheap. The land sold to developers were still at the high side, therefore, it is not surprise that the launches in recent years were skewed to high-end or higher dense development in order to generate high GDV.\n\n\nThe problem starts here, investors feel that Cyberjaya prices are way too high given the insufficient amenities. The private developers have no choice but price it relatively high and offer higher end products due to land and material costs. However, it has all infrastructures readied together with a new masterplan being re-designed by Setia Haruman (which can be seen in Setia Haruman Office). If one goes through the masterplan, it is in fact a much better plan than many other townships in Klang Valley. Now, it is just a matter of execution. That\u2019s what the vested or hopeful Cyberjaya investors are betting on. Then, many investors claimed that the township is not vibrant enough (yes, Ghost Town has been used by some forumers) since only limited commercial elements available at the moment.  However, these group of investors need to realize that more mixed developments with commercials and residential enclaves are on the way.  Almost all key developers are started to offer different products to fill the previous gap of this township particularly by building more lifestyle affordable properties to lure the existing 34k IT related knowledge workers to stay in Cyberjaya. At the same time, it is offering high-end landed residential for management level\u2019s executives and non-Cyberjaya bound families to move in this green and unpolluted city. We will discuss it in great details later.\n\n\nSummary of the past issues:\n\n1. Masterplan execution too focused on ICT hub\n\n\n2. No proper residential enclave for ICT workers\n\n\n3. Only limited guarded high-end enclaves of landed residential for management executives/ expatriates i.e. lacking of full gng with clubhouse facilities.\n\n\n4. The above items caused limited night population and biz opportunities\n\n\n5. Less focus on the abovemetioned (due to limited capacity of master developer) made the development of residential properties in Cyberjaya to be more like student driven than family living. It is doesn\u2019t help to keep the workers to stay in Cyberjaya.\n\n\n6. Spiral effect happened. No big mall(s) or lifestyle entertainment/eatery will be available until night time populations are sufficient to sustain the biz there. Chicken first or egg first story comes into the picture.\n\n\nCyberjaya \u2013 Key Facts\n\nCyberjaya has a total land of 7,000 acres. It has developed 3,000 acres and left with another 1,000 acres of land to develop. The rest of the 3,000 acres are allocated for utilities. Master developer will be investing RM20 billions over next 5years (2012-2017) in Cyberjaya to bring this township to another level. RM2 billions have been spent so far. Many claimed that master land-owner was selling the land way too expensive which induced higher price of Cyberjaya properties but one should also know that the master developers and land-owner are to re-invest substantial amount into Cyberjaya to enhance the future infrastructure. The re-investment amount will be discussed later.\n\n\nPopulation\n\nThe current total population of Cyberjaya is about 52,000 (18k \u2013Student; 34k Knowledge Workers) but it is estimated that night population is only about 15,000.\n\n\nHow about future population? The student population is expected to increase as three more universities/colleges (International University of Computing, Royal Islamic University of Malaysia, and Segi College) are coming to open their campuses in next 3 years. On the bright side, Cyberjaya already has an advantage to get population compares to new township as the MNCs already houses 30k+ over knowledge workers here, the effort to lure the new blood to stay here is lesser compare to other new township. Many still very skeptical on this but I have to say that no one would like to travel far away and stuck in the jam especially we talking about daily routine here. I am pretty sure if the township lively, many of them will choose to call it as their home. The catalyst will be the success of the execution of commercial developments in Cyberjaya. The estimation from developers show that by 2016 and 2020, the population will reach 100,000 and 210,000 respectively.\n\n\nCyberjaya City Wide Surveillance System \n\nCyberjaya is the first city in Malaysia to have integrated citywide closed circuit television camera (CCTV) that is links to the Malaysia Emergency Response Service (MERS) 999 system. The Command Centre is stationed at Cyberjaya police station. (Quoted from Cyberview website). It was completed in May 2009 with 30 CCTV camera installed throughout Cyberjaya Flagship zone.\n\n\nLake Garden and Community Club\n\nCyberjaya Lake Garden community club was completed in 2006 at the 15.6 acres site. Amongst the facilities available to the community are:\n\nFunction Hall; VIP Holding Room; Coffee House; Golf Driving Range; Squash Court; Futsal Courts; Basketball Courts; Badminton Courts; Swimming Pool; Gymnasium; Playground; Tennis Courts; Pool Room; Paintball; Beach Volleyball Court; Go kart circuit\n\n\n\n\n\n\n\n\nThe Putrajaya lake which is near to the Cyberjaya border offers the family natural outdoor activities and the scenic view there is absolutely fantastic. Most Importantly, Cyberjaya is a clean and eco-system based city that has no industry pollution at all! Those sick of old and dirty township that comes with pollution will be delighted to move to Cyberjaya. The young IT entreprenuers can also start their office here (plenty of soho units available in future) as it comes with great IT infrastructure and transport (link to KL from its KLIA ERL station at Cyberjaya station). Again to attract more night population, the above requirements must be met and further improved.\n\n\nTransportation System\n\nCyberjaya has one of the most complete transportation systems in entire Malaysia. It is extremely convenient for frequent traveller as it is 20 mins to reach KLIA or LCCT and KL City Center. The illustration below covers all the transportation systems available for Cyberian\n\n\nBy car \u2013 Highway \n\nCyberjaya has a direct link to major townships in Klang Valley via\n\n\u2013 MEX highway (Maju Expressway) to KL City \u2013 Kg. Pandan less than 20 mins \u2013 off-peak. Well, peak period you\n\nhave to try yourself as it is irregular. The toll rate is about RM8 returns.\n\n\u2013 ELITE Highway (North South Express Centre Link)\n\n\u2013 NKVE (North Klang Valley Expressway)\n\n\u2013 SKVE (South Klang Valley Expressway)\n\n\u2013 NSE (North South Expressway)\n\n\u2013 DPE (Damansara-Puchong Expressway/LDP)\n\nBased on the linkages above, what else can you complain about?\n\n\nBy Bus\n\nBus/shuttle service called Dedicated Transportation System (DTS) is available to ferry knowledge workers from the Klang Valley, Seremban, Klang, Gombak and Kepong to Cyberjaya. The bus movement/location and issues are tracked by GPS and GPRS which the schedule will be updated in the website. The DTS serves 7 routes 24/7 and it charges RM213 per customer per month. See the route coverage and the example of the scheduling below. http://www.cyberjaya.name/dts.htm#\n\nhttp://www.cyberjayadts.com.my/default.aspx?portalname=cyberjayadts.com.my&pageid=3084\n\n\n\nEg of Schudule\n\n\n\n\nBy Rail \n\nKLIA Express Rail Link (ERL) \u2013 This is the fastest way to reach Kuala Lumpur CBD (KL Sentral) from KLIA. This premium high speed train service (160km/h, only 3 stops) has a stop in Cyberjaya which operates with 15 to 20mins interval. If you are current LRT/KTM commuters, this train service will be a heaven to you (in term of space, speed, efficient etc). The monthly pass to KL Sentral is only at RM285. There is also Feeder Bus to bring passengers from KLIA Transit Cyberjaya station to various points of Cyberjaya. The routine daily of KL workers can be a joy after moving to Cyberjaya.\n\n\nFuture Enhancement of Transportation System\n\nHow about future transportation? There are many to look forward.\n\n\n1. MRT \u2013 Under the proposal of 3rd MRT line, Putrajaya line is included in the plan which see 58km line from Selayang to Putrajaya. It links Bandar Baru Selayang to Putrajaya which ends ironically at Cyberjaya/Putrajaya ERL station.\n\n\n2. MEX highway will be linked up with Sri Kembangan in near future. Opps. More traffic is expected on the MEX highway.\n\n\n3. New Transport Terminal. This terminal will be built at the southern part of Cyberjaya which will be connected to future Putrajaya Monorail extension. (see below)\n\n\n\n\n\n\n4. The alternative route to Puchong (instead of paying toll to Puchong) is already accessible besides Setia EcoGlades development (but it takes one\u2019s courage to go through the existing mudding road). See below\n\n\n\nAlso Chinese school is within a short drive via this new toll free access to Puchong.\n\n\n\nSee Pic below which can bring you to the non-halal foods restaurant easily (for those can\u2019t live without it).\n\n\n\n\n\nBy the way, recently I visited a non-halal restaurant at Cyberjaya (just to confirm it is available in Cyberjaya since many still think Cyberjaya is a halal restricted place), the photo below speaks it all. Another non-halal restaurant is on the way too according to my Cyberjaya folks.\n\n\n\n\n\n\n\nNew non-halal restaurant\n\n\n\n\nLazy to read? You may watch the quick summary of Cyberjaya video though it doesn\u2019t cover all development.\n\n\n\n\nHighrise Property Development\n\n\nRecent trend shows Cyberjaya\u2019s developers are crazily launching all high-rise developments to capture the current BBB (buy buy buy) sentiment particularly the pigeon hole size developments as it is more affordable.  The investors need to aware on the supply issues in this segment as many still do not pay attention on the expected supplies in next 3 to 5 years.\n\n\nOnce you read the information below, you will understand why I want to stress that the rental yield in Cyberjaya will come down in near future. It is due to the competition and spoilt of choices for tenants since most of these developments are concentrated on the pigeon size studio/1 bedder or SOHO type.\n\n\nHere is how I interpret it (but it could be subjective, so take it easy), we know that the current 3600+ units of condominiums are serving 18,000+ students and 34,000+ workers in Cyberjaya. Bear in mind that not all of them are staying in Cyberjaya. We need to cautiously analyse the situation and let\u2019s assume that the current 12k students out of 18k students and 3k workers out of 35k workers are currently staying at the existing 3.6k residential units, mainly apartment or condo. It translates to about 4 persons per unit which look reasonable (given that limited number of studios available at the moment). It means, the future 15k+ units (which majority are small units) with the assumption of average 3 persons to share a unit require additional 45k population (students plus workers) on top of existing population to absorb this  new supply. Well, with additional 3 universities/ colleges that planned to open their door in Cyberjaya, you may get around 15 to 20k students in next 3 to 5years but how about the another 25k tenants? Can the existing and future workers fill in this number? It is a big question mark. Not saying it is impossible, but to get more than half of existing workers to stay at Cyberjaya and to get non-Cyberjaya bound population to shift in here in such a short time is very challenging. For the landed properties, one can be more optimistics as we can understand that many families may want to have a healthy living environment, and bigger/nicer house to stay (given that the price of Klang Valley landed properties with reasonable already shoot over the roof!). But to move into high-rise from non-Cyberjaya area, Cyberjaya need to offer much better lifestyle than currently offering. Again, commercial development is the key to materialize it.\n\n\nThe list of highrise Offering in next 3 to 5 years\n (to be updated in the blog frequently, so do revisit us more!)\n\n\n\nAs at today (updated on 19 June 2013): Completed (3,988 units); Work In Progress & Future (estimated 20,844 units).\n\n\nWe are happy to have reader to save the information here for own use or post it to another forum. However, we would be very grateful if the reader could put the backlink there (i.e. quoting our www.propcafe.net). With this, we will be more motivated to bring more good info to reader in future.\n\n\nOversupply of HighRise Property?\n\nNo matter how you look at it, oversupply is likely to happen in Cyberjaya\u2019s condominium/apartment segment. The above analysis shows more than 15k units to be available in next couple of years. Of course, if you believe that half of the 35k professional working here will choose to stay in Cyberjaya, then the supply issue will be manageable.  However, I would expect only about additional 20 to 30% of the young professional (8k to 9k) may choose to stay in Cyberjaya over next 3 to 5 years (means Cyberjaya requires about another 10,000 young professional to move over Cyberjaya according to analysis mentioned above to fill the rest of the supply. I think it is a very challenging number to achieve unless those young investors have no choice (or happy with Cyberjaya environment in 3 to 5 years time) and move into their own purchased units. Personal view is \u201cHigh Risk\u201d to invest in Cyberjaya highrise especially those pigeon holes size apartment. It is too competitive and rental yield will not be as good as now (significant supplies will kill the yield!). So, if you are the die-hard studio king, then picks the unit and development wisely to mitigate this risk.\n\n\nLanded Property Development\n\n\nCurrently, Cyberjaya landed property is skewed to high-end property and there are around 500 units existing landed properties in Cyberjaya including the recently completed Summer Glades and Garden Residence (early phase). Although the number is acceptable, there are estimated of 2,000 units to be available over next 3 to 5 years based on the eights properties that are launched recently or going to launch soon, mainly contributed by Garden Residence, Setia EcoGlades and Symphony Hills project. All of these projects come with full G&G and facilities.\n\n\n\nNote: Updated on 19 June 2013 \u2013 Estimated around 2576 units\n\n\nWe are happy to have reader to save the information here for own use or post it to another forum. However, we would be very grateful if the reader could put the backlink there (i.e. quoting our www.propcafe.net address). With this, we will be more motivated to bring more good info to reader in future.\n\n\nCyberjaya\u2019s land is expensive, I don\u2019t foresee cheap or mid-cost landed properties (<800k) to be available especially G&G development. It means more high-end enclaves to be created in Cyberjaya. Is it good or bad? No one can answer it. As the price is high, one can notice that the developers are putting a lot of effort to sell it by offering more lifestyle concept living. Almost all landed property projects come with nice G&G, landscape and green concept to lure more own-stayers to choose Cyberjaya as their homes. Many Cyberjaya pessimist complained to me that why there are so many nice developments in Cyberjaya but not in the other part of Klang Valley! My answer to them is, move to Cyberjaya if you treasure more on modern, green, space, clean, and peace environment. Of course, you need to forgo many current lifestyle especially eateries you have in old township. As the non-forbes list rakyat, we can\u2019t have the best of both worlds.\n\nAgain, let\u2019s talk about the supply of landed property. If one looks at the current demography of night population, it is clear that residential properties are oversupplied. Before you go down to understand the reason of why the night population is low, we can study the current situation of landed property residential profile in Cyberjaya. Majority of the landed projects are Bungalow and SMD except the recently completed Summer Glades and Garden Residence. The sign of moving in these developments is slow as the amenities in Cyberjaya are all in progress. Therefore, timing is absolute important to buy a property in Cyberjaya especially if it meant to target for non-Cyberjaya bound professional/Bizman.\n\nCan this situation change? Again, it depends on the execution of the commercial elements of Cyberjaya (oh, how many times I have been saying this). From the existing 34k workers, let\u2019s assume that management level executives consist of only 10% of this 34k population. Out of this 3.4k management executives, I am conservatively taking 30% of this number as the executives who intend to stay in Cyberjaya or capable to buy the landed property here (considering household income \u2013Dual Income). It derives about 1,000 professionals. So, again, it needs another 1500 families to fill the remaining 1,500+ units. This has to be further contributed by non-Cyberjaya related owner to move into Cyberjaya. Tough! Desa Parkcity takes 5 to 7 years to achieve this number and I seriously advise those investors to be cautious on investing property in Cyberjaya especially those who has no holding power or no intention to move into Cyberjaya under worst case scenario. Is that mean Cyberjaya landed property definitely No No for investment? Not necessary, investors can still buy the landed properties (not many landed property launches anyway in KV) but one should know how to pick the right development and units. In order to differentiate yourself from the rest, your development should have more unique selling points, e.g. Concept, Design, Layout, View, Size, Pricing etc. With right target subsales buyer group in mind, exit plan must be properly thought through and lastly holding power is the key for the city like Cyberjaya. \n\nLovers can continue to buy good value properties in Cyberjaya and hates continue to sit on the fence to watch the situation in Cyberjaya. One thing which no one can deny is the change is definitely will happen but how long it will take is the million dollar question. Would Cyberjaya population grow exponentially? First, we need to understand the reason of people not choosing Cyberjaya at the moment.\n\n\nWhy no night time population?\n\nI talked to few Cyberjaya (and ex) executives to verify the reasons. Simple. \u201cNo Life\u201d. But the\n\nmeaning of life is different from individual and the priority of individual is different too.\n\nWithout ranking it, these are the reasons:\n\n\n\u2013 Lack of foods or variety of eateries. Need more non halal foods\n\n\u2013 Foods are expensive\n\n\u2013 No lifestyle i.e. No shopping mall to hang around with stylish cafe/cinema/drinking place etc.\n\n\u2013 Not vibrant enough. Hardly see human traffic. So feel like ghost town\n\n\u2013 No markets \u2013 Pasar malam or pagi to get daily basis needs\n\n\u2013 Need more type of school e.g. Srjkc or Srjkt like other townships\n\n\u2013 Current residential offering are mainly student type accommodation. Limited choice for more family type residential property. The current non-student type residential properties are limited and way too expensive for the knowledge workers in Cyberjaya.\n\n\nAffordable Homes to help night time population?\n\nOne positive move from government is to set up the affordable homes zone in Cyberjaya. 2,500 homes are going to deliver under the master developer\u2019s initiative. See the location and detail below. This will be a boost to night time population.\n\n\n\n\n\n\n\n\nWe talk can about the night population till the cows come home (and still not having any conclusion). Many of the arguments are always go back to chicken and egg situation. There is no doubt that the completion of mixed commercial development in Cyberjaya will help to build up the night population in next few years. While many workers and students there are very excited on these developments (see the list below), i feel that it could be too many of them in such a short period. Funny huh, from zero commercial to grow at this speed. Before Cyberjaya becomes the township with 100,000 population, the risks are there as some could become fail commercials without large enough human traffic. That\u2019s the continuation of debat. Zero \u2013 No Good, Many \u2013 No Good. Cyberjaya fans will scream to pessimist \u2013 What do you want? No matter what, the future commercial developments will reduce the concerns on foods and lifestyle in Cyberjaya significant.\n\n\nSo, it left with the schools and pasar pagi/malam issues. The latter shouldn\u2019t be an issue as higher population will make markets available. The school issue is the one that even developer can\u2019t do much. The developer Mah Sing has already earmarked a plot of land for srjkc but it all depends on government to say yes. Last heard was the proposal is to move dengkil srjkc to Cyberjaya instead and we shall see whether it will be materialised. Those intend to send kids to private school has no issue as there are already available in Cyberjaya (ELC, Kirby, Nexus) and many other choices within short driving distance (Tanarata, AliceSmith, etc). For time being, if SRJK(c) is compulsory for you, your choice will be limited to only Dengkil or Puchong school. (Latest Update \u2013 3/4/13 \u2013 Ground Breaking Ceremony was conduct for the relocation of Union SRJK(C) from Perak. This chinese primary will be at the site of LakeFront Residence @ Cyberjaya and expected to open its doer in the end of 2014 or early 2015).\n\n\nLanded property available now or launched recently are mainly higher-end G&G type property with the price tag above a million ringgit. Although developers mentioned there were many management level buyers from MNCs in recent launches, Cyberjaya still need middle class families to balance the demographic. I don\u2019t expect RM600k to RM700k landed properties in Cyberjaya to be available so this group of buyers are currently only being offered high-rise choices, e.g. the family type of condo like Mirage by the Lake or Verdi.  I believe this group of ownstayers is still prefer landed properties. If there is any landed property below 700k price tag in Cyberjaya,  I can guarantee you that it will be sold out within a day.  I see there is big gap to fill here (though I know it is unlikely to happen due to land cost in Cyberjaya). Developer please listens. \n\n\nHow long would it takes to change in Cyberjaya?\n\nThose who are vested or interested to invest or ownstay surely want to know the answer because like what I said earlier, timing is absolutely important to invest in Cyberjaya. If you missed the timing,  investors may not be able to come back again as they may not be able to afford anymore (be it ownstay or investment) after the township starts to take shape. The best example is Desa Parkcity. \n\n\nSome think that 3yrs are sufficient but i don\u2019t think so. The commercial (launched recently) needs time to establish and to attract people to stay in cyberjaya also needs time. The good thing is, it doesn\u2019t need tremendous effort like Setia Alam or other totally new township to attract new blood/migrants to this place because the infrastructures are ready and it already has a big working population here. You just need to lure them stay here. Then the rest potential residents will come naturally from nearby townships (kajang, puchong, putrajaya, sri kembangan etc). My personal view is, it needs 5 yrs minimum from now to see a lively Cyberjaya and 7yrs to be a vibrant township(2020). Of course, one should not expect it to be as vibrant as TTDI, SS2, Kota Damansara, or Puchong. What i am saying here is it may become a self sustainable matured township which has everything that the residents need.\n\n\nCommercial Development\n\n\nAs what we have discussed, many choose to stay away from Cyberjaya nowadays because it deemed to be a boring township with only MNC buildings everywhere. There is no doubt that Cyberjaya is lacking a proper commercial mall at the moment but how about in future? There many developments are in progress which will change Cyberjaya commercial landscape and fullfll the needs of Cyberian \u2013 Eateries and dining choices, cinema, entertainment, lifestyle river promenade etc.\n\n\nBelow is the \nlist of commercials \n(most of it are mixed development with offices, hotel etc) that recently launched or going to launch in near future. Again, I feel that it will be oversupplied! (From zero to too many!). \n\n\n1. D\u2019 Pulze Mercato Shopping Mall \n\n370,000 sf with TGV Cinemas (eight screens), Jaya Grocer, Yamaha Music School ,U Bowl Centre, Song Box, and a fitness chain.\n\n\n\n\n\n\n2. Centrus Shopping Mall\n\n\n\n\n\n\n\n\n3. Skypark Mall\n\n\n\n\n\n\n4. Pangaea Shopping Mall called Gallery\n\n\n\n\n5. Setia EcoGlades \u2013 Commercial Mall (Future)\n\n\n\n\n\n\n6. Gem\u2019In Mall \u2013 Mutiara Ville \n\n\n\n\n7. Shopping Mall and Street Mall By Eminent Ace\n\nStreet Mall and Shopping Mall\n\n\n\n\nOther than these shopping mall, there are many development comes with retails and commercial components:\n\n\n8. The place\n\n\n\n\n\n\n9. Shaftsbury retails \u2013 Completed\n\n\n\n\n10. Vita Courtyard Plaza Cyberjaya\n\n\n\n\n11. Star Central \u2013 6 Storey Hypermarket\n\n\n\n\n12. CyberSquare Retails\n\n\n\n\n13. Garden Plaza Retails\n\n\n\n\n14. Glomac Cyberjaya \n\n\n\n\n\n\nWhat other commercial components are coming in Cyberjaya?\n\n\u2013 According to my personal source, premium outlet will be established in one of the commercials above to bring in tourists crowds. The location of Cyberjaya looks ideal as it is half way between KL city centre and airport.\n\n\n\u2013 Hotel. Tune and Ascott (D\u2019Pulze), Pangaea, Skypark, Star Central Phase 4, Glomac Cyberjaya, Vita Phase 3, Project by Eminent Ace\n\n\n\u2013 \nCyberjaya City Central\nIt is located opposite the site of The Place development which is  not too far from LKW University. Cyberjaya City Centre is aspired to be an iconic development of international standard in Cyberjaya. The 10 year masterplan is yet to be finalized.\n\n\n\n\n\n\n\u2013 There are many commercial shoplots and offices developments are on-going (and more to come) in Cyberjaya.\n\n\n\u2013 \nIOI City Mall\n \u2013 Although it is not in Cyberjaya, it is only few km away (toll free) to reach. I am not going to put too much non-Cyberjaya information here, one thing I need to highlight is, the retails area are bigger than Mid-Valley! http://www.ioicitymall.com.my/\n\n\n\n\n\n\n\n\n\u2013 \nPutrajaya Lakeside Promenade\n. Again, not located in Cyberjaya but it is another commercial area that can attract more potential Cyberjaya residents. It also complements the existing Alamanda Shopping Mall (in my mind already has a very good mixed of variety for Putrajaya and Cyberjaya shoppers).\n\n\n\n\n\n\nFrom the momentum shown in Cyberjaya, I strongly believe the landscape of Cyberjaya will be totally different in 3 to 5 years time after the completion of commercial developments. To Buy or Not To Buy is an individual choice. This blog is trying to give more depth about the information of Cyberjaya development so that investors or ownstayers can make an informed decision. The next blog about Cyberjaya will be the chinese version and also SP Setia\u2019s Setia EcoGlades Project, stay tuned!\n\n\nTo see the potential change of Cyberjaya, I list down all the current and future development photo/video for you to refer and enjoy.\n\n\nNote: Majority of the videos and photos are obtained from the developers\u2019 website. So, credit must go to the original source providers. I am only compiling the information here to ease the investors/ home buyers hassle so that everyone can use this blog as a one stop shop to go through all the development in Cyberjaya.\n\n_____________________________________________________\n\n\nCyberjaya New Development \n\n(updated as at March 2013, it will be updated frequent, do visit us more frequently!):\n\n\nHighRise Development\n\n\nGardenView Residence\n\n\n\n\n\n\nhttp://www.gardenviewresidence.com.my/\n\n\nDomain IV\n\n\n\n\nShaftsbury Soho\n\n\n\n\n\n\nhttp://www.shaftsbury.com.my/\n\n\nSerin Residence\n\n\n\n\n\n\nwww.serin.com.my\n\n\nThe Arc\n\n\n\n\n\n\nhttp://www.andaman.com.my/property/?pid=23\n\n\nDPulze\n\n\n\n\n\n\nhttp://www.dpulze.com/\n\n\nThe Place\n\n\n\n\n\n\nhttp://www.mct.com.my/index.php?option=com_content&view=article&id=144&Itemid=334\n\n\nMutiara Ville\n\n\n\n\n\n\nhttp://serimutiara.com.my/\n\n\nGarden Plaza \n\n\n\n\nwww.gardenplaza.com.my\n\n\nMirage By the Lake\n\n\n\n\n\n\n\n\nhttp://www.miragebythelake.com.my/\n\n\nLakeView Residency\n\n\n\n\n\n\nhttp://www.countryheights.com.my/lakeview-residency/\n\n\nPangaea Solastice \n\n\n\n\nhttp://www.pangaea.com.my/\n\n\nPangaea Paragon SOFO \n\n\n\n\nSkypark\n\n\n\n\n\n\nhttp://www.mct.com.my/index.php?option=com_content&view=article&id=147&Itemid=341\n\n\nVerdi\n\n\n\n\n\n\n\n\nhttp://www.symphonyhills.com.my/verdi.html\n\n\nV\u2019 Point Residence\n\n\n\n\n\n\nhttp://www.vresidence.com.my/\n\n\nHyve Soho\n\n\n\n\n\n\nhttp://www.hyve.com.my/\n\n\nLavida Soho@ Vita\n\n\n\n\nhttp://www.crystalvillegroup.com/commercial/current/la-vida-soho\n\n\nCybersquare Soho\n\n\n\n\n\n\nhttp://www.cybersquare.com.my/\n\n\nVega Residensi\n\n\n\n\n\n\nhttp://www.pknsproperty.com/VegaResidensi1/index.html\n\n\nStar Central\n\n\n\n\nhttp://www.emkay.com.my/f4/project-emkay/star-central/\n\n\nSetia Ecoglades\n\n\n\n\nwww.setiaecoglades.com.my\n\n\nCBD Perdana 3 -Soho\n\n\n\n\nhttp://www.cbdperdana3.com/\n\n\nApex Residence\n\n\n\n\nhttp://www.cyberjaya-msc.com/\n\n\nService Apartment By Eminent Ace\n\n\n\n\nLakefront Residence\n\n\n\n\n\n\n\n\n\n\n\n\nhttp://www.mct.com.my/\n\n\nCristal Residence\n\n\n\n\n\n\nhttp://www.cristal.com.my/\n\n\nCyberjaya City Centre\n\nConcept \u2013 Heard it was modified.\n\n\n\n\nLanded Property\n\n\nSummer Glades\n\n\n\n\n\n\nwww.suntrack.com.my\n\n\nGarden Residence\n\n\n\n\nhttp://www.gardenresidence.com.my/\n\n\nMydiva Homes\n\n\n\n\nwww.mydiva.com.my\n\n\nTrillium\n\n\n\n\n\n\nhttp://trillium-cyberjaya.com.my/\n\n\nSymphony Hills\n\n\n\n\n\n\n\n\nwww.symphonyhills.com.my\n\n\nMirage by the Lake\n\n\n\n\n\n\n\n\nhttp://www.miragebythelake.com.my/\n\n\nSetia EcoGlades\n\n\n\n\n\n\n\n\n\n\nwww.setiaecoglades.com.my\n\n\nSejati Residences\n\n\n\n\n\n\n\n\nwww.sejatiresidences.com.my\n\n\nCristal Residence\n\n\n\n\n\n\n\n\n\n\nhttp://www.cristal.com.my/\n\n\nMAP\n\n\nLocation of each individual development can be found in the map below (last update 13 Jul 2013)\n\n\n\n\nWe are happy to have reader to save the information here for own use or post it to another forum. However, we would be very grateful if the reader could put the backlink there (i.e. quoting our www.propcafe.net address). With this, we will be more motivated to bring more good info to reader in future.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/d-island-residencepuchong-lbs-bina/", "title": "PROPCAFE Review : D\u2019Island Residence @ Puchong By LBS Bina", "body": "\n\nLBS Bina, well known as developer that focus on building medium cost housing at Batu Pahat, Cameron Highlands and Klang Valley. Their Jewel of Crown is Bandar Saujana Putra, surrounded by established township such as Kota Kemuning and Putra Heights. Launched in 2003, their early DSH launches from 16X55 was priced less than RM100K. their subsequent launches such as Topaz 18X55 was priced from RM120K. However due to the collapse of Talam (which has lands called Saujana Permai adjacent to Bandar Saujana Putra), some of the shared infrastructure works such as water tank and interchange to ELITE has stalled. Bandar LBS has struggled to develop the township however has manage to overcame the issue. Currently, the landed in Bandar Saujana Putra is one of the most affordable in Klang Valley that you can buy. Due to switch of company strategy and scarcity of landbank, LBS has switched the portfolio by building high end landed in Puchong. This bring us to D\u2019 Island.\n\n\nOverview of D\u2019 Island\n\n\nLaunched in September.2011, the 175acres of leasehold project is surrounded by tranquil 1000 acres of lake. From the masterplan, the development is linked with forest on an island.\n\n\n\n\n\n\n\n\n\n\nTranquil Lake\n\n\nSo far LBS has launched four phases in this project consists of\n\n\n\n\nSuperlink Apicalia 3S 22X80 (3400sqft) and 22X100 (4000sqft) (VP soon) that fully sold from RM1.3million\n\n\nSemi D Balvia 3S 40X80 4900sqft (VP soon) that sold from RM2.38million\n\n\nBungalow Lots\n\n\nNautilus 3S 24X80 (3400sqft) and 24X100 (4250sqft) that sold from RM1.8m and RM1.9m. Similarly the phase 4 almost completed and VP will be handover soon.\n\n\n\n\n\n\nWikimapia: Location of D\u2019 Island Residence @ Puchong\n\n\nAccessibility and Surroundings\n\n\nThe distance of D\u2019 Island from Pusat Bandar Puchong is approximately 13km and about 20minutes in normal traffic condition. From the LDP heading towards Puchong South, take an exit at Jalan Puchong heading towards Meranti Jaya. The drive feels long due to bad long condition where certain stretches are undergoing tarring now. \u00a0After seeing George Kent on your right, turn right at the traffic light. The main access of D\u2019 Island is through Taman Tasik Puchong\n\n\n\n\nGoogle Map: Bandar Puchong Jaya to D\u2019 Island\n\n\nInteresting, Jalan Puchong will bring you passby Laman and Bayu@SDB to Taman Putra Perdana where at the end of the road it will bring you to Nusaputra Interchange. You can access the MEX highway which would bring you to KL City Centre in 40 minutes (about 40km) or you can go to ELITE heading south.\n\n\n\n\nGoogle Map: D\u2019 Island to KLCC\n\n\n\n\n\n\nAccess through Fenced and Guarded Taman Tasik Puchong\n\n\nIn summary, despite the location is quite deep inside the Puchong, you can use the alternative route to KL City rather than joining the jam at LDP.\n\n\nSite Plan, Fa\u00e7ade and Layout\n\n\nUnlike other project that claimed a pond as massive body of lake, one of the most unique selling points of this development is the site is unique and surrounded by 1000acre of tranquil water. The ex-mines is really massive and tranquil.\n\n\n\n\nSite Plan\n\n\n\n\nScale Model of Master Plan\n\n\n\n\nSite Plan for Apicalia\n\n\n\n\nSite Plan for Nautilus\n\n\nFor D\u2019Island, LBS has go for modern fa\u00e7ade. Not too clean and just with nice design that pleasing to the eyes\n\n\n\n\nArtist Impression for Apicalia\n\n\n \n\n\nFa\u00e7ade for Apicalia\n\n\n\n\nArtis Impression for Nautilus\n\n\n \n\n\nFa\u00e7ade for Nautilus\n\n\n\n\nActual Site of Nautilus\n\n\n\n\nLayout for Apicalia type B 22X80 3400sqft 5 bedrooms\n\n\n\n\nLayout for Apicalia type A 22X100 4000sqft 5 bedrooms\n\n\n\n\nNautilus 3S type B 24X80 3400sqft 5 bedrooms\n\n\n\n\nNautilus 3S Type A 24X100 4250sqft 5 bedrooms\n\n\nConcept and Security\n\n\nD\u2019 Island is strata concept with clubhouse, guardhouse on every phase, playground, garden and jogging path etc. According to the SA, each house will be equipped with home state of art security system.\n\n\n\n\nGuardhouse\n\n\n \n\n\nGarden\n\n\nSpecification and Showhouse\n\n\nSample of the material used and showhouse below. Personally the material feel cheap and for the price, the developer should provide a better finishes\n\n\n \n \n\n\nSample material and actual unit of Nautilus\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n\n\nShowhouse\n\n\nBooking Status\n\n\nThe first phase Apacalia is fully sold. Currently developer is selling the balance units for Nautilus. Since it is almost completed, no financing package offered. Even SPA and Loan agreement legal fee etc need to be paid by buyers.\n\n\n\n\nThe stickered is the leftover units for Nautilus\n\n\nDespite the different is only 2ft between Acapalia and Nautilus, the price is almost RM500k different. Whether the buyer could justify the premium paid, the developer argued that lift is provided for Nautilus.\n\n\n\n\nLift provided for Nautilus\n\n\nConclusions\n\n\nThe location is compensated by the location. Somehow if you want a quality home, you need to stay further away from the bustling commercial area. Also the price that hitting RM2million will make this project out of the reach of normal family. LBS being newcomer in high end development is a concern From outside you notice hairline cracks on the Acapalia with patches of repair. Being an ex-mines land, there is always a concern of sunk therefore hopefully developer has take this into consideration.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/damansara-foresta-%e4%b8%ad%e6%96%87%e4%ba%a7%e4%b8%9a%e8%af%84%e8%ae%ba/", "title": "PROPCAFE Review : Damansara Foresta @ Sri Damansara By L&G \u2013 \u4e2d\u6587\u4ea7\u4e1a\u8bc4\u8bba", "body": "\n\n\u4f4f\u5728\u95f9\u5e02\u4e2d\u7684\u57ce\u4e2d\u4eba\uff0c\u548c\u5f02\u4e61\u6765\u5230\u9996\u90fd\u8c0b\u751f\u7684\u6e38\u5b50\uff0c\u6709\u6ca1\u6709\u60f3\u8fc7\u53ef\u4ee5\u751f\u6d3b\u5728\u4e00\u7247\u7eff\u6cb9\u6cb9\u7684\u68ee\u6797\uff1f\u53ef\u4ee5\u5728\u7199\u6765\u6492\u5f80\u7684\u95f9\u5e02\u4e2d\uff0c\u62e5\u6709\u96f6\u6c61\u67d3\u7684\u4e00\u7247\u5929\uff1f\u5982\u6b64\u5962\u4f88\u7684\u68a6\u60f3\u5bb6\uff0c\u5c31\u4f4d\u4e8eBANDAR SRI DAMANASARA \u7684 DAMANSARA FORESTA\uff0c \u572842\u82f1\u4ea9\u7684\u53d1\u5c55\u5730\u4e2d\uff0c\u53d1\u5c55\u5546\u632a\u51fa\u4e00\u534a\u7684\u68ee\u6797, \u4fdd\u7559\u5176\u539f\u59cb\u98ce\u5473\uff0c\u53e6\u4e00\u534a\u5374\u5174\u5efa\u53d1\u5c55\u9ad8\u6863\u516c\u5bd3\u3002\n\n\n \n\n\n\u6b64\u53d1\u5c55\u8ba1\u5212\u7684\u5356\u70b9\u662f\uff0c\u6bcf\u4e00\u697c\u5c42\u53ea\u6709\u516b\u95f4\u5355\u4f4d\uff0c\u9762\u79ef\u4ecb\u4e8e1400\u52301600\u65b9\u5c3a\u4e0d\u7b49\uff0c\u7531\u4e8e\u9762\u79ef\u9887\u5927\uff0c\u6240\u4ee5\u95f4\u63a5\u4e2d\u964d\u4f4e\u4e86\u5176\u5bc6\u96c6\u5ea6\u3002\u5355\u4f4d\u5ba4\u5185\u7684\u8bbe\u8ba1\u65b0\u9896\uff0c\u5ba2\u5385\uff0c\u53ca\u4e09\u95f4\u623f\u7684\u7a97\u6237\u90fd\u9762\u5411\u540c\u4e00\u65b9\u5411\uff0c\u90e8\u5206\u5355\u4f4d\u53ef\u6d4f\u89c8\u7eff\u6797\uff0c\u6216\u662f\u57ce\u666f\u3002\u7b2c\u4e00\u671f\u5171\u67094\u5ea7\u516c\u5bd3\uff0c\u5171\u7528\u7684\u8bbe\u5907\u5305\u62ec\u4e09\u4e2a\u6e38\u6cf3\u6c60\uff0c\u7a7a\u95f4\u86ee\u5927\u7684\u5065\u8eab\u623f\uff0c\u6851\u62ff\uff0c\u7403\u7c7b\u8fd0\u52a8\u573a\u5730\uff0c\u6bcf\u5355\u4f4d\u914d\u6709\u4e24\u4e2a\u6cca\u8f66\u4f4d\uff0c\u53ca\u65e0\u6570\u7684\u8bbf\u5ba2\u6cca\u8f66\u5355\u4f4d\uff0c\u4ee5\u65b9\u4fbf\u8bbf\u5ba2\u5230\u8bbf\u3002\n\n\n\n\n\u66f4\u503c\u5f97\u4e00\u63d0\u7684\u662f\u5176\u68ee\u6797\u8bbe\u65bd\uff0c\u6709\u8dd1\u6b65\u8e0f\u9752\u8dd1\u9053\uff0c\u4e5f\u6709\u5929\u7136\u6e29\u6cc9\uff0c\u69b4\u83b2\u53ca\u5c71\u7af9\u679c\u56ed\u3002\u60f3\u8981\u4f53\u9a8c\u91ce\u5916\u751f\u6d3b\u7684\u4f4f\u5ba2\u53ef\u4ee5\u8d81\u5468\u672b\u6216\u5b66\u6821\u5047\u671f\uff0c\u5728\u8fd9\u9732\u8425\u91ce\u9910\uff0c \u89c2\u9e1f\u6216\u63a2\u7d22\u68ee\u6797\u751f\u6001, \u00a0\u5728\u53f6\u8749\u7684\u53eb\u58f0\u4e2d\u5165\u7720\uff0c\u5728\u9ec4\u83ba\u7684\u6b4c\u58f0\u4e2d\u82cf\u9192\u3002\n\n\n\u6bcf\u680b\u516c\u5bd3\u7684\u9876\u697c\u90fd\u8bbe\u6709\u7a7a\u4e2d\u82b1\u56ed\uff0c\u7531\u4e8e\u8fd9\u53d1\u5c55\u5730\u5c45\u9ad8\u4e34\u4e0b\uff0c\u6d77\u62d4180\u7c73\uff0c\u4f2b\u7acb\u5728\u516c\u5bd3\u9876\u697c\u7684\u7a7a\u4e2d\u82b1\u56ed\uff0c\u5c31\u7b49\u4e8e\u7ad9\u7acb\u572886\u697c\u9ad8\u7684\u697c\u5c42\uff0c\u5176\u9ad8\u5ea6\u4ec5\u6bd4\u8457\u540d\u7684\u53cc\u5cf0\u5854\u4f4e\u4e24\u5c42\uff0c\u6240\u4ee5\u7f6e\u8eab\u6b64\u5730\uff0c\u53ef\u4ee5\u77ad\u671b\u6574\u4e2a\u767d\u6c99\u7f57\uff0c\u53cc\u6eaa\u6bdb\u6fe1\uff0c\u7532\u6d1e\u5168\u666f\uff0c\u751a\u81f3\u4e91\u9876\u9ad8\u539f\u4e5f\u5c3d\u5728\u773c\u5e18\u4e4b\u4e2d\u3002\u662f\u65b0\u5e74\u5012\u6570\u770b\u70df\u82b1\u7684\u4e0d\u4e8c\u9009\u573a\u5730\uff0c\u4e5f\u53ef\u8d81\u4e2d\u79cb\u65f6\u5206\u5728\u8fd9\u8d4f\u6708\uff0c\u63d0\u706f\u7b3c\uff0c\u4e0d\u5931\u4e3a\u4eba\u95f4\u7f8e\u4e8b\u3002\u5e73\u65f6\u4e0b\u73ed\u4e4b\u540e\uff0c\u4e5f\u53ef\u5728\u8fd9\u5c0f\u914c\u4e00\u822c\uff0c\u7ec6\u770b\u5915\u9633\u6536\u655b\u5176\u4f59\u6656\uff0c\u6216\u7ea6\u4e09\u51e0\u597d\u53cb\u5728\u6b64\u95f2\u8bdd\u5bb6\u5e38\uff0c\u6216\u6548\u4eff\u4e09\u56fd\u7684\u66f9\u64cd\u4e0e\u5218\u5907\uff0c\u5728\u6b64\u716e\u9152\u8bba\u82f1\u96c4\u3002\n\n\n\n\n\u8fd9\u53d1\u5c55\u8ba1\u5212\u5171\u5206\u56db\u671f\uff0c\u53d1\u5c55\u5546\u4e0a\u7684\u8d22\u52a1\u62a5\u544a\u4e0a\u9610\u660e\u8fd9\u8ba1\u5212\u9700\u8d39\u5341\u5e74\u624d\u80fd\u5b8c\u6210\u3002\u6240\u4ee5\u7b2c\u4e00\u671f\u7684\u6295\u8d44\u8005\u5982\u60f3\u5728\u5efa\u597d\u540e\u8f6c\u624b\uff0c \u5fc5\u6709\u6240\u65a9\u83b7\u3002 \u5982\u60f3\u51fa\u79df\u7684\u8bdd\uff0c\u95ee\u9898\u4e5f\u4e0d\u5927\uff0c\u6bd5\u7adf\u4ee5\u68ee\u6797\u4e3a\u4e3b\u9898\u7684\u516c\u5bd3\u7684\u4f9b\u5e94\u4e5f\u4e0d\u591a\u3002\n\n\n\u5c3d\u7ba1\u5982\u6b64\uff0c\u6709\u8bb8\u591a\u6295\u8d44\u8005\u5bf9\u4e8e\u8fd9\u9879\u8ba1\u5212\u8fd8\u662f\u91c7\u53d6\u89c2\u671b\u7684\u6001\u5ea6\uff0c\u539f\u56e0\u6709\u4e8c\uff1b\n\n\n1\uff09 \u4e00\u822c\u4eba\u5bf9\u659c\u5761\u7684\u53d1\u5c55\u8ba1\u5212\u5b58\u6709\u8d28\u7591\uff0c\u6050\u6015\u6709\u584c\u697c\u6216\u697c\u5c42\u503e\u659c\u7684\u98ce\u9669\u3002\n\n\n2\uff09 \u6295\u8d44\u8005\u62c5\u5fc3\u73b0\u6709\u7684\u4e24\u6761\u8def\uff0c\u65e0\u6cd5\u8d1f\u8377\u5c06\u6765\u5e9e\u5927\u7684\u4ea4\u901a\u6d41\u91cf\uff0c\u4f46\u53d1\u5c55\u5546\u627f\u8bfa\u5728\u4ea4\u5c4b\u524d\u5c06\u73b0\u6709\u7684\u4e24\u6761\u8def\u589e\u52a0\u5230\u56db\u6761\uff0c\u8fd9\u4e5f\u662f\u571f\u5730\u5c40\u7ed9\u4e88\u53d1\u5c55\u5546\u7684\u8d4b\u4e88\u6761\u4ef6\u3002\n\n\n\u7eb5\u89c2\u4ee5\u4e0a\u7684\u4f18\u7f3a\u70b9\uff0c\u7b14\u8005\u89c9\u5f97\u5b83\u4e0d\u5931\u4e3a\u6295\u8d44\u6216\u81ea\u5c45\u7684\u9996\u9009\u3002\n\n\n \n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on 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{"url": "https://propcafe.net/damansara-foresta-360-degree-review/", "title": "PROPCAFE 360 Degree View : Damansara Foresta @ Bandar Sri Damansara by L&G", "body": "\n\nPropcafe did a review on this project three years ago, in both languages, \nEnglish Review\n\u00a0and Chinese language\u00a0\n\u4e2d\u6587\u8bc4\u8bba\n. Perhaps this project is the most controversial project in town since it was launched in 2012. It has sparked the active debates among the proponents and opponents. The opponent dislike it being a hillside development as it is built on class 1 and class 2 slopes. Therefore, subject to the execution risk. Some equate the development to Bukit Antarabangsa by concluding that any highrise developments in hillside are subject to the risk of collapse. The opponents also accused that the main shareholder of the developer, Mayland is inexperienced in building highrises at the hillside, and consistently deliver low-quality products in the past. \u00a0On the other hand, the proponents like the location, affordable pricing at RM400-500psf when it was first launched, freehold status and the green surrounding.\n\n\n\n\n\n\nEntrance to Block A\n\n\n\n\nFully Air Con and Generous Seating Area at the Lobby\n\n\n\n\nThe project involves 2 main contractors, the Block A, B, C were built by Pembinaan Yuen Seng Sdn Bhd (PYS), the previous projects of PYS could be found at \nPYS Website\n, whereas the Block D was assigned to a mainland Chinese contractor. The end products\u2019 quality varies according to the blocks. Block A apparently has lesser defects compared to Block B and C, even all the 3 blocks were built by the same main contractor. The reason is, as verified with the internal staffs, Block A was the first block to complete, so the contractor has more time to fine-tune and touch up the end products prior to VP. \u00a0Block B and C were rushed to meet the dateline so that the developer could save on the LAD and DIBS subsidies.\n\n\nWe would like to share the VP pictures as attached in this article, credit given to Mr. Lee Yik Sheng, and the owners\u2019 contribution at the Facebook (Closed Group).\n\n\nFacility Floor\n\n\nHere are the summary of the facilities at the pool level of each block.\n\n\nBlock A- gaming room (snooker, board game), management office, Multi-purpose hall, Laundry\n\n\nBlock B \u2013 convenience store, TV Room, reading room\n\n\nBlock C \u2013 Cafe + kids\u2019 indoor playing room, Squash Room\n\n\nBlock D \u2013 Child Care, surau perempuan + lelaki, bilik jenazah\n\n\nBetween C and D, open air badminton\n\n\n\n\nOutdoor Badminton Court\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\n\n\nGym with Forest view.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThe following Pictures are the Forest Facilities\n\n\n\n\n\n\n\n\n\u201cPrivate Forest\u201d Facilities which can only access by the residents.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nRoof Top Views\n\n\n\n\n\n\n\n\n\n\nCan You spot the Twin Tower and KL tower?\n\n\n\n\nView of\u00a0Bandar Sri Damansara + Damansara Damai\n\n\n\n\nView of Sunway SPK + Desa Park City (Westside 1,2,3)\n\n\n\n\n\n\nLeft: Rafflesia @ Damansara Perdana, Right: The Airie at Sri Damansara\n\n\n\u00a0\n\n\n\n\nInterior Pictures of the unit\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nView from a unit at Block A\n\n\n\n\nSome Night Views Pictures at Roof Top Garden\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/damansara-foresta-english-language-review/", "title": "PROPCAFE Review : Damansara Foresta @ Sri Damansara By L&G", "body": "\n\nHave you ever been to Taman Negara (National Park) in Pahang?Have you ever think of having bird sanctuary, jungle track, jogging tracks, herbs/flowers/fruits orchard, hot springs, camp sites and picnic area, mini lake garden at your door step?\n\n\n \n\n\nNow you don\u2019t have to travel to Pahang as it is available at Damansara address, i.e. Damansara Foresta. This last piece of 42 acres forest is located in Bandar Sri Damansara, across from the neighboring\u00a0 Damansara Perdana and Desa Park City.\n\n\nThe 11 blocks of high rise condo development will be divided into 4 phases with Phase 1 (4 blocks), Phase 2 (2 blocks),\u00a0 and Phase 3 and 4 (3 blocks each). These 11 blocks will be built on 21 acres of class 1 and class 2 land, whereas the remaining 21 acres of class 3-4 land will be kept as it is with above mentioned forest facilities. According to the financial report, this is a 10 years development project with the final phase to be delivered to the purchasers by year 2022.\n\n\n \n\n\nThe phase 1 consists of 4 blocks, there are few types of units available for sales, BU ranging from 1400sqft (Type A) to 1610sqft (Type D). The first block was launched in 2\nnd\n week of Jan 2012, with the price starting from RM400psf, due to the good response, the block A was sold out within a week. Block B was opened for booking a week later with price tag of RM450psf.\u00a0 Block B was sold at higher price due to its North South orientation, compared to Block A\u2019s East West Orientation. Block\u00a0 B was sold by balloting basis. It was able to attract the attention from the other industry players. Rumors indicated that even the sales team of TA\u2019s Damansar\na\n Avenue invested in this project.\n\n\nBlock D was launched in March 2012, and Block C the last block of Phase 1 was launched few months after.\u00a0 While launching Block C, the developer has set up the online booking portal so as to allow those who live outside Klang Valley to make their booking online. To date around 85% of the units were sold.\n\n\n\u00a0\n\n\nThe 11 blocks of high rise condo development will be divided into 4 phases with Phase 1 (4 blocks), Phase 2 (2 blocks),\u00a0 and Phase 3 and 4 (3 blocks each). These 11 blocks will be built on 21 acres of class 1 and class 2 land, whereas the remaining 21 acres of class 3-4 land will be kept as it is with above mentioned forest facilities. According to the financial report, this is a 10 years development project with the final phase to be delivered to the purchasers by year 2022.\n\n\n\n\nThe phase 1 consists of 4 blocks, there are few types of units available for sales, BU ranging from 1400sqft (Type A) to 1610sqft (Type D). The first block was launched in 2\nnd\n week of Jan 2012, with the price starting from RM400psf, due to the good response, the block A was sold out within a week. Block B was opened for booking a week later with price tag of RM450psf.\u00a0 Block B was sold at higher price due to its North South orientation, compared to Block A\u2019s East West Orientation. Block\u00a0 B was sold by balloting basis. It was able to attract the attention from the other industry players. Rumors indicated that even the sales team of TA\u2019s Damansara Avenue invested in this project.\n\n\nBlock D was launched in March 2012, and Block C the last block of Phase 1 was launched few months after.\u00a0 While launching Block C, the developer has set up the online booking portal so as to allow those who live outside Klang Valley to make their booking online. To date around 85% of the units were sold.\n\n\n\u00a0\n\n\nThe pro and cons of this project are:\n\n\nPros\n\n\n1)\u00a0\u00a0\u00a0\u00a0\u00a0 Strategically located in damansara address with forest theme, first of its kind in Damansara. The residents will have the exclusive access to the forest facilities until it is officially handovered to MPPJ in year 2022\n\n\n2)\u00a0\u00a0\u00a0\u00a0\u00a0 The construction site is 180 metres above the sea level, surrounded by 3000 natural trees. Each block comes with roof top garden, and it is said to be equivalent of 86 floor from sea level, or 2 storey lower than Petronas Twin Tower. On the roof top garden it would be able\u00a0 to have panoramic view of entire Damansara and Kepong, 270 degree view of city skyline.\n\n\n3)\u00a0\u00a0\u00a0\u00a0\u00a0 Reasonable price of RM400psf (Block A) to RM550psf (Block C)\n\n\n4)\u00a0\u00a0\u00a0\u00a0\u00a0 Location x3. BSD is a matured township with international school, Sek Keb, SRJKC, with all the major banks, eateries, and commercial.\n\n\n5)\u00a0\u00a0\u00a0\u00a0\u00a0 Price push factors from the later phases. The price is lower than the surrounded development such as TA\u2019s Damansara Aevenue and DPC\u2019s Westside 2.\n\n\n6)\u00a0\u00a0\u00a0\u00a0\u00a0 Land and general, is the master developer of BSD, it was ranked No. 7 in terms of cash position by the Edge in 2012. So the abandon risk due to cash flow is minimal.\n\n\n\u00a0\n\n\nCons\n\n\n1)\u00a0\u00a0\u00a0\u00a0\u00a0 The construction at this slope side is quite challenging, but mitigated by the granite ground and developer has started enhancing the foundation of the site a year prior to the Block A launching. However, many potential purchasers are still worried about the landslide possibilities.\n\n\n2)\u00a0\u00a0\u00a0\u00a0\u00a0 There is no smaller built up units, so the absolute price would be sub 600K for a 1400sqft. High entry level for purchasers.\n\n\n3)\u00a0\u00a0\u00a0\u00a0\u00a0 Traffic condition on the access roads. Currently there are only 2 lanes narrow access road from the BSD. Developer promised to widen the road to 4 lanes , according to LnG this is the pre-requisite before VP by the Land office.\n\n\n4)\u00a0\u00a0\u00a0\u00a0\u00a0 If excluded the\u00a0 21 acres of forest, some potential purchasers felt that 11 blocks on 21 acres are congested.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/dewakan-utropolis-glenmarie/", "title": "Dewakan @ Utropolis Glenmarie", "body": "\n\n\u00a0\n\n\n\n\n\n\nDewakan Utropolis Glenmarie\n\n\nThis is not a food blog and not trying to be one either, don\u2019t get me wrong here\u00a0 \ud83d\ude09 but sometimes life itself is more than about property, it is all about the moment of life. I always believe in life all moments are connected to each other in some very unique way, be it property, home, family, friends, food, hobby, lifestyle, relationship and work; it is connected and related to each other. Strange but this is how I feel.\n\n\nSo how do I came across this restaurant \u201c\nDEWAKAN\n\u201d , well to cut the story short, it was discovered unintentionally during PROPCAFE doing the review for project \nPARAMOUNT UTROPOLIS @ GLENMARIE\n if you all still remember that we covered this project quite extensively back in October 2015 but that time unfortunately it was closed and we just managed to glimpse from outside.\n\n\nFew of my friends who had visited the restaurant without hesitation highly recommended me to try this restaurant, not to mentioned their posting of those beautiful picture over their Facebook and Instagram and I just can\u2019t help it, being a property lover as well I also like \u201cmakan\u201d or \u201cwai sek\u201d (in Cantonese means like to eat) I had decided to put this one in my bucket list.\n\n\nAside of that Dewakan was also being shortlisted as one of the best new opening restaurant by \nTime Out KL Food Awards 2015\n recently.\n\n\n\n\nAccording to Dewakan website\n, \n\n\n\u201cDewakan is a name from two Malay words. \u201cDewa\u201d, the Malay word for God and \u201cMakan\u201d which means to eat or\u00a0just simply; food. To us Dewakan means food from God, and as a restaurant we want to honour the bounty and the blessing given to our land. We want to connect the ingredients from our seas, farms, mountains and jungles to a canvas that is our plate in the most interesting way we know how. We hope that you too will share this experience with us.\u201d\n\n\nFor me it means \u201cGod Eat\u201d or \u201cseksan\u201d \ud83d\ude42 , Dewakan is located inside the KDU University College Campus itself at Utropolis Glenmarie and to locate this restaurant is a bit tricky, but thanks for the restaurant management team, the moment after I had done my reservation via phone booking, they actual sent me an email to explain everything including how to get there and I follow their instruction obediently and not to behave like the usual monkey me.\n\n\nAt the moment the building does not have any visible signage to the restaurant. To avoid confusion, you may follow these instructions. To find KDU University, use Waze (we find it works better) and search for KDU University, Jalan Kontraktor U1/14, Seksyen U1, 40150 Shah Alam.\n\n\n\n\nOnce you have found parking, come to the Lower Ground floor which is closest to the outdoor parking lot above the ramp.\n\n\nYou will see a corridor facing the outdoor parking lot, follow the corridor till you reach a terrace that overlooks a field.\n\n\nContinue along the corridor and you will see the restaurant at the end of the corridor.\n\n\n\n\n\n\nThe ambiance and environment of the restaurant is very nice, tranquil and calm since not many people around and located out of the hustle bustle city. Tables and chairs are well spaced apart for most comfort and privacy. Lighting and room temperature was also well-adjusted as I was worry it will be too cold because it was raining on that night itself.\n\n\nCar park is never a problem for now where quite ample of space is provided. Personally I like the environment where I can just relax, have a good conversation with my friends without being distracted by other things like the \u201cKLCC view\u201d\u00a0 \ud83d\ude1b and enjoy my food at the same time. What a moment! But thanks to the creation of smartphone, some unavoidable #foodporn session interrupted the dinner, and one my friend said \u201chow different would it be if the smart phone was not invented\u201d This is something where most people tends to miss. The moment does not live within or captured in the picture but within your heart itself.\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\nThe staff was very attentive and the service was good, and kept a good comfort distance away from us. As usual, each dish was being explained in details prior we putting that into our mouth, somehow I think they speak a bit fast and couldn\u2019t catch them 100%.\n\n\nAs for the food, we chose the ten course dinner. The courses are carefully planned to complement each other gastronomically and personally I like it and happy with it.\n\n\n\n\nPre-Starters (Not in the menu)\n\n\n \n\n\nThe starters\n\n\n\n\nBlue mackerel\n\n\nCured Mackerel, Ulam Raja, Pomelo, Local Flowers\n\n\n\n\nRoast Mushrooms\n\n\nKing Oyster Mushrooms, Green Curry Paste, Yoghurt, Dried Mackerel Flakes\n\n\n\n\nBraised aubergine\n\n\n Aubergine braised in Mushroom Stock, Jackfruit Seeds, Black Bean Sauce and Garlic Emulsion\n\n\n\n\nHome made noodles\u00a0\n\n\n Steamed Ming Prawns, Brined Radish, Dried Vegetables, Cold Prawn Broth\n\n\nThen the mains\n\n\n\n\nPike Conger\n\n\n Smoked Pike Conger, Custard, Fermented Long Beans Relish, Roasted Okra, Clams Foam\n\n\n\n\nDuck\n\n\n Roast Duck Breast, Duck Leg Rillette, Beetroots, \u201cBlood\u201d Sauce\n\n\n\n\nLamb Breast\n\n\n Confit of Lamb Breast, Spring Onions, Marsala and Onion Puree\n\n\nAnd finally the desserts\n\n\n\n\nMulberries\n\n\n Mulberry Jam, Cardamom Ganache, Cashew Brittles, Pucuk Gajus, Mulberry Snow\n\n\n\n\n\n\nGula Melaka\n\n\n Gula Melaka Marquise, Sour Meringue, Pulut Ice Cream\n\n\n\n\n\n\nChocolate Tart (The chocolate tart is really nice!)\n\n\n Warm Chocolate Tart, Caramelised Jackfruit and Gandum Ice Cream\n\n\n\n\nThe ice cream was the grand finale and marking the end of the course, when we saw Chef Darren Teoh himself came out from the his battle ground and standing beside us to explain the last finishing course to us personally. It is our pleasure being able to taste the gastronomic delights of Dewakan.\n\n\nAfter the dinner, moving my heavy lazy arse and slowly stepping out from Dewakan entering the \nKDU University College\n Campus brought back some innocent memory when I was a student; skipping lectures, slept in the lecture hall, day dreaming, and not to forget my silly crush on my dream girl\u00a0 \ud83d\ude42 but nothing about property!\n\n\nIs amazing isn\u2019t it, that one thing leads to another. If I weren\u2019t doing the review for Paramount Utropolis Glenmarie, I won\u2019t be where am I today. Sometimes the wrong thing that you had done made you landed at the right place.\n\n\nIf Dewakan does ring a bell to you, do check it out with your family, partner, SO, BAE, friends or even with your \nenemy\n.\n\n\nEven the initial angry birds \u2026\n\n\n\n\nand what happened next? \u2026..\n\n\n\n\nangry birds also become lovely birds at the end of course\u2026. the wonder of food can do to love is truly magical. Under no circumstances, there ain\u2019t any reason to let your partner be angry in hunger. The next time, when they are angry, just tell them even though you are angry also eat first la! \ud83d\ude42\n\n\n\n\n\u00a0\n\n\nSorry for being such a strong \u201clamp post\u201d \n\u00a0 I will try to get someone else for my next exploration \ud83d\ude44 Who want to join me for next session? \n\u00a0 \n\u00a0 \n\u00a0 \ud83d\udca1\n\n\n\u00a0\n\n\nParamount Utropolis Glenmarie Phase 1\n\n\nAt the same time, for those who want to know more about \nParamount Utropolis Glenmarie\n by\n PROPCAFE\n, we had a very extreme detail analysis for you as well but just don\u2019t read it during your meal \ud83d\ude1b\n\n\nSigning off for now and have a good week ahead till next time.\n\n\nThis is JJ @ SoyCappucino \u2013 the Intern of PROPCAFE\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/district-21-ioi-city-mall-putrajaya/", "title": "PROPCAFE Peek : District 21 @ IOI City Mall Putrajaya", "body": "\n\n\n\nHi guys.. it has been awhile since my last \u201cpen\u201d on the blog. Now is already entered December, the year of 2014 is closing its curtain soon and the new year of 2015 is coming. Another few more weeks will be Christmas and then New Year. Like others, most of us busy with planning for holidays and also looking forward to welcome 2015 \ud83d\ude42\u00a0 . PropCafes\u2019 editors too busying with their own activities, some in Korea , Australia, Penang, Thailand, Indonesia and the list goes on (unfortunately I am still\u00a0 in the town). Since it is already year end, I tend to take things slowly . Sometimes life is really more than that. Could it be sign of aging? You tell me!\n\n\nYear 2014 for me really been a tough one as well as very challenging year for me at least, had gone through a roller coaster ride of my life. Not to be emotional, I am still searching back my long lost soul and trying to figure out what I really want in my life \ud83d\ude42 How bout you guys? Ever feel the same thing? Feeling lost for awhile and asking yourself question like \u201cwhat am i doing now or what do i want in my life?\u201d\n\n\nThanks to God, family and friends that I somehow manage to pull it through and got back my inspiration and mood to hold my pen (in the context , my keyboard) to write again! Yup, I am not going to write anything about property today. I just want to share an indoor theme park I had been invited to attend not long ago \u2013 Yes! Is \nDistrict 21\n at \nIOI City Mall @ Putrajaya\n!\n\n\n\n\nWelcome to \nDistrict 21 @ IOI City Mall Putrajaya\n! \u201c21\u201d is my favorite number \ud83d\ude42\n\n\n\n\nNeither am I going to write details about the newly opened IOI City Mall which is located at the southern Klang Valley because I will leave it for the next write. Allow me to start off with something light since\u00a0 I have had not been writing for so long \ud83d\ude42\n\n\nIOI City Mall at Putrajaya is not just a typical mall where only to cater shopping experience to the folks at this part of Southern Klang Valley where have been depriving from entertainment for ages, not until with the recent birth of IOI City Mall, till then where most of the time they have been resorting to larger malls like Sunway Pyramid or Mid Valley Mall for weekend activities where mainly cater for indoor shopping experience. IOI City Mall at Putrajaya is pushing a bit further than being a typical mall by providing not only phsycical activities like shopping but also skating in a Olympic sized skating ring overlooking vast greenery\u00a0 and as well as an indoor theme park called District 21. As far as I know, there ain\u2019t lot of mall providing indoor theme park and the last one which I am aware of is Berjaya Times Square.\n\n\nAs much as I believe in \u201chuman touch\u201d or \u201chuman connection\u201d more than just merely \u201ccommunicating\u201d with your smartphone, tablet or your PC; I think life is definitely more than that. Human touch in the sense of real communication among human in creating the real \u201cmoment\u201d and \u201cfeeling\u201d where connecting human is the fundamental of mankind is what we really lacking of nowadays society. We need more places, regardless indoor or outdoor , where we can participate \u201cactively\u201d (excluding shopping) where you share the moment with your partner or family from all ages, in a way building a connection or bonding within that \u201cmoment\u201d and this is how District 21 comes into the picture being a theme park within the mall. Personally, I would prefer a hybrid theme park , combination of indoor and outdoor where nature can be blended in at the same time but then it will create another issues needed to be addressed like the weather.\n\n\nJust a brief introduction of\u00a0 District 21 @ IOI City Mall but before that do you also know that \u201c21\u201d is the sum of number one to six, which is the total of the numbers written on the dice! And to side track a bit further :))))\n\n\nFrom\n http://numerology-thenumbersandtheirmeanings.blogspot.com/2011/05/number-21.html\n\n\n\u201c\n21 DAY NUMBER\n\n\nThe person born on the 21st loves to socialize, and enjoys sporting activities.\n\n\n 21 Day Number people do not like arguing with people and are not overly demonstrative with loved ones.\n\n\n 21 Day Number people make great salespeople and/or writers. \u00a0However, they can become paranoid when nervous and often get taken the wrong way by others.\n\n\n People with the 21 as their Day Number are cheeky, bubbly, popular and oozing with charisma. They often start talking earlier than most other energies.\n\n\n A 21 Day person has a great deal of potential. \u00a0These people are easy going and have the ability to get along with everyone. \u00a0They have the ability to feel their way through any situation, attempting to understand both sides before they make a decision.\n\n\n They are very sociable people and are very toward charismatic and considerate of others and there is something very natural about them which attracts others to them.\n\n\n Number 21 Day people don\u2019t assume any airs and graces, so people feel very safe with them. \u00a0These people are considerate, intuitive, loving and affectionate and their relaxed good nature makes them very easy to be with.\n\n\nCommunication is most important to Day number 21 people and they will always attempt to talk about their differences rather than argue with others, as they consider this to be a waste of time.\n\n\n Number 21 Day people love and cherish the special people who are close to them, and this in turn makes them very special too.\u201d\n\n\n\u00a0\n\n\n\n\n \n \n \n\n\n\u00a0\n\n\nOkey! Come back to District 21 LOL \u2026.\u201dDistrict 21 is an Active Leisure Park; a themed family entertainment centre (FEC) where all attactions are based on active participation. The credo of District 21 is Fun, Passion, Participation, engaging the entire family to be active! \u201d\n\n\nFor me, is more than that \ud83d\ude42 you can also see that visitors not only actively engaged in the game, they also very actively shooting pictures with their smartphones or camera! Thinking about that, this place possibly could be a potential venue for shooting wedding pictures as well \ud83d\ude09\n\n\nPicture time! Say cheeeeseeeee\u2026.\n\n\n\u00a0\n\n\nDistrict 21 Theme\n \u2013 A revived, recycled and repaired environment. The deconstructed interior has intentionally exposed all M&E works visible. Where material has not been recycled it has been rendered to appear weather and aged. The walls of the lobby are graffiti bombed provided a stark contrast to the clean new finishing of the mall concourse. The resulting look gives the impression of a once abandoned building that\u2019s been left in ruin. Well.. basically the scene is quite similar to what we usually see in the movie where portraying an image where the Earth is pretty dusted and ruined down.\n\n\n\n\n\u00a0\n\n\nEven the Bus Sekolah also up side down LOLz\n\n\n\u00a0\n\n\nBefore accessing the park, all visitors must pass through a decontamination chamber. This is a 2-stage process is aimed to provide all park users a safety briefing and glimpse the story behind.\n\n\nThe Main Entrance leading to the decontamination chamber.\n\n\n\u00a0\n\n\nThe story of District 21\n\n\n\n\nThe world outside and how it all came about\n \u2013 The story of District21 is rooted in the current environmental calamity that our world is facing and prophesies that this disaster was not adverted and we face future where the earth as we know it is inhospitable, toxic, and the fabric of society has broken down. In this future world, a task force has developed the means to communicate across time, and are endeavoring to re-write the future, however as a backup plan, District 21 has been developed as a \u201cBoot Camp for the Future\u201d, designed to train the generations that will inherit and be forced to survive this dangerous \u201cnew world disorder\u2019.\n\n\nThe year is 2066 (no more 2026 ok!) The world is hostile and toxic. The survival of human race hangs in the balance. In this future post-apocalyptic world the residents discover District 21 \u2013 boot camp for the future.\n\n\nSet in an abstract industrial site this wasteland becomes the training ground for a generation that will have to learn skills and gain knowledge to equipment themselves for a possible future where the planets resources and society itself has been laid to ruin.\n\n\nYal.. this might sound a bit like the \u201cThe Terminator\u201d movie, where you are entrusted to save the world and re-write the future. But the point is, District 21 is to re-engage our instinct of survival.\n\n\nWe have been living in the protected and comfortable environment for too long where every things are at the convenience within our hands. Too much fingering on the smart phone and the pad-pad. We just need to go back to our basic, living within our own natural capabilities, re-focus and re-unite our mental (brain) and physical (body) to come out the best of who we are. When was the last time, you ever thought that you are living on your own without any devices at your convenience, where you need to climb, jump, crawl, ride, slide and even FLY! where you will be using every single physical part of your body to survive without GPS, phone and your mama or papa\u2026.err okey maybe a bit over exaggerating here \ud83d\ude09 OK la not so scary ..remember after all is a family theme park so it children friendly \ud83d\ude42\n\n\nOverview of Attraction\n\n\nOverview of Attraction\n\n\nThere are 11 attractions available for to get your mind and body to get whacked out here at District 21 here and don\u2019t miss the world\u2019s first indoor \u2013 \nThe Roller Glider\n and if you want to know the feel of free fall, go ahead this is the place for you to feel the authority of Gravity! Where you can still have the second chance in life! You will start to appreciate your life more after that, I bet you! Life is so short!\n\n\n\u00a0\n\n\n1.Tubby Ride\n \u2013 The feeling of sliding down a snow bank on a inner tube is a common pastime for kids and families in countries with winter climates. With The Tubby Ride\u2019s special surface, patrons will experience the same sensation. Tubes can used individually , double or in a convoy.\n\n\nTubby Ride\n\n\n\u00a0\n\n\n2. Roller Glider \u2013 \nThe Roller Glider is a world first attraction, a mix of zip line and coaster. Instead zipping down a cable, the trolley runs along a pipe allowing the closed loop course to take curves. This way the riders enjoy additional G-forces of a coaster with the gravity feed thrill of a zip line.\n\n\nRoller GLider\n\n\n\u00a0\n\n\n3. Free Fall\n \u2013 A free fall jump provides a simulate experience comparable to a parachute jump out of an airplane. Few thrills in life compare to looking over the edge and taking that \u2018leap of faith\u2019. Not everyone able to have second chance in life but at District 21 you will have more than 1 if you dare!\n\n\nI will jump by myself\u2026 no need push me\n\n\nYou Jump I Jump!\n\n\nFree fall!\n\n\n\u00a0\n\n\n4. Sky Trail\n \u2013 The largest indoor rope challenge course in Malaysia, the Sky Trail offers 23 elements of varying difficulty in a layer course enabling patrons to choose their level of challenge. The smart belay ensure patrons remains connected to the safety system at all times.\n\n\n\n\nSky Trail\n\n\n\u00a0\n\n\n5. Launch Pad \u2013\n Play, jump or practice your slam duck, on the large trampoline field. Suitable for all ages, a trampoline is just pure fun in addition to offering an awesome physical workout. (Especially for those who wants grow taller or have a feeling of some Jackie Chan\u2019s stunt and it is all up to your creativity! \ud83d\ude42 )\n\n\nLaunch Pad. Jump and jump!\n\n\n\u00a0\n\n\n6. Power Station\n \u2013 This is an interactive climbing area. All climbing walls are equipped with autobelays for increased safety. Many of the walls are interactive and require problem solving as part of the climbing challenge. Here not only you need to work your body out but also your brain! Maybe you want to test how strong your mind is when your body is exhausted. They say mind over body and when your mind is weak, your body will eventually collapsed. So how true is it? Only when you try. A safety flooring is provided throughout the climbing area of additional safety.\n\n\n\n\nPower Station\n\n\nPower Station\n\n\nPower Station\n\n\n\n\nPower Station\n\n\n\u00a0\n\n\n7. Maze \u2013 \nNavigate through a vertical labyrinth of tunnels, cages and funky challenges, at times more than 10m above ground. The entire Maze is completely enclosed thus removing the need for a harness. A scaled version is also available for younger kids, complete with slide. Although is nothing like the movie \u201cThe Maze Runner\u201d but it is still worth to have a run!\n\n\nMaze\n\n\nMaze\n\n\nMaze\n\n\nMaze\n\n\n\u00a0\n\n\n8. Pump Track\n \u2013 A pump track is an undulating course of bumps, jumps, and berms designed to allow you to ride continuously without pedaling. Riders can chose their preference of bike, scooter or skateboard. Helmets, knee and elbow pads will be work by all riders to increase safety.\n\n\n\n\nPump Track\n\n\nPump Track\n\n\nPump Track\n\n\n\u00a0\n\n\n9. Low Rope\ns\n \u2013 A scaled version of Sky Trail, the low ropes course is design specially for our younger park visitors. The continuous belay system allows kids to navigate the 7 element course without ever needing to detach from the safety system.\n\n\nLow Ropes\n\n\nLow Ropes\n\n\n\u00a0\n\n\n10. Go Ped\na\nl \n\u2013 Human-powered karts add a fun element to the Go Kart experience. The 100m track offers straights and cacanes to test your speed and skill. With differing sizes of pedals carts races can be divided by age group.\n\n\nGo Pedal\n\n\nGo Pedal\n\n\n\u00a0\n\n\n11. Carousel\n \u2013 It is a 24 seater carousel with a wide array of animal figures. Not only horses, but also wild animals such as tiger, ostrich , lion and giraffe, etc. and this is my favourite \ud83d\ude42\n\n\nDistrict 21 \u2013 Carousel\n\n\n\u00a0\n\n\nLockers\n\n\nJunk Yard\n\n\nTicketing Booth\n\n\nSelf Registration before buying ticket\n\n\n\u00a0\n\n\nOperation Hour\n : 10am to 10pm\n\n\nEntry Price\n :\n\n\nRM75 for Adult ACTIVE PASS for all day unlimited access to the park as well as within the date of purchase while for NON-ACTIVE PASS is only RM15 where only grant you entry to the park as an observer (for more to accompany your kid) and NO access to participate in any of the attractions in the park.\n\n\nKid with height less than 90cm is FOC.\n\n\nCurrently the entry ticket is sold at the ticket booth prior entering into District 21 theme park. According to the Park Manager Richard Steven Lee, now they are looking into another alternative of purchasing the ticket online or e-ticket or mobile apps with almost similar concept of buying movie ticket online where visitors able to pre-buy the ticket earlier avoiding the queue at the ticketing booth.\n\n\nDistrict 21 also can be used as venue for parties, gatherings and events by special arrangement.\n\n\nFor details and enquiry, you can contact them at 03-8328 8888 or \ndistrict21@ioigroup.com\n\n\nSpecial thanks to Ms.Ling May Yuen for the invitation as well as her precious time and the Park Manager Mr.Richard Steven Lee for the detailed explanation and info sharing with PropCafe.\n\n\nSo are you guys ready? The choice is in your hand whether you want to make it happens or not. Before signing off, there is something I would like to share \ud83d\ude42\n\n\n\n\n\n\n\u201cSometimes you make choices in life and sometimes choices make you.\u201d\n\n\n\u2015 \nGayle Forman\n, \n \nIf I Stay\n \n\n\n\n\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/dlatour-dk-city-bandar-sunway/", "title": "PROPCAFE Review : D\u2019latour \u2013 DK City @ Bandar Sunway By DK Group", "body": "\n\n\u00a0\n\n\n\n\nD\u2019latour \u2013 DK City @ Bandar Sunway\n\n\n\u00a0\n\n\nEver been intrigued by ads such as these :\n\n\n\n\nOr received SMS such as these :\n\n\nPrestige Investment with 19.5% Rental Return for 3yrs. Duplex condo the 1st in Bdr Sunway near to Taylor & Monash University. Low & Installment down payment, 7% rebate, Free SPA & Loan Agr, DIBS, Fully Furnish & Advance Rental payment. An irresistible offer u can\u2019t miss.\n\n\n\u00a0\n\n\nIt was on the back of such SMS that I made the trip to view the preview of D\u2019latour, by the DK Group.\n\n\nFrom their company website :\n\n\nDK Group of Companies comprises mainly of :\n\n\n\n\nDK Leather Corporation Bhd, holding company of the automotive leather upholstery group ( formerly listed on the Main Board of Bursa Malaysia Berhad in 2004 with a market capitalisation of RM 330.0 Million and was taken\u00a0private\u00a0in a cash GO in 2008 )\n\n\n\n\n\u00a0 \u00a0 \u00a0 \u00a0( Website :\u00a0\nhttp://www.dk-schweizer.com/\n\u00a0)\n\n\n\n\nDK Leather Seats Sdn Bhd\n\n\nDK-Schweizer Europe B.V\u00a0\u00a0)\n\n\nDK-Schweizer (Thailand) Company Limited DK-Schweizer Middle East LLC ( installation and distribution in Dubai )\u00a0\n\n\nDK-MY Properties Sdn Bhd\n\n\nDK-Land Construction Sdn Bhd ( construction arm)\n\n\nDK-Land Development (KL) Sdn Bhd\n\n\nDK-Land (Penang) Sdn Bhd\u00a0\n\n\nDK-Land (Johor) Sdn Bhd\u00a0\n\n\nDK-Land Property Management Sdn Bhd\n\n\n\n\nAt DK-MY, we strongly emphasize \u201cQuality and Speedy Delivery\u201d of products, coupled with a group of experienced and qualified professionals ; it is our motto to make sure all projects are managed effectively and efficiently.\n\n\n\u00a0\n\n\nDK-MY aim to offer products that meet the needs and expectations of consumers based on the latest lifestyle trends. At the same time, to always be in the forefront with innovations that set the standard for functional and value enhancing property products.\n\n\nWith 3 parcels of developments in the prime neighbourhood @ Bandar Sunway with a combined GDV of more than RM 2 Billion, the projects are located just a stone\u2019s throw from the renowned and established Taylor University, at the vicinity of Sunway in Selangor.\n\n\nAs seen in the photo, D\u2019latour is the second project in the whole of the DK City \u00a0@ Bandar Sunway project :\u00a0 D\u2019senza, D\u2019latour and the soon the be launchd D\u2019twist. As you might be aware, D\u2019senza was launched 2 years go to not much fanfare, and yet it was fully sold out within months. \u00a0That is a more dorm setting \u2013 strictly student housing. \u00a0Whilst D\u2019latour is a SOHO project, with a more upmarket feel.\n\n\n\n\n\n\n\u00a0\n\n\nLocation\n\n\nDK City is located on the \u2018other\u2019 side of the LDP, specifically the location behind the LDP toll (behind the currently abandoned petrol station), bordered one one side by LDP, another side Taylors College and south side by Sungai Kelang.\n\n\n\n\n\n\nWhilst to me, it is on the \u2018poorer\u2019 side of Bandar Sunway \u2013 it has the upcoming mall \u2013 D\u2019Twist working in its favour, a new connectivity road \u2013 from Sunway GEO to here, in a loop; as well as feeder bus service provided by BRT \u2013 Connecting back to the BKT station.\n\n\n\n\n\u00a0\n\n\nD\u2019Latour Features\n\n\nIt is a 27-storey designer duplex tower, with a total of 629 units.\u00a0 Only units above 20\nth\n floors have 2 car parks, the rest of the units come with one car park.\n\n\nOne of the signature features has to be the Azure swimming pool on the common floor (5\nth\n floor), as well as the Azure Lounge beneath the pool.\n\n\nSince it\u2019s quiet launch in March, the the up rate has been pretty good despite the selling price with over 50% taken up.\n\n\nThe current launch is the SOHO block on the left, the lower rise residential towers will be launched later this year.\n\n\n\n\n\n\n \n\n\n\u00a0\n\n\nUnique Selling Point\n\n\nThis is where it gets interesting.\n\n\nThe package comes with :\n\n\n\n\nFree SPA + Stamp Duty\n\n\nFree Loan Documentation + Stamp Duty\n\n\nFree MOT\n\n\nDIBS (0% interest during construction)\n\n\nGRR (Guarantee Rental return scheme) for 3 years\n\n\n\n\n\u00a0\n\n\nAnd of course, Part A of the attraction :\n\n\nA total 19.6% GRR over 3 years, sure to be a sweetener to attract the ants to the honey.\u00a0 If you are able to come up with the downpayment, you can sleep for the the next 6 years knowing you will be getting the GRR for 3 years upon completion of the project.\n\n\n\u00a0\n\n\nWhat about Part B : Advanced Guaranteed Rental Returns ?\n\n\nJust in case you are worried about the developer not honouring their part in the GRR scheme, they are now willing to advance you the GRR, however instead of getting a GRR of 6.7%, you will only receive something like 5.3%\u00a0 But hey, there\u2019s no free lunch and it\u2019s money upfront!\n\n\n\n\nYou can use this bit, to either :\n\n\na)\u00a0\u00a0\u00a0 pay down the different between principal and loan, therefore taking a lower loan margin.\n\n\nb)\u00a0\u00a0 put in FD and earn interest\n\n\nc)\u00a0\u00a0\u00a0 take and reinvest\n\n\nd)\u00a0\u00a0 use it to offset against the furnishing (required if you are opting for GRR)\n\n\nMandatory furnishing required amounts up to RM55k , and it basically fully furnishes your unit. \u00a0Double bed, mattress, bed sheet, bed head, built in side table, desks, chairs, built in wardrobes for all the rooms, LCD TV, TV cabinet, lamp, air conditioner units, curtains, wall paper, kitchen cabinet, washer, and dryer.\n\n\nCatch however is, with getting the money upfront \u2013 \nyou will have no returns for 3 years upon VP in 3 years time\n. Totally dry.\u00a0 Any early selling of the unit before the end of the contract period will mean you have to settle the difference with the developer.\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nPrice RM826\u00a0510.00 \u00a0~ \u00a0Booking RM15 000.00\n\n\n\n\n7% rebate pay only 3% for downpayment. (3% = RM24795.30)\n\n\n\n\n(3% = RM24795.30)\u00a0\n\u2013 (\nBooking RM15 000.00) = Balance RM9795.30\n\n\nPay upon signing SPA (within 14days)\n\n\n\n\nDeveloper will only pay you back the additional RM20 000 rebate after loan disburse.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nBut with Advanced Rental , you actually can get up to 3 years of your GRR upfront, albeit at a slightly lower rate, slightly lower by about 1++%.\n\n\nAnd with this Advanced Rental, you can choose to offset it against your next partial downpayment due, or use it to help offset fully furnish requirement (required to take, if you are settling for GRR) ; or if nothing, you can always put in good \u2018od FD to earn interest upfront.\n\n\nSo cash needed upfront can be quite minimal, however, do bear in mind during the first 3 years after VP, if you\u2019d opt for the Advanced Rental, you will need to fully pay up the bank loan each month, for up to 36 month \u2013 this would be the real test.\n\n\n\u00a0\n\n\n\u00a0\n\n\nFor me, this type A (2+1) is the ideal layout :\u00a0 2+1 rooms.\u00a0 At RM830k, and LTV85% (yup, according to the kind developer, this is commercial titled and the panel of financiers are willing to finance up to LTV85% \u2013 this is a real boost for those of you who are capped by the LTV70 ruling). Even better, for certain financiers, if you purchase under company \u2013 you are able to get up to 90% financing!\u00a0 The developer has also kindly included pricing comparison with the neighbouring developments, projects in their sales kit.\n\n\n\n\n\u00a0\n\n\nBy the way, to remind one of the SOHO origin of this project, take a look at the layout of type A :\n\n\nOne shows its function as an office, and the other \u2013 as a 2 bedder.\n\n\n \n\n\n\u00a0\n\n\n\u00a0\n\n\n+\n\n\n\u2013\u00a0 unique proposition of advanced GRR, for those who are worried they might not be able to see the GRR returns, or delay in payments by developers etc\n\n\n\n\nunique project, with future service residents, mall and office tower coming up nearby\n\n\n\n\n\nconnectivity (feeder bus service to future BRT stops)\n\n\n\n\n\n\nsteady pool of tenants from nearby Sunway University as well as Taylors University (a more premium brand of students, vs Segi or Inti ? Highly debatable, but used as a selling point as well)\n\n\n\n\n\n\ngreat for a real hands-off investment, can sleep at night with GRR\n\n\n\n\n\n\n\u00a0\n\n\n\u2013\n\n\n\n\n\u2018it ain\u2019t cheap babe\u2019 \u2026 at RM800psf, it is quite comparable to KL city area projects\n\n\n\n\n\u2013\u00a0 with future developments of Sunway Geo, Nadayu 28, Empire Remix all within the 3km radius, all targeting same catchment pool of students, i.e. rentals will be pressed beyond GRR period ?\n\n\n\n\njust because Sunway Geo is going to offer at RM1000psf doesn\u2019t mean the project is cheap at RM800psf (even with GRR and fully furnished)\n\n\n\n\n\ndanger if cash flow is not managed properly, you will be stuck for 3 years with no income and monthly bleeding (of around RM3.5-4k depending on loan size)\n\n\n\n\n\n\nwill there be any catchment market beyond student market ?\n\n\n\n\n\n\naccess is a bane, loop around LDP toll \u2013 Sunway GEO : one of the most jammed toll plaza of the LDP, if not \u2013 the MOST jammed toll plaza along the whole of LDP\n\n\n\n\n\n\n\u00a0\n\n\nAccording to a little bird, however, surprisingly quite a number of the buyers have opted out of the GRR option, choosing to go with the project and rent out on their own with no mandatory furnishing requirements.\u00a0 Was also told, quite a few of the purchasers are actually parents of existing Taylors students (perhaps they understand the demand and potential for the project that we don\u2019t).\n\n\n\u00a0\n\n\nWell decide on your own, it is quite an easy low entry project, but like everything out there \u2013 everything has been priced and the current pricing is reflective of that. Do your own homework and not be carried away by the easy money upfront.\u00a0 Managing the cash flow the next 3 subsequent years will be key.\u00a0 This is probably one of the more innovative financing scheme by any developer in the market today.\n\n\n\n\ntake note, price for the available units have gone up since their initial viewing 3 weeks ago\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/dsara-sentral-sqwhere-sungai-buloh/", "title": "PROPCAFE Peek : D\u2019Sara Sentral (By Mah Sing) & SqWhere (By SDB) @ Sungai Buloh", "body": "\n\nWant to be part of the actions in Dataran Sunway but cant afford the 1200psf price that Tropicana Garden charged or Sunway Nexus wanting? How would you consider a place with the same MRT line that serves TG and Dataran Sunway, 1st to board the train AND its 30-40% CHEAPER? Sounds like a steal? Afraid not, here comes the new frontier of cheaper properties that might as well change our perception of living in Sg Buloh\u2026..thats we assume that most people that buy into TG/Nexus are regular MRT commuters (oink oink). Seriously this Sg Buloh need a name changer\u2026\u2026.to be a serious contender in property market.\n\n\nLets us introduce to you not one, but two integrated projects that currently taken place in this HOT HOT HOT MRT related properties\u2026..D\u2019sara Sentral by Mah Sing and SqWhere by SDB. Surprisingly both projects are sharing the same MRT station (Kg. Baru, Sg Boluh, second station from the main Sg Buloh depot). Both projects have elements of Retails, SoVo and Residential, both leaseholds, both are selling about the same psf and likely to complete within months apart from each other. However these are the similarities stop.\n\n\nKg Baru Sg Buloh MRT Station Opposite SqWhere and D\u2019Sara Sentral\n\n\n\n\nlocation map. SqWhere is on the corner side before Jln Welfare, along Jln Sg. Buloh.\n\n\nD\u2019SARA SENTRAL by MAHSING\n\n\nBeing the 1st to launch, Dsara Sentral is consisted of 1 block of SOVO, 4 blocks of Service Apartments and some 2-4 storeys retails in which at time of printing, they have started the sale of SOVO and Retails some months ago. Not being a keen investor of SOVO, the author\u2019s attention is turned to the latest launch of its serviced apartments, which will be launched on 7th Nov\u201913 and required a RM5,000 bank cheque for balloting, submitting to MahSing before the date of launching.\n\n\nThere are two sizes available for the service apartments, 8++sq (2bedrooms) and 1018sq (3bedrooms). 1 CP and 2CP are included respectively. The usual Mah Sing\u2019s incentives such as free SPA agreement and loan agreement. At this stage, there is no confirmation of DIBS or other financial assisted scheme. The proposed developer\u2019s provsion include kitchen cabinet, built-in hood n hob, built in warddrobe (MBR), rain shower w water heater storage (MBR), fixed panel shower screen and audio intercom. Maintenance sets at 35sen psf. There are sample show units in the sales gallery of Dsara Sentral located at Star Avenue, Subang Bestari (approx. 3kms away from actual site).\n\n\nThe price one who might ask? it starts from 650psf to 690psf. We also cant confirm with certainty if early bird discount will apply before this price.\n\n\n\u00a0\n\n\nExterior Facade Dsara Sentral. Extreme left SOVO block, follows by 4 blocks of Residentials. Retails Podiums in front and connecting bridge to MRT station.\n\n\n\n\n\u00a0\n\n\n8++sq show unit \u2013 Dining and living lounge view.\n\n\n\u00a0\n\n\n8++sq show unit \u2013 MBR\n\n\n\u00a0\n\n\n8++sq show unit \u2013 kitchen\n\n\n\u00a0\n\n\n1+++sq show unit \u2013 living and kitchen view.\n\n\n\u00a0\n\n\nSoVo Sales Chart\n\n\n\u00a0\n\n\n\u00a0\n\n\nSqWHERE by SDB\n\n\nNext to Dsara Sentral and seperated by Jalan Welfare is where this latest project by SDB is located. Accordingly, this site is slightly closer to the Kg, Baru MRT station (we are talking about 100mtr or so) and there is covered walkway built and shared by these two property developers and MRT Corp.\n\n\nSurprisingly SDB is offering exactly the same elements as Dsara Sentral with Retails, SOVO block and Apartments block but sits on a slightly smaller piece of highway fronting land and surrounded by factories and furniture showrooms.\n\n\nWhat can we say? SDB, like YTL does have their signature design concept throught-out their properties and this one is no exception. Exposed hollow brick, giant scupltures dotting squarish gardens (hence the name sqwhere came from) and clean lines are the theme here and rather similar to their Windows on the Park, Cheras rendering.\n\n\nThere will only be one block of SOVO (3++units) and one block of Serviced Apartments (3++units) with some retails lots on ground floors (2-4 storeys). Was told that majority of retail lots have already found their homes.\n\n\nThe SOVO block will be launched this Saturday to the public (identically on 7th Nov, but there might be a change of date either by MahSing or SBD, or will they???). \u00a0The available sizes are 549, 678 (limited), 764 and 1044sq (limited). All sizes come with 1CP only. We believe standard SPA and loan agreement fees absorbed by developer and all units come with free kitchen cabinet, hood and hob, Fridge and aircond points. Surprisingly the smallest unit (549sq) comes with wet yard area.\n\n\nprices one might ask? Brave yourself\u2026..its Rm790psf for the smallest units and SDB is kind enough to further give you an 8% discount on top of the price should you drop everything on what you are doing now and rush over to the sales gallery this Saturday.\n\n\nService Apartments are only scheduled to launch early next year and indicative sizes are \u00a0over 1,000sq (smallest) to 2,400sq (biggest).\n\n\nThe sales gallery is closed to the site but you need to find the right entrance. Two show units available (5++sq and 1+++sq). To place your booking, just bring Rm10,000. There will be no balloting, its strictly 1st come 1st serve basis. SPA expecting to sign within 3-6 months.\n\n\nSqwhere\u2026.left is resi n rite is sovo\n\n\nSqWhere \u2013 Artists impression of its retails element and common SQUARE garden,\n\n\nmaster plan \u2013 SqWehre\n\n\nSqWhere \u2013 Sample of garden as it will be featured in this development.\n\n\nSqWhere \u2013 Sticker board\u2026for u to determine which model of SOVO should u aim at.\n\n\nSqWhere \u2013 LRT Line\n\n\n\u00a0\n\n\nSqWhere Sovo Layouts\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nConclusion\n\n\nSeriously the pricing of these two properties brings shock to the writer\u2019s system, 1st being in bare land \u2018kampung setting\u2019 of Sg, Buloh and secondly its really out of nowhere and facing Damansara Damai. Perhaps developers are selling future pricing with GST exempt in mind, banking on the popularity of its MRT line and the great potential the 3,300 acres of RRIM land jointed developed by EPF/MRCB which is just one station away (about 1kms away). For buyers and investors alike, one needs to have the confident of this part of Sg. Buloh will be going through great transformation just as Kota Damansara did approx. 15 years ago.\n\n\nThe writer does not particularilly like the retails elements in both projects, knowing Malaysians have little affectionate towards the elements of retails in such manners and developers also quick to sell these retails and none of them decided to keep for own management (note: dmc might deter them for specified business models).\n\n\n\u00a0\n\n\nThe video below was taken by PropCafe from Kota Damansara Hospital Pusrawi to the site of SqWhere, Damansara Sentral, and Kg Baru Sg Buloh MRT Station.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/duta-villa-setia-alam-2/", "title": "PROPCAFE Peek : Duta Villa @ Setia Alam By SP Setia", "body": "\n\nWelcome to Duta Villa\n\n\n\n\njust to share my review here\u2026\n\n\npersonally the 3s Duta Villa \u2026 is normal and somehow the 3.5s DV does give me some wow\u2026.\n\nlooking at the ID \u2026 I have to say did a good job and the show unit should be able to push the sales further..\n\n\nto be frank I am quite \u201csold\u201d with the 3.5s (putting the lift and maintenance fees aside)\n\n\nDuta Villa is the most premium and exclusive landmark of entire SA which I have to concur\u2026\n\nSitting on the highest ground and overlooking SA\u2026 that really give you the feeling of Julius Caesar\n\nIt is totally different class and lifestyle separating on those SMD sitting on the valley not even sparing the almighty Rafflesia (will write more this on the other thread )\n\n\nOther than class and status \u2026 somehow is also does reflect the personality of more to vibrant and young at heart side \u2026. I would say it is either you love it or you hate it and it wont stay in between those type\u2026.\n\n\nInside Duta Villa it does give me somehow a very resort liking lifestyle and with the ID on the showunit it does give me more on the world class hotel alike feeling. But\u2026.\n\nlike all developers always do.. showunit is always a corner unit.. so buyers really has to be careful on it\u2026. as the show unit is a corner unit\u2026having or having not any natural sunlight entering through the side of your house does make a lot of different!\n\nOne thing i noticed is the back of the house is quite narrow and kinda near to your neighbour as compared to normal design \u2026not sure is it all Duta Villa designed like that\u2026 so in term of density \u2026 Eco Park still wins hand down\u2026\n\n\nLets move inside\u2026 one thing i like is the kitchen on the lower ground which make the ground floor living hall much spacious and compared to 3s where all living and kitchen together just like the conventional type. the 3.5s kitchen size on LG just nice.. not too big and not too small\u2026.\n\nOK\u2026 the killer part of this DV is the master bedroom\u2026. with the MBR toilet sitting at the front portion of the house\u2026. the toilet is bloody majestic! by putting the bathtub at the front center entrance of the toilet and beside the window it does really give u santuary feeling.. i recommend you all to try your shower there in person with your partner\u2026 maybe your creativity will be enhanced\u00a0 \u2026just joking\n\n\nThe entire finishing of the house is not bad as in SP did not try to compromise on it\u2026in term of material quality\u2026.\n\n\nThe clubhouse is quite disappointing albeit the name carrying the word \u201cDuta\u201d\n\n\nQuite lazy to type more\u2026.\n\n\nagain all above just my personal views\u2026.and to share some teasers pics with you all\u2026enjoy\n\n\n\n\n\nNice Guard House\n\n\n\nClubHouse\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nI have more on the ID picture but not going to spoilt you all here\n\nMy verdict, I suggest you to pay a visit to the show unit (not bringing your cheque book ) as you wont be able to get this feeling by just looking at rhe pictures or model at the SAWC\u2026.\n\n\nNice work SP Setia!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/dutapark-jalan-kuching-by-malton/", "title": "PROPCAFE\u2122 Review : Duta Park Residences @ Jalan Kuching by Malton", "body": "\n\nIntroduction\n\n\nJalan Kuching is famous for the crawling traffic and one of the most avoidable roads during the peak hours. This is due to the multiple flow of traffic along the Jalan Kuching. For example during the morning crawl towards KL, the traffic started to build up from Batu Caves roundabout and collecting further traffic from Jalan Ipoh and Segambut roundabout before disperse the flow at Jalan Tun Razak and Jalan Sultan Ismail. Similarly evening peak hour, Jalan Kuching starts to collect traffic from Jalan Parliaments, Jalan Sultan Ismail and Jalan Tun\u00a0 Razak.\n\n\nOver the years there are far and few development along\u00a0 Jalan Kuching. Mayland has launched Regalia (technically it is at Jalan Sultan Ismail), OCR with its office suites aka Flexus and Magma Prima with its Boulevard Business Park. Further away, DEX has built Kiara East and EcoWorld launched their maiden project RM1billion GDV Ecosky.\n\n\nNow Malton has come with Duta Park Residences which literally \u201ca stone\u2019s throw away\u201d from KL City.\n\n\n\n\nDuta Park Residences Sales Gallery\n\n\nThe location and accessibility\n\n\nIf you are frequent user of Jalan Kuching, you would not miss the Duta Park Residences site and its sales gallery. If you are coming from North (Selayang, Kepong), Duta Park Residences is located on your left side after the Segambut Roundabout. From the direction of KL City, you will need to make a U-Turn at Segambut Roundabout before making way along Jalan Kuching to Duta Park Residences\n\n\n\n\nThe Map and location of Duta Park Residences\n\n\nDuta Park Residences biggest selling point is the close proximity to KL City. If your routine evolved heavily in KL City, bypassing the jam along the way to Selayang you can save a great deal of time commute to and from KL City. However from Propcafe\u2019s observation, the site itself is quite isolated, sort of like island where one side bordered by Jalan Kuching and another side is bordered by Sungai Batu.\n\n\n\n\n\n\nSungai Batu\n\n\nDue to the isolation, it is quite inconvenience where residents need to drive out to reach for any amenities such as banking, groceries, eateries etc. It seems that the nearest amenities is Sunway Putra Mall. In short, Duta Park Residences is near to everywhere but in the middle of nowhere.\n\n\n \n \n \n \n \n \n \n \n \n From Segambut Roundabout \n \n \n \n \n \n \n \n \n \n \n \n Exit to Jalan Kuching \n \n \n \n \n \n \n \n \n Along Jalan Kuching \n \n \n \n \n \n \n\n\nHence as traffic distribution as well as short cut to Jalan Ipoh for access to amenities, alternative access has been proposed from Jalan Kolam Air Off Jalan Ipoh where future bridge will be built to link Duta Park Residences. This alternative access will tremendously benefit residents for easy and nearer access to amenities in Jalan Ipoh.\n\n\nScale model access\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nThe condition of the access road\n\n\nAt the moment the access seems rundown and appalling with the road via the narrow residential area. Propcafe will suggest readers to at least make a site visit around Jalan Kolam Air. SA claims the distance is around 700m to MRT2 Sentul West Station however Propcafe remain unconvinced whether the road condition (and safety) remain conducive for pedestrian to walk to MRT station\u2026.\n\n\nThis slideshow requires JavaScript.\n\n\nAround Kolam Air (from google street)\n\n\nMasterplan\n\n\nConsists of 3 blocks of 40. 56 and 59 storeys, the development located on 4.97 acre leasehold (expire on 2115) and consists of 1.416 units.\n\n\n\n\nAerial View of Duta Park Residences\n\n\n\n\nDuta Park Residences Masterplan\n\n\nThe fa\u00e7ade in generally is looking good with glassy fa\u00e7ade with almost floor to ceiling height window & balcony. Once the development completed in 3\nrd\n quarter 2022 (The completion as per SPA Schedule H is 48 months), it is probably one of the most iconic looking building along Jalan Kuching stretch.\n\n\nThis slideshow requires JavaScript.\n\n\nDuta Park Residences\u2019s Scaled model\n\n\nThe site plan consists of V shape building with a patch of garden on the ground, greeting the residents at the drop off area. Block A will have dedicated drop off area and block C & B will share common drop off area.\n\n\nc\n\n\nDuta Park Residences\u2019s Garden and Drop off area.\n\n\nThere are two guardhouse where the main guardhouse are located off Jalan Kuching and second guardhouse is located off the bridge to Jalan Kolam Air.\n\n\n\n\nMain Guardhouse\n\n\n\n\nSecond Guardhouse\n\n\nThere are 3 level of basement parking followed by 9 storeys of elevated parking. Interesting\u2026 Malton design the building as V shape rather than fill up the whole land with carpark (and hence the elevated carpark building floors can be reduced and garden built on top and not on the ground).\u00a0 The facilities is on level 10 with rooftop facilities on block A &B. Interestingly, Block C didn\u2019t have rooftop facilities and Block C residents couldn\u2019t use the rooftop facilities on block A & B. This can be advantage especially for investors. We will come back to that point later.\n\n\n\n\n\n\n\n\nBlock\n\n\nTotal Unit\n\n\nTotal Lift\n\n\nUnit to Lift Ratio\n\n\n\n\n\n\nC\n\n\n268\n\n\n3+1\n\n\n89units/lift\n\n\n\n\n\n\nB\n\n\n572\n\n\n5+1\n\n\n114units/lift\n\n\n\n\n\n\nA\n\n\n576\n\n\n5+1\n\n\n115units/lift\n\n\n\n\n\n\n\n\n*Ratio is exclude the service lift\n\n\nThe lift ratio for Duta Park Residences seems on par with the upcoming new launches along jalan Ipoh (Read the link \nhttps://propcafe.net/propcafe-review-rica-residence-sentul-jalan-ipoh-fajarbaru/\n) However Duta Park Residences consist of larger layouts where smallest is 868sqft. For Rica Sentul, the smallest size is from 657sqft.\n\n\nUnit Layout\n\n\nIn general there are 4 layouts and the composition of the unit layouts for each block are as follow\n\n\n\n\n\n\n\n\nBlock\n\n\nLayout\n\n\nSize\n\n\nConfiguration\n\n\nFacing\n\n\n\n\n\n\nC (40 storeys\n\n\nD\n\n\n868sqft\n\n\n2+1\n\n\nJalan Ipoh/Pool\n\n\n\n\n\n\nB (56 storeys) & A (59storeys)\n\n\nA\n\n\n957sqft\n\n\n2+1\n\n\nJalan Ipoh/ Bukit Tunku/ KLCC\n\n\n\n\n\n\nB\n\n\n1129sqft\n\n\n3\n\n\n\n\n\n\nC\n\n\n1538sqft\n\n\nDual Keys\n\n\n\n\n\n\n\n\n*Currently only block A & B are opened for sale\n\n\nThe only different between type A & D is the type A has balcony. Being a smaller size, type D is probably more appealing to investor or home buyer with limited budget and do not need the outdoor space. One feature that Propcafe likes is a door can be installed for Asian style kitchen. The window of bedroom 1 is facing each other and quite close to each other unless you choose unit no 3 & 3A in block C. then again these units will be closest to perpetual noisy Jalan Kuching. Well, no perfect choice I must say\u2026.\n\n\n\n\nLayout A\n\n\n\n\nLayout D\n\n\nType B is most suitable for family and Propcafe like the spacious two rows kitchen. However the master bedroom seems a lot of space wastage.\n\n\n\n\nLayout B\n\n\nType C is suitable for buyer who are looking to dual keys concept. the layout is quite similar to type B except the additional foyer and en-suite studio.\n\n\n\n\nLayout C\n\n\nThe clear ceiling height is 10feet which is a standard nowadays. Inline with new launches where developers is cutting spec to reduce the selling price, all units are coming bare with only points for aircon (and piping) and heater. It worth to mention that the wall for the utility room for type A & D can be demolished if owners prefer a spacious living and dining area.\n\n\nAll type D will be allocated one carpark where else the rest will be allocated either one, tandem or two carparks. Check with the SA the specific unit which has the carpark configuration.\n\n\nThis slideshow requires JavaScript.\n\n\nSlide show of unit layout type D\n\n\nThis slideshow requires JavaScript.\n\n\nSlide show of unit layout type C\n\n\nPorcelain tiles are given for living, dining and kitchen and more comfortable (and expensive) laminated flooring is given for all bedrooms.\n\n\nFacilities\n\n\nAll blocks are sharing common facilities at level 10 which consists of Lap and wading pools, gym, multi purpose hall, playground and fancy named landscaped garden (such as BBQ Bamboo Garden and \u00a0Open Green Deck). The lap pool is quite spacious and should be close to Olympic length lap pool.\n\n\n\n\nFacilities at level 10\n\n\nFor Block A & B, the residents can enjoy additional 25m Infinite pool, Jacuzzi and sky lounge overlooking Bukit Tunku and KLCC. From Propcafe\u2019s experience in Regalia, Platinum Face, the view from 59\nth\n will be priceless and amazing. Given that the starting price for block B is approximately RM550K, having rooftop facilities is amazing USP whether to soak in the view, impress your guests or even your future prospect buyers. These features are not available in elsewhere along Jalan Kuching.\n\n\n\n\nFacilities at level 56 at block B\n\n\n\n\nFacilities at level 56 at block A\n\n\nPrice, Financing and Maintenance Fee\n\n\nFor investors, the most important is the nett ROI and for block C due to lack of sky facilities, the maintenance fee is set at RM0.28psf where for block A & B, the maintenance fee is set at RM0.33psf. Which means for type D the owners are expected to pay around RM240permonth and type A the fee worked to be RM315 permonth. Propcafe feels that the premium fee paid for the privilege to use the sky facilities is quite justifiable however it boiled down to buyers\u2019 priority and preference.\n\n\nIn general psf for block C is cheaper than block B. the nett psf can dip to below RM600psf and with this pricing the buyers will get modern fa\u00e7ade and close proximity to KL City Centre. The pricing is even cheaper the EcoSky and LakeVille which launched 4 years ago. Of course\u2026 the micro locality is not ideal however no property is perfect\u2026\n\n\nThe developer is giving quite a generous rebate and finance package. For example if you are bound by LTV70, the balance progress billing (after the first 10%) can be paid by easy 12 months installment after certified progress billing certificate is issued.\n\n\nConstruction Progress\n\n\nDeveloper has obtained the APDL since July.2018 and currently is busy with the ground work. The whole development is expected to be completed by 3rd quarter 2022.\n\n\n\n\n\n\nConstruction site\n\n\nVerdict\n\n\nOver the years, Propcafe has learnt that each buyers will have their own priority, needs and wants. Developers have to flexible to meet the buyers\u2019 requirements. Propcafe like the fact despite the absolute price just slightly above \u201caffordable price defined by Rehda\u201d, Duta Park Residences feels quite upmarket with 2 guardhouses, few lap pools, glassy fa\u00e7ade, drop off area and garden, Propcafe couldn\u2019t help about the \u201clocality\u201d. If the pool of buyers can overlook the fact that Duta Park Residences is quite isolated, the development can be quite an excellent value given that developer is trying to enhance the value of overall development.\n\n\nTill then, happy hunting!\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/eaton-jade-hills-kajang/", "title": "PROPCAFE Peek : Eaton International School @ Jade Hills Kajang", "body": "\n\nEaton Jade Hills\n\n\nFirst question, eh why PROPCAFE covers schools now at \nEaton\n Jade Hills Kajang.\n\n\nHmmm, PROPCAFE basically covers all about properties, conveniently Eaton Jade Hills Kajang campus is almost VP, and it looks pretty visually stunning we thought we share this with our followers.\n\n\nEaton Jade Hills Kajang is located next to \nJade Hills Township\n developed by Gamuda Land. The Eaton Jade Hills Kajang Campus costs about approximately RM63 million to build.\n\n\nBefore we show you the pictures of Eaton Jade Hills Kajang, how should a sekolah look like.\nAny Anderson boys here? (all images herein credit to its original owner)\n\n\n\n\nLick Hung alumni hello\n\n\nEaton Jade Hills Campus\n\n\nCheck out Eaton Jade Hills Spec.\n\n\nEaton Jade Hills consists of 45 class rooms,\u00a01 Office block,\u00a01 Hall,\u00a01 Library,\u00a02 Sura,\u00a01 Canteen and\u00a01 Guard house.\n\n\nNow check out the brand spanking new campus at Eaton Jade Hills.\n\n\n\n\nEntrance statement, check\n\n\nGuard house check\n\n\n\n\nBanyak glass feature, got class\u2026.as if looking at a show case modern architecture, this is way too modern for Kajang\u2026..lol\n\n\n\n\nGentle reminder, this is not KLIA2, this is Eaton Jade Hills Kajang, I repeat this is Eaton Jade Hills at Satay Town!\n\n\n\n\nLooks good even from afar. Ini university ke atau sekolah rendah, sekolah menengah?\n \n\n\nThe overall view of the Eaton Jade Hills Kajang Campus artist illustration and it is well executed.\n\n\n\n\nSome background information on Eaton International School\n\n\nEaton International School, founded in 2013 aspires to be the international benchmark for \u201cschools of the future\u201d in the Asia Pacific.\n\n\nLed by the founders who have over 25 years of educational experience and track record in developing and managing private and international schools, Eaton offers an international education which focuses on creative and personalised learning, solid academic rigour and an inspiring and enjoyable learning experience.\n\n\nAbout Jade Hills\n\n\nWe have covered Jade Hills previously, read all about it here.\n\n\nJade Hills Township Review\n\n\nJadite Suite @ Jade Hills\n\n\nQuadvilla @\u00a0\nJade Hills\n\n\nThe Opening Date\n\n\nEaton Jade Hills Kajang Campus will open in September 2016. Will schooling \u00a0experience be entirely different in this environment? We are not sure.\n\n\nBut we are pretty sure that Eaton Jade Hills will be one of the better looking school around in Klang Valley!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/eco-ardence/", "title": "PROPCAFE\u2122 Review : Eco Ardence @ Setia Alam By EcoWorld", "body": "\n\nEco Ardence Setia Alam by EcoWorld\n\n\n(Updated 14 September 2016. We add in more pictures, snippets of the sales gallery and the new one along Persiaran Setia Alam, details of the 4 all new proposed accesses.\n\u00a0We foresee Eco Ardence will be one of the hottest landed launch in 2016, we will update this post frequently to put more information as and when required, so stay tuned!)\n\n\nEco Ardence is an integrated mixed-use development project that comprises of 534acres freehold land located in Setia Alam with gross development value (GDV) of approximately RM8.58bil, the project is expected to be fully developed \u00a0in 8 to 10 years.\n\n\nWhat have they planned for the 534 acres?\n\n\n267 acres or approximately 50% of the Eco Ardence Setia Alam development will be planned for residential purpose, while the balance are allocated for commercials and other mixed-use. It\u2019s overall master plan is still in the final planing stage and may change over time. Our post coverage will focus on the upcoming maiden residential launches at Eco Ardence, Aeres phase at Eco Ardence Setia Alam\n\n\nDefinition\u00a0of Eco Ardence\n\n\nEco Ardence Setia Alam is the cradle of passion, a place infused with vibrant energy and alive with activities. This is where the creation of art, the expression of culture and the innovation of commerce converge, inspiring a sense of pride and belonging in the community. Flourishing with life and yet serene in spirit, it is a redefinition of an enclave, the re-imagination of Shah Alam.\n\n\n \n\n\nCannot understand the jargons. Let\u2019s us simplify Eco Ardence and put them into layman\u2019s term.\n\n\nThis is a project of EcoWorld. The people behind EcoWorld is Tan Sri Liew, who started Setia Alam, so this project Eco Ardence will be much much better than all other projects Setia Alam with breathtaking new concepts!\n\n\nOk undertstand now?\n\n\nEco Ardence is a township development by EcoWorld. If you keen to know what is EcoWorld team is capable of, please read it \nhere.\n\n\n\n\nFirst the location of Eco Ardence\n\n\n\n\nThe version provided by the developer is very vague\u2026.PROPCAFE gives you the wikimapia version.\n\n\n\n\nEco Ardence Master Plan Overview\n\n\n\n\nWe understand that this was the early draft master plan which consists more commercial elements, than the latest one below, where we notice there are more residential developments instead.\n\n\n\n\nEco Ardence Setia Alam Price\n\n\n\n\n\n\n\n\nProperty Type AERES PHASE\n\n\nLand size (ft)\n\n\nUnits\n\n\nPrice (RM\u2019M)\n\n\nBuilt-up (sqft)\n\n\n\n\n\n\nPavilion Home\n\n\n32\u00d775\n\n\n208\n\n\n1.3\n\n\nfrom 2,419\n\n\n\n\n\n\nStrata Semi-D Type B\n\n\n35\u00d785\n\n\n110\n\n\n1.6\n\n\nfrom 2,729\n\n\n\n\n\n\nStrata Semi-D Type C\n\n\n38\u00d785\n\n\n102\n\n\n1.8\n\n\nfrom 2,916\n\n\n\n\n\n\nStrata Bungalow\n\n\n59\u00d790\n\n\n12\n\n\n2.9\n\n\nTBA\n\n\n\n\n\n\n\n\nDevelopment Feature of Eco Ardence Aeres\n\n\n\n\nStrata gated and guarded development\n\n\nWith club house facilties, court yard homes, linear park and lake parks\n\n\nDevelopment signature grand entrance\n\n\n20ft backlane gardens between houses\n\n\nBetter location dedicated proposed access to NKVE\n\n\n\n\nAmenities and Infrastructure at Eco Ardence\n\n\nLeveraging on the mature township of Setia Alam, township like Eco Ardence still get to enjoy the existing amenities of Setia Alam, they include, schools, hypermarket, shopping mall, recreational park, commercial areas, banks and vehicle services center. It is quite safe to say Setia Alam has no short of amenities.\n\n\nProposed\n\u00a0\nInfrastructure & Highways\n\n\nWhat we like about EcoWorld project is that it is always strive to value add. There will be not 1, not 2, not 3 but proposed accesses into Eco Ardence including a flyover exit. These infrastructures are integral part of the maturing and populated township as they will ease access and traffic flows during traffic peak hours. Those who are familiar with Setia Alam, likewise at Eco Ardence is accessible by major highway in Klang Valley, namely NKVE, Guthrie Highway and Kesas Highway. We understand that all these new access will be ready upon the vacant possession of Aeres phase!\n\n\nEco Ardence AERES Phase product Mix Details\n\n\nEco Ardence Aeres phase is approximately 67 acres. The density works out to be approximately 6 unit per acre, a rather low density landed development in our books.\n\n\n32\u00d775 Pavilion Home\n\n\nThis is very refreshing of living concepts introduced by Eco World. Instead of conventional standard and uniform 22 ft width built up with 10ft land on the side, the build it expanded into 32ft. This is like hybrid semi-detached and link home. It has some semi-d feel, as in there is an approximately 10ft land on the front part (carpark) of the house, while it is linked with neighbouring unit with \u2018AV\u2019 or multipurpose room.\u00a0\nEco Ardence Pavilion Home floor plan Type A & A1\n\n\n \n\n\nThe back of the pavilion homes is on a 20ft linear garden. However balcony only accessible from bedrom 3\n\n\nModern and fairly square facade likely able to stand the test of time.\n\n\n\n\nWe prefer the alternative layout for Pavilion Home, where a guest room on the ground floor nearer to the toilet, against the AV room setup.\n\n\n\n\nEco Ardence Aeres Phase Site Plan\n\n\nNoticed that the Eco Ardence Pavilion Homes are with north and south orientation while the proper semi-d type B and type C are generally north east and south west facing.\n\n\n\n\nArghhh..I want that unit!\n\n\nSemi-d Type B & Type C layout\n\n\nWe notice the facade for the Eco Ardence AERES Phase are almost identical, as if produced from same factory, we meant likely to be work of same architect. If you need help to differentiate, Pavillion Home typical unit no balcony, Semi-d type B located in the right end, Semi-d type C located in the \u2018middle\u2019.\n\n\n(floor plans courtesy of\u00a0csdarkjedi from lowyat.net forum)\n\n\n\n\nWe would say Eco Arden Setia Alam Aeres Type B & Type C semi-d are very conventional type, mediocre\u2026..\n\n\n\n\nEco Ardence Maintenance Fees\n\n\nEco Ardence Setia Alam is a strata gated and guarded landed development, the monthly management fees will be expected to be RM450 per month so Pavilion Home. The monthly maintenance is estimated based size of land per sqft x RM0.20. So that larger land size semi D will attract higher monthly maintenance fees. As the club house is located within Aeres phase all residents will be able to enjoy the club house facilities.\n\n\nEco Ardence expected launch date\n\n\nEco Ardence will be ready to launch in October 2016, currently developer are collecting \u2018information\u2019 for those who are interested.\n\n\n\n\nA closer look at the site plan, some units are already blocked, we were told there were meant for business associates and staffs purchase, however there are still plenty units to choose from.\n\n\nAbout Eco Ardence\n\n\nEco Ardence Setia Alam is developed by EcoWorld and\u00a0\u00a0Cascara Sdn Bhd joint-venture . While those who are familiar in property development scene knows pretty well about Eco World.\n\n\nEcoWorld paid RM303.5mil for a 50% stake in Jendela Hikmat Sdn Bhd, the company with the rights to develop the land in Bukit Raja.\n\n\nThe other 50% in Jendela Hikmat is held by Cascara Sdn Bhd, a private company owned by Bustari and his brother Ahmadi Yusoff. Bustari is a low-profile businessman from Sarawak who controls Petra Energy Bhd, an oil and gas company.\n\n\nEco Ardence Sales Gallery\n\n\nPresently the temporary show unit is located in Setia Avenue, despite it is in a shoplot setup it is still quite \u2018pretty\u2019.\n\n\n \n \n \n\n\nTemporary Show Gallery\n\n\nSuite 60, Setia Avenue,\n\nNo. 2, Jalan Setia Prima S U13/S,\n\nSetia Alam, Seksyen U13,\n\n40170 Shah Alam,\n\nSelangor Darul Ehsan, Malaysia.\n\n\nT: +603 3342 5522\n\nWaze: Eco Ardence Sales Gallery\n\nGPS Coordinates: 3.107444, 101.446833\n\n\nOperating Hours:\n\n\nMondays to Fridays: 9am \u2013 6pm\n\n\nWeekends and Public Holidays: 10am \u2013 6pm\n\n\nNew Eco Ardence Show Gallery\n\n\nThe new show gallery is ready soon and is located along Persiaran Setia Alam, you wont be able to miss after the Setia Alam Toll at NKVE. We were told they temporary Eco Ardence show gallery at Setia Avenue will be relocated accordingly when it is ready.\n\n\nEco Ardence Show Village\n\n\nIf you are anticipating for \nEco Sanctuary Kota Kemuning\n type of show village, we were told it is unlikely EcoWorld will build the similar kind of show village, as they there will be healthy take up of Aeres phase, therefore show village will only come later in future phase.\n\n\nBut fret not, PROPCAFE has covered\u00a0\nEco Sanctuary Kota Kemuning\n show village extensively, do check out our post, if you want have a feel of EcoWorld township development works.\n\n\n \n \n \n\n\nSpecial thanks: Friend of PROPCAFE Mr Steven Lim!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/eco-grandeur-puncak-alam-by-eco-world/", "title": "PROPCAFE\u2122 Review : Eco Grandeur @ Puncak Alam By Eco World", "body": "\n\n\n\nWhen comes to Eco World\u2019s new project, it would be hard to resist not to go and see what kind of magic they are going to put into the project, especially new township. Everyone know Eco World is truly a township developer and of course new township nowadays means long distance away from KL City Centre. However, Eco World never shy on its development\u2019s location, regardless how \u201culu\u201d or far it is. The charms of Eco World and Tan Sri Liew\u2019s vision always lure many followers to join his party. Eco Grandeur project is not different.\n\n\nLocation\n\n\nEco World, this time, showcases their Puncak Alam development. Along journey to Eco Grandeur, PROPCAFE noticed a big arch signage of \u201cWelcome to Kuala Selangor\u201d and\u00a0the site of the project is\u00a0at Ijok based on the location map.\n\n\n\n\nIf\u00a0you try to get here from Guthrie Corridor Expressway, you will go through a long stretch\u00a0of narrow\u00a0single carriageway\u00a0named by famous footballer \u2013\u00a0Persiaran Mokhtar Dahari\u00a0(see photo below) and\u00a0pass through\u00a0few key developments like Cahaya SPk, Kayangan Height, Sunway Alam Suria etc.\n\n\n\n\nPROPCAFE previously did visit another boutique project nearby called Green Hills Residence and the feeling that time was it is so FAR and DEEP in! After 4 years, the earlier phases of the development\u00a0are completed but there are still\u00a0no changes on the road condition there and Yes, we yet to reach Puncak Alam. One needs to further\u00a0drive through MKH\u2019s HillPark project and sales gallery before you can get to the sales gallery and site of Eco Granduer. From Cahaya SPK, it will take about 17km to reach Eco Granduer and approximate about 20mins journey.\n\n\nFrom the site, by turning into right from the junction then left, it will lead you to LATAR highway which eventually can connect to Kuala Selangor, Rawang and Kuala Lumpur. From the LATAR Toll to Duta Toll In KL, approximately it is about 30+km. For time spend, you better try it yourself as it is just unpredictable nowadays by\u00a0using the highway. The access road from Eco Grandeur\u00a0to LATAR (about 8km) will be upgraded according to Eco World and the new access road to \u201cjoint\u201d the LATAR (see map above) will be built in future. If one choose to use Jalan Kuala Selangor to LATAR highway, you will see Bandar Sri Coefield at your right hand side before you get to the highway. To note here, unlike Eco Majestics at Semenyih or Tan Sri\u2019s previous pet project like Setia Alam, this Eco Grandeur has no direct connection or interchange \u201cinfront\u201d the development to link existing highways, Eco Granduer residents need to drive a distance to reach\u00a0both sides of\u00a0major highways abovementioned.\n\n\nGood news to Eco Grandeurian is the recent green light of Damansara-Shah Alam expressway (DASH) project which is within 10km from the site according to sales personnel. The DASH will definitely bring Puncak Alam\u00a0nearer to Petaling Jaya!\n\n\nProject Information\n\n\nEco Granduer is a leasehold Gated and Guarded property that sits at a 1400 acres land in Puncak Alam. The nearest projects at this moment are HillPark project by MKH. Well, not sure how HillPark named its location as Shah Alam North, this is surely Puncak Alam at Kuala Selangor district. This huge parcel of land from Eco World\u00a0will house\u00a0 about 11,000 residential units over the next 10-15 years. Out of 1400 acres, 200 acres has been allocated for commercial purposes. No bungalow lands are available for sales unlike its other projects. While no plan being disclosed at the moment, it will likely to have shoplots, offices and some service apartments there. The adjacent of Eco Grandeur, Eco World will start is Eco Business Park V which is the 528 acres\u00a0gated integrated green industry hub next year. \u00a0280-acre of land has been allocated for Rumah \nSelangor\nku project in Eco Grandeur which will be developed in phases over years.\n\n\nA mall like Setia City Mall? The answer from sales personnel\u00a0was \u201cMaybe but nothing has firmed up\u201d. So, for time being, nearest mall would still be Setia City Mall at Setia Alam which will take you about 20mins to reach there.\n\n\nEco Grandeur Sales Gallery and Site. Show units will only be available in 2017.\n\n\n \n \n \n \n \n\n\nContinuation of Eco World Signature Architecture Design?\n\n\nOf course!\u00a0Eco World\u2019s signature bridge will be built even though current site is a flat land. It means man-made waterway and lake is expected to be there.\n\n\n\u00a0\n\n\nWhat more do you expect from common garden and area in Eco Grandeur township?\n\n\nEco World will not compromise its lavish landscape and landmark resting area. Grand, Grand, Grand as always. A safe cycling path and walkway will be provided in whole township.\n\n\n \n \n\n\n\n\nAmenities\n\n\nCurrently, amenities like schools and shops are available in the existing communities like MKH\u2019s HillPark, Glomac\u2019s Saujana Utama, and IJM\u2019s Shah Alam 2. UiTM campus is not far from the site.\n\n\nEco World loves to create \u201cdream home\u201d and you will not be disappointed if you look for a home with parks and lakes.\u00a0Residents get to enjoy a\u00a0green and healthy\u00a0living\u00a0lifestyle\u00a0with\u00a0a 62 acres of Dragonfly lake and 60 acres town park (see photos below)\u00a0in Eco Grandeur\u00a0(open for public)\n\n\n \n\n\nIn term of eateries and more lifestyle activities, based on current environment, one may need to travel 20-30km to Shah Alam, Klang, and Petaling Jaya.\n\n\nEco World is a responsible township developer, therefore, this place is expected to add more amenities\u00a0 and business activities with its commercial plots mentioned above. How long would it takes? Standard answer from township developer will tell you 5 to 10 years.\n\n\nWhat is on the plate this round?\n\n\nThe very first preview in Eco Granduer sees Eco World presenting two parcels of landed for landed home lovers. Both are to be completed within 3 years period. It comes with modern Victorian facade, it is a safe and evergreen design. Unfortunately,\u00a0nothing can beat the fa\u00e7ade in its\u00a0Eco Sanctuary development in Kota Kemuning.\n\n\nThe first\u00a0parcel comes with 1000 units\u00a0called\u00a0\nGraham Garden\n,\u00a0with the size of 20x65sf and the built-up from 1521sf. Yes, ONE THOUSAND units, no typo here. But do not\u00a0conclude anything first as we are yet to talk about other factors.\n\n\nType A \u2013 Priced from rm490k before the rebate* and the\u00a0smallest built-up that comes with\u00a03 rooms (1 room at the ground floor with sliding door\u00a0and\u00a0garden view). This is the only\u00a0type that comes with double volume in dinning area in Graham Garden.\u00a0This is customise for those who like double volume setting and bigger space for\u00a0master and second bedroom.\n\n\n*Tentatively all types come with 5% rebate.\n\n\n\n\nType B \u2013 Priced from rm525k before rebate, 3 rooms and no room at ground floor. This is designed\u00a0for buyers who like space for living and dining area with garden view.\n\n\n\n\nType C \u2013 Same price as Type B but come with 4 rooms and a reduced size in living and dining area. Practical layout for slightly bigger size family. Based on Malaysian\u2019s prefer, this one will be the hotcake!\n\n\n\n\nType D \u2013 Priced from rm560k with slightly bigger built up of 1,743 sf. The extra built up comes from the scarify of your garden as it is fully extended to make space for bedroom at ground and upper floor. This is the typical design that most of the Malaysian will do during their renovation.\n\n\n\n\n\n\nPROPCAFE was informed that the guest room at the ground will be around the size of 10ft x 10ft. So, do you scaling to see how it fits the bed and table there for your own purpose. From the scaled model, there will be a front gate for each unit which could make the house looks small especially it only come with 20ft width. Unless you want more privacy, gateless is definitely a much wiser choice nowadays for G&G development.\n\n\nThe other parcel, \nAvenham Garden\n, an interesting layout\u00a0which comes with a total of 800 units and built-up aroud 17xxsf.\u00a0My first thought, is it clustered Semi-D? It is not as the unit of 30ft x 60ft has a partial link at the ground floor which provide you an area for living, dining or bedroom as choice (see below). This new idea is to enhance the clustered Semi-D by moving the linked at the back of the house to the side which becomes \u201clinked\u201d Semi-D (Opps, aren\u2019t this becomes link house?). The normal clustered semi-D has the issue of lack of privacy and bad in ventilation. This new layout provide more open space e.g. the linked area for bedroom/dining/living area comes with front and back sliding doors that allows you to open up the space to see through the inner garden. Some of the type also designed with a higher ceiling in this area to create a space for ID to create some wow factor in the house. It provides more sunlight (front, side and back) to the house as the \u201clink\u201d only at the ground floor. This is definitely enhance the concept of small cluster\u00a0Semi-D that many have offered in the market with width of 30ft. The price sets at rm625k before rebate. The slightly bigger built-up (18xxsf) with the living room \u201clinks\u201d at the front has a higher price tag of rm700k before rebate. By zooming into the layout, one can notice that the\u00a0\u201clinked dinning area\u201d for\u00a0Type B, C & E\u00a0\u00a0will open up visual space for kitchen and see through for front and back gardens. The mummies who like bigger kitchen will pick the type A & C but drawback is that it is an open kitchen which is hard to close up unlike the other type.\n\n\nThis parcel comes with gateless concept and create spacious feel externally and provide additional area (from existing 23x30ft) for your cars!\n\n\n \n \n \n \n \n\n\n\n\n\n\nThe Endlot comes with either additional 5 or 10ft width which costs additional rm60k more compares to intermediate unit. You need to top up rm150k for corner unit with 20ft of land. The distance between the endlots would be around 15ft and good that it is only for walkway and no vehicle is allow to go through it. In this case, endlot could be worthy to think about if you like more window and extra land.\n\n\nLet talk about the favourite ownstayer\u2019s\u00a0topic\u00a0\u2013 the back lane of each unit. For both parcels,\u00a0it comes with\u00a0a 15ft wide pathway. However, instead of garden theme,\u00a0developer only provides\u00a0planter boxes there. So, do not expect anything fancy there!\n\n\nHow to measure the built-up area in Eco Grandeur? Normally, we would have thought that it is the area within the four walls. Apparently it is not for Eco Grandeur, developer is based on the area under the shade. So example, the 12ft length of the carpark which covered by car porch will be considered as part of the built-up area. If one to take out that area from the built-up, your actual built-up would be rather small! But, by looking at some of the layouts, additional built-up can be added in by having the glass awning at the inner garden or other open space at the ground floor. Well, it is all up to the approval and leniency from the JMB.\n\n\nFacilities?\n\n\nWith the affordable pricing above, you would have expected that no fancy facilities would be given. However, Eco World being Eco World, they won\u2019t strip it \u201cbare\u201d for everything. Within the parcel, a reasonable a 200ft wide and 5 acres garden/park are given as open space for the residents. However, instead of clubhouse, both parcels come with community hall, areas for tadika and surau etc.\n\n\n\n\nSecurity features? Unfortunately,\u00a0eventhough the guardhouse\u00a0would be grand\u00a0but\u00a0no \u201ccanggih\u201d features provided. It is a basic guardhouse without central monitoring system (CMS) or intercom. Each house comes with own alarm system. Question is, when the alarm is triggered and without the system to monitor, guards need to be super efficient to deal with it, not to say it\u00a0has 1000 units for\u00a0Graham Garden\u00a0and 800 units for Avenham Garden. Perhaps JMB may need\u00a0 to tap on creative solution and technology to resolve this issue.\u00a0The fence will be a normal emblem wall fence\u00a0instead of anti-climb fence which commonly built in G&G development nowadays. A big let down in this offering. If you looking at the bright side, the maintenance fee will be very affordable given its no-frills concept with higher density.\n\n\nFuture Prospect\n\n\nWhen Eco World launched Eco Majestic in Semenyih, followers of Tan Sri are expecting the replicate of Setia Alam. How about Eco Grandeur? The location, demographic of surrounding residents, infrastructure (current and future),\u00a0potential business\u00a0and job opportunities are\u00a0different and based on the current available information on the factors above, Eco Grandeur will rank even lower than Eco Majestic.\n\n\nThe key catalyst will be DASH highway which will improve visibility of Eco Grandeur.\u00a0However, Ijok still needs plenty of integrated and infrastructure projects to bring more \u201ccivilisation\u201d to attract ownstayers. Also, Persiaran Mohktar Dahari is not a nice journey you want to go through everyday based on current condition. Having said that, we can never underestimated Eco World\u2019s role as pioneer or leader to build a new township. Eco World is like a magnet to other developers as wherever they go, many others will join. This is no surprise see the latest 470 acres land acquisition nearby (beside Eco World Business Park V)\u00a0by LBS. Furthermore, MKH, Glomac and IJM are still having large parcel of lands to develop in this part of world. Keep your eye on this part of Selangor, more to come.\n\n\nBased on the unusual pricing strategy of Eco Grandeur (hardly see Eco World prices its product below market price though built-up is smaller), which apparently lower than absolute market\u00a0prices of the existing developments nearby, developer understands the difficult condition and affordability concerns from the market. For investors, investment horizon always much longer\u00a0for any purchase\u00a0in new township. So, be prepared to hold LONG. How long? Developer like Eco World normally will help you to shorten it.\u00a0As business park V is already in next year\u2019s\u00a0pipeline, it should help\u00a0to boost\u00a0job opportunities and\u00a0\u201cliving index\u201d in near future.\u00a0Student rental market from UiTM? You may need to head to head with MKH\u2019s ParkHill where interchange will be built in future.\u00a0For ownstayer who loves to own a landed property with character, Eco World\u00a0will\u00a0hardly disappoint you if you can accept the location and distance for your daily routine, especially given a relatively cheap price tag to own a piece of Eco World\u2019s landed property series. However, ownstayer needs to bear in mind that this will not be a Premium Landed Development like other Eco World\u2019s products though PROPCAFE believe Eco World will still maintain some standard and all hallmark of Eco World\u2019s character\u00a0\u00a0to deliver a relatively nicer living environment than other developers!\n\n\nLet\u2019s enjoy another beauty from Eco World below \u2013 Eco Grandeur:\n\n\n\n\nHappy traveling and hunting properties!\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/eco-majestic-semenyih-ecoworld-development/", "title": "PROPCAFE Guest Review : Eco Majestic @ Semenyih By EcoWorld Development", "body": "\n\nGuest Review: Tengster\n\n\nNote: PropCafe welcomes all property enthusiasts to submit their own assessment or review on a specific project to PropCafe. PropCafe always respect the view from contributor, however, PropCafe would like to highlight that to publish the article or review from PropCafe\u2019s guest doesn\u2019t mean the PropCafe is agree (or disagree) the point of view of the guest. PropCafe always promotes the sharing of information on property and hopefully we will receive more guest review in future.\n\n\nThis is an integrated mixed-use development project that comprises of 1089 acres freehold land located in Semenyih/Beranang. Some say Setia Alam/Setia Ecopark Part 2. But the developer calls it as modern classic master plan with tagline of \u201cECOMAJESTIC IS A WHOLESOME SYNTHESIS OF FORM AND FUNCTIONALITY, ENVIRONMENTALISM AND LUXURY, CAPTURING THE EASY CONTENTMENT OF HOME.\u201d.\n\n\n\n\nWhat have they planned for the 1089 acres?\n\n\nThe masterplan of the township (that has been approved by Majlis Perbandaran Kajang \u2013 MPKJ) will consist of both residential and commercial. It\u2019s is planned for an estimated GDV of RM4 billion. Below are showing some of the components:\n\n\nResidential:\n\n1.) 2468 units of 2 storey / 3 storey DSL houses.\n\n2.) 475 units of SemiD houses.\n\n3.) 667 units of cluster link houses.\n\n4.) 332 units of 2 storey / 3 storey detached / bangalow.\n\n5.) 4960 units of low-cost and medium cost apartments.\n\n\nCommercial:\n\n1.) 326 units of 3 storey / 4 storey terrace shops/offices\n\n2.) 66 units of low cost shops\n\n3.) 22 vacant commercial plot [EM Mall is at somewhere near Lekas interchange?]\n\n4.) 2 units of petrol station site\n\n\n\n\nAs for their maiden launch in Eco Majestic, they are planning to launch all four (4) types of terrace houses i.e. The Straits Terrace Collection. This collection and also known as Cradleton Terrace House, is located at Precinct 1. Basically, Precinct 1 is located at the northern tip of the entire EM township. Typically, the directions of the houses are north and south orientation with some slightly tilted to east or west. Historically, north south orientation is more climatic responsive. Below is what have been allocated for Cradleton.\n\n\nType 1A: 20\u00d770 \u2013 2019 sqft ~ RM596K \u2013 880K ~ RM292psf up [192 units]\n\nType 1B: 22\u00d770 \u2013 2259 sqft ~ RM670K \u2013 960K ~ RM292psf up [152 units]\n\nType 1C: 22\u00d775 \u2013 2519 sqft ~ RM750K \u2013 1040K ~ RM290psf up [182 units]\n\nType 1D: 24\u00d775 \u2013 2634 sqft ~ RM780K \u2013 1100K~ RM300psf up [86 units]\n\n\nAs for Precinct 2, it is mainly for The Straits Villa Collection aka Tenderfields. Precinct 2 is located on the east side of Precinct 1. Below is the information:\n\n\nType 2A: Cluster SD 32 x 70 \u2013 starting from 850K [192 units]\n\nType 2B: Cluster SD 32 x 75 \u2013 starting from 880K [64 units]\n\nType 2C: Cluster SD 35 x 75 \u2013 starting from 950K [128 units]\n\nType 2D: Cluster SD 35 x 80 \u2013 starting from 1100K [72 units]\n\nType 2E/2F: Semi-D 40 x 80 / 40 x 90 \u2013 starting from 1430K [122 units]\n\n\nNo information on BU for Precinct 2 is provided as they are still enhancing the layout and possibly increasing the BU to reflect a much more practical usage.\n\n\nPrecinct 3 is generally bungalow land. This parcel is named as Gentlebre. There is a total of 182 bungalow lots in which 37-nos are 120\u00d765 while others are 100\u00d765. All the bungalow land was sold at time of this review. About a quarter of them was allocated to public in which it was sold within hours. Typically, they also have north south orientation. Based on the topo map on Google Map, it seems that the small lake located within Gentlebre is natural lake.\n\n\nWhat does the precinct name mean?\n\n\nCradleton or cradle-ton in a way means an enclosure or a cosy place called home or residence that provides one the TLC i.e. tender loving care.\n\nTenderfields means that the surrounding landscape and greenery in the adjacent area that gives one a very refreshing feeling.\n\nGentlebre \u2013 Oh man. I always make fun of this name. In countless occassions, I name this precinct as gentle-brewed beers. After a search, it actually mean gentle slope [to the watering hole].\n\n\nLocation\n\n\nThis project is located in Semenyih and Beranang. (see below map). Technically, it is under Selangor territory and MPKJ. The postcode should be 43500.\n\n\n\n\nSource \u2013 Photo taken from a LYN member called Schowin (permission obtained)\n\n\n \nWhat are located adjacent?\n\n\n1.\tTesco Extra \u2013 At Jalan Semenyih\n\n2.\tKommuter/LRT/MRT Station \u2013 None. The nearest could be Kommuter Seremban or Kajang MRT station.\n\n3.\tTenby International Schools (located in EcoHill)\n\n4.\tSchools are SMK Bandar Tasik Kesuma, SK Bandar Tasik Kesuma, SK Sin Ming, SMK Engku Hussain, etc.\n\n5.\tParks around Swan Lake \u2013 within the township\n\n6.\tBroga Hill (for hiking) \u2013 about 10 min away\n\n7.\tNottingham University \u2013 about 10 min away\n\n8.\tKesuma Industrial Park \u2013 mostly warehouse and light industrial and vacant lot\n\n9.\tBeranang & Lion Industrial Park \u2013 not much information obtained.\n\n\nAccesses \n\n\nThere are three (3) main accesses to this township.\n\n\n1.\tA direct connection to the proposed new interchange at Silver Square to LEKAS (Lebuhraya Kajang Seremban)\n\n\n2.\tAnother direct connection to the new interchange (under construction) at Eco Hill via the red-pavement bridge.\n\n\n3.\tA new and more direct road from Jalan Semenyih with a new traffic light (to be installed).\n\n\nAccessibility to key destinations\n\n\nBelow information is picked up from the brochure.  Klang Valley traffic is not a place that one can cruise control at the allowable maximum speed limit easily. Take the below estimate with a pinch of salt and put some tolerance in it.\n\n\n12 min to Kajang\n\n15 min to Bangi\n\n15 min to Seremban\n\n25 min to Cheras\n\n27 min to Putrajaya\n\n35 min to KLIA\n\n35 min to Kuala Lumpur\n\n*travelling time estimated based on maximum highway speed limit and no surprises.\n\n\nLand Tenure  \u2013 This plot of land is FREEHOLD LAND. \n\n\nConcept \n\n\n1.\tFully gated and guarded (GnG) with strata-titles. Many a time, people want to find out what is the difference between stratified GnG and normal GnG with individual title. Theoretically, both are governed by house rules namely DMC but the execution part is a bit tricky. For stratified GnG, they are under the ambit of Strata Title Act 1985 and Building and Common Property Act 2007. Both acts similar but different. The former is for those properties that have obtained strata-title while the former is for those that have yet to get it. We shall know how long it takes to get the strata titles. Some say 10 years. Stratified GnG could utilize these Acts to execute their rights to collect maintenance fund, sinking fund, enforce house rules, take necessary actions on those who default payment, etc. These two Acts can only ensure that all the outstanding maintenance fees could be settled prior to completing execution of a SPA between purchaser and sub sale buyers.\n\n\n2.\tFully gated and guard with majestic look entrance at each precinct, coupled with proper security to give one piece of mind.\n\n\n3.\tSublimely beautiful natural surroundings with a royal welcome feel to Eco Majestic.\n\n\n4.\tA fully landscaped roundabout that makes it a stunning centerpiece of respective precinct.\n\n\n5.\tAlluring space with verandah collection incorporating timeless design.\n\n\n6.\tSustainable township that incorporates the four main elements i.e. Planet, People, Prosperity and Pleasure.\n\n\n\n\n\n\n\n\n\n\nFacilities \u2013 Linear park and some small lakes/water features located inside certain precinct and outside for some. There will be Lifestyle Sports Club located at the commercial area (namely Silver Square). As per the architect, there are both indoor and outdoor facilities. Detail information is not available as the entire club is still on drawing board.\n\n\nMaintenance cost \u2013 Expected to be 10 cent PSF of land size. To maintain the green and security will need certain minimum cost. At time, it is good and strategic to have the big lake, gazebo and bigger park located outside of respective precinct so that the maintenance cost can be made much affordable. As for Gentlebre purchasers, there is a small natural lake/pond located within the precinct. Be prepared for it!!!\n\n\nAccess & Security \u2013 There is a gated and guarded community for the residential. Access is pretty much separated according to respective precinct. For every precinct, there is a long driveway to the main entrance (with dual lanes on each side). As per architect, the long driveway is a proven and tested psychology barrier to those who want to gain illegal access to the precinct. I am referring to those visitors with bad intention i.e. robbers, house-break-in gangs, car thieves, etc. \n\n\nLayout and Fa\u00e7ade \u2013 There are four published layouts at the moment. They are all for terraces in which each and everyone has their own pros and cons. There is no one venom that suits everyone. Logically, larger built-up will naturally area enable a better layout. I am unable comment too much. Fa\u00e7ade of each and every unit is based on timeless design. Some say with some Baba Nyonya influence like Peranakan design. I particularly like the extended verandah and also the colonial type of fa\u00e7ade. One could hardly identify where the toilet location is as the typical toilet window (2\u00d72 opening) will not appear easily on the external wall. \n\n\nBackyard garden \u2013 Distance between building wall to wall is about 15 feet. Landscape and certain plants will be put in place at the backyard area. This will make the terrace backyard area different from typical terrace houses. Several benches will be placed there too, making the backyard look more like a linear park rather than backyard to keep idling stuff from each household or for cooking. \n\n\nGreen and densities \u2013 Since this is a stratified property, they will generally have higher minimum requirement of allocated green areas as compared to individual title property or Fenced and Guarded (FNG). More green can indirectly translate to lower densities. Are they having lower densities compared to other similar projects? You can judge yourselves.\n\n\nCradleton Terrace \u2013 12 units per acre\n\nTenderfields Cluster \u2013 8 unit per acre\n\nGentlebre Bungalow land \u2013 3.7 units per acre\n\n\nTechnical finishing specification \u2013 Comparatively the proposed finishing is pretty good and acceptable. One can expect to see 2\u00d72 porcelain tiles in living room/dining room and also laminated veneer (with underlayment) in bedrooms (though I wish this could be timber plank). Other areas are proposed with 2\u00d71 porcelain tiles. The garage is generously equipped with 2\u00d71 homogenous tiles. The only cement rendered flooring will be possible at the AC ledge. For main door of terraces and clusters, a much better size main door is put in place (proposal). They are going to opt for 2400mm (8 feet) door as opposed to the typical size of 2100mm (7 feet). Semi detached will then have 27000mm (9 feet) main door. The doors are bigger size lead one to wonder \u2018what about the clearance height for each precinct\u2019. Terrace will have floor clearance of about 10.6 feet while cluster is about 11.1 feet. Details on toilet sanitary ware is not confirmed. Some will curse and \u2018cowpeh 99\u2019 if they see a much inferior brand there. Finger crossed, no run of the mill Mr. G is allowed but Grohe is welcomed.\n\n\nSPAH \u2013 I saw this abbreviation in their IPAD slides. It slipped my mind to harass the SA to know what that abbreviation was about. I googled myself and lead me to think it is an \u2018abbrevasi\u2019 rather than abbreviation. SPAH means Sistem Penuaian Air Hujan (SPAH). There will be proposed rainwater harvesting system for clusters and semi-D. Basically rainwater will be channeled to the tank with filtration system and then supply to the garden tap. The setback is it will take up some space out of the masterbed room.\n\n\nPrice \u2013 Price for Cradleton is about RM290+ PSF for fully GnG, higher specification for finishing, higher percentage of green, lower density, bigger BU as compared to others. Is it pricey or fair? You can judge yourselves.\n\n\nCurrent offering :\n\n\u2013 3% early bird special\n\n\u2013 Additional 2% for EW repeated buyer or 1% referral fee\n\n\u2013 Free legal fees on Sales & Purchase Agreement (SPA) and loan agreement plus loan stamp duty\n\n\u2013 Booking fee is RM10,000\n\n\u2013 MOT is borne by purchaser (this may be needed to be paid upon VP)\n\n\u2013 Zero furnish \n\n\nTimelines or Milestone\n\n\nSome may ask whether this so-called newbie developer can perform or not. Eco Botanic and EcoSky are launched simultaneously and then Eco Majestic and Eco Spring/Summer are done within the same day. Can they deliver or will it end up as \u201cprojek terbengkalai\u201d? No one can predict exactly what will happen but they do have the DNA for such challenges. What are happening in EM? What are their timelines and milestone?\n\n\n1.\tAs of now \u2013 Many activities are happening at site. Firstly, landscape team had been mobilized to start planting the intended \u2018green\u2019 so that it will get matured by opening of EMSG. Some of the existing roads have been upgraded, beautified and widen. Earthwork at site has been on-going for the last few months from Cradleton all the way to Gentlebre and all other areas. The man-made lake has been dug up nicely. Piling work for the gazebo had been completed. Work on surface preparation for the buggy track was in progress too.\n\n\n2.\tEarly May 2014 \u2013 Opening of EMSO (Eco Majestic Satellite Office \u2013 This office will be here for a proposed period of two years to facilitate easy access since at site, the access is still in progress)\n\n\n3.\tEnd May 2014 \u2013 Launching of Cradleton. Approximately 95% sold on launch day and subequenly almost all sold within a week. \n\n\n4.\t30th May \u2013 A quarter of the 182 bungalow lots have been launched and sold out within an hour or so.\n\n\n5.\tEnd June 2014 \u2013 Possibly launching of Tenderfields and follow by SPA signing.\n\n\n6.\tNew access road to EMSG via Jalan Semenyih \u2013 They are building proper and more straightforward road to their site with additional traffic light. This new road should complete prior to completion of EMSG.\n\n\n7.\tEMSG \u2013 This could be completed by end August 2014. EMSG is Eco Majestic Sales Gallery. By the time of EMSG opening, the Swan Lake should be in pretty good shape with the gazebo, little bridge and also maturing landscape.\n\n\n8.\tRed pavement bridge connecting to Eco Hill \u2013 This could be completed by latest Q1 2015. In future, in order to go to EMSG, one can use Eco Hill and then the bridge to EMSG instead of having to go through Semenyih town.\n\n\n9.\tInterchange at Eco Hill to Lekas \u2013 This may be completed by end of Q2 2015. By hook or crook, this got to be completed before VP of First Phase of Eco Hill.\n\n\n10.\tInterchange at Eco Majestic to Lekas \u2013 This may be completed by VP of Cradleton. It should be at least half year or one year prior to actual VP date as such interchange requires more paperwork.\n\n\n11.\tVP for Cradleton \u2013 Based on SPA for stratified properties, it should be sometimes June 2017.\n\n\n\nView of the site (in early May).\n\n\n\nConstruction of the show houses.\n\n\n\nPart of the Swan Lake\n\n\n\nPiling work for the little bridge across the lake.\n\n\nWhat the USPs for Eco Majestic?\n\n\n1.\tA fully Gated and Guarded (GnG) township with strata title and adequate allocation for green area.\n\n\n2.\tA self sustainable township with 1089 freehold land (with about 20% of the land allocated for commercial) incorporating the four main elements namely planet, people, prosperity and pleasure.\n\n\n3.\tThree planned access (two to new Lekas interchanges and one at Jalan Semenyih). There is also a possible proposed connection from EM to North South Expressway (NSE) via Bandar Sri Putra interchange.\n\n\n4.\tProper road system with provision for landscape and also walking and cycling path. Their proposed 132\u2019 and 100\u2019 roads are with provision of proper landscape, walking path (about 1.2 m) and also walking cum cycling path (of about 3.0 m width).\n\n\n5.\tLocated at the rapidly growing area of this corridor (Kajang-Semenyih-Cheras South)\n\n\n6.\tSynergized effect with Eco Hill. Red-pavement bridge is probably the start of the effect. Now both townships will have two interchanges to Lekas.\n\n\n7.\tTenby International School in Eco Hill. Apart from this, there are also existing Rafflesia Kajang Campus (Kajang) and Kolej Tunku Jaafar (at Mantin, NS).\n\n\n8.\tThere are two better schools in Semenyih namely SK Sin Ming and SMK Engku Hussain apart from the existing neighborhood schools.\n\n\n9.\tThere are three MRT stations that located within 10-15 minutes drive away (to somewhere in Kajang). Some may not even consider this as USP as they are still quite a distance apart. Is it possible for MRT to extend the route to Semenyih? As of now, there is no provision of land for MRT station in EM. But I cant say the same for Eco Hill 2.\n\n\nWhat are the major concerns?\n\n\n1.\tMinor soil settlement on filled land area where this could potentially cause uneven and minor to moderate soil settlement. They pretty much acknowledged lesson learnt from Setia Alam early phases that soil marine soil is no play-play item. Air tenang jangan disangka tiada buaya. Sekali dicengkam, nama baik suffer selama-lama-nya. By now, they should be on top of this issue, hopefully.\n\n\n2.\tLake overflowing \u2013 There was a point I was worry about the lake being used partly as retention pond. You see, basically in new township of this size, the developer has the obligation of knowing the infill rate and discharge rate of rainwater. After completing the development, they have to achieve the same. Lakes are being used to do the job i.e. to slow down the water flow due to excessive runoff (due to development). Will the lakes overflow? Will the walking or jogging path inundated with rainwater like what happened in part of Western Lake and Central Park in Setia Alam. Will there be any culverts that come without provision of \u2018something\u2019 to prevent blockage of the culverts. Well, I have no absolute answer what will happen in actual site when every precinct is UP and running. BUT they dug the lake deeper to prevent such occurrence in EM. In a way, the increase the volume of the lake. At site, the lake is forming well. I saw piling work done on the proposed little bridge and also the gazebo. They look serious in making it happen well.\n\n\n3.\tKFC chicken farm \u2013 This is a broiler farm that is located about 2 km from Cradleton border. So far, there is no complain or feedback from anyone that there is any smell or excessively high number of fighter jets (aka flies or lalat). Is this a true concern?\n\n\n4.\tThe smell from the STP (sewerage treatment plant) \u2013 So far, in the forum, none actually cowpeh (complain) about smell or anything from the STP in Setia Alam. I did a measurement in Wikimap for Setia Alam Precinct 8. It is about 80 meter from house to the boundary. As for EM, the one and only sewerage treatment plant is sitting at northwest side of EM. The nearest precinct is Cradleton in which the distance is about 50-60 meter easily.  In between the distance, there is plentiful of shrubs, trees, etc. Will it generate some unpleasant smell? The answer is yes IF (1) IWK fails to operate and maintain it accordingly, (2) under design STP or (3) sudden major catastrophic. There are several rows of 20\u00d770 terraces that located closest to the STP with spatial separation of 50-60 meter, and these are all purchased by staff and business associates prior to launching.\n\n\n5.\tIncreasing maintaining fee \u2013 Most of the big ticket items such as the lake, gazebo, parks, etc. are located outside of respective precinct. These will be eventually hand over to local council i.e. MPKJ. But as \u2018pemaju yang prihatin\u2019, I hope and think they will continue to upkeep this place to be at top notch condition. I was informed that SPS team is still maintaining the handed over parks in Setia Alam. Will the maintenance fee at each precinct increase over time? Seriously, I am very sure it will happen. What could you do? Be part of the Joint Management Board (JMB) to have a say in the expenditure.\n\n\n6.\tCemetery land (Nirvana Memorial Park, Nirvana Memorial Garden & Semenyih Memorial Hill) \u2013 Are these your concerns too? I did a distance check on Wikimap. It is about 11.6km straight-line distance.  I personally think these places are too far to be a concern. Some say during ChengMeng (All Souls Day), the entire Semenyih town will be very congested. Then, this is a true concern it will it could alleviated with the two accesses via Lekas Highway.\n\n\n7.\tBeranang territory \u2013 The fact shown that part or majority of the EM land is situated in Beranang with partly located in Semenyih. This development is submitted under MPKJ with an approved Semenyih postcode. What is wrong with Beranang that some highlight it as a concern or taboo? Kota Damansara is part of Sungai Buloh, and this place was known as \u2018Leprosy Centre\u2019 [Mah-Foong-Yuen in Cantonese] in olden days. \n\n\n8.\tWhere are the kebangsaan schools and Chinese school? \u2013 A time of writing this review, there is no verified news about Chinese school. Is this a potential concern to certain buyers or potential buyers? Are they working on it? Of course YES. Three precincts are only about 160 acres. There are 170+ acres for Silver Square. There is more land to be developed. To be precise, there is 700+ acres land for future precincts. By looking at the masterplan, there are three pieces of land allocated for Sekolah Rendah and another three pieces of land for Sekolah Bersepadu. Continuous wave of \u2018motivating developments\u2019 are required to sell future precincts. What are they?\n\n\n9.\tWhere are the ugly look HTC? \u2013 Afaik, the high tension cable will be running along the interchange going through the side of Silver Square heading towards south side of EM. All the three precincts are located on the far north side. In short, they are pretty much out of sight from residential precincts.\n\n\nCan Eco Majestic match up or even out-pace the success of Setia Alam/EcoPark? \n\n\nMy answer is a firm YES. I am going to compare them with some facts and also educated guesses. Below are the whys? Perhaps some can agree and some can disagree:\n\n\na.\tSize \u2013 The combined acreage of Ecohill 1 (673 acres), Eco Majestic (1089 acres that formerly known as Connemara estate) and Eco Hill 2 (1050 acres) that could pretty much matches the size of the former Northern Hammock estate (now known as Setia Alam and Ecopark). The size could allow EM and Ecohill 1&2 to emerge as self sustainable township.\n\n\nb.\tCredential \u2013 SP Setia (despite the massive exodus) have proven time after time that they could deliver. Perhaps, the speed of growth could be distorted due to several pockets of vacuum. EcoWorld the new kids on the blocks have the entire DNA to achieve the desired results.\n\n\nc.\tFinancial Capability \u2013Theoretically, zero issue for SP Setia. As for EcoWorld, they are gearing up here and there to acquire more land bank. I supposed they would have done their own study before going all out. Land acquisition has been pretty fast and furious. Income is also generated in a very rapid manner. For instance, those 182-nos bungalow low can generate cash flow of about 16 million within like a month or so. And pretty much another RM32 million by end of the year. Thus, both should have the dough to soldier on.\n\n\nd.\tConcept \u2013 Eco Majestic is putting up the entire township to be fully stratified GnG township. Some could argue such concept may backfire due to high maintenance fee per month. I supposed by now, purchasers or homestayers would have overcame such mental barrier considering the maintenance fee in condo/apartment or other GnG properties (as compared to the mindset of ten years ago). Only Stratified GnG will have the stamina to last long in managing the township or respective precinct in a much organized manner. The two Acts that I have mentioned earlier are the most effective solutions in dealing with maintenance fee collection, failure to adhere to rules and regulation, car park issue, renovation on external/fa\u00e7ade, etc. If one doesn\u2019t believe, try asking around at those GnG township with individual title and also those FnG (Fenced and Guarded). \n\n\ne.\tLocation \u2013 Eco Majestic location is definitely much further from the epicenter (let say Golden Triangle) as compared to Setia Alam/Ecopark and also the access is much straightforward for the later. But then, on the other hand, we could view Semenyih-Kajang-Cheras Selatan as a growing corridor, like an unpolished gem. \n\n\nf.\tConnectivity \u2013 Apart from the connection to Jalan Semenyih and also Lekas, there is also possibility of connecting to Bandar Sri Putra via new proposed road. This could be farfetched at the moment. Information is still scanty. However, by looking at Ecohill 2 landbank of 1050 acre and also Ecohill 1 of 673 acre, the local conglomerate (PNB in this context) has every incentive to push for this new proposed road (east West Link). This could be something that they know and we don\u2019t know. Will this happen?\n\n\ng.\tAmenities \u2013 Ecohill 1 has put up the commercial area fronting the busy Jalan Semenyih. This busy road does in a way reminds me of Eramas shop building that face Jalan Meru. This shoplot take-up rate should be pretty good. Tesco Hypermarket is located at the somewhere near Eco Hill entrance area. Meanwhile, Eco Majestic has allocated 170 acres commercial area (Silver Square) at the southwest side of the township, near the interchange, partly fronting Lekas. Setia City Mall (SCM) came into the picture after Setia Alam was maturing. I think it was about 2008 or 2009 when they looked at SCM seriously with their partner LLB (Land Lease Bovis). As for EM, based on the Fast and Furious pace they are embarking, preliminary planning or some form of conceptual planning would have been put in place by now.\n\n\nh.\tSchools \u2013 Similar to Setia Alam/Ecopark, Tenby International School is the first international school to pledge their commitment to operate in Eco Hill 1. Besides that, there are several established kebangsaan and Chinese schools located near Jalan Semenyih. Will they manage to get a Pin Hwa equivalent in EM or Eco Hill?\n\n\nBottom line\n\n\nThis integrated development heavily count on the anticipated growth of this corridor Semenyih-Kajang-Cheras. At such launching prices, they are nowhere near cheap neither it is too blatantly expensive considering adjacent projects price their products at 270+-PSF range in a non stratified GnG concept. Will EM booms rapidly and start to attract more local Semenyih people and outsiders want to stay in Eco Majestic?\n\n\nWho is Eco World?\n\n\nEcoWorld\u2019s vision is far from being a builder. Our vision is to create world class eco living in all our developments. The best way to predict the future is by creating them, which is why we hold true to our dictum of \u201cCreating Tomorrow & Beyond\u201d.\n\n\nAt EcoWorld, we are driven by the mission of feeling for humanity and nature, where our developments progress towards a World Class Eco Living standard. We are inspired by people and only deliver the best quality for our customers and our environment. Our developments will be known as an inspiration of innovative eco product positioned to take global centre-stage as a true icon.\n\n\nAdvancing ahead, we are spreading our wings from Kuala Lumpur to the whole of Malaysia, venturing into many more developments including townships, integrated commercial developments, high-rise residential and business parks. With ever growing presence in Klang Valley, Iskandar Malaysia and Penang, EcoWorld is set to become a benchmark property developer in Eco development. (source \u2013 EcoWorld website)\n\n\nWhere is the place I can get more information?\n\n\nEcoMajestic @ EcoWorld Gallery\n\nEcoMajestic Sdn Bhd (1002247-X)\n\n(formerly known as Riverside Hills Sdn Bhd)\n\nNo. 13A & 15, Jalan Kiara 1\n\nKawasan Perniagaan Kiara\n\n43500 Semenyih, Selangor DE, Malaysia\n\nT   +603 8723 2255\n\nF   +603 8723 2225\n\nE   ecomajestic@ecoworld.my\n\nGPS Coordinates: N 2\u00b0 57\u2019 44.1\u201d E 101\u00b0 50\u201915.1\n\nMondays to Fridays \u2013 9am \u2013 6pm\n\nWeekends and Public Holidays \u2013 10am \u2013 6pm\n\n(note \u2013 We call this place as EMSO)\n\n\nWhat about the guy behind success of SP Setia?\n\n\nLiew appointed Eco World director\n\nPETALING JAYA: Property developer extraordinaire Tan Sri Liew Kee Sin has been appointed non-independent and non-executive director in Eco World Development Group Bhd, according to a Bursa Malaysia announcement.\n\nThe 55-year-old, who built S P Setia Bhd into one of the largest Malaysian property companies by market capitalisation, resigned from his position as president and chief executive officer of S P Setia on April 30, 2014.\n\nHowever, he remains chairman of Battersea Project Holding Co Ltd and managing director of Qinzhou Development (M) Consortium Sdn Bhd.\n\n\nLiew is the father of Liew Tian Xiong, director and substantial shareholder of the company. Eco World is controlled by former executives of S P Setia. (source \u2013 thestar.com.my)\n\nAdditional information, please click below links:\n\n\nhttp://ecoworld.my/\n\nreviewed by tengster 2014.\n\n(Contactable via tengster@yahoo.com for any queries)\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ecosky-taman-wahyu-ecoworld/", "title": "PROPCAFE Guest Review : EcoSky @ Taman Wahyu By Eco World", "body": "\n\nLast weekend was a busy weekend for many investors as there were so many launches in Klang Valley. One of the most HOT HOT HOT launches was EcoSky by newbie EcoWorld (not exactly new if you see their management team :P). We are glad to have PropCafe\u2019s first \nGUEST EDITOR \u2013 Tengster\n to cover this exciting project. \n\n\nThis almost rectangular-ish integrated mixed-use development has been designed as a 360\u00b0 lifestyle hub for the vibrant and mobile community. Retail, Office and Residence is EcoSky\u2019s tagline whereby EcoWorld comes with a motto \u2018Creating Tomorrow & Beyond\u2019.\n\n\n\n\nEcoSky\u2019s retail promenade is made up of 35-nos 4-storey retail lots that could accommodate a wide range of shopping, dining and entertainment choices. \n\n\nThe F&B outlets are situated next to The Centre where the water features (including cascading water effects and shallow pool) to allow Al fresco dining. \n\n\nEcoSky\u2019s office pod offers like 40,000 sq.ft office space in a stand alone signature building fronting Jalan Kuching.  (At present, very little information on office pod).\n\n\nEcoSky\u2019s high-rise residential offerings comprise well-designed units that range from 861 sq. ft. to 1227 sq. ft. Residents will enjoy three levels of exclusive facilities \u2013 The Club (at level 7 that shared by all three block residents) for sports and open-air activities including a 50m lap pool, fun island pool and children\u2019s water play area; The Pavilion (located at 20+ floors), a garden lounge for creative endeavours; and The Peak (located at rooftop), a penthouse club for socialising and entertainment. \n\n\nHow does the site look like? Bird eye view from PPR Taman Wahyu (courtesy from a LYN member \u2013 permission obtained to publish this). Can see KL skylight at night and also the lake\u2026..\n\n\n\n\nBelow are the vital information:\n\n\nDeveloper : Eco Sky Development Sdn. Bhd. (1001417-M) (formerly known as Summer Nights Sdn. Bhd.)\n\nAddress: Lot 3972 & 4189, Batu 6 \u00bd , Jalan Ipoh, 68100 Kuala Lumpur, Malaysia.\n\nContact: T +603-6251 2255        F +603-6251 2552\n\nEmail: ecosky@ecoworld.my\n\nGPS Coordinates: +3\u00b0 13\u2032 8.77\u2033, +101\u00b0 40\u2032 15.32\u2033\n\nLandsize \u2013 9.5 acres\n\n\nTenure:  Freehold\n\n\nProject components: 3 blocks service apartment (namely 39-storey Aurora, 39-storey Basalta & 40-storey Clarita), 35-nos 4-storey retail office building, signature building namely The Office Pod and 30+k sqft park with controlled accesses.\n\n\nLocation\n\n\nThis project is located at off Jalan Kuching (see below map). Technically, it is under Kuala Lumpur territory. However, the postcode maybe 68100 which is similar to Taman Wahyu And Kip Park. Actual site is located north of Taman Wahyu i.e. immediately south of Tesco Extra. The site is about 9 km from KLCC. \n\n\nWhat are located adjacent?\n\n\n1.\tTesco Extra \u2013 next door\n\n\n2.\tKommuter Station is located about 450 meter away. Covered walkway will be constructed by developer. DBKL approval to be obtained soon. Walking time is about 5-6 meter. Kommuter reliability is improving from time to time. Typically, from Taman Wahyu station to KL Sentral is about 25 minutes. See below for timetable.\n\n\n3.\tBrem Mall & Crystal Crown Hotel \u2013 about 3 km away\n\n\n4.\tGiant Batu Caves \u2013 2 km away\n\n\n5.\tBatu Caves \u2013 1 km away\n\n\n6.\tSchools are SJKC Mun Choong, SMK Dato Ibrahim Yaacob, SK Seri Delima, SJKC Kheow Bin (at Batu Caves), SMJ Jinjang (this is one of the top school in KL), SMk Perempuan Jalan Ipoh, Chung Hwa Independent School (at Jalan Ipoh Batu 3), etc.\n\n\n7.\tParks \u2013 Kepong Metropolitan Park (3 km away), Mastiara Metropolitan Park (3km away)\n\n\nKommuter timetable is as below. If too small to see, goto their website\n\n\nhttp://www.ktmkomuter.com.my/tickets/ticket_doc/Batu%20Caves%20-%20Pel%20Klang-14052012.xls \n\n\n\n\nImmediately east side of EcoSky is where the PPR Taman Wahyu are located. PPR Taman Wahyu consists of 3 blocks in which each block is about 15 storey. There are several rows of link factory lots located at south side of EcoSky where they operate as spray painting workshop, car workshop., chop-chop shop, light manufacturing facilities, Proton and Perodua showroom, tiles warehouse, etc. Tesco is then location on the north side.\n\n\n\n\nLand Tenure\n\n\nSurprisingly, this plot of land is actually FREHOLD LAND. The land was purchased from DRB-Hicom Berhad for RM69.92 million. This Bursa announcement clearly shown that the land is indeed FREEHOLD.\n\nI was initially very skeptical. I know for a fact that the adjacent areas such as Taman Wahyu, Taman Tasik Indah, Taman Mastiara, KiPark Sri Utara (all 4 phases), etc. Maybe it\u2019s a situation I called it \u2018seeing is believing\u2019.\n\nhttp://www.bursamalaysia.com/market/listed\u2026cements/1249753\n\n\nEcoSky\u2019s Retail Promenade\n\n\nEcoSky\u2019s retail promenade is basically an improved and smaller version of SetiaWalk Puchong (SWP). I will explain on the improvement portion but I need to put up a disclaimer that the below improvements are by no means to discredit the features of SWP. There are purely lesson learnt from their experience in executing SWP.\n\n\n1.\tThe needs of reserved carpark lots for those frontal commercial lots to attract banks\n\n\n2.\tTenant selection criteria with good mix to complement each other\n\n\n3.\tTenant control via lease-back program\n\n\n4.\tSeparate access for commercial and residential. Commercial area carpark is located at LG floor while residential is located separately.\n\n\n5.\tMuch broader view of available shops if one standing at the cascading water feature areas as the layout is planned in such way. \u2018One eye can see all\u2019 is the description.\n\n\n6.\tThe need of having an iconic or signature building in commercial area. This is referring to EcoSky\u2019s office Pod that offers as much as 40,000sq.ft office area.\n\n\n7.\tExtended verandah at first floor commercial areas to facilitate of Al fresco concept. Adequate width enable setting up of tables. IMHO, this one is excellent. Certain part of Publika had this too.\n\n\n8.\tProper loading bays for retailers. \n\n\nAccording to lil bird, the indicative price is RM4.5 million to RM6.0 million on enbloc basis. Some SA said all these have been sold and some SA seems to be unable to give firm answer at all.  As of now, it should be taken as NONE available for sale.\n\n\n\n\nEcoSky\u2019s Residential\n\n\nThere are three blocks in EcoSky. Below are the details:\n\n\n1.\tAurora Tower \u2013 39-storey with 10 units per floor.\n\n2.\tBasalta Tower \u2013 39-storey with 12 units per floor\n\n3.\tClarita Tower \u2013 To be announced with improved layout and price\n\n\nAll the three blocks are sitting on carpark podium. Basically Aurora means natural light display aka Block A to layman while Basalta is volcanic rock i.e. Block B. Block C is Clarita which mean clarity. Reminding you to see carefully and don\u2019t drop spectacle again. \n\n\nSizes\n \u2013 ranging from 861sq.ft to 1227sqft\n\n\nLayout\n \u2013 Type A1 \u2013 1227 sq.ft, Type B2 \u2013 1109 sq.ft, Type C2 \u2013 1055 sq.ft, Type D1 & D3 \u2013 901 sq.ft and 926 sq.ft respectively. Layout A, B and C are basically 3 rooms with 2 bathrooms and come with 2 carpark while type D\n\n\nConcept\n \u2013 The roof is structured base on rain concept as EcoSky is uniquely located in between several lakes. Those roofs are luckily pointing up and not at anyone else. These buildings will have triple certifications i.e. GBI, BCA greenmark and Leed. Typically, such certification comes with higher construction of about 3-5% and renewing the license will require fees too. Details could be read from the link http://www.greenbuildingindex.org/why-green-buildings.html or google for more.\n\n\nFacilities \u2013 The Club (at level 7 that shared by all three block residents) for sports and open-air activities including a 50m lap pool, fun island pool and children\u2019s water play area, triple volum gymnasium (6000sq.ft), playground, etc; The Pavilion (at 20+ floors) \u2013 a garden lounge with double volume and The Peak (at rooftop) \u2013 a penthouse club. There are also two connecting and secured bridges to commercial area via Level 7. At The Club, there is also proper business lounge in which business could be conducted. They do have proper business function room to house quite small to mid size audience for power point presentation or training.  \n\n\nMaintenance cost\n \u2013 Expected to be 40cent PSF. I am curious and equally annoyed of such high maintenance cost. Some of the MK condos are charging like 30-35c PSF while reportedly this Flexus is charging 44c PSF. Still curious.  One of the reasons could be attributed by the triple green certification i.e. GBI, BCA greenmark and Leed. Renewals of such licenses don\u2019t come cheap. It may whack up to 5-6 cent PSF easily. To maintain the green will need extra cost as well. I tried to ask the SA, it seems the answer is that \u2018they will be working on the cost again though they know 40c PSF is on the high side\u2019.\n\n\nAccess & Security\n \u2013 There is 4-tier security for the residential. Access is pretty much separated from commercial.\n\n\nGreen\n \u2013 There is a 30,000 sq.ft park located at the north east side of EcoSky site. The park is fenced up with secured accesses (two only nearby commercial area).\n\n\nLift\n \u2013 There are 5 lifts plus one service lift.\n\n\nPrices\n \u2013 I cant get to memorize the pricing. It is about 648K PSF after discount onward. This is good for the D3 unit facing west. Floor incremental is RM2K except Level17 \uf0e0 18 is RM3k. Not sure about SkyGarden Floor. No premium pricing on number 8. PSF for type A (1227sqft) is marginally lower than others. Another example is #15-08 is a type B with 1109sq.ft. Price is 748K (i.e. 675PSF). Work backward to Level 8. Price is 734K (662PSF). These prices are before discount.\n\n\nCurrent offering :\n\n\u2013 3% early bird special\n\n\u2013 Free legal fees on Sales & Purchase Agreement (SPA) and loan agreement plus loan stamp duty\n\n\u2013 Developer Interest Bearing scheme (DIBS)\n\n\u2013 Booking/Reserved fee is RM10,000. The 10% balance minus early bird rebate and booking fee can be paid via credit card that comes with interest free instalments (limited to participating banks only)\n\n\u2013 semi furnished package (covers kitchen cabinet, hob and hood, microwave, refrigerator, air condition units for rooms). Electrical appliances are Electrolux while AC are York. There is also hot water system (but not displayed in show units at present)\n\n\nBottom line\n\n\nThis integrated development heavily count on the deliverable of the concept by ex-SP Setia team. At RM650PSF onwards, it is not cheap neither it is too expensive considering Kiara East 2.0 prices their products at 700+ PSF, Flexus Signature Suite at 700PSF (with 10% early bird discount & 44c PSF for maintenance) while Lakeville by MahSing put indicative pricing of close to 700PSF. We should know by now, historically MahSing can price higher than indicative subject to responses.\n\n\nRegistration of number, selection of unit process and others went well without any unwanted incident. All units in Basalta SOLD OUT at press time (I mean project review writing time at 6pm 22nd September).\n\n\nA little joke \u2013 If one can\u2019t get this ECO-Sky or get balloted for ECO-Botanic, you may try wallop Empat ECOr. Their number is always 2255.\n\n\n\n\nWho is Eco World?\n\n\nEco World was incorporated as a private limited company in Malaysia on 29 December 2011. Eco World has an authorised, issued and paid-up share capital of RM50,000,000 comprising 50,000,000 ordinary shares of RM1.00 each. The principal business activities of Eco World are development, construction and investment.\n\n\nAdditional information, please click below links:\n\n\nhttp://ecoworld.my/\n\nRecent news about Ecoworld and Focal Aims\n\n\nhttp://www.theedgemalaysia.com/in-the-edge-financial-daily-today/254891-ecoworld-offers-rm140-for-focal-aims.html\n\n\nhttp://www.theedgemalaysia.com/business-news/255066-investors-may-want-to-stay-in-focal-aims.html\n\n\nAgain, thanks to our Guest Editor \u2013 Mr. Tengster!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ekocheras-cheras-by-ekovest-bhd-speacial-preview-launching-on-7th-sept-for-vips-live/", "title": "PROPCAFE Exclusive News : EkoCheras @ Cheras By Ekovest Bhd \u2013 Speacial Preview Launching on 7th Sept for VIPs (\u201cLive\u201d)", "body": "\n\n\n\n7\nth\n Sept 2013\n \n\u2013 This date could be just an ordinary day for most of us but definitely not for \nEkovest Bhd\n and those property crazy like Propcafe. I believe this date will definitely be one of the most historical event for Ekovest Bhd \u2013 The Launching of Special Preview of Ekovest\u2019s \u00a0first ever commercial integrated project at Cheras called \nEkoCheras\n at their main office lobby located Jalan Gombak for the VIPs and only specially invited guests.\n\n\nEkoCheras ( Overview)\nCredit to KDI\n\n\nJust for your information, the actual date where EkoCheras is open for public booking is on this \nSunday 8\nth\n September\n from 10am.\n\n\nThe event was remarkably very successful and the respond was overwhelming. Believe me.. it was so HOT until you feel like taking out your top and jump on the table and shout \u201cLet\u2019s Party\u201d..\n\n\nLet\u2019s party\u2026\nSorry\u2026 I know wrong picture\u2026\n\n\n\u00a0\n\n\nAnd the temperature keep on rising till you can\u2019t reall stand the heat and almost as equivalent as the burning temperature while you watching F1 Grand Prix at Sepang circuit. Sorry, wrong analogy.\n\n\nWhat I meant is as hot as the girl in F1 Grand Prix at Sepang.\n\n\nSorry again. wrong picture\nbut i know you all will like it!\n\n\n\u00a0\n\n\nThis project is really \u201cHOT\u201d and how could it be possible for PropCafe.Net members to miss such an important event? So we decided to go to pay a visit as a double Zero 7 agent and do a short write and \u201clive\u201d report from the actual site.\n\n\nJust a short brief about this EkoCheras Project and I am not going so detail into this project for today\u2019s write because I will write another detail review about this project later.\n\n\n\n\nEkoCheras SoHo\nBlock J (Left) & Block H(Right)\n\n\nName: EkoCheras\n\n\nDeveloper : Ekovest Bhd\n\n\nLocation : \nCheras (Currently where Cheras Auto City sitting on \u2013 Opposite Leisure Mall)\n\n\nGoogle Coordinate : 3.093004,101.738911\n\n\n\u00a0\n\n\nEkoCheras Location\n\n\nEkoCheras Location\n\n\nLand size : Approx 12 acres Freehold\n\n\nType : Mixed Commercial Integrated\n\n\nToday launch : SOHO\n\n\nTotal Units\u00a0 : 1000+ units\n\n\nSize : 762sf to 1327sf\n\n\nPrice* : From $633psf (Before Discount)\n\n\n*Pricing is just an indicative. For detail pricing please contact to Ekovest directly.\n\n\nWe went there as early as 730am, and to our surprised there were already few property enthusiasts gathering out the main entrance of Ekovest Bhd main office \u00a0until the main door was open at 900am and need not explain furthermore, the BBB party had started.\n\n\nProperty Lovers waiting outside early in the Saturday morning\n\n\n\u00a0\n\n\nSome people say that is like buying veggie at the market and some say like pasar malam (night market) but for me who goes to Pasar Pagi every weekend morning, when I compared, it is actually more happening \u00a0than the morning market I visit every weekend!\n\n\nMalaysia Pasar Pagi\n\n\n\u00a0\n\n\nThe crowd at around 10am\n\n\nThe crowd at around 10am\n\n\nThe crowd at around 10am\n\n\nThe crowd at around 10am\n\n\n\u00a0\n\n\nBlock J Status @ 10am\n\n\nCrowd watching like watching stock market. BBB!\n\n\nCrowd studying and appreciating the scale model\n\n\nLook at their eyes! All looking at the sales chart to see what units are still available.\n\n\n\u00a0\n\n\n\u00a0\n\n\nThe majority of the crowd is Chinese and the age group range from mid 20\u2019s to late 50\u2019s.\n\n\nat 1:30pm.\nguest listening attentively to explanation\n\n\n\n\nThe crowd just getting bigger\u00a0 as reaching noon but by that time Block J (which got discount) almost \n90% booked\n.\n\n\nBlock J status at 1230pm\nRed dot means booked\nYellow dot means Bumi Lot\n\n\nSo we thought the party will be ending soon and PropCafe.Net members can go home but NO!\n\n\nThe crowd switched their attention to \nBlock H (Without discount\n ) and started to pick their units there! OMG..what\u2019s happening?\n\n\nLooking at the current situation, at that time we were really thinking that this project will be fully booked even before its official launch. The crowd is so fierce and furious until I saw people actually \npressing with their finger(s) on\n on the sales chart to mark their territory until the staff came to put the red dot sticker to secure the desired unit for them.\n\n\nWell, the guy really waited for few minutes with this finger(s) on the chart! I just cannot stop trying to imagine if someone want to book 10 units, is he or she going to use all his or her 10 fingers there! And the best part is , for those who having a small palms and short fingers how to do? So from now I advise you train your finger more like practicing Piano or Guitar , it does help perhaps and if you don\u2019t know how to play Piano or Guitar,\u00a0 i think it is time for you to attend classes\u00a0 otherwise very hard for you to stretch your all your fingers to 10 different units which is far apart at the same time! \ud83d\ude42\n\n\nThe \u201cmagic\u201d finger booking\n\n\nNow the crowd switch their attention to Block H (without discount)\n\n\nBlock H sales status at 10am\n\n\nBlock H status at 1pm\n\n\n\u00a0\n\n\nBy 1:45pm \u2026 Block J & H was almost 90% booked\n (excluding the 30% Bumi Lots) but the crowd still not dispersing and some even demand they wanted to book the Service Apartments (which is not available for booking during this launch).\n\n\nObviously, those who left with a big Grin on their face got with what they desired and those who coming late left empty handed.\n\n\nIs the moral of this story is \u201cSiapa Cepat Dia Dapat\u201d ? Well \u00a0I am skeptical about \u00a0this statement whether is still valid and applicable to Malaysia property?\n\n\nIs the Malaysia Property market really still bullish? Or are they just ignorant?\n\n\nWho are actually this people?\n\n\nFor those who are interested to know more feel free to visit their office, like I mentioned earlier, it is open for public booking on 8\nth\n Sept\u00a0 2013 Sunday, who knows you might be \u201clucky\u201d if there is still unit available!!!! Good luck to you!\n\n\nTheir address can be found from their website \nhttp://www.ekovest.com.my/contact_us.html\n\n\nOr google map\n\n\nhttps://maps.google.com/maps?q=ekovest&hl=en&ll=3.194914,101.705117&spn=0.012255,0.021136&geocode=+&t=m&z=16&iwloc=A\n\n\nEkovest Berhad\n\n\n3rd Floor, Wisma Ekovest\n\nNo. 118, Jalan Gombak\n\n53000 Kuala Lumpur\n\nTel: 603 4021 5948\n\nFax: 603 4021 5943\n\n\n\u00a0\n\n\nThat\u2019s all folks ! so called \u201clive\u201d bring to you by PropCafe.Net.\n\n\nStay tuned for the next detail review of EkoCheras by PropCafe.Net. Coming soon!\n\n\nMeanwhile please sit back enjoy and relax!\n\n\nPictures below from\n\n\nhttp://www.ekovest.com.my/properties_ebp.html\n\n\n \n \n \n \n \n \n \n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ekocheras-cheras-introduction-live%e2%97%a6learn%e2%97%a6love/", "title": "PROPCAFE\u2122 Review : EkoCheras @ Cheras \u2013 An Introduction to Live\u25e6Learn\u25e6Love", "body": "\n\nHi all and Happy New Year! Hope everyone is fine and thank you very much for your support to PROPCAFE\u2122. Year 2017 had been a tough year for most us especially the property market in Malaysia but the good thing is you are not alone out there.\n\n\nWe do feel what you felt as we are also part of Malaysia community as well. Believe me believe you, we are just a commoner among you guys living day by day and work from 9 to 5 for the past few decades and if we managed to survive in one piece through the brutal year of 2017, we believe you are not exceptional and might even do better than you think you are capable of.\n\n\nDon\u2019t lose the faith, keep on moving and continue believing in what you do and with that \u2013 Let\u2019s welcome 2018 together with PROPCAFE\u2122\u2019s opening article of year 2018 : \nEkoCheras \u2013 An Introduction to Live\u25e6Learn\u25e6Love\n.\u00a0 but before that I just have to ask the most popular new year question : What is your new year\u2019s resolution? \ud83d\ude42 You will know my new year\u2019s resolution by the time when you finish reading this.\n\n\n\n\nIt has been a while since the \nlast entry\n of our write up on EkoCheras in 2013. For the past few years, there have been a number of new developments going on at Cheras area ( Cheras Kuala Lumpur and Cheras Selangor ) . Self-proclaiming themselves as the dragon of Cheras, so by now there must be a lot of dragons flying around Cheras \n .\n\n\nNope.. we are not surprised when we heard that\u00a0 because if a dragon can be born in Afghanistan, it is possible to have another dragon in Malaysia too \n . But we all know that only time will tell everything and there will be only one dragon in our heart \u2013 the real dragon of Cheras.\n\n\n\n\n\n\nLocation \n\u2013 \nH\nome of the Sleeping Dragon\n\n\nBefore we go into more detail about the \u201clocation\u201d of EkoCheras, allow me to warm up the engine a bit and let me start with some brief info about the location of this project to give you some image on the location of EkoCheras because we know Cheras is very big and just to be fair not all lands on Cheras is considered prime at least not by PROPCAFE\u2122.\n\n\nEkoCheras Location Map\n\n\nEkoCheras is a self-contained integrated mixed development, strategically located within about \n9.1km\n of bustling Kuala Lumpur City Centre (KLCC) with travel time varies from about 20 mins to 45 min depending on the traffic condition (yeah we know how notorious the traffic of Jalan Cheras can be at some certain time of the day), and spanning across \n12 acres\n of superb prime freehold land. The exact as per on \nGoogle Map\n\n\n\nGPS Coordinates N 3\u02da 5\u2019 36.06\u201d E 101\u02da 44\u2019 20.28\u201d Google Maps \nhttps://goo.gl/maps/e4xN8GNhDyp\n\n\nEkoCheras Location\n\n\nEkoCheras is one of the largest fully self-sustaining mixed development located next to Taman Mutiara Barat along Jalan Cheras ( right before the Jalan Cheras roundabout and diagonally opposite of\u00a0 Leisure Mall Cheras) bearing a \nKuala Lumpur postcode\n of \n56000\n and fall under part of the Federal Territory of Kuala Lumpur under local council of\n DBKL\n.\n\n\nEkoCheras Distance to Major Areas\n\n\nDo you know\u2026 \n\n\nPart of the land of where EkoCheras is currently sitting was previously known as Cheras Auto City? For those who have no idea and to refresh your memory for those had forgotten how it looked like back in 2013, PROPCAFE\u2122 (being a bit sentimental and having unusual habit of keeping photos of some particular development site prior construction)\u00a0 has some photos of the site before it was demolished. Let\u2019s see if you still able to recognize it. \n\u00a0\n\n\n \n \n \n \n \n \n \n \n \n EkoCheras Before Construction \n \n \n \n \n \n \n \n \n \n \n \n EkoCheras Before Construction \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n EkoCheras Before Construction \n \n \n \n \n \n \n\n\n\u00a0\n\u00a0\n\n\nAccessibility \n\u2013 \nThe\n R\noad\n \nT\nrain\n \nP\nedestrian\n \n(RTP) \nNetwork\n\n\nConnectivity and Accessibility play an important role in property buying decision because this will determine the measure of \u201cconvenience\u201d value of the property. Infrastructure solution \u2013 \nEfficiency and Convenience\n \u2013 where able to create more time (time saving) is considered as one of the highly value added factor to any property as well as quality of life.\n\n\nEkoCheras Accessibility Road Network\n\n\nRoad Network \u2013 The Fuel Combustion\n\n\nLet\u2019s have a check on the accessibility of EkoCheras with our North \u2013 East \u2013 South \u2013 West (NESW) 4 \u2013 points check.\n\n\nEkoCheras mainly can be accessed via few major roads\n\n\nFrom North (From Kuala Lumpur City Center to Cheras / Kajang)\n\n\n\n\n\n\nVia \nJalan Loke Yew \u2013 Jalan Cheras\n and make a U-turn with elevated ramp on you left after Petron \u2013 Caltex Jalan Cheras about 1km away from EkoCheras.\n\n\n\n\nU-Turn Ramp to EkoCheras (From KL to Cheras Direction) Approximate 1km away from EkoCheras\n\n\n\u00a0\nFrom South (From Cheras / Kajang to Kuala Lumpur City Center)\n\n\n\n\n\n\nLebuhraya Cheras \u2013 Kajang\n. It is straight forward direct entry to EkoCheras via Jalan Cheras. You won\u2019t miss this iconic Cheras Twin Towers if you are coming from this direction.\n\n\n\n\n\u00a0\nFrom East \u2013 West\n\n\n\n\n\n\nMiddle Ring Road 2\n \u2013 Exit to Jalan Cheras roundabout ( Tesco Extra Jalan Cheras ) and bound to Cheras / Kajang via Jalan Cheras and make a U-turn with elevated ramp on you left after Petron \u2013 Caltex Jalan Cheras which is about 1km away from EkoCheras.\n\n\n\n\n\n\nIt is worthwhile to take note that a direct access to \nMiddle Ring Road 2\u00a0 via the \nelevated U-turn at MRR2\u00a0 \nbound to Jalan Ampang / Ulu Kelang / Gombak\n to skip the Jalan Cheras roundabout constructed by Ekovest to further ease the flow of traffic at Jalan Cheras had been completed and officially opened to public on 22nd Dec 2017\n\n\n\n\n \n \n \n \n \n \n \n \n \n Elevated U Turn at EkoCheras bound to MRR2 towards Gombak and Jalan Ampang \n \n \n \n \n \n \n \n \n \n \n \n Elevated U Turn at EkoCheras bound to MRR2 towards Gombak and Jalan Ampang \n \n \n \n \n \n \n\n\n\n\nEast \u2013 West Link (Lebuhraya Hubungan Timur barat)\n \u2013 Jalan Cheras\n\n\n\n\nIngress and Egress of EkoCheras\n\n\n\n\nThe resident of EkoCheras and the visitor of EkoCheras Mall will share the common Ingress and Egress of EkoCheras. There will be separate unique entrances for the residents of EkoCheras however during the peak hour, the traffic to enter or to exit from EkoCheras still pose a majpr concern to the residents\u2019 of EkoCheras. The Ingress and Egress are located at each end of EkoCheras (Office Tower and Tower E) along Jalan Cheras and one at the middle of EkoCheras at Jalan Mutiara Barat as per illustrated below.\n\n\nEkoCheras Ingress Egress on Ground Floor\n\n\n\u00a0\n\n\nEkoCheras Ingress Egress Lower Ground Floor\n\n\nIn this write up, we won\u2019t touch on the access via \nJalan Mutiara Barat\n because it involving more to housing road network but for those who are familiar with this area knowing the access via Jalan Mutiara Barat will be important in the near future (as the \n\u201cbackdoor\u201d \nof EkoCheras) as an alternative to avoid some part of the heavily congested Jalan Cheras. We will leave this to you to explore it yourself.\n\n\nEkoCheras Ingress Egress Jalan Mutiara Barat (Backdoor of EkoCheras)\n\n\n\u00a0\n\n\nTrain Network \u2013 \nHop On Hop Off\n \n\n\n\n\nMRT Station Taman Mutiara SBK25\n\n\nMRT Station Taman Mutiara SBK25 \u00a0\u2013 KVMRT Line 1 Sungai Buloh \u2013 Kajang\n\n\nOne of the main factor which makes EkoCheras project itself unique would be that EkoCheras is one of the integrated mix development along Jalan Cheras where is \ndirectly linked\n to the MRT station. When we say \u201cdirectly linked\u201d it really means directly linked \u2013 from the moment you step out from your door to the entrance of the MRT station \u2013 comes with proper covered walkway and not those types where you need cross the river or climb the mountain type of \u201cdirect link\u201d. The closest project development (carrying Kuala Lumpur address postcode along Jalan Cheras) having similarity to EkoCheras is Sunway Velocity in term of directly linked to MRT station.\n\n\n\n\nThe nearest MRT Station linked to EkoCheras is \nMRT Station Taman Mutiara SBK25\n and it is directly connected to the first floor of EkoCheras Mall corridor area via an elevated covered walkway. The length of of the covered elevated walkway is \nabout 200m length\n and \n18-20ft wide\n come with almost 70% covered with side glass panels on both side of the walkway. The elevated pedestrian linked bridge will be good enough to shield you from our Malaysia\u2019s weather.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n EkoCheras MRT Link Bridge \n \n \n \n \n \n \n\n\nOne of the advantages of EkoCheras being linked to the MRT Station Taman Mutiara that not many aware of is being located not far away from the \nLRT Line Interchange\n. The nearest Interchange to Ampang LRT Line would be the \nMRT Station Taman Maluri\n which is \nonly 3 stations away \nor about \n11mins \nfrom station to station and this will further enhance the connectivity to other train networks.\n\n\nEkoCheras MRT Line Map\n\n\nFor those who are looking to head off to \nKLCC or Bukit Bintang\n, now you can avoid the nightmares of traffic congestion as well as locating for car park in the heart of Kuala Lumpur City Centre. EkoCheras is merely just 6 stations away to \nMRT Station Bukit Bintang\n with an approximate of \n18mins\n travelling time from station to station.\n\n\n\n\nFor those who are looking to go the \nKLIA or KLIA2 airport\n, probably you can opt to hop on the MRT and exit at \nMRT Station Muzium Negara\n ( 9 stations from MRT Taman Mutiara or about 26min from station to station) and take KLIA Express from KL Sentral. Please bear in mind that from MRT Station Muzium Negara platform, it will be \nquite a distance of walking\n to the KLIA Express platform. Do plan your time ahead!\n\n\n*Source from www.myrapid.com/my/plan-my-journey\n\n\nWe would like to share the above table just in case if you are curious how long it takes from MRT Station Taman Mutiara to another MRT Stations. The tabulated data above will roughly giving you an idea of the time of traveling via MRT SBK Line from MRT Station Taman Mutiara alternatively you able to check online via the \nmyrapid journey planner\n\n\nSource : www.myrapid.com/my/plan-my-journey\n\n\n\n\nFor obvious reason TODe \u2013 Transit Oriented Development will lift up the quality of life in term of time saving (Value of Convenience) by enhancing our mobility. As we also understand, transportation by train network has its own limitation as compared to other mode of transportation but what we are trying to say is not necessary that you ( those who live in EkoCheras ) MUST travel using the train but you will have an alternative mode of transport ( and we think it is a privilege) as compared to others who don\u2019t have it. You might never know when you need it and when the day comes, it will be pretty handy for those who have it. \ud83d\ude42\n\n\n\n\nPedestrian Network \u2013 \nBurn the Calories\n\n\n\n\nEver since the announcement of MRT project by the government, we have seen or heard lot of marketing and sales pitch from certain groups of people trying to associate their property development with the MRT as an USP \u2013 Unique Selling Point.\n\n\nCome to think of it we feel some of them been trying too hard to the extent most if not have overlooked the meaning of true blue linked MRT property development and the importance of the Pedestrian Network Infrastructure. Ask yourself the question how many projects out there which are really connected to the MRT station with a proper pedestrian walkway?\n\n\nEkoCheras Elevated Covered Pedestrian Network\n\n\nPlease don\u2019t get us wrong here, we are not saying that those property developments which do not have a proper dedicated pedestrian walkway connected to the MRT station is something bad, it is that just we feel it is incomplete and could be better if developers do put some deep consideration on how to improve the human connectivity to the MRT station to fully leverage the benefit of the train network in Malaysia.\n\n\nThe Cross Road of the Elevated Pedestrian Network Connectiong MRT EkoCheras Leisure Mall\n\n\nWe know it is not an easy task especially when it involves several parties but it is worth a thought for the future. \nA well planned pedestrian network will \nfurther unlock\n the hidden potential of any development not only limited to the development boundary itself but to the seamless boundary of its \nsurrounding amenities, infrastructures and commercial network.\n\n\nEkoCheras Pedestrian Network Map\n\n\n\u00a0\n\n\nElevated Covered Pedestrian Walkway from MRT to another entrance of Leisure Mall\n\n\nEkoCheras is not just about the 12 acre project development itself. It is more than that and why? The \nelevated direct link bridge\n funded by Ekovest connecting to the MRT Station Taman Mutiara is the \u201c\nkey\n\u201d here.\n\n\n \n \n \n \n \n \n \n \n \n Elevated Covered Pedestrian Walkway Interconnecting EkoCheras \u2013 Leisure Mall \u2013 Taman Segar \u2013 MRT Taman Mutiara \n \n \n \n \n \n \n \n \n \n \n \n Elevated Covered Pedestrian Walkway Interconnecting EkoCheras \u2013 Leisure Mall \u2013 Taman Segar \u2013 MRT Taman Mutiara \n \n \n \n \n \n \n\n\nAlthough the main reason Ekovest building the elevated link bridge is to connect to the MRT Station but in real, we see this \ngolden key\n plays a far more important role \u2013 to open up the pedestrian network access by tapping on the current existing pedestrian network at this area where indirectly connecting EkoCheras seamlessly to :-\n\n\n\n\nTaman Mutiara Timur\n (PROPCAFE\u2122 received unconfirmed news that over this side there are few plots of commercial land to be developed in the near future \ud83d\ude09 )\n\n\n\n\nExit to Jalan Mutiara Timur and Leisure Mall from MRT Station. For those who are heading to Leisure Mall, you don\u2019t need to get out from the station since there is a direct link bridge connecting to the shopping mall\n\n\n\u00a0\n\n\nCIMB and the famous Restoran Steamboat Le Tien at Jalan Mutiara Timur\n\n\n \n \n \n \n \n \n \n \n \n Food Court \n \n \n \n \n \n \n \n \n \n \n \n Unconfirmed future development site \n \n \n \n \n \n \n \n \n Future Development land at Jalan Mutiara Timur \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Covered Walkway from MRT along Jalan Mutiara Timur \n \n \n \n \n \n \n\n\n\n\nLeisure Mall\n\n\n\n\n\n\n \n \n \n \n \n \n \n \n \n Cheras Leisure Mall \n \n \n \n \n \n \n \n \n \n \n \n Cheras Leisure Mall \n \n \n \n \n \n \n \n \n Cheras Leisure Mall \n \n \n \n \n \n \n\n\n\n\nCommercial area of Taman Segar ( Detailed in next section )\n\n\n\n\n\n\n\n\n\n\nThe newly built DBKL Taman Segar Multi Storey Car Park which located beside Leisure Mall.\n\n\n\n\nDBKL Taman Segar Multi Tier Car Park\n\n\nLeisure Mall Cheras \u2013 MRT Link Bridge\n\n\nNow with the newly constructed elevated *link bridge to Leisure Mall (*under construction), one can cross over to Leisure Mall from MRT Station or EkoCheras and vice versa safely and comfortably regardless rain or shine.\n\n\nThe furthest cover walkway of the pedestrian network ends nearby beside the newly constructed DBKL Taman Segar Multi Storey Parking with a mini food court on the ground floor.\n\n\n \n \n \n \n \n \n \n \n \n DBKL Taman Segar Multi Storey Car Park Night View \n \n \n \n \n \n \n \n \n \n \n \n DBKL Taman Segar Multi Storey Car Park Food Court \n \n \n \n \n \n \n\n\nThe 360 degree pedestrian network linking from EkoCheras ( at Taman Mutiara Barat) to the MRT station, Taman Mutiara Timur, Taman Segar and Leisure Mall Cheras is one of the most comprehensive proper pedestrian networks and almost all are \nfully covered and elevated\n on top of the busy Jalan Cheras to make sure the \nsafety\n of pedestrian.\n\n\n\n\nNow with the access to the current existing pedestrian network, EkoCheras will have both of the worlds \u2013 The \nNew World\n and the \nOld World\n blending together right from the moment you step out from your door step.\n\n\n\n\nWalkability \u2013 The Litmus Test\n\n\n\n\nWe really hope that the VR technology will be more advance to the state where able to bring PROPCAFE\u2122\u2019s reader personally with me every time to experience the \u2018live\u201d moment during the site visit study; till then we will have to resort to the most primitive tools and method \u2013 a simple tool watch, a non-fancy mobile phone and my pair of tiny legs.\n\n\nEkoCheras Pedestrian Network Walkability\n\n\nStarted the walking simulation journey from end to end of EkoCheras ( EkoCheras Tower E to Office Suites Tower A Entrance of Link Bridge to MRT Station) ; the distance from end to end of EkoCheras is \nabout 350m\n and the walking time is around \n5-8 minutes\n or longer subjects to any \u201cunintended distraction incidents\u201d . This piece of information would be useful for the future shoppers of EkoCheras Mall as well as the residents of EkoCheras who live in Tower E.\n\n\nEkoCheras MRT Link Bridge\n\n\n \n \n \n \n \n \n \n \n \n EkoCheras MRT Link Bridge Photo 1 \n \n \n \n \n \n \n \n \n \n \n \n EkoCheras MRT Link Bridge Photo 2 \n \n \n \n \n \n \n \n \n EkoCheras MRT Link Bridge Photo 3 \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n EkoCheras MRT Link Bridge Photo 4 \n \n \n \n \n \n \n\n\nFrom the entrance of the link bridge located on the first floor of EkoCheras Mall corridor area\u00a0 to the MRT station platform is about \n200m with walking time \n< \n\u00a05 minutes\n (actually it is\n less than 2 mins\n but to be fair some people walk very slow) .\n\n\n \n \n \n \n \n \n \n \n \n Leisure Mall Cheras \u2013 MRT Link Bridge \n \n \n \n \n \n \n \n \n \n \n \n Leisure Mall Cheras \u2013 MRT Link Bridge \n \n \n \n \n \n \n \n \n Entrance of Leisure Mall Cheras \u2013 MRT Link Bridge \n \n \n \n \n \n \n\n\nWith the latest add-on link bridge which gives you direct access to Leisure Mall Cheras from the MRT Station (under construction at this point of writing) is about \n60m\n and probably additional of \n1 \u2013 2 mins\n of walking time.\n\n\nIn summary, the distance from \nEkoCheras \u00a0:\n\n\nTo\n MRT Station Taman Mutiara\n range from *\n200m to 550m\n ( *\n2 \u2013 13 mins\n) depending on where is your starting point and\n\n\nTo \nLeisure Mall and the Taman Segar \nCommercial area would be around *\n300m to 650m\n ( *\n5 \u2013 16 mins\n) .\n\n\nMost if not all the pedestrian walking path here is either inside the buildings or covered with a roof on top so I reckon that you are pretty safe from any strong UV rays coming from the Sun or the rage of the God Zeus but then again it is not 100% waterproof\u00a0 you especially during typhoon season!\n\n\n \n \n \n \n \n \n \n \n \n Elevated Covered Pedestrian Walkway Interconnecting EkoCheras \u2013 Leisure Mall \u2013 Taman Segar \u2013 MRT Taman Mutiara \n \n \n \n \n \n \n \n \n \n \n \n Elevated Covered Pedestrian Walkway Interconnecting EkoCheras \u2013 Leisure Mall \u2013 Taman Segar \u2013 MRT Taman Mutiara \n \n \n \n \n \n \n\n\nIf you still recall that we mentioned earlier (in the Road Network) that you need to make a U-Turn by using the elevated ramp to EkoCheras (if you are coming from Kuala Lumpur City Center heading to Cheras / Kajang) via Jalan Cheras since EkoCheras is located on the West of Jalan Cheras ( on the side of Taman Mutiara Barat ) . I have one good and one bad news.\n\n\n \n \n \n \n \n \n \n \n \n DBKL Taman Segar Multi Storey Car Park \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n DBKL Taman Segar Multi Storey Car Park \n \n \n \n \n \n \n\n\nLet\u2019s start with the good news first. Alternatively you (for those who is driving and visiting) might want to consider parking your car at the Leisure Mall Cheras or the DBKL Multi Storey Car Park Taman Segar and fully utilizing the \npedestrian network \nto cross over to EkoCheras. The distance from the DBKL Multi Storey Car Park to EkoCheras is about \n550m \nand we reckon it is kind lot of walking and not disabled-friendly.\n\n\n \n \n \n \n \n \n \n \n \n Cover Walkway to DBKL Taman Segar Multi Storey Car Park \n \n \n \n \n \n \n \n \n \n \n \n Cover Walkway to DBKL Taman Segar Multi Storey Car Park \n \n \n \n \n \n \n\n\nLastly, the bad news is for those who need to drive to EkoCheras; the elevated U-Turn ramp (which is about 1km away from EkoCheras) after the Petron-Caltex Petrol kiosk is the nearest possible way by mean of driving if you were to come from the North direction.\n\n\nI guess I had done enough of walking despite my soaring legs from cycling and running event I had back to back over the weekends. After few hours of the walking I guess I have to stop here and move on to the next chapter. How I wished someone will show me some appreciation by buying me a cup of coffee or perhaps a foot massage. Car, train or legs? We will leave it to you.\n\u00a0\n\n\n\n\nSurrounding Amenities\n \u2013 Live \u25e6 Learn \u25e6 Love\n\n\nWhen we are talking about location analysis, recently we adopt and apply a simple concept of \u2013 to \nLive \u25e6 Learn \u25e6 Love \n. (It is not necessary for you to follow ) Why \nLive \u25e6 Learn \u25e6 Love\n \u2026 ? \ud83d\ude42\n\n\nPicture Credit : tattly.com\n\n\nBasically we will look at the \nstrength of \n3 basic core amenities\n surrounding nearby the development which must be easily accessible by the transportation network which we mentioned earlier:-\n\n\n\n\nLive \u25e6 Matured Commercial Area / Township\n \u2013 \nFor basic daily living where you sleep, eat, work and play so you need facilities like banking, post office, clinics, salon, grocery, restaurant and etc conveniently available.\n\n\n\n\nLearn\n \u25e6 Education Hub \u2013 For\n your children \n(Next generation).\n\n\nLove\n \u25e6 Medical Center \u2013 For yourself, \nparents or grandparents\n ( Older generation ).\n\n\n\n\n\n\n*Pasar Malam / Night Market \u2013\u00a0\n Just joking :). But for those who are fans of \u201cPasar Malam\u201d ( Night Market) will be a bonus\n\n\n\n\n\n\nJoke aside, we won\u2019t be go in to so details but let\u2019s have a look on what we have here nearby within 5km travel distance by car.\n\n\n\u00a0\n\n\nEkoCheras Surrouding Amenities \u2013 Commercial Area and Medical Hub\n\n\nEkoCheras Surrouding Amenities \u2013 Educational Hub\n\n\n\n\nDo you know?\n\n\nWithin 2km radius of EkoCheras, there is One Malaysia cemetery where Muslim, Chinese and Indian Cemetary located side by side \u2013 Cheras Muslim Cemetery, Cheras Hindu Cemetery and Cheras Christian Cemetery which already been there for more than \n100 years! ( since 1900)\n . We are truly blessed to live in such harmony multiracial country\n.\n\n\nThere is another cemetery called Sungai Besi Kwong Tung cemetary at\u00a0 SW of EkoCheras along MRR2\n.\n\n\nYou must be wondering why we emphasize so much on the importance of the pedestrian network of EkoCheras. Part of the reason is for a new development in an isolated area to be sustainable for long run; it needs to be backed by an existing \nlifeline support from the surrounding matured township or commercial area\n.\n\n\n \n \n \n \n \n \n \n \n \n Shops at Jalan Mutiara Raya Taman Mutiara Barat \n \n \n \n \n \n \n \n \n \n \n \n Shops at Jalan Mutiara Raya Taman Mutiara Barat \n \n \n \n \n \n \n\n\nSince on the side of where EkoCheras is located, EkoCheras is surrounded mainly by residential housing area \u2013 Taman Mutiara Barat, Taman Tayton View and Taman Bukit Hijau with very limited nearby vibrant commercial components available others than merely just a few rows of shops, car sales gallery, furniture store and two petrol kiosks . On the contrary, across the road of Jalan Cheras is where all the daily vibrant activities happening from dawn till dusk \u2013 the Leisure Mall Cheras and Taman Segar Cheras commercial area.\n\n\nEkoCheras Traffic at Jalan Cheras\n\n\nAlthough Taman Segar Cheras commercial area is located just opposite of EkoCheras, it is so near and yet so far for those who drive due to the heavy traffic of Jalan Cheras and congestion surrounding Taman Segar Cheras commercial area.\n\n\nDuring the peak hours, you might find it is a challenge to drive in and out of the Taman Segar Cheras Commercial area; not to mention you will face a hard time locating a car park. It will be quite frustrating for those who are lack of patience and enduring the pain from the traffic might be unbearable to certain people.\n\n\nThus sometimes we think for those who like to save the hassle and avoid caught in the traffic; walking over via the pedestrian network might be faster and wiser especially during Pasar Malam ( Night Market ) on every Friday! And believe me believe you will be very thankful that you did not drive! It is such a nightmare.\n\n\nBumper to Bumper\n\n\nSince Taman Segar Cheras commercial area is the nearest matured commercial area where can be easily accessible by the road as well as the pedestrian network from EkoCheras, let\u2019s focus this area on next chapter.\n\n\n\u00a0\n\n\nTaman Segar Cheras \u2013 Living Art of Cheras\n\n\n\n\nTaman Segar Cheras Commercial Area also known as the Little Heart\u00a0\u2665 of Cheras \u2013 because of the commercial vibrancy effect from Leisure Mall Cheras and wide range choice of service providers. For those who are not familiar, Leisure Mall Cheras and Taman Segar Cheras commercial area is one of the most vibrant commercial area at this part of Cheras.\n\n\nTaman Segar Cheras commercial area have been around for over decades and until today it still remain one of the most noticeable landmark of Cheras. Due to its location, Taman Segar Cheras commercial area was spared from the ravages of the economy crisis and was able to develop earlier than other commercial area of Cheras. As a results, Taman Segar Cheras commercial area nurture a greater diversity of both amenities and services and have been a cradle to a higher diversity of business nature.\n\n\nThis area is matured and seasoned, the commercial shops at this area looks worn out and tired but do not underestimate this \u201cold ginger\u201d. It has its own uniqueness and beauty in its own way that Leisure Mall Cheras and Taman Segar Cheras commercial area had survived few financial crises and despite that it has only become stronger, more solid and remains one of the hot spot of Cheras.\n\n\nIt is also noticeable that the leasehold shop-lots especially on the ground floor is hardly left vacant for more than a month and not only that, you could hardly see any listing for sale or rent on the internet of the shop-lots where easily valued from RM2.2M \u2013 RM3.0M.\n\n\nSomehow this place remind me of the aging area of Mong Kok at Hong Kong\n\n\nMong Kok at Hong Kong\n\n\nYou might want to argue or question why Taman Segar Cheras commercial area when EkoCheras Mall which has about 1 million square feet of retail space right at tip of your nose for those who live in EkoCheras? Well you see\u2026 you probably want to ask yourself the questions how often you visit a shopping mall or do you see yourself visit shopping mall every day?\n\n\nEven if you do visit shopping mall everyday sooner or later you will start to realise ( or perhaps not realising ) that it is burning your pocket at a faster rate than you expected and even if your wallet is very thick, you will start get a little bored with it.\n\n\nAffordable Muslim Restaurant\n\n\nHaving say so, alternatively Taman Segar Cheras commercial area which is just a walking distance away from EkoCheras might able to serve you some refreshment when you need it or at least it will give your wallet some room to breathe especially when it comes to food.\n\n\nTaman Segar Cheras is a favourite F&B spot among the Cheras people here (Warning \u2013 Locating a car park during lunch and dinner hour will be a major issues here). You will be spoilt by plenty of nice and reasonably priced Malay, Indian, Chinese, Japanese, Korean and Western cuisine restaurants at this area from day to night. One of my favourite is the ice cream from Inside Scoop after a satisfying meal of Nasi Lemak from Poppo Kanteen.\n\n\nFor foodie you might want to try some here -> \n10 Must Visit Restaurants in Taman Segar Cheras\n\n\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nThere are some services that you won\u2019t get from the shopping mall and shopping mall does not run 24 hours. Shopping mall is not everything, there is always something missing about shopping mall especially when it comes to Malaysian\u2019s culture for our customary daily need especially for those who live and rooted in Cheras and talking about Malaysian\u2019s culture, you definitely won\u2019t be able to find Pasar Malam (Night Market) in a shopping mall at least!\n\n\nFor those who live in EkoCheras can easily visit and enjoy \nTaman Segar Cheras Pasar Malam / Night Market\n on every Friday from 5.30pm to 12 midnight and the best part is you don\u2019t have to worry about parking \ud83d\ude42 and talking about it now I really craving for a bowl of steamy tau foo fah (soy bean pudding) !\n\n\nTaman Segar Night Market\n\n\n \n \n \n \n \n \n \n \n \n Taman Segar Night Market \n \n \n \n \n \n \n \n \n \n \n \n Taman Segar Night Market \n \n \n \n \n \n \n \n \n Taman Segar Night Market \n \n \n \n \n \n \n\n\nAt Taman Segar Cheras commercial area you can get your entire daily fixed here ranges from banking services (Maybank & Hong Leong Bank) to post office, bakery (TK Bakery), clinics, dental clinics, car repair and accessories workshop, electrical home appliances shop, IT gadget store, SPA and massage parlours, tuition centers, pet shops, veterinary hospital, dance academy, convenient marts , grocery shop, ice cream store (Inside Scoop), stationary store, bicycle shop (PedalSpot), mamak stall, food stalls, Ramly burger stall, tuition center , local coffee shop (kopitiam), economy mixed rice restaurant, hawker food stalls, Malaysian\u2019s favourite Pasar Malam and many more where those smaller scale business model that can\u2019t afford the retail rental at shopping mall but plays an influential part in the daily life of Cheras people \u2013 Taman Segar Cheras completes EkoCheras and vice versa.\n\n\nIn other words, Taman Segar Cheras is the opposite world of EkoCheras and if Taman Segar Cheras would be the \u201cyin\u201d, EkoCheras would be \u201cyang\u201d where they balance out each other.\n\n\n\n\n\n\nDay and Night of Taman Segar Cheras Commercial Area\n\n\nSome photos of the real surrounding of the Taman Segar Cheras. You will know how \u201clively\u201d and vibrant of this area by just looking at the traffic and the double parking issue! While picture is still picture, best if you could spend an hour or two to pay a visit there personally by yourself.\n\n\nDay \n\n\n\n\nThis slideshow requires JavaScript.\n\n\nNight\n\n\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nAlmost the End \n\u2013 \nA local dragon or an earth worm?\n\n\nAlthough I really hate this feeling, I guess we are almost coming to the end of the article and soon have to say good bye. I know there are lot of other area yet to cover but this article merely is just an introduction of EkoCheras from the macro view in different perspective.\n\n\nBy now\u2026 reading until here I am pretty sure some of you start to have a lot of questions in your mind for eg. the development progress, pricing, completion date, the mall, flash flood and other issues that yet remained unanswered but I would not want to drag this article too long ( it is already too long) otherwise you will start yawning. Shall we leave it for another time? Please bear with us for a bit more and thank you for your patience.\n\n\nFor all the questions if not all; will be mostly answered in my next write up where will focusing more details (micro perspective) about the entire overall development itself. Please do subscribe to us via e-mail and follow us on our \nfacebook\n page so that you won\u2019t miss out the next write up about EkoCheras.\n\n\nEkoCheras \u2013 A Place to Live Learn Love\n\n\nNevertheless before I pen off \u2013 all in all EkoCheras is located at one of the most supreme location of Cheras and connected seamlessly with all the Road \u2013 Train \u2013 Pedestrian (RTP) networks. With the RTP network checklist ticked and the synergy between the exciting new world brought by EkoCheras development with the matured and stable old world of Taman Segar commercial area \u2013 EkoCheras is one of the very rare breed indeed.\n\n\nWe would like to remind readers again that there is no perfect development, even for EkoCheras will have its own weaknesses. The value of any property development most of the time is tangible but we should not deny the existence of intangible value within.\n\n\nThe question of EkoCheras will it be the local dragon or the local earth worm? Will it be your place to Live \u25e6 Learn \u25e6 Love? I will leave to you but before making any conclusion, please at least wait for our next write up \u2013 \nPROPCAFE\u2122 Review : EkoCheras @ Cheras \u2013 The Overall Development Plan\n\n\nAs for the closing for this article, I would like to share my new year\u2019s resolutions which is just a simple quote where indirectly inspiring and giving me the idea for this write up; reminding myself everyday \u2013 to\n Live \nsimply, to\n Love \ngenerously and to \nLearn \nconstantly . Thank you and hope to see you again!\n\n\n\n\n\u2013 the Intern \u2013\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ekocheras-cheras-overall-development/", "title": "PROPCAFE\u2122 Review : EkoCheras @ Cheras \u2013 The Overall Development", "body": "\n\nAs our last entry \u2013\u00a0\nAn introduction to live\u25e6learn\u25e6love at Cheras\n\u00a0 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.\n\n\nOverall Development Master Plan\n\n\nBackground \u2013 Original Overall Development Master Plan [OLD]\n\n\n\n\nIn \n2013\n, the original overall development master plan of EkoCheras @ Cheras consists of 4 major components \u2013\n\n\n\n\nDuplex Service Apartment\n\n\n\nTower J and H of Duplex Service Apartment\n\n\n\n\n\n\nService Apartment\n\n\n\nTower E of Service Apartment\n\n\nTower N of Service Apartment\n\n\n\n\n\n\n\n\n\n\nShop Offices Blocks ( later amended to Mall Concept )\n\n\nHotel\n\n\n\n\nEkoCheras Original Overall Development Plan [Old Plan Before Amendment]\n\n\nEkoCheras Original Overall Development Plan [Old Plan Before Amendment]\n\n\nEkoCheras Original Overall Development Plan [Old Plan Before Amendment]\n\n\nHowever, 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 \u201cPublika\u201d to full fledge shopping mall concept. The amendment to the original DO approval with mall concept was obtained on \nNov 2014\n and Building Plan approval with mall concept was obtained on end of \nFeb 2015\n.\n\n\nLatest Overall Development Master Plan [New]\n\n\n\n\nEkoCheras Overall Development Master Plan [New]\n\n\nJust 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\n RM2.11 billion. \n\n\n\n\nEkoCheras comprised of 4 major components \u2013\n\n\n\n\n\n\n3 towers of service apartments ( \nTotal units : 1,516\n)\n\n\n\nDuplex Service Apartments Tower J & H ( \nTotal units : 1,163\n)\n\n\nService Apartments Tower E (\nTotal units : 353\n)\n\n\n\n\n\n\nGrade A EkoCheras Office Suites Tower A (\nTotal units : 105\n)\n\n\nEkoCheras Hotel Suites Tower N (\nTotal units : 260\n)\n\n\nEkoCheras Mall (\nTotal area : 1 mil sq ft with 600,000 sq ft NLA\n)\n\n\n\n\n\n\nTotal Residential Unit: 1,516\n\n\nTotal Commercial Unit: 365 ( Hotel and Office Suites)\n\n\nTotal Density: *126 unit / acre (* Only Residential)\n\n\nTarget Completion Date: *\nEnd of 2018 \n* estimated based on current daily progress\n\n\n\n\nEkoCheras Overall Development Plan Summary\n\n\n\n\nArchitect: KDI Architect\n\n\nLandscape Architect: Praxcis Design\n\n\nGBI (Green Building Index) Rating:\n\n\n\nSilver Rating\n for Service Apartments Tower E, H & J\n\n\nSilver Rating \nfor Office Suites Tower A\n\n\n\n\n\n\n\n\n \n \n \n \n \n \n \n \n \n EkoCheras Overall Development Plan [New] \n \n \n \n \n \n \n \n \n \n \n \n EkoCheras Overall Development Plan [New] \n \n \n \n \n \n \n\n\n\u00a0\n\n\nEkoCheras Service Apartment\u00a0 \u2013 \nTower H, J and E\n\n\nTower H and J \u2013 \nThe Crowns of EkoCheras\n\n\nEkoCheras Tower H and J Duplex Service Apartment\n\n\nEkoCheras will be one of the tallest duplex twin towers service apartment developments in Cheras. Tower H and J crowned as the \u201cKing and Queen\u201d of the EkoCheras standing \n260 metres \ntall from Jalan Cheras level and connected by a magnificent Sky Lounge, linking the two towers with a \nspan of 25 meters\n.\n\n\nQuick facts \u2013 Petronas Twin Towers\n is standing 452 metres from ground level\n\n\n\n\n\n\nIt 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.\n\n\nFor 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.\n\n\n\n\n\n\nFacilities & Special Features\n\n\n\n\nInfinity Sky Pool & Sky Garden\n\n\n25m Sky Lounge (Sky Bridge connects the two towers)\n\n\nFloating Gym with Yoda Deck\n\n\nHeated Jacuzzi / Garden Jacuzzi\n\n\nSauna & Steam Room\n\n\nMultipurpose Halls\n\n\nChildren Playground & Pool\n\n\nReading Room\n\n\n\n\nSky Pool, Sky Garden, Sky Lounge and Sky Bridge\n\n\nFurnishing\n\n\n\n\nKitchen Cabinet, Air-Conditioner, Hob and Hood.\n\n\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nEkoCheras \nTower E \u2013 Exquisite and Exclusive\n\n\n\n\nIf tower H & J are the King and Queen of EkoCheras, then Tower E would be the Prince of EkoCheras.\n\n\nLocated at the corner of EkoCheras and has the lowest density of residential unit with only \n353 units\n in total spread across 38 levels making this tower is one of the most exclusive tower in term of privacy.\n\n\n \n \n \n \n \n \n \n \n \n EkoCheras Tower E Service Apartment \n \n \n \n \n \n \n \n \n \n \n \n EkoCheras Tower E Service Apartment \n \n \n \n \n \n \n\n\nIn 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\u2019t 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 \nyoung\n at heart\u2026 slightly \nolder\n in other places.\n\n\n\n\nFacilities & Special Features\n\n\n\n\nInfinity Sky Pool & Sky Garden\n\n\nGymnasium\n\n\nSauna Room\n\n\nChildren Playground & Pool\n\n\nGames Room\n\n\nMultipurpose Hall\n\n\n\n\nSecurity \n(Common for Tower H, J & E)\n\n\n\n\nThree tier security system with boom gate, access card, patrol guards and CCTV\n\n\n\n\nMaintenance \n(Common for Tower H, J & E)\n\n\n\n\nRM0.35 per sq.ft\n\n\n\n\n\u00a0\n\n\nEkoCheras Office Suites \u2013 \nTower A\n\n\n\n\nEkoCheras Office Suites Tower A comprises of \n105 \noffice units with total area of \n180,000 sq ft\n.\n\n\nThe \n21-level\n 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.\n\n\n\n\nSize 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.\n\n\nWe 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.\n\n\nThe fact that there is\n 6+1 lifts\n to serve this building does amaze us somehow.\n\n\nMaintenance fees : RM 0.35 per sqft\n\n\n\n\nEkoCheras Hotel Suites \u2013 \nTower N\n\n\n\n\nEkoCheras 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.\n\n\nEkoCheras Hotel Suites Tower N Lobby\n*Photos above is only artist\u2019s impression\n\n\nWe won\u2019t 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.\n\n\n\n\nHere are some quick facts about EkoCheras Hotel Suites :\n\n\n\n\nTotal storey: 22\n\n\nGround Floor : Lobby\n\n\n1\nst\n Floor : Dining\n\n\n2\nnd\n Floor \u2013 3A Floor : Car Park (6 Storey Podium Car Park)\n\n\n5\nth \nFloor : Swimming Pool ( Facilities Floor )\n\n\n6\nth\n \u2013 18\nth \nFloor :\u00a0 Hotel Suites\n\n\nTotal Units : 260\n\n\nTotal Units per Floor : 20 units\n\n\nTotal Lift : 4\n\n\nUnit Facing Orientation : Jalan Cheras (NE) or Taman Mutiara Barat (SW)\n\n\n\n\n\u00a0\n\n\nEkoCheras \nMall\n\n\n\n\n\u00a0\n\n\nEkoCheras Mall Section Layout\n\n\nQuick fact about EkoCheras Mall\n\n\n\n\nPart of an integrated development with service apartments, hotel and office building.\n\n\n4 \u00bd Storey of retail\n\n\nThe area 1,000,000 sq.ft with NLA is approximately 600,000 sq ft\n\n\nTotal retail units : 288\n\n\nApproximately 2,000 parking bays\n\n\n8 screens Golden Screen Cinemas cineplex\n\n\nMajor anchor tenants : Golden Screen Cinemas (GSC), Village Grocer, Home\u2019s Harmony, Kaison, ESH, Oriental Star Chinese Restaurant, Starbucks, Anytime Fitness\n\n\nTarget Openening : Mid of September 2018\n\n\n\n\n\u00a0\n\n\nEkoCheras Mall Trade Mix\n\n\n\n\nEkoCheras Mall Artist\u2019s Impression\n\n\nAlthough 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.\n\n\n\n\nDesign Concept\n\n\nEkoCheras \u2013 \nA Sustainable Green Development\n\n\nEkoCheras Green Eco System\n\n\nThe \u201cEco\u201d of EkoCheras named it with reason. This mixed use development, consists of office and Service Apartment, are awarded \nSilver Rating under Green Building Index (GBI)\n based on its\n\n\n\n\nEnergy efficiency system design\n\n\nHealthy air quality and acoustics indoor environment\n\n\nSustainable site planning and management on its access to publication transportation, open spaces, landscaping and the brownfields redevelopment\n\n\nThe use of eco-friendly materials\n\n\nWater efficiency\n\n\nInnovation design.\n\n\n\n\n\n\nThe 4-\nC\n Lifestyle \n\u2013 Contemporary, Chic, Convenience and Connected\n\u00a0\u00a0\u00a0\n\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \n\n\nRapha London SOHO\n\n\nYou may notice that there aren\u2019t many choices in Cheras when it comes to living at \u201cIntegrated Development\u201d. 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 \u201ceffective\u201d living to satisfy their needs and happiness.\n\n\n\n\nBeing directly linked to MRT station, yup, right outside EkoCheras, together with the \u201cpremium & glassy\u201d 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 \u201cPublika\u201d of Cheras! PROPCAFE\u2122 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.\n\n\n\n\n\u00a0\n\n\nLayout Analysis\n\n\nThe Duplex Living of Tower H & J\n\n\nEkoCheras 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.\n\n\nWhat 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\n3\n which is double the space for a studio with similar length and width. The magic of double volume!\n\n\n\n\nHowever, 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!\n\n\nThis slideshow requires JavaScript.\n\n\nHaving 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.\n\n\nTower H & J \u2013 A1 & A2 Photo is only artist\u2019s impression\n\n\nTo add on, due to the Duplex concept and premium attached, it would be \nlower likelihood that the property to be used for student accommodation or mass market\n compares to other types. It also means \nless human traffic and density\n.\n\n\nTower 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.\n\n\nWell, 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.\n\n\nIdeally, 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\u2019t want to take care the bigger built-up and complexity of the maintenance for landed property.\n\n\n\u00a0\n\n\nTower E\n\n\nWith only 353 units, Tower E offers smaller layouts like \nStudio and One bedroom\n apartment. The type B one bedroom\u2019s 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 \nconverting the small study area to be a proper bedroom (*only applicable for those who signed the SPA from Oct 2017 onwards)\n. 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.\n\n\nEkoCheras Tower E \u2013 Type C & D_living (Photo is only artist\u2019s impression)\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nType 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)\n\n\n\u00a0\n\n\nEkoCheras Development \u2013\n Is it all smooth sailing?\n\n\nPicture Credit : isemag.com\n\n\n\u00a0\n\n\nEffort and Challenges\n\n\nSince the soft launch of EkoCheras Tower J and H followed by Serviced Apartment Tower E in \nSeptember 2013\n, 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.\n\n\nAs 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 \u2013 \nINSIDE\n and \nOUT\n.\n\n\nThe \n#LifeHacks\n\n\nPhoto Credit : www.thebluediamondgallery.com\n\n\nThe Traffic Diversion \u2013 Dedicated Ramp For Direct Access to MRR2\n\n\nEkoCheras MRR U-Turn Drawing\n\n\n\u00a0\n\n\nThe 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.\u00a0 Recognizing the need to alleviate the congestion along Jalan Cheras,\u00a0 Ekovest managed to secure RM80m grant from government to build dedicated ramp to channel traffic from Kajang bound to MRR2 KL bound.\n\n\nSource: Ekovest Newsletter\n\n\nThe 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.\n\n\nU-Turn Ramp Heading From Jalan Cheras KL Bound heading to MRR2\n\n\nThe ramp joining with MRR2\n\n\n\u00a0\n\n\nThe Mitigation \u2013 Flash Flood & Traffic\n\n\nSource : thestar.com.my\n\n\nEkovest also undertake to \nraise the Jalan Cheras KL Bound level by 1.5 m\n to mitigate the risk of flash flood in parallel with \nRoad Widening\n in front EkoCheras. The road widening is necessitating the smooth traffic along Jalan Cheras from the motorists who enter/exit EkoCheras.\n\n\nAnd 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\nnd\n quarter 2018.\n\n\n\u00a0\n\n\nThe Roaring Sea\n\n\nPhoto Credit : godinthebeginning.wordpress.com\n\n\nDuring 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 \nONE GO\n inclusive the retails, office, residential serviced apartment and Hotel components.\n\n\nThe 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.\n\n\nPhoto Credit : www.mortgagebrokernews.ca\n\n\nAnd not only this\u2026. When this development is envisaged in \n2012 the concept is much simpler\n 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\nnd\n floor were requested to exchange the unit to other level or the deposit refunded to allow the 2\nnd\n floor to be converted to mall.\n\n\nEarlier development versus current development\n\n\nEkovest 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 \none year to be approved\n with multiple revisions. The time consuming due diligence process\u00a0 involved not just about the DO resubmission for approval but also the Building Plan and other related supporting approvals such \nBomba Performance Based Design for Mall, Landscaping and entire site Ingress / Egress Traffic study.\n\n\n\n\nThe screenshot from \nhttp://www.epbt.gov.my/osc/Carian_Proj3.cfm\n\n\n\u00a0\n\n\nOnce 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. \nThe changes and increase of complexities\u2026 obviously impact the progress\n.\n\n\nSome may ask why the hassle of plan amendment? The simple answer is Ekovest feels the original building plan didn\u2019t 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 \nupgrade the concept to mall\n to serve the neighbourhood.\n\n\nPhoto Credit : http://feel-good.jp.net\n\n\nThe challenges didn\u2019t stop there\u2026 \ndealing with stakeholders always a key challenge\n 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.\n\n\nProtracted negotiations with \nDBKL and residents of Taman Mutiara\n \nto relocate the Main Drain \nfrom being outside the EkoCheras site to be within the site and as the result it has impact on logistics during piling foundation stage.\n\n\nInfant Jesus Convent Cheras\n\n\nProtracted negotiation with another stakeholders, between \nDBKL and Church ( Infant Jesus Convent )\n behind the EkoCheras for the access to Church. The Church \nhas required access to Jalan Cheras to be maintained \nduring the course of construction and this again has resulted the impact on piling foundation works commencement.\n\n\nAnother example despite the earthwork has started, a Chinese restaurant that used to operate in the land only moved out 12 months later.\n\n\nPhoto Credit : diva.sfsu.edu\n\n\nDealing 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 \nfound the rock formation\n during the earth work especially at the tower J & H area which impacting the foundation works.\n\n\nEkovest 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.\n\n\n\u00a0\n\n\nShoot out! \u2013 \nKnow thy self, know thy enemy by Sun Tzu\n\n\nPhoto Credit : izquotes.com\n\n\n\n\n\u201cKnow thy self, know thy enemy. A thousand battles, a thousand victories.\u201d \u2015Sun Tzu\n\n\n\n\nPROPCAFE\nTM\n always a big fan from EkoCheras\u00a0 (if you still not aware, you can read our \npast review here\n, \nhere\n and \nhere\n). 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.\n\n\nTropicana 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.\n\n\n\n\nAlong 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\u2019t compare with standalone residential project without any amenities such as mall or MRT even though it is newly launched. We also didn\u2019t pick those residential beyond EkoCheras such as Maxim Majestic, YouCity, Metro Cheras as PROPCAFE\nTM\n felt location and concept wise they are NOT Apple to Apple comparison with EkoCheras.\n\n\nShoot out ! Selected Development Along Jalan Cheras\n\n\n\u00a0\n\n\nSunway 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.\n\n\nThe masterplan of Sunway Velocity\n\n\nObviously 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 \ngreen spaces total about 4 acres\n.\n\n\nOne 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.\n\n\n\n\nThe 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).\n\n\nThey are priced competitively from RM480 psf and RM560 psf however for a start\u2026 they are commercial and not residential development. Being commercial development, it will \nattract GST\n (unless absorbed by developer) and it will be \nnon Schedule H\n development where \nrisk is significant higher\n to the buyers.\n\n\n\n\nIt 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\u2026.\n\n\nIt will be interesting to see how EkoCheras perform upon VP\u2026 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\u2026.\n\n\n\u00a0\n\n\nAbout developer \u2013 \nWho is Ekovest?\n\n\nEkovest Sales Gallery at Jalan Gombak\n\n\nEkovest 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.\n\n\nTheir latest RM3.9 billion work on Setiawangsa Pantai Expressway (SPE and previously called DUKE 3 \u2013 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)\n\n\nWow! It almost completes the key networks in Kuala Lumpur.\n\n\n\n\nOther than expressway project, their other key project that may add value to Klang Valley folks would be the on-going \nRiver of Life\n 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 \u201cblue water\u201d and reborn of the old cultural heritage there! PROPCAFE\u2122 will touch on the KL River City and River of Life (ROL) project in next article!\n\n\n\n\n\n\nFinancial Strength \u2013 \nCan Ekovest complete the project?\n\n\nEkovest 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.\n\n\n\n\n\n\nThe Last Note\n\n\nThe concept of EkoCheras is offering the right product at the right location. The only uncertainty we having here is the unseen \u2013 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.\n\n\nWe would say there are lot of eyes watching on this project being the maiden integrated development of Ekovest at Klang Valley \u2013 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.\n\n\n\n\nThe overall development master plan is beautiful and virtually self-contained, forming an ecosystem and tightly recycling everything. Although there are many \u201csimilar\u201d developments found primarily at Klang Valley city center, there are not many present at Cheras.\n\n\nIt is difficult to say which development master plan is the best and most complex ecosystem at Cheras ( or Klang Valley) \u2013 Integrated or Non Integrated. Both have no equals. Both are fragile yet boast unparalleled diversity.\n\n\nEkoCheras enjoys the best of both worlds with its new modern integrated development and existing traditional\u00a0 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.\n\n\nEkoCheras 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\u2019s value \u2013 a place called home. With this we end the article with the quote below \u2013\n\n\n\n\n\u201cWherever love and compassion are active in life, we can perceive the magic breath of the spirit blowing through the sense world.\u201d \u2013 Rudolf Steiner\n\n\n\n\n\n\nEkovest Berhad Sales Gallery\n\n\nNo 122, Jalan Desa Gombak 1,\n\n53000 Kuala Lumpur.\n\nGPS Co.: N 3\u00b011\u201938.6\u2033 E 101\u00b042\u201918.5\u2033\n\n\nTel : +(60) 3 4032 1881 Email : \nekoproperty@ekovest.com.my\n\n\n\n\nConstruction Progress Photo\n\n\nTower H\n\n\nEkoCheras Tower H Construction Progress Picture\n\n\n\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nTower J\n\n\nEkoCheras Tower J\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nTower E\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nTower A\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nTower N\n\n\nEkoCheras Hotel Suites Tower N Progress Layout\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ekocheras-duplex-studio-apartment-762sq/", "title": "PROPCAFE\u2122  360 Degree View: EkoCheras Duplex Studio Apartment 762sq @ Cheras \u5409\u9686\u5761\u8549\u8d56 \u2013 Sanctum Sanctuary in Busy Cheras", "body": "\n\nEKOCHERAS DUPLEX STUDIO 762SQ\n \u2013 \nIndustrial Theme With Earthy Approach\n\n\nRecently 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!\n\n\nTHE APPROACH\n\n\nHaving 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. \n\n\nFrom newest lighting effect with expansive pendent or chandelier to long hanging fan off the 18\u2019 high ceiling, or perhaps extension of the mezzanine floor to include a small bedroom or study area. \n\n\nHowever 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. \n\n\nMy observation is that although some of these units are nice enough, but they didn\u2019t give me the \u2018wow\u2019 factor that I was yelling for. \n\n\nBEFORE\n\n\nBEFORE\n\n\nMy brief search for an ID firm ended with \nAquamason Sdn Bhd\n.(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:-\n\n\n1. 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. \n\n\nMoreover due to its 18\u2019 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. \n\n\nTheir 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.\n\n\n2. 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.\n\n\n3. In order to capture and utilise the \u2018only\u2019 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.\n\n\nWith the above suggestions, the ground floor will divide into four main active areas, i.e. \n\n\n(1) upon entrance is the powder cum laundry room, then \n\n\n(2) kitchen and dining, follows by \n\n\n(3) living and entertaining zone and ending with \n\n\n(4) breakfast and work zone. Upstairs, main resting zone with dedicated \u2018walk in wardrobe\u2019 space and bathroom.\n\n\nTHE FINAL PRODUCT\nThe 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. \n\n\nBy 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. \n\n\nThe 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.\n\n\n\n\nNext, 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. \n\n\nThe 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.\n\n\n\n\nNext 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. \n\n\nA 3 seater light brown colour sofa bed to cater for occasional overnight guest(s) and it adds aesthetic to the overall apartment.\n\n\n\n\n\n\nTo 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\u2019x10\u2019, a motorised curtain is installed with a smoke oak wall to wall solid wood work bench with just a tiny metal leg for \u2018floating effect\u2019 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. \n\n\nSeriously with view like this, one would hard press to commit to do any serious works whether it\u2019s during the clear blue sky or the glittering night view. \n\n\n\n\n\n\nFollow 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.\n\n\n\n\n\n\nA 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.\n\n\n\n\n\n\nAn 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.\n\n\n\n\n\n\nOverall, 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.\n\n\nNote: Some pictures are extracted from ID firm website with permission. You may refer to \nhttp://jomeco.design/portfolio/eko-cheras-tower-j/\n for further information.\n\n\nEKOCHERAS 762SQ DUPLEX STUDIO \u2013 Industrial Theme with Earthy Approach\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ekocheras-nanyang-property-fair-2013-unleashed-the-tail-of-the-dragon-tower-e-service-apartment-by-ekovest/", "title": "PROPCAFE News : EkoCheras @ Nanyang Property Fair 2013 \u2013 Unleashed The Tail of the Dragon (Tower E Service Apartment) by Ekovest", "body": "\n\nIf I would put the whole EkoCheras project analogous to a Dragon \u2013 \nThe Dragon of Cheras\n , I would say Block J& H SoHo is the Head of the dragon and the Tower E Service Apartment is the \nTail of the Dragon\n. You don\u2019t have to agree with me because this is solely my personal opinion.\n\n\nEkoCheras \u2013 The New Emerging Dragon of Cheras\n\n\nSo finally, Ekovest did unleash Tower E Service Apartment of EkoCheras on Friday 13 Sept just as per what had been shared over \nPropCafe.Net Facebook\n about the possibility of Ekovest releasing EkoCheras\u00a0 Block E Service @ \nNanyang Property Fair\u00a0 2013 at Sunway Convention Hall 13 \u2013 15 Sept.\n\n\nHonestly speaking, after the BBB party at Ekovest last week Saturday, I have yet to recovered from the post BBB syndrome and the \u201cFinger\u2019s KungFu\u201d\u00a0\u00a0 incident during the\u00a0 \nVIP prview of Block J and H SoHo of EkoCheras\n at Ekovest\u2019s office. Believe me not as I am still traumatized by;\n\n\nfirst \u2013 the crazy market force and interest towards this EkoCheras and\n\n\nsecond \u2013 the duration of time of finger on the sales chart.\n\n\nI am kinda want to suggest to organize a finger pointing competition , no pun intended.\n\n\nI 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.\n\n\nO2 by Perfect Eagle development\n\n\nMahSing Booth\n\n\nMah Sing\n\n\nPlatinum Victory\n\n\nDanga Bay\n\n\nLowYat Group\n\n\nSetia Haruman\n\n\nMCT\n\n\nHap Seng\n\n\nAndaman\n\n\nHomeTree\n\n\nPJD\n\n\nBefore 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 \u201cHey you know what, your infamous \u201cfinger \u201c story is back just like the Empire Strikes Back but this time is \u201cfinger\nS\n\u201d instead of finger and the crowd really show some of their kungfu and martial art skill.\n\n\nBlock E Sales Chart\n\n\nFingers 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\n Hot and High\n demand will require you to do extraordinary action to secure a unit .\n\n\nI 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 \u201cstrangely\u201d. How strange? I asked the same question too. My friend answer was \u201cHave you seen before how those people who haven\u2019t been eating for a week and very hungry and suddenly there is a loaf of bread hanging in front of them!\u201d\u00a0 It was a bit messy and quite rowdy but fortunately there wasn\u2019t any ugly scene.\n\n\nAt least now I know some project can really stimulate the buyer\u2019s adrenaline to become a \u201cHulk\u201d. It is worrying isn\u2019t it?\n\n\nThe Hulk\n\n\n\u00a0\n\n\nDuring 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.\u00a0 Besides that, their booth is the only booth which come with Visual and \nSound\n effect .\u00a0 At the background of the EkoCheras scale model, a big display which playing \nEkoCheras\u2019s video clip\n 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\n provoking\n\u00a0 the \n\u201cBBB\u201d \nmode to the next level of \n\u201cWWW*\u201d\n 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.\n\n\nJust in case if you are wondering what is the meaning of\u00a0 \n\u201cWWW\u201d\n by PropCafe.Net definition :\n\n\n*WWW : Acronyms of Whack Whack Whack \u2013 The next higher level after BBB : Buy Buy Buy\n\n\nEkovest Booth at Nanyang Property Ehxibition @ Sunway Convention Hall\n\n\nEkovest Booth\n\n\nEkovest Booth\n\n\nEkovest Booth\n\n\nEkovest Booth\n\n\nEkovest Booth\n\n\nEkovest Booth\n\n\nCrowd looking at the scale model and the display screen behind\n\n\nEkovest Booth \u2013 Crowd looking at the Sales Chart\n\n\n\u00a0\n\n\nPJD booth which is just opposite Ekovest booth \u2013 perhaps now you can feel the difference!\n\n\nDuring the exhibition, Ekovest decided to release Block E one of the 2 remaining Service Apartment for booking.\u00a0 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.\n\n\nelectrifying e-Studio E =\u00a0 mc\n2 \n(as per inidicated on the cover page of brochure)\n\n\n\n\nTower E \u2013 EkoCheras Service Apartment\n\n\nTotal floor : 36\u00a0 storeys exclude LG ( LG, GF & 1st Floor are retails)\n\n\nTotal Unit : 362\n\n\nPrice* : From approx $425k ($714.3 psf)\n\n\nSize* : From 595sf to 1245sf\n\n\nType : A1/A2 55.3m\n2\n (596sf) 1 Bedroom 1 Bathroom (1 carpark)\n\n\nType : B1/B2 71.5m\n2 (\n821/857sf) 1 Bedroom 1 Bathroom (1 carpark)\n\n\nType : C1/C2 107.77m\n2\n (1160sf) 2 Bedroom 2 Bathroom 1 Storeroom (2 carpark)\n\n\nType : C3/C4 115.67m\n2\n (1240sf) 2 Bedroom 2 Bathroom 1 Storeroom (2 carpark)\n\n\nType : D1/D2 99m\n2\n (1066sf) 2 Bedroom 2 Bathroom (2 carpark)\n\n\nFrom the brochure, the total size area of the unit is mentioned in m\n2\n (meter)rather than sf (square foot).\n\n\n* For pricing and size details , it is best you refer back to Ekovest personnel directly.\n\n\nAs far as\u00a0 I know, unit m\n2\n 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!\n\n\nTower E Brochure\n\n\nTower E\n\n\nTower E 36th Level\n\n\nTower E 36th Level\n\n\nTower E \u2013 Floor Plan\n\n\nType A \u2013 596sf\n\n\nType B1/B2 \u2013 821/857sf\n\n\nType C1/C2 \u2013 1160sf\nType C3/C4 \u2013 1240sf\nType D1/D2 \u2013 1066sf\n\n\nTower E ID\n\n\nTower E ID\n\n\nDid you all notice the \nyellow bicycle\n hanging on the wall by the ID? \ud83d\ude42 Absolutely awesome! Go for Green!\n\n\n\u00a0\n\n\nTower E ID\n\n\n\u00a0\n\n\nTower E ID\n\n\nTower E ID\n\n\nTower E ID\n\n\nTower E Specification\n\n\n\u00a0\n\n\nTower E Facade\n\n\n\n\nTower E Facade\n\n\nTower E Facade\n\n\nTower E Facade\n\n\nTower E Facade\n\n\nTower E Rooftop Facilites\n\n\n\u00a0\n\n\nEkovest might be look \u201clike\u201d a bit of \u201cunorganized\u201d in handling the sales during the launch of EkoCheras but come to think a bit\u00a0 deeper. \u2026.\n\n\nJust for a moment of thought, is it \nreally\n that Ekovest was unorganised or was it \nintentionally\n?\n\n\nHmmmm\u2026. \ud83d\ude42 commoner like me will never understand how a business world really works.\n\n\nLet\u2019s see how will Ekovest team \nhandles the rest of the block\n! and hope they improve and learn from the experience gained from their launch of\u00a0 Tower H.J & E.\n\n\nThe 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\u00a0 last tower of service apartment \u201cTower N\u201d and also Tower A reserved for hotel and\u00a0 showroom.\n\n\nIt will be interesting to see the pricing of Tower N service apartment! The launching date of tower N\u00a0 yet unknown and we forecast it will be scheduled for 2014\u2026.so\u00a0 stay tuned!\n\n\nThat\u2019s all for now my hero and heroin, coming next will be the full detail review of EkoCheras \u2013 The Dragon of Cheras!\n\n\nBefore I pen off, PropCafe.Net would like to wish all Malaysian \nHappy Hari Malaysia\n and hope our country Malaysia will continue to grow and proper as we always believe \nUnity and Harmony is the key to Prosperity\n. \n\n\n\u00a0\n\n\n* For further details , please directly contact Ekovest\u2019s personnel.\n\n\nContact & Details can be found at their official webpage \nhttp://ekocheras.com/home.html\n\n\n\u00a0\n\n\nCredit : \nhttp://ekocheras.com/home.html\n\n\n\u00a0\n\n\nSales Update as of 14 Sept 2013\n\n\nTower E Sale Chart \u2013 14 Sept 2013\n\n\nTower H Sale Chart \u2013 14 Sept 2013\n\n\nTower J Sale Chart \u2013 14 Sept 2013\n\n\n\u00a0\n\n\nEkoCheras on ChinesePress Newspaper 13 Sept 2013 Edition page 8 & 9\n\n\nChinaPress Newspaper\n13th Sept 2013 edition\n\n\nChinaPress Newspaper\n13th Sept 2013 edition\n\n\nChinaPress Newspaper\n13th Sept 2013 edition\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/emerald-garden-rawang-%e4%b8%ad%e8%8b%b1%e4%ba%a7%e4%b8%9a%e8%af%84%e8%ae%ba/", "title": "PROPCAFE Peek : Emerald Garden @ Rawang By Guocoland \u4e2d\u82f1\u4ea7\u4e1a\u8bc4\u8bba", "body": "\n\nEmerald 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.\n\n\n\n\n\n\n\u60f3\u5230\u4e07\u7ed5\u9547\uff0c\u6216\u8bb8\u6709\u4e9b\u6295\u8d44\u8005\u4f1a\u88f9\u8db3\u4e0d\u524d\uff0c\u7686\u56e0\u5b83\u7684\u5730\u7406\u4f4d\u7f6e\uff0c\u5176\u5b9e\u4e07\u7ed5\u9547\u8ddd\u79bb\u5e02\u4e2d\u5fc3\u4e0d\u8fdc\uff0c\u5982\u4ece\u767d\u6c99\u7f57\u6536\u8d39\u7ad9\u542f\u7a0b\uff0c\u4ec5\u970014\u5206\u949f\u7684\u8f66\u7a0b\u3002 \u00a0\u53e6\u4e00\u4e2a\u6297\u62d2\u7684\u7406\u7531\u662f\u628a\u5b83\u8054\u60f3\u5230\u4e4b\u524d\u7684Bkt Beruntung \u533a\uff0c\u8bb8\u591a\u6295\u8d44\u8005\u7126\u5934\u70c2\u989d\uff0c\u5176\u5b9e BB \u4e0d\u5c5e\u4e8e\u4e07\u7ed5\u533a\u57df\uff1a\u4e07\u7ed5\uff0c\u58eb\u62c9\u79e7\uff0c\u53cc\u6eaa\u6bdb\u6fe1 \u5c5e\u540c\u4e00\u7ba1\u7406\u884c\u653f\u533a\uff0c\u5373\u9e45\u551bGOMBAK.\n\n\n\n\n\n\nThere 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.\n\n\nGuocoland, 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, \u00a0Amethyst 1 (double storey terrace house BU 1500sqft) were sold at RM140k \u00a0in 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.\n\n\n\u9664\u4e86Guocoland \u4ee5\u5916\uff0c\u503c\u5f97\u4e00\u63d0\u7684\u662f Hong Bee \u8fd9\u4e2a\u53d1\u5c55\u5546\uff0c\u636e\u7b14\u8005\u4e86\u89e3\uff0c\u540e\u8005\u662f\u8fd9\u7247\u571f\u5730\u4e3b\uff0c\u5176\u62e5\u6709\u7684\u571f\u5730\u4e0d\u5c11\u4e8e3000\u82f1\u4ea9\uff0c \u5927\u90e8\u5206\u7684Guocoland \u53d1\u5c55\u8ba1\u5212\u90fd\u662f\u548cHong Bee \u5730\u4e3b\u5408\u8d44\u7684\uff0c\u524d\u8005\u8d1f\u8d23\u7b56\u5212\uff0c\u53d1\u5c55\u84dd\u56fe\uff0c\u5efa\u7b51\uff0c\u9500\u552e\uff1b \u540e\u8005\u5219\u4f9b\u5e94\u571f\u5730\u3002\u4e92\u76f8\u5448\u73b0\u5f7c\u6b64\u7684\u5f3a\u9879\u3002\n\n\nHong Bee \u9664\u4e86\u53d1\u5c55\u00a0 Anggun 1, 2 \u6c11\u5b85\u4e4b\u5916\uff0c\u4e5f\u7740\u91cd\u4e8e\u5546\u4e1a\u53d1\u5c55\uff0c\u636e\u8bf4 AEON \u7684\u8d2d\u7269\u5546\u573a\u662f HB \u5174\u5efa\u7684\uff0c\u7136\u540e\u51fa\u79df\u7ed9 AEON JUSCO \u5546\u573a\uff0c\u7b7e\u4e8620\u5e74\u7684\u79df\u7ea6\uff0c\u5176\u4ed6\u5546\u4e1a\u53d1\u5c55\u5305\u62ec\u6b63\u5728\u5174\u5efa\u7684100\u95f4\u5e97\u5c4b\uff0c\u5546\u573a\uff0c\u6b65\u884c\u8857\uff0c\u8fd8\u6709\u4e2d\u578b\u533b\u9662\uff0c\u8fd8\u6709\u9a70\u540d\u7684\u56fd\u9645\u5b66\u6821\u00a0 TENBY INTERNATIONAL SCHOOL\n\n\n\u8a00\u5f52\u6b63\u4f20\uff0c\u8ba9\u6211\u4eec\u8c08\u8c08\u8fd9\u4e2a\u53d1\u5c55\u8ba1\u5212\uff1aLet\u2019s look at the EG\n\n\n1)\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Low density \u2013 only 161 units in this Fenced and Guarded development, with perimeter fencing.\n\n\n2)\u00a0\u00a0\u00a0\u00a0\u00a0 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\u2019t know why? shd hav just round it up to become 3 storey.\n\n\n3)\u00a0\u00a0\u00a0\u00a0\u00a0 50 ft width frontage road and 40 ft back road in between rows of houses creating the spacious feel.\u00a0 Landscaped greenery instead of paced back lanes.\n\n\n4)\u00a0\u00a0\u00a0\u00a0\u00a0 A private linear garden in the middle provides the landscaped walkway for residents.\n\n\n5)\u00a0\u00a0\u00a0\u00a0\u00a0 Fenceless concept.\n\n\n6)\u00a0\u00a0\u00a0\u00a0\u00a0 Rooftop terrace for Type A, and C. all units layouts comes with L Shape living room, master bedroom, so creating the \u201cSemi D\u201d feels with natural lights\n\n\n7)\u00a0\u00a0\u00a0\u00a0\u00a0 With the 26 ft width, and column free car pouch, 3 cars can be parked side-by-side.\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nConclusion\uff1aA good buy for upgraders\u00a0who are\u00a0looking 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.\n\n\n\u7eb5\u89c2\u4ee5\u4e0a\u7684\u89c2\u70b9\uff0c\u7b14\u8005\u8ba4\u4e3a\u8fd9\u4e07\u7ed5\u65b0\u57ce\u662f\u4e2a\u9002\u5408\u5c45\u4f4f\u7684\u793e\u533a\uff0c\u5b83\u8ddd\u79bb\u5e02\u533a\u4e0d\u8fdc\uff0c\u5730\u70b9\u9002\u4e2d\uff0c\u4e5f\u503c\u5f97\u6295\u8d44\uff0c\u589e\u8d44\u7684\u7a7a\u95f4\u86ee\u5927\uff0c\u5982\u679c\u8bf4SETIA ALAM & BANDAR BOTANIC \u9010\u6e10\u53d6\u4ee3\u5df4\u751f\u65e7\u533a\uff0c\u90a3\u7b14\u8005\u8ba4\u4e3a Emerald/ Anggun \u53d1\u5c55\u533a\u5c06\u53d6\u4ee3\u4e07\u7ed5\u65e7\u533a\u4e5f\u4e0d\u4e3a\u8fc7\uff01\uff01\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/empire-damansara/", "title": "PROPCAFE News : Empire Damansara @ Damansara Perdana by MEH", "body": "\n\n\n\ngoing to VP soon .. end of Q1 or Q2 of this year \u2026\n\n\nwhat do you think .. who will be the tenants \u2013 retail and rental \u2026 will this be the new jam area along the poor LDP ?\n\n\nthis resourceful agent has managed to take interior pictures .. wonder how did he go up ?\n\n\nhttp://www.iproperty.com.my/propertylisting/1806244/Damansara_Perdana_Serviced_Residence_ForSale\n\n\n \n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/est8-at-seputeh-by-eupe/", "title": "PROPCAFE Review: Est8 at Seputeh by EUPE", "body": "\n\nIntroduction\n\n\nDriving 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 \u201cturf\u201d to avoid any overdevelopment in this neighborhood.\n\n\nOne 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.\n\n\nEUPE has purchased a 3.2 acre leasehold from DBKL for RM45millions. The land is located next to the\u00a0\nJapan Club of Kuala Lumpur\n\u00a0and the\u00a0\nKTM\n\u00a0railway line is running next to the site.\n\n\n\n\nHowever, 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\nTM\n review.\n\n\nDeveloper background\n\n\nEUPE is well known developer with their strong foothold in Sungai Petani. From developer\u2019s website\n\n\nEupe Corporation Berhad was founded in 1986 by Dato\u2019 Paduka Beh Heng Seong and Dato\u2019 Wira Tajudin bin Haji Hashim. Since that time, the company has become one of Malaysia\u2019s most successful and trusted township developers, having constructed nearly 20,000 homes in the northern Malaysian state of Kedah.\n\n\nEupe 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\u2019s 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.\n\n\nEupe has been a publicly listed company since 24 July 1997.\n\n\nDespite 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.\n\n\n\n\nFrom EUPE 2021 annual report\n\n\nEach 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.\n\n\nTheir 3\nrd\n launch, EST8@ Seputeh is not exception. With GDV of RM575m, Est8 will be EUPE\u2019s biggest development so far in Klang Valley.\n\n\nOne of the Est8 avantgarde garden\n\n\nLocation and Accessibility\n\n\nSeputeh 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\nTM\n observation,\n\n\n\n\nThe 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.\n\n\nNo visitor carpark outside the guardhouse acting as holding bay especially as meet up point, grab car etc.\n\n\nJalan 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\n\n\nComing 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.\n\n\n\n\n\n\nComing from PJ direction, residents will need to make a detour via MidValley or Brickfield inner ring road before can reach the guardhouse.\n\n\n\n\n\n\nThe guardhouse is sandwiched between elevated ERL track and KTM rail. Not an ideal location for grand entrance\n\n\n\n\n\n\n\n\nGood news is the close walking proximity between Est8 and MidValley.\u00a0\n\n\n\n\n\n\nDeveloper 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.\n\n\nEst8 proposed pedestrian covered walkway along Jalan Taman Seputeh 1\n\n\nDespite the blue chip Seputeh address, from our opinion, it is hard for Propcafe\nTM\n to associate the address with Est8.\n\n\nMasterplan\n\n\nEst8 comprising of 821 units of serviced apartment with built ups ranging from 543 \u2013 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.\n\n\n\n\nLooking 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.\n\n\nEst8 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.\n\n\n\n\nDue 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.\n\n\n\n\nEst8 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\n\n\n \n \n \n \n \n \n \n \n \n Artist impression of Arch guardhouse \n \n \n \n \n \n \n \n \n \n \n \n Scale model \n \n \n \n \n \n \n\n\nCommon 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.\n\n\n\n\nFrom Propcafe\nTM\n 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.\n\n\nThere will be 5+1 lifts serving tower A and 4+1 lifts serving tower B which should be adequate.\n\n\nFrom 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\n\n\n\n\n\n\n\n\n\n\nBlock\n\n\n\n\n\n\nStorey\n\n\n\n\n\n\nTotal units\n\n\n\n\n\n\nSizes, sqft\n\n\n\n\n\n\nLift ratio\n\n\n\n\n\n\n\n\n\n\nA\n\n\n\n\n\n\n42\n\n\n\n\n\n\n432\n\n\n\n\n\n\n543-1947\n\n\n\n\n\n\n72 units/lift\n\n\n\n\n\n\n\n\n\n\nB\n\n\n\n\n\n\n34\n\n\n\n\n\n\n372\n\n\n\n\n\n\nTBA\n\n\n\n\n\n\n74 units/lift\n\n\n\n\n\n\n\n\n\n\nC\n\n\n\n\n\n\n2\n\n\n\n\n\n\n17\n\n\n\n\n\n\nTBA\n\n\n\n\n\n\nN/A\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nCurrently only tower A is opened for sale with low rise Garden Villas and tower B for future launch.\u00a0 Below is the storey plan for tower A.\n\n\nEst8 storey plan for tower A\n\n\nThe squarish fa\u00e7ade 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.\n\n\nThis slideshow requires JavaScript.\n\n\nDuplex\u2019s double volume garden and common Sky Gardens are great breaking in otherwise rather monotonous fa\u00e7ade.\u00a0\n\n\n\n\nFloorplan and unit layout\n\n\nEst8 unit layout and selection is probably one of the most complicated Propcafe\nTM\n 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\nst\n 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.\n\n\nEst8 unit composition for tower A\n\n\nPropcafe\nTM\n 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! \u00a0\n\n\nEst8 artist impression of garden living\n\n\nThe 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\u2019s no direct access from carpark.\n\n\nEst8 Garden villas\n\n\nIn Propcafe\nTM\n\u2019s 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.\n\n\nType 4 is the smallest duplex lifestyle living with humongous garden space and good living width on lower floor. However, Propcafe\nTM\n does not like the 2\nnd\n bedroom on upper floor without access to common bathroom which located on lower floor. Propcafe\nTM\n 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.\n\n\nType 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.\n\n\nThis slideshow requires JavaScript.\n\n\nFacilities\n\n\nEst8\u2019s facilities are probably one of the most elaborate and fascinating that Propcafe\nTM\n 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.\n\n\nIn general, the facilities in Est8 can divided to 3 concepts \u2013 trails, facilities, and sky gardens\n\n\nTrails is available on\n\n\nGround \u2013 The relaxing walk\n\n\nEst8 Relaxing Walk at ground level\n\n\nLevel 9 \u2013 Walk in the woods\n\n\nEst8 Walk in the wood\n\n\nLevel 12 \u2013 The enchanted walks\n\n\nEst8 The Enchanted Walk\n\n\nOn the ground, developer will preserve a natural slope where residents can enjoy The Forest Walk\n\n\nEst8 The Forest Walk at ground level\n\n\nOn 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.\n\n\nEst8 Walk in the wood artist impression at level 9\n\n\nLevel 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.\n\n\nEst8 level 12 facilities deck\n\n\nThe names of the gardens are so fancy, and it will be quite interesting to see the execution, post VP.\n\n\nThe 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\nTM\n 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!\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nThere 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.\n\n\nThis slideshow requires JavaScript.\n\n\nIn 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.\n\n\nView and Orientation\n\n\nDue to low rise structural surrounding the site, most units get unobstructed view, ensuring privacy.\n\n\nPropcafe\nTM\n extracted some view on level 17 and 41\n\n\nThis slideshow requires JavaScript.\n\n\nView at level 17\n\n\nThis slideshow requires JavaScript.\n\n\nView at level 41\n\n\nReaders may check out the virtual viewing in link \nEst8 at elevated views\n\n\nShow units\n\n\nThere are 3 show units which are type 1, 2 and 4. In general show units is heavily ID-ed with following furniture provided\n\n\n\n\nKitchen c/w hood and hob, oven (Teka brand) however without fridge and washing machine/dryer\n\n\nAircon in all bedrooms and living\n\n\nMirror, water heater and shower screen in all bathrooms\n\n\n\n\nPropcafe will prefer timber flooring on bedroom however unfortunately this feature only available to bigger (and pricier) type 4, 5 and 6.\n\n\nThis slideshow requires JavaScript.\n\n\nReaders may check out the virtual viewing in link \nEst8 virtual show units\n\n\nPrice and Cost\n\n\nEst8 is targeted to be completed by 3\nrd\n 2026 which take around 54 months. This is understandable given the site condition which is not easily to work on.\n\n\nThe 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.\n\n\nThe 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\u2019s 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.\u00a0\n\n\nConclusion\n\n\nPropcafe\nTM\n must admit this is probably one of the most difficult review due to its location, concept, elaborate facilities, and unit selection. Propcafe\nTM\n 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\u2019s 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.\n\n\nThe accessibility in Propcafe\nTM\n opinion is not ideal but it can work to someone who want to stay in Seputeh address.\n\n\nThank you for reading so far and stay along this journey with us, Happy Chinese New, and happy investing folks!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/expressionz-profession-suitesjalan-tun-razak/", "title": "PROPCAFE Peek : The ExpressionZ Professional Suites @ Jalan Tun Razak", "body": "\n\nExsim 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.\n\n\nLocation\n\n\nExpressionz 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.\n\n\n\n\nFrom Wikimapia. The site of the Expressionz\n\n\n\n\nThe site is just hoarded and construction yet to start.\n\n\n\n\nThe main road of Expressionz\n\n\n\n\n\n\nCurrent condition of Expressionz site\n\n\nAccessibility\n\n\nLocated 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.\n\n\n\n\nThe slip road before flyover\n\n\n\n\nRoad heading to Expressionz\n\n\nHowever 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.\n\n\n\n\nAccessibility from Kuala Lumpur City Centre\n\n\nIf 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.\n\n\nMasterplan, Layouts and Facade\n\n\nAll the information are complete and available in the developer website \nhttp://expressionz.com.my/\n\n\nIn 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.\n\n\nAll 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.\n\n\nShow Unit type A1\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nShow Unit type B1\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nShow Unit type D2\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0 \n\n\n\n\n\n\nThere 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.\n\n\n\n\nType D1\n\n\nThere 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.\n\n\n\n\nFloor layout and direction view\n\n\nThe maintenance fee currently is set at RM0.38psf which is quite affordable given the density of the project as well as the small sizes.\n\n\nOne carpark will be given to all type except for the smallest 6XX sqft and 2 carparks will be given for the loft unit.\n\n\nThis project will take 48 months to completion.\n\n\nThe Fa\u00e7ade\n\n\nThe fa\u00e7ade is glassy throughout as shown in the giant scale model below\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\nScale model\n\n\nFinancing\n\n\nAt 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\u2019s Divina.\n\n\nConclusion\n\n\nThe 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.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/fiabci-world-prix-dexcellence-judging-criteria-and-award/", "title": "PROPCAFE\u2122 Guide : FIABCI World Prix d\u2019Excellence \u2013 Judging Criteria and Award", "body": "\n\nPropCafe recently was undergoing extensive research on property evaluation\u00a0criteria\u00a0to further improve\u00a0PropCafe\u2019s assessment methodology and came across the\u00a0judging criteria of FIABCI World Prix d\u2019Excellence Award. PropCafe feels it is good to share it here.\n\n\n\n\nNote:\u00a0Source: http://www.fiabciprix.com\n\n\nJudging Criteria\n\n\nFor all\u00a0Categories:\n\n\n(Except Environmental (Rehabitation/Conservation) Category, Heritage (Restoration/Conservation) Category, Master Plan Category and Sustainable Development Category)\n\n\n\n\n\n\nGeneral Description of Project\n\n\nArchitecture and Design\n\n\nDevelopment and Construction\n\n\nFinancial and Marketing\n\n\nEnvironmental Impact\n\n\nCommunity Benefits\n\n\n\n\n\n\nFor Environmental (Rehabitation/Conservation) Category:\n\n\n\n\n\n\nGeneral Description of Project\n\n\nPlanning and Design\n\n\nImplementation\n\n\nResult and Environmental Impact\n\n\nFinancial and Benefits to Community\n\n\n\n\n\n\nFor Heritage (Restoration/Conservation) Category:\n\n\n\n\n\n\nGeneral Description of Project\n\n\nArchitecture Impact and Design\n\n\nImplementation Stage\n\n\nFinancial and Marketing\n\n\nCommunity Benefits and Environmental Impact\n\n\n\n\n\n\nFor Master Plan Category:\n\n\n\n\n\n\nGeneral Description of Project\n\n\nPreparatory Phase of Project\n\n\nFinancial Considerations\n\n\nAuthorities Approval\n\n\nImplementation\n\n\nEnvironmental Impact\n\n\nCommunity Benefits\n\n\n\n\n\n\nFor Sustainable Development Category:\n\n\n\n\n\n\nGeneral Description of Project\n\n\n\n\n\n\nArchitecture and Design\n\n\n\n\n\n\nDevelopment and Construction\n\n\n\n\n\n\nFinancial and Marketing\n\n\n\n\n\n\nEnvironmental Impact\n\n\n\n\n\n\nThis year\u2019s World Prix d\u2019Excellence Award was hosted by Malaysia in May and here PropCafe listed the awards that went to Malaysian companies.\n\n\nWould these awards affect your decision making for ownstay or investment? To be honest, there were too many \u201caward ceremonies\u201d in Malaysia. Credibility wise, nothing can compare to this FIABCI World Prix d\u2019Excellence Award. This is not FIABCI Malaysia Property Award but WORLD! That\u2019s why it catches PropCafe\u2019s eyes.\n\n\nThe \nWorld\u00a0Gold Winners\n\u00a0from Malaysia:\n\n\n(a) Aloft Hotel Kuala Lumpur Sentral (Hotel Category) by Ireka Corp Berhad\n\n\n\n\n(b) Verve Suites Mont\u2019Kiara (Residential \u2013 High Rise category) by Al Batha Bukit Kiara Holdings Sdn Bhd\n\n\n\n(c) Lost World of Tambun (Resort Category) in Perak by Sunway Berhad\n\n\n\n\n\u00a0\n\n\nThe \nWorld Silver Winner\n from Malaysia\n\n\n(a) \u00a0IJM Land Bhd\u2019s The Light Waterfront (Master Plan category) in Penang by IJM Berhad\n\n\n\n(b) Menara OBYU (Point 92) (Office category) by Tujuan Gemilang\u00a0Sdn Bhd\n\n\n\n(c) Casaman Parkhomes at Desa ParkCity (Residential Low Rise category)\u00a0by Perdana ParkCity Sdn Bhd\n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/flexus-signature-suites-jln-kuching/", "title": "PROPCAFE Peek : Flexus Signature Suites @ Jalan Kuching By OCR", "body": "\n\n\n\nFlexus Signature Suites \nis the latest launch by boutique developer \nOCR\n\u00a0\u2013 Ong Chong Realty Sdn Bhd\u00a0\u00a0(they of developments such as PJ5 soho, Residence 8 @ OKR, Palm Reserve in Damansara Jaya, Chestwood Terrace in Kg Kayu Ara).\n\n\nLocated off Jln Kuching, behind the Khai Chee Chinese school \u2013 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\u2019s students\u2019 parents!) \u00a0Access whilst is convenient \u2013 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).\n\n\nThe 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\u2019s success and we will revisit it shortly).\n\nFacing south west view will also enjoy the KTM track sound.\n\n\n\n\n\u00a0\n\n\nThere is a huge tract of Goh Ban Huat land next to this development, and Tan Chong\u2019s Segambut plant nearby \u2013 also slated for future development.\n\nTotal of about 270+ units per floor, 2 ground floors of retail followed by carparks. Lowest floor for the suites start from the 9th floor.\n\nSmallest size is about 477sf, most of the units are around 520sf++, with a few 900+sf units per floor \u2013 these are 2 bedders.\n\nExcept for the 900+sf 2 bedders, the rest of the units are all studios. Maintenance inclusive of sinking fund is about RM0.44psf\n\nThe 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. \u00a0Toilet 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.\n\n\nThis is a free hold development and all the units come with one free car park. \u00a0And 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).\n\n\n\n\n\n\n\u00a0\n\n\nOCR is leveraging on the potential of the Naza\u2019s Matrade development \u2013 \nKL Metropolis\n, touting that RM700psf might seem expensive now, but when Naza launches their condos in the Dutamas vicinity, it should be from RM1000psf upwards.\n\nThis Naza Matrade development is of course a huge development covering a whole 75.5 acres, with convention centers, condos, office blocks. \u00a0The Circle Line is rumoured to run through here as well.\n\n\n\n\n\u00a0\n\n\nCurrent offering :\n\n\u2013 10% early bird special\n\n\u2013 additional 2% rebate for repeat buyers\n\n\u2013 free 1 car park bay (you\u2019d assume this is a given rather than special promo)\n\n\u2013 free legal fees on Sales & Purchase Agreement\n\n\u2013 0% interest during construction (its Interest Reimbursement Scheme not Developer Interest Bearing scheme)\n\n\u2013 semi furnished package worth RM 30,000 (covers kitchen cabinet, hob and hood, simple walk in wardrobe, 2 air condition units)\n\n\nBottom line\n\nThis development heavily rides on KL Metropolis, as a standalone project \u2013 it can\u2019t stand by itself! At RM700psf, it is not cheap. Putramas down the road is readily available for sub RM500psf. \u00a0Don\u2019t like Putramas\u2019 density ? Or looking for something with a snob appeal ? Seems there\u2019s a unit at Tiffani which is going for RM770psf (815sf unit) \u00a0Not sure if this is just an agent fishing, but the location of Tiffani would be much better than Jln Kuching: \nhttp://www.iproperty.com.my/propertylisting/633252/Mont_Kiara_Condominium_ForSale\n\n\nTan 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 \u00a0:\n\n\nhttp://www.theedgemalaysia.com/in-the-financial-daily/166647-tan-chong-to-develop-segambut-land-after-2013.html\n\n\nhttp://www.theedgemalaysia.com/first/154446-tan-chong-steps-up-property-plans.html\n\n\nGoh Ban Huat as well, has a 16-acre land for future development.\n\n\nhttp://www.theedgemalaysia.com/property/227756-fcw-mulls-development-of-segambut-land.html\n\n\nTo me, this piece of news is more exciting, and has better potential than an independent boutique development which stands alone by itself. \u00a0If 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. \u00a0So you can imagine what this development will be like in the future.\n\n\nThis Segambut area is buzzing now. \u00a0\nBoulevard Service Apartment\n\u00a0(also covered by propcafe), on the opposite side of Jalan Kuching,\u00a0was launched 2 months ago at RM480psf; as a comparison, Flexus is not cheap at all. \u00a0But do drop by the showroom,, the show unit has very nice ID. \u00a0I love the SMEG fridge, and do check out the wall paper. \u00a0Stunning design. \u00a0Unfortunately according to the kind folks in OCR, not all their customers take to the ID. Oh well, you can\u2019t please everyone can you?\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/g-residence-desa-pandan-vacant-possession-by-tan-tan-360-degree-view/", "title": "PROPCAFE 360 Degree View : G Residence @ Desa Pandan by Tan & Tan", "body": "\n\n\n\nAfter the\u00a0iconic Capers,\u00a0here is another exciting vacant possession in KL city centre \u2013 G Residence by Tan & Tan\u00a0which was awarded Silver medal for\u00a0the PropCafe\u2019s Best Residential Highrise in 2012. PropCafe provides another series of 360 degree view for this recently completed property.\n\n\nTo\u00a0pass by \u00a0Desa Pandan, you won\u2019t miss this Greyish stunning building by the reputable developer. The residential entrance is at the back of the building as the\u00a0commercial retails (2\u00a0floors) are\u00a0fronting the main road.\u00a0The fa\u00e7ade of the residential entrance looks\u00a0more refreshing and modern\u00a0compares to other condominium nearby like\u00a0Mutiara Upper East.\n\n\nEntrance\n\n\n\n\n\n\nFrom the drop-off area below, you may enter the residential block with access card\u00a0via the \u201cblack\u201d door besides the guardhouse to enter the lobby.\n\n\n\n\nLobby\n\n\n\n\n\nThe access to Block A is infront of the lobby (see below) whilst the another block\u2019s is at the right hand side.\n\n\n\n\n\n\nIn order to get into the lift area, you need to use the access card again.\n\n\n\n\nImmediately, you will be greeted by the mail room.\n\n\n\n\nThe lift area has another entrance from car park (see below).\n\n\n\n\n\n\nThe lift comes with Toshiba brand\n\n\n\n\nFacility Floor\n\n\nThe lift will bring you from Carpark or ground floor\u00a0to 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!\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nDeveloper spares a lot of green area with trees at this level.\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\nView on the building from pool side.\n\n\n\n\n\n\nOpen Shower Area, Playground, Resting Area, and Multipurpose Hall\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nPrivate lift area for residents\u00a0to access the retail lots in first two floors.\n\n\n\n\nGym and Aerobic Floor\n\n\n\n\n\n\n\n\n\n\nSome units reside at facilities floor. Easy access to facilities with private garden area.\n\n\n\n\n\n\n\n\n\n\nThe corridor can be seen below. Bright with plenty of window and open space.\n\n\n\n\n\n\n\n\nThe unit comes with quality kitchen cabinet with expensive BLUM soft close system. Developer provided Teka brand hood and both electronic and gas hob.\n\n\n\n\n\n\n\n\nBath Room Sanitary and Shower Area with screen\n\n\n\n\n\n\nRelatively big yard but pathetic narrow balcony. Ok, at least smokers have way to do their routine leisure.\n\n\n\n\n\n\nMost 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)\n\n\n\n\n\n\n\n\n\u201cCanggih\u201d Intercom System\n\n\n\n\nOutside of the building and the yet to be completed commercial retail lots.\n\n\nThe 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 \u201cbrand new\u201d road in front of G Residence!\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nCarpark Lots with the Exit.\n\n\n\n\n\n\n\n\nThere must be some reasons it being awarded Silver medal for Best Highrise in 2012\u00a0by 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.\n\n\nWith 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\n\n\n\n\nTan 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!\n\n\nSee PropCafe 2012 Review on G Residence below:\n\n\nhttps://propcafe.net/g-residence-desa-pandan/\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/g-residence-desa-pandan/", "title": "PROPCAFE Review : G Residence @ Desa Pandan By Tan & Tan", "body": "\n\n\n\nG Residence\n is one of the PropCafe Editor\u2019s 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 \u201cfry cold rice\u201d session here to re-introduce G Residence development.\n\n\nAdvertisement \u2013 Last Week (18/05/13)\n\n\n\n\n\n\nG 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).\n\n\nG residence has a different entrance and access to the car park for residents to ensure the home-occupant\u2019s privacy and security. \n\n\nThis project is all about Location, Location, Location. \n\n\nAlthough 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).\n\n\n\n\nThis 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).\n\n\nThe google maps below provide more a clearer picture for the above description\n\n\n\n\n\n\nThe 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 \u201cprobably\u201d 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.\n\n\n\n\n\n\nHaving said that, one shouldn\u2019t 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. \n\n\nAs 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!\n\n\nFacade and Architectural Design\n\n\nTan & 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 \u201csafe\u201d and  can be considered as \u201cever green\u201d design. Let\u2019s see what Tan & Tan is going to deliver.\n\n\nFronting the main road and Royal Selangor Golf Club/U-Thant\n\n\n\n\n\n\n\n\nEntrance for residents which is at the back of the development\n\n\n\n\nScaled Model \u2013 View from different directions\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nMaster Plan and View\n\n\n\n\n\n\nThis 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.\n\n\nThe 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\u2019t it? Type A and bigger size (1,410sf to 1,640sf). The price starts from RM857k to RM1.005m (RM607psf up).\n\n\nWest View \u2013 Golf course and KLCC view.\n\n\n\n\nThe 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.\n\n\n\n\nThe majority of the Block B is Type A i.e. slightly bigger size which starts from 1.410sf up. It has two views \u2013 North and South View. \n\n\nSouth View \u2013 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).\n\n\n\n\nThe 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.\n\n\n\n\nLayout \n\n\nType A:  1,410 to 1,604 sf \u2013  RM857k to RM1.005m\n\n\n\n\nType B: 1,076 to 1,292sf \u2013 RM610k to RM780k\n\n\n\n\nType C: 1,539sf \u2013 RM929k to RM1.042m\n\n\n\n\nType D: 2,960sf \u2013 RM1.88m\n\n\n\n\nType E: 3,315sf \u2013 RM2.105m\n\n\n\n\nThe 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\u2019 appetitie. That\u2019s 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\u2019t 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.\n\n\nThe maintenance is currently set at 0.30 cents psf. No discount was given during launch last time! Tan & Tan, emmm\u2026 \u2026\n\n\nRetail Layout\n\n\n\n\n\n\nWhat\u2019s more?\n\n\n\u2013\t2 carparks\n\n\u2013\tKitchen cabinet with hood and hob\n\n\u2013\tAir conditioners\n\n\u2013 Water heater\n\n\u2013 DIBS\n\n\nBlock 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 \u2013 1.4ksf \u2013 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\u2019s reputation, RM600psf should be seen as a GEM! Who know there is still good units left?\n\n\nConclusion\n\n\n\u201cTan & Tan project hardly goes wrong.\u201d 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 \u201cupmarket\u201d and serve the local community well.\n\n\nFreebies \u2013 Kitchen, Hood, Hob and etc\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nShow Units Photos\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nLatest progress from the site \u2013 May 2013\n\n\n\n\n\n\n\n\n\n\nLatest Progress from Site \u2013 Aug 2013\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/hana-gardens-3-storey-link-villa/", "title": "PROPCAFE\u2122 Peek : Hana Gardens 3-Storey Link Villa Show Unit Visit", "body": "\n\nHana Gardens 3-Storey Link Villa Show Unit Review\n\n\n\n\nHana Gardens\n by Gamuda Land\n\n\nHana Gardens\n 3-Storey Link Villa Show Unit by\n Gamuda Land\n are open for viewing recently. Being PROPCAFE, this is an event not to be missed, PROPCAFE has to cover this!\n\n\nIf you have missed out our review on Jade Hills Township Review, please click \nhere\n.\n\n\nFeeling intrigued want more about new Jade Hills development, Hana Gardens review is\u00a0\nhere.\n\n\nIf 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 \nmissed out\n, do give\n drop us a comment\n, we shall see if we can \u2018catch it up\u2019.\n\n\nLanded homes show units are usually on site of the actual development, while condo show mostly are mocked up within a show gallery.\n\n\nTherefore, landed homes show units are most of the time identical if not the actual product itself.\n\n\n\n\nCondo, Serviced Apartments Show Units Vs Landed Homes Show Units.\n\n\nWhile 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.\n\n\nOn the other hands landed homes show units are \u2018closer to home\u2019 or easier to be authenticated.\n\n\nHana 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.\n\n\nKudos to \nGamuda Land\n 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.\n\n\n\n\nLet the show begin\n\n\nEnough of stories, let the show begin, let our site pictures do the talking\u2026\n\n\nWelcome to Hana Gardens by Gamuda Land!\n\n\n\n\nHome 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!\n\n\nShowcasing Type C1 3-Storey Link Villa\n\n\n\n\nThe HV618 is a corner 3 storey Link Villa bare unit on the right.\n\n\n\n\nThe HV619 is an intermediate3 storey Link Villa fitted unit on the right which is\n the focus of this review\n.\n\n\n\n\nFa\u00e7ade view\n\n\n\n\n\n\nAs 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.\n\n\n\n\n\n\nThis is the front view of the house. The land size of the house is 24x80ft.\n\n\n\n\nThe roof of the 3 storey link villa is a good 16ft, we believe it\u2019s good cover up a Toyota Alphard!\n\n\n\n\nImmediately before entering the show unit, you will guided that you are viewing the the intermediate 3 Storey Link Villa, land size 24\u2019 x 80\u2019 with standard built up of 3,031 sqft. This is a furnished show unit.\n\n\nThis is the prelude of excitement! Like a kid going to a toy store, hold your breathe\u2026\n\n\n\n\nThe main entrance door is a gigantic door with measurement of 48\u2019x93\u2019, 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!\n\n\n\n\n\n\nThere are provison of space at the entrance foyer of the house, ideal for entrance statement, statement piece of furniture or placement of altar.\n\n\n\n\nA closer look at the flooring tiles they are the homogenous 2\u2019x2\u2032 tiles. Light brownish, dirt resistent color.\n\n\n\n\n\n\nOpen plan layot living room\n\n\nWhat we like about of this 3 Storey is the open plan concept with living room ceiling height is 10ft6\u2019.\n\n\n\n\n\n\nEntering from the entrance foyer to the living room.\n\n\n\n\nThe first impression, spacious! Thanks for the open plan layout.\n\n\n\n\nDining table is between the living and the dry kitchen and very well spaced out.\n\n\n\n\n\n\nProper provision of dry kitchen and wet kitchen\n\n\n\n\nA very good size peninsular here a display.\u00a0The dry kitchen will lead you to the wet kitchen.\n\n\n\n\n\n\nThis is where \u2018heavy cooking\u2019\u2019 take place.\n\n\n\n\n\n\nNow let\u2019s explore the pantry area and maid\u2019s room shall we.\n\n\n\n\n\n\n\n\nThis is the maid\u2019s room.\n\n\n\n\nThe brand used for maid\u2019s room toilet fittings.\n\n\nGuestroom\n\n\nWe almost miss this out.\n\n\n\n\nThis is a very good sized room, can well fit queen size bed, while the toilet is shared.\n\n\nLet\u2019s venture to the 1st floor shall we. (1st floor ceiling heigh is 10ft6\u2019.)\n\n\n\n\nLeading up to the 1st you will greeted by the 1st floor family hall.\n\n\n\n\nThe highlights of 1st floor will be non other than master bedroom.\n\n\n\n\n\n\nA walk in wardrobe and it leads to this luxurious toilet.\n\n\n\n\nLet\u2019s check out the common room next. Both the common bedrooms are very well sized and can easily fit in queen size bed.\n\n\n\n\n\n\nThe color scheme of the common bath is somehow not as luxurious as compared to the master bath. Perhaps it is architect\u2019s intention for differentiation.\n\n\n\n\nLet\u2019s go up to the 2nd floor (top floor)\n\n\n\n\nThe space is good for a mini theather, kareoke, study area or work studio. (2nd floor ceiling heigh is 10ft3\u2019.) 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.\n\n\n\n\n\n\n\n\nGoing to the balcony of 2nd floor and you will be awarded with an unblocked view.\n\n\nBreathtaking view right!\n\n\nLastly, lets check out the back of the house shall we.\n\n\n\n\n\n\nIt 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.\n\n\n\n\nLike what you see so far?\n\n\nDo 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!\n\n\nWe have just covered 1 show unit, and there are more to see in Hana Gardens landed home show village!\n\n\n\n\nHead down to Jade Hills Gamuda Land Sales Gallery to check out the other show units at:\n\n\nPersiaran Jade Hills Utama,\n\n\nJade Hills, 43000 Kajang,\n\n\nSelangor.\n\n\nTel: +603 8741 9890\n\n\nGPS Coordinates: N 2\u00b0 59\u2019 34.836\u201d E101\u00b0 45\u2019 24.408\u201d\n\n\n\n\n\n\n(Credits to original owner of the images perused on this review)\n\n\nBe part of the PROPCAFE community, like subscribe to our blog and you will be among the first few to read our review.\n\n\nLeave your comment, we are good listener!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/hana-gardens/", "title": "PROPCAFE\u2122 Review : Hana Gardens By Gamuda Land", "body": "\n\nA DAY IN LIFE FOR JADE HILLS HANA GARDENS\n\n\n\n\nThis article is best to be read with our Jade Hills Township Review \nhere\n.\n\n\nMrs Tan is a working mother, a resident of Hana Gardens Homes\n\n\n6.30am: The alarm clock of the kids don\u2019t seem to work again, time to wake up the kids and get ready breakfast and school.\n\n\n7.00am: Tucked in breakfast, went out the porch to pick the newspaper, and wonder how come the newspaper always landed on the same spot, underneath the car!\n\n\n7.30am:\u00a0 Hopped on the car. Need to send the kids to school, luckily the school is just nearby the house, if not the kids were going to be late again!!\n\n\n7.40am: Dropped the kids to \nEaton International School\n and headed to work.\n\n\n8.00am: While driving half way, did the kids lock the door properly? Never mind if there is someone lurking, normally, Mr Sim senior, our neighbor\u2019s parent is pretty sharp, he will call us if there is something weird going on.\n\n\nMeanwhile, Mrs Lim a retiree, a resident of The Hills at Jade Hills.\n\n\n6.30am: This is yet another great day to start the day with some light exercise, by strolling down to the Lakes and the Gardens precinct.\n\n\n7.30am: Feeling fresh, got a cuppa coffee to re-hydrate. Then the plants would need some \u2018water\u2019 attention.\n\n\n8.30am: Today is pasar day, will tag along Mrs Chew to Sg Chua pasar and buy some fresh foods to cook for lunch.\n\n\nMrs Chew, a home maker, a resident of The Garden at Jade Hills.\n\n\n7.00am: Taichi session at the Garden was great this morning.\n\n\n8.00am: Recall that today is pasar day, will pick up Mrs Lim and get some makan at pasar.\n\n\nJust an \nordinary day, ordinary people and these ladies are living a carefree life\n.\n\n\nWhat about the men, never mind the men, they are not so important! A wise man once said, a happy missus at home, a peaceful family ever after.\n\n\nEND.\n\n\nDoes this make sense? We can feel some family men out there reading this are quietly nodding their heads.\n\n\nAnd that\u2019s how it is living in a \nsecurity proven gated and guarded township\n. The last time you need to worry is your home and your family, while you are free to do whatever that is needed to be done for the hour, day, week, months and years. This is the \nlifestyle Jade Hills\n homes can offer you.\n\n\n\n\nHana Gardens at Jade Hills\n\n\nSo you have read about our\n Jade Hills Township review\n. \nWe mentioned that the GEM of Jade Hills lies within landed homes.\n\n\nThe word GEM carries a lot of weight.\n\n\nWe feel that the latest landed property launch at Hana Gardens at Jade Hills is indeed \u2018overweight\u2019 relative to stock market terms. This time around we will unveil the mystery of Jade Hills land homes the PROPCAFE way.\n\n\n\n\nThe Mystery of Jade Hills Gated and Guarded Landed Home \n\n\nShow of hand how many have you heard of Jade Hills? Ok some said heard of it, some said he or she heard of his/her relative talked about it.\n\n\nHave you really been inside Jade Hills? Don\u2019t just talk about it, experience it.\n\n\nWe feel like stressing this again, you have to \u2018buggy in\u2019 into to know about Jade Hills. A perfect time to do so will be say 10am when the sales gallery just open its door. The Jade Hills sales representative will be more than happy to take you for a tour.\n\n\nLike most gated and guarded home, it is not easy to gain access to Jade Hills due to tight security measures, and with little than 800 landed homes in Jade Hills, unless you have a friend or relative who stay in here, very likely you will not have chance frequent to a gated and guarded home freely.\n\n\nBut since we are given exclusive access to Jade Hills we will share with you more.\n\n\n\n\nShowcase of Jade Hills township unique precincts\n\n\nPeople say a picture tells a thousand words, we in turn present you some mesmerizing pictures of these signatures homes of Jade Hills.\n\n\nLet us walk you through\u2026.\n\n\n\n\nThe cr\u00e8me de la cr\u00e8me of Jade Hills home\n\n\nThe Lakes.\n The most premium precinct with lake fronting residential link bungalow and bungalows units. These are the titans of Jade Hills, you will see Hong Kong, Korea drama like mansions in this precinct.\n\n\nThe sheer size of these bungalows are kind of unreal.\n\n\n\n\nThen ever green, \nThe Gardens.\n Residential bungalow, semi-d and terrace featuring sculptured landscape and theme gardens\n\n\nWhat we like about this precinct is that, they are ever so lush.\n\n\n\n\nLast but not least the summit of Jade Hills, \nThe Hills \nconsists of residential semi-d, linked semi-d and terrace sat around the apex of Jade Hills, as well as near the homes of Hana Gardens.\n\n\n\n\nHana Gardens\n is the new kids on the block at Jade Hills. \u00a0Hana Gardens being the latest product offering by Gamuda Land is the focus of this review. Interested to know how it fares compare to its sibling in Jade Hills, or other nearby township, read down further as we have done some research to share with you.\n\n\nWhere is Hana Gardens?\n\n\nHana Gardens is located in Jade Hills township, Kajang. And where is Jade Hills Kajang you may ask and it\u2019s \nhere\n.\n\n\n\n\nHana Gardens \n\n\nSo what is \nHana Gardens\n? The word originated from Japanese, flower \u306f\u306a \u2013 \u82b1\u3000.\n\n\nHana Gardens is a home where life blossoms. This phase touches straight to your heart, where your home is, imagine a flowery and blossoming family. It is a place that defines the concept of \nluxury by infusing everyday living with a tranquil Zen\n. Where life is about sharing nature\u2019s beauty and creating cherished moment with loved one.\n\n\nAnd nature\u2019s beauty in Hana Gardens is none other than this unique feature at Hana Gardens\u2026..\n\n\nTwilight Garden Pavilion\n\n\n\n\nThe star attraction of Hana Gardens is this \nTwilight Garden Pavilion\n, accessible to all Jade Hills residents but with exclusive proximity to Hana Gardens residents. This unique architecture that looks like a starry night sky and pink hued blossoms that bring in the colors of spring.\n\n\nSpring is at your door step, at Twilight Garden Pavilion at Hana Gardens\u2019 central park.\n\n\nIf the artist illustration can be fully materialized, the romantic meter reading will +100%, would not be surprised it\u2019s going to be a \nhot spot for wedding picture taking\n or an ideal outdoor wedding venue, seriously. The purple, the pink and the blue sky, love is in the air!\n\n\n\n\nOK enough of lovey dovey drama. Let\u2019s talk about geography and history.\n\n\nApex of Jade Hills\n\n\nHana Gardens is situated on hilly part of Jade Hills or the apex of Jade Hills.\u00a0 It means it is on high ground. Hana Gardens site sat on the ground that is at least \n>80m from sea level\n.\n\n\n\n\n\n\nSo even apartment like Jadite Suite is not that imposingly, given the ground height Hana Gardens itself is equivalent to a mid-rise condo.\n\n\nPretty unique we would say.\n\n\nOne, \nexclusivity\n, second, take this, hilly domain, big land with mansion like homes, that where does it resemble? What is your guess? Bangsar, Damansara Heights?\n\n\n\n\nHana Gardens Product Mix\n\n\nHana Gardens is a \nfreehold\n individual title \ngated and guarded\n landed property that consists of 2 parts.\n\n\n\n\nHana Gardens Part 1\n\n\nIf we were to divide Hana Gardens in to 2, east and west, part 1 is located on the eastern side that consists of 32 units of 24\u2019x80\u2019 and 24\u2019x84\u2019 storey terrace, they were priced from RM1,043,000 to RM1,480,000. Part 1 was launched in December 2016 and was \nsold out\n. Hence the focus of this review will be on Part 2.\n\n\n\n\nHana Gardens Part 2\n\n\n\n\nPark facilities of Hana Gardens\n\n\nEntering the Hana Gardens you will be greeted by Gardens of Lights and Relaxation Circle.\n\n\nThe Gardens at Hana Gardens comes with few interesting facilities. The core of the Gardens is the Twilight Garden Pavilion, it is complemented with \nRelaxation Circle, Flower Garden\n and \nchildren playground\n, these facilities are nearer to Part 2 of Hana Gardens.\n\n\nWhile Outdoor Fitness Station and Reflexology Path are located closer to Part 1 of Hana Gardens.\n\n\nThese new facilities augur well with existing residents of Jade Hills, while it is definitely better for Hana Gardens residents as is literally gardens at your door step.\n\n\nWe believe garden facing units at Hana Garden will sell hot cakes. Well, these units may be priced with premium but if Hana Gardens will be your home say for next 5-10 years, it could be well worth it\u2026.\n\n\nPart 2 of Hana Gardens consists of the following:\n\n\n\n\n\n\n\n\nType\n\n\nNo. of unit\n\n\nLand size from\n\n\nPrice from (RM\u2019M)\n\n\nBuilt-up from\n\n\n\n\n\n\n2 storey quad homes (link semi-d)\n\n\n44\n\n\n35\u2019x80\u2019\n\n\n1.3\n\n\n2,847sqft\n\n\n\n\n\n\n3 storey quad homes (link semi-d)\n\n\n16\n\n\n35\u2019x80\u2019\n\n\n1.4\n\n\n3,316sqft\n\n\n\n\n\n\n3 storey terrace\n\n\n21\n\n\n24\u2019x84\u2019\n\n\n1.2\n\n\n3,031sqft\n\n\n\n\n\n\n\n\nAll the units of Hana Gardens Part 2 are \nNorth\n and \nSouth\n orientated. Apart from being feng shui compliant and lesser exposure to west sun, the other benefit of north or south facing unit is that it is very much sought after at new launch as well as subsales.\n\n\nHana Gardens Fa\u00e7ade and Layout Review and Architect\n\n\nBefore we comment about fa\u00e7ade of Hana Gardens, we learn that the architect of Hana Garderns is \nCL+O Architects\n. A quick look at their portfolios, among their notable projects include, Eaton International School, Ridgefield and Parkfield at Tropicana Heights, Sunway Eastwood, The Challis Sunway Damansara, Sunway Southquay, Sunway Rimba Hills and 3 Harmoni.\n\n\nHana Gardens Type A 2 storey cluster homes (link semi-d)\n\n\n\n\nOverall comment on Hana Gardens fa\u00e7ade is, it resembles design style of the architect, and coincidentally Hana Gardens also resemble the existing phases in Jade Hills. The facades are boxy, \u2018square-ish\u2019 and conventional. Perhaps it is meant to fit the overall theme in Jade Hills. It gave us the feeling that hmm we have seen this before. Somewhere, ok, yup they look like phase 7 quad-villas and twin-villas!\n\n\nWe thought the design can be bolder.\n\n\nThen again design can be subjective, as beauty lies in the eye of beholder, right?\n\n\nHana Gardens fa\u00e7ade review\n\n\n\n\nFa\u00e7ade of type A \n\n\nGrey roof line with grey vertical mesh grills covering the front air conditional ledge and master toilet window. The extended porch roof may well cover \n2 mid size sedan\n from year long rain and shine. Bigger cars owners may need to consider to further extend the car porch roof.\n\n\nThe whole house are featured with \nhuge windows that enables natural light\n to light up the house during the day. While they look classy from the outside. The drawback, there owner may have to spend some good money to install window blinds or curtain, if one prefers more privacy.\n\n\nDark, light grey and white combination are alright, but we have seen modern facades with wooden feature cladded on the fa\u00e7ade as above.\n\n\nLayout of Type A1 & A2 \n\n\nIn terms of fa\u00e7ade both type A1 & A2 are the same. The difference between these 2 are the layout design, the built up of type A1 and A2 is from \n2,847sqft\n.\n\n\n\n\nGround floor analysis\n\n\n\n\n\n\n\n\nArea\n\n\nType A1\n\n\nType A2\n\n\n\n\n\n\nGuest room\n\n\nYes good sized guest room\n\n\nNo\n\n\n\n\n\n\nLiving room\n\n\nNormal\n\n\nExtended length\n\n\n\n\n\n\nKitchen size\n\n\nSmall but good natural light\n\n\nGood size but less natural light\n\n\n\n\n\n\nKitchen placement\n\n\nBetter as kitchen comes with door\n\n\nCould be better, too near toilet\n\n\n\n\n\n\nBathroom 4 placement\n\n\nNo natural air ventilation\n\n\nWell placement with natural air ventilation\n\n\n\n\n\n\n\n\nWe prefer the A1 layout. The key difference, is the lack of guest room in A2, although one would be able to easily do up a partition and allocate space for the guest room. We thought guest room should be given in default.?\n\n\nGround floor guest room are good for elderly family members who are not so good in climbing up stairs. Again for A2 type the provision of space with windows for a guestroom is already there, you just need to erect 2 partition wall and a door, there you have it, a guest room.\n\n\nHowever there is no en-suite bathroom for guestroom, but it is not really a deal breaker.\n\n\n\n\n1st floor analysis floor analysis\n\n\n\n\n\n\n\n\nArea\n\n\nType A1\n\n\nType A2\n\n\n\n\n\n\nMaster bedroom\n\n\nGood size\n\n\nGood size\n\n\n\n\n\n\nFamily room\n\n\nGood size\n\n\nGood size\n\n\n\n\n\n\nBedroom 2\n\n\nGood size\n\n\nExtended size\n\n\n\n\n\n\nBedroom 3\n\n\nGood size\n\n\nSmaller\n\n\n\n\n\n\nBath 3\n\n\nLack of natural ventilation\n\n\nGood natural ventilation\n\n\n\n\n\n\n\n\nBoth 1st floor layout of Type A1 & A2 are almost identical except the size of bedroom 2 & 3. We like that all bedrooms come with en-suite bathroom. So if you prefer a bigger bedroom 2, go for type A2. A little note is that, we would type A1 bath 3 that to have window. Again this is not a deal breaker, as modern built-in air ventilation machine can address this efficiently.\n\n\nHana Gardens Type B 3 storey cluster homes (link semi-d) 16 units\n\n\n\n\nFa\u00e7ade of type B\n\n\nType B is a 3 storey link semi-d that boasts a massive built up from 3,316 sqft. \u00a0From external view, it is easy to notice that fa\u00e7ade of type B look identical to Type A. First, this baby is 3 storey high, externally, the master bedroom bathroom window is visible, while the dark grey vertical louvre is covering the aircond ledge. We feel like a same suite of design with Type A, boxy, square-ish with flat roof. Fa\u00e7ade color combinations are in harmony, dark grey, light grey and white combination. Boring colors, you may say. But then this color scheme will be to stay relevant in time.\n\n\n\n\nGround floor and first floor analysis \n\n\nThe layout of ground floor and 1st floor of Type B is identical to Type A2 of the 2 storey link semi-d. Type B is a vertical extension version of Type A2.\n\n\nSecond floor analysis \n\n\nThe 2nd floor or Type B features a multipurpose room that comes with en-suite bathroom and a roof terrace (balcony). This semi-d villa has 4 bedrooms (with studio as bedroom), 6 bathrooms, and it can easily add another guest room on the ground floor, making it a 5 bedders, with 1 services room (maid\u2019s room). In all, the layout for both type A & B are good. But we just thought that the roof terrace can be bigger for a 3 storey link semi-d.\n\n\n\n\nHana Gardens Type C 3 link villa\n\n\n\n\nThe Hana Gardens Type C 3 storey link villas are placed discreetly in the northern edge of Jade Hills township. The Type C 3 storey link villa built up are from 3,031 to 3,049 sqft with land size varies from 24\u2019x84\u2019 and 40\u2019-55\u2019x84\u2019. The key differences between Type C (link villa) to Type A & B (link semi-d) is that typical link villa are 2 adjoining side wall. While the link semi-d 1 side wall is and back wall are joined together. Typical link terrace has land at the back of the unit. While link semi-d has approximately 10ft land at the side, while no land at the back of the unit.\n\n\n\n\nType C layout analysis \n\n\nWe love the link terrace layout the most! Best among the Hana series. Here\u2019s why:\n\n\n\n\n\n\nGround and first floor\n\n\nGround floor of C1 comes with front sliding door, while C2 & C3 which are corner units the sliding doors are fitted on the garden side to maximise air ventilation and to exude the garden appeal. While all the rooms are well sized. All type C ground floor has a guest room, with a shared or semi en-suite bathroom. There is also a maid\u2019s room, the placement of wet and dry kitchen are logical, natural light into the kitchen can be easily directed to the kitchen as the back of the 3 storey link villa is an open air.\n\n\n2nd floor \n\n\nWhile the second floor is a studio with en-suite bathroom, or can be easily converted to a junior master bedroom or gym, entertainment room and etc.\n\n\nOne minor disadvantage is that the ground floor staircase is blocked by a wall, could be a bit dark during daytime, nonetheless this can be mitigated by installing energy saving light with motion sensor. This home is ideal to accommodate multi-generation family members under one roof.\n\n\nHana Gardens Site Review \n\n\nHana Gardens Part 2 sat on undulating land, we noted the land located on the northeast end tends to be high and it slops down to the southeast fringe of Hana Gardens.\n\n\n\n\nPROPCAFE Hana Gardens Site Walkthrough\n\n\n\n\nWe go for distance to value add to our reader as you can see, the left side of land is higher and it slops down to right. If you look closely the far right are 2 units Type C 3 storey link villa HV619 and HV618, while on the left are the 2 storey link semi-d Type A2 QV653 and 653a.\n\n\nAs we understand these 4 units will be show houses due to be unveiled in \nFebruary 2018\n. We applaud Gamuda Land Team for building the show unit. It is definitely value add to customers and potential buyers as they are able to touch and feel the end product.\n\n\nHow we feel about Hana Gardens Site\n\n\n\n\n\n\nWe have to acknowledge this Jade Hills is low density township. Each residential phase are very well spaced out. Jade Hills landed property is a very low density development with \n6 units per acre\n.\n\n\nHence most landed units are far away from exit, landed units do enjoy very \ntranquil and peaceful living environment with little or no visible traffics near home\n.\n\n\n\n\nLet\u2019s talk some numbers shall we\n\n\nBy now you would know how Hana Gardens are priced. Each landed purchase comes with a \nfree membership\n to Jade Hills Resort Club. Living in gated and guarded community attracts maintenance charges for the upkeep of the township. The terrace and semi-d maintenance charges are RM368 a month, while RM442 for bungalow. So the good thing is maintenance is charged based on the unit type not the built up size or land size. At RM400 these days, it is equivalent to monthly maintenance fees for a 1,000 sqft medium cost condo, so it is quite affordable.\n\n\nThe Hana Gardens homes also come with \n30 months\n defect liability period.\n\n\n\n\nHana Gardens Good for Investment? \n\n\nBefore we talk about as whether it makes senses to invest in Hana Garden. Let\u2019s look at some subsales information.\n\n\n\n\n\n\n\n\nProduct Type\n\n\n\n\nMax Appreciation\n\n\nSPA Price RM\u2019000\n\n\nTransacted Value RM\u2019mil\n\n\nTransacted Year\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nCommerce Village\n\n\n\n\n96%\n\n\n843\n\n\n1.7\n\n\n2014\n\n\n\n\n\n\n\n\nQuad Homes (RK)\n\n\n\n\n35%\n\n\n998\n\n\n1.4\n\n\n2015\n\n\n\n\n\n\n\n\nTerraces (RT)\n\n\n\n\n53%\n\n\n766\n\n\n1.2\n\n\n2015\n\n\n\n\n\n\n\n\n\n\n26%\n\n\n1,055\n\n\n1.3\n\n\n2015\n\n\n\n\n\n\n\n\nSemi D (RB)\n\n\n\n\n47%\n\n\n1,296\n\n\n1.9\n\n\n2011\n\n\n\n\n\n\n\n\n\n\n38%\n\n\n1,342\n\n\n1.9\n\n\n2017\n\n\n\n\n\n\n\n\n\n\n18%\n\n\n1,352\n\n\n1.6\n\n\n2016\n\n\n\n\n\n\n\n\nBungalow Homes (RS)\n\n\n\n\n21%\n\n\n2,027\n\n\n2.5\n\n\n2013\n\n\n\n\n\n\n\n\n\n\n24%\n\n\n2,168\n\n\n2.7\n\n\n2015\n\n\n\n\n\n\n\n\n\n\nThe number speaks for itself. We observed that Hana Gardens are priced slightly below present subsales price, which actually reduces a lot of risk from investment point of view. Jade Hills landed property are GEMs among the landed property in Kajang. We firmly believe that the price will hold and there are rooms for future appreciation, especially the 2 storey link semi-d. Do read the Jade Hills story \nhere\n, to find out more about the unique selling point and our overall analysis on Jade Hills township.\n\n\nShow unit Review\n\n\nAs you are aware, at the time of this review, the show unit for Hana Garden is not yet ready. While we are waiting for it. Let\u2019s take a look at something different, shall we. The Lakes Mansion, show unit.\n\n\nThis one right, if have money can buy, it is a showcase the pinnacle of your success. Here are some selected pictures we have taken, enjoy!\n\n\nWhat About for Own Stay, what is in for Hana Gardens?\n\n\nIf Kajang is the location for you. \nYOU CAN\u2019T GO WRONG\n with Jade Hills landed properties.\n\n\nYou are in for a distinctive new lifestyle.\n\n\nA home in a freehold gated and guarded secured neighborhood with \nparks, thematic gardens, lakes and a gateless community\n where you mingle and share your life with, grow up and grow old in.\n\n\n\n\nA bit more about the developer\n\n\n\u00a0\n\n\n\n\nGamuda Land is an award winning developer with various high profile projects under its belt. If you looking to for a home and in a location where Gamuda Land is in we would strongly encourage you to consider Gamuda Land homes as an option.\n\n\nApart that Gamuda Land has the financial muscle to executed big scale township development, the brand equates quality.\n\n\nUnlike other marketing orientated developer, the values of Gamuda Land are presented at final product, a quality product.\n\n\nWe have seen this time and time again.\n\n\nFor home buyer property ownership has a mid to long term time horizon.\n\n\nAt the end of the day, what is more practical?\n\n\nThe initial hype of a dreamy illustration at project launched or the brick and mortar of a quality product? Pretty easy decision we say!\n\n\n\n\nFeeling intrigued after reading our review?\n\n\nHead down to Jade Hills Gamuda Land Sales Gallery to find out more information about Hana Gardens.\n\n\nPersiaran Jade Hills Utama,\n\n\nJade Hills, 43000 Kajang,\n\n\nSelangor.\n\n\nTel: +603 8741 9890\n\n\nGPS Coordinates: N 2\u00b0 59\u2019 34.836\u201d E101\u00b0 45\u2019 24.408\u201d\n\n\nGoogle maps link: \nhttps://goo.gl/maps/38JaaWyfGTR2\n\n\n\n\n(Credits to original owner of the images perused on this review)\n\n\nBe part of the PROPCAFE community, like subscribe to our blog and you will be among the first few to read our review.\n\n\nLeave your comment, we are good listener! LOL.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/hyve-soho-suitescyberjaya/", "title": "PROPCAFE Review : Hyve Soho Suites @ Cyberjaya By Kim Lun", "body": "\n\nHYVE Soho Suites@Transcend 9 to 5.\n\n\nAnother highrise project in Cyberjaya! It first caught my attention because of its fa\u00e7ade, I then found that the location is pretty good within Cyberjaya. After the sales person told me the pricing and package, wow, as an investor, it definitely will make you stay to find out even more about this project.\n\n\n\n\n\n\n\n\n\n\n\n\nThe concept video is available: \nhttp://www.hyve.com.my/video.php\n\n\nFrom the developer\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\nThe project called it as SOHO Suites development which consists of two towers (A &B) and limited edition units at the side of the podium (low rise) called Technosuites (40 units only). I like the \u201cGLASSY\u201d design and the lowrise technosuite staggered concept is like those lake facing apartments in Queenstown New Zealand!\n\n\nThis development will be constructed at the small sloppy land and offered 768 units with different layouts. Tower 2 will be launched in later stage with indication of 10% increment in term of pricing. The two towers are NS facing, so orientation wise is not an issue. But, it is not the case for technosuite which will suffer the HEAT in the evening! West Facing Opps!\n\n\n\n\nAll units come with at least 1 carpark, 580sf and above will be given TWO! I will skip all those facilities description as it is pretty standard nowadays to have all these. Since the landscape is not SEKSAN (:P), I won\u2019t expect it to be very different from the rest of the mid-cost development.\n\n\n450sf & 510sf (1 bedroom) Layout and showroom\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n580sf (1+1) Layout and Showroom\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nDon\u2019t be misled by the showroom or photo above, many of the specification are different from showroom in term of material. Kitchen cabinet only restricted to 7ft cabinet. One aircond. hood and hob are given. Tiles are different from the show unit. The are giving the tiles from Niro. See the material sample below.\n\n\n\n\n770sf Layout\n\n\n\n\nTechnoSuite 850sf Layout\n\n\n\n\n\n\nThe guru who champion in cyberjaya rental market points me to look into studio as the studio rental yield in Cyberjaya is pretty attractive at the moment. The domain 565sf studio high floor fully furnished unit is getting around RM1,500-RM1700 pm. The 2 bedrooms unit in cyberjaya doesn\u2019t seem can command higher yield as it may only get additional one or two hundreds from RM1500. The call is yours!\n\n\nIt is important to highlight that the second room in those 1+1 units do not come with window. One of the taikors asked me, is it livable? I will let those students to answer. For me, it will be too luxury to leave it as study room or store room with this small size layout.\n\n\nTechnosuites actually catch my attention (see first photo of this thread), it is pretty unique in service apartment with the size of 850sf (160sf lanai). The unit is actually at the side of the podium or carpark level! Well, if you see the layout attached below, technosuite owner will not suffer the problem of carrying goods from carpark then lift to reach his/her unit. The tenant/owner will park their cars right outside the unit i.e. behind the unit. Go through the door which will be controlled by the access card to immediately reach the corridor and your unit(see cirles in the pic below). The corridor after the access control is only shared by 4 units for each wing. It is quite an USP. I understand that Riana Green East also has similar concept but the difference is the HYVE has a closed up corridor to block and separate the units and carpark, not to say it has the access card to control the security. Also, if one is creative enough, the lanai can actually turn into a bedroom. One can argue about the strata title act on the non-changeable fa\u00e7ade. But if you use easily detachable material like glass wall to cover two side (front and side), you will be safe to get extra room as I have seen it in MK condo. Balcony no, Lanai yes. Can this type demand higher rental or attract more subsales young executive? No one know at the moment as it is new concept. Student market\u2019s taikor told me: NO DIFFERENT in rental yield! LOL.\n\n\n\n\nThe development is at Jalan Impact, the land besides Shaftsbury SOHO development which slightly away from the area where all student apartments and condominiums in Cyberjaya. The left hand side of this development is the nice building called International Multilateral Partnership Against Cyber Threats (IMPACT).\n\n\n\n\n\n\nThis inner road of Jalan Impact is very quiet and secluded. I personally like it because it is away from those ugly & colourful condominiums with large student crowds (Well, it may turn out to be student site too as Shaftsbury Soho has more than 700 units available for rent soon!). If shaftsbury Soho is attracting more knowledge workers with miniority students (due to non-walkable distance to Universities), then it will be a nice knowledge worker\u2019s enclave, which I believe can sell at premium compares to other \u201cstudent hostel\u201d area. Question is, would knowledge workers start to look for ownstay or rent a unit in cyberjaya instead of staying outside cyberjaya after all the boom stories created recently about Cyberjaya (if one always attend property seminar ll know what I mean).\n\n\n\n\n\n\nBird Eye view of the HYVE\n\n\n\n\n\n\nNorth View \u2013 Shafsbury Facing. With the podium of HYVE, I believe after 5 or 6 floors, the units should be clear from shaftsbury carpark level.\n\n\n\n\nSouth View \u2013 Pool Facing with nice green behind IMPACT.\n\n\n\n\nWest View \u2013 Technosuite\u2019s View which facing the opposite Cottage Walk Shoplots (where all eateries located beside MDec). There is a green lung to separate Technosuite and the shop lots (see pic below). The underneath of the green lung is in fact the GAS PIPES :P. Govt will not allow anyone to do anything on the green.\n\n\n\n\nWalkable distance to Shaftsbury retail lots? Although HYVE is just right beside Shaftsbury SOHO blocks, residents of HYVE may need to walk a big round to reach Shaftsbury retail area (which is at the back of Shaftsbury SOHO) . Shaftsbury SOHO residents have private bridge to reach the retail blocks but I doubt it will open for public to go through Shaftsbury SOHO blocks. Unless one is used to walk long distance i.e. near 2km return, car seems like necessary for HYVE residents. This development I guess will attract more knowledge workers than students.\n\n\nPricing and Packages\n\n\nThe one bedroom price starts from affordable RM215,000 before the rebate of 7% and additional 3% if one signs the SPA within 2 weeks. If one decides not to take their DIBS scheme, the price can go down additional 3.5%. Do you math here, you will see it is very affordable, with this sort of concept and existing studio rental market. Every 5 to 6 floor, there will be around 15k jump (e.g. Tower A shaftbury facing 6th floor 220k, 7th floor 236k)\n\nOf course, the price above is for those facing Shaftsbury. If you want to have Pool cum Green View, you need to top up another 25k to 30k which is really a big premium from my point of view. However, it depends on your purpose of purchase. If you intend to rent out to student or young executives there, forget about nice view as the rental will not justify the premium that you pay. Ownstay, Yes. Funny enough, all the good facing are taken and the pricing are going around 240k up before rebates from low floor.\n\n\nThe technosuites 850sf costs 364k up. 520sf type (1+1) only available in Tower A facing shaftbury, which price starts from 255k. 580sf (1+1) and 770sf (2+1) are selling from 280k and 420k (all before rebates) respectively. Again, premium view command additional 20-30k. Investors should know whether premium is worth it for this sort of development. Use your experience to decide! Ownstayer, please go to the site and see the view before you sign the dotted line.\n\n\nTitle Issue!\n\nThis is mind blogging! I visited the site and saw the signboard. Opppppps! Even though this project follows schedule H, It seems like it is almost office suites! I am not the fan of SOFO, SOVO or whatever that without \u201cH\u201d because it is technically an OFFICE and not for residential according to the title. I can accept SOHO because you can reside there LEGALLY but sorry, not those funny SOFO/SOVOs. Heard that after certain level it will be SOHO titles, the rest would be office title. I was shocked that this development is positioned as SOHO but only 200+ units are SOHO and the rest is OFFICE including the whole Block B! See the signage below.\n\n\n\n\nSome of the investors whom I know actually do not mind but I definitely not into it as I do not like to have any legal implication when I use or sell the unit in future. Please don\u2019t take my words, it will be fairer for developer to have a chance to explain all the potential issues and implication on the residential use of office suites title.\n\n\nDeveloper\n\n\nKimLun is a listed company from Bursa Main Board. They are experience builder which established more than 20 years (mainly as main constructor for other developer) but it seems like the first project from them as a developer. You can find their financial in their website which is quite healthy.\n\n\nCyberjaya Highrise Supply\n\n\nMany claimed Cyberjaya is the heaven for rental market as it has more than 15k student population (yes, MMU itself already near to 9k, not to say LKW, Medical School, future SEGI, future Islamic Uni, future Computing Uni, future Heriotwatt at Putrajaya, future Xia Men Uni near dengkil etc).\n\n\nI am not the guru in Cyberjaya. I am just doing my simple math here. The existing apartments and condominiums are offering around 3700+ units in Cyberjaya (added up from Domain 1,2,3 & 4, Cyberia Crestcent 1 &2, Cyberia Smart Home, D\u2019 Melor, Garden View, Cyber Height Villa, and Cyberview Garden Villa). This 3.7k units are serving 15k student (ok not all students stay here so + some knowledge workers). It seems like the market is there to do rental market!!!\n\n\nBut but but\u2026..does the investor know the future supplies of apartment/condominium in Cyberjaya over next 3 years? Let me tell you, if you add up the units from those under-construction projects (The Arc, The Place, D\u2019Pulze, Mutiara Ville, Garden Plaza. Pangaea, Shaftsbury, Serin, Domain 5, HYVE, Mirage, Verdi, V Residensi, Skypark, Lakeview, V Point), it will give you whopppppinnnng close to 8,500 units! If you are only targeting mid to low end development for student/worker rental market, you still have around 7300 units (after taking out 1200 units from Verdi and Mirage) flooding into this segment. This is of course, not including those projects that are yet to launch! What does it implicates? Oversupply? If no increase of night population from knowledge workers and new bloods in Cyberjaya, you need additional 30k students in Cyberjaya from current around 15k! Ok, new unis are coming but it may take time to build up the population. To share the supply, one needs to hope more non-students to stay in Cyberjaya. Finger crossed! You need more commercial and Human Qi to pull peoples to call Cyberjaya as their HOME. It is not so much a problem on landed as I foresee more outsiders will move in Cyberjaya landed properties due to many factors (we shall discuss it in other thread on Cyberjaya Landed Property), the HighRise market is quite a challenge!\n\n\nSo, guys\u2026..TO BUY OR NOT TO BUY?\n\n\nTo be honest, I really like the location, concept, investor friendly packages and pricing of this development but I am the investor so I will look into the factors that can affect the demand of this development in future. Having said that, different investors have different risk appetite, also this project may out=shine the rest due to its proposition so that it will be in the top of the list for tenants/subsales buyers. So, It all depends on the reception of those factors and pricing I mentioned above. If you do invest in the end, Welcome to Cyberjaya!\n\n\np/s for any discussion for this project, you are welcome to discuss at the \nforum.propcafe.net\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ioi-resort-city-part-2/", "title": "PROPCAFE\u2122 Review: IOI Resort City Part 2", "body": "\n\nTime passed so fast and since the inception of the blog more than 4 years ago, PROPCAFE have been covering property from North to South and East to West of Klang Valley. PROPCAFE was set up by 7 of us, with diverse background \u2013 from engineer to retiree and to student, with the diversity of our background we are offering multiple angles of our opinion in our reviews. The blog is serving as platform for collecting our thoughts of developments and share with readers.\u00a0 Some faithful readers have been with us for the past 4 years and with that we say a BIG thank you! Nevertheless PROPCAFE will strive to provide the best reviews and hopefully it will benefit the readers in broadening knowledge and in making property purchase decision.\n\n\nBack to the topic, it\u2019s been almost one and half years since our last visit to IOI Resort City. The last review was Conezion, an integrated retails-office-residential development where PROPCAFE focused the review on the residential component (Read the \nhttps://propcafe.net/conezion-ioi-resort-city-ioi-properties/\n). And IOI recently has premiered their Signature series in IOI Resort City called Par 3. Readers may ask what is Signature series? We will come back to that shortly.\n\n\n\n\nIOI City Resort\n\n\nPROPCAFE has covered quite in-depth the masterplan of IOI Resort City and being a developing city, some of the components of the masterplan are streaming online even though it was just 1.5 years ago from PROPCAFE last review. For a start\u2026 the grade A 31 storeys IOI City twin towers have been completed and HSBC logo is majestically perched on the roof of one of the towers.\n\n\n\n\nIOI City Towers\n\n\nThis slideshow requires JavaScript.\n\n\nIOI City Towers with elegant lobby and spacious floorplate\n\n\nThe towers are MSC compliant offering 1million NLA with each floorplate is 16,500sqft, suitable for corporate tenant who are looking for spacious office space with connectivity and convenience of more than 250 specialty shops complemented by 80 restaurants and cafes\u00a0 at its doorstep@IOI City Mall to setup the business. A whopping 7,000 car parking bays, 12 nos of high speed lifts with destination control system, double volume 9.5m height lobby to greet office workers and guests.\n\n\nThe 5 Star 21 storeys Le Meridien Putrajaya starts to receive guests from August.2016 and this is the brand\u2019s 3\nrd\n hotel in Malaysia after KL Sentral and Kota Kinabalu. With 353 rooms and suites, 15 venues for meetings and conferences, a 2,500sqm function space, recreational facilities as well as wine-and-dine experiences with eateries Latest Recipe, Le Mei and the Latitude Bar, the hotel is doing well to complement the rest of IOI City resort components and to\u00a0 serve the leisure and business travellers.\n\n\n\n\nLe Meridien\n\n\n\n\n\n\n\n\nThe Suites, Restaurants and Lobby\n\n\nWait\u2026 wait\u2026. that\u2019s not all\u2026 With IOI City Mall phase 1 which already hits 97% occupancy rate, the phase 2 is in the stage of conceptual planning (Refer to the link news here \nhttp://www.thesundaily.my/news/2136942\n ) and the last visit to the Par 3 seems aside of the hoarding of the site, not much of work has been done on the land. However we were given the impression by SA that IOI will go ahead with phase 2 and piling work will start soon. The phase 2 will cost IOI Properties RM500m development cost. In the eyes of PROPCAFE, the completion of phase 2 will be a significant milestone for 788 acres IOI Resort City and IOI Properties. PROPCAFE shall touch fairly more in detailed in next chapter.\n\n\n\n\nIOI Resort City \u2013\u00a0 20-minute drive\n\n\n\n\nThe scale model of IOI City Mall and phase 2\n\n\nThis slideshow requires JavaScript.\n\n\n\nThe land status of IOI City Mall phase 2\n\n\nNot only that\u2026 From PROPCAE insider news, the delay on the finalisation of the Phase 2 conceptual planning is apparently due to some changes required by a particular retailer.. Something BIG may come to IOI City Mall. If what PROPCAFE heard was true, it is indeed something the residents are look forward to. Stay tune\u2026.\n\n\nThere will be another new access point which is not yet built where if you are coming from the direction of KL, Sungai Besi, Kajang and Semenyih through SILK, North South and Besraya Highways the new access point will bring you directly to Conezion, Clio and future development on Eastern and Southern parcels of IOI Resort City.\n\n\n\n\nIOI Resort New Access Point\n\n\nThe beauty of new township is there will always be something new to explore and with the JV between IOI and Mitsubishi Jisho Residences, another future development Gem residences which is sitting on a 9.6-acre freehold site, comprising eight blocks with units ranging from 1,250sqft to 1,750 sqft which will be another excited project coming to IOI Resort City.\n\n\nThe Youtube in the link below pretty much visually sum up all about IOI Resort City.\n\n\n\n\nRegional Mall \u2013 Does It Matter?\n\n\nRetails outlook in Klang Valley cannot get bleaker than today. According to Savills Malaysia managing director Allan Soo, total retail space in Greater Kuala Lumpur will reach 70 million sqft by end-2018 \u2014 exceeding the supply in Singapore and most cities in Southeast Asia.\n\n\n\u201cIdeally, we believe retail space per capita should be below five sqft,\u201d he says. \u201cCurrently, we already have in excess of 7.5 sqft per capita of population in the Klang Valley, as the total population is now 7.3 million people.\u201d\n\n\nThe statistic on the retail outlook can be frightening and will raise red flag even among property players. PROPCAFE is always inundated with question about oversupply concern by our readers and we always advise to do own due diligence, buy at right price and location and always have an exit plan and then buying the property and will not go wrong. Do not get us wrong and we truly believe there are merits for the concern however PROPCAFE always believe in exception to the rules\u2026 There are myriad of factors which affect the popularity of malls e.g. lifestyle in Asia such as weather, shopping behaviour due to rising wealth, culture and social lifestyle etc. Malaysian is without exception\u2026. Love our malls.\n\n\nWith the amount of malls streaming online\u2026.. In PROPCAFE\u2019s definition, distinctively there are three tiers of mall \u2013 neighbourhood, regional malls and regional mega malls where differentiated by size, targeted segments and catchment, location and PROPCAFE would like to add the \ninfrastructure and amenities surrounding the mall\n as well.\n\n\n\n\n\n\n\n\nMall\n\n\nNLA\n\n\nExample\n\n\n\n\n\n\nNeighbourhood Mall\n\n\n<500,000 sqft\n\n\nAtria, Jaya33, KL Gateway, Evolve, BSC, Melawati mall\n\n\n\n\n\n\nRegional Mall\n\n\n500,000~2million sqft\n\n\nMytown, Velocity, Suria KLCC, Pavilion,\n\n\n\n\n\n\nRegional Mega Mall\n\n\n>2million sqft\n\n\nOneUtama, MidValley, Sunway Pyramid\n\n\n\n\n\n\n\n\nTiers of Mall\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nIn Malaysia, a neighbourhood mall here is usually less than 500,000 sqft and serves as a market of within 15 minutes\u2019 driving time. It is usually anchored by two or three major tenants including a supermarket, an entertainment area and a department store. The mix of variety such as pharmacies, fashion, F&B etc are catered for neighbourhood needs. The mall is typically standalone without integration with other components such as office, hotel, and convention halls etc as the targeted segments is from neighbour however a regional/ regional mega mall is different breed of animal.\n\n\nFor regional mall the size is important to ensure balanced tenants portfolio under one roof. The variety of retails will attract shoppers especially during the weekend. However the retails couldn\u2019t survive just based on the crowds spending during the weekend. They need crowds during the normal weekdays as well. That is where other components such as offices, hotels, park and golf course and of course the residents play the role to keep the crowds consistently streaming to the mall in order to feed the retailers and to keep up the vibrancy of the mall at every time. That is the main differentiation where neighbourhood mall is just a standalone mall and will struggle to attract crowds during the normal weekdays. These neighbourhood malls couldn\u2019t attract sufficient neighbourhood crowds during the weekend, the retailers will struggle with their business and the malls may end up with a slow death\u2026\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nTo ensure the regional mall is conveniently accessible, the developer will build a regional mall near to highways, public transport etc. What shoppers do not like is stucked in the traffic just to enter the mall and try to find empty carpark for 30minutes. Therefore shrewd developer who understand the market will invest significant of capital to build multiple access points to tap in the Qi (River Flow), with carpark entrances. The carpark must be sizable and plus point with office towers next door for example IOI City Mall and MidValley have back up carpark should the need arise.\n\n\nSuccessful malls are usually retained by developers in order to control tenant mix and ensure the mall is well maintained. If managed well with excellent footfalls, the mall can be a good source of recurrence income to the owner.\n\n\n18 out of 20 largest malls in the world are located in Asia. One Utama, Sunway Pyramids and Mid Valley Megamalls to name a few from Malaysia occupied among the spot. That is saying a lot about shoppers\u2019 behaviour in Malaysia.\n\n\n\n\nRegional Mega Mall in Klang Valley\n\n\nWhat does this means? Whilst most neighbourhood malls are struggling to keep afloat with lower foot traffics and occupancy rates (\nhttps://www.themalaysianinsight.com/s/960/\n ), regional & regional mega malls are thriving. It is also interested to note that despite 255 malls in Klang Valley, there are truly only few that can be considered as regional mega malls and when IOI City Mall Phase 2 completed, it will be on par with these malls.\n\n\n\n\n\n\n\n\nName\n\n\nLocation\n\n\nLand\n\n\nNLA\n\n\nCarpark\n\n\nStores\n\n\nOpened\n\n\nRemarks\n\n\n\n\n\n\nIOI City Mall\n\n\nPutrajaya\n\n\n36 acres\n\n\nPhase 1 \u2013 1.5mil\n\n\n7,200\n\n\n350\n\n\n2014\n\n\nPhase 2- 1mil NLA\n\n\n\n\n\n\nPavilion Bukit Jalil\n\n\nBukit Jalil\n\n\n50 acres\n\n\n2mil\n\n\n6,000\n\n\nN/A\n\n\n2018\n\n\nCompleted in 2019\n\n\n\n\n\n\nSunway Pyramid\n\n\nSunway\n\n\n19.4 acres\n\n\n2mil\n\n\n3,900\n\n\n900\n\n\n1997\n\n\nExpansion in 2007 & 2015\n\n\n\n\n\n\nMidValley Megamall\n\n\nKuala Lumpur\n\n\n33 acres\n\n\n2.57mil\n\n\n10,200\n\n\n660\n\n\n1999\n\n\nGarden completed in 2007\n\n\n\n\n\n\nOne Utama\n\n\nBandar Utama\n\n\nN/A\n\n\n2.04mil\n\n\n10,000\n\n\n700\n\n\n1995\n\n\nNew Wing completed in\n\n\n\n\n\n\nKLCC\n\n\nKLCC\n\n\nN/A\n\n\n1.2mil\n\n\nshared\n\n\n400\n\n\n1998\n\n\n48million footfall\n\n\n\n\n\n\nPavilion KL\n\n\nBukit Bintang\n\n\nN/A\n\n\n1.59mil\n\n\n2,400\n\n\nN/A\n\n\n2007\n\n\nPavilion Elite 250K in 2016\n\n\n\n\n\n\nEmpire City\n\n\nDamansara\n\n\n23 acres\n\n\n2.3mil\n\n\n10,000\n\n\nN/A\n\n\n2017\n\n\n\n\n\n\n\n\n\n\nRegional Mega Malls in Klang Valley\n\n\n\u00a0\n\n\nPar 3 Condo IOI Resort City Dining Area\n\n\n\u00a0\n\n\nWith 2.5m NLA, this will elevate IOI City Mall among the elite regional mega mall in Klang Valley, on par with more established mall such as One Utama, MidValley Megamall and Sunway Pyramid. Not only that, IOI City Mall along Pavilion Bukit Jalil will be one of few\u00a0 upcoming regional malls with latest concept (check out district 21 review in the link \nhttps://propcafe.net/district-21-ioi-city-mall-putrajaya/\n ). The other established regional malls are completed in late 1990s with some add-on expansion however the malls are slightly dated, without any innovative concept to meet the expectation of generation Y & Z.\n\n\nThe Wikimapia shows IOI City Mall is the only one regional mall in southern part of Klang Valley serving more than 1.8million population within 20minutes drive. This is a plus point where most of the supplies of malls are concentrated in North and Central of Klang Valley.\n\n\n\n\nThe location of Regional Mall in Klang Valley\n\n\nWith developments in Semenyih, Bangi, Cyberjaya, Dengkil etc are gaining traction and without any regional mall planned in South KV, the IOI City Mall will only be serving more future population without any direct competitors.\n\n\nWhilst the average occupancy rate of malls were struggling at 79.9% in 2016, the occupancy of the regional malls are showing resilience with more than 95% occupancy rate.\n\n\n\n\nOccupancy Rate of regional malls in Klang Valley\n\n\nEnd of the day, we need to separate a wheat from a chaff. Just because the overall market is sluggish it never meant the premier players will be significantly affected as these players are usually a league above the rest.\n\n\nFor IOI City Mall\n\n\n\n\nSize does matter. With 2.5million NLA, IOI City Mall will be one of the few regional mega malls. \nCHECK\n\n\nInnovative Concept. District 21.\n CHECK\n\n\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nVariety of retailers. With more 350 specialty stores and anchored by Parkson, Tesco, HomePro, Index Living, GSC equipped with latest IMAX technology and houses Malaysia\u2019s first Olympic-sized ice skating rink. And wait\u2026 Something BIG is coming to phase 2. \nCHECK\n\n\nOccupancy Rate. 97% as per end of 2016, significantly higher than industry average. \nCHECK\n\n\nIntegrated component. Corporate Office, Park, Hotel, Public Golf Course and proximity with Putrajaya to ensure mall vibrancy throughout the time. \nCHECK\n\n\nExcellent and direct highway accessibility via SILK, SKVE, Besraya and NSE to ensure well connection to KL, Putrajaya, Cyberjaya, KLIA, Sungai Besi, Kajang and Puchong via myriad of highways. \nCHECK\n\n\nMore than 1.8m population within 20minutes drive without any truly competitors and located in high growth area. \nCHECK \n\n\n\n\n\u00a0\n\n\nPar 3 Condo IOI Resort City Living Hall\n\n\nDevelopments that are integrated with malls are gaining popularity for the past few years due to purchasers are attracted to the convenience of the mall and impression the mall is giving extra value to the property. However most developers are without hardware and software experience as well as lack of investment to develop a successful mall. Usually developers will put hefty premium to the properties, however they lack the commitment to ensure the success and sustainability of the mall which remains a question mark. PROPCAFE couldn\u2019t help but notice most of times a mall is just used as gimmick.\n\n\nNevertheless, a truly sustainable and successful mall is rare and a limited edition and in the case of regional mega malls\u2026 even rarer. In PROPCAFE, we are quite excited and look forward to IOI City Mall expansion plan coming to fruition and PROPCAFE is confident the residents especially from Conezion, Clio, Puteri Palma and newly launch like Par 3 and future launch (Gem Residences) will immensely benefit from its proximity and piggyback on the infrastructure of IOI City mall and enjoy the conveniences and capital appreciation wise.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nPalm Garden Golf Course\n\n\nThere are a wide range of golf course available in Klang Valley. In the past, golf used to be a sport played by elite and VIP and access and usage of the golf course and clubhouse are only restricted to the members to maintain exclusivity. However this is no longer the case. The passionate golfers can use a number of public golf courses by paying the green fee. There are more than 20 golf courses in the Klang Valley. Some of the courses are exclusively for members and few are available to public. 18-holes Palm Garden Golf Course is one of the public golf course.\n\n\nWhat the golf course offers is the tranquillity and greenery of the township. Rather than maximising profit by building a concrete jungle, the golf course is excellent addition as one of the components of IOI Resort City. Residents will appreciate the fresh air, morning mist and the greenery greeting you when you return from work when you live within the 330 acres of lush greenery.\n\n\n\n\nPanoramic View of Palm Garden Golf Course\n\n\nFrom PROPCAFE\u2019s observation, residential townships within close proximity to golf courses are usually exclusive and in high demand. For example\n\n\n\n\n\n\n\n\nDamansara\n\n\nTropicana Golf & Country Resort\n\n\nTropicana Indah\n\n\n\n\n\n\nBandar Utama 9 hole course\n\n\nBandar Utama\n\n\n\n\n\n\nSubang, Saujana & Glenmarie Golf & Country Clubs\n\n\nSaujana, Ara Damansara, Glenmarie\n\n\n\n\n\n\nKuala Lumpur Golf & Country Club\n\n\nTTDI, Kiara, Hartamas, Damansara Heights\n\n\n\n\n\n\nSungai Buloh\n\n\nValencia Golf Club\n\n\nValencia, Sieramas\n\n\n\n\n\n\nBukit Jalil\n\n\nBukit Jalil Golf & Country Club\n\n\nTmn Esplanad\n\n\n\n\n\n\nPuchong\n\n\nKinrara Golf Club\n\n\nBandar Kinrara\n\n\n\n\n\n\nKL City\n\n\nRoyal Selangor Golf Club\n\n\nAmpang Hilir, KLCC\n\n\n\n\n\n\n\n\nThese townships are well known to be highly in demand and popular among affluent house seekers who are looking for a home. \u00a0In fact the properties in these townships are known having a good capital appreciation due to low density environment, greenery and exclusivity.\n\n\n330 acres out of 788acres works out to be a whopping 40% in IOI Resort City is set aside as recreation, green area and golf course and indeed it is a very generous gesture by IOI Properties. PROPCAFE in next review will share the 360 degree panoramic view of greenery and golf course. However whether the developer will keep their commitment in the future at this prized landbank\u2026. It will be a question to be answered in another day.\n\n\nNot only that, Palm Garden Golf Club was voted Malaysia\u2019s top three \u2018BEST GREENS\u2019 for the second consecutive year by \u201cParGolf\u201d.\n\n\nIn our next PROPCAFE review \u2013 Par 3, we shall share more the majestic view of the Palm Garden Golf Course and what it feels living surrounded by tranquillity.\n\n\n\u00a0\n\n\nPROPCAFE Review: Par 3 @ IOI Resort City By IOI Properties\n\n\n\u00a0\n\n\nYou Are Not Buying a House. You Are Buying a Neighbourhood and Lifestyle\n\n\nIt is all about the components work in an ecosystems that make a clock ticks. Similarly when you buy a home, it is not always just about the house but it is about the neighbourhood, amenities and infrastructure, conveniences and of course greenery and recreation within the township.\n\n\n\n\nRegional mall with 2.5m NLA for the conveniences of residences. CHECK\n\n\nWithin township sharing neighbour with low density Puteri Palma condo and only-for-rent diamond hill bungalows. For couples or young families, they can look for Clio and Conezion. Upcoming residential launches e.g. Par 3 and Gem Residences. CHECK\n\n\nDedicated accesses and flyover from SILK and SKVE. CHECK\n\n\nLeisure and Hospitality with 5 Star Le Meridien opened in Aug.2016. CHECK\n\n\nTenant from workers in Grade A IOI City Twin Tower Offices. CHECK\n\n\nGreen space and public golf course. CHECK\n\n\nThe commitment of biggest market capitalization Malaysia Developer \u2013 IOI Properties to develop the township. CHECK\n\n\nGrowing township and with numerous future development are planned, the township will grow value over the time. CHECK\n\n\n\n\nIt seems that missing component is international and public school from the masterplan. Perhaps IOI Properties can look into this to provide holistic living environment to residents in the township. Nevertheless, PROPCAFE think IOI Resort City has been low profile unlike other developers who keep advertise their developments on weekly basis.\n\n\nNEXT PROPCAFE Review: Par 3 at IOI Resort City\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/irama-wangsawangsamaju-beneton-properties/", "title": "PROPCAFE Peek : Irama Wangsa @ Wangsa Maju By Beneton Properties", "body": "\n\nFor past 5 years Seri Maya, Desa Putra, Riana Green and Villa Wangsamas have been the popular condos for those who are interested to stay in Wangsa Maju/ Jelatek area. However for past one year, number of projects have been launched in Wangsa Maju. Seri Riana began the trend and some other projects follow shortly. Season Gardens, Irama Wangsa, Wangsa 9, Infiniti Residences are launched (not in sequence). We just focus on Season Gardens.\n\n\nOverview\n\nDeveloped in 9acre of residential hilly land, Irama Wangsa located at same section with Seasons Garden at the quieter part and old neighbourhood of the Wangsa Maju Section 10. Developed by Beneton Properties (Developer of high end condos such as 2Hampshire, Rhombus etc), with total units of 650units, this project will take 4 years and expected to be completed in April.2018. The project is soft launched in April with block A and B. Block C will be launched in future.\n\n\nLocation and Surrounding\n\nIrama Wangsa located at the same side as the Season Gardens. From Jalan 34/26 after the traffic light turning left to Jalan 26/26, rather than go straight where the Season Gardens located, you turn left before the ESSO petrol station. Irama Wangsa is located on hilly side of section 10.\n\n\n\nWikimapia: Location of Irama Wangsa\n\nSimilarly to Season Gardens, Irama Wangsa is accessible via AKLEH and DUKE highway. Sri Rampai LRT Station is a short driving distance away and for any amenities, Wangsa Walk is short driving distance as well.\n\n\nAccessibility and Surroundings\n\n\nSite Plan, Scale Model and Fa\u00e7ade\n\nThe developer\u2019s website yet to provide much information at the moment\n\n\nhttp://www.benetonproperties.com/iramawangsa/overview.html\n\nOnly 4 acres out of 9 acres are developed and rest of the land (5acres) are hill area where developer will landscape it as hill garden.\n\n\n\nConsists of 3 blocks, Block A and B are launched at the moment. Block C which certain unit with South-West will have kl city skyline view.\n\n\nNothing BOLD about the fa\u00e7ade, however in my opinion this is nice fa\u00e7ade and blend with the surrounding and concept of overall development where it is promoting healthy family lifestyle. Similarly when I spoke to the Salesperson, he emphasized the project targets own stay group and this reflected in the offering and layout setup. Nothing below 2 bedrooms (type A) and majority are 3 bedrooms setup. Quite a basic fittings provided and no rebate offered.\n\n\n\n\nScale Model\n\n\n\nBlock A and B with North Orientation\n\n\n\nBlock C (On the left), Recreation Garden and Block B (On the right)\n\nOne of the main selling point are the 5acres recreation hill garden that exclusive for the residents. The whole hills will be landscaped and perimeter fenced with CCTV for the security of the residents.\n\n\n\n\n5 Acre of Recreation Garden\n\n\n\n\nMain Entrance, Guardhouse\n\n\nAn Olympic size 50metres pool for 650units resident and the 10000sqft multipurpose hall can fit 2 badminton courts for the resident.\n\n\n\nRecreation Deck, Hall and Free Form Pool\n\n\n\n\nDrop Off Area\n\n\nThere are 4 type (A~D) offered at the moment. The showunit is opened however it is type G for the block C (future launch).\n\n\nType A- 991sqft (2 bedrooms)\n\nType B-1182sqft (3bedrooms)\n\nType C-1206sqft (3+1bedrooms)\n\nType D-1315sqft (3+1bedroooms)\n\n\nThere are variance of sizes for each type due to size of balcony, lanai etc. All layout are practically design and not much of issue of the space utilisation. However for future launch, the type G has huge balcony and private lift lobby that consume a lot of space. The bedrooms look small for the 1600sqft size.\n\n\nOne of the main advantage of this development is the land title which is residential title. This is rarity where most of the land are commercial where developers are lobbying to Local Council to increase the density of the project. Some of the projects sit on 3acre of land however the density is running into thousands. However with this project, only 650units sit on 9acre of land. In my opinion, this is luxury of space where is rarity on today\u2019s Klang Valley Residential Market. Another plus point is no commercial on the ground there the residents will enjoy more privacy in their compounds.\n\n\nBooking Status, Prices and Specification\n\n\nCurrently the price is approximately about RM575-650psf. Price in generally increased by RM2k for each floor which is fairly reasonable. For small level and type, the pool (south view) view is dearer by RM26k. The north view units currently are unobstructed with VillaWangsamas further away however there is empty land infront of Irama Wangsa that belongs to Singaporean. At this junction of time, developer couldn\u2019t verify what is the building plan for the plot of land. Therefore any buyers that buy the North Facing Units may face uncertainties of the future view/construction issue.\n\n\n\nBooking Status for Block A\n\n\n\nBooking Status for Block B\n\nThe booking status is almost 70-80% and given that this project is setup more for end users and own stayers, this is a good booking status.\n\n\nFinancing\n\nAs mentioned earlier, no fancy rebate offered by developer except 2% discount where net price will be reflected in the SPA. Therefore for any buyers they need to pay full 10% or 30% of purchase price depends on your property/loan portfolio.\n\n\nSpecification, Maintenance Fee and carpark\n\nEach unit with exception of the smallest size (type A) will be provided with 2 carparks. The maintenance fee. Maintenance Fee and Sinking Fund is expected at RM0.25-0.30psf. The ceiling height is approximately 9\u2019 7\u201d and Developer will provide aircon at master bedroom, heater and top granite (at sink) at master bathroom and top granite, hood and hob at kitchen. The cabinets will not be provided for the kitchen.\n\n\nConclusions\n\nThe uniqueness about property is none of the project are same. The buyers need to juggle between the pro and cons of every project before put their hard earned money on the project. In my opinion, the freehold land residential status, concept, unit layouts, facilities, short driving distance to KL City and Amenities will attract many young families. The 5acres of private garden is stunning and not many (The Maple at Sentul West comes into mind) can provide this. However certain people may raise the concern of low rental rates and demographic profile of the area. Well, One man\u2019s meat is another man\u2019s poison.\n\n\nHappy Buying!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/iskandar-johor-malaysia-ge13-add-on/", "title": "PROPCAFE Peek : Iskandar @ Johor Malaysia \u2013 GE13 (Add On)", "body": "\n\nPicture Source : http://bigcatrambleon.blogspot.com\n\n\n\u00a0\n\n\nAs most of all the Malaysians are aware, with\u00a0 the 13th General Election is just around the corner , the GE13 topic is the most talk about topic be it at work, school, university, family dinner, mamak, forum or WhatsApp.\n\n\nPropCafe.Net\u00a0 recently came across two pieces interesting articles published by \nThe Star\n and \nBernama\n about the future of Iskandar of Johor Malaysia and would like to share it here\u2026.\n\n\n\u00a0\n\n\nCIMB Research bullish on Iskandar Malaysia Growth Story \u2013 By The Star\n\n\nKUALA LUMPUR: \nCIMB Equities Research\n is still upbeat on the growth prospects in the Iskandar Malaysia region in Johor after a visit to various sites there.\n\n\n\u201cWe visited Nusajaya, Setia Eco Gardens, Port of Tanjung Pelepas and Mah Sing\u2019s Meridin@Medini while hosting \nBenalec\n, \nJohor Petroleum Dev Corporation\n, Kulim Malaysia and Axis REIT briefings as well,\u201d it said in a report released on Friday.\n\n\nIt noted \nUEM Land\n had an upper hand in choosing its joint venture partners in Nusajaya now given that the brighter prospects seen as Iskandar reached a tipping point in 2012.\n\n\nIt also said demand for industrial property in the region was surprisingly strong.\n\n\n\u201cFor example, \nSP Setia\n\u2018s non-Bumi industrial properties in Setia Business Park priced between RM3.2mil and RM8.5mil have been fully taken up while \nAxis Group\n\u2018s phase 1 of SME City was sold out in two hours. \u201cMany buyers are Singapore small and medium enterprises looking to shift to a lower-cost destination. We view this very positively as it will help bring development, jobs and economic activity to the state.\n\n\nCIMB Research said this would in turn have a multiplier effect on Iskandar and boost demand for properties.\n\n\nIt added Ascendas Land\u2019s joint venture with UEM Land to develop a 519-acre industrial park could accelerate the booming development.\n\n\nThe research house pointed out that property developers continue to provide the best exposure to Iskandar but plantation companies, such as Kulim and \nGenting Plantations\n; oil and gas companies, such as Dialog, as well as contractors, such as Benalec were some of the beneficiaries of the advancement there.\n\n\nSource & Credit to : The Star \nwww.thestar.com.my\n\n\nPicture source from http://merdeka-online.com\n\n\n\u00a0\n\n\nInvestment To Iskandar Malaysia/Johor May Be Affected if Opposition Rules \u2013 Nur Jazlan \u2013 By Bernama\n\n\n\n\nJOHOR BAHARU, April 7 (Bernama) \u2014 UDA Holdings Bhd chairman Datuk Nur Jazlan Mohamed has expressed his concern and worry at the possibility that the investment worth billions of ringgit received by Iskandar Malaysia and Johor will be stopped if the voters were to make a wrong decision and give their mandates to the opposition in the 13th general election.\u201dThe opposition has blatantly rejected and said that they will cancel all projects implemented by the government to boost Johor\u2019s economy. So, the voters must really think wisely about the impact of their votes to the economy of Johor and Iskandar Malaysia,\u201d he told Bernama in an interview here today.\n\n\nNur Jazlan, a Fellow of the Association of Chartered Certified Accountants (ACCA), United Kingdom and the incumbent of Pulai parliamentary seat, said if the opposition rejected the development projects implemented by the government in Johor (and Iskandar Malaysia), it would affect the overall efforts to achieve the objectives of Vision 2020.\n\n\nSince its establishment in 2006, Iskandar Malaysia, which covers an area of 2,217 sq km in southern Johor, had lured some RM110 billion worth of domestic and foreign investment.\n\n\nLast year alone, the Barisan Nasional (BN) government had launched the Pengerang Integrated Petroleum Complex (PIPC) and the Petronas Refinery and Petrochemical Integrated Development (RAPID) projects.\n\n\nThe two projects, which will make Malaysia the hub for Asia\u2019s oil and gas industry, are expected to be completed and fully operational by 2016.\n\n\nSeveral local and foreign investors had also pledged their commitment to invest billions of ringgit in PIPC, while Petronas was expected to invest RM60 billion in the RAPID project.\n\n\nHowever, the opposition, in their 13th general election\u2019s manifesto launched last February, said that they would review the suitability of the RAPID project.\n\n\nEven before the launch of the manifesto, several opposition leaders had also called for the RAPID project be scrapped, downsized or moved to the existing Petronas\u2019 petroleum complex in Kerteh, Terengganu.\n\n\nMeanwhile, Nur Jazlan said it was feared that the confidence of Singaporean investors in Iskandar Malaysia would be badly affected if the opposition managed to win big in Johor.\n\n\n\u201cThis Singaporean investors have been investing actively in Iskandar and it proves that they also believed that BN will win in the 13th general election, but if the voters gave their votes to the opposition, the investors\u2019 confidence will be crushed,\u201d he said.\n\n\nIf the Singaporean investors were not confident that BN would win the general election, Nur Jazlan said they would not invest in Johor and Iskandar Malaysia and would prefer to wait until after the general election to make their decision.\n\n\nSource & Credit : Bernama\n\u00a0 \nhttp://www.bernama.com\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nSource : \nhttp://www.iskandarmalaysia.com.my\n ; \nhttp://www.freemalaysiatoday.com\n\n\n\n\nIskandar Malaysia \u2013 Corporate Video\n\n\n\n\n\n\n\n\n\n\n\n\nHollywood of South East Asia \u2013 Pinewood Iskandar Malaysia Studios\n\n\n\n\n\n\n\n\n\n\n\n\nIskandar Malaysia \u2013 Malaysia Visions Of\u00a0 The Future\n\n\n\n\n\n\n\n\n\n\n\n\nFor those who missed the first part of\u00a0 Iskandar Development @ Malaysia , can go refer to \nhere\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/iskandar-malaysia-review/", "title": "PROPCAFE Review : Iskandar Development @ Malaysia", "body": "\n\n\n\nPropcafe recently came across an interesting piece of work from Cimb Research regarding Iskandar development. It has all you need to know about this futuristic city. Our blog is unable to upload the whole file due to its PDF format (and it is more than 200 pages), therefore, we extracted some of the valuable information here to share. Although it focus on Iskandar, it has also covers a lot of detail on Malaysia property market. Propcafe hope our readers will enjoy it.  Again, full credit to \nCIMB Research\n. Execellent information! \nThanks CIMB Research!\n\n\n\n\nExcitement about Iskandar is reaching levels never seen before in Malaysia. This is understandable given that the \u201cShenzhen of Malaysia\u201d reached tipping point last year. We remain bullish on the growth corridor and advise investors to position for the longer term.\n\n\n\n\nIn this report we analyse Iskandar not merely from the typical property angle but also measure its progress economically and identify other sectors that will benefit directly or indirectly from proximity to the development corridor. Also, we look at Iskandar from the Singapore perspective as their buy-in is critical for its success. For exposure to Iskandar, our top choices include UEM Land, WCT and CapitaLand. \n\n\nWhy the sudden interest? \n\nThe Iskandar Malaysia development corridor has been long in the making and can in fact trace its roots to Renong and its Prolink 2020 project in the 1990s. But it was the completion of LegoLand, Puteri Harbour Family Theme Park and several education institutions in 2012 that woke up developers and property buyers on both sides of the Causeway to its huge potential. The recent meetings between the prime ministers of the two countries and the go ahead for the RM30bn high-speed rail project have cemented Iskandar\u2019s position as the Shenzhen of Malaysia. Since Oct last year, Singapore investors have taken the plunge and invested in four multi-billion ringgit projects in Iskandar. \n\n\nHow best to play Iskandar?\n\nThus far it is the property and construction companies that have benefitted the most from Iskandar. The best proxy has always been UEM Land due to its huge landbank in Nusajaya and the fact that it is the flagship development arm of Khazanah Holdings, the key planner and driver for Iskandar. But there are other winners from the corridor\u2019s lift-off, including building material companies given the construction boom, plantation companies with vast landbank in Johor, oil & gas companies on the back of two massive projects in Pengerang as well as Singapore developers and contractors that are making a beeline to Johor and Iskandar.\n\n\nKey Charts\n\n\n\n\nFive flagship zones in Iskandar\n\nIskandar Malaysia measures 2,217 sq km (547,669 acres) in total and aspires to be a self-contained, sustainable metropolis of international standing. It is three times the size of Singapore and twice that of Hong Kong. There are five flagship zones in Iskandar, namely two that are focused on urban development (Zone A and B) and three that are transport- and logistics-related (Zone C, D and E).\n\n\n\n\nNusajaya the heart of Iskandar \n\nWe believe Nusajaya is the heart of Iskandar. Many of the catalysts projects in Iskandar \u2013 including Kota Iskandar, Puteri Harbour, Medini, EduCity, Pinewood Studios, LegoLand, Puteri Harbour Theme Park, Afiat Healthpark, etc \u2013 are all located in Nusajaya. UEM Land is the largest land owner in Nusajaya with over 7,000 acres that remain undeveloped.\n\n\n\n\nInvestments are ahead of targets\n\nSince Iskandar was launched on 4 Nov 2006, its investment value has exceeded the Phase 1 (2006-2010) target by 47.9%. Total committed investments of RM36.8bn in 2011-12 already make up 50.4% of Phase 2\u2019s target of RM73bn for 2011-15.\n\n\n\n\nCondo prices in Iskandar vs. Singapore \n\nThe biggest attraction of Iskandar forproperty buyers is price. Singapore property prices are now above their historical highs (up c.45% from 2008), which has prompted the government to introduce stringent measures to curtail investment demand. While average prices at Iskandar have also more than doubled since 2008, current house prices remain 4-8x lower than that of Singapore. \n\n\n1. WHY WE THINK ISKANDAR WILL SUCCEED  \n\n\n1.1 Bullish on Iskandar Malaysia \n\nAfter many years of initial skepticism, we started to warm up to Iskandar six years back when we visited Johor for a 2-day tour and saw several major projects, such as Kota Iskandar and Puteri Harbour, beginning construction. We were also impressed by Danga Bay as developments there appeared more advanced than the catalyst projects in Nusajaya. \n\n\nWe turned bullish on the growth corridor 3-4 years back when even more projects, such as the Coastal Highway,\n\nLegoLand, Puteri Harbour Theme Park/Traders Hotel and education institutions started ground work. We initiated coverage on UEM Land in 2011, by which time we had become a firm believer in Iskandar. We agreed with management that 2012 would be the tipping point year because, simply, LegoLand and the Puteri Harbour Theme Park would attract over a million visitors a year and Nusajaya/Iskandar would be far more visible to the world.\n\n\n\n\n\n\n1.2 10 reasons Iskandar will succeed \n\nIf we had to summarise and quantify why we believe Iskandar will be a success, we would put it down to the following 10 factors: \n\n\n1) It was planned by Khazanah Nasional, which has some of the best brains in the country and has a personal interest in making it a success\n\n\n2) It has the buy-in of the top political leaders in the country as well as of their Singapore counterparts through the joint ministerial committee\n\n\n3) It is the natural hinterland to Singapore, where costs are far higher, and is within eight hours\u2019 flight from key Asian countries, including China, India and the Middle East \n\n\n4) The political friendship between the two countries is probably at its highest point in many years with numerous outstanding issues of the past addressed \n\n\n5) The recently-completed catalyst projects that draw in big crowds \u2013 LegoLand and the Puteri Harbour Theme Park \u2013 make Iskandar highly visible and exciting \n\n\n6) Other catalysts, including numerous education institutions, the Johor Premium Outlet and Pinewood Studios, have been completed or are nearing completion \n\n\n7) There are many more catalyst projects in the pipeline, including the MotorCity, China Mall, Ascendas industrial estate, Danga Bay, Desaru and Pengerang projects, which will keep Iskandar\u2019s momentum going\n\n\n8) Accessibility is being improved significantly through infrastructure projects, including new highways, LRT/MRT connectivity, ferry/MRT connection to Singapore and high-speed rail \n\n\n9) Hugely successful recent property launches by UEM Land, United Malayan Land, WCT and SP Setia have attracted the interest of other developers \n\n\n10) Many soft issues are being looked into, including safety (there is a Safety and Security Blueprint) and ease of movement for Singaporeans (there is a proposed Free Access Zone), which will enhance Iskandar\u2019s attractiveness\n\n\n2. BACKGROUND \n\n\n2.1 Going back to the very beginning \n\nIskandar can trace its roots to the Nusajaya township in Johor that began life as the Prolink 2020 project. Prolink 2020 was the brainchild of Tan Sri Halim Saad, the then major shareholder of Renong Berhad (subsequently renamed UEM World). The Prolink 2020 project was conceived in the early-1990s and, at 23,875 acres, was touted as the largest private township in Asia. The landbank came about as part of the construction of the Malaysia-Singapore Second Crossing as the highway connecting the North South Expressway to the second bridge to Singapore cuts through Prolink 2020. At that time, the township was estimated to have a GDV of RM8bn-9bn and a population of 500,000 when completed within 20 years. There were grand plans for the township then, including the development of duty-free shopping and education institutions. \n\n\nWe first visited the Prolink 2020 project in mid-1997, shortly after the maiden launch of Nusajaya on 14 April 1997. Even then, launches in the township were well-received, with a three-day queue for the official maiden launch of 600 mixed development units. Demand for link houses priced RM193,000-350,000 was strong as 216 non-Bumi units were fully sold out on the day of the launch. Likewise, SP Setia\u2019s maiden launch of the 1,600-acre Bukit Indah township in Nusajaya (land which Renong sold to SP Setia) during the first week of May in 1997 was also well-received. Of the 850 link houses priced RM200,000-250,000, approximately 85% of the non-Bumi units were quickly snapped up. \n\n\n2.2 Khazanah comes into the picture\n\nThe 1997/98 Asian financial crisis caused major disruptions to the Malaysian economy, including to Renong and the Prolink 2020 project, which eventually led to the ownership of Renong and UEM Holdings changing hands from Tan Sri Halim Saad to Khazanah Nasional. Under Khazanah, the Renong-UEM Group underwent several restructuring exercises, which resulted in Nusajaya being listed under UEM Land Holdings in 2007. Via UEM Land, Khazanah emerged as one of the largest development land owners in Johor, which probably led to it taking on an enlarged role in the planning of the entire Iskandar Malaysia. \n\n\nIn 2005, Khazanah became the planner for the Iskandar Malaysia development corridor. Iskandar was one of five development corridors launched in 2006 under the 9th Malaysia Plan but was arguably the most important. In addition to its planning role, Khazanah was identified to play an investment role for catalyst infrastructure and development projects, such as the Johor State New Administrative Centre, the Southern Johor Industrial Logistic Cluster, Waterfront City, Medical Hub, EduCity and a proposed international destination resort. These initiatives were to complement the many existing and ongoing developments in the state, such as the Port of Tanjong Pelepas, Senai Airport, Danga Bay and Johor Corporation. \n\n\n2.3 Iskandar Malaysia as we know it \n\nPreviously known as the Iskandar Development Region, Iskandar Malaysia measures 2,217 sq km (547,669 acres) in total and aspires to be a self-contained, sustainable metropolis of international standing. It is three times the size of Singapore and twice that of Hong Kong and covers the southern part of Johor from the Senai Airport to the eastern and western coastal areas, including the capital of the state, Johor Bahru.\n\n\n\n\nIskandar Malaysia\u2019s five main strategic pillars are: \n\n\n1. International rim positioning \u2013 Iskandar is located mid-way between China and India and is 4-8 hours\u2019 flight from Bahrain, Delhi, Dubai, Hong Kong, Hanoi, Ho Chi Minh, Shanghai and Taipei. \n\n\n2. Establishing hard and soft infrastructure enablers \u2013 This is not limited to physical infrastructure, such as roads, airports, ports and utilities, but also encompasses security, river cleaning and proper sewerage. Fiscal and financial incentives, human capital as well as efficient and business-friendly institutions are included too. \n\n\n3. Investment in catalyst projects \u2013 This is to spur further economic activity in the region. This includes projects in logistic services, financial services, health and education services, agricultural, manufacturing and leisure and tourism. \n\n\n4. Establishing a strong institutional framework and the creation of a strong regulatory authority \u2013 The Iskandar Regional Development Authority (IRDA) represents a joint and coordinated approach between the federal, state and local governments, co-chaired by the prime minister and the chief minister of Johor. \n\n\n5. Ensuring socio-economic equity and buy-in from the local population \u2013 To ensure the local population of Johor will benefit from the development, Iskandar will address the issues of property and equity ownership, local and Bumi participation, business and income improvement and employment opportunities.\n\n\n\n\nIRDA was established as a statutory body under the IRDA Act of 2007 and has been appointed as the development authority and a one-stop centre for investors. This includes for planning and land matters, licences and permits, immigration, business set-up and incentives. It is responsible for realising the vision and objectives of Iskandar towards becoming a metropolis of international standing. To facilitate investments into Iskandar Malaysia, IRDA has established the Iskandar Service Centre (ISC) and the Approvals and Implementation Committee (AIC). ISC acts as the principal coordinator and facilitator for approvals in Iskandar while the AIC serves to identify, monitor and coordinate the relevant government entities to expedite the approval and implementation of strategic investments in Iskandar.\n\n\nOne of the primary goals of Iskandar is to attract FDI, especially in areas that will boost Malaysia\u2019s competitiveness. This is in view of Malaysia\u2019s lower labour cost-competitiveness relative to some of its regional peers. The four new sectors of focus that were added to the existing five include healthcare, education, financial and creative industries. Iskandar\u2019s industrial plans are aimed at developing it into Asia\u2019s premier hub for high technology and emerging technology manufacturers in the electrical and electronics, petrochemicals and oleochemicals, and food and agro-processing sectors. \n\n\nIskandar\u2019s integrated development is guided by the Comprehensive Development Plan (CDP) 2006-2025. The CDP addresses socio-economic development guided by its main pillars and anchored on four basic foundations and supporting systems. To garner Singaporean feedback for Iskandar, there is also a Malaysia-Singapore joint ministerial committee that meets up occasionally to resolve any issues that may crop up.\n\n\n\n\n2.4 Five flagship zones in Iskandar Malaysia \n\nThere are five flagship zones in Iskandar. We believe Nusajaya is the heart of Iskandar as that is where Khazanah and UEM Land have a blank canvas to work on and where most of the key catalyst projects are taking place.\n\nNusajaya has been repositioned as a regional city with diverse catalyst developments catering to global market demands. The main advantage of Nusajaya is its proximity to Singapore where land prices and the cost of doing business are significantly higher. The centre of Nusajaya is located 27km or 23 minutes\u2019 drive from Senai Internation\nal Airport and 31km or 25 minutes from the Johor Bahru city centre to the east and Port of Tanjung Pelepas to the south-west. A toll-free government-funded coastal highway costing RM1bn was completed at end-2011 and cut travelling time to Johor Bahru city centre from 30-35 minutes to only 10-15 minutes.\n\n\nNusajaya is in Zone B of Iskandar and is targeted to have a population of 500,000 by 2025. Current economic activities there are focused towards mixed property development, state and federal administration and warehousing. In future, Zone B will be the hub for high-tech manufacturing and biotechnology as well as the creative, medical, education and tourism sectors. \n\n\nUEM Land is the major land owner and master developer of Nusajaya with Iskandar Investment Berhad (IIB) playing a significant role too. Key catalyst projects in Nusajaya include the state administration centre, the Southern Industrial & Logistics Clusters (SiLC), the Medical Hub, EduCity, Puteri Harbour, Pinewood Studios and an international destination resort (theme park). More recently, new catalyst projects, including the MotorCity and the China Mall, have emerged. \n\n\nIIB is 60%-owned by Khazanah, 20% by the Employees\u2019 Provident Fund and 20% by the Johor state government. IIB\u2019s role is to promote, coordinate and invest in strategic and catalytic projects and to engineer public-private partnerships to accelerate and enhance the development of Iskandar. IIB also owns large tracts of land in Nusajaya, some acquired from UEM Land as part of its restructuring exercise.\n\n\n\n\nZone A in Iskandar is Johor Bahru or the capital of the state. Current economic activities in Zone A are financial services, commerce, retail, arts and culture, hospitality, urban tourism, plastic manufacturing, electrical and electronics and food processing. A multi-modal terminal is being planned for Zone A as well as an MRT/LRT system connecting Johor Bahru with other parts of Iskandar. Danga Bay is also located in the Johor Bahru area and is enjoying strong interest from investors and developers. As the largest recreational park in the city, Danga Bay spans 1,840 acres and will include financial, commercial, residential, lifestyle, leisure and family-oriented developments. A new CBD is being planned for Johor Bahru that would encompass 392 acres and three precincts: 1) Johor Bahru City Waterfront Precinct, 2) Heritage Precinct, and 3) the Business and Central Park Precinct. These plans, however, may be modified. \n\n\nIn 2012, Iskandar Waterfront Holdings (IWH) was created to undertake developments in Johor Bahru, encompassing Danga Bay, Johor Bahru city centre and the Tebrau Coast. The site stretches along a 25km-long scenic waterfront facing the Straits of Johor and covers a total landbank of about 3,000 acres. From the Johor-Singapore Causeway, this landbank covers the waterfront of the east, centre and west of the Johor Bahru city centre. IWH will spearhead the transformation of Johor Bahru into a new iconic business destination and towards becoming the single largest integrated urban development project in Malaysia. IWH is a strategic partnership between the Johor state government and businessman Tan Sri Lim Kang Hoo. In addition, Khazanah and EPF have stakes in promoting development in this area via their interests in the subsidiaries and associated companies of IWH.\n\n\n\n\nZone C in Iskandar is the Western Gate Development and the main activity here includes marine services, warehousing, logistics, engineering, hi-tech manufacturing, food products, petrochemical, entrepot trade, regional procurement centres and utilities. MMC Corp is the main player in Zone C via Port of Tanjung Pelepas (PTP) and the 2,100MW coal-fired Tanjung Bin power plant. Around 700 acres of land in the Free Trade Zone in PTP is available for investment and there are another 2,215 acres at the US$5bn Maritime Centre at Tanjung Bin for investment by oil & gas players. Global players with facilities within the free zone include Maersk Logistics, Schenker Logistics, Geodis International, Naigain Nitto, Nippon Express, BMW Asia Pacific Spare Parts, Flextronics, CIBA Vision, JST Connectors and Cameron International Malaysia Systems. The Maritime Centre will comprise oil terminal activities, drydocks, a shipyard, conventional cargo-handling facilities, logistic parks and real estate development. There is also around 5,400 acres of land available for real estate development for port support services, including a residential section, a logistics office complex and training centre and commercial, industrial and recreational areas.\n\n\nLong Term Zone C Masterplan\n\n\n\n\nZone D in Iskandar covers the industrial and manufacturing hub, including Pasir Gudang Port, Pasir Gudang Industrial Park, Tanjung Langsat Port and Tanjung Langsat industrial complex. Economic activities focus on heavy industries, ports and logistics and warehousing. There is even a motor racing circuit there, the Pasir Gudang Circuit, which is the first international class circuit outside the Klang Valley. Also in the Comprehensive Development Plan is a proposal to build a 59km light rail transit system from Pasir Gudang to Nusajaya. Estimated to cost RM2.66bn, the project\u2019s implementation phase is targeted to span from 2016 to 2020. \n\n\nZone E covers the Senai-Skudai area where the key economic activities evolve around airport services, engineering, manufacturing and education. Plans for Zone E are to expand into agro and food processing, ICT and retail tourism. Senai Airport is being positioned to become the no. 2 airport in the region after Changi by 2025. A multi-modal terminal and cyber city will be developed and an MRT/LRT system built to connect Zone E with other parts of Iskandar. It is estimated that between the Kempas, Senai and Kulai industrial areas, there are over 10,000 acres of land available for investment.\n\n\nCyberCities in Iskandar Malaysia\n\n\n\n\n2.5 Other key areas in Iskandar Malaysia \n\nBeyond the five flagship zones in Iskandar, there are several areas that are important features on their own. These include the coastal areas in Johor and the Free Access Zone in Nusajaya. The Johor coastal areas offer prime waterfront development opportunities. It would be an attractive new feature of the city and provide public spaces for a growing population. Again, it is uncertain how much of the original plans will be kept and how much modified due to the emergence of IWH. Nonetheless, the original plans estimated that 100 acres of parks and open spaces would be created. This area would connect Johor Bahru city with Danga Bay. Plans include the reclamation of 250 meters of land to create a new shoreline. \n\n\nAs for the proposed Nusajaya Free Access Zone, it was originally slated to be located just off the western part of the second crossing and measures 1,029 acres. The plan was to create a seamless work and living environment between Johor and Singapore where there are no limitations on duration of stay and access. A smart card system will facilitate moving in and out of the area and the plan is to attract Singaporeans to live in the zone and commute to work in Singapore. Direct access to the zone from neighbouring areas would be strictly controlled and a 30m bund would be created while a canal 30m in length would be built along this bund for retention and security purposes.\n\n\nMajor developments along coastal areas\n\n\n\n\nJohor Bahru coastal development\n\n\n\n\nFree Access Zone\n\n\n\n\n2.6 Infrastructure in Iskandar Malaysia \n\nTo facilitate development of Iskandar, there are plans for LRT, MRT, tram, monorail and even ferry transport. This is to alleviate road traffic congestion and to complement public transportation. The LRT is to provide intercity connectivity while the monorail is to serve the CBD of Johor Bahru. A high-speed rail linking Kuala Lumpur to Johor Bahru is also on the cards and recent reports have indicated suggestions that the stop be in Nusajaya. Another proposal is to link the Singapore MRT system with Iskandar, which is forecast to be completed by 2018. The international ferry terminal in Puteri Harbour has just been completed and will facilitate the arrival of Singaporeans.\n\n\nProposed comprehensive public transportation system \n\n\n\n\nPuteri Harbour International Ferry Terminal \n\n\n\n\nAnother issue of critical importance to Iskandar is safety. The Safety and Security Blueprint was completed and endorsed in 2009 and assists the public sector, private sector and the community to cooperate in building a safe environment. IRDA has been working closely with the Royal Malaysia Police to ensure safety is continuously addressed and crime reduced. Some of the actions taken since 2007 include increasing police presence in Iskandar, designating new police districts and reinforcing existing districts, launching additional beat bases, introducing high profile mobile policing, establishing a special task force for investors, installing CCTVs at hot spots and augmenting police presence with auxiliary police.\n\n\n2.7 Developments near Iskandar Malaysia \n\nMassive property and oil & gas developments taking place in Desaru and Pengerang, which lies east of Iskandar, will also spur developments in the state. Recall that in mid-2012, UEM Land acquired a 51% stake in 679 acres of leasehold land in Desaru, Johor, from its parent Khazanah for RM247.5m, valuing the land at RM16.40 psf. The Desaru landbank is located in the Desaru coastal area in the eastern part of Johor and is accessible via the 27km Senai-Desaru Expressway, which was completed in mid-2011. It is also accessible via sea from the Changi ferry terminal in Singapore. There are ongoing plans to develop Desaru into a world-class resort and tourism destination comprising golf courses, a retail village, convention centre and themed attractions. GDV of the 679-acre project is estimated at RM5.4bn. Development of the project is expected to take 20 years. \n\n\nThe land UEM Land acquired is located next to two major golf courses that will be constructed by Khazanah. UEM Land will develop residential properties priced at a fraction of other 6-star resort developments in the vicinity. The 679 acres are merely one portion of the 6,000 acres that Khazanah owns in the Desaru area. Other portions will be developed by internationally-renowned resort companies. A water theme park covering 40 acres will also be built. The Desaru project makes sense as it is a catalyst project in Johor that will complement Iskandar and add breadth to the entertainment offerings of the region. As for the development of Pengerang, please refer to the section of this report titled \u201cOil & gas perspective\u201d for details. \n\n\n3. ECONOMIC PERSPECTIVE \n\n\n3.1 Iskandar \u2013 a growth-catalytic corridor\n\nAll through the last six years since 2006, Iskandar has defied gravity to deliver impressive development progress, becoming the country\u2019s fastest growing corridor. Nine major economic clusters have been picked to spearhead and fast-track the corridor, with services and manufacturing sectors leading the pack. The Comprehensive Development Plan (CDP) has set 20-year macro and investment targets to transform Johor into a world-class state. Since Iskandar was launched on 4 Nov 2006, its investment value has exceeded the Phase 1 (2006-2010) target by 47.9%. Total committed investments of RM36.8bn in 2011-12 already make up 50.4% of Phase 2\u2019s target of RM73bn for 2011-15.\n\n\n\n\n\n\n3.2 Iskandar a boon to Johor and Malaysia \n\nWe are convinced that the \u201cIskandar effect\u201d would not only enlarge the economic pie of Johor state in particular but also enhance Malaysia\u2019s strategic position as an investment destination in ASEAN. Iskandar, which accounts for about 60% of Johor\u2019s economy in nominal terms, would act as a prime growth catalyst and complement Johor\u2019s overall economic contribution to the Malaysian economy. Johor is the fifth-largest state by land area and now the second-most populous in Malaysia. Iskandar constitutes 45.6% of the Johor population and half of total employment there. \n\n\nThe Johor state\u2019s GDP size of RM53.2bn is the third-biggest contributor to Malaysia\u2019s GDP (9.3-9.8% each year) with 60% coming from the Johor Bahru area. The state\u2019s economy expanded 3.7% p.a. in 2005-10, moderately below the national real economic growth of 4.4% p.a. \n\n\nThere is growing international recognition of Iskandar\u2019s position as Malaysia\u2019s future engine of growth. In Jul 2012, TIME magazine called it \u201cone of the most ambitious development projects in the world.\u201d It praised Iskandar\u2019s geographical advantages: with two ports straddling the Straits of Malacca and the South China Sea, \u201cit sits at the fulcrum of global trade.\u201d In Dec 2012, the New York Times featured Iskandar in an article titled \u201cMassive Education Complex Takes Shape in Malaysia\u201d, saying that \u201cNusajaya\u2019s lush green fields, neatly paved roads and two theme parks will eventually become a second home to more than 16,000 students.\u201d\n\n\n\n\n3.3 Catalytic infrastructure and investment on track\n\nSkeptics were amazed by Iskandar\u2019s boom, engineered by investments from both domestic and foreign investors. The megaproject is on track to be completed by 2025, with about a quarter already completed. Between 2006 and Dec 2012, Iskandar attracted investments totalling RM106.31bn, an exponential jump of 841% from a slow start of RM11.3bn in 2006. YTD cumulative investments are equivalent to 11.3% of 2012\u2019s GDP. On average, total committed investments surged 45.3% p.a. or RM15.8bn a year in 2006-2012. What is most encouraging is that 41.1% of the total committed investments have been spent to-date, resulting in the positive trickle-down on the economy, employment and output. Among the five growth corridors, Iskandar has emerged as the second-largest recipient of committed investment in manufacturing, services and primary sectors as at end-2012. It also generated the most employment opportunities, creating 154,000 new job openings since 2006 until Dec 2012 and making up nearly 19% of its 2025 target of 817,500 new jobs.\n\n\n3.4 Broad-based and strategic investment\n\n\n\n\n\n\n3.5 Investment is predominantly domestic investor-led \n\nAn array of tax/fiscal as well as non-fiscal incentives is available for approved companies located in the approved node within Iskandar. Amongst the incentives offered include exemption from income tax up to YA2015/2020, exemption from Foreign Investment Committee guidelines, flexibilities under the foreign exchange administration rules and unrestricted employment of foreign knowledge workers. The Iskandar Development Region (IDR)-status companies enjoy income tax exemption for qualifying activities in six categories of service-based sectors: creative, education, financial advisory and consulting, healthcare, logistics and tourism. \n\n\nLocal investors poured in more investment in Iskandar than foreigners, facilitated by a conducive investment climate and favourable incentives to draw strategic investment into the targeted industries. Since 2008, domestic investors\u2019 share of total cumulative investments jumped from 45.3% in 2008 to 63.8% in 2012 while that of foreign investors stood at 36.2% in 2012 (vs. 54.7% in 2008). Of the total cumulative foreign investments of RM36.5bn as of July 2012, Singapore had pumped in the most at some 16.6% or RM6bn, followed by Spain (11.5% or RM4.2bn) and Japan (9.4% or RM3.4bn).\n\n\n\n\n\n\nMajor local investors include Tenaga Nasional Bhd, Telekom Malaysia Bhd, MMC Group, Iskandar Waterfront Development, Port of Tanjung Pelepas, Central Malaysian Properties Sdn Bhd, IOI Properties and SP Setia Group. \n\n\nThe notable landmarks and attractions in Iskandar are the Johor Premium Outlet, EduCity, LegoLand Malaysia, colleges and medical facilities as well as healthcare centres. Iskandar has also positioned itself as one of the strongest emerging contenders in the international market of foreign students. Iskandar Investment Bhd has signed up to 10 education institutions to set up local campuses in the 395-acre EduCity. Marlborough College Malaysia, Newcastle University Medicine Malaysia, Netherlands Maritime Institute of Technology, Raffles University Iskandar, Raffles American School and University of Southampton Malaysia Campus have already started full-time operations and the remaining institutions are expected to start by 2017. Among the latest committed investments are for the creation of a motorsports city, nanotechnology-based industries, mixed development areas, prime waterfront properties, a trade and exhibition centre, communications and ICT infrastructure and a global innovation centre. \n\n\nThe biggest beneficiary of the fast-track implementation of infrastructure and catalytic projects in Iskandar is the broad property sector. We saw established local and foreign developers starting to build residential, commercial and industrial properties as well as integrated townships and shopping malls. \n\n\nGoing into 2013, key focus sectors will be healthcare, creative (indications are that Pinewood Iskandar Malaysia Studios will open in May 2013) and logistics, including business process outsourcing (BPO) and shared services outsourcing (SSO). We expect the oil & gas and food and agro-processing (including halal) sectors to spearhead growth in the manufacturing sector.\n\n\n3.6 Johor-Malaysia-Singapore connectivity \n\nAs the natural link to Singapore (and its close proximity to the Iskandar project), Johor\u2019s growth is an indication of the positive \u201cIskandar effect\u201d, which would 1) spin off vibrant economic and investment connections within Malaysia, and 2) drive a greater flow of investment and services as well as people between Malaysia and Singapore. Iskandar\u2019s image as a thrilling growth corridor in the region has created a lot of interest and excitement among Singaporeans given the island economy\u2019s close proximity to Johor Bahru. A new trend appears to be emerging as more Singaporean citizens opt to stay here and travel to Singapore for work. \n\n\nThe growing as well as enhanced bilateral ties between Malaysia and Singapore will provide an added growth stimulus to the development of Iskandar. The latest game-changer announcement of the construction of a high-speed rail (HSR) link between Kuala Lumpur and Singapore marks a new era of enhanced connectivity between the two countries, which will create greater economic activity on both sides of the border. Improving mobility and accessibility will lead to increased employment opportunities, more economic and investment activities as well as higher demand for services, including for real estate in the two countries and along the HSR stops. The externalities from increased rail, road and sea links between Malaysia and Singapore will spur regional connectivity among ASEAN countries.\n\n3.7 Convincing buy-ins from Singaporean investors \n\n\nIn the early days of Iskandar\u2019s inception and development, Singapore investors adopted a cautious approach, taking time to assess whether the \u201cmammoth\u201d growth corridor can take off as planned. Now, the astonishing development progress in Iskandar, along with continued strong endorsement from both prime ministers, has changed Singaporean investors\u2019 perceptions. It is a win-win situation for both countries. \n\n\nWe saw an increase in Singaporean investors\u2019 investment in Iskandar, which is a clear signal that rising costs of living and doing business in Singapore, together with higher labour costs, are pushing companies to relocate to Johor as part of their long-term business planning strategies. As of July 2012, Singapore maintained its position as the largest foreign investor in Iskandar, pouring in a cumulative committed investment of RM6bn or 16.6% of total foreign investments in Iskandar since 2006. The manufacturing sector, especially the E&E sub-sector, received the greatest portion of total investments of 78.8% or RM4.8bn, followed by the services sector (RM0.7bn or 11.5%), largely in the education sub-sector. In the services sector, out of three projects invested in by Singapore, more than RM100m of its pledged investments went to healthcare, undertaken by Singapore-listed Health Management International (HMI) into the 218-bed Regency Specialist Hospital on the eastern side of the Iskandar Malaysia region. The other two projects are the proposed Raffles University and Raffles American School. \n\n\nLooking ahead, more strategic investments from Singapore are expected to flow into Iskandar given the increasing growth prospects and investment opportunities offered. The strengthening of bilateral ties is also playing a part to facilitate more two-way economic connectivity between Malaysia and Singapore.\n\n\n\n\n\n\n4. PROPERTY PERSPECTIVE \n\n\n4.1 Johor coming back to life? \n\nJohor may be the second-largest property market in Malaysia after the Klang Valley but residential prices in Johor have been the worst performer over the past 10-15 years. Johor\u2019s 10-year price CAGR was a pitiful 0.6%, way below even the inflation rate and the country\u2019s average house price CAGR of 4.1%. This is due to many factors, including intense competition, oversupply and lack of confidence. Even on the property investment front, Johor suffers from the lowest office occupancy rate in the country and the third-lowest retail occupancy rate. Both office and retail occupancy rates are in the low 70s percentile range. But all of that could change in the coming years.\n\n\n\n\n\n\n\n\n4.2 Lots of players \n\nProperty development appears to be the biggest beneficiary of Iskandar and arguably the best way to play the Iskandar theme. There are over 20 listed developers with landbank in Iskandar and investors are spoilt for choice. But for many developers, Iskandar or even the wider Johor exposure makes up a relatively modest percentage of their landbank and sales. The exceptions, of course, are the Johor developers but these companies are relatively small and off the radar screen for most analysts.\n\n\n\n\n4.3 UEM Land the best proxy \n\nUEM Land has arguably the largest and best landbank in Iskandar. UEM Land is the main developer of Nusajaya, which is in Zone B, and there are numerous catalyst projects situated there. There are seven catalyst developments in Nusajaya that will help accelerate the development, namely the Kota Iskandar administrative centre, Puteri Harbour, a thematic industrial park (SiLC), a medical park, an international destination resort, education hub (EduCity) and Medini. The international destination resort, EduCity and Medini developments are held directly by IIB.\n\n\n\n\nKota Iskandar administrative centre \u2013 The administrative centre for the Johor state government measures 320 acres and Phase 1 has already been completed. Some 2,200 employees of the state government have moved into the offices since Apr 09. Phase 2 covers a mosque as well as state government staff housing while Phase 3 covers the federal administrative buildings. The total GDV for Phase 2 and 3 is RM1.1bn. \n\n\nPuteri Harbour \u2013 Puteri Harbour is sandwiched between Kota Iskandar and the Straits of Johor. It measures 688 acres and has 10.8km of waterfront. The theme of Puteri Harbour is waterfront living and it will encompass upmarket properties with relatively high densities. There will be canal homes, condos, marinas, a convention centre, transport hub, resorts and hotels as well as fine dining and lifestyle stores. In total, there will be more than 30m sq ft of net floor space for sale, of which 60% is for residential, 30% for commercial and 10% for retail purposes. Total GDV is estimated at RM20bn and the project is expected to take 13 years to complete, i.e. from 2007 to 2020.\n\nA key attraction within Puteri Harbour is the Family Indoor Theme Park that Khazanah built at a cost of RM350m. The theme park was completed in 2012 and features world-renowned and popular children\u2019s characters, including Barney, Thomas & Friends, Hello Kitty and Bob the Builder. The theme parkmeasures 60,000 sq ft and other components of the project include a 100,000 sq ft retail centre and a 300-room Traders Hotel. \n\n\nDevelopment of Puteri Harbour has been expedited via land sales and joint ventures. In Dec 2007, UEM Land sold 111 acres of land to its joint venture company with Dubai-based Limitless Holdings for RM242m or RM50 psf. Limitless, which is part of the Dubai state-owned investment group Dubai World, held 60% in the JV company while UEM Land owned 40%. Due to financial difficulties as a result of the global financial crisis, Bandar Raya Development took over the development rights to the 111 acres from the joint venture. \n\n\nAnother joint venture in Puteri Harbour is a 50:50 JV with United Malayan Land to develop the Somerset serviced apartments with a retail block. The project has been sold out with pricing hitting as high as RM1,000 psf. In Apr 10, UEM Land sold outright a 3.3-acre piece of land to Encorp for RM26m or RM180 psf that is being developed into a residential and commercial building with GDV of RM330m. Prices at Encorp\u2019s condo have set new benchmarks in Puteri Harbour of over RM1,000 psf. In mid-2011, UEM Land sold a 3.2-acre piece of land for RM31m or RM220 psf to Tiong Nam Logistics to develop a hotel and serviced apartments. \n\n\nIn Jan 2013, UEM Land sold 44 acres of land in Puteri Harbour for RM401m or RM210 psf to Liberty Bridge Sdn Bhd, which is equally owned by Multi-Purpose Holding\u2019s Tan Sri Surin Upatkoon, KL Kepong\u2019s Tan Sri Lee Oi Hian, Tan Sri Wan Azmi Wan Hamzah and chairman and managing director of UOB-Kay Hian Holdings Ltd Wee Ee Chao. The pricing of the land appears to be relatively low due to its large size and lower plot ratios. UEM Land stands to reap significant profits from this land sale that will be recognised in 2013. \n\n\nUEM Land has launched two wholly-owned projects in Puteri Harbour since 2011. In end-2011, UEM Land launched the Imperia condos, which were priced at an average of RM725 psf. At end-2012, the group launched the Teega condos, which are of slightly lower specifications but branded under the Sunrise name, and managed to fetch a higher average of RM750 psf for the first two towers and RM800 psf for the final tower. UEM Land plans to embark on two more projects in Puteri Harbour in 2013. \n\n\nSouthern Industrial & Logistics Clusters (SiLC) \u2013 SiLC measures 1,300 acres and is a managed industrial park based on the clustering concept. The industrial park is expected to take 33 years to complete with a GDV of around RM1bn for land only. UEM Land will promote \u201cclean\u201d industrial clusters around three major areas, including 1) advanced technologies of nanotech and biotech, 2) agro-based industries of food and nutrition, and 3) integrated logistics. Phase 1 and Phase 2A covering 275 acres have already been completed and UEM Land is now undertaking works on Phase 2B and Phase 2C with an additional land of 332 acres. Most of the buyers thus far have been Singapore-based companies. \n\n\nAfiat Healthpark \u2013 The medical park spans only 67 acres and will primarily serve the healthcare needs of the local population. It is an integrated development with three distinctive areas covering modern medicine, traditional and complementary medicine and wellness. \n\n\nInternational destination resort \u2013 The international destination resort space covers 3,321 acres and will be the site for large international theme parks. It will be anchored by an international theme park with a strong brand name and supported by well-known hotels as well as retail, dining and entertainment facilities. We believe that success in securing a major theme park would go far in accelerating the development of Nusajaya and the spillover to the rest of Iskandar would be very significant. \n\n\nEduCity \u2013 The 395-acre EduCity will be a fully-integrated education hub consisting of world-class universities, industry-centric R&D clusters, colleges, international schools and amenities. GDV of EduCity is in excess of RM1bn over seven years. It is estimated that the student population will hit 16,000 by 2018. The Netherlands Maritime Institute of Technology (NMIT) Maritime StudiesJB City Campus and the medicine faculty of Newcastle University started operations in 2011. The University of Southampton engineering faculty and Marlborough College commenced operations in 2012. EduCity also has a 12,000-seating capacity stadium and sports complex on 22 acres of land as well as an international student village. \n\n\nMedini \u2013 Medini is a major catalyst project and considered one of the flagships of Nusajaya. An agreement was signed on 29 Aug 2007 between IIB and 1) Mubadala, the investment company of the Abu Dhabi government, 2) Kuwait Finance House, and 3) Millenium, a member of the Lebanon-based Saraya Holdings Group. Medini measures 2,200 acres and a 99-year leasehold interest was transacted for US$1.2bn or over RM43 psf. Medini will be developed into a US$20bn integrated city made up of three clusters consisting of nine distinctly-themed zones. \n\n\nSignificant incentives were granted by the government solely for Medini, including 1) exemption from Foreign Investment Committee rules, 2) freedom to source capital globally, 3) the ability to employ foreigners freely, 4) exemption from income taxes for 10 years from commencement of business, and 5) exemption from withholding tax on royalty and technical fee payments to non-residents for 10 years from commencement of operations. These incentives are available only for the creative, education, financial advisory and consulting, healthcare, logistics and tourism industries. \n\n\nMedini is a mixed-use urban development which will feature a lifestyle and leisure cluster, a logistics village, \u201ccreative park\u201d and an international financial district. It is divided into four zones, i.e. Medini North, Iskandar Financial District, Medini Central and Medini South. Significant progress has been achieved at Medini and infrastructure works are being undertaken by WCT, costing RM767m. In addition to being awarded the infrastructure works in Jul 09, WCT also acquired two parcels of land in Medini, a residential one costing RM61m and measuring 11 acres (RM127 psf for the land and RM30 psf based on GFA) in Oct 09 as well as a 10-acre commercial parcel costing RM50m (RM115 psf for the land and RM30 psf based on GFA) in Dec 10. \n\n\nThe RM750m LegoLand Theme Park sits on 76 acres and is one of the key attractions in Medini. The theme park was completed last year and is expected to attract 1.2m-1.5m visitors annually. Another major development in Medini is E&O\u2019s joint venture with Khazanah and Temasek to develop a RM3bn wellness township. Other projects in Medini include UEM Land\u2019s 55%-owned Lifestyle Retail Mall next to LegoLand, WCT\u2019s RM600m 1 Medini condo and the Medini Square joint venture with Bina Puri. A LegoLand-themed hotel and Phase 2 of LegoLand is under construction. Temasek will also build and own two office buildings in Medini. \n\n\nAnother major project in Medini is the Gleneagles Medini medical centre to be built on 15 acres of land. The hospital will provide a comprehensive and fully-integrated healthcare service platform. Phase 1 will have a 300-bed capacity while future phases will include a rehabilitation centre, nursing home and hospital residency. Phase 1 is targeted for completion in 2014. Adjacent to Medini is the RM400m Pinewood Iskandar Malaysia Studios, a collaborative project between Khazanah and UK-based Pinewood, located on 80 acres of land. The plan is to develop a world-class media production facility to produce a variety of movies and animations. Phase 1 involves 30 acres of land and is targeted for completion this year.\n\n\n\n\nOther residential projects in Nusajaya \u2013 UEM Land has five residential projects in Nusajaya that are not part of the catalyst projects. This includes East Ledang, Horizon Hills, Ledang Heights, Nusa Idaman and affordable housing. East Ledang was launched in Feb 2008 and is a 275-acre project for the development of high-end guarded and gated residential properties. East Ledang has a GDV of over RM1bn and will take 6-8 years to complete. Nearly 60% of its buyers are foreigners, mostly from Singapore. Horizon Hills is a 50:50 joint venture with Gamuda. The upmarket project spans 1,227 acres and has a GDV of RM4bn. Ledang Heights measures 360 acres and is located next to East Ledang. It was one of the first projects launched in Nusajaya by the group in 1998. Nusa Idaman is a medium- to high-end hillside development and was launched in 2006. The project measures 250 acres and features precinct-based communities with a single entrance-exit and perimeter fencing. The project has a GDV of slightly over RM0.5bn. There are two social housing projects under affordable housing: Taman Nusantara measuring 650 acres and R10/R11 measuring 193 acres. Affordable house prices are regulated by the state government and start from as low as RM35,000 per unit. Margins are generally narrow, if not negative. \n\n\nOther recent developments \u2013 Last year UEM Land\u2019s 4,500-acre Gerbang Nusajaya development finally took off.\n\nTranslated as \u201cGateway to Nusajaya\u201d, Gerbang Nusajaya is the first development that those driving from Singapore via the second crossing will pass through after customs and immigration. The project is conservatively estimated to have a GDV of RM18bn. UEM Land believes that Gerbang Nusajaya could rival, if not exceed, UEM Land\u2019s current flagship Puteri Harbour in terms of potential. The key strategy behind Gerbang Nusajaya is to attract Singaporeans and create jobs.\n\n\n\n\nThe masterplan for Gerbang Nusajaya was undertaken by a Singapore-based company in order to attract Singapore buyers and the focus is on activity-based retail. The idea is to leverage the abundance of cheap land in Nusajaya to provide retail elements not found in land-scarce Singapore. There are several key components, including an industrial park, an auto test track and China Mall. Towards the end of last year, these projects started to materialise. In Oct 2012, UEM Land entered into a 40:60 joint venture with Ascendas Land (Malaysia) Sdn Bhd to develop a RM3.7bn 519-acre integrated technology park in Gerbang Nusajaya. The land was sold to the joint venture company at RM13 psf. This project is slated to take off this year and should help attract Singapore businesses to Iskandar. \n\n\nIn Dec 2012, UEM Land entered into a memorandum of understanding with China Mall Holdings Pte Ltd to develop China Mall, a trade and exhibition centre. Also that same month, UEM Land entered into a 30:70 joint venture with FASTrack Autosports Pte Ltd, a company controlled by Singapore billionaire Peter Lim, to develop 270 acres in Gerbang Nusajaya into a RM3.5bn Motorsports City. The land was sold for RM223.5m or RM19 psf. The proposed development will consist of showrooms, automotive retail, workshop, test track, go-kart track and all other automotive-related trades and activities with emphasis on 4S, i.e. sales, service, spare parts and system.\n\n\n4.4 Other developers under our coverage\n\nNearly all developers under our coverage with the exception of UOA Dev have exposure to Johor. Even UOA Dev was eyeing landbank in Iskandar but will only venture there at the right price and right location. In terms of landbank, UEM Land has by far the biggest exposure to Johor at 8,426 acres, of which 7,166 acres is in Nusajaya. A distant second is SP Setia with over 1,000 acres of landbank spread throughout seven projects in the state. Several of its projects are located within Iskandar and the group\u2019s Bukit Indah Johor township is part of Nusajaya. For many years now, SP Setia was the dominant developer in Johor and in FY10/10, the group chalked up a record RM1.35bn in new sales.\n\n\n\n\nSP Setia\u2019s various projects in Johor\n\n\n\n\nLast year, however, UEM Land for the first time took over the lead as the top selling developer in Johor and racked up RM1.8bn in sales. This came mainly from its East Ledang, Horizon Hills and Teega projects. In fact, 73% of its new sales in 2012 came from Nusajaya and only 27% from outside Johor. This shows that demand in Johor, particularly Iskandar, is really taking off. SP Setia is very bullish about Iskandar and president and CEO Tan Sri Liew Kee Sin said during its FY12 analyst briefing that \u201cit is boom town Charlie\u201d for Iskandar over the next five years. \n\n\nSP Setia\u2019s bullishness is not surprising given the very strong demand for its various products. Last year, SP Setia\u2019s project in Johor Bahru, Setia Sky 88, chalked up a record for Johor Bahru condo prices. The RM750m project achieved average prices of RM900-1,400 psf, unheard of in Johor Bahru at that time. Despite the steep prices, the response to the project was overwhelming and take-up rate is 100%. Many buyers were Singaporeans.\n\n\nUnder our coverage, Mah Sing is a further distant third in terms of sales from Johor in 2012 as new sales from the state was only RM250m. But with its new condo project in Medini, Mah Sing is targeting to achieve RM609m in new sales from Johor in 2013. Mah Sing acquired the 8.2-acre land in Medini in Oct 2012 for RM75m or RM209 psf. The leasehold land has a plot ratio of 6x while GDV is large at RM1.1bn. The project comprises residential properties priced around the RM550-600 psf range, retail and commercial space as well as a hotel. Mah Sing plans to launch the project in 2H13.\n\n\nMah Sing\u2019s Meridin@Medini \n\n\n\n\nE&O will be the new comer to Johor in 2013 and will soon launch its RM3bn wellness project. The project is a joint venture between E&O, Khazanah and Temasek. The 210 acres was acquired in mid-2011 at a cost of RM350m or RM38 psf, are leasehold (99 years + 30 years) and payments will be made in three tranches. The development does not have any Bumiputera or foreign buyer quotas and come with tax incentives. The township will include a peat reserve with walkways for residents and a water retention pond that will be beautified. Residential properties there will be gated and guarded and E&O\u2019s main target market is Singaporeans.\n\n\nE&O\u2019s Avira wellness project \n\n\n\n\nIn Iskandar, Sunway owns three landbanks, which have a total size of 1,858 acres (48% of total landbank). Two plots measuring a combined 1,770 acres are located in 1) Medini South (691 acres) and was purchased in 2011 for RM745.3m, and 2) Pendas Region (1,079 acres), comprising Pendas North and Western Pendas South (779 acres) and Eastern Pendas South (300 acres). The total purchase price was RM597m (RM12 psf). Total GDV for Medini South is RM12bn over 10 years. First launch (RM300-400m GDV) is targeted for end-2012 or early-2013. It will be a mixed development consisting of a hotel, serviced apartments, office lots and retail shops. The Pendas Region land plots have a total GDV of RM18bn over 15-17 years. It will offer a mixed integrated development with a commercial-residential split of 65:35 and could also offer other amenities, such as hospitality, healthcare and education facilities and theme park. First launch is likely a year from now, pending the finalisation of the development\u2019s masterplan. Sunway holds a 60% stake in this venture while the balance 40% is held by Iskandar Asset Sdn Bhd (IASB).\n\n\nSunway\u2019s land in Medini and Pendas\n\n\n\n\n6.2 Transport infrastructure to shift to rail work \n\nHighways, the upgrading of major road networks and building of new ones had been completed between 2010 and 2012, mainly awarded to private companies. The main project was the RM945m Coastal Highway. This is a 6-lane, toll-free highway that links Nusajaya and Johor Bahru city (at Danga Bay) and was completed and officially opened to the public in 2Q12. The 15km stretch cuts the existing 30-minute ride to the Johor Bahru city centre to 15 minutes while dispersing traffic congestion by 30%. Over the next 5-6 years, we expect infrastructure construction in Iskandar to shift to its rail transport system.\n\n\nCoastal Highway alignment \n\n\n\n\n6.3 HSR and RTS \n\nThe proposed KL-Singapore High Speed Rail (HSR) and JB-Singapore Rapit Transit System (RTS) should improve rail connectivity in the peninsula\u2019s southern region. This would benefit Iskandar as accessibility to the area from KL and Singapore will be greatly enhanced, a positive for property valuations. However, such plans will only be realised over the longer term as both the HSR and RTS are still in their planning stage, with completion targets of 2018-19, or 5-6 years down the road. Construction will be positive for contractors on a wider scale as tenders are likely to be split into several packages. \n\n\n6.4 HSR tenders in 2014? \n\nFeasibility studies for the HSR have been completed but the project still needs more detailed evaluation before a possible project structure can be firmed up. Although both the Malaysian and Singapore governments have agreed to pursue it, we understand that plans would take at least another 1.5 years to progress to the detailed design and tender stages. The widely reported RM30bn cost estimate is still questionable, pending a decision on the rail\u2019s final alignments, track profile and number of stops. The alignments (320-330km) will be entirely new and are likely to cover the major part of the western corridor of Peninsular Malaysia.\n\n\n\n\nHSR\u2019s indicative alignments and stops\n\n\n\n\n6.5 RTS under joint feasibility study \n\nEstimated cost for the RTS and its indicative project structure are outstanding as the job is still under a joint-engineering study (JES) by the Malaysian and Singapore governments. The JES began in early 2012 and is scheduled for completion in 12 months\u2019 time. Phase 1 of the initial study will cover possible methods to install the rail alignments between Johor and Singapore. There are currently three options: 1) building a causeway or land bridge; 2) building an elevated bridge; or 3) building an underwater tunnel beneath the Straits of Johor.\n\n\n\n\n6.6 RTS to link with Thomson Line \n\nBased on the initial plans, the RTS should be operational by 2018, which would coincide with the targeted completion of Singapore MRT\u2019s Thomson Line Phase 1. The Thomson Line is a 30km underground MRT system costing S$18bn. It will cover Singapore\u2019s north-south regions. Phase 1 is located in Woodlands, Singapore\u2019s northernmost point closest to Johor. There are plans to integrate the RTS with the Thomson Line.\n\n\nAlignment of Singapore\u2019s MRT Thompson Line \n\n\n\n\n6.7 Beneficiaries of HSR and RTS \n\nThe construction of HSR and RTS is likely to draw the interest of contractors which have track records and experience in rail jobs. The project structure for RTS is unknown at this point. As for the HSR, given the size of the job, tenders are likely to be broken down into packages, as with the MRT SBK Line. The civil work/viaduct portion of the MRT SBK Line was broken down into eight packages. Of the eight, six were awarded to listed contractors. They included IJM Corp, Ahmad Zaki Resources, Sunway, MTD ACPI, Gadang and Mudajaya. Gamuda, on the other hand, was awarded the 9.5km underground portion, including tunnelling work. We do not discount the possibility that past MRT winners would end up being the beneficiaries of HSR again. Other contractors like WCT which were not successful in their MRT tenders may bid for HSR too. Also, if the RTS is built as an underground tunnel using tunnel-boring technology, Gamuda may stand a chance, given its cost advantage in the MRT SBK Line. \n\n\n6.8 Contractors with biggest property exposure to Iskandar\n\nContractors under our coverage also have property exposure to Iskandar. But the ones with larger exposure are WCT, Sunway and Gamuda. WCT has a total of 46 acres (4% of group land bank) of landbank in Johor, of which 34 acres are located in Medini. The three land parcels in Medini has a total outstanding GDV of RM2.8bn, comprising high-rise homes and mixed commercial developments. This accounts for 19% of its total group outstanding GDV. Sunway owns 1,858 acres in Iskandar or 48% of its total landbank. Total estimated GDV is RM30bn over 12-17 years and will feature a township development similar to its integrated development in Bandar Sunway. As for Gamuda, it owns a 50% share of Horizon Hills in Nusajaya with UEM Land. Its total remaining GDV here is RM4.8bn (55% of its domestic GDV) with unsold land of 710 acres or 69% of its total unsold land domestically.\n\n\n9. SINGAPORE PERSPECTIVE \n\n\n9.1 Why companies are choosing to go there?\n\nProximity to Singapore and costs are key attractions\u2026\n\nClose proximity and lower operating costs (labour, utilities, rentals, etc.) are the two main attractions that make Johor the \u201cideal\u201d location to establish operations support facilities for many Singapore companies, especially for small and medium enterprises (SMEs). Moving at least some of their manufacturing and logistics operations across the Causeway would provide SMEs some much needed relief by way of lower costs, while ensuring that the supply chain for their customers remains unbroken. Not surprisingly, Singapore manufacturers have comprised the largest group of foreign investors in Iskandar over the past few years. We believe the trend will continue, especially given the rising costs and tightening of foreign labour supply in Singapore. The Economic Development Board (EDB) has also been encouraging multinational corporations (MNCs) to invest in Iskandar of late, as it expects Iskandar to complement Singapore. The higher-value operations and headquarters will be located in Singapore, while factories and warehouses are expected to operate in neighbouring countries such as Malaysia (or Iskandar to be specific). EDB\u2019s strategy is similar to its partnership with the Indonesian islands of Batam, Bintan and Karimun (BBK). According to the EDB Chairman, EDB is now in preliminary discussions with companies to facilitate \u201cthe twinning of manufacturing activities between Singapore and Iskandar Malaysia\u201d. Companies that have shown interest include those from the transport engineering, electronics, precision engineering and energy and chemicals sectors.\n\n\n\n\u2026but tech companies have other considerations as well \n\n\nAlmost all Singapore-listed tech companies have already moved their high-volume, labour-intensive production out of Singapore to low-cost countries, such as Malaysia, China, Thailand and Indonesia over the years, while keeping only the high-value added, prototyping and R&D operations in the island state. Most of the companies we spoke to, however, highlighted that their choice of investment location will depend largely on their OEM customers\u2019 requirements rather than the development of Iskandar. Among the tech companies under our coverage, Venture (VMS SP, Outperform) has the largest presence in Johor Bahru and Penang, with about 80% of its capacity in Malaysia (Johor and Penang). Venture said Malaysia will continue to be its main manufacturing hub, and will complement its R&D activities in Singapore. On the other hand, companies that have huge exposure in China, e.g. Hi-P (HIP SP, Underperform) and Huan Hsin (HUAN SP, NR), expressed their lack of intention to set up facilities in Iskandar as most of their OEM/ODM customers are based in China. Some of the other concerns raised by corporates that we spoke to include: \n\n\n(i) Some of them are also facing tight labour supply in Johor, especially for skilled workers as these workers would rather work in Singapore where wages are much higher; and \n\n\n(ii) Safety of their workers and investments in Iskandar. While some companies feel that there are no security concerns within the industrial estates, they are not so sure when it comes to the level of safety outside these industrial estates.\n\n59\n\n\n\n\nIskandar \u2013 attracting more attention from Singapore of late\n\nThe interest in Iskandar appears to have gathered momentum in the last 12 months, with several major investments announced by Singapore companies. The latest \u201cendorsement\u201d by the Singapore government through the joint development of Afiniti Medini and Avira resort wellness project could further spur interest in Iskandar. \n\n\nSome of the more prominent projects announced recently: \n\n\nFeb 13 \u2013 Afiniti Medini, an urban wellness project that aims to become a regional destination for families, tourists and professionals, is a joint development by Khazanah Nasional and Temasek Holdings. It features a wellness centre, service apartments, a corporate training centre and retail space. Afinity Medini is expected to be completed by end-2015. Avira \u2013 another resort wellness project at Medini Central \u2013 will have homes, service apartments and commercial space. The development is expected to be completed in 2018. Besides being among the five flagship zones at Iskandar Malaysia, Medini is also 40 minutes away from the Central Business District in Singapore by car. Both projects will have a total gross development value (GDV) of RM3bn (US$968m). \n\n\nFeb 13 \u2013 CapitaLand is leading a joint venture to develop a project in Johor worth about US$2.6bn. The development at Danga Bay will include a waterfront residential community comprising high-rise and landed homes, along with a marina, a shopping mall, offices and recreational facilities. The joint venture will acquire 3.1m sq ft of freehold land for US$261m for the project, which will have an estimated total gross floor area of 11m sq ft. It is expected to be developed in phases over a period of 10 to 12 years. CapitaLand Malaysia will hold 51% of the joint venture, Malaysian company Iskandar Waterfront Sdn Bhd (IWSB) will own 40% and Singapore investment giant Temasek Holdings will take up the remaining 9% \n\n\nFeb 13 \u2013 5.9ha parcel of land was sold by Global Capital & Development to a private Singaporean developer, Link (THM) Holdings Pte Ltd, for US$31m. This translates into a price of US$48.5 psf, which is comparable to other land transactions within the area. The parcel of land is mooted for a mixed development hub with a GDV of US$804m. The scheme will be called Media Village@ Medini Iskandar and it is located at the entrance of Pinewood Studios \u2013 a film and TV production facility. This development will comprise residential and retail properties, and the group plans to turn the retail portion into seven cultural clusters. \n\n\nDec 12 \u2013 Peter Lim plans to invest up to US$968m more in Johor\u2019s Iskandar region over the next few years. He said he is currently looking at another one or two more projects in the area, but declined to disclose more details. Speaking at the sidelines of a press conference at the World Islamic Economic Forum in Johor Bahru, Mr Lim said his investments would be real estate-related. Thiscould involve acquiring land as well as commercial or residential properties. He said the additional investment is on top of the US$3.2bn Vantage Bay waterfront project, also in Johor Bahru, which he is developing with the Johor royal family. Separately, Mr Lim announced a joint venture to build a US$1.1bn Motorsports City, also in the Iskandar region. This JV is between FASTrack Autosports, a company which he controls together with the Johor royal family, and UEM Land, a subsidiary of Khazanah Nasional Bhd. Last year, Mr Lim also announced plans to develop a US$64m healthcare project at Stulang Laut in Johor Baru. \n\n\nOct 12 \u2013 Ascendas Land International Pte Ltd, a unit linked to Singapore\u2019s state-JTC Corp, has inked a landmark deal to help build an integrated technology park over 210ha in Gerbang Nusajaya. This development boasts a GDV of US$1.2bn, with an equity split of 60:40 with UEM Land. This development is expected to be fully ready by 2022 and will help create over 34,000 jobs. \n\n\nSep 12 \u2013 Raffles Education Corporation has inked a deal with Iskandar Investment Bhd to buy a plot of land to set up Raffles American School (RAS), which represents its maiden foray into pre-tertiary education. The company will pay about US$25m for the 18.5ha land in EduCity, which is located in Iskandar Malaysia\u2019s Nusajaya area. The proposed permanent campus, designed by the New York architectural firm Skidmore, Owings & Merrill, will have 300k sq ft of built-up space for 2,000 students. Facilities in the school compound will include an indoor athletics complex, a performing arts centre that houses a black box theatre and a 800-seat traditional performing arts theatre, as well as a library and media centre. Outdoor facilities at the campus comprise two swimming pools, three tennis courts, a soccer field, a basketball court and a 400-metre track. Construction will be done in two phases. Phase one is targeted to be completed in the 2014-15 school year, after which RAS will be able to hold classes for kindergarten through Grade 12, and it will also have full-boarding capacity. RAS offers an American curriculum from kindergarten through to Grade 12, or the equivalent of the second year of junior college in Singapore. Its curriculum is jointly developed with International Schools Services. According to the company\u2019s announcement, the school prepares students for admission to US and Western universities, and is accredited by the Western Association of Schools and Colleges, US. RAS started classes for Grades 1 through 8 last month at a temporary campus in Anjung Neighbourhood Centre in Nusajaya. Besides RAS, Raffles Education Corp had earlier invested US$64m in Raffles University Iskandar in the same EduCity. Launched in Aug 12, the university offers courses in design and art, business, education and infocomm technology. Classes for the university are currently conducted at a temporary location at Menara Kotaraya in Johor Bahru, while a 26.3-hectare campus is being built that is slated for completion in 2014. \n\n\n9.2 How will transport links improve? \n\nThe two main links from Singapore to Johor Bahru currently are the Causeway and Tuas Second Link (opened in 1998). However, a feasibility study is being conducted on the Malaysia-Singapore Rapid Transit System (RTS) link project to further improve the ease of travelling between Singapore and Johor. According to IRDA Chief Executive Officer Datuk Ismail Ibrahim, phase one of the joint-engineering study will focus on the various alignments, customs, immigration and quarantine-related matters, multimodal terminal locations and other critical perimeters. \n\n\nIn May 2012, Malaysia and Singapore announced that both countries will undertake a project to improve connectivity by opening an RTS from Singapore to Johor Bahru by 2018. The joint Singapore-Malaysia statement said that the terminating stations of the link will be built in JB Sentral in Johor Bahru and the vicinity of Republic Polytechnic in Singapore. It added that the RTS link was expected to be up and running by 2018 and will have a co-located facility in Singapore and Johor Bahru so that commuters only need to clear immigration only once for each way of travel.\n\n\nSeparately, during the Singapore-Malaysia leaders\u2019 retreat in Feb 2013, Singapore\u2019s PM Lee Hsien Loong and Malaysia\u2019s PM Dato\u2019 Seri Mohd Najib jointly announced an agreement to build a high-speed rail (HSR) link between Kuala Lumpur and Singapore. This will facilitate seamless travel between Kuala Lumpur and Singapore, as well as further enhance business linkages between the two cities. Completion is slated for 2020 and the estimated travelling time between Kuala Lumpur and Singapore via the HSR is 90 minutes. Malaysia\u2019s Transport Minister Dato\u2019 Seri Kong Cho Ha said that an initial study has identified five towns where new railway stations will be built, including Seremban in Negri Sembilan, Ayer Keroh in Malacca, as well as Muar, Batu Pahat and Iskandar Johor \u2013 all located in Johor. \n\n\nThe respective prime ministers also took note of the expected commencement in 2013 of a new ferry terminal and customs, immigration and quarantine facilities in Puteri Harbour. Ferry services will operate between Puteri Harbour and Singapore, subject to the regulators\u2019 evaluation of the services.\n\n\nA ferry ride from Puteri Harbour to Raffles Marina may only take 15-20 minutes\n\n\n\n\nOther feasibility studies include a third road link between Singapore and Malaysia further down the road.\n\nAlthough the proposed RTS and HSR could make travelling between Singapore and Johor/Iskandar much more convenient and faster, manufacturers could be impacted negatively as more workers from Southern Malaysia can commute easily to Singapore and work there instead of staying in Johor/Iskandar, which further aggravates the problem of labour shortage in Johor. \n\n\n9.3 The property factor\n\nBuyer demand rising; why did it take so long?\n\nThere are essentially three reasons why property buyers from Singapore have shunned Iskandar in the past. These include: 1) concerns over safety; 2) the lack of infrastructure; and 3) concerns over execution. The lack of visible developments in the area, coupled with the property up-cycle seen in Singapore in 2006-2011, has convinced Singapore property investors to remain largely focussed on the island \u2013 until now. The entrance of Khazanah (via UEM Land) in 2005 marked a tangible commitment from the Malaysian government to make Iskandar work. We believe the buy-in from the Malaysian governmentboosted the confidence of Singapore property investors on Iskandar. The much improved bilateral ties between the Singapore and Malaysian governments also helped to a certain extent. \n\n\nWhat transpired in the last seven years was a visible improvement in infrastructure development and execution. Local developers have stepped up efforts to build houses. The construction of LegoLand, Puteri Harbour Theme Park and numerous education institutions was also completed recently. This, in turn, should spur more housing developments as plans to build LRT, MRT, tram, monorail and ferry transports are set in motion. We believe the proposal to link the Singapore MRT system with Iskandar by 2018 will be the key potential kicker for more Singaporean demand. While there are no official statistics on the trend of Singapore buyers in Iskandar, our ground checks suggest the proportion has been rising. Horizon Hills, an upmarket landed housing development, has c.45% of its take-up coming from foreigners, of which 80% are Singaporeans. \n\n\nWhat can Iskandar offer? \n\nThe biggest attraction of Iskandar for Singapore property buyers is price. Singapore property prices are now above their historical highs (up c.45% from 2008) which has prompted the government to introduce stringent measures to curtail investment demand. While average prices at Iskandar have also more than doubled since 2008, current house prices remain 4-8x lower than that of Singapore. This only takes into account entry-level prices in Singapore. On a like-for-like basis, the price differential can be even starker. For example, a prime bungalow of 15k sq ft built-up area will cost around US$18m in Singapore. For that amount, buyers will be able to buy more than 10 equivalent units at Horizon Hills, Iskandar. We believe the rising cost of living and unattractive yields in Singapore are starting to channel some genuine and investment demand offshore. \n\n\nGiven the close proximity of Johor and the expected improvement in connectivity between Johor Bahru and Singapore, Iskandar will be a natural choice for Singapore property buyers. Property buyers tend to invest in regions that they understand. The close proximity as well as cultural and demographic similarities are likely to convince many Singaporeans to deploy their investment capital into Iskandar, in our view. We see an increasing number of Singaporeans now opting to stay in Johor Bahru and commute to Singapore for work.\n\n\n\n\n\n\nSingapore property companies starting to bite \n\nWe note that there has been a rapid pickup in investment interests from Singapore property companies in Iskandar. Ascendas REIT\u2019s (AREIT) parent, Ascendas Land, has recently set up a 60:40 S$1.5bn joint venture with Malaysia\u2019s UEM Land to develop an integrated eco-friendly tech park in Nusajaya. Prompted by a dearth of attractive acquisition targets and its dominant SME exposure, Mapletree Industrial Trust has also indicated the possibility of following its tenants\u2019 foot-steps to Iskandar when its pure-local mandate expires in Oct 2013. Cache and Cambridge have sounded a similar note, indicating the possibility of emulating the action of certain tenants by expanding into Iskandar. \n\n\nCapitaLand\u2019s move to acquire a plot of land in Danga Bay is perhaps the most significant recognition of Iskandar\u2019s potential by a Singapore-based player. The largest developer in South East Asia by market capitalisation acquired the piece of land with 11m sq ft of GFA for US$259m, through a 51:40:9 JV with Iskandar Waterfront Sdn Bhd (IWSB) and Temasek Holdings, as announced by CapitaLand on Feb 19. The site is located 30 minutes away from the Tuas Second Link by car. CapitaLand will be the master planner for the mixed development, which is expected to be completed in 10-15 years\u2019 time and has an estimated GDV of RM8.1bn (US$2.6bn). Lim Ming Yan, CapitaLand\u2019s new CEO, said that Malaysia and Singapore\u2019s economies complement each other and believes that it is only natural for more Singapore-based developers (such as CapitaLand) to increase its investment exposure at Iskandar. He is positive on the its long-term prospects and sees demand coming from Johor, other parts of Malaysia, Malaysians working in Singapore and Singaporeans. We understand that there has been an immediate uptick in the asking prices for condominiums in Iskandar after CapitaLand announced its Danga Bay foray.\n\n\nCapitaLand\u2019s investment in Danga Bay\u2019s A2 island development \n\n\n\n\nPhase 1 of Gerbang Nusajaya, which Ascendas and UEM Land\u2019s Eco-Industrial Township is part of\n\n\n\n\nLingering pushbacks\u2026 \n\nWhile Iskandar appears to be an attractive proposition for industrial REITs, most players (other than Mapletree Logistics Trust) still have fairly tentative Iskandar plans. Most noted that end-user tenants are apprehensive about en-mass relocation. The key pushbacks for many Singapore-based industrialists include: 1) security concerns; 2) the lack of skilled labour; 3) the lack of an integrated business activity hub to support logistics demand and spur the relocation of businesses; and 4) concerns over efficiency, economic and political stability in Malaysia. To tackle some of these issues, the Malaysian authorities have poured in investments to improve road infrastructure and drainage to enhance Iskandar\u2019s general liveability as well as drawn up a safety and security blueprint to lower crime rates. Some of these initiatives have yielded results. As labour and rental cost pressures in Singapore escalate, there have been reports of more SMEs warming up to the idea of relocating low-margin, labour- orland-intensive operations to Iskandar. Among the S-REITs, MLT is the only one with assets in Iskandar. \n\n\nDespite rising interest in Iskandar, the Singapore developers that we spoke to harboured reservations. CapitaLand sees strong potential in Iskandar and believes it has the relevant expertise to operate in Malaysia. However, the company said it is still too early to commit on the amount of capital that it will be deploying in Iskandar. The Danga Bay investment is likely to be a test-bed for now, as it makes up less than 1% of its RNAV by our estimates. The Chairman of CityDev, Mr Kwek Leng Beng, is positive about Iskandar\u2019s long-term prospects but noted that it is still in its early days in terms of development. He believes that only around 20% of the real estate area is currently developed and he is also concerned over the maintenance of the properties being built. He has indicated that CityDev is likely to remain on the sidelines for now until the general elections in Malaysia are done and dusted, a view shared by CapitaLand. Mr Stephen Riady, Chairman of OUE, has a more sanguine view on Iskandar. He is positive about the development on a longer-term basis as growth prospects in Singapore become more challenging. Both CityDev and OUE currently do not have exposure in Iskandar. \n\n\n\u2026but prospects can be mouth-watering if more capital is deployed \n\nSingapore property players have emerged from the global financial crisis (GFC) with more robust balance sheets. Many of the major developers are substantially cashed up, with the asset leverage of REITs being contained below 45%. Growth in Singapore and China is getting more challenging as asset inflation concerns prompt governments to clamp down on property prices. Singapore property players have excess capital but they are shackled by the lack of investment opportunities. Iskandar could appear on their investment radar going forward as execution, safety and infrastructure issues will be addressed on a progressive basis. The level of potential investment capacity from the Singapore developers is significant. Assuming a 50% net gearing for the major developers (CapitaLand, CityDev and KepLand), we estimate an excess capital of around US$5.9bn that is available to be deployed. At 45% asset leverage, industrial S-REITs also have the capacity to deploy around US$2.1bn. As at Jul 2012, cumulative committed investment from Singapore as a whole (all industries) only amounted to US$1.9bn or 16.6% of total foreign investments in Iskandar. We believe the potential upside in Iskandar coming from the Singapore property players could be very significant.\n\n\n9.4 Why is it likely to be successful this time? \n\nAs an economic co-operation initiative between Singapore and Johor, the Iskandar zone is not something that came out of the blue. It is a spinoff of the SIJORI Growth Triangle (a Singapore-Johor-Batam partnership) initiative that was mooted in the 1990s to combine the competitive strengths of the economic region to counter China\u2019s cost competitiveness and capitalise on the global manufacturing outsourcing trend that was expected to benefit Asia. The thought back then was to relocate labour-intensive industries to Johor and Batam, which offered a more cost-competitive manufacturing base. That co-operation unfortunately did not really lead to the relocation of most manufacturing industries, with some choosing to stay in Singapore until more recently. \n\n\nFrom Singapore\u2019s perspective, the key factors that could drive the Iskandar Development to new heights include:\n\n1) More stringent immigration and foreign worker policies;\n\n2) Rising wage costs for labour-intensive industries;\n\n3) Record-high property prices, which translate into higher occupancy costs and other business costs;\n\n4) Much improved political ties between Malaysia and Singapore; and\n\n5) Infrastructure investments in Iskandar. \n\n\nMore stringent immigration and foreign worker policies \n\nIn Singapore, the ruling party won its lowest share of votes (60%) in 2011 since independence. The population\u2019s grouses included the rising cost of living, overcrowded living spaces and an increasing mix of foreigners that the locals were not comfortable with. As indicated by the number of net new foreigner inflows in the past decade, the crucial years that contributed to a higher mix of foreigners was 2006-2009. To address these concerns now, the government has tightened immigration policies significantly. In the Population White Paper debate recently, the government has talked about how citizen acceptance will slow to the ~20k p.a. level, while the net increase in foreign population will stay at the ~60k p.a. level. Singapore cannot switch off the foreign worker tap completely as there is a lack of local workers to take on certain jobs. From a longer-term perspective, an ageing population means that the local workforce will start to decline after 2025. The cap on foreign worker inflow will be implemented for various services and construction sectors over time. Foreign worker dependency ratios are being trimmed, while levies on foreign workers are being raised. Since the implementation of the more stringent policies, Singapore business operators complained that the shortage of workers had led to higher wages or caused some of them to close down.\n\n\n\n\n\n\nRising wages of labour-intensive industries, lack of workers \n\nWeaning companies off the dependence of foreign labour means that costs will inadvertently rise. The shortage of workers in construction, cleaning, food industries, healthcare and manufacturing suggests that the future bottleneck is not just about wages but also the general unwillingness of local workers to work in these industries. With the average education level on the uptrend, it is natural for the local workforce to have lofty aspirations. Thus, Singapore needs to generate jobs that fulfil the demanding needs of this new generation of young and more highly educated local workforce. Singapore\u2019s Population White Paper envisions that the ratio of PMETs (professionals, managers, executives and technicians) jobs vs. non-PMET jobs among locals will increase from 1:1 currently to 2:1 by 2030.\n\n\n\n\nUnfortunately, no economy can revolve around just service-based jobs and it must have a hinterland market or some industrial pillars. For example, banking, accounting and consulting jobs cannot thrive if there are no other businesses based in Singapore or businesses with headquarters in Singapore to service. In that regard, Singapore has done well to: 1) capitalise on its transport hub and trading hub status; 2) build a nascent commodity hub business; 3) build a wealth management centre; 4) build a strong petrochemicals industry; and 5) sow the seeds for a nascent biomed and pharmaceutical industry. These will provide the pillars for the service industry of the future. What it needs to do isto ensure that its financial sector remains relevant as one of the global financial centres, so that it can complement businesses of new emerging industries with older industrial-type businesses. \n\n\nRecord-high property prices lead to higher property-related business costs \n\nWhile Singapore\u2019s more stringent immigration and foreign worker rules have spurred rising wage costs, labour costs are not only the costs that have increased. Driven by low interest rates and buoyant investment demand, industrial property prices have hit a new record high. While industrial property rental has not risen as much as asset prices, the almost 40%-increase in rentals since 3Q09 has significantly increased tenants\u2019 cost base as well. With the higher labour and occupancy costs, industrial firms in Singapore may increasingly find Iskandar to be a good relocation destination. \n\n\nWhile this may be a good option for tenants, it could be negative for industrial property demand and prices. Besides industrial property, Iskandar could also have an impact on Singapore\u2019s housing sector. Current record-high home prices, coupled with the government\u2019s cooling measures and the risk of further curbs if prices continue to rise, could sap potential investment demand for residential property.\n\nSuch investment demand could be diverted towards Iskandar, given the intensifying buzz there and the fact that Iskandar\u2019s houses are currently priced only at a fraction of Singapore\u2019s. If Iskandar\u2019s transportation network and security situation are further enhanced, the attractiveness of residential properties in this region would definitely be boosted. \n\n\nCurrently, engineering studies are being conducted on the proposed MRT link from Woodlands to Johor Bahru that would significantly enhance the convenience of commuting between Iskandar and Singapore. Indeed, we are seeing more Singaporeans investing in residential properties in Iskandar of late, either for rental income or as a second home. Thus, Iskandar may be a boon for industrial property tenants and residential real estate investors in Singapore looking for lower-cost alternatives. It may also be a boon to the Singaporean government\u2019s efforts to cool its red-hot local residential market as Iskandar can help divert some investment demand. \n\n\nThanks to the recent improvement in bilateral relations between Singapore and Malaysia, Iskandar could indeed become a natural hinterland for Singapore in the long term \u2013 enabling the Republic overcome its land constraints. \n\n\n9.5 Regional perspective \n\nFrom the regional perspective, the positive development of Iskandar Malaysia can be seen through air and sea linkages within Asia-Pacific countries and Malaysia\u2019s membership in the Indonesia-Malaysia-Singapore Growth Triangle (IMS-GT). The IMS-GT originally encompassed Singapore, Johor and the province of Riau in Indonesia. It was later expanded to cover the Malaysian states of Negeri Sembilan, Melaka and Pahang as well as Indonesia\u2019s West Sumatera province, South Sumatera, Bengkulu, Jambi, Lampung and West Kalimantan. IMS-GT is geared towards increasing economic competitiveness, integration and growth through comparative exploitation, economics of scale and productivity linkages. \n\n\nAs the IMS-GT\u2019s development is propelled by market forces, the private sector acts as a driving force with the government as the facilitator. Concentrating on economic relations between Johor and Singapore and between Singapore and Riau, especially Batam, the IMS-GT is expected to benefit Johor immensely as it is located next to Singapore. Singapore has a 4.2m population as part of the extended Iskandar Malaysia population threshold and it is an Association of Southeast Asian Nations (Asean) member country. Indonesia, especially Batam, is quickly becoming Southeast Asia\u2019s fastest growing offshore manufacturing centre, thanks to its 750 multinational manufacturing companies that arelocated in 20 industrial estates. They employ close to 200,000 Indonesians, on top of more than 3,200 foreign workers that hail from all over the world. With two direct road links to Singapore and sea links to Batam, Iskandar Malaysia is in an excellent position to take advantage of the IMS-GT, which facilitates and promotes international cooperation, human mobility and tourism. \n\n\n9.6 The gripes\n\nSome property consultants have highlighted the apparent lack of land zoning and plot ratio controls in Iskandar. This could mean that certain residential projects may not be able to deliver on the promise of sea views (as opposed to what was originally indicated during the marketing phase).\n\n\n9.7 Favourable momentum \n\nDevelopers and property buyers from both sides of the Causeway seem to have woken up to Iskandar\u2019s huge potential in just the past few months. We believe this is due largely to many past efforts to build infrastructure and administrative, education and leisure activities. For many years UEM Land has been working hard to attract Singaporean developers to Nusajaya without much success. The closest was indirectly via United Malayan Land where CapitaLand used to own a 20% associate stake. United Malayan Land\u2019s huge success with the Somerset Apartments in Puteri Harbour launched in 2011/12, particularly with Singaporean buyers, together with the success of UEM Land for two of its Puteri Harbour projects in 2011 and 2012 would have certainly made other developers sit up and take notice.\n\n\nIskandar Malaysia\u2019s major projects \n\n\n\nSingaporean participation has since gathered momentum, starting with Ascendas Land\u2019s joint venture with UEM Land to build an industrial estate in Gerbang Nusajaya. This was a hugely positive event as many believe that it will facilitate the shift of Singapore SMEs to Iskandar. This boosted UEM Land\u2019s share price 10% in a single day when the joint venture was announced in Oct 12. Subsequently, the momentum built up further with the announcement of Singapore billionaire Peter Lim\u2019s MotorCity in Dec 12 and the presence of one Singaporean in a four-tycoon consortium that bought the 44-acre land in Puteri Harbour for RM401m in Jan. Most recently in Feb, CapitaLand and Temasek respectively took up 51% and 9% stakes in a 71.4-acre man-made island in Danga Bay for RM811m or RM264 psf. The land owner, Iskandar Waterfront Sdn Bhd, will hold the remaining 40% stake. The acquisition by the Singaporeans in Danga Bay is the second major foreign one in recent times after China\u2019s Country Garden Holdings\u2019s acquisition of 55 acres for RM900m or RM376 psf.\n\n\nIt is interesting that prices in Danga Bay appear to be higher than even parts of Puteri Harbour, which we consider to be the flagship of Nusajaya and Iskandar. This could be due to higher plot ratios allowed and reclamation costs involved. Nonetheless, we believe prices of raw land in Iskandar in general will continue to head north as land cost per plot ratio remains relatively low given that prices of condos in the prime areas are fetching RM800 psf or higher. For luxury condos, prices are going for RM1,000 psf or more. Such prices are converging with that of KLCC in Kuala Lumpur, where land prices are easily RM1,500 psf or more.\n\n\n9.8 How to play Iskandar Malaysia? \n\nThus far it is the property and construction companies that have benefitted the most from Iskandar\u2019s ascent. Contractors were early investors in Iskandar as they were involved in some of the infrastructure works. The best proxy for Iskandar has always been UEM Land due to its huge landbank in Nusajaya and the fact that it is the flagship development arm of Khazanah Holdings, the key planner and driver for Iskandar. Of the developers we cover, those with exposure to Iskandar include SP Setia, Mah Sing and E&O. Companies we do not cover that have exposure to Johor include Tebrau Teguh, Mulpha, Daiman, KSL Holdings, Crescendo, Dijaya Corp, Hua Yang, Johor Land, Keck Seng, Plenitude, Scientex, Glomac and Country View. \n\n\nBut there are other winners from the corridor\u2019s lift-off, including plantation companies with vast landbank in Iskandar, such as IOI Corp, Genting March 18, 2013 72\n\nPlantations and Kulim. Plantation companies with landbank in other parts of Johor that will benefit from spillover development, include Sime Darby, KL Kepong, Tradewinds Plantations, TH Plantations, Kim Loong, United Malacca and Kluang Rubber. \n\n\nOil & gas companies, given two massive projects in Pengerang, as well as Singapore companies that are making a beeline to Johor and Iskandar Malaysia, including Ascendas and CapitaLand, also provide investors exposure to the development corridor. However, as Ascendas Land is not listed while Wee Ee Chao\u2019s exposure is via his private vehicle, the only direct exposure to Iskandar via a SGX-listed company is CapitaLand. Singapore contractors that could participate in rail infrastructure relating to Iskandar include Tat Hong and Yongnam. Peter Lim is also in the midst of injecting his property investment in Iskandar (through Vantage Bay Sdn Bhd) in SGX-listed Rowsley (please refer to appendix for details).\n\nOur top three preferred Iskandar plays are UEM Land, WCT and CapitaLand. \n\n\nUEM Land \u2013 UEM Land remains the best proxy for Iskandar due to the group\u2019s massive landbank in Nusajaya and the numerous catalyst projects that are taking place there including Kota Iskandar, Puteri Harbour, Medini, EduCity, Pinewood Studio, LegoLand, Puteri Harbour Theme Park, Afiat Healthpark. Also, UEM Land is the flagship property arm of Khazanah \u2013 the planner and driver of Iskandar. UEM Land locked in RM2.46bn new sales in 2012, representing a 12% yoy increase. 73% of the new sales in 2012 came from Nusajaya projects and only 27% came from non-Nusajaya projects. For 2013, the group is targeting RM2bn new sales from Nusajaya and RM1bn from non-Nusajaya. \n\n\nWCT \u2013 WCT\u2019s strategy in 2013 for its property ventures is to expedite its property launches in Iskandar. The group has a total of 46 acres (4% of group landbank) of landbank in Johor, of which 34 acres are located in Medini. The three land parcels in Medini have a total outstanding GDV of RM2.8bn and comprise of high-rise homes and mixed commercial developments. This accounts for 19% of its total group outstanding GDV. Out of the group\u2019s targeted RM700m property sales this year, 43% or RM300m is expected to come from Medini Signature (high-rise homes), which have indicative pricing of over RM600 psf. The balance 57% would be made up of new launches for its projects in Klang Valley. \n\n\nCapitaLand \u2013 CapLand is Southeast Asia\u2019s largest property developer by market capitalisation and one of the most diversified across segments and regions. Offshore developments account for over 50% of its asset base and earnings. While China continues to form the largest overseas market, the group has recently invested in a mixed development greenfield project at Danga Bay, Iskandar, with an expected GDV of RM8.1bn. This project will take 10-15 years to complete and currently forms only 1% of CapLand\u2019s RNAV. But management is positive about Iskandar\u2019s long-term prospects and believes it can be competitive given its scale and Singaporean roots. We believe more capital will be progressively deployed into Iskandar. CapLand is currently the largest direct play on Iskandar among the Singapore listed companies. \n\n\nThe following is a list of companies, many of which we do not cover, that have exposure to Iskandar.\n\n\n\n\n9.9 Conclusion\n\nIn conclusion, Iskandar no longer appears to be a pie in the sky and investors and buyers alike from Malaysia and Singapore are taking a serious second look at opportunities there. Is this sustainable? The answer to this question depends on which aspect investors are looking at. \n\n\nIf investors are asking about physical property prices, which seem to be going up rapidly with prime condo prices in Puteri Harbour already reaching RM1,200 psf, then the answer is yes but only for a few more years until a lot more supply comes onstream. The early property projects, such as those by UEM Land and United Malayan Land, were priced at RM700-800 psf while, more recently, prices have risen to RM1,000-1,200 psf. We believe Iskandar property prices still have much more upside as prices remain a fraction of their Singapore equivalents. But Iskandar prices could reach a temporary peak in 3-5 years\u2019 time when the supply of completed units starts to hit the market. This is not dissimilar to what happened in the KLCC market when prices doubled within 2-3 years, only to peak and fall after huge supply came onstream. \n\n\nBut if the question relates to Iskandar as a business destination and a growth corridor, then we believe the answer is a resounding yes. We believe the momentum is sustainable as long as the conditions remain conducive with no major hiccups in the relationship between the two countries. Thus far there has been strong progress made on so many fronts, including buy-in from the authorities of both countries, completion of major catalyst projects, commencement of new catalyst projects that are even more ambitious and enhancements and additions to transportation links that can only draw the two nations even closer. Singapore\u2019s importance to Iskandar cannot be overemphasised but the relationship also goes both ways. Singapore too stands to benefit significantly from Iskandar as it makes perfect economic sense and that is why we continue to remain bullish on Iskandar, dubbing it the \u201cShenzhen of Malaysia.\u201d\n\n\nNote: Source from CIMB Research\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/isola-klcc-by-ocr/", "title": "PROPCAFE\u2122 Review: Isola @ KLCC by OCR", "body": "\n\nDespite the concern of oversupplies of luxury condos particularly in KLCC with downtrend of subsale price, transaction volume and rental rate (Read the link \nhttp://theedgeproperty.com.my/content/1111151/luxury-condos-klcc-going-%E2%80%98cheap%E2%80%99-secondary-market\n), another developer has come up with new launches in Jalan Yap Kwan Seng.\n\n\nAptly called Isola @ KLCC which means Island in Italian (we will come back to that later), the new development joining the congested Jalan Yap Kwan Seng where the noise and dust seems to be perpetual from construction site of Star Residences (By Symphony Life), The Mews (By E&O), Crown Plaza (By Yuk Tung group) and Ibis Hotel.\n\n\nRead on about the development.\n\n\nDeveloper\n\n\nListed in Bursa Malaysia via reverse takeover (RTO) of loss making Takaso, OCR has been making losses for past 5 years. The company suffered the worst losses of RM8m in 2015 before halves it to RM4m in 2016.\n\n\n\n\nOCR\u2019s past 5 years financial statement\n\n\nHowever with order book value of RM287mil and The estimated profit attributable to OCR from both projects over the construction period is estimated at RM7.98mil for the Bukit Jalil project and RM6.17mil for the Seri Gading project, the company expected to return to profitability in financial year 2017.\u00a0 Read more in the link below.\n\n\nhttp://www.thestar.com.my/business/business-news/2017/01/07/ocr-set-to-return-to-the-black/\n\n\nTheir current ongoing project such as The Pano @ Jalan Ipoh (read propcafe\u2019s review in the link here \nhttps://propcafe.net/the-pano/\n) and Flexus@Jalan Kuching.\n\n\nLocation\n\n\nLocated in Jalan Yap Kwan Seng, Isola @ KLCC is sandwiched between the landmark Stadium Negara Restaurant and Expressionz sales gallery. Located just behind Isola @ KLCC is E&O\u2019s under construction development The Mews which was sold for approximately RM1400psf.\n\n\n\n\nLocation of Isola @ KLCC\n\n\n\n\nThe Site (Source from google street)\n\n\nFor those who familiar with KLCC, Jalan Yap Kwan Seng traffic can be quit nightmare particularly at evening\u2019s office rush hour.\n\n\nOverview of Development and masterplan\n\n\nThe 16000sqft (Yes, you read it right less than 0.4acre) freehold Isola @ KLCC consists of 140units with GDV of RM204millions. There are 4 blocks with 3lifts on the core. Isola @ KLCC is designed by award winning \nUnit One Design\n with each block is arranged like a wing with connecting corridor to the core lift. And to maintain privacy and exclusivity of the development, each block only consist one unit/ floor and hence the development is named Isola which means Island in Italian.\n\n\n\n\nMasterplan\n\n\nFrom corridor, residents will have their own foyer before reaching to their unit. However PROPCAFE couldn\u2019t help but notice that the corridor and foyer is open concept open to outside. With our Malaysia unpredictable storm, residents might walk on the pool of water or get themselves wet from splashed rainwater during one of those torrential rain.\n\n\nThe blocks are with varying height with the maximum height is 52 storeys. Due to the land size limitation, the facilities are placed in different level and location across all the blocks. For example the sky pool (seriously it is a pool?) is located on roof of block B and resident lounge on roof of block C. Also rather than conventional carpark, developer has adopted fully automated carpark system where you can leave/park or pick your car at the lobby within 90seconds.\n\n\nFor some news of the Isola @ KLCC, readers can click to the link \nhttp://www.theedgeproperty.com.my/content/1052354/oc-resources-launch-isola-klcc-1q2017\n\n\nFa\u00e7ade\n\n\nOne word. Iconic\n. \nIt is refreshing to see what developer/ architect capable to work their wonder on such smallish land. The fa\u00e7ade looks slim with maximum 52 storeys the height reaching 200m.\n\n\n\n\n\n\nArtist Impression & Scale model of Isola @ KLCC\n\n\nUnit and Floor Layouts and Show Unit\n\n\nIn general there 4 standard layouts where each layout is dedicated to each block\n\n\n\n\n\n\n\n\nBlock A\n\n\nType AS1/2\n\nType A1/2\n\n\n636sqft\n\n861sqft\n\n\n1 bedroom\n\n2 bedrooms\n\n\n13 units\n\n25 units\n\n\n\n\n\n\nBlock B\n\n\nB1/2\n\n\n1076sqft\n\n\n2 bedrooms\n\n\n24 units\n\n\n\n\n\n\nBlock C\n\n\nC1/2\n\n\n904sqft\n\n\n2 bedrooms\n\n\n36 units\n\n\n\n\n\n\nBlock D\n\n\nD1/2\n\n\n764sqft\n\n\n2 bedrooms\n\n\n26 units\n\n\n\n\n\n\nBlock A ~ D\n\n\nDuplexes\n\n\n1087~1625sqft\n\n\n2 ~3 bedrooms\n\n\n15 units\n\n\n\n\n\n\n\n\n*One penthouse 3390sqft\n\n\nThere are some duplexes available ranging from 1087sqft (2 bedrooms) to 1625sqft (3bedrooms). These duplexes generally located on the high floor.\n\n\nThe layout is practical and efficient. The sizes and the configuration seems to be updated with KLCC where focus is sub 1,000sqft and 1 or 2 bedrooms configuration.\n\n\nThe washer and dryer apparently will be located on foyer. It is strange though to see for type AS the bathroom is not ensuite with the bedroom.\n\n\n\n\nType AS and A\n\n\n\n\nType B2 and C2\n\n\n\n\nType D1\n\n\n\u00a0\n\n\n\n\nUnit Layout\n\n\n\n\nLiving, Dining and Balcony of Isola @ KLCC\n\n\n\n\nFull fitted kitchen with Beko from United Kingdom as the white goods\n\n\n\n\nBathroom with Duravit and Grohe as sanitaryware and fittings\n\n\n\n\nBedrooms with Bed and Wardrobe if you choose the furniture package\n\n\nShow Unit\n\n\nFor prospect buyers who saw the show unit, the ceiling height seems to be impressive with 12ft with stunning balcony door from floor to ceiling. However behold your excitement. The actual ceiling height will be only be 10ft and not 12ft as reflected from the show unit after checking with friendly SA.\n\n\nThe unit will comes with fully fitted kitchen, aircon, water heater, washer & dryer, digital lockset however this developer will throw in some freebies which includes Sofa, Wardrobe, dining table/chair and bed. However if you wish to remove those \u201cfreebies\u201d, please check with developer the alternate package.\n\n\nThe sanitarywares is quite a good brand where Duravit and Grohe will be use. However to the surprise of author, Beko (do you know where the brand came from?) will be used for white goods. The tiles is from NIRO and engineered timber flooring across bedrooms.\n\n\nFacilities\n\n\nDue to the smallish land size, the facilities are located on different level and location across all the blocks. Again\u2026 due to land size limitation, some of the facilities can be awkwardly small. For example the sky pool\u2026 the length is probably around 10m which may not be sufficient for any lapping. Other than the pool, the basic facilities such as resident lounge, business centre, gym and multipurpose hall.\n\n\n \n \n \n\n\nFacilities at Isola @ KLCC\n\n\nFinancing and Freebies\n\n\nCurrently developer offer 6% rebate with freebies and free trip to japan. However if you do not wish to take up the freebies and the trip, developer willing to throw extra rebate to the buyers. As usual\u2026 developer will free the legal fee for SPA and loan agreement with exception of MOT fee.\n\n\nThe project is priced around RM1800psf before any rebate. The premium per floor is RM2k and therefore explain the higher floors are being taken up first. At the time of writing, all the type AS1/2 already taken up. Anyway\u2026. There are only 13 units of them in Isola @ KLCC.\n\n\nTrivia\n\n\nCurrently the maintenance fee inclusive sinking fund is fixed at RM0.66psf. To answer the question, the fee does not include the automated parking. The automated parking will not form part of the accessory parcel and residents will have right for one parking bay where fee is RM100 per month. Therefore if you buy a 635sqft, the monthly fee will come out to be approximately RM520. Quite a princely sum for one bedroom apartment.\n\n\nThe construction is estimated to take about 4 years.\n\n\nPROPCAFE being PROPCAFE we manage to dig out the Bursa announcement with regards of the land acquisition. We have screenshot the pertinent points and despite the smallish land size, OCR is able to squeeze out RM64m profit or 31% gross profit.\n\n\n\n\nProfit Margin from Isola @ KLCC for OCR\n\n\nConclusion\n\n\nThe land is getting scarcer an even a smallish land where previous life was bungalow also been converted to high end + density development. Jalan Yap Kwan Seng according to PROPCAFE\u2019s KLCC zoning located on zone 2 (Can read the link here \nhttps://propcafe.net/zoning-of-klcc-properties-zone-1-and-zone-2-where-and-what-to-investbuy\n ) which means the development is not as prime as those located in Zone 1. Nevertheless\u2026 some will be attracted to iconic fa\u00e7ade.\n\n\nIn the same time, PROPCAFE\u2019s wondering the practicality of converting those bungalow lot to high density development and adopting automated carpark system. In long run, there might be maintenance issue and what if the system break down and the spare parts need to be imported? A point to be pondered\u2026.\n\n\nHappy Investing folks!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/jade-hills-kajang/", "title": "PROPCAFE Review : Jade Hills @ Kajang By Gamuda", "body": "\n\nIt was almost 5 years also since we have written about Jade Hills, click \nhere\n for our latest review 10 years on Jade Hills.\n\n\nOverview\n\n\nDeveloped by Gamuda Land in 2008, Jade Hills is splendidly suburban with lush green grounds and perfect tranquility, but is also incredibly convenient with easy access and close proximity to urban, modern Kuala Lumpur. As I toured Jade Hills, what struck me as its two most distinctive features are its amazing homes and its naturally elegant environment.\n\n\n\n\nLocation\n\n\n\n\nJade Hills\n is located in Kajang, Selangor where the last station of the \nMRT, Mass Rapid Transit (Sungai Buloh \u2013 Kajang Line)\n is built,\u00a0by Gamuda Land. It can be accessed via major highways such as the\n\n\n\n\nSungai Besi Expressway, North-South Expressway\n\n\nSouth Klang Valley Expressway\n\n\nKajang Dispersal Link Expressway (SILK).\n\n\nCheras \u2013 Kajang Expressway\n\n\n\n\n\u00a0\n\n\n\n\n\n\nBuilt on a hilly terrain, Jade Hills is mixed developement built on total 384.3-acres and\u00a0 about 260\u00a0acres are reserved for residential developement\u00a0of bungalows, link bungalows and garden terraces in 12 precincts which will be developed over 8 to 10 years. There will be 793 units planned to be built in the 12 phases with a low density of three units per acre to enforce privacy and exclusivity.\n\n\n\n\nThe whole Jade Hills\u00a0 is pretty much mirrors Setia Eco Park (abt 1/3 size), but you have the flexibility of getting link terraces and small LSMD. Given that Bandar Setia Alam is launching Duta Villa @ 1.6mil (typical dressed up/glamourised link terraces), wouldn\u2019t you think a 1.0mil LSMD comes with FULL CLUB facility+proper GG concept will be a steal? Jade Hills (260acres) is a 60% bungalows and\u00a040% of combination of\u00a0linked bungalows, LSMD, SMD and link terrace mixed development.\n\n\n\n\nIts club house is in operational before the VP of 1st phase of houses. Immediately outside the current residential parcel of Jade Hills, there are 3 more separate lots of land (>130acres) that Gamuda earmarked for commercial. Officially, the entire Jade Hills is consist of 60% residential and 40% commercial. The 1st of the commercial plot will consist of 2 storey shop houses, expected launch early 2011. Indicative price : >800k. The next commercial launch will be lifestyle commercial retails + offices. Not sure about the 3rd plot of commercial plot.\n\n\n\u00a0 \n\n\n\u00a0\n\n\n\n\nThe design concept of Jade Hills is a lifestyle residential development with Oriental inspired design built on hills overlooking lakes. Homes here are built with views of the surrounding areas such as the landscaped green belt and the three lakes \u2013 Misty Lake, Willow Sweeps and Water Spring.\n\n\nJade Hills Resort Club is clubhouse which features an Olympic-sized swimming pool, children\u2019s wading pool, spa pool, three tennis courts, gymnasium, multi-purpose function hall, steam and sauna room, games room, children\u2019s playground and a Chinese teahouse.\n\n\n\u00a0\n\n\nOlympic Size Swimming Pool\n\n\n\u00a0\n\n\n\n\n\n\nClub House\n\n\n\n\n\n\nThis development is within close vicinity of Golf course\n\n\n\n\nUPM Golf,\n\n\nIlSAS Recreational Golf Club\n\n\nKajang Hill Golf Club\n\n\nSaujana Impian Golf Club\n\n\nSungai Long Golf Club\n\n\nMines Golf Club\n\n\nIOI Palm golf),\n\n\n\n\nUniversity\n\n\n\n\n\u00a0Universiti Putra Malaysia (UPM)\n\n\n\u00a0Universiti Tenaga Nasional (UNITEN)\n\n\n\u00a0Universiti Kebangsaan Malaysia (UKM)\n\n\n\n\nInternational Schools\n\n\n\n\nAlice Smith International School\n\n\nAustralian International School, Malaysia\n\n\nTanarata International School\n\n\nNexus International School (In putrajaya)\n\n\nELC International School (In cyberjaya)\n\n\n\n\nPublic Primary Schools\n\n\n\n\nSK Sungai Kantan\n\n\nSK Convent Kajang\n\n\nSk Saujana Impian\n\n\nSK Jalan Bukit 1\n\n\nSK Jalan Bukit 2\n\n\nSK Jalan Semenyih 1\n\n\nSK Jalan Semenyih 2\n\n\nSK Kajang\n\n\nSK Kantan Permai\n\n\nSRJK(C)Yu Hua\n\n\nSRJK(C) Sungai Chua\n\n\nSRJK(T)Kajang\n\n\nSK Leftenan Adnan\n\n\n\n\nPublic Secondary Schools\n\n\n\n\nSMK Tinggi Kajang (Kajang High School) also known as Kajang High School (The oldest school in Kajang)\n\n\nSMK Convent Kajang (the second oldest school in Kajang)\n\n\nSMAP Kajang\n\n\nSMJK Yu Hua Kajang\n\n\nSMK Jalan Bukit Kajang\n\n\nSMK Jalan Reko\n\n\nSMK Kajang Utama\n\n\nSMK Taman Jasmin 2\n\n\nSMK Saujana Impian\n\n\nSMK Sultan Abdul Aziz Shah (SAAS)\n\n\nSM Teknik Kajang\n\n\nSMKA Maahad Hamidiah\n\n\n\n\nShopping Malls\n\n\n\n\nAEON Cheras Selatan\n\n\nIOI Resort City Mall (up coming)\n\n\nThe Mines Shopping Mall\n\n\nAlamanda Putrajaya\n\n\n\n\n\u00a0\n\n\n\n\nThe Site Analysis\n\n\nThe Site\n\n\nThe Layout Plan\n\n\nSite Analysis\n\n\nSlope Analysis\n\n\nElevation Analysis\n\n\n\n\nPreferred Option\n\n\n\u00a0\n\n\nMy personal view of Jade Hills, to be put it bluntly on point form Concept & Design\n\n\n\n\nMore 200 acres of\u00a0 G&G residential with massive of green with 20% allocated for greens\n\n\nRich landscaping with Hill, Lake and Garden themes\n\n\nResidential units mostly consist of Bungalow and SMDs\n\n\nVery low density with average 3 units per acre\n\n\nFull functional clubhouse (Open to public)\n\n\n40% of the land bank is dedicated to commercial\n\n\nOne Entry and Exit Point\n\n\n\n\nLocation & Accessibility:\n\n\n\n\nAlthough address is Kajang but it is blessed that Jade Hills it located before the Kajang town\n\n\nStrategically located within nearby mature township like\u00a0 Kajang, Bandar Baru Bangi, Cyberjaya, Putrajaya, Cheras, Puchong\n\n\nEasily accessed via Cheras-Kajang Expressway, Besraya Sungai Besi Highway, SKVE, SILK, KL-Seremban Highway)\n\n\nCurrent 2 access roads to Jade Hills via (Bukit Angkat & Minlon bypass) future proposed Balakong bypass via Taman Cheras Jaya\n\n\n\n\n\u00a0\n\n\nDeveloper Reputation:\n\n\n\n\nProven track record G&G development \u2013 Madge Mansion, Kota Kemuning, Valencia, Horizon Hills, Ambang Botanic\n\n\nAdopts the strict Construction Quality Assessment System (CONQUAS)\n\n\n\n\n\u00a0\n\n\nFuture Potential :\n\n\n\n\nPotential to be become a self sustained exclusive community when international schools and the commercial elements are in full swing mode where the atmosphere and environment could be close to current Desa Park City.\n\n\n\n\n\u00a0\n\n\nBefore I wrap up, of course Jade Hills it self is not perfect. Here and there will be some short fall like :\n\n\n\n\nCurrent access via Bukit Angkat need to pass industrial area\n\n\nClub house is not exclusive to Jade Hills and open to public\n\n\nOn one very unusual raining day, it was reported that flood happened within Jade Hills\u00a0 area\n\n\n\n\n\u00a0\n\n\n\n\nTo sum it all up above, Jade Hills nevertheless is a rare piece of development which can be found within Klang Valley. I means Jade Hills is not just an ordinary G&G development and in fact they distinguish themselves fairly quite well by looking at their concept and execution of their master plan which consist of\u00a0 the 40% commercial, clubhouse, mostly Bungalow and SMDs unit, low dense, themed with Lake, Hill and Garden view, & future international school. It is quite difficult to go wrong with this one. Before I end my write, it is worthwhile to note that because of the Jade Hills Clubhouse is open to public, various numerous events had been organized at this so called \u201cvery far\u201d place as per claimed by majority when they first heard the word \u201cKajang\u201d . Those events which had taken place at here such as Miss Tourism pageant, movie shooting, mooncake festival, paintball & etc not to mentioned occasionally it is used as a shooting venue for per-wedding photography, paintball games and as well as pool party event! Jade Hills is no longer just a name of a normal residential address but it has become the new landmark of Kajang. Here is a video clip which I found made by PropertyAsia :\n\n\n\u00a0\n\n\n\n\nAnd remember when I say pool party! I really mean a massive one! It is so happening! You guys should not miss this one. I hope PropCafe.net crews will be invited in the future for this event! Credit to Pool Party @ Jade Hills By TROUBLEMAKER PRODUCTION\n\n\n\u00a0\n\n\n\n\nEnjoy and thank you =) For detail reviews related to Jade Hills : \nQuad Villas & Twin Villas @ Jade Hills\n please click \nhere\n \nJadite Suite @ Jade Hills\n please click \nhere\n Please feel free to leave any comment here or For detail discussion, you are welcome to join us at our \nforum.propcafe.net\n Official Website of Jade Hills : \nhttp://www.jadehills.com.my/\n Update: 14-July-2013 The Eaton International School at Jade Hills\n\n\n\u00a0\n\n\n\n\nJade Hills Commercial Clarity By Asia Tropical Films\n\n\n\n\nJade Hills TV Commercial (Innocence) by Asia Tropical Films\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/jade-hills-lake-link-bungalow-phase-5a/", "title": "PROPCAFE Peek : The Lake \u2013 Phase 5A @ Jade Hills, Kajang By Gamuda", "body": "\n\nWith the recent slow down of higher end properties, typically with landed in further afield location, its no surprise that this latest launch of Jade Hills doesnt raise any eye brows or mad rush to the sales office. They keep it rather low profile as they have been busy shifting their sales office to the new location, to the shop office just outside Jade Hills Resort Club.\n\n\nActually there are bungalows and link bungalow launches in a little pennisular surrounded by water ways in the Garden precinct. For this article only, we will just be concentrating on their Link Bungalow offering.\n\n\n\n\nLink Bungalow, its just another fancy name for Semi Detached Home, however the word bungalow is used to differentiate the rather bigger land size and built up size of a typical SMDs. And the actual \u201clinked\u201d part of these homes is slightly smaller area only as compared to the typical SMDs where the party wall is fully shared between 2 units.\n\n\n\n\nNow we get the term Link Bungalow out of the way, lets us concentrate on what on offer. There are all together 14 units of link bungalows on offer, with 4 units are on split levels and the rest on typical flat land construction. Land size and built up for both models are exactly the same, i.e. 45\u2019x100\u2032 and BU is 4,219sq.\n\n\nHowever there are slight varies on internal layout\u2026with split levels, you have living lounge seperated from dining/dry kitchen area. However with non split level model, you have living and dining sharing one big space but dry kitchen is seperated via a narrow walkway. The rest of features are more or less the same. Upstairs you have 3 bedrooms with dedicated study and family lounge.\n\n\n\n\n\n\n\n\nWith actual footprint of 33\u2019x72\u2032 (from covered car porch to rear of building), this is indeed a very comfortable and spacious home. You have 12\u2032 gardening strip to whip up your fancy to live in garden home. The exterior facade is followed the common theme of Jade Hills with white as dominating color and the rather plain, squarish and blocky outlook don\u2019t tickle the writer\u2019s fancy at all. Where I find that the ground floor spacing is generally well designed with courtyard space and \u201cinternal\u201d garden, the writer\u2019s personal feel of 3 bedrooms upstair is a bit far stretch to name this as link bungalow. The feel of SMDs very much intact with a Masterbedroom with bedroom 1 and 2 only.\n\n\nPrice from 2mil onwards with the usual free MOT, legal fee on SPA and Loan, saved for DIBS.\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/jade-hills-twin-villaquadvillas/", "title": "PROPCAFE Peek : Twin Villa & Quad Villas @ Jade Hills Kajang By Gamuda", "body": "\n\nQuad Villas @ Jade Hills\n\n\nThe Model\n\n\nQuad Villas 2s front view\n\n\n\n\nQuad Villa 2s Side View\n\n\n\n\nQuad Villa 2.5s Side View\n\n\n\n\nPrice :\n\n\n\n\n2s Quad Villa from Rm1,048,000\n\n\n3s Quad Villa from Rm1,156,000\n\n\n\n\nFree all docs fees, legal fees and Stamp duties. NO DIBS.\n\n\nFloor plan :\n\n\n\n\n\n\nSpecial features on The HILLS QUAD VILLAS:-\n\n\n\n\non one of the highest site on Jade Hills, approx. 65\u2032 above sea level;-\n\n\nmodern facade (similar to Heydotis of Setia Alam), flat zinc roof, 1st in Jade Hills\n\n\nboth models come with garden terrace off master bedroom, which does not count as part of gross BU. I believe the terrace is semi-turf.\n\n\ndue to land contour, the \u201clink\u201d part of 2s is actual to 1st floor of 2.5s.\n\n\nthe link part of 2s serves as blank wall to 2.5s\u2019 balcony\n\n\nextra deep car porch\n\n\nfor 2s, guest\u2019s bedroom comes wth garden turf and outdoor shower\n\n\n4 ensuite bedrooms\n\n\nfamily room comes with balcony\n\n\nall 2s south facing towards Club house and Country Heights Kajang view\n\n\naircond and hot water pipping provided.\n\n\nfull glass facade for MBR.\n\n\n\n\nShortfalls:-\n\n\n\n\nstandard ceiling of 10\u2032\n\n\nno pickle fencing. fenceless concept\n\n\nnot walkable to club house.\n\n\nexposed gutters\n\n\n2s faces The Hills Link Terrace. Some people see it as less desirable\n\n\n\n\nI think you can tell we are Jade Hills supporters :p\n\n\nhopefully VP-ing by Q2 ..\n\n\n\n\nby the way, if you look at the end of the road \u2026 those are the latest Twin Villa launch \u2026 in the last visit in early December, there were still units available \u2026 slightly smaller than previous TVs ..\n\n\n \n \n\n\n\u00a0\n\n\n\u00a0\n\n\nfor any further discussion about Jade Hills , please feel free to drop by at \nforum.propcafe.net\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/jade-hills/", "title": "PROPCAFE\u2122 Review : Jade Hills By Gamuda Land", "body": "\n\nJade Hills by Gamuda Land\n\n\n\n\nJade Hills Kajang\n\n\nGood things takes time.\n\n\nA good cuppa coffee takes time to brew.\n\n\nA good PROPCAFE article takes more than 200 man hours to compose.\n\n\nA good township takes years, more than a decade to be developed.\n\n\nA good movie with a good story line can take years to be made to movies and \u2018The Dark Force\u2019 can ninja up your mind for decades.\n\n\nAnd here we are about to tell a story that as it started 10 years ago\u2026\n\n\nMusic rolls\u2026\n\n\nLong time ago, in a galaxy far far away\u2026\u2026.\n\n\nThe recent Starwars episode The Last Jedi still stayed strongly in this writer mind\u2026\n\n\nWell, this is how influential when a good visual with story can do to people.\n\n\nAnd we believe the story of Jade Hills will be able to captive to you as well, like this story:\n\n\n\n\nSome of us here may have heard of Jade Hills long time ago.\n\n\n2017 marks the 10 year anniversary of Jade Hills. Yes it was 10 years ago, Jade Hills township development was introduced to the Satay Town named Kajang in Selangor by \nGamuda Land\n.\n\n\n\u00a0\n\n\nLocation of Jade Hills\n\n\nJade Hills is at the birth place of best Satay in this world, Kajang. Jade Hills is located within Bukit Angkat, west of Sungai Chua.\n\n\nWaze\n app will be able to easily take you to Jade Hills, just search for Jade Hills by Gamuda Land.\n\n\n\n\nAccessibility\n\n\nJade Hills is accessible by the following major highways:\n\n\n\n\nVia SILK\n\n\nVia SKVE to SILK\n\n\nVia North South Highway to SILK\n\n\nCheras Kajang Highway to SILK\n\n\nSungei Besi (Besraya)\n\n\nVia Lekas to SILK\n\n\n\n\nIn future there will be another north bound access Balakong expected to be ready in end 2018. We will talk about the details later.\n\n\n\u00a0\n\n\nOur thought on Jade Hills location\n\n\n\n\nIf you using from the main Jade Hills access at Silk Highway, exit 1812 Bukit Angkat, you still need to drive a good 2km to come to Jade Hills grand entrance. While you have to pass by industrial area where Muda Paper Mills and other light industrial factory situated. Those who are not familiar with this area, this will be a deal breaker. Many would thought it is out your mind to spend good money on a secluded area.\n\n\nHowever if you know are familiar with this area, there are plenty of options to travel to Jade Hills.\n\n\nJade Hills is smacked in the middle between Country Heights, Gita Bayu, Balakong and Sungai Chua, some people told us, \u201cSungai Chua is the real Kajang\u201d. This statement really is controversial but let\u2019s not dwell in to that.\n\n\nBack to access of Jade Hills from the Jade Hills Jade Square main entry statement (\u201cgrand entrance\u201d), Persiaran Jade Hillls Utama.\n\n\nThere are 4 options to head to down town heart of KL, KLCC.\n\n\n\n\nVia Silk, Cheras Kajang Highway, via Jalan Loke View 26km\n\n\nVia Silk, Cheras Kajang Highway, via Sungei Besi Highway 26km\n\n\nVia Jalan Perindustrian Balakong, Sungei Besi Highway 27km\n\n\nNorth South Highway 29km\n\n\n\n\nWhile to western part of KL, Bangsar South, Bricksfields, Kerinchi, Damansara, one can use the Lebuhraya Hubungan Timur Barat or the Salak Highway, close to 30km.\n\n\nWe can pretty much sum up, there are many options to access to Jade Hills. However there are caveats to it, \u201cThe distance and time\u201d.\n\n\nJade Hills is 10km within mature town such as Putrajaya, IOI City Mall, Kajang, Saujana Impian, Bangi, Seri Kembangan so your daily life is evolving around these areas, great!\n\n\nAnywhere else, you need to drive approximately 15-25km to reach destinations and we meant areas like Cheras (real Cheras),Puchong, Taman Desa, Old Klang Road, Semenyih.\n\n\nGoing to west bound Petaling Jaya, Damansara, Subang Jaya, Klang, will take more than 35km.\n\n\nSo it really depends what areas in Klang Valley that you normally frequent, where is your personal COG (center of gravity).\n\n\nKajang is definitely not far from KL. But to people out there who frequent other popular hotspots in Klang Valley such as Bangsar, Subang Jaya, Mon\u2019t Kiara, Publika or Petaling Jaya, Shah Alam, Klang, to these people, Kajang is another universe away, we would say it is pretty far.\n\n\n\u00a0\n\n\nJade Hills Township Review and Analysis\n\n\nWe wouldn\u2019t be surprised till now some of you may still have no idea about what are we talking about. Don\u2019t worry mates we feel you. Anyway, location alone for Jade Hills would not cut it. It has to be more than just location. So what is in for Jade Hills?\n\n\n\n\nHere we are given rare opportunity to \u2018sneak in\u2019 and explore each aspects township Jade Hills and we will share in all here from insider\u2019s perspective, bear with us and we shall dissect into pieces and assemble it, analyse it the PROPCAFE way.\n\n\n\u00a0\n\n\nSurrounding amenities \n\n\n\n\n\n\n99 Speedmart & 7-11 0km\n\nWet market at Sungai Chua 4km\n\nTesco Kajang 4km\n\nGiant Kajang 4km\n\nBanks PBB & HLBB at Sungai Chua Kajang 4km\n\nPetro station at Sungai Chua Kajang 4km\n\nKVMRT Kajang Station 5km\n\nIOI City Mall at Putrajaya 8km\n\n\nNotable Schools, universities nearby Jade Hills approximately 20km away\n\n\nEaton International school\n 1km (within Jade Hills township)\n\nAustralian International School\n\nTanarata International School\n\nThe Alice Smith School\n\nUniversiti Putra Malaysia\n\nUniversiti Tenaga Malaysia\n\nUniversiti Kebangsaan Malaysia\n\nUniversity of Nottingham Malaysia Campus\n\n\n\u00a0\n\n\nMaster plan, concept\n\n\n\n\nWe will skip the sugar coating of putting bombastic vocab to describe Jade Hills township, rather we will put what we saw with our eyes. Jade Hills is a 338 acre township development developed by Gamuda Land. Sat on an undulating hilly land. The followings are the major components of Jade Hills township.\n\n\nThe Lakes.\n\u00a0The most premium precinct with lake fronting residential semi-d and bungalows units\n\n\n\n\nThe Gardens.\n Residential bungalow, semi-d and terrace featuring sculptured landscape and theme gardens\n\n\n\n\nThe Hills.\n Residential semi-d, linked semi-d and terrace sat around the apex of Jade Hills, as well as home of Hana.\n\n\n\n\nJadite Suite.\n 4 blocks of low density residential serviced apartments located at the southeast fringe of Jade Hills township.\n\n\n\n\nJade Square and Commerce Village\n are made of up 2-3 storey shop offices located at the entrance of Jade Hills.\n\n\n\n\nJade Hills Resort Club\n is within walking distance from Jade Hills main guard house, it is Jade Hills\u2019s very own recreational and sport club that feature an Olympic size pool, badminton court, squash court, kids pool, gym, sauna, table tennis room and its very own Jade Hills club caf\u00e9.\n\n\nEaton International School\n is located in the southern fringe or Jade Hills township.\n\n\nRumah Selangorku\n is 714 unit affordable homes located in the southwest fringe of Jade Hills township.\n\n\n\u00a0\n\n\nHow Jade Hills begin\n\n\nThe 338 acre land where Jade Hills sat on was previously owned by John Masters Industries Berhad and it was sold to Jade Homes Sdn Bhd, a subsidiary of Gamuda land in 2006.\n\n\nSeeing the hugely successful township development in Valencia, Sungai Buloh, northern end of Klang Valley, Gamuda Land hoped to emulate the critical success factors of Valencia and share them with residents of southern Klang Valley.\n\n\nIf one is avid followers of Gamuda Land, you should know Gamuda Land produced several award winning township developments in Klang valley, and they are:\n\n\nValencia Sungai Buloh\n\n\nKota Kemuning Shah Alam\n\n\n\n\nWe will not deviate so much on to talk so detail on these township. But we observed that these township share the following characteristics.\n\n\nThey are developments filled with lush landscape and gardens, beautiful lakes, equipped with private recreational club facilities, quality built homes, premium and secured gated and guarded community living, and some homes comes with golf course view.\n\n\nMinus the golf course Jade Hills is what we consider similar suite of development.\n\n\n\n\n\u00a0\n\n\nJade Hills Resort Club\n\n\nThe key attraction of Jade Hills it started 10 years ago was the Jade Hills Resort Club.\n\n\nSome were taken aback by this majestic oriental themed Club house when it was introduced to the public. To our surprised it does stand the test of time, the fact that its design does gel with its lush green surrounding and the lake complements well with the overall frame. In all it still looked good despite it is already 10 years old.\n\n\nWe found this very interesting piece of information from the crafter of Jade Hills Resort Club. We like this phase a lot and we thought it is the essence of Jade Hills development. It is quite enlightening to hear the thought process of the architect.\n\n\n\u201cThe modernist expression of the clubhouse then creates a precedent that sets a coherent architectural expression for the development\n\n\n\u00a0\nWhilst the expression is modern, the architectural references are traditional that sets the social precedent for the community\u201d\n\n\nCome to think about it, good architecture always able to stand the test of time. Now PROPCAFE readers, 10 years on, what is your take on Jade Hills Resort Club today.\n\n\nSource: \nhttp://gsdarchitect.com/articles-3/jade-hills-resort-clubhouse/\n\n\n\u00a0\n\n\nJade Hill Resort Club facilities\n\n\nThe Club house is equipped with various facilities, first approximately 2,000 sqft gym comes with all that you need for all level of fitness requirement. It also features reading room and steam bath.\n\n\n\n\nWhile it also has a Olympic length pool, wading pool, tennis court, basketball court, squash court, table tennis room, child play room, and it\u2019s very own Jade Hill Resort Caf\u00e9.\n\n\n\n\nThe Jade Hills Resort Club has also recently added indoor badminton courts, to badminton nation like Malaysia, a right move we would say.\n\n\n\n\nMembership to Jade Hills Resort club is provided to purchasers of landed homes of Jade Hills. Like any typical club membership, the membership is given free to spouse of the family and kids below 18 years old. The monthly subscription is approximately RM106 inclusive with GST.\n\n\nWe understand Jade Hills Resort Club also accepts term membership. If you are interested to find out more on the benefits as a member of Jade Hills Resort Club, please contact +607-87308866 ext.200/205 or email jhrc@gamudaland.com.my.\n\n\nWe walkthrough the facilities of Jade Hills Resort Club, we thought some of them do age a little and they are doing some upgrade and putting new coat of paints.\n\n\n\u00a0\n\n\nCari Makan at Jade Hills\n\n\nWhat the food options within Jade Hills? There is only a handful.\n\n\n\n\n\n\n\u00a0\n\n\n\n\nApart from satay, Sungai Ramal food junction is a must go for those who like cari makan at night.\n\n\n\n\nSource: \nThe Malaymailonline\n\n\n\n\n\n\nSo you want more food options, no problem\u2026 we will name a few more all these all within 10km drive from Jade Hills, google them \u2026\n\n\nLet\u2019s see we have Satay Haji Samuri, yup this one started it here in Kajang, Rumah Makan Cibiuk Malaysia, Restoran Fei Chui, Restoran K V, Ten Hup Chee Cheong Fun, Restoran Lek Kee, Wong Kee BBQ, Old Man Restaurant, Milanese Italian Cuisine and Awet Thai Garden.\n\n\n\u00a0\n\n\nThe township size, shape up and making of a township\n\n\nThe size of the whole township development is \n338 acres\n. To our books this is quite a sizeable township development, leaning towards midsize. We have seen 100-200 odd acres township development, those we could term it to a small scale one, while major townships may yield from > 500 acres.\n\n\n\n\nThe size of township development do sometimes correlates to distance to KLCC.\n\n\nThe further the land from KLCC, you may able to find a bigger scale township.\n\n\nOne critical factor is that undeveloped sizeable plots of lands are really rare in Klang Valley. A different story, if the land is situated far North, or far south of Klang Valley, as these areas are mostly undeveloped. This makes acquiring larger tract of lands for township development to be possible as land cost tends to be more affordable.\n\n\nSecond the bigger the size of the township the more developer has to do. A modern holistic township development may need plan in much more infrastructures such as new highway access, new access road, new primary and secondary schools, hospital, mosque, commercial office, shop lots and even a mall to attract potential purchasers and home owners.\n\n\nWe see this in township such as Setia Alam, Canal City (which consists of Rimbayu and Tropicana Aman), Eco Majestic and Eco Hills. Bigger township development needs to attract mass market home at the beginning to create awareness then when it matures, higher end segment will be eventually introduced. Some of these planned amenities take years to materialize, while some are still remained in planning stage.\n\n\n\n\n\n\n\n\nSize\n\n\nSize in Acres\n\n\nInfras requirement\n\n\n\n\n\n\nSmall\n\n\n100-200\n\n\nNil to Low\n\n\n\n\n\n\nMedium\n\n\n300-400\n\n\nLow to Medium\n\n\n\n\n\n\nMajor\n\n\n>500\n\n\nMedium to High\n\n\n\n\n\n\nMega\n\n\n>1000\n\n\nVery High\n\n\n\n\n\n\n\n\n\u00a0\n\n\nJade Hills township type and anaylsis\n\n\nAs a midsize township development within 30km from Kuala Lumpur, public infrastructure requirement for Jade Hills may not be as strenuous as when compare bigger township development, it has 1 planned international school, 2-3 tracts of commerce square, while the rest are high end landed homes. This is because it is surrounded by mature Klang Valley satellite town, such as Balakong, Seri Kembangan, Kajang, Sg Ramal and\n\nBangi.\n\n\nAll these older towns were well equipped with amenities as they are well populated and established many years ago.\n\n\n\n\nBrand and product proposition and target audience of Jade Hills\n\n\nIf you look closely into development mix of Jade Hills it is >70% are made of up high end landed homes. The developer in a way is replicating it successful model at Valencia and Kota Kemuning to Jade Hills. So when you come to Jade Hills you will probably develop a similar familiar feeling you have experienced in upscale township developed by Gamuda Land. Gateless home, all year round air tight security, majestic home, wide internal road, thematic gardens, quaint lakes all these are the signature pieces of Gamuda Land township developments.\n\n\nVery often a successful brand would be able to offer you the similar customer experience and this is what we thought what \nJade Hills is all about\n.\n\n\n\n\n\u00a0\n\n\nJade Hills 10 years before and after\n\n\nWhen Jade Hills was first launched 10 years ago in 2007 to us there was really just high end homes with a resort club. Fast forward to today in 2017, we observed some notable milestones.\n\n\n\u00a0\n\n\nCommerce Village\n\n\nThe commerce village was launched back in 2012, it was the home of then Eaton International School. Then came a local groceries stalls 99 Speedmart and 7-11, French theme caf\u00e9, \nLe Moon\u2019s\n and the mamak makan place.\n\n\n\n\nThese were significant, as residents of Jade Hills can run groceries errand just 1-2km from their home, while for resident of Jadite suites, less than 300m apart.\n\n\nTo many outsiders, perhaps it is no big deal.\n\n\nBut to Jade Hills insiders we spoke to Jade Hills residents, this meant a lot. We were also told by local residents, most groceries offer by 99 Speedmart are cheaper than Tesco, Giant! Really? We need to confirm this further!!!!!\n\n\nNonetheless, we thought Gamuda could do more to the spice up the commercial activity of Commerce Village. Why? Read down further!\n\n\n\u00a0\n\n\nEaton International School\n\n\nEaton International School\n started in 2013 occupying a row of shop lots in commerce village, then it moved to its very own building within Jade Hill last year in 2016. Eaton\u2019s sister school is the Eaton School House that was founded in 2007 in Bukit Damansara, Kuala Lumpur. Eaton International School is a\u00a0private school, we thought it complements well with Jade Hills township as well as adjacent high end home such as Country Heights Kajang.\n\n\n\n\n\u00a0\n\n\nBroadband ready\n\n\nCan you imagine living in Klang Valley without home broadband? Yes, back in those day when Jade Hills was still new, even though VP was handed but there was no UNIFI, and some residents actually were made to wait some lengthy period of time to get UNIFI installed.\n\n\nAnd those were the days, and we are told that now all Jade Hills homes are UNIFI ready, this is definitely a plus point. Without broadband PROPCAFE.NET pages cannot even be loaded quickly, ok this is not relevant to this review! These days a home is not a home without home fibre!\n\n\n\u00a0\n\n\nKVMRT Stadium Kajang, MRT shuttle service\n\n\nKVMRT line 1 Sungai Buloh Kajang (SBK) Line has commenced it full service in October 2017.\n\n\nJade Hills is located approximately 5km to SBK34 Kajang Stadium MRT Station. Though not walking distance however the Jade Hills township has provided free shuttle service to the residents of Jade Hill to Kajang Stadium MRT Station, Hospital Kajang & McDonalds . Please scroll down for shuttle bus timing for pick up location and drop off points. Although it is 5km away, it is actually not too far away.\n\n\n\n\nMainly because getting out the traffic free Persiaran Jade Hills Utama is already 2km, while from the Silk Highway/Sungai Chua junction to Kajang Stadium is 3km away. So a good 10-15minutes car journey will bring you the Kajang Stadium MRT station and Kajang Town.\n\n\nThe shuttle bus stops at key areas in Kajang Town en route to Stadium Kajang MRT. Hence this will be added benefit to Jade Hills residents. As Jade Hills caters to multi generations living, housewives and retirees, or even teenage residents will likely to get the most of the shuttle service.\n\n\nThe\u00a0McDonald\u2019s stop is approximately 300m walk to Pasar Kajang, this helps the residents to commute to get their groceries. While the Hospital Kajang stop allows residents of Jade Hills to access to medical care when required.\n\nFinally with Studium Kajang MRT at gateway to KVMRT network stations, you will be able to enjoy the ease of commuting to KL, the fuss free, greener way with public transportation\n\n\n\n\nFor updated time table and bus route, please refer to Jade Hills Sales Office for details.\n\n\n\n\n\u00a0\n\n\nResidence Management App and paperless communication\n\n\nHome owners of Gamuda Lands are also able to download the Residence Management App for Andriod and IOS for property management and related affairs.\n\n\n\n\nWhile this is not state of the art matters, but it shows that the ambition of of Gamuda Land to stay ahead, fulling the needs of modern consumers.\n\n\nIn the Residence Management App, you will be able to send feedback, lodge in visitors, book common facilities, obtain communications, notices from management/to residents, lodge alerts and etc. This\u00a0is definitely a step ahead of various ad-hoc emails or unorganized chain of email that has minimal traceability record lodgments and follow-ups.\n\n\n\n\n\u00a0\n\n\nFuture North Bound Access Road to Balakong\n\n\nIf you coming to Jade Hills via Persiaran Jade Hills, you will notice that at the main entrance roundabout where you see the Jade Hills signage, the road to leading 12 o\u2019clock is direction presently close.\n\n\n\n\nWe received reliable information that the North Bound Access road will be open in end 2018. This access road will link the northern part of Jade Hills to Balakong and Cheras Selatan area. It will be a unique selling point in time to come for Jade Hills, as there will be an additional access in and out of Jade Hills.\n\n\n\u00a0\n\n\nCurrent launches at Jade Hills (Jan 2018)\n\n\nFirst launched 10 years ago, Jade Hills is 65% developed today, with 80% of its launched units sold approximately 70% of the sold units are occupied.\n\n\nNow at year 10 of the Jade Hills township development, these are the current launches at Jade Hills.\n\n\n\n\nHana Garden\n \u2013 2 and 2.5 storey link semi-d 35x80ft and 3 storey link villas 24x85ft\n\n\nJadite Suites\n \u2013 Serviced apartment, ready to move-in 1,206 to 1,464 sqft serviced apartment\n\n\nJade Square\n \u2013 2 and 3 Storey Shop Offices, 22x75ft & 37x75ft\n\n\nThe Lakes Link Bungalows\n \u2013 land area from 4,900 sqft built up from 4,211 sqft\n\n\nThe Lakes Bungalow\n \u2013 2 and 2.5 storey, land area from 6,900seqft built up from 5,476 sqft\n\n\n\n\nThis review however will not cover these project in details but we promise to cover more especially Hana Garden 2-3 Link Semi-d and 3 storey link villa, as they are hotly previewed recently. The earlier launched Hana terrace which consists of 32 units of two-storey link villas were sold out!\n\n\n\n\n\u00a0\n\n\nLiving inside Jade Hills\n\n\nInstead since we are given the access of Jade Hills, let us share with you some of the insiders\u2019 views of Jade Hills.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThe reward and appreciation\n\n\nIn property investment especially township development we always advocate early bird catches worns, for Jade Hills there is no exception as well. The residential properties at Jade Hills for example do enjoy handsome capital appreciation, terraced homes that were launched in 2011 for RM766,000 were able to transaction at RM1,000,000 while semi-d that were launched in 2010 for RM1.3 million will be able to transaction at >RM1.6million. Not bad kan more than 25% capital appreciation.\n\n\n\n\n\u00a0\n\n\nSome units are exclusive with maximum privacy!\n\n\nBecause the development of Jade Hills spans approximately 338 acres some landed units are destined to be further away from Jade Hills entrance\u00a0 due to Jade Hills adopts \u201cOne Entrance\u201d concept for better security control and safety of the township\n\n\nWe take the landed units at The Garden Precinct as example it is roughly 1.5km from resident unit door step to the main guard house.\n\nIf your homes are at Evergreen Gardens precinct much better say at 800m from the main guard house.\n\n\n\n\n\n\n\u00a0\n\n\nWith the thought of exclusivity and privacy of the Jade Hills owner as the utmost top priority, we notice that most landed units are located not near from exits and not visible to the outsiders from the entrance unlike other common gated and guarded development.\n\nJade Hills landed units do enjoy very quiet living ambience with practically no visible traffics near home, we would say it is very exclusive and private!\n\n\nHowever, if you are a resident of Jadite Suite then it is not applicable as you are having practically 1-2km head start from Jade Hills landed homes, likewise 1-2km to reach home earlier.\n\n\nCommerce Village\n\n\nWe saw some vacancies at Commerce Village, just a thought that Jade Hills with high income residents, potential retailers can take advantage of vacancies at Jade Hills Commerce Village and Jade Square. Retails such as modern caf\u00e9, coffee shop, manicure and pedicure, spa, bakeries, mixed rice shop, would attract shoppers and customers from the vicinity. For reference one can check out how Arcadia flourishes at Desa Park City.\n\n\nWith the planned opening of Northern Bound Road end 2018 perhaps will help spice up the commercial element in Commerce Village. This road will be potentially used by commuters to avoid toll road from SILK to Balakong, Cheras and KL area. Traffic flow are crucial for commercial development and the opening of Northern Bound Road may be able to help Jade Hills Commerce Village and Jade Square. Let\u2019s see shall we.\n\n\n\n\n\n\n\n\nMarketing resources\n\n\nHow many here really heard of Jade Hills. Heard of it is not enough. The key we thought, how many really have come in to Jade Hills to experience the lifestyle offered by this township. Compare to other developers marketing efforts by Gamuda Land as a whole is less viral. Say compare Gamuda Land properties with Eco World, SP Setia, Tropicana and Sunway, many have heard of them from various medium of marketing channels and communications. To such extend that the hype and excitement that would definitively create interests or generate curiosity to potential homebuyers to find out about a certain development project.\n\n\nHowever that is not the case for Gamuda Land, the strong point of Gamuda Land product is end product delivery, we would say always exceed expectation. This was not really being shared extensively!\n\nWhile we observed other bigger names developer may tend to under delivery product at VP and manage the buyers\u2019 expectation with superior after sales customer service. While top marketing dollars being spent on dreamlike of property visualizations are often being showcased at presales stage.\n\n\nHowever, reality is WHAT YOU GET will only be realized at VP.\n\n\n\u00a0\n\n\nJade Hills is for everyone?\n\n\nMaybe. Here\u2019s why.\n\n\nFor the mass market ones \u2013\n Jadite Suite\n\n\n\n\nWe did a roundup in Kajang, Sungai Chua, Sungai Long, Saujana Impiana. Jadite Suite is few notches ahead, there are just far too many apartments just didn\u2019t make the cut, they are not even worth mentioning. Especially in the quality, facilities and maintenance aspects. Jadite Suite is definitely a wise choice for those looking for an upgrade of their apartment.\n\n\nWe liked what we saw, well people, let\u2019s us check out this video and you will know what are we talking about.\n\n\n\n\n\u00a0\n\n\nFor the affluent ones\n\n\nGo for the landed if you can afford it. That\u2019s our take.\n\n\n\n\n\u00a0\n\n\nA closer look into the profile of Jade Hills landed owners\n\n\nThey are mostly entrepreneurs, business owners, retirees, and then experience professionals. Why Jade Hills landed are the choice of these type of profiles, stay tuned we will share more with you more next time.\n\n\nEarlier on we talked about, it is far from home to guard house exit. Come to think about it, these profiles often have very flexible office hours, hence travel time to work and obligation maybe secondary, no?\n\nThose who have lots of car, landed homes are for you, check it out people.\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nConclusion, now is the right time to buy?\n\n\nAlthough 2017 marked the 10 year of the making for Jade Hills township however it is only 65% launched. The progress we first thought it was quite slow initially. But having seen Jade Hills starting from scratch to today where you see, a steady growth of residents, an international school, comprehensive residence management application, tried and tested all year round security, maturing trees and landcapres, the lakes, broadband ready, sparks of commercial zone and free shuttle service connection to MRT.\n\n\n\n\nWe can see things can only get better in time.\n\n\nJade Hills will be slated to be fully developed in 2025. As of now in 2017, it is just half way through.\n\nIf you are looking for a home, and upgrade in Kajang, do give some due consideration for Jade Hills, as it may give you a run for your money.\n\n\nNow that you have heard the Jade Hills story, do you want to be part of Jade Hills story?\n\n\nDo visit Jade Hills Gamuda Land Sales Gallery to find out more information:\n\nPersiaran Jade Hills Utama,\n\nJade Hills, 43000 Kajang,\n\nSelangor.\n\n\nTel: +603 8741 9890\n\n\nGPS Coordinates: N 2\u00b0 59\u2019 34.836\u201d E101\u00b0 45\u2019 24.408\u201d\n\n\nGoogle maps link: \nhttps://goo.gl/maps/38JaaWyfGTR2\n\n\n\n\n(Credits to original owner of the images perused on this review)\n\n\nBe part of the PROPCAFE community, like subscribe to our blog and you will be among the first few to read our review.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/jadite-suite-jade-hills/", "title": "PROPCAFE Review : Jadite Suite @ Jade Hills Kajang By Gamuda", "body": "\n\nThe Return of The Jedi\u2026\u2026.Jadite Suite of Jade Hills @ Kajang\n\n\n\n\nIn term of pricing\u2026 361k to 500+k\u2026 half a Mil for a high rise at Kajang? .. oppss i mean Jade Hills\n\nAlthough this one is at Jade Hills but totally not much connected to the \u201cJade Hills\u201d other than sharing the same access to Jade Hills before the Guard house..\n\n\nJade Hill Location\n\n\n\n\n\u00a0\n\n\nJade Hills Master Plan\n\n\n\n\n\u00a0\n\n\nJadite Suites Concept & Development Plan\n\n\nJadite Suites Development Plan\n\n\nConcept\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nSitting on approximately on 5acres of freehold land and the total number of unit is 366 units which translate about 74 units/acres.\n\n\nFor me this considered low-medium densed.\n\n\nBlock A : 78 units (19 storeys)\n\n\nBlock B : 64 units (16 storeys)\n\n\nBlock C : 112 units (14 storeys)\n\n\nBlock D : 112 units (14 storeys)\n\n\nActual Site\n\n\nActual Site.\nBehind Block A can see facing Setia Impian SMDs\n\n\nAs Jadite Suite will have their own facilities\u2026 at estimated 0.28psf for maintenance \u2026for density wise this one is quite low with total 4 blocks should be around 200+ over. Current launch is only Block A and B.\n\n\nWhere Block A is all the smaller unit and also duplex and Block B with the larger one.\n\n\nThe 17th Floor\u00a0height Block A\u00a0has total of\u00a078 units\u00a0( 16 units are duplex of 1012sf from $420k+) where\u00a0the rest are the smallest unit of Type A 2 bedded 947sf from $362k+ onwards\u00a0\u00a0and Type B 1345sf from $520k+ onwards. It is a rather low densed building where each floor has 4 & 6 units alternately due to the Duplex units!\n\n\nBlock B is a\u00a0 20th floor height building where the first 4 floors are carpark and 16 floors of units. Each floor there are ONLY 4 units and in total is only 64 units. Most units of Block B are big unit where consist of \u00a032 units of Type D 1356sf from $540k+ and 32 units of Type E 1216sf from $482k+ onwards.\n\n\nCar Park is located at Block B. Block A owner need to walk a bit linked via a skybridge! Block B, C and D is sharing the common podium while A is isolated from it.\n\n\n\u00a0\n\n\nThe Model\n \n\n\n\n\n\n\n\n\n \n\n\nI believe block A has 2 level of retail units \u2026\n\n\nThe commercial units 20+ shop lots nearby Jadite Suite (directly opposite).. already fully sold out.. and due to overwhelming demands for commercial ( not sure how they know \u201coverwhelm response\u201d) there will be another commercial phase nearby Jadite Suite.. some sort of townhall/ open air retails units like the concept of IOI boulevard or Sunway Giza.. for sales hearsay from $1.3m and above..and launching date still yet to be decided.\n\n\nNotice the \u201cTown Center\u201d Tag\n\n\n\u00a0\n\n\n\n\n\n\nOkey dokie..the land opposite this Jadite Suite ..view from Block A, land on left\u00a0will be a open air retail concept like IOI boulevard or Sunway Giza. View from\u00a0Block A, land on right (in front of the word \u201cBorderless\u201d on above picture)\u00a0is current shoplots underconstruction..\n\n\n\n\n\n\n\n\n\n\nThe 1st phase commercial shop lots\n\n\nThe 1st phase commercial shop lots\n\n\nThe 1st phase commercial shop lots\n\n\n\n\n\n\nNot sure is true or not, but the Chilli Source , the international skool cannot wait.. so plan to\u00a0rent the shoplots (not all shops)\u00a0first\u00a0to start operation\u00a0till the skool is fully completed where will take approximately 2 years \u2026\n\n\n\n\nhearsay not only 1 internation skool\u2026.si boh\u2026 btw the intro fees 20k still on for Jadeian who introduce outsiders to buy one but not applicable to Jadite Suite..\n\n\nso now u know who to look for incase you\u00a0want to get one inside the real jade hills\n\n\nUntil now Jade Hills is around 50% developed and still have a long way to go..\u00a0 and mostly the left over phase is the bungalow\u00a0and only very minimum could be only 1 phase of SMDs. Having said that, this Jadite Suite is the one and only high rise at Jade Hills\u00a0under Gamuda. It is a good thing because there won\u2019t be anymore high rise increasing the density of Jade Hills\u00a0or blocking any view \u00a0in the future.\n\n\nThe other thing one should take note that like I say earlier, the entrance of Jadite Suite is totally having a separate entrance thus still maintaining the exclusivity of current Jade Hills owners. When you are paying such an exclusive price for your home at Jade Hills, you would not want your enclave to be too \u201cchap\u201d\u00a0 messy with the high rise residential unlike some other project where the developer build theie high rise \u201cinside\u201d the enclave itself.\n\n\nOne who reach Jade Hills to view the Jadite Suite show unit.. should take the opportunity for a ride to \u201cinside\u201d of\u00a0the residential units\u2026\n\nit will bring you to another world where u will never expect it happening in Kajang. Most of the feedback was\u2026 like a resort or oversea feeling and very exclusive feeling\u2026ask a free tour from the staff there.. and there more deligted to bring you for a tour\n\n\nActually this time Gamuda Land marketing and sales had improved a lot compared to last time..This time for Jadite Suite.. nice hard cover brochure is given and have show units to see .. surprised but I am disappointed that they did not build the showroom for the duplex. It does make sense because it is only 16 units so Gamuda is not much to worry about it being not sold out. As far as I know, Duplex design at this area is super rare species!\n\n\nTHis is the design of brochure cover page\n\n\n\n\nOverview of what is on the deck\n\n\n\n\nLayout For Blok A & B\n\n\n\nBlok A Duplex\n\n\n\nBlok A Type B\n\n\n\nBlok A Type A\n\n\n\nBlok B Type D\n\n\n\nBlok B Type E\n\n\n\n\nFor the benefit of all the readers here\u2026\n\n\nThis buidling is on Commercial Land so commercial title. There aint any retail units for this project. Below Blok A is management office, cafeteria, & laundry .\n\n\nAccording to SA trolleys will be provided for the convenience of owners on Block A to move their grocery.\n\n\nFacade wise\u2026 at first glance i thought it is a low cost apartment. Gamuda Land still lack in term of facade design. Nevertheless Gamuda Land still new in highrise I guess.\n\n\nIn term of layout, one thing I notice is this place not much meant for masak masak\u2026it is more to western style looking at the kitchen size and seems like only dry kitchen.\n\n\nI see no logic where Block A Tybe B 1345sf is from $0.52mil and Blok B type E 1216sf is from $482k\u2026No brainer to select Blok B as car park is direct below and price is more or less the same and Blok B is all 4 units per floor.\n\nThat could be the reason why Blok A Type B ZERO sales \n\n\nOne thing to take note as you can see the pool is 2-tier pool .. and come with sand beach\u2026 multifuntion hall \u2026quite unusual if talking about a normal condominium and not to mention a putting green!\n\n\nThe Green on the deck if Gamuda able to realise it.. I would say Gamuda does plan quite a substantial area for green for a highrise. According to SA the cost for landscaping is around 4 mil . So let see how it will turn out.\n\n\nIf you see properly, you can feel that the design of Jadite Suite is more for exclusivity, comfort and spaciousness. As oppose to the normal design of typical high rise where trying to squeeze tiny bedrooms into the unit as many as\u00a0possible. Spacious rooms, hall,dryer area, no wet kitchen\u00a0and duplex is the sign of Gamuda emphazing exclusivity,comfort, class\u00a0and freedom .\n\n\nOverall, the key unique selling point of this project\u00a0are\u00a0Medium density , nice Green, Exclusivity and quite Affordable\u00a0price (from $385psf onwards).\n\n\nThe scale model\n\n\n \n \n \n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\nThe Duplex ( Dual Key Entrance Concept)\n\n\nBlock A Duplex\n\n\nBlock A Duplex\n\n\n \n \n \n \n \n \n \n \n \n \n \n\n\nBelow are the few picture of the show unit ID. Enjoy\n\n\n\u00a0\n\n\nThe Show Unit\n\n\n\n\nType A BR1\n\n\n\n\nType A MBR\n\n\n\n\nToilet\n\n\n\n\n\n\nLaundry outside Balcony\n\n\n\n\n\u00a0\n\n\nDeveloper Information\n\n\nSource from : \nhttp://ehome.kpkt.gov.my\n\n\nFor detail reviews related to Jade Hills :\n\n\nJade Hills @ Kajang\n please click \nhere\n\n\nPlease feel free to leave any comment here or\n\n\nFor detail discussion, you are welcome to join us at our \nforum.propcafe.net\n\n\nOfficial Website of Jade Hills : \nhttp://www.jadehills.com.my/\n\n\nShow Gallery\n\n\n \n \n \n \n \n \n\n\n \n \n \n \n \n \n\n\n\u00a0\n\n\nProgress Updates\n\n\n20th Dec 2014\n\n\n \n \n\n\n16th Aug 2015\n\n\n\n\n\u00a0\n\n\nJadite Suites @ Jade Hills \u2013 A truly a cut above the rest\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/jaya-grocer-johor-outlet-sunway-citrine-sunway-iskandar/", "title": "PROPCAFE\u2122 News : First Jaya Grocer Johor Outlet in Sunway Citrine at Sunway Iskandar", "body": "\n\nSunway Iskandar, 19 January 2018 \u2013 Sunway Iskandar announced a new hotspot for fresh food purveyors \u2013 the 20,000 sq ft Jaya Grocer in Sunway Citrine Hub today, the grocer\u2019s maiden entry into Johor, and its 22nd outlet in Malaysia.\n\n\n\u201cWe are delighted to join the first community that is being created here in Sunway Iskandar. Jaya Grocer at Sunway Citrine Hub will feature premium produce and imported food items from America, Europe and Australasia. We will also carry a range of organic produce and gluten-free food for the health conscious,\u201d said Dato\u2019 Fazley Yaakob, Brand Ambassador of Jaya Grocer.\n\n\n\u201cWe are happy to welcome Jaya Grocer to Sunway Iskandar, which is another first for Johor. We look forward to Jaya Grocer\u2019s premium offerings to delight our communities here,\u201d said Gerard Soosay, Chief Executive Officer of Sunway Iskandar.\n\n\nFrom left: Dr.Gerard Kho, Chief Marketing Officer, Property Development Division, Sunway Berhad, Mr.Liew Choon Chee, Store Manager of Jaya Grocer, Sunway Citrine Hub, Mr.Kevin Tan, Chief Operating Officer of Sunway Malls, Dato\u2019 Fazley Yakoob, Celebrity Chef and Brand Ambassador of Jaya Grocer, Mr Daniel Teng, Operation Director of Jaya Grocer, Mr Teng Yew Huat, Founder of Jaya Grocer, Mr.Chan Hoi Choy, CEO of Sunway Malls, Mr.Tan Wee Bee, Deputy Managing Director, Property Development Division, Malaysia & International Projects, Sunway Berhad, Mr. Gerard Soosay, Chief Executive Officer of Sunway Iskandar and Mr Allan Tay, Assistant General Manager of Centre Management at the opening of the first Jaya Grocer outlet in Johor located at Sunway Citrine Hub, Sunway Iskandar.\n\n\nTo commemorate the launch, to the delight of the guests, Mr Tan Wee Bee, Deputy Managing Director, Property Development Divison, Malaysia & International Projects, Sunway Berhad, Mr Gerard Soosay, Chief Executive Officer, Sunway Iskandar Sdn Bhd, Mr Chan Hoi Choy, Chief Executive Officer of Sunway Malls, Mr Kevin Tan, Chief Operating Officer of Sunway Malls went on a shopping spree at Jaya Grocer for charity, and presented a total of seven trolleys of groceries worth RM888 each to selected beneficiary homes to help them celebrate the upcoming Chinese New Year.\n\n\nCITRINE HUB FAST BECOMING THE HEARTBEAT OF LAKEVIEW PRECINCT\n\n\n\nTo-date, the 71,000 sq ft (net lettable area) Sunway Citrine Hub has signed up 24 tenants. Besides Jaya Grocer; Mr DIY, 7 Eleven, Awesome Brew, Heaven\u2019s Door Bistro and Old Town White Coffee has also opened its doors in the retail and office development. Other outlets soon to greet visitors will be The Reunion Kitchen, Eyemates Optical, Alley Lab Coffee Roasters, VOID (a wine and tapas bar) and Morganfield\u2019s.\n\n\n\n\nSunway Citrine Hub is part of the Citrine integrated development at Sunway Iskandar\u2019s spectacular Lakeview Precinct. Besides the retail hub, the integrated development also features designer offices, and exclusive residences which overlook the 20-acre resplendent Emerald Lake Garden. Crafted to become a sustainable and eco-friendly landmark, Sunway Citrine Hub features natural lighting, and natural air ventilation as well as rainwater harvesting systems are just a few green features embracing this integrated development.\n\n\nSunway Citrine @ Sunway Iskandar\n\n\nCurrently, the development\u2019s 167 units of Citrine Design Offices, with built-up areas from 743 to 1,991 sq ft has been 100% sold. The Citrine Residences, which features 328 units of servicedresidences with built-up areas from 626 to 1,528 sq ft is now complete and keys have been handed over to home owners last November.\n\n\nSunway Citrine Master Plan\n\n\nThe entire development is guarded by Sunway Iskandar\u2019s private security force which includes PDRM-trained auxiliary police personnel. Within the compound of the development, there are a plenty of facilities for community enjoyment, such as a community centre.\n\n\n\n\nSunway Citrine Hub has excellent connectivity and is easily accessible via public transportation. The development is also the first to provide an infirmary service for its community. The development is equipped with ultra high speed fibre optic broadband, and is next to the Sunway International School, Sunway Iskandar and a mere 5km to the now open Coastal Highway Southern Link (CHSL). Sunway Iskandar will be operating Causeway Link bus services between Sunway Iskandar and Singapore from 1st February 2018. Apart from that, buyers will also be able to capitalise on the special Medini incentives* (No RPGT or restriction on foreign ownership).\n\n\n\n\nA GEM OF A WEEKEND FOR THE FAMILY\n\n\nThe public is invited to experience for themselves the fresh vibrancy that Sunway Citrine Hub will bring to the Sunway Iskandar community over the weekend. From today to Sunday, visitors will be able to participate in non-stop activities all day at Sunway Citrine Hub. To win exciting prizes, visitors can participate in one of the three major games to be held in different sessions throughout the weekend \u2013 \u201cGuess and Win from Jaya Grocer,\u201d the \u201cMaster Chef @ Sunway Citrine Hub,\u201d and the \u201cSunway Iskandar Treasure Hunt.\u201d\n\n\n\u201cGuess and Win from Jaya Grocer\u201d is a game where the participant would need to guess the bill amount of a trolley full of groceries, the closest guess will win. The \u201cMaster Chef @ Sunway Citrine Hub\u201d competition sessions will pit five (5) teams of two (2) in a one-hour shop-and-cook a dish and will see ten (10) volunteers from the public pick the best gastronomic maestro to win grocery vouchers worth a total of RM10,000.\n\n\nThe senior management of Sunway Property and Sunway Malls with the students of Sunway International School, Sunway Iskandar at Sunway Citrine Hub.\n\n\nThe Sunway Iskandar Urban Treasure Hunt will be open to thirty (30) teams with two (2) to four (4) team members each. Winners will be able to grab Sunway Iskandar vouchers worth RM1,280, RM880 and RM480. Besides participating in the games, ardent shoppers should also be looking out for the 1 hour crazy sales which will be held across all three days. In addition, families will be able to enjoy the many activities at the Sunway Citrine Hub Bazaar which will feature Chinese New Year DIY workshops, a kid\u2019s games arena with plush toy redemptions, outdoor movie and an inflatable playground.\n\n\nFor more information on Citrine Hub and the exciting activities this weekend, please visit \nSunway Iskandar facebook \nor call 07-509 6575.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/kiara-bay-at-kepong-by-uem-sunrise/", "title": "PROPCAFE\u2122 Review: Kiara Bay at Kepong By UEM Sunrise", "body": "\n\nIntroduction\n\n\nIn 2010 the property merger ball started rolling with UEM Land Holding\u2019s conditional takeover of Sunrise Bhd which will create Malaysia\u2019s largest property company with a market capitalization of nearly RM10 billion and a 12,000-acre landbank (source click \nUEM Sunrise Merging\n).\n\n\nUEM is the largest landowner in Iskandar Development Region and Sunrise brand name was synonym with condo development particularly in Mont Kiara. The merge was to create synergy as both entities have culture, landbank, expertise strengths where the merger should create 1+1=3.\n\n\nFast forward today, the property market conundrum has caused most of the property developers lost major chunk of company value and UEM Sunrise was not spared.\n\n\nUEM Sunrise\u2019s maiden project in Mont Kiara, The Pines was completed in 1993. Since then, they have completed many more projects and for long term sustainability of the company before they running out of land in Mont Kiara, they have to source for new landbank which can sustain their company for next 15-20 years.\n\n\nIn 2018, UEM Sunrise has acquired 72.73 acres (29.14ha) of leasehold land near a lake garden in Kepong to undertake a mixed commercial development, with an estimated gross development value (GDV) of RM15 billion (Source \nKiara Bay News\n). The land was acquired with purchase consideration of RM279.3millions.\n\n\nUEM Sunrise intends to replica the success of Mont Kiara in this development and aptly name the whole development Kiara Bay.\n\n\n\n\nLocation and Accessibility\n\n\nA bit overview of the land. MLM entered into privatization with the DBKL Datuk Bandar to be developed into mixed residential and commercial development. To unlock the potential of the land, MLM has approached UEM Sunrise for strategic partnership to develop the land. The structure of the proposal is as follows.\n\n\nOverall Structure of the Proposal\n\n\nSPA between MLM and Datuk Bandar for the acquisition of the said parcels for a purchase consideration of RM416.4millions where for consideration of 500.001 shares in MLM, UEM Sunrise shall pay the subscription with RM279.3millions.\n\n\nBack to Kiara Bay, the said parcels located off from MRR2 approximately 13km North West of Kuala Lumpur City Centre. Via MRR2 => Jalan Kuching => Jalan Tun Razak, Kiara Bay is approximately 15km away from KLCC.\u00a0\n\n\n\n\n\u00a0\n\n\nKiara Bay to KLCC\n\n\nThe parcels are occupied by mostly longhouse residents who are progressively to the Project Perumahan Rakyat Seri Aman located adjacent to the said parcels. The 1030 units low medium cost PPR Seri Aman was built by MLM as part of the condition for the acquisition of the land.\n\n\n\n\nKiara Bay Location\n\n\nLocated off MRR2. There will two accesses via MRR2 new interchanges as well as linkage to Jalan Kepong.\n\n\n\n\nKiara Bay Interchange Location\n\n\nFrom direction of Batu Caves and Kuala Lumpur, you may enter and exit Kiara Bay using Interchange 1 and 2. From direction of Damansara, you can exit Kiara Bay via both interchanges however for entrance, you only can use Interchange 1. \u00a0\n\n\nThis is probably due to the lesser traffic expected from Damansara direction into Kiara Bay compared to Batu Caves and KL Direction. Also do note that Interchange 1 comes with traffic light and when the township has mature with more traffic, the traffic congestion will heavy traffic outbound from Kiara Bay to KL direction or from Damansara inbound to Kiara Bay.\n\n\n\n\nThe Interchange 1 and 2 from scale model\n\n\nAs part of the development order, the first interchange will be completed within 18 months from the first launch of the proposed development while the second interchange will be completed in 2027. This ensure post VP of first launch, the move in residents will have ready access to MRR2 via the interchange.\n\n\nOn top of existing access via Jalan Benteng Utara, there will additional access via new proposed road from Jalan Kepong to Kiara Bay which targeted to be completed in this year by DBKL. Via this new high link, residents can have access to Jinjang MRT Station which is easily 2km away.\n\n\nIt is definitely not a walking distance whether covered or not but the residents will able to access MRT SSP line which will bring them to KL Downtown.\n\n\nGetting around from Kiara Bay\n\n\nKiara Bay will take easily 10-15 years before the massive township is coming to maturity cycle. Nevertheless thanks to new built link, access to amenities is 2km away. Medical Centre, Commercial shoplots, banks, school, shopping malls all are short driving distance within Kepong.\n\n\n\n\nAmenities Around Kiara Bay\n\n\nMasterplan\n\n\nKiara Bay is located at Jalan Benteng Utara, approximately 15km away from KLCC and 500mtr away from Kepong Metropolitan Park. Kiara Bay is massive development consists of mixed residential and commercial development. However there wouldn\u2019t be any landed property available for sale.\n\n\nWith plot ratio of 1:6, the developer could develop up to 19millions sqft of sellable space with expectation of RM15billions GDV.\n\n\nThe lands come in two precincts, West and East precinct. The West precinct is named The Walk@ Kiara Bay and will have waterfront promenade, retail, mall, recreation, residential, office tower and hotel.\n\n\nInspired by Eco Living, Kiara Bay is built on an urban livability concept which boasts feature, amenities and facilities designed to serve the lifestyle needs of its residents and in same time encouraging social cohesion and human interaction.\n\n\nThere\u2019s linear garden \u201cThe Greenway\u201d and Urban farming \u201cThe Harvest\u201d to promote the eco living.\n\n\n\n\nArtist Impression of the Kiara Bay Masterplan\n\n\nOne of the main highlights is the majestic Kepong Metropolitan Park which is favorite spot for recreation. The frontage will be converted to promenade.\u00a0\n\n\n\n\nKepong Metropolitan Park\n\n\nThis slideshow requires JavaScript.\n\n\nScale Model for The Walk@ Kiara Bay\n\n\nThe developer is promoting wellness, community and education hub at East precinct where it named the Village@ Kiara Bay.\n\n\nThis slideshow requires JavaScript.\n\n\nScale Model for The Village@ Kiara Bay\n\n\nCheck out the Kiara Bay video by click\u00a0\nKiara Bay\n.\n\n\nInvestment Opportunity\n\n\nKiara Bay is an ambitious project from reputable developer, UEM Sunrise. However no matter what\u2019s the brand now, the fact is Malaysia Property Market is in conundrum and virtually in every segment, there are glut and property overhang \u00a0from commercial shoplots, retails, offices and residential.\n\n\nAs investors, you need to perform more due diligence rather than simple micro view on the development itself. You need to be well-verse in Malaysia and World Economy and how it will impact us, government policy and taxation, the market past, present and future supply of property, current and future infrastructure, median price of property in the neighborhood, population demographic, amenities, current issues such as flood and many more.\n\n\nIn short, if you are making money during 2008/9-2012, it will take more than just a luck to make any money from property market. This is evidence as investors have been shying away from property investment for past few years and PROPCAFE\nTM\n expects the trend to be remain the same for next few years unless some policies being revised.\u00a0\n\n\nThere are several factors that work against Kiara Bay. First is the leasehold status of the land. For many of us, surrounded by abundant of freehold land, why settle for leasehold land? Furthermore by the time 15 years where the township is fully mature, the lease may left 80+ years for earlier phases.\n\n\nThe distance from KLCC is approximately 15km away from KLCC. While the distance is not the biggest concern, the traffic along MRR2 is notoriously for heavy particularly the stretch to Batu Caves roundabout. Once you exit the roundabout it will be almost bumper to bumper traffic towards KLCC. Without any viable direct connection to highway, this may deter many home buyers to consider Kiara Bay as option.\n\n\nThe queue from Jalan Kuching towards Batu Caves roundabout can be nightmare and with JL99 project just located at the corner of the Batu Caves roundabout, the traffic will only turn from bad to worse.\n\n\nThis comes to the third factor where being a brand new township, at the moment there is nothing much around Kiara Bay. The Developer needs to build the infrastructure, amenities, and employment opportunities from scratch. For employment prospect, Kepong and Sungai Buloh have few industrial parks however for high income employment, the residents need to travel to KL Downtown, Damansara and Petaling Jaya.\n\n\nIn short, there is not much of incentive for house buyers to be first mover. The access to public transport is quite far away, nearest which is MRT station which is more than 2km away.\n\n\nBefore PROPCAFE\nTM\n forget, there is Double HTC between The Walk and The Village. Have you ever wonder how\u2019s the HTC looks like? Check out the image from google map below.\n\n\n\n\nDouble HTC along MRR2 and next to PPA1M\n\n\nSummary\n\n\nKiara Bay is one of the largest township within Klang Valley where the township is focused on mixed high rise residential and commercial. UEM Sunrise may soon exhaust their landbank in Mont Kiara very soon and for long term sustainability of the company, they need to find a new landbank for continue development.\n\n\nTowards end of last year, UEM Sunrise has launched the first phase, Residensi AVA which consists of 870 units spread over 2 blocks of 41 storeys each. Read on for PROPCAFE\nTM\n review part 2. Stay tune!\n\n\nFrom,\n\n\nPROPCAFE\nTM\n Intern\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/kl-gateway-suites-bangsar-south-by-suez-capital/", "title": "PROPCAFE\u2122 Review : KL Gateway Suites@ Bangsar South by Suez Capital", "body": "\n\nIntroduction\n\n\nProperty development is probably one of the most easy entry businesses with high profit margin in Malaysia where if you are market watchers (just like Propcafe) you will notice that developers are coming from every background that you can imagine. From plastic manufacturer (Mahsing), garment manufacturer (WingTai and YongTai), electrical appliance manufacturer (I-Berhad), carpark operator (SCP), water pipe manufacturer (JAKS) etc. The notion is if you own land or secure a JV with landowner, you are good to go to develop a land.\n\n\nHowever, it is not always bed of roses. Aside of land, companies that venture into any property development must have the right expertise, knowledge, partners and credibility (source: \nhttps://www.pressreader.com/malaysia/new-straits-times/20170814/282359744814264\n). Some companies have transformed themselves such as Mahsing where the profit from property development division had overtaken their plastic manufacturers by few folds. However there plenty of struggle for example the recent case such as JAKS versus STAR where JAKS has been struggling to complete and deliver their contractual obligation.\n\n\nAside of developing empty piece of land, developers are venturing into more adventurous project such as re-development. The successful one such as redevelopment of formerly known as Bukit Bintang Girl School and today is more well known as Pavilion Bukit Bintang. Similarly EcoWorld is currently undertaking redevelopment of 20 acre Pudu Jail which known as Bukit Bintang City Centre (BBCC).\n\n\nAnother redevelopment project, KL Gateway sits on what formerly known as Kerinchi Flat. To recap way back in 2010, an overwhelming majority 369 families had voted Suez Capital for the redevelopment of 4 decades old 4 storeys flat that used to house 473 families. To the Propcafe memory, this was probably the first \u201ccollective enbloc owners sale\u201d in Malaysia.\n\n\nIn exchange of the land, each family entitled of 3 bedroom 2 bathroom 900sqft apartment that comes with one carpark. The apartment comes with kitchen cabinet and dryer. Each family was temporary placed in PPR Kerinchi until the apartment completed and each family received RM5,000 moving out and RM8,000 moving in incentive. The apartment is aptly named as Kerinchi Residences to remember the legacy of 40 years old Kerinchi Flat.\n\n\nhttps://www.thestar.com.my/news/community/2014/08/26/coming-up-on-schedule-exkerinchi-flats-residents-glad-they-accepted-deal-on-new-apartments/\n\n\nThe legacy flat which built in 1970 that was worth RM50K currently worth whopping of RM500K! This was the value creation by developer to the original stakeholder.\u00a0 What did Suez Capital built on the piece of land? What is the final phase of KL Gateway? Read on.\n\n\nMaster plan of KL Gateway\n\n\nThe integrated development KL Gateway with GDV of RM1.6billion sits on 7.71acre leasehold land and consists of 4 components \u2013 retails, office, central park and residential forming Transit Oriented Development (TOD) with KL Gateway LRT station (Formerly known as University LRT Station).\n\n\n\n\nRetail \u2013 KL Gateway Mall with 300,000NLA which is suffice to serve the needs of neighbourhood without the need to wading the traffic.\n\n\n\n\nBesides South Korean fashion retailer The Twee, which will debut its first flagship store in South East Asia in the mall, He\u2019s Dawan and Tovista \u2014 both Malaysian brands, will also make their debuts at KL Gateway Mall.\n\n\nAmong the other tenants secured for the mall are Village Grocer, Yamazaki Bakery, Doutor Coffee, H&M, Home\u2019s Harmony, Mr DIY, Yubiso, Daiso, Times Bookstore and Cotton On.\n\n\nSource:\u00a0\nhttps://www.edgeprop.my/content/1080022/kl-gateway-mall-targets-full-tenancy-3q2017\n\n\n\n\nCentral park\n\n\nTwo blocks of Grade-A corporate office towers\n\n\nKL Gateway Residences with two 38-storey buildings with a total of 714 units. Unit size ranging from 500sqft to 1098sqft. The unit layout from 1, 2 and 2+1 bedrooms.\n\n\nKL Gateway Premium with two 38-storey buildings with a total of 466 units. Unit size ranging from 1143qft (2+1 bedrooms) to 1449sqft (3+1 bedrooms). The main selling point is the each unit comes with private lift lobby concept for privacy purpose.\n\n\nUpcoming launch one block of KL Gateway Suites on 0.5 acres which was used to be sales gallery located.\n\n\n\n\nIn this review, we only will covers the KL Gateway Suites\n\n\nAccessibility and Location\n\n\nThe accessibility and location of the Bangsar South has been widely covered in Propcafe previous review. Click the link below\n\n\nhttps://propcafe.net/bangsar-south/\n\n\nhttps://propcafe.net/southlink-bangsar-south-by-uoa/\n\n\nIn nutshell, integrated Kl Gateway development located at the mouth of Bangsar South which easily accessible from Federal Highway from both Petaling Jaya and Kuala Lumpur direction. KL Gateway Suites located at the ex-sales gallery.\n\n\n\n\nKL Gateway Masterplan\n\n\nThis slideshow requires JavaScript.\n\n\nScale Model of KL Gateway Masterplan\n\n\nIn the future KL Gateway will have additional access via Setiawangsa Pantai Expressway. The ingress and egress is located in between KL Gateway and Southview.\n\n\nKL Gateway Suites Fa\u00e7ade and Concept\n\n\nSimilar to the Gateway Premium, a modern glassy fa\u00e7ade is adopted for the 35 storeys buidling. Unlike KL Gateway premium utilizing the balcony to create the wavy effect on the exterior, KL Gateway Suites is glassy throughout\u00a0 from floor to ceiling and punctuated by airwell between some units.\n\n\n\n\nArtist Impression of KL Gateway Suites\n\n\n\u00a0\n\n\nKL Gateway Suites located on 0.53acres leasehold land. Consists of 249 units 2, 2+1 and 3 bedrooms layout configuration, the size ranging from 729sqft to 1098sqft. Clearly Suez Capital has differentiated KL Gateway (KLGW) Suites from Premium. Premium is designed with family setup such as wet and dry kitchen and private lift lobby for extra privacy.\u00a0 Where else for KLGW Suites, the layout is more compact and typical 10 units/floor are sharing common 3 passengers +1 service lifts.\u00a0 The unit ratio is about 80 units/lift.\n\n\nFrom Ground to Level 6 are carpark level, Level 7 and 35 are the facilities deck and standard units are located from level 8 to 34.\n\n\nUnit Layout and Finishing\n\n\nThere are standard 10 units in each floor and each unit is unique layout. It also means that if you want certain facing, you need to choose among those layouts. It also means that each layout is quite \u201climited\u201d as each layout only has 25 units (from level 8 to 32th).\n\n\n\n\n\n\n\n\nLayout Type\n\n\nConfiguration\n\n\nSize, sqft\n\n\nFacing\n\n\n\n\n\n\nA\n\n\n3 bedrooms\n\n\n1098\n\n\nNorth/ MidValley\n\n\n\n\n\n\nB\n\n\n2 + 1 bedrooms\n\n\n829\n\n\nWest/ Gateway Office\n\n\n\n\n\n\nC1\n\n\n2 bedrooms\n\n\n870\n\n\nEast/ SouthView\n\n\n\n\n\n\nC2\n\n\n2 bedrooms\n\n\n823\n\n\nEast/ Southview\n\n\n\n\n\n\nC3\n\n\n2 bedrooms\n\n\n822\n\n\nNorth/ Menara Telecom\n\n\n\n\n\n\nC4\n\n\n2 bedrooms\n\n\n816\n\n\nNorth// Menara Telecom\n\n\n\n\n\n\nC5\n\n\n2 bedrooms\n\n\n781\n\n\nWest/ Gateway Office\n\n\n\n\n\n\nC6\n\n\n2 bedrooms\n\n\n777\n\n\nSouth/ Gateway Premium\n\n\n\n\n\n\nC7\n\n\n2 bedrooms\n\n\n754\n\n\nSouth/ Gateway Premium\n\n\n\n\n\n\nC8\n\n\n2 bedrooms\n\n\n729\n\n\nSouth/ Gateway Premium\n\n\n\n\n\n\n\n\n\n\nKL Gateway Suites: Floorplan and Facing Direction\n\n\nIn general all direction will be blocked by either KLGW Corporate Office and Premium Residences and SouthView. The only direction which is not blocked with North however you need to bear with perpetual Federal Highway noise. Propcafe wonders the developer will provide double glazed window to minimize the noise? Or should the interested buyers request for it?\n\n\nAs mentioned earlier, if you like to buy North direction, you need to choose from either type A, C3 or C4. Naturally developer has place the biggest size, type A on the best facing of this development which is facing unobstructed MidValley view.\n\n\nAll 3 bedrooms in type A are afforded natural sunlight and view however round fa\u00e7ade is not a efficient layout and owners will have furniture placement in the future. For such compact design, in Propcafe humble opinion round fa\u00e7ade is a No No. Obviously the long corridor is slight a waste of space.\n\n\n\n\nType A layout\n\n\nWhat Propcafe likes about type B is the enclosed kitchen which can be converted to asian kitchen I.e. used as taichow. Propcafe also like the fact of spacious yard/utility space and short corridor leading to 2 bedrooms. Both bedrooms seems to be able to fit minimum Queen size be quite comfortably. With size of 829sqft it seems catered to couple or young family.\n\n\n\n\nType B layout\n\n\nC2~C4 layout are quite similar and not exactly impress Propcafe with one of the bedrooms are facing airwell. Propcafe feels that at upmarket such as KLGW Suites is in, the layout is very important and all bedrooms should have natural sunlight.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nType C2~C4 layout\n\n\nHowever what caught Propcafe\u2019s eyes are type C6. With size of 777sqft, developer has squeezed in 2 bedrooms and the size is decent to fit minimum queen size bed. Not only that being corner units, both bedrooms have natural sunlight. The master bathroom also have window which important for natural ventilation. The kitchen seems to decent size for proper cooking.\n\n\n\n\nType C6 layout\n\n\nDespite type C8 is the smallest with 729sqft, the kitchen is way too small and probably a pantry is more appropriate term for type C8.\n\n\n\n\nType C8 layout\n\n\nEach unit will be provided with aircon on living and bedrooms, fully fitted kithen comes with hood, hob and built in oven, washer/dryer in yard and built in type water heater in bathroom. Quite a decent partly furnish I must say. The bathrooms fittings will be from Villeroy and Boch where the bedroom flooring will be from hardwood. Propcafe must say it\u2019s quite a premium finishes.\n\n\nFacilities and Freebies\n\n\nDespite the land size of 0,5 acres, developer has managed to provide quite an impressive list of facilties. On level 7\nth\n, there are wading pool, playground, indoor multipurpose hall which can be converted as half basketball or badminton court and futsal court.\n\n\n\n\nLevel 7 facilities\n\n\nWhere else on highest level at 35\nth\n, KLGW Suites has swimming pool facing North and Midvalley, Gym and Sauna Room. In Propafe opinion, the facilities fitted are quite decent and adequate for 249 units given that land size is only 0.53acres.\n\n\n\n\nLevel 35th Facilities\n\n\nPricing\n\n\nNow comes the interesting part. The nett price starting around RM850psf (depending on the level, facing, carpark etc) and comes with attractive rebates. Some of the lower units type C6~C8 are significantly cheaper however it seems the units do not come with the carpark. Do check with salesperson and the information was quite outdated and developer may already update the package.\n\n\nConclusion\n\n\nPropcafe thinks the location is decent and Bangsar South is quite a premium location, sandwiched in between KL and PJ. The area is also easily accessible via highway and LRT. Propcafe visited the KL Gateway Residences and came out unimpressed. The corridor looks like medium cost apartment and interior unit is quite roughly finished. Propcafe feels it is a rush job and hopefully they will do a proper job to handover KLGW Premium to give some confident for KLGW Suites potential suitors.\n\n\nHappy Investing Folks!\n\n\nNote\n\n\nsome information are courtesy of marketing material presentation from Tower Realty.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/kuala-lumpur-the-fourth-least-expensive-city-to-build-in-asia/", "title": "PROPCAFE\u2122 News : Kuala Lumpur the fourth least expensive city to build in Asia", "body": "\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nKuala Lumpur is the fourth least expensive city in Asia to build in\n, according to the \nInternational Construction Costs 2018\n report published by Arcadis which details and ranks the relative cost of construction in 50 of the world\u2019s major cities. In last year\u2019s annual report from the leading global Design & Consultancy firm for natural and built assets, the Malaysian capital was the second cheapest.\n\n\ntwentyfive.7 by Gamuda Land Show Unit\n\n\nHong Kong is the most expensive city in Asia, followed by Macau and Singapore. Overall, San Francisco, New York and Hong Kong were the top three most expensive cities in which to build in the world. The relative strength of the U.S. dollar is a key factor influencing the positioning of cities in the index this year. The strong dollar places North American cities higher in the index compared to markets where the domestic currency is relatively weaker.\n\n\nFORECAST CONSTRUCTION INDUSTRY VALUE, REAL GROWTH 2018. % YEAR ON YEAR CHANGE\n\n\nThe report is published against the backdrop of a growing global economy in 2018. Following a stronger-than-expected 2017, countries around the world are experiencing an upturn, and this robust economic performance will accelerate the demand for construction around the world. China\u2019s One Belt, One Road project is also contributing significantly to global construction demand, with over $900 billion of planned projects, from gas pipelines in Central Asia to high-speed railways in Indonesia.\n\n\nThe Asian cities ranking in Arcadis\u2019 International Construction Costs Index are below:\n\n\nAsian cities ranking in Arcadis\u2019 International Construction Costs Index\n\n\n\n\nKuala Lumpur ranks least expensive among Southeast Asian cities, below Singapore, Brunei, Manila, Jakarta, Bangkok and Ho Chi Minh\n\n\nWith a new government, status of marque developments in KL is unknown\n\n\n\n\nCountry Head, Malaysia, commented: \n\u201cAs Malaysia enters a new political era, we encourage the government to consider how digitalization can boost the economy by improving productivity in the construction sector, which remains one of the least digitalized. Moving forward, we urge the industry to embrace technological advances to keep in step with the rest of the region.\u201d\n\n\n\n\nWhich cities are most expensive for construction\n?\n\n\nThe relative strength of the U.S. dollar is a key factor influencing the positioning of cities in the index this year. The strong dollar places North American cities higher in the index compared to markets where the domestic currency is relatively weaker against the greenback.\n\n\nThis year we expanded the cities featured in our construction cost comparison to provide a spread of key construction markets around the world. New to the comparison are eight cities in the United States and Toronto in Canada, representing six of the top 10 cities. Australia\u2019s Brisbane and Sydney have also been added, along with three cities in India \u2013 quoted from Arcadis\n\n\n\n\nINTERNATIONAL CONSTRUCTION COST COMPARISON, LOCATION FACTOR INDEX <Source : www.arcadis.com>\n\n\nThe full report can be downloaded \nhere\n.\n\n-Ends-\n\n\nMethodology\n\n\nThe comparative cost assessment of 50 cities is based on a survey of constructions costs undertaken\n\n\nby Arcadis covering 13 building types. Costs are representative of the local specification used to meet\n\n\nmarket needs. The building solutions adopted in each location are broadly similar and, as a result, the\n\n\ncost differential reported represents differences in specification as well as the cost of labor and\n\n\nmaterials. Construction costs are current as of Q4 2017.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/lake-point-residence-cyberjaya/", "title": "PROPCAFE Review : Lake Point Residence @ Cyberjaya By Yan Jian", "body": "\n\n\n\nCyberjaya has been launching highrise projects non-stop over last two years. The feeling of oversupply is very common when someone talks about the property in Cyberjaya but one need to understand that landed property in Cyberjaya is rather limited. Well, many claimed that there are still many choices. Yes, nothing wrong with that perception. However, if you know the masterplan of whole Cyberjaya, then you should know that the total highrise units will be around 20k+ units whilst the landed properties will be only around 3k+ units. We are talking the whole township of 7000 acres. A lot of choices now, yup. But in future? Take an example of Desa Parkcity, when one of the PropCafe founders bought a landed property there, many claimed it was expensive and choices would be there in future given its 420 acres lands. But if you have studied properly the masterplan of Desa Parkcity then you would know that there are only limited choices for landed property and every launch will make it less affordable. Majority of the lands are meant for condominium. So, while we discuss the context of oversupply, we need to be careful to cite it in a right way with the full masterplan in mind.\n\n\nIf you observed the launches in Cyberjaya, other than Mah Sing\u2019s Garden Residence, SP Setia\u2019s Setia Eco Glades and UEM Sunrise\u2019s Symphony Hills, the rest of the landed properties development are boutique developments and smaller scale. This review, we focus on the latest boutique landed property development in Cyberjaya called Lake Point Residence by a China developer called Yan Jian.\n\n\nDeveloper:\n\n\nYan Jian is a big construction, engineering and real estate company in China. If you know the city of Yan Tai, according to unofficial information, Yan Jian is the company that built half of this Yan Tai city. On paper, this company looks solid and they have ventured their real estate business in other countries. Also, based on its website, other than this Lake Point Residence project, it has another Cyberjaya project. Therefore, likely it will not be a build and run type of property developer since there is another project is waiting for them. However, no matter how big is the company, unless you have seen their final product in China or other countries, one should be mindful on the potential quality issues from an unknown (at least to Malaysian) developer. See more on this company info:\n\n\nhttp://english.yanjian.com.cn/about/ShowArticle.asp?ArticleID=4\n\nYan Tai City:\n\n\nhttp://en.wikipedia.org/wiki/Yantai\n\n\nLocation:\n\n\n\n\n\n\nLake Point Residence is sitting right opposite the lake (see picture above) of Lakefront Residence project by MCT. The location is within walking distance to the future Union SJKC smart school. Another benefit being located at this side of Cyberjaya is near to Setia Eco Glades project which will be the landmark residential development in Cyberjaya soon. Setia Eco Glades is expected to have a community commercial mall (not so soon though) and jogging/hangout place with nice landscape and lake environment (8 islands surrounding it). The new interchange to MEX at Setia Eco Glades (right outside the project) will bring the traffic (of course both cars and human\u2019s Qi) to this area which will provide visibility and add value to the nearby development like Lake Point Residence project.\n\n\nOn top this, Lake Point Residence is also not too far from the recreation site like Cyberjaya Lake Garden which provide outdoor leisure like park, lake, go-kart, driving range, playground, and community clubhouse. The planned medical centre will be just behind this site together with another new commercial mixed development called Roppongi.\n\n\nIt looks great so far in term of location, so what is the downside? Luxtar\u2019s development called Symphony Park which is right besides Lake Point Residence has stopped work or should I said it never started after all the disputes between the developer and buyers and APDL problems. It was proposed to build low cost properties with the price around RM200k. The question of whether it will be revived is still very much pre-matured. It certainly will not bring values to Lake Point Residence. Also, Indah Water\u2019s Sewage Treatment Plant is at the other end of the road. As you know, Cyberjaya is always more \u201ccanggih\u201d, so does this STP (\nhttp://www.spmultitech.com/stpa.html\n). I personally been to the site of Lake Point Residence and there is no smell at all. I am not a technical person in this area, but I believe this STP-A should be different from the conventional Oxidation Pond. Or else, I could have been fainted there!\n\n\nThis side of Cyberjaya is going to have a lot of construction activities and one should expect it to be vibrant after 3 to 5 years time.\n\n\nDevelopment Key Information\n\n\nThis development consist of two block of highrise buildings and 77 units of 3 storey Garden Terrace (phase 1). There is another phase of landed development in a much smaller land within the development. No news on the number of units there yet as it will be the last parcel to launch.\n\n\n\n\n\n\nFrom the masterplan, one can see there is a row of terrace houses that backing a big drainage. The photo below is what we captured during the site visit. Well, it is quite a distance from the development and the \u201clongkang\u201d looks clean. Cyberjaya, one should not use old and conventional township to compare when comes to these sort of issues. Opps. Very controversial topic again.\n\n\n\n\nIt is a strata title gated and guarded development. The condominium and landed properties will be sharing the main guardhouse but separate boom gate will be located at each parcel. The entry point of Garden Terrace in the masterplan above is current planned near to LPR3 unit 3 and 5. However, it could be a change on the entrance to the edge of this parcel which is near to unit 23. Currently, unit 3 and 5 are having discounted price due to the facing of entrance. So, risk takers may see the value there to bet on the change of entrance.\n\n\nThe key unresolved issue is the usage of condominium\u2019s facilities by Garden Terrace residents. Firstly, it is not easy to control and share the fees. We see objection from ground floor owners to JMB/MC to change the lift of the building not to say landed residents vs condominium resident within same development. Secondly, not all Garden Terrace residents want to have the facilities because there are many owners only want to stay in a tight security environment not those fancy facilities that cost more money for maintenance fee. Possible solution would be based on subscription basis which may not be a bad news to condominium owners as it could help to bear the maintenance cost there. Nothing has been finalised on the maintenance fee. The estimated fee is around RM300 without facilities.\n\n\nThere is also another question raised on the Garden Terrace which is regarding the security. Currently, there is no plan on having the fence for the Garden Terrace itself. Normally, condominium will draw more visitors or residents and no doubt the rental market will be there too. Without the fence, it means the Garden Terrace is exposed to higher security risk due to higher number of the residents and visitors from the condominium. According to the sales agent, only hedges will be planted to segregate it. The purchasers may need to take note on this.\n\n\nGenerally, there are three types of footprint:\n\n20sf x70sf \u2013 Type C and 22sf x70sf \u2013 Type A & B\n\n24sf x70sf \u2013 Type AA and Type BB i.e. Corner Units\n\n\nThe built-up is ranged from 2896sf to 3242sf. It is quite generous and 3ksf is about right for a standard family set-up.\n\n\nLayout\n\n\n\n\n\n\n\n\n\n\n\n\nAll types come with 5+1 rooms which four rooms at 1st and 2nd floor are attached with bathroom. Many people may not like the master bedroom at the top floor, so if the master does not need a big bathroom with bathtub, he/she can choose the second master bedroom (reasonable size) at the 1st floor.\n\n\nThe key difference between type A and B is the kitchen at the ground floor. No brainer, the type B is the clear winner with a connected wet and dry kitchen. Type A\u2019s kitchens are separated and the guestroom\u2019s door is facing the wet kitchen. It means you need to go into wet kitchen before you can get into the bedroom 5. Normally, this sort of room\u2019s position is meant for maid room. Apart from this, overall, the layout is practical!\n\n\nActual Site and Progress\n\n\n\n\n\n\n\n\nFa\u00e7ade and Common Area\n\n\nBased on the AI from the brochure, the fa\u00e7ade is quite modern. However, this design probably too normal nowadays\n\nthat you won\u2019t remember it after a month. As the developer has no development in Malaysia before, the standard of the landscape in the common area is still a guess. If you have followed development in China, surely you know they will make the fountain GRAND. I believe it will be the case here at Lake Point Residence too.\n\n\n\n\nPricing\n\n\nLake Point Resident \u2013 Garden Terrace is priced around RM310psf.\n\nType C \u2013 RM921k to 927k; Type B \u2013 983k; Type A \u2013 988k (Facing common area/fountain \u2013 980k)\n\nEndlot (no extra land) \u2013 RM1.02mil and Corner \u2013 Around RM1.2mil\n\n\nThere is only 7 units of endlot which seems like a good value as it only priced about 50k to 60k more than the intermediate unit. The endlot comes with more than just extra windows but also the sliding door etc that similar to corner unit. The lane besides the endlot also expected to be the garden strip instead of conventional \u201clorong\u201d. It gives extra space to endlot owners. Unfortunately, developer blocked most of the endlot units and chances to get it is near to zero if one has no connection with them. The back lane, too bad, only 10ft width and I would not bet it to have fancy landscape there.\n\n\nMajority of south oriented units in type A needs to pay extra rm5k than the north oriented units. The rest of the pricing is pretty standard. Surely, the one backing the drainage and facing directly the side of the condominium will be the last to go. But if you do not like to face another unit (opposite) and like to have a small garden strips infront of your unit (more carpark space as well), then these units are not too bad either. So, the choice is yours!\n\n\nCheap or Not Cheap?\n\n\nBig question! Some claimed that it is the cheapest G&G landed development in Cyberjaya at the moment. So, let\u2019s do a quick comparison on all the terrace houses in Cyberjaya, from both launched price and market price perspective.\n\n\nTerrace Price Comparison in Cyberjaya\n\n\n\nNote: Some prices were adjusted by developer to accomodate its promotional package, so the pricing table above is based on best effort basis from the information obtained previously.\n\n\nIndeed, from the table above, it is clearly the cheapest in term of psf. Though Ceria Residence is cheaper than Lake Point Residence in term of absolute amount but it is 2 storey and the built-up is much smaller. Certainly, different project comes with different concepts and selling points. This Lake Point Residence is a basic G&G development without those fancy features. Since majority terraces in Cyberjaya are well equipped with all great facilities and landscape or concept, this project gives an alternative choice for others to own a simple gated and guarded house in Cyberjaya with a slightly lower budget on maintenance fees.\n\n\nThe supply of terrace house in Cyberjaya is around 1550 units which includes those work in progress. Some may claim that it is a lot but bear in mind, master developer of Cyberjaya has stopped selling land, there are only limited new landed launches in future. It is hard to say whether this supply will be easily absorbed especially all of them are million ringgit houses. But one thing for sure, if one want to get a no-frills good size terrace house, then this Lake Point Resident will stand out as one of the top choice due to its lowest psf.\n\n\nInvestment always comes with risk. One need to weight his own holding power when invest in landed properties, be it Cyberjaya or Bangsar, it is different ball game from investment in condominium. For ownstay, needless to mention, buy it if like it and can afford it.\n\n\nSee Website: \nhttp://www.lakepointresidence.com.my/\n\n\n\n\nIf you want to know more about Cyberjaya, you may see the previous article from PropCafe below:\n\n\nhttps://propcafe.net/cyberjaya-love-it-or-hate-it/\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/lakefront-residence-cyberjaya-mct/", "title": "PROPCAFE Peek : LakeFront Residence @ Cyberjaya By MCT", "body": "\n\nYet another new launch in Malaysia\u2019s own Silicone Valley \u2013 Cyberjaya.\u00a0 This is perhaps the mass market that everyone\u2019s hoping to cater for, total units from the whole development to number over 2000; bringing in potentially 10,000 new population to the area.\n\n\n\u00a0\n\n\nThis is a development totals 23 acres, and is located opposite SP Setia\u2019s Ecoglades development \u2013 out of which only 2.67 acres will be used for development purpose, and balance to be the greens and common facilities. It\u2019s made up of :\n\n\nLake Front Homes\u00a0 (affordable housing ? , pr1ma ?)\n\n\nLake Front Residence (condo 8 towers of about 300 units per tower)\n\n\nLake Front Villa \u2013 bungalows and zero lots\n\n\nLake Front residence is the condo project on the top right, Lake Front homes, the affordable apartments on the left side of the lake. Left most of the picture show the 2 schools to be built.\n\n\n\u00a0\n\n\nThe initial launches will be the 2 dark towers above\n\n\n\u00a0\n\n\n\u00a0\n\n\n \n\n\n\u00a0\n\n\nMCT will be launching the Tower 1 of its Lake Front Residences anytime now.\n\n\nThis is a freehold development, comprises 8 towers, and all sharing common facilities such as : jogging track, swimming pool, wading pool, club house, fitness center multi purpose hall, full length basketball court, bistro, laundrettem water playground, aze garden, roof top garden and 300m long linear park.\n\n\n\n\n\n\nFor the initial launch, the units are sized from 1390sf, and all coming with 2 car parks , maintenance is kept at RM0.20psf.\u00a0 Cheap ? Bear in mind there are over 2000 units, hence a need to keep the maintenance cheap to pacify everyone.\n\n\nFor tower 1, the price is expected to start form around RM420psf upwards (after discount).\n\n\nLaunching price is from RM690k upwards, before discount.\u00a0 There will be 15% discount for buyers (but the discount will be set off from the 4\nth\n billing onwards), and balance of 10% to be settled upfront upon signing of the SPA.\u00a0 Booking fee is RM20,000\u00a0 10% upfront is hefty ? Then you can opt for the second plan, which is only putting in upfront of 5%, but at a reduced discount of only 13% instead of 15%\u00a0 Buyers who get the 15% discount, will also enjoy 3 years of free maintenance, whilst buyers who opt for the 13% discount, will get 1 year free maintenance. \u00a0Price is Rm500 each incremental floor, which means the lowest and highest floors have only a difference of RM20,000 = quite unheard of these days, as some projects have incremental price difference of RM5000 per floor!\n\n\nNice layout, with 2 of the rooms having views, and an airy wet kitchen.\n\n\n\u00a0\n\n\nEstimated completion date of the project (Tower 1) is June 2017\n\n\n\u00a0\n\n\nThe units come with :\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 kitchen cabinets in the dry and wet kitchen\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 wardrobe in the master bedroom\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 5 air cond units\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 shoe rack\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 plaster ceiling and downlights\n\n\n\u00a0\n\n\nThis is the first of 8 towers to be launched, \u00a0so there could be potential for appreciation in price.\u00a0 The development opposite the lake, the Lakefront Homes, will most likely be part of the government\u2019s PR1MA project.\u00a0 In the master plan, there is already an SRJK Union in place, and land catered to a sekolah kebangsaan nearby.\n\n\nThe lake in between will be maintained by the Majslis Perbandaran Sepang.\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nWhat\u2019s our take ?\n\n\nWell everyone\u2019s been talking about Cyberjaya lacking of mass market developments, most of the projects being studios, student accomodations, etc\u00a0 This seems to be the most \u2018livable\u2019 type of project, together with Verdi and Cristal. Looks like \u2018mass market\u2019 standard is RM400psf upwards, for the intelligent city.\u00a0 Lakefront\u2019s not a bad project, it has the schools working for its benefit \u2013 as it is within its vicinity.\u00a0 If you are those that can qualify for LTV90%, there\u2019s even a possibility of cash back \u2013 at a later on stage.\u00a0 Crunch the number guys, you are looking at loans of easily RM 2500+ per month, manageable for a dual income family.\u00a0 Perhaps manageable for an expat family who works in the intelligent city.\u00a0 Entry is key, this particular MCT\u2019s project surprisingly, isn\u2019t as easy entry as Cristal or Verdi. But that depends, some people prefer projects which doesn not cater to speculators, some just do not care, and go for whichever easiest entry project.\u00a0 Which are you ? Own stay or investor ? With the winds of change from BNM blowing, there seems to be dark clouds in the horizon, what\u2019s your take on all these ?\n\n\n\u00a0\n\n\nOther Cyberjaya launches in the works :\n\n\nUEM Land\u2019s Verdi eco condominium\n\n\n\u2013 800 units from RM570psf upwards before 8% + 2% discount , from 700sf upwards\n\n\nVillamas\u2019 Cristal condominium\n\n\n\u2013 350 units from RM480psf upwards before 10% + 55 discount, buildup from 1300fsf upwards\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/lakevilletaman-wahyu-mahsing/", "title": "PROPCAFE Review : Lakeville Residence @ Taman Wahyu By Mah Sing", "body": "\n\nThe latest offering from MahSing, has started with a bang where TheStar (http://www.thestar.com.my/Business/Business-News/2014/08/18/Overwhelming-response-to-Mah-Sings-Lakeville-Residence/) reported that 9000 people turn out for the official launch of Lakeville@Taman Wahyu where 85% of the opened blocks are booked.\n\n\n\n\nClip from The Star\n\n\n\n\nThe cars parked along Jalan Sibu\n\n\n\n\n\n\nAnd crowds in the sales gallery\n\n\nWe from PropCafe also join in and feel the excitement of the latest offering with RM1.5GDV by MahSing with so many promises and excitement\u2026\n\n\nLocation\n\n\nThe development is located at Taman Wahyu approximately 12.5km away from KLCC via Jalan Tun Razak turning north to Jalan Kuching and Jalan Ipoh.\n\n\n\n\nUsing KLCC as the base, where we can covers with 12.5km distance? For a start towards the south, 12.5km can bring us to Taman Cuepacs@Cheras where MKH future located. Towards the west, the similar distance will bring us to Bangsar South.\n\n\n\n\nThe snapshot from wikimapia is showing the locality of LakeVille\n\n\n\n\nAbove photo is showing the current site of the Lakeville\n\n\nAccessibility\n\n\nAs mentioned earlier, the development is accessible via Jalan Kuching from KL. However the residents need to make a U-Turn at the MRR2 roundabout to head towards KL. The developer is proposing to build another two accesses linking the development with Tesco Extra at the North and to Jalan Kepong Lama at the south to improve the accessibility\n\n\n\n\nDeveloper\u2019s proposal to improve the accessibility\n\n\n\n\nThe missing link to Tesco Extra\n\n\n\n\nThe missing link to Jalan Kepong Lama. From Jalan Kepong Lama, motorists can cut into Jalan Ipoh before heading to Kepong or KL.\n\n\nFrom wikimapia, the uncovered walk to the nearest KTM station is approximately 850m which will take about 10-15 minutes brisk walks.\n\n\n\n\nWikimapia the access to KTM Taman Wahyu\n\n\nMasterplan, Layouts and Fa\u00e7ade\n\n\nSet on 12.3 acre of development of leasehold land (expire on 2102, left 88years), Lakeville consists of 6 blocks of condominium and 1 block of future medium cost apartment, 10 units of shoplot fronting the Jalan Sibu and massive 3.1acre of facilities deck with 38 features.\n\n\n\n\nThe masterplan is generous with 3.1acre of features to accommodate residents from 2000 units. Beside Olympic size swimming pool that flowing towards middle of the recreation deck, there are pocket of gardens, aqua and outdoor gyms, futsal court any many more to keep the residents occupied.\n\n\n\n\nThe fa\u00e7ade is glassy from almost floor to ceiling however the vertical wavy fins is nowhere resembling Fennels and Capers and in author opinion is a cheap imitation of iconic design.\n\n\nTwo blocks were officially launched on last weekend. tower A with 295units and taller tower B with 327units.\n\n\nBefore is the samples of the show units\n\n\n\n\nMaster bedroom comes with wardrobe\n\n\n\n\n\n\nFully fitted kitchen inclusive hood, hob, microwave oven and fridge will be provided\n\n\n\n\nExpansive living and dining area for type A2, A3 and B4\n\n\n\n\nBathroom fitted with built in water heater, mirror, tempered glass\n\n\n\n\nThe list of the free fittings provided by developer inclusive aircons in all bedrooms and living room\n\n\nThe facilities are pretty impressive and developer is taking advantage by creating a massive scale model for the prospect purchasers to be impressed.\n\n\n \n \n \n \n \n \n \n \n\n\nThe scale model recreation deck from sales gallery\n\n\nIn general the layout of most types are practical and with semi-d setup and all rooms with bedroom windows facing outside. All units also come with yard with dryer and washer throwed in.\n\n\n978sqft Type A1 forms the majority of the offering in block A and B. Occupying the intermediate lots, all the 3 rooms are afforded window facing outside with good size proportion between living, dining, kitchen and all bedrooms\n\n\n\n\nType A1\n\n\nCorner unit Type A2 1071sqft with all bedrooms are tucked at one side. There is corner opposite the 3\nrd\n bedroom that can be easily converted to a store or a small study area. The living and dining area has expansive where both afforded window (compared to conventional deep setup where living can be quite dark). This is a rarity in the condominium with this size.\n\n\n\n\nType A2\n\n\nThe layout for type A3 1227sqft is similar with type A2 however it comes with huge balcony for purchasers that need it.\n\n\n\n\nType A3\n\n\nThe layout for type B4 1234sqft is similar with type A3 however with smaller balcony and comes with a maid room\n\n\n\n\nType B4\n\n\nType B6 1359sqft is combination of both A3 and B4 where the layout incorporate huge balcony and maid room\n\n\n\n\nType B6\n\n\nIn author opinion, all layouts are practically sized and cater for specific needs for each purchaser. Furthermore, the size is ranging from 900-1400 sqft where this is a sweet spot size for a small family.\n\n\nView Orientation\n\n\nIn author\u2019s opinion, the views are not the main selling point of this project. Most of the views will be blocked unless you go for very high floors which will be translated on higher price.\n\n\n\n\nKL View i.e South View for block A and B\n\n\n\n\nNorth View for future blocks\n\n\n\n\nWest View towards the Lake for future blocks\n\n\nPrices\n\n\nThe price starts from RM561k (RM574psf before rebate) for type A1 with view is blocked by the carpark. There is a huge jump of a price from 6 to 7\nth\n floor where views will be looking over the recreation deck. For example Type A1 in 6\nth\n is selling for RM574k where else one floor higher is selling for RM608K, approximately RM34k higher. Similarly for corner Type A2 in 6\nth\n is selling for RM595k where else one floor higher is selling for RM644K, approximately RM49k higher. Typical floor increase is approximately RM2-3K. And South View with KL View command higher premium compared with North View. Please check with the sales team for the detailed price.\n\n\n\n\nSales Chart Tower A\n\n\n\n\nSales Chart Tower B\n\n\nThe photos is snapped around 6pm on 17.Aug (Sunday) showing approximately 50-60% booking for block A and B, in contradict of 85% booked for 4 blocks reported.\n\n\nFinancing\n\n\n5% rebate early birds will be provided if you sign the\u00a0SNP within 14 days and reduced to 3% after that. And IF you are M-Club member, you will entitled of additional 1% rebate therefore the maximum downpayment that you need to pay is 4%. The booking fee is RM10K and if you couldn\u2019t get a loan, RM500 will be refunded and balance returned to you.\n\n\nOther matters\n\n\nThe maintenance and sinking funds is set at RM0.33psf which is expected to be sufficient to sustain the massive facilities area given there approximately 2000units in this project. Every unit will be entitled to two carparks which are luxury in city living.\n\n\nOne of the surprise in this project where MahSing is collaborating with GSREalty (Real estate agent with the most agents in Malaysia) to sell and market this project. MahSing has sale team and it surprise Propcafe when they resorted to engage a 3\nrd\n party to sell this project. By now, Facebook, forums, SMS and Email boxes already spammed by these agents\u2026. Oh Well\u2026.\n\n\nWhere Mahsing is promoting green living and attempt to beautiful Delima Lake, another one concern is the quality of the water at the lake, the soil conditions and unresolved incinerator issue. When Propcafe members were at the site, there were not much of unpleasant smell given that the the area used to be dumping area. We were told that developer will dig out approximately 10ft of the rubbish. We hope that the developer will produce EIA report that it is sufficient\u2026 Compared to a project at the Ara Damansara where the developer dug out 4 storeys of rubbish to build the basement carparks.\n\n\n\n\n\n\nAlso there is an issue of incinerator and contamination from Taman Beringin Solid Waste Transfer Station. This issue not only affecting this project but another massive project with GDV of RM1b by another upcoming developer.\n\n\nhttp://ongkianming.com/2014/08/11/kenyataan-media-mengapa-perlu-membina-insinerator-sekiranya-kerajaan-tidak-dapat-menguruskan-masalah-pencemaran-yang-teruk-di-pusat-pemindahan-sisa-taman-beringin/\n and here\n\n\nhttp://www.thestar.com.my/News/Community/2014/08/20/Leachate-polluting-river-Group-claims-discharge-from-waste-transfer-station-not-properly-treated/\n\n\nConclusions\n\n\nThis is a local dominant area and author foreseen it will be difficult to breakeven with the expected rental. Just a perspective, a 3 years condo smacked in middle of KL City with walking distance proximity to both LRT and Monorail are asking for RM620-680K and rental RM2.5-2.8k for a fully furnished unit. What would be your guess for a fully furnished rental in Taman Wahyu? Something to ponder with this project as well another neighbour project.\n\n\nThe unit comes with almost all built ins therefore provide a hassle free experience to own stayers and investors.\n\n\nDevelopers claims this is a Green Building which is the way forward for most development nowadays.\n\n\nThe high density of the project with approximately 2000 units with all blocks will be completed within a year. Will this create oversupply in this area where rental demand is at suspect and most investors will flip it to next buyers who intend to use it for own stay.\n\n\nAs mentioned earlier, this project located next to Delima Lake and not far away is the controversial Taman Beringin and Unresolved Incinerator issue.\n\n\nIt is Mahsing project and among investor circle, they always reward good paper gain to early purchasers.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/lavile-kuala-lumpur-by-orando-holdings/", "title": "PROPCAFE\u2122 Peek: Lavile Kuala Lumpur by Orando Holdings", "body": "\n\nLavile Kuala Lumpur\n\n\nFirst thing first, what and where is Lavile Kuala Lumpur?\n\n\nInspired from the French phrase La Ville or The City. Lavile Kuala Lumpur is a development with Luxury Leisure Home concept.\n\n\n\n\nLavile Kuala Lumpur is the latest project developed by Orando Holdings Sdn Bhd. Lavile Kuala Lumpur is a freehold serviced apartment project located in the heart of Taman Maluri, Cheras, Kuala Lumpur.\n\n\nWhich part of Taman Maluri, Jusco Aeon? Yup just next to Jusco Aeon, and upcoming KVMRT Line 1 Maluri MRT interchange.\n\n\n \n\n\nAbout 4 acre freehold land next to Aeon Jusco Taman Maluri, Lavile Kuala Lumpur is made up of 4 blocks of serviced apartments, Block A1, A2, B & C. Built ups are ranging from 750sf to 1067sf consists of 2-3 bedrooms.\n\n\nLavile Kuala Lumpur has 35 unit shop lots available for sale however the main focus of this review will be on the residential serviced apartment component.\n\n\nPROPCAFE Exclusive Project Site 360 view\n\n\nWe will go great length to please our reader, in order to let you have a complete view of the project site we will go for distance to let you have aerial view of the project.\n\n\nWe present you the PROPCAFE Project 360 Degree Site View video with collaboration of ARCHIDOZ.\n\n\n\n\nThe developer of Lavile Kuala Lumpur \n\n\n\n\nOrando Holdings Sdn Bhd was established in 2000 and it has been active in property development scene since 2003. The notable completed projects are, Taman Yarl, Sri Angkasa Homes, Vistaria Residensi, Sky Vista Residensi, Vila Vista, Villa Crystal and the latest Lavile Kuala Lumpur.\n\n\nBased on the past track records on completed projects as well as present sold projects such as Vila Vista and Villa Crystal. Orando is an experienced developer in Cheras real estate development scene, parking your investment with Orando will be rather assuring.\n\n\nThe developer of Lavile Kuala Lumpur will be Orando Realty Sdn Bhd a wholly owned subsidiary of Orando Holdings Sdn Bhd.\n\n\nLavile Kuala Lumpur Project Concept-Luxury Leisure Home\n\n\nSo what is luxury leisure home? Now imagine you are living in an upmarket home with more than 30 facilities that\u2019s plenty of leisure.\n\n\nLet us bring you through some of the luxuries of facilities starting from the project site plan.\n\n\nHighlights of Luxury Leisure Homes\n\n\nLevel 1 of Laville Kuala Lumpur has first main entrance with water features, grand lobby family friendly public park figure, water play activity with jumping jet, reflection pool, perimeter tree planting.\n\n\nWhile the facilities floor at Level 9, there are close to 20 facilities for you to enjoy. Let us highlight the key ones, including, infinity pools, bbq corner, Jacuzzi, leisure pool, party pools, games room, reading room, half basket ball court, badminton court, bubble play pool, abundance of leisure and play.\n\n\nLevel 10 will feature the floating gym overseeing the infinity pool, while multipurpose hall, management office and surau will also be located here.\n\n\nLavile Kuala Lumpur has also won \u201cQueens Victoria Award\u201d, \u201cBest Leisure Development Malaysia\u201d by\n\n\nAsia Pacific Property Award 2016-2017 and ESQR (Berlin) 2016-2017.\n\n\n\n\n\n\nApart from the arrays of facilities offered Lavile Kuala Lumpur offers Convenient City Living in one of the most matured townships in Kuala Lumpur City Centre. We say its \n\u201cConvenience, Convenience, Convenience\u201d\n. What makes your lifestyle? It is all about what you do on your \nOwn\n time after the routine day job. The convenience that you have from your living environment will save you \nEXTRA\n time to spend on what it worth more in your life!\n\n\nDetail Location and Site Analysis\n\n\nPeople say picture tells better than words. We say video tells better than picture. TRX, Ikea Cheras, Velocity, Maluri MRT, Jusco Aeon Taman Maluri and Taman Maluri Commercials to Lavile Kuala Lumpur. All these are within reach!\n\n\nWe shall give you a pair of wings and fly though KL and view Lavile Kuala Lumpur from the top!\n\n\nWe present you PROPCAFE Exclusive PROPCAFE 360 Aerial View with collaboration of ARCHIDOZ.\n\n\n\n\n\n\nWhen location comes into discussion, Lavile Kuala Lumpur site is easy to analyze as it is merely 4km away from the center point of Kuala Lumpur \u2013 Kuala Lumpur City Centre Park at KLCC. A few dots of the key landmarks in Kuala Lumpur map (see above) will bring you to Lavile Kuala Lumpur.\n\n\nPROPCAFE did a survey with Cheras folks to figure out how & where they spend their times and what they need by living in Cheras. With the given top requirements of leisure, entertainment, healthcare and schools from the market research, PROPCAFE summarized it in the table below, along with the distance and time clocked to these destinations.\n\n\n\n\nWhat else do you want to know? Foods, of course! Cheras is a food heaven. Simply google \u201cBest Foods in Cheras\u201d, the recommended foods will take you months if not years to try all. Let\u2019s just zoom into Jalan Peel which is right at the dot of the site of Lavile Kuala Lumpur. Named as One of \nThe Best Food Streets in Kuala Lumpur by Time Out Kuala Lumpur\n, you get to enjoy the famous Jalan Peel\u2019s Beef & Chicken Satay, Hokkien Mee, Popiah, Grilled Chicken Wing, Beef Tripe Noodles, Pork Innards Soup & Rice, Ling Zhi Tong Sui Dessert, etc. How about higher end or fine dining? Well, from the location information abovementioned, you just need to have short drive to get any restaurants you like in city centre!\u00a0 Better stop here, or else, it will turn to be a food blog here! In short, you won\u2019t be short of choices when you think about the foods in this location!\n\n\nPotential Population Growth?\n\n\nPROPCAFE could not find out the exact population in Cheras but one should never doubt on the population growth in this largest suburb in Kuala Lumpur. One can just easily observes its road traffic, crowds in IKEA Cheras, lively business activities, residents from more than 100 \u201cTaman\u201d, high number of proposed MRT stations to see the potential needs of housing from families, new migrants or upgraders in this part of Kuala Lumpur. This matured township generally perceived as old and boring township, so now what Cheras needs is integrated, quality and luxury & exciting lifestyle properties to cater the demand from emerging mid-high income family and generation X & Y residents. Developers are always ahead the curve and it is no surprise to see IKEA and few soon-to-be completed higher end malls and MRT lines are planned here to support the increasing need of amenities and public transportation in Cheras.\n\n\nLavile Kuala Lumpur Accessibility Analysis\n\n\nLavile Kuala Lumpur is all about Location, location, location.\n\n\nNestled in Cheras, Kuala Lumpur, Lavile Kuala Lumpur is within 3.5km to Pavillion KL, 4km to KLCC, Lavile Kuala Lumpur is mature and prime real estate in our books. You will be overwhelmed by the accessibility options, let us start with.\n\n\ni) Highway network\n\n\nTypically we write about the highway network from suburban projects to KL, but is this the other way round.\n\n\nThink about this? All roads lead to KL (not Rome for this instance!). Feel like skipping this. But at PROPCAFE, we don\u2019t do shortcuts. Let\u2019s name the highway shall we. Cheras Kajang, Loke Yew, Sg Besi Besraya MEX, MRR2,\u00a0 Jalan Tun Razak, North South Highway, Smart, really abundances of highway accessibilities.\n\n\nii) Public transportation\n\n\nWhat about public transportation at present day? Lavile Kuala Lumpur is only 250m away from Taman Maluri LRT Station.\n\n\niii) Future transport infrastructure, the KVMRT Maluri Station\n\n\nPeople say 2 is better than 1. Folks in Taman Maluri are the lucky bunch as Taman Maluri Cheras will get not 1 but 2 train lines. Maluri station is the interchange station of Sungai Buloh/Kajang KVMRT Line 1 & LRT Ampang Line.\n\n\n\n\nInterchange, interchange and more interchange \n\n\nWhat is so special about an interchange? Direct translation enormous upside. In short, with an interchange you are able to access 2 lines easily, which translate to better travel options, convenience, it pays to be convenient nowadays.\n\n\nIn addition, Maluri Station is 2 MRT stop away from Tun Razak Exchange, an interchange station of KVMRT Line 1 & KVMRT Line 2 (Tun Razak Exchange).\u00a0 This is like having 2 MRT stations at your disposal. You want go One Utama, Kajang ok can, KLIA, can, KLCC, Bukit Bintang, no need to venture further, just 2 stop away from Maluri MRT Station for the interchange station.\n\n\nMaluri Station is also 1 station away from Chan Sow Lin interchange station, where you can access to Ampang LRT line, Sri Petaling LRT line & KVMRT Line 2.\n\n\n\n\nConnectivity to KVMRT Line 1 and Jusco Aeon Maluri\n\n\nTo ease the access of the residents of Lavile Kuala Lumpur to KVMRT Line 1 and Maluri LRT Station, the developer will build a covered walk way to like the Lavile Kuala Lumpur to Jusco Aeon Maluri. They say pictures tell a thousand words, check them out.\n\n\nPROPCAFE did the walkthrough of the access to Jusco Aeon Maluri to KVMRT Line 1 MRT Station (under-construction) will be approximately less than 2 minuites walk passing through Jusco Aeon Maluri Mall. The journey is pretty decent as we are passing the mall, with free aircond.\n\n\nHowever we understand the access via the mall will be limited to the operation hours of Jusco Aeon Maluri typically from 10am to 10pm.\n\n\nAlternatively the residents of Lavile Kuala Lumpur would require to an alternative access via Lorong Peel or Jalan Jejaka to Jalan Cheras.\n\n\n\n\nJusco Aeon Maluri, decent mall, able to fulfill your daily groceries needs also serve as the access to Maluri Station.\n\n\nLavile Kuala Lumpur layout analysis and views\n\n\nDespite the building looks like continuous L shape, developer has smartly divide it to 4 blocks with own lobby and lift access. There are 4 blocks with consist of block A1 and A2, B and C. The current launch is the block A1 and A2.\n\n\nThere are 9-10 units/floor, it sounds overwhelming however the developer has consciously enhanced the security such as access card to dedicated lobby and floor. To minimize waiting time, each block will be equipped with 3+1 lifts for the conveniences of the residents.\n\n\nAt first time when PROPCAFE saw the layout details, PROPCAFE was overwhelmed with the variety of the layouts. However with the eagerly helpful SA, PROPCAFE managed to collage and pierce the information. The variances of the layout is due to the mirror image of the layout and small variance in the balcony and built up.\n\n\nIn general, there are 3 layouts as per table below\n\n\n\n\n\n\n\n\nType\n\n\nSize, sqft\n\n\nConfiguration\n\n\n\n\n\n\nA\n\n\n750\n\n\n2+1bedrooms + 2 bathrooms\n\n\n\n\n\n\nB\n\n\n860 & 864\n\n\n3+1bedrooms + 2 bathrooms\n\n\n\n\n\n\nC\n\n\n956 \u2013 1067\n\n\n3+1bedrooms + 2 bathrooms\n\n\n\n\n\n\n\n\nDue to strategic location with close proximity to KL City Centre as well as myriad of amenities and infrastructure, MALURI has become choice of young families and this is very evidence from other developments in MALURI. Recognizing the TREND, Units in Lavile Kuala Lumpur been consciously designed with either 2 or 3 bedrooms and 2bathrooms.\n\n\nThe layout in general is designed with practicality in mind. To keep absolute price at minimum, minimal space wastage is observed. The bedrooms is sized to fit furniture efficiently. Sizable yard is provided in case owners would like to convert the space to wet kitchen. Compact balcony for owners who need fresh air and occasional smokers. But what PROPCAFE would like to highlight is utility room that many people take it for granted. Being condo, space is precious and typically for family their belonging will grow over the time. The utility room is excellent versatile space and if designed appropriately, it can store your belonging such as a foldable bicycle, old magazine and books that you are unwilling to throw away (yet), toys and almost anything else that not regularly used that you wish to tuck away. This will make your abode more spacious, tidier and cleaner.\n\n\nShare of average price, average floor \n\n\nAt the moment of writing, the pricing is not finalized by developer however the indicative price during the launch is around from RM868psf before any developer incentives such as early bird discount. Please check and consult with developer for the actual and final pricing structure for each different layout, level and facing. We are told monthly maintenance will be approximately RM0.35 PSF, average monthly maintenance will be around RM270 to RM380.\n\n\nShow Unit Review\n\n\nThe show unit is based on the layout of Type C 1060/1067sf. The high ceiling and the width of the living hall provides additional visual space in this unit. All bedrooms and bathrooms are in reasonable sizes but open kitchen is relatively small. However, it comes with a good size utility room and yard to cater the needs of family. Do refer the photos below together with the layout analysis in the other section.\n\n\nNearby development comparison\n\n\nFor most of the people out there, property will most likely form the biggest purchase (or investment) ever in our life. Naturally we want our money works hard for us and get the best bang for it. Obviously before we sign on the dot, we need to survey and make comparison between all the properties from concept, finishes, developer reputation, access etc. In PROPCAFE, we strive to provide information that could guide PURCHASERS make informed decision before part away with hard earned money.\n\n\nPSF and rental comparison for development within 1km away from Lavile Kuala Lumpur\n\n\nWe observed that Orando Holding\u2019s past project within the vicinity Vistaria launched RM350K from beginning stage and now market selling price increased to RM710K. Sky Vista launched RM650K and now commands a market value of RM1million.\n\n\nSince the launch of D\u2019 Alamanda in 2003, Maluri has seen tremendous growth in property demand and capital appreciation. D\u2019 Alamanda has more than double its value due to the low absolute price and launched during the softer property market. However the market started to pick up from 2009 where purchasers who took risk buying Amaya Maluri after the US\u2019s Financial Crisis has reaped the benefit by enjoying 80% capital appreciation! Due to its strategic location and many infrastructure upgrades, Maluri has gain attention from Sunway where Sunway Velocity\u2019s maiden premier residential Sunway Velocity V-Residence 3 was launched from RM850psf on July 2011 with subsequent phases at even higher prices, breaching RM1K psf.\u00a0 The market observer is waiting for the eagerly anticipated One Cochrane from Boustead where they expect to launch it early next year. Currently they are fine tuning the plan by reducing the size but increase the total unit from 800 to 880units.\n\n\nWith close proximity to KL City Centre, 2 MRT stations and mall with 1km apart, upgraded Jalan Tun Razak and Jalan Cheras as well as direct access to MEX, Maluri will just get better.\n\n\nDensity\n\n\nWithin the 4 acre of land, Lavile Kuala Lumpur consists of 1278 units with density of 336 units/acre.\n\n\nCatalyst \n\n\nLocation sells itself at\u00a0 Maluri, Cheras, Kuala Lumpur\n\n\nWith so many focus and attention on Taman Maluri especially on the impending completion of MRT and redevelopment of Cochrane, not surprising that this area has gain much attention from developers and the property buyers.\n\n\nIn addition, Taman Maluri commercial area at Jalan Jejaka will continue serve the local from all ranges of commercial goods & services from banks, electricals, convenience stores, laundries, car wash, pharmacies, mini market, fruits and all sorts of food options.\n\n\n\n\n\n\nCoupled with 2 mega malls from established developer with proven record of managing malls (Sunway with Sunway mall and Boustead with Ikano and Curve), the Velocity, Mytown and Ikea malls will infuse new life in the area and subsequently will attract migration of population to move in Maluri. The development will also encourage the Life-Work-Play concept within Maluri itself.\n\n\nWith KVMRT Line 1 due for completion in July 2017, it will be just 10minute or 3 stations away from Bukit Bintang Central while the residents still could enjoy the myriad of amenities within Maluri. Essentially it will bring Maluri closer to to KL City Central.\n\n\nWith all the catalyst, you cannot blame the optimistic property experts on the potential of Maluri/Cochrane area.\n\n\nMid-Term Prospect\n\n\nPROPCAFE is always bullish on Cheras properties as it has all key factors to grow exponentially based on its large population, close proximity to centre of KL, \u201cOld Money\u201d with relatively high purchase power, ample of amenities, matured township, accessibility to all part of Klang Valley and recenty massive infrastructure upgrade at Jalan Cheras/Jalan Loke Yew. The much awaited integrated commercial & residential projects like EkoCheras and Velocity will also bring more lifestyle to the under-served residents in Cheras. Lastly, the game changer \u2013 MRT Line, which is the last piece of puzzle and missing link in Cheras, will become the reality in 2017. There is no doubt on the positive mid-term prospect in this part of Kuala Lumpur.\n\n\nLavile Kuala Lumpur Project Summary\n\n\nLavile Kuala Lumpur is a project which smack in the middle of KL town. Mega malls, commercials, banks, schools, cheap eats expensive eats and all convenience you need staying in town are all within reach.\n\n\nNotwithstanding, you have a Maluri interchange station coming, acts as main catalysts for the project.\n\n\nHowever, average PSF at RM868 is not exactly affordable, definitely it has priced in the location premium.\n\n\nThere isn\u2019t many new project coming in this part of town, Lavile Kuala Lumpur is indeed a rare project in prime and mature location such as Maluri Cheras. That being said the surrounding of this area rather old, some say its gold.\n\n\nLavile Kuala Lumpur is an\u00a0 winning project comes with density, with close to 1300 units, it\u2019s going to be crowded. But hey, which city that is not crowded these days\u2026\u2026.\n\n\nContacts: \n\n\nAddress: Lavile Sales Gallery, No. 5, Lorong Peel, Taman Maluri, Cheras, 55100 Kuala Lumpur\n\n\nTel: 010-206 1111\n\n\nOperation time: 10am-6pm\n\n\nGoogle Maps \n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/legasi-oug-at-taman-oug/", "title": "PROPCAFE\u2122 Review: Legasi OUG at Taman OUG", "body": "\n\nIntroduction\n\n\nBordered on north by Old Klang Road and south by KESAS, Taman OUG is an old township developed by Overseas Union Garden Sdn Bhd (OUGSB) in 1960s. Taman OUG is predominantly occupied by linked houses, semi-detached and bungalows. In summary, Taman OUG is pretty much a mature neighborhood. Taman OUG was initially a joint venture between the founding family and Singapore\u2019s United Overseas Bank in 1960s \u2014hence the name Taman OUG, or Overseas Union Garden.\n\n\nIn 2012, WCT has acquired 23ha of freehold land which located in between Taman Yarl/ OUG and KESAS to be developed as W City @ OUG. The land was acquired for RM450million (RM180psf).\n\n\n\n\nFrom the developer\u2019s website\n\n\nW City OUG @ Kuala Lumpur is a sprawling 63 acres of Connected Community Development located in Taman OUG, Kuala Lumpur. The first mixed use development in KL South comprising a residential, mixed commercial, retail and public space components, W City OUG @ Kuala Lumpur is poised to be the next exciting, vibrant epicenter of entertainment, wellness, enrichment, specialty and F&B.\nW City OUG @ Kuala Lumpur is designed with an emphasis on walkability and seamless connectivity, enabling ease of pedestrian movements safely and conveniently, within and across the development.\n\n\n\n\nThe landscape in Taman OUG is expected to change further. Plaza OUG, a well known landmark not just amongst residents around this area such as Taman OUG, Taman Yarl, Happy Garden etc, but also amongst frequent travelers along Old Klang Road. Used to house the first Yaohan in Malaysia, currently Plaza OUG is anchored by Parkson. However this is set to change with redevelopment expected to take place towards end of 2021. All tenants already given notice and the last tenant is expected to leave by before end of the year, giving way for demolishment and redevelopment. Propcafe\nTM\n will revisit this shortly.\n\n\nAnother landmark which regulars will not miss is the small hill opposite Plaza OUG, at junction between Jalan Gembira and Jalan Awan Besar. It\u2019s been left untouched for past 30 odd years and the hill has turned to undergrowth. Till early of last year, some land clearing and construction work were seen on the hilly site.\u00a0\n\n\n\n\nPhoto from google street\n\n\n\u00a0\n\n\nIt was known soon, OUGSB the original developer of Taman OUG is currently developing the site as Legasi OUG. Read on for Propcafe\nTM\n Review.\n\n\nLocation and Accessibility\n\n\nLocated at the mature Taman OUG, Legasi OUG is easily accessible via NPE and KESAS highway via Old Klang Road and Jalan Awan Besar\u00a0 to main spots such as KL, Bangsar, Sunway, Puchong, Kuchai Lama, Midvalley etc. The beauty of the Taman OUG there are\u00a0 always multiple options to everywhere, depending on the traffic and peak/non peak hours. For example if you are heading to KL direction, you may use the following\n\n\n\n\nOUG =>OKR=> Jalan Syed Putra =>Jalan Kuching=> Jalan Sultan Ismail\n\n\nOUG=> NPE=> Jalan Bangsar =>Jalan Kuching => Jalan Sultan Ismail\n\n\nOUG=> Jalan Awan Besar\u00a0 =>KESAS\u00a0 =>\u00a0 SMART tunnel/ MEX/ KL-Seremban Highway\n\n\n\n\nJust to name as there are multiple combination that travelers can use. Similar if one plans to go to Sunway, travelers may opt via NPE or KESAS, depending on the traffic condition.\n\n\n\n\nHowever as the guardhouse is located off Jalan Gembira and no plan for dedicated traffic light and turning right, you need to drive further down Jalan Gembira, make an U-turn to reach the guardhouse. Slight inconvenience but not a deal breaker.\n\n\n\n\nMasterplan and facade\n\n\nLocated on 3.46acres of elevated freehold land, Legasi OUG consists of 442 units which split evenly into 33-storey block A and B. At the time of Propcafe\nTM\n visit last year, the developer was launching block B.\n\n\n\n\nThe buildings are arranged in V, to follow the shape of the land with the buildings are mirror image of each other. The swimming pool is located in between the blocks.\n\n\n\n\nYou either love or hate the fa\u00e7ade. In Propcafe\nTM\n review of The Birch, you will noticed that the developer has mixed clay brick element to the fa\u00e7ade which is quite refreshing and given that Jalan Ipoh and Kasipillay is quite old settlement, the clay brick element is not really out of touch and in fact blending in quite well with the neighborhood.\n\n\n\n\n\u00a0\n\n\nHowever, OUGSB has brought this concept to another level. Literally almost all the cavities such as aircon ledge, carpark, yards and roofs are covered with the clay bricks. Bricks also feature heavily on the car ramp. lobby, visitor parking etc.\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nOne thing that Propcafe\nTM\n like is the long car ramp from main road to the guardhouse and to the lobby and carpark entrance. The guardhouse also set further back from the main road. This will serve as retention bays and allowing visitors, contractors to enter the compound without overflowing and disrupting the traffic on main road. There are also temporary carpark bays infront of the guardhouse, pretty useful if need a quick meet up with residents without the need to go in as well as blocking the traffic.\n\n\n\n\nThere is dedicated pedestrian walkway from lobby to the guardhouse for residents. Given the slope, developer has smartly design the walkway flat with staircase near the guardhouse.\n\n\n\n\nUnit Layout\n\n\nThere\u00a0 are 8 units per floor with total 221 units in each block sharing 3+1 lifts. The service lift can be double up as passenger lift. The unit to lift ratio is fairly low density around 55units/lift, one of the lowest Propcafe\nTM\n ever seen in new launches. Lift utilization is one of the most important and under rated factor living in strata title which ignored by owners and prospect purchasers. Obviously lift utilization also depends on factor such as capacity and speed but with more lifts the load can spread out evenly and the waiting time can be minimize greatly. Also in case of lift breakdown, there are sufficient redundancy to serve the residents.\n\n\n\n\n\n\n\n\n\n\nType\n\n\n\n\n\n\nSize, sqft\n\n\n\n\n\n\nConfiguration\n\n\n\n\n\n\nUnits/floor\n\n\n\n\n\n\nFacing\n\n\n\n\n\n\n\n\n\n\nA\n\n\n\n\n\n\n1050\n\n\n\n\n\n\n3 bedrooms + 2 bathrooms\n\n\n\n\n\n\n2\n\n\n\n\n\n\nPool/landscape view\n\n\n\n\n\n\n\n\n\n\nB\n\n\n\n\n\n\n1135\n\n\n\n\n\n\n3 bedrooms + 2 bathrooms\n\n\n\n\n\n\n2\n\n\n\n\n\n\nOUG/ landscape/ KL\n\n\n\n\n\n\n\n\n\n\nC\n\n\n\n\n\n\n1390\n\n\n\n\n\n\n3 + 1bedrooms + 3+1 bathrooms\n\n\n\n\n\n\n2\n\n\n\n\n\n\nOUG/ landscape/ KL\n\n\n\n\n\n\n\n\n\n\nD\n\n\n\n\n\n\n1750\n\n\n\n\n\n\n3 + 1+1 bedrooms + 3+1 bathrooms\n\n\n\n\n\n\n1\n\n\n\n\n\n\nOUG/ KL\n\n\n\n\n\n\n\n\n\n\nE\n\n\n\n\n\n\n1770\n\n\n\n\n\n\n3 + 1+1 bedrooms + 3+1 bathrooms\n\n\n\n\n\n\n1 (block A)\n\n\n\n\n\n\nKL & Pool\n\n\n\n\n\n\n\n\n\n\nF\n\n\n\n\n\n\n2230\n\n\n\n\n\n\n4 + 1+1 bedrooms + 4+1 bathrooms\n\n\n\n\n\n\n1 (block B)\n\n\n\n\n\n\nOUG & Pool\n\n\n\n\n\n\n\n\n\n\nIn general there are 4 facings and depends on which block and type you are choosing, you will either get pool, landscape, OUG and KL view. Do note that the landscape view will also face the HTC that located approximately 100ft away from the edge of Legasi OUG.\n\n\n\n\nDepends on the unit selection, each unit will be entitled of at least 2 carparks to the maximum of 4 carparks. For example, type A will be allocated 2 carparks and type D will be allocated 3 carparks.\n\n\nThe unit sizes is pretty generous with feature such as yard, implying the target market is family and own stayers rather than investors. In fact during the pitch from developer representative, they barely referring to price benchmark, rental yield expected in this development vis-\u00e0-vis neighboring development.\n\n\nSome of the unique feature that Propcafe\nTM\n noticed as follow\n\n\n\n\nWide layout to the depth space, allowing more natural sunlight into living and dining area\n\n\nSufficient space for dry kitchen and island even for type A\n\n\nWide corridor leading to bedrooms for built in cabinet space. Very thoughtful feature especially for space limited condo and usually corridor leading to bedrooms is a \u201cdead\u201d space\n\n\nDeep ledge to cut the glaring from sun\n\n\nAll bedrooms are sizable to place queen size bed\n\n\nAll bedrooms are facing outside ie none are facing airwell internal corridors.\n\n\nNo airwell design\n\n\nAll units are either semi-detached or bungalow concept (Maximum of just one joining wall between units)\n\n\nType B can be converted to Dual Keys\n\n\nWing design for Type E and F with L shape balcony for 270deg view.\n\n\nAll bathrooms are naturally ventilated with own window\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nPropcafe\nTM\n particularly like the wide living and dining especially with balcony is fully opened, like bringing outdoor living inside. Propcafe\nTM\n truly believe a good layout design will enhance the quality of living which too many developers nowaday take it for granted (due to many reasons).\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nFacilities\n\n\n\n\nThe facilities in Legasi OUG is pretty basic with Pool , BBQ area, Garden/ landscaped area, Gym, multi purpose hall, children playground and half basketball court.\n\n\n\n\nSurprisingly, EV charging station also Included in the development.\n\n\n\n\nFacilities always a double edge swords. While modern facilities sounds fancy on paper, as own stayers we have to ask question how frequent we are using the facilities. Also the knowledge and cost to maintain the facilities in long run. There are challenges involved and there are no right or wrong answer.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nShow units\n\n\nDeveloper has provided two show units where one show unit is showcasing fully ID unit. For most of the prospect buyers, they need visualization what can be done with the space and layout\n\n\nThis slideshow requires JavaScript.\n\n\nAnd interesting, developer also provided empty unit to illustrate what prospect buyers expected to receive\n\n\nThis slideshow requires JavaScript.\n\n\nIf readers observe the units especially the yard, the red clay brick is used to cover the cavity. It can be quite prominent not just from outside but inside as well. The clay brick promotes better natural ventilation, heat dissipation and privacy however in the same time there\u2019s long term maintenance associated with the design. For example, these hollow spots are perfect spot for birds, pests, spider web to build their nest and web. It will be extremely difficult for anyone to upkeep the maintenance on this.\n\n\nPrice and cost\n\n\nThe maintenance fee inclusive sinking fund is expected around RM0.35psf. For type A, the fee is added to RM367.50. The psf between different view, facing and size can differs greatly. Obviously the lowest absolute amount is type A however pool facing will have premium over the landscape view. The landscape view will also be facing HTC. However if prospect buyers is looking for value, larger units such as type D and E can provide much better. Not only the PSF is much lower than their smaller cousins, these units also come with at least 3 carparks. These units also not facing the HTC. In general, for smaller units, owners are expected to pay RM600psf+ onwards.\n\n\nLegasi OUG is eligible for Home Ownership Campaign (HOC) 2020. Under the campaign, the home buyers are entitled of the following.\n\n\n\n\nStamp duty exemption\n on the instruments of transfer and loan agreement for the purchase of residential homes priced \nbetween RM300,000 to RM2.5 million\n (subject to at least 10% discount provided by the developer).\n\n\nThe \nexemption on\u00a0the instrument of transfer\n is limited to the \nfirst RM1 million of the property price\n, while full stamp duty exemption is given on loan agreement effective for \nSales and Purchase Agreements (SPA)\n signed between \n1st June 2020 to 31st May 2021\n.\u00a0\n\n\n\n\nIf will be your 3rd property, do note that The 70% margin of financing limit that was applicable for 3rd\u00a0residential property valued at RM 600,000 and above will be uplifted, subject to internal risk management and assessment of the respective financial institutions.\n\n\nCatalyst\n\n\nPlaza OUG is set to be by end of 2021 with most tenants are moving out soon. The plaza OUG is to make way for a new\u00a0\n3-storey shopping mall\n\u00a0with\u00a0\nhotel\n\u00a0and\u00a0\nserviced residence\u00a0\nsited\u00a0on top of it. The\u00a0\nhotel\n\u00a0will have\u00a0\n204 rooms\n\u00a0and the\u00a0\nserviced residence\n\u00a0will have\u00a0\n219 units\n. On completion, the building will be 51-storey tall. (Source: propsquare.my)\u00a0\n\n\nFurther from Taman OUG across KESAS highway, \nless than 4km away\n Pavilion Bukit Jalil with NLA of more than 2millions is one of the largest regional malls in Klang Valley expected to be opened toward last quarter of 2021.\n\n\nAll the redevelopment and completed modern malls will provide further amenities and conveniences to the residents.\n\n\nTo watch the latest Pavilion Bukit Jalil, click the link\u00a0\nhere\n\n\nConclusion\n\n\nPropcafe\nTM\n like the density and residential freehold title land, a rarity where most developers maximize profit by converting land to commercial to build more units. Developer approach to build a development that catered for family is well applause and obviously the location is excellent but debatable as the site located at the junction, which can be issue for fengshui believer. And finally Propcafe\nTM\n like the fact developer is pretty generous with carpark allocation.\n\n\nYou can either love or hate the fa\u00e7ade with the excessive red clay brick treatment. The HTC is too near to the site for comfort of most prospect buyers especially this is considered as medium to high end development where most prospect are discerning buyers. Therefore unit selection is very critical here. the launch timing maybe not the best as most are still quite hesitating with big ticket purchase\n\n\nHappy Hunting!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/lui-li-gardens-setia-eco-glades-360-degree-view/", "title": "PROPCAFE 360 Degree View : Liu Li Gardens \u2013 Setia Eco Glades @ Cyberjaya by SP Setia", "body": "\n\nPROPCAFE\n started to follow \nSetia Eco Glades @ Cyberjaya\n project from the ballot day of Phase A1 Charms of Nustantara (Bungalow,\u00a0SMD & Link Villa)\u00a0, Liu Li Gardens (Link Villa) and Lepironia Gardens (SMD)\u00a0in 2012. Both Charms of Nusantara and Phase A1 Liu Li Gardens \u00a0were fully taken up on ballot day. Time flies, it has been three years and now is the vacant possession time for Phase A1 Liu Li Gardens and Lepironia. Charms of Nusantara probably may need a month or two more to\u00a0go before it can be handed over.\n\n\nThe forums like Lowyat.net has been sharing many photos of Lepironia Gardens, therefore, here PROPCAFE will focus more on \nLiu Li Gardens\n. PROPCAFE being PROPCAFE, we will never disappoint you for sure, be it review or VP 360 degree view. PROPCAFE will not just show you the final product, PROPCAFE will go deeper to show the variation of the products (corner vs. intermediate; You Mei vs. Huan Xi)\u00a0and also the changes that has been done by developer on certain units on You Mei and Huan Xi. Those who want to close up the courtyard at You Mei\u00a0& Huan Xi\u00a0internally/externally or Huan Xi\u2019s extra room at ground floor/1st floor extra balcony, you will get the \u201cbenchmark/show unit\u201d here to follow. Surely, these changes on the properties will be used by management i.e. to be standard for those want to do the same.\n\n\nLet\u2019s take a look on the delivered\u00a0\nfa\u00e7ade\n of both You Mei and Huan Xi at Liu Li Gardens. The futuristic design of You Mei and Huan Xi looks fresh to the market. Instead of the same o same o squarish modern fa\u00e7ade that available all over the places, Liu Li Gardens\u2019 curvy yet modern design will likely be the only one in the market in many years. Love its curvy line at the balcony. The light blue paint colour also\u00a0turned out to be much\u00a0nicer than what it showed in the brochure \u2013 YOUNG & REFRESHING!\n\n\nYou Mei Frontage/Side View \u2013 End Lot Unit\n\n\nYou Mei Frontage View \u2013 Corner Unit\n\n\nYou Mei Side View \u2013 Corner Unit\n\n\nYou Mei Side View \u2013 Big Corner Unit\n\n\nYou Mei Rear View \u2013 End Lot Unit\n\n\nYou Mei Rear View\n\n\nYou Mei Frontage \u2013 Intermediate Unit\n\n\nHuan Xi Side View \u2013 Corner Unit\n\n\nHuan Xi Rear View \u2013 Corner Unit\n\n\nHuan Xi Frontage \u2013 Corner Unit\n\n\nHuan Xi Side View \u2013 Zoom In Corner Unit\n\n\nHuan Xi Frontage \u2013 Intermediate Unit with Staggered Streetscape\n\n\nHuan Xi Side View \u2013 Intermediate Unit with Staggered Streetscape and Super Long Car Porch\n\n\nHuan Xi Side View \u2013 Intermediate Unit \u2013 Non Standard and make the link not so boring\n\n\nHuan Xi Frontage \u2013 Standard Intermediate Unit\n\n\nHuan Xi Rear/Side View \u2013 Corner Unit.\n\n\nWhat can be \nchanged on facade\n? In fact, it already altered and changed by Developer for certain units. Well, many owners must be curious how it could be done. Let\u2019s cool down, think positively, it sets a good benchmark to follow. It does look neat and tidy! See below.\n\n\nYou Mei Side Fa\u00e7ade Before The Cover Up of Courtyard\n\n\nYou Mei Side Fa\u00e7ade After the Covered Up of Courtyard \u2013 Hey! It seems like door and window can be re-used!\n\n\nYou Mei Rear View After Covered Up of Courtyard \u2013 Zoom In\n\n\nHuan Xi Side View Before The Extension at the Side\n\n\nHuan Xi Side Fa\u00e7ade After Extended the Side (original 5ft narrow courtyard for intermediate unit) \u2013 To Make Living/Staircase area to be bigger!\n\n\nHuan Xi Side Fa\u00e7ade After the 1st floor Covered Up \u2013 To Make a small family and more window and area for two rooms\u3002 At least three corner units already completed exactly the same way.\n\n\nMany will argue that how can this happen in gated and guarded strata title unit? Well, in any cases, if JMB/MC approves it, it can be done even under G&G Strata Title ACT. Based on our observations,\u00a0the alteration on fa\u00e7ade and internal layout is\u00a0bound to happen in Liu Li Gardens\u00a0because not many Malaysian can take or\u00a0like the\u00a0big courtyard at You Mei.\u00a0Malaysian loves internal space! Also, Huan Xi\u2019s narrow 5ft long courtyard is even worse as it cut off the space vertically throughout the unit (will show you in later section). For many, it is almost certain that it will be covered. Instead of struggling to approve and standardise the renovation on these areas, immediately management can use these already \u201cmodified\u201d\u00a0units as show units and set the approval standard. At least, it is visually available and no surprise later!\n\n\nJom\u2026\u2026 \nLandscape\n time! There is high expectation set on Setia Eco Glades in term of its landscape. As of the date we visited the site,\u00a0 the landscape work\u00a0is no way near to completion. It seems like gardeners and workers still rushing to put in more trees, plants, flowers and decoration pots around the parcel of A1. Backyard garden like Orchard Gardens and waterways are still work\u00a0in progress. Similar to the central\u00a0garden\u00a0\u2013 Liu Li Gardens and the fountain which is the middle of this project. The developer needs to put more efforts to make it WOW. We shall revisit it in future date. Of course, PROPCAFE will help to clear your thirst first\u00a0by the work in the progress landscape photos below.\n\n\nGreen Strip Between End Lot of You Mei\n\n\nLandscape Near Liu Li Gardens\n\n\nPlayground Near Liu Li Gardens\n\n\nOrchard Garden \u2013 WIP\n\n\nLandscape Between Units.\n\n\nWaterway Behind the Units \u2013 Still Teh Tarik Colour at the moment\n\n\nView on Orchard Gardens \u2013 More Works To Be Done\n\n\nCurvy Walkway Between Units\n\n\nNear Liu Li Gardens\n\n\nNice Pathway To Liu Li Gardens\n\n\nRandom Pathway\n\n\nLandscape\n\n\nMore Grass? Ha\u2026\n\n\nFountain\u2026Almost there.\n\n\nLiu Li Gardne View from Huan Xi Unit. Worth for the premium?\n\n\nRoute to Liu Li Fountain!\n\n\nPlace for kids to roam around!\n\n\nMore trees needed?\n\n\nPlace where neighbours to meet?\n\n\nHot! More Trees please!\n\n\nRun, Jog, Sit\u2026\u2026\n\n\nExtra Gardens?\n\n\nWhere are the rambutan trees? Lol\n\n\nWaterway\n\n\nBackyard\u2026More privacy?\n\n\nLiu Li Gardens at the backyard.\n\n\nAt least not the small little trees below 5 feet\n\n\nRandom landscape\n\n\nJogging path\n\n\nWaterway again.\n\n\nWaterway behind the Hammock Club\n\n\nPath to Focal Point \u2013 Liu Li Fountain\n\n\nRandom Landscape\n\n\nWhere is the ball?\n\n\nLiu LI???\n\n\nLiu Li Liu Li\n\n\nNeed more time to see it green\n\n\n\n\nThe gateless concept in Liu Li Gardens make more space for the street and houses. The extended car porch area will surely\u00a0make Malaysian happy as more cars can be parked within your home\u00a0instead of\u00a0fighting the \u201cillegal\u201d car park at both sides of the street. Well, if you see the photos thoroughly, you can see many \u201cbox-up\u201d visitor parking lots are available at the designated area (road side). This was not indicated in the initially master plan and will definitely help for the owner\u2019s visitors. It will reduce the \u201csimply park\u201d mentality here at Setia Eco Glades. Also, many other designated visitors carpark available outside and right after the guardhouse. This part, PROPCAFE brings you to see the \nstreetscape\n of Lui LI Gardens. Not done yet, but it is still worth to take a look.\n\n\nLong Car Porch that can cater 4 cars easily\n\n\n \n \n \n \n \n\u00a0 \n \n\n\nHammock club\n at Liu Li Gardens is not furnished yet by developer and now it looks quite bare. Good news for the Liu Li Gardens owners is the swimming pool (8\u00d726 meter)\u00a0is much bigger than the lepironia\u2019s which is located at\u00a0current sales gallery. Similar to Lepironia, children playground, basketball court and gym are available for residents. Simple and not fanciful clubhouse. Harlo, with this nice environment, RM220 maintenance fees per month for such facilities and securities, you should have nothing to complain about.\n\n\nDouble Volume Gym Room\n\n\nVery Basic Gym Equipments\n\n\nUnfurnished Clubhouse. Soft furnishing yet to be there!\n\n\n8 x 26 meter Pool\n\n\nAt last the fountain is working. Not decorated yet with landscape\n\n\nSmall wading pool\n\n\nSmall Basketball Court.\n\n\n \n \n \n\n\n\n\nSP Setia always adopts dual layer security \nguardhouse\n and no exception for Liu Li Gardens. Similar to Setia Eco Park, it provides more security to the residents where tailgating incident from intruders which happened in\u00a0many gated and guarded communities\u00a0should not happen here.\n\n\n\u00a0 \n\n\nYet to be ready\n\n\nThis section shows you the\n\u00a0internal layout and\u00a0finishing\n of the\n You Mei\n unit which comes with a spacious courtyard. The unit is airy and bright with many large/long windows and sliding doors. The split of living, dinning and AV rooms provide a lot of rooms for renovation ideas. The size of dry and wet kitchen is reasonably big for link houses nowadays. It could be due to its width of 26ft which is rare to find\u00a0for \u00a0link houses nowadays. Other than the courtyard, the length of 95ft also help to\u00a0cater a big store room\u00a0underneath staircase and\u00a0maid room near the wet kitchen.\n\n\nThe size of the three rooms located at 1st floor is big and more than enough for a small/medium size\u00a0family. If there is a need of additional room, one can find way to use the ground\u2019s floor AV room + maid room area to extend an\u00a0additional a room with ensuite bathroom. By doing this, ideally the courtyard may need to close up to provide more space for dinning area. You Mei has plenty of way to renovate it and if one wants to have maximum built-up,\u00a0by closing up courtyard\u00a0area for ground and 1st floor will make this house comes with 3300 to 3400sf. And, you know what, you already can see it in one of the units below with the help of developer. That unit will be the standard for whoever want to do it. Also, PROPCAFE checked out the\n intermediate unit\n to share the differences between corner/endlot and intermediate units.\u00a0The\u00a0intermediate unit\u00a0looks surprisingly ok with the big courtyard. But, again, PROPCAFE believes 90 percent of the units will close it up.\n\n\nYou Mei Living Hall Facing Courtyard \u2013 Corner/Endlot\n\n\nYou Mei Living Hall Facing Courtyard \u2013 Corner/Endlot\n\n\nYou Mei Living Hall Facing Courtyard \u2013 Corner/Endlot\n\n\nYou Mei Courtyard/Corridor\n\n\nYou Mei Courtyard/Corridor\n\n\nYou Mei Courtyard \u2013 Corner/Endlot\n\n\nYou Mei Courtyard\n\n\nYou Mei Courtyard \u2013 Corner/End Lot\n\n\nYou Mei Courtyard \u2013 Corner/End Lot\n\n\nYou Mei Courtyard \u2013 Intermediate Unit\n\n\nYou Mei Courtyard \u2013 Intermediate Unit\n\n\nYou Mei Courtyard/Corridor \u2013 Intermediate Unit\n\n\n\u00a0\n\n\nYou Mei Living/Dining/Av Room \u2013 Corner/End Lot \u2013 After close up the courtyard\n\n\nYou Mei Living/Dining/Av Room \u2013 Corner/End Lot \u2013 After close up the courtyard\n\n\nYou Mei Dinning + AV Room \u2013 Corner/End Lot\n\n\nYou Mei Dinning + AV Room \u2013 Corner/End Lot\n\n\nYou Mei Din AV Room with Garden \u2013 Corner/End Lot\n\n\nYou Mei Dry Kitchen\n\n\nYou Mei Wet Kitchen with Maid Room at the side\n\n\n\u00a0\n\n\nYou Mei Staircase\n\n\nYou Mei 1st Floor Corridor\n\n\nYou Mei 1st Floor Corridor\n\n\nYou Mei 1st Floor Courtyard View\n\n\nYou Mei Master Bedroom\n\n\nYou Mei Master Bedroom \u2013 Corner/End Lot\n\n\nYou Mei Master Bedroom \u2013 Corner/End Lot\n\n\nYou Mei Master Bedroom \u2013 Intermediate Unit\n\n\nYou Mei Master Bedroom \u2013 Intermediate Unit\n\n\nYou Mei \u2013 1sf Floor Corridor \u2013 Intermediate Unit\n\n\nYou Mei Master Bathroom\n\n\nYou Mei Master Bathroom\n\n\nYou Mei 1st Bedroom \u2013 Corner/Endlot\n\n\nYou Mei 1st Bedroom \u2013 Corner/Endlot\n\n\nYou Mei 1st Bedroom \u2013 Intermediate Unit\n\n\nYou Mei 2nd Bedroom\n\n\nYou Mei\u00a02nd Bedroom\n\n\nYou Mei \u2013 1st and 2nd Bathroom\n\n\nYou Mei Large Store room\n\n\nHuan Xi\n unit comes with a narrow 5ft width courtyard covered half of the unit. To many, it destined to be covered\u00a0up\u00a0but be aware of the darkness\u00a0of it\u00a0if one thinks to covered it up as we are talking a very long layout here. The staircase stuck in the middle of the house is not ideal. However, with the extension of 5 ft mentioned above, it looks much better (see the photos in the section later).\n\n\nCompared to You Mei, the rooms at Huan Xi\u2019s 1st floor\u00a0seems smaller and it comes with many corners (so difficult to take picture!). But it has the benefit of having the master bedroom\u00a0at the back.\u00a0It means those units come with Liu Li Gardens will enjoy the scene\u00a0and view there. Again, the so called \u201crenovated\u201d units by developers\u00a0manage to squeeze a small family hall upstair together with bigger space for two\u00a0rooms. Also,\u00a0there are units already extended\u00a0extra room by using the long\u00a0dinning area of the\u00a0house.\u00a0To do this, one must\u00a0give up the\u00a0narrow courtyard for sure. See photos below.\n\n\nHuan Xi Living Room\n\n\nHuan Xi Living Room\n\n\nHuan Xi \u2013 Courtyard \u2013 Intermediate Unit\n\n\nHuan Xi \u2013 Narrow Courtyard \u2013 Intermediate Unit\n\n\n\n\nHuan Xi \u2013 Corridor from Living to Dining \u2013 Corner Unit\n\n\n\u00a0\n\n\nHuan Xi \u2013 Corridor from Living to Dining \u2013 Corner Unit After Extended 5ft i.e. covered up the narrow courtyard\n\n\nHuan Xi \u2013 Dining Area\n\n\nHuan Xi Dining Area\n\n\nHuan Xi Dining Area After \u201cCrafted Out\u201d the Space for Additional Bedroom\n\n\nHuan Xi Wet Kitchen Besides Maid Room\n\n\nHuan Xi Wet Kitchen\n\n\nHuan Xi Wet Kitchen\n\n\nHuan Xi \u2013 Corridor 1st Floor\n\n\nHuan Xi 1st Floor Corridor cum Family Hall After Covered Up the Narrow Courtyard (5ft).\n\n\nHuan Xi Master Bedroom \u2013 Intermediate Unit\n\n\nHuan Xi Master Bedroom \u2013 Corner Unit\n\n\n\u00a0\n\n\nHuan Xi Master Bedroom \u2013 Corner Unit After \u201cModified\u201d with extra sliding door and balcony\n\n\nHuan XI 2nd Bedroom\n\n\nHuan Xi 1st Bedroom After Modification\n\n\nHuan Xi 1st Bedroom\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u201cModified\u201d Bathroom at Huan Xi Bedroom 2\n\n\nHuan Xi \u2013 Modified Bathroom 1 \u2013 Corner Unit\n\n\nQuick look at the rooftop. Air conditioners piping and Astro cables are there to connect. The arrangement of having this on the top will prevent the another \u201csimply put\u201d mentality to degrade the fa\u00e7ade and visualisation of overall Liu Li Gardens. Good job\u00a0by SP Setia.\n\n\nOn top of this, SP Setia also already provided necessary cabling for CCTV (external & internal), motion detect sensor, alarm sensor on each window and glass panel. Security tablet also given together with panic button etc.\n\n\n\n\nInterchange of Setia Eco Glades\n is almost ready. Based on internal news, it\u00a0should be ready in the end of November and Sultan of Selangor is expected to officiate it. Once it is opened, it will save a lot time of to get into Setia Eco Glades from MEX. More traffic means more public will notice Setia Eco Glades. Similar to Desa Park City, you need more people to embrace the environment\u00a0and attract more peoples to move or upgrade here. The chain reaction on property demand and transaction will then bring up the value of the development. Hiding somewhere privately\u00a0will not help at all. But it is all down to the \nambience\n and \ncommon streetscape/landscape\n that maintain by SP Setia. You can see the works are still on going including the big round about. The public jogging path (see photos below) near The Sanctuary of Eastern and Western Heritage shows that SP Setia is ready to make this place the most welcome environment for Cyberjaya folks to jog, cycle and hang around!\n\n\n \n \n\n\nUsual SP Setia Big Round About In The Making\n\n\n \n \n \n\u00a0 \n \n\n\nIsle Kameras Show Units?\n\n\nBefore we end here, here we provide few glimpse of \nCharms of Nusantara\n. It looks lovely and the bridge from mainland to link the island\u00a0together with its\u00a0guardhouse is on the way!\n\n\n\n\n\n\n\n\nOnce the island is ready and\u00a0the ugly blue cconstruction fences are lifted, PROPCAFE will definitely update the landscape and streetscape again to reveal the space and connection of islands/mainland within this beautifully\u00a0executed\u00a0Setia Eco Glades. So, stay tuned!\n\n\nThose want to see our previous review (2years ago) on Setia Eco Glades. Please follow the link below.\n\n\nhttps://www.propcafe.net/setia-eco-glades-cyberjaya-part-ii/\n\n\nLatest drone view on Setia Eco Glades by Henglai Lim.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/lyden-16-sierra-review/", "title": "PROPCAFE Peek : Lyden @ 16 Sierra, Puchong South By IOI Properties", "body": "\n\n16 Sierra is IOI Properties unique themed garden development located at the fringe of Puchong. Some people try to relate this area at Puchong South, but to us 16 Sierra is a Puchong wannabe. By the way, we measure Puchong\u00a0 \u2018starts from\u2019 and \u2018ends at\u2019 the LDP toll gates. It is in fact easier to relate 16 Sierra as Seri Kembangan, both areas are mostly leasehold, versus \u2018real\u2019 Puchong which majority freehold. We think Puchong folks would know \u2018what talking you.\u2019\n\n\nLyden is one of 16 Sierra\u2019s residential precincts, mainly consists of 228 units double storey link houses (22\u00d775 & 22\u00d780) and 35 units of semi-d, zero lot banglows.\n\n\nFirst the site plan\n\n\nsite plan with \u2018sticker\u2019\n\n\nAs you know, we are mass market, so our focus for this review will be the 22\u00d775\n\n\n22\u00d775 intermediate\n\n\nand 22\u00d780 links.\n\n\n22\u00d780 intermediate, looks very very plain, and kosong\n\n\nThe specs\n\n22\u00d775 with built up of 2,466sqf and 22\u00d780 at 2,668sqf\n\n\nFloor plan for 22\u00d775\n\n\nFloor plan for 22\u00d780\n\n\nThe Theme\n\nThe themed garden for Lyden is \u2013 Algrebra Garden, yes you heard right. We present you the ALGREBRA GARDEN.\n\n\n\n\nYes, is the soul and theme of IOI\u2019s masterpiece@Lyden. We know you would have asked. But this tiny piece of land does not belong to the corner unit on your right!\n\n\n\n\nThe review\n\nLyden is an individual title fenced and guarded development with DMC. All terrace units are north and south orientated, therefore, most intermediate units are not exposed to west sun. Developer do not price premium on south facing units, so it is worth while choosing the south facing units.\n\n\nWithin Lyden, the shorter 22x75s are located at the northern which land is slightly lower compare to southern 22\u00d780.\n\n\nEach corner units are 3 storey units with slight wider dimension 24-26\u2019and comes with generous built up of >3400-4000sqf\n\n\nIt is commendable that the developer actually built up show units to convince potential buyers to commit.\n\n\n\n\n\n\nMost of us have 2 cars in our household, so the column free car porch is plus point.\n\n\nColumn free porch\n\n\nLyden boast a ceiling height of 12.5ft at ground floor and 11.5ft at 1st floor. The high ceiling effect do give us a very spacious feeling. You do not feel like it is 22ft terrace at all!\n\n\nHigh ceiling and double volume living\n\n\nDouble volume at dining hall\n\n\nEach intermediate unit comes with double volume ceiling at dining area, while the 3 storey corner unit will have it on the living.\n\n\nvery high ceiling at 12.5ft ground floor\n\n\nReasonable quality of fittings given by developer, basically it is quite a reno-free unit.\n\n\n\n\nInternal road looks like 40\u2019 ft only. We guess developer wants to squeeze as much units as they can. Being IOI, they inherited the barrack building capabilities from older developments Bandar Puchong Jaya, Bandar Puteri and etc. It would be a shame if they do not show case this at 16 Sierra, and being IOI, they hardly disappoint you in this respect, there you have it row and rows of houses, with little efforts to allocate lifestyle elements such as garden/greens. \n\n\nAccessibility and amenities\n\n16 Sierra can be easily access by LDP, SKVE, and soon a better connection to MEX. Being close to Seri Kembangan, residents at 16 Sierra can get most daily needs from Giant/Jusco, Pasar borong, at Seri Kembangan\n\n\nThere is also an upcoming international school within the development.\n\n\nLast we check the 22\u00d775 is priced at RM800k, while 22\u00d780 is RM850k\n\nThis author prefers the slight longer foot print 22\u00d780, with large work area for the kitchen.\n\n\nThis author thinks the asking price is prohibitive for leasehold landed at SK, and it is a \u2018own stay\u2019 property. You know what we mean.\n\n\n\n\nthe extra 5ft does wonder for a bigger kitchen work area\n\n\n\n\ndouble volume features\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/m-adora-wangsa-melawati-by-mah-sing/", "title": "PROPCAFE Review: M ADORA @ Wangsa Melawati by Mah Sing", "body": "\n\nIntroduction\n\n\nPROPCAFE\nTM\n has reviewed Wangsa Melawati quite extensively and its amenities, accessibility, history and what make Wangsa Melawati as desirable address. For better appreciation of this review, click the link \nWangsa Melawati PROPCAFE review\n\u00a0 \nto read Wangsa Melawati review.\n\n\n\n\nFrom perspective of development, its neighbor such as Wangsa Maju, Taman Melawati, Setiawangsa and Desa Melawati have seen more developers venture in these areas. This is not surprising as there are many pocket of empty land readily for development where else Wangsa Melawati is mature suburb and pretty much fully developed.\n\n\nFinally there is excitement coming to Wangsa Melawati. Please welcome, M Adora @ Wangsa Melawati by Mah Sing.\n\u00a0\n\n\n\n\nDeveloper the history\n\n\nEstablished in 1960s, from humble beginning of plastic manufacturer, In 1992 Mah Sing was listed in KLSE 2nd board under the industrial sector. Mah Sing started to dabble in property development from 1994, developing link houses, industrial park etc. Under the leadership and vision of Tan Sri Leong Hoy Kum, property development has over taken plastic manufacturing as the group\u2019s main income earner since 1999.\n\u00a0\n\n\nIn PROPCAFE\nTM\n humble opinion, the turning point for Mah Sing was in 2004 where the group acquired 315-acres of land in Klang, its first township in Klang Valley. PROPCAFE\nTM\n reminisces the brilliant theme of the township \u2013 affordable luxury where the Semi-D at link house price and Bungalow at Semi-D price.\n\n\n\n\nThis has pique many interest of buyers who finally call Aman Perdana their homes. The acquisition has transformed Mah Sing as township developer, and their reputation and track records built among the homebuyers. The timing was also coincide with the property market bull run from 2008-12, where Mah Sing capitalized it to become one of the largest property developers in Malaysia. \n\u00a0\n\n\nTo stay relevant with property market, in 2017, Mah Sing revamped themselves with new corporate motto Reinvent Spaces, Enhance Life.\n\n\n\n\nDeveloper the finances\n\n\nMah Sing has been profitable since 1999 with its revenue and profit peaking in 2015 where its revenue hits RM3b for the first time and profit of RM387millions.\n\u00a0\n\n\n\n\nSince 2006, Mah Sing has consistently rewarding shareholders by distributing more than 40% of the net profit as dividend. Based on July.20 share price and assuming same payout, the dividend yield is more than 6%.\n\n\n\n\nDespite its regular dividend payout, the balance sheet remains healthy with gearing of 0.01 and cash and equivalent amounted to more than RM1b. This allows Mah Sing to execute more than 32 ongoing projects in Malaysia as well as for land banking and acquisition. \n\u00a0\n\n\n\n\nDeveloper the growth\n\n\n\n\nIts strong balance sheet allows Mah Sing in 2019, to acquire few pieces of land in Kuchai Lama, Kepong and Wangsa Melawati. The acquisition in Wangsa Melawati with ready development order is planned for M Adora with GDV of RM378millions. \n\u00a0\n\n\n\n\n\u00a0\n\n\nRead on for PROPCAFE\nTM\n review on M Adora @ Wangsa Melawati by Mah Sing.\n\u00a0\n\n\nWhere is M Adora?\n\n\nM Adora is located right at the heart of Wangsa Melawati along Jalan Wangsa Melawati 1 (WM 1). WM 1 is serving as main artery for Wangsa Melawati residents as well as M Adora.\n\u00a0\n\n\n\n\nM Adora its accessibility\n\n\nOne of the beauties of the location are the abundant of inner roads where most hotspot are reachable via non-tolled roads. Via the combination of the Jalan 2/27a, Jalan 6/27a, Jalan Setiawangsa, Jalan Genting Klang or MRR2, motorists can go to Cheras, KLCC, Mont Kiara, DPC and KL Sentral without need to pay tolls for highways.\n\u00a0\n\n\n\n\nDuring the peak hours, the traffic can be quite bad however with interchange to 2 highways within 5km away, it is added convenient to the motorists. With Setiawangsa Pantai Expressyway (SPE) expected to be completed in 2021, smoother journey expected to TRX, Bandar Malaysia, Bangsar South, Midvalley and Damansara.\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\nConcept\n\n\nInspired by the serene and natural surrounding the land, M Adora is designed where people can find solace in their home, away from chaotic city life. This is evident from the architect and landscape metaphor, where the developer has gracefully share with PROPCAFE\nTM\n.\n\u00a0\n\n\nM Adora Sky Bridge\n\n\nInspired by Balinese temple gateway, the two towers are arranged into concave arch, to optimize the unobstructed views for the units on both KL City skyline and Klang Gates quartz range.\n\u00a0\n\n\n\n\nTaking advantage of the low rise building around M Adora, assuring the unobstructed views, the two towers are positioned towards KL city skyline and Klang Gates quartz range.\n\u00a0\n\n\n\n\nMah Sing has engaged Praxcis, a recognize brand as landscape designer for M Adora. The award winning Praxcis past noteworthy credentials are including Breezeway@DPC, Damansara Uptown streetscape, D6 and D7@ Sentul East etc.\n\u00a0\n\n\n\n\nBy using the concept living by the reflection and embracing the greens, Praxcis has design the facility deck with lush greeneries and thematic gardens possible that serving as family retreat, a space for relax and chill.\n\u00a0\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nTo bask in the Klang Gates reflection, an Olympic length infinti and reflective pool is the central piece of the facility deck.\n\n\nM Adora Reflective Infinity Pool\n\n\nTo quote the landscape metaphor from Praxcis designer.\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nM Adora the overview\n\n\n\n\nLocated on 4.5 acres leasehold \nresidential titled land\n, M Adora consists of Tower A with 378 units and Tower B with 299 units. With 677 total units, M Adora offers 3, 3+1 and 4 bedrooms with size ranging from 850-1200sqft. PROPCAFE\nTM\n will covers the unit layouts in next chapter. Each block is served by 3 +1 lifts where the + 1 is the cargo lift which also can be doubled as passengers lift.\n\u00a0\n\n\n\n\nIn stratified development, communal living are expected among the residents especially the access to common area, facilities and amenities usage. These simple guidelines can assist the homebuyers to gauge the quality of communal living.\n\n\nThe higher the density units/acre in a residential development, the more crowded and higher traffic expected in the communal area. With higher crowds, residents may not able to fully enjoy the facilities such as pool, gym, badminton court etc. With vertical living, the connection between you abode and ground is the lifts. The lower the units/lift ratio, the waiting time for lift is much lesser.\n\n\n\n\nPROPCAFE\nTM\n has benchmarked the density of units/acre and units/lift ratio with few other development within the vicinity of Wangsa Melawati. With exception of the low density (and priciest) Wangsa 9, M Adora the density is comparable to Serini Melawati however much lower than newly launched development such as Sunway Avila, Quinn Residences and Henna Residences. The number of lifts serving M Adora relatively to other developments is decent.\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\nThe residential blocks are positioned at one side with the annex carpark and facility deck tucked one side. This allow the developer to provide spacious facilities deck as well carpark With carparks spread over 6 storeys, Each unit is entitled of minimum 2 carparks with most of the type C entitled of 3 carparks.\n\u00a0\n\n\nM Adora the scale model showing the Front (South-West) and Rear View (North-East)\n\n\nBeing a residential titled land, there is no commercial shoplot at ground floor. Despite added convenience, PROPCAFE\nTM\n prefers this setup without commercial shoplots. A vibrant shoplots will cause traffic congestion, dirty, haphazard parking, unwelcomed pest and uninvited strangers. Where a dead commercial will make the place eerie and unsafe. Either way, it is not a welcome additional for resort style residential development.\n\u00a0\n\n\nM Adora the scale model showing the Front (South-West) and Rear View (North-East)\n\n\nThe fa\u00e7ade is conventional with each of the bedroom has 3 panels window, allowing either the KL skyline or the Klang Gates quartz range view bask inside the unit. The balconies, vertical and horizontal concrete slabs are breaking the fa\u00e7ade so it is not monotonous.\n\n\n\u00a0\n\n\n\n\nM Adora the security\n\n\nArtist Impression of M Adora grand entrance statement\n\n\nSecurity is one of the most important in any development and in M Adora, 4 tiers security is provided to provide peace of mind to residents. The 1\nst\n tier security is at perimeter fencing with CCTV and guardhouse. Prior to the entrance to M Adora, all the visitors\u2019 identity will be recorded and validated.\n\n\nResidents and visitors are greet by the grand circular guardhouse at M Adora. Due to the close proximity to main road, developer has consciously place the guardhouse further away with setback sufficient for 4 queuing cars as well as two holding bays. In case of surge of visitors, the queuing cars will not spillover to main road, causing bottleneck at Jalan Wangsa Melawati 1.\n\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nThe grand circular guardhouse design are not just serving aesthetic fa\u00e7ade but it is also serve as efficient traffic dispersal to carpark, lobbies or even make an turn back to main road. To blend in with overall green concept, a signature tree will greet you at the roundabout.\n\u00a0\n\n\n\n\nScale model of Tree planted at the grand entrance statement\n\n\nThe 2\nnd\n tier security will be lift lobby where it is only accessible via resident access cards and to ensure further safety and privacy, the access card only allow lift operated to designated floors. Finally, the 4\nth\n tier security is the access to the unit.\n\u00a0\n\n\n24/7 security patrol and guards which reachable via communication to provide further peace of mind.\n\n\n\n\nM Adora the traffic management\n\n\nTo further enhance the security and traffic management, the visitor carparks are tucked at the rear of ground floor with its own dedicated ingress and egress. For resident carparks, Living in the high rise, one of the nightmares is taking the ramp and make a multiple turns especially if your carparks are located on high floors. With the dedicated express ramp, residents can reach level 5 with just 3 ramps instead of 5 ramps, saving the time and effort.\n\u00a0\n\n\n\n\n\u00a0\n\n\nM Adora express ramps system\n\n\nThere are still so much that PROPCAFE\nTM\n would like to cover on this project.\n\n\nWhile waiting for the rest of review, why not enjoy the 3D walkthrough video clip for the M Adora.\n\n\nStay tuned!\n\n\n\u00a0\n\n\n\n\n\n\n\n\nFor those who wants to know more about Wangsa Melawati or missed out on our previous review on Wangsa Melawati, click on link below. \n\n\n\n\nPROPCAFE Area Review: Wangsa Melawati @ Kuala Lumpur\n\n\n\n\nFor the part 2 of M Adora @ Wangsa Melawati the journey continues\u2026 click the link below.\n\n\nPROPCAFE Review: M ADORA @ Wangsa Melawati the journey continues\u2026.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/m-adora-wangsa-melawati-the-journey-continues/", "title": "PROPCAFE Review: M ADORA @ Wangsa Melawati the journey continues\u2026.", "body": "\n\nMany readers have leave their comments or sent email to PROPCAFE\nTM\n\u00a0 \nwould like to know our next thought on the development. A quick recap, for Wangsa Melawati area review and analysis, do click the link \nWangsa Melawati Propcafe review\n\u00a0and in M Adora @ Wangsa Melawati previous review, we shared the background of the developer, concept development process and its security and traffic management\n\u00a0 \nClick the link here \nM Adora @ Wangsa Melawati\u00a0\n\n\nIn this review, PROPCAFE\nTM \nwill covers in-depth review of M Adora @ Wangsa Melawati. Read on.\n\n\n\n\nView and Orientation\n\n\nSurrounded by low-rise landed properties, Developer has smartly position the two towers with both directions enjoy the unobstructed view on both KL city skyline and Klang Gates quartz range.\n\n\n\n\n\n\nOverlooking north and east direction, the over 14km long Klang Gates Quartz Ridge will be the poster view of the units. If you prefer lower floors unit, the resort style facilities deck will be amazing view as well. On the west direction, the units are overlooking Bukit Dinding, a popular hiking spot among locals. For those who do not mind slight west sun, the units will be basked in unobstructed KL Skyline view.\n\u00a0\n\n\nClick the link \nM Adora 360 degree Panorama View\n\u00a0for the aerial view expected from M Adora @ Wangsa Melawati.\n\n\nFor more accurate representative of the views, in the same link Mah Sing has provided the aerial view from high level 31\nst\n, mid level 17\nth\n and low level 7\nth\n. \n\u00a0\n\n\n\n\nDirection View \u2013 North\n\n\n\n\nDirection View \u2013 South\n\n\n\n\nDirection View \u2013 East\n\n\n\n\nDirection View \u2013 West\n\n\nDue to M Adora @ Wangsa Melawati surrounded by low-rise buildings, the low level units not only enjoy the unobstructed views, they also can enjoy the resort style facility deck view on East and North direction. For the west direction, the units will enjoy the lush lined trees view along Jalan Wangsa Melawati 1.\n\n\n\n\nLow level units with facility deck view\n\n\n\n\nLow level units with lush Jalan Wangsa Melawati 1 view\n\n\nIn general, most of the type A with exception of unit no. 9 in Tower A are facing Klang Gates Quartz view and all type C are facing KL City skyline view. If you like type B, you have flexibility to choose either side views.\n\u00a0\n\n\n\n\nView and Orientation of type A, B and C\n\n\nUnit Layout\n\n\nThere are 3 types of layouts in M Adora @ Wangsa Melawati as per tabulation below. Each unit will be provided by at least 2 carparks.\n\u00a0\n\n\n \n\n\nUnit type composition\n\n\nThe unit layout in general is practical and efficient with a squarish design. Despite the size, the developer has conscious include a yard and balcony space. Nothing fancy about the layout and it is suitable for a family.\n\u00a0 \u00a0\n\n\nFor type C, owner could convert the unit to dual keys concept by renovate the master bedroom wall and add another door leading to the kitchen.\n\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\n\n\n\u00a0\n\n\nFacilities\n\n\nIn PROPCAFE\nTM\n opinion, the myriad of facilities probably one of the biggest M Adora @ Wangsa Melawati selling points. The facilities are provided across ground floor, 1\nst\n floor, mezzanine level @ 6\nth\n floor, Facilities level @ 7\nth\n floor and Sky Deck @ 29\nth\n floor.\n\n\n\n\nMyriad of facilities in M Adora @ Wangsa Melawati\n\n\nThe half basketball court is located on the 6\nth\n floor and if your unit is with either KL City skyline or Klang Gates quartz ridge view, fret not. Residents can take the lift to level 29 to enjoy both view at Sky Deck and linked with sky bridge.\n\u00a0\n\n\n \n \n \n \n \n \n \n \n \n Artist impression \n \n \n \n \n \n \n \n \n \n \n \n Scale model \n \n \n \n \n \n \n\n\nBasketball court artist impression and scale model\n\n\n\n\nSky Bridge and Sky Deck to enjoy both KL City skyline and Klang Gates Quartz view\n\n\nImagine the excitement watching the unobstructed fireworks over KL skyline at the sky bridge. \u263a\n\u00a0\n\n\n\n\nM Adora @ Wangsa Melawati packed list of impressive 29 facilities on the humongous facility deck at level 7. Few of the worth to mentioned facilities are Olympic length swimming pool, multipurpose hall also double up as 2 badminton courts, designer landscaping by Praxcis and thematic gardens. Also an interesting feature, there are two lifts, which bring the visitors from the visitor carpark level to the facility deck. If you having events at the multipurpose hall, the visitors can use the visitor lifts directly to the facility deck. A very thoughtful design by the developer.\n\u00a0\n\n\n \n \n \n \n \n \n \n \n \n Facility Floor Plan \n \n \n \n \n \n \n \n \n \n \n \n Facility floor scale model \n \n \n \n \n \n \n\n\nThe Facility Floor layout and scale model at Level 7\n\n\nThe gym is cantilevered to offer panoramic view not only over Klang Gates quartz range but also over the Olympic length swimming pool, offering soothing view when sweating out. For privacy and comfort, the gym is divided to men and ladies section. Technogym equipment, a brand that used by more than 3000 educational institutes, PGA tour player etc, will be used in M Adora @ Wangsa Melawati.\n\u00a0\n\n\nCantilevered Gym\n\n\n\u00a0\n\n\nMah Sing is committed to provide resort style facility deck to the homebuyers. Enjoy the slide show of the artist impression of the facilities.\n\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nArtist impression of myriad facilities in M Adora @ Wangsa Melawati\n\n\nUnique Selling Points\n\n\n\u00a0\n\n\nCentralized Waste Collection System\n\n\nIt is interesting that M Adora @ Wangsa Melawati packed quite a few unique features, which are not noticeable in other development. One of it would be automated waste collection system. Implemented in Mah Sing\u2019s past and existing projects such as M City and M Luna. The benefit of such system is obvious; it save the OPEX as lesser cleaners is required to clear up the rubbish from refuse room, the cargo lifts can be freed for other purpose such as to be used by passengers and contractors (and not smelly as well) and lesser pest and cockroaches. Obviously Mah Sing needs to invest the CAPEX for such system to be implemented in their development.\n\u00a0\n\n\n\n\nCentralized waste collection system\n\n\nParcel Lockers\n\n\nFor added conveniences to residents, Mah Sing plans to install parcel lockers at the common area. This facility can be used as parcel delivery point or if you deliver any goods to to other residents without your presence. The parcel lockers even can be used as temporary store.\n\u00a0\n\n\n\n\nExample of Parcel Lockers\n\n\nCarpark storage space\n\n\nFor selective type B units, their allocated carpark will comes with accessorized storage space ranging from 37 -73sqft built up. A nominal sum cost is added for the accessory space. Do please check with the friendly SA which are the units entitled of these storage space.\n\n\n\n\nExamples of carpark storage space (source: google search image)\n\n\nSustainable development feature\n\n\nAs part of Mah Sing commitment in building more sustainable development with green feature, M Adora @ Wangsa Melawati will comes with following features.\n\u00a0\n\n\n\n\nAll these features will cost more money to incorporate in development however in long run, it will save utilities bills as well as better living quality and environment for residents. Rainwater harvesting can be used for domestic purpose such as watering the plant. Low VOC paint reduce odor and allergy-causing toxin and therefore improve indoor air quality, Low VOC paint is also friendlier to environment.\n\u00a0\n\n\nThe internal air well design is very important to promote cross air circulation as well as natural way to cool down a building.\n\u00a0\n\n\n\n\nQLASSIC\n\n\nTo ensure the quality of workmanship, M Adora @ Wangsa Melawati will be assessed with QLASSIC. QLASSIC stands for Quality Assessment System in construction, which developed by CIDB and used to measure and evaluate the workmanship quality based on Construction Industry Standard. Average score for Mah Sing projects in 2019 is 76 with highest score obtained by The Loft Penang with 83 points. For comparison, the national average QLASSIC is 74.\n\u00a0 \u00a0\n\n\n\n\nShuttle service\n\n\nTo provide connectivity convenience, M Adora @ Wangsa Melawati will offer private shuttle service to Sri Rampai LRT Station.\n\u00a0\n\n\n\n\nResidential title Condominium\n\u00a0\n\n\nUnder the residential title land \u2013 residents can expect cheaper utilities bills particular water and DBKL assessment tax. Under the SYABAS, residential rate is charged at RM0.57 for first 20m\n3\n and RM2 for usage beyond 35m\n3\n. However, for commercial rate the bill is charged at whopping RM2.07 for first 35m\n3\n with minimum payment of RM36 (source: SYABAS). Also for DBKL assessment tax, serviced apartment is charged 7% rate where else for residential title land like M Adora @ Wangsa Melawati, residents only need to pay 4%. Quite a substantial saving.\n\u00a0\n\n\n\n\nPrice & Investment Analysis\n\n\n\u00a0\n\n\n\n\nDevelopment Comparison\n\u00a0\n\n\nWhether as investment or own stay, we would like to know whether we are making the right financial decision or not. One of the best ways are by using comparative method neighboring development.\n\n\n\n\nAll the new high-rise development are concentrated in more commercially vibrant Taman Melawati and Pusat Bandar Wangsa Maju. The existing high rises such as Riana Green East, Desa Putra and Villa Wangsamas already completed for quite sometimes and due to its age, it wouldn\u2019t be similar comparison.\n\n\nInvestment Comparison and Analysis\n\n\nM Adora @ Wangsa Melawati is priced from RM550psf onwards, probably the most affordable development within the 2km radius around Wangsa Melawati. For the price paid for 3 bedrooms type A in M Adora @ Wangsa Melawati, you only will get an one bedder 633sqft in Serini Melawati or 732 sqft in Sunway Avila. Being a serviced apartment, Sunway Avila, Quinn Residences and Henna Residences have much higher density than M Adora @ Wangsa Melawati.\n\n\nWangsa 9 pricing is skewed due to wide range of the size where the large size 2336sqft is priced as lower spectrum where the smallest unit, 1033sqft is priced closed to RM800psf. At one stage, prospect buyers are required to purchase big unit before allowed to buy small size unit.\n\u00a0\n\n\n\u00a0\n\n\nThe average rental in this area is around RM2.2-2.5psf and for partly furnished is RM1.7-1,.8psf.\n\u00a0 \nFor 850sqft type A, it is expected investors can fetch between RM1800- RM2100 and for partly furnish RM1400-1500. This will give a gross rental yield of more than 5%. A decent return for current low interest climate where the net interest cost is around 3%.\n\n\nUnlike the other development, all the unit in M Adora @ Wangsa Melawati comes without any furnishing such as aircon, water heater, kitchen cabinet and wardrobe, The unit comes bare and only electrical points and aircon drain are provided. Investors will need to spend quite a sum to do up the unit. \n\u00a0\n\n\n\n\nInvestment Comparison Analysis between M Adora and neighbouring developments\n\n\nHOC 2020\n\n\nOne of the initiates by PENJANA set to invigorate property market is Home Ownership Campaign (HOC) 2020. Under the campaign, the home buyers are entitled of the following.\n\n\n\n\nStamp duty exemption\n on the instruments of transfer and loan agreement for the purchase of residential homes priced \nbetween RM300,000 to RM2.5 million\n (subject to at least 10% discount provided by the developer).\n\n\nThe \nexemption on\u00a0the instrument of transfer\n is limited to the \nfirst RM1 million of the property price\n, while full stamp duty exemption is given on loan agreement effective for Sales and Purchase Agreement (SPA)\u00a0signed between \n1st June 2020 to 31st May 2021\n.\u00a0\n\n\n\n\n\n\nIf will be your 3rd property, do note that The 70% margin of financing limit that was applicable for 3rd\u00a0residential property valued at RM 600,000 and above will be uplifted, subject to internal risk management and assessment of the respective financial institutions.\n\n\nWith the starting price starts from RM468,000 and one of the first new development launched post MCO, M Adora @ Wangsa Melawati is well positioned to take advantage of the home ownership campaign as well as ease financing.\n\n\nMaintenance Fee\n\n\n\n\nThe indicative maintenance fee is RM0.30psf where for a three bedrooms unit the fee is around RM255 per month. Despite its elaborate facilities and large compound, the maintenance fee can be kept affordable due to land title as residential. For residential title land. M Adora @ Wangsa Melawati will enjoy residential rate for utilities as well as with local authorities.\n\n\nUpdate (30.July.2020)\n\n\nPROPCAFE visited the sales gallery during the soft launch about two weeks ago. Apart from the crowds, PROPCAFE was impressed that Man Sing was able to complete the sales gallery within less 1.5 months, after the MCO lifted up!\n\n\nMah Sing is probably one of the first developers that launch brand new development. It worth to mention that it was reported the M Adora 378 units block A has 90% take up rate (source: Theedge), quite impressive under current market sentiment.\n\n\nDue to the good demand, Mah Sing has opened block B for booking as well. Meanwhile, enjoy some of the scale models and show units taken by PROPCAFE. \ud83d\ude42\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nScale Model of M Adora\n\n\nThis slideshow requires JavaScript.\n\n\nShow Units of M Adora\n\n\nSummary\n\n\nOver the years, Mah Sing has reinvent themselves by engaging with homebuyers as well as embracing digitalization. Smart Community for example allows hassle free facility reservation and guest and contractor registration. Homebuyers also can use the apps to interact with Mah Sing and to keep themselves updated with construction progress.\n\u00a0\n\n\n\n\nThe digitalization effort has paid where Mah Sing has received new bookings worth RM37millions a week via its digital platform \u2013 website and mobile apps during the MCO.\n\u00a0\n\n\nIt is worth to note that the construction period is expected to take 48 months from SPA, common clause nowadays for new developments.\n\u00a0\n\n\nWhat PROPCAFE\nTM\n like about the development? For a start, Mah Sing is very thoughtful in conceptual and design development from traffic management, facilities, features for conveniences and efficient unit layout. All units are enjoying unobstructed view either KL city skyline or Klang Gates quartz range. The location is close enough to KL city centre and easily accessible via multiple highways and inner roads.\n\u00a0\n\n\nFor developer official website and registration, you may click the link \u00a0\nM Adora Official Website\n.\n\n\nM Adora Sales Gallery\n\n\n1, Jalan Wangsa Delima 1a,\n\n\nPusat Bandar Wangsa Maju,\n\n\n53300 Kuala Lumpur\n\n\nGoogle Map\n or \nWaze\n\n\nTill then, happy hunting and stay safe!\n\n\nFrom PROPCAFE\nTM\n Intern\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/m-residence-2-phase-2-rawang-mah-sing/", "title": "PROPCAFE Peek : M Residence 2 \u2013 Birch @ Rawang By Mah Sing \u2026 \u2026 Mermaid oh Mermaid!", "body": "\n\n\n\nAfter M Residence 2 Alpine (Phase 1) was fully sold, Mah Sing has its grand launching of phase 2 called Bitch..opps sorry should be Birch with Mermaid Show! Wow..the mermaids have turned M Residence 2 to be Mermaid Residence 2!\n\n\n\n\n\n\nBirch\n comes with the same 20ftx65ft layout like the phase 1 Alpine but slightly smaller built up 1872sf vs 1885sf. There are some minor changes on facades. (See below). Generally it is pretty much the same.\n\n\n\n\n\n\n\n\nShow Unit of Birch\n\n\n\n\n\n\n\n\n\n\n\n\nPricing\n\n\nThe sales of phase 2 is slowing down (see photo below) as the price now has raised to rm538k (near garden) and rm528k (further from garden) before rm20k discount. However, Mermaid Residence 2 is still one of the cheapest landed fully gated and guarded strata title developments launched in Klang Valley. Many other landed developments recently launched with similar price tag like Setia EcoHills, Bandar Tasik Puteri, etc are not full G&G compare to Mermaid Residence 2, which promised to have club house, cctv on perimeter fencing and not to mention it has large lotus lake as your neighborhood (see the scaled model on its lake and the site near actual site which we witnessed all the migratory birds there)\n\n\n\n\n\n\n\n\nRawang still not many\u2019s cup of tea especially the current site, one need to get through jln batu arang which the road widening project (though approved) has no sign of commencement. Anggun 3 which is the full G&G development was launched and doing well last month. It is priced more than rm150k premium compares to Mermaid Residence 2 due to its bigger built up, freehold title and much better location. However, the \u201cpond\u201d inside the development cannot compare to the lotus lake at Mermaid residence 2 (the lotus is outside MR2 though).\n\n\nPropcafe is not going to repeat has been discussed earlier (see link below), but to highlight the connectivity of LATAR on this part of new rawang especially to Bandar Tasik Puteri, MR1, MR2, and future MR3. Lowyat group, which is the main developer at Bandar Tasik Puteri, has announced to build an interchange near BTP to link this part of rawang to LATAR. But LATAR is pretty NEW or UNFAMILIAR to many of us. Let\u2019s discuss more on the connectivity here. From LATAR to KL has been mentioned numerous times so we focus on (1) M Residence 2 to Subang and (2) M Residence 2 to Kota Damansara\n\n\nMR2 to Subang\n\n\n\n\nStarting point: Kundang, since BTP interchange @ LATAR is not complete yet. In future, when BTP interchange is ready, it will be a smooth ride from MR2 to BTP interchange (about 6km). At the moment, one can drive from MR2 towards Rawang town direction and At Jln Batu Arang, turn right into Kundang. Then drive straight towards Kundang Jaya and exit at LATAR. @LATAR, go towards KL/Templer/Selayang direction, pay RM2 at LATAR. After pay the toll, turn into Guthrie corridor and pay 2 x Rm 1.40 and exit at Kg. Subang/Sg Buloh. Travel along Jln Sg Buloh and reach the traffic light junction where Star Avenue(by Mah Sing) is. Turn right into Subang old airport road and it will leads u to Ara Damansara/Citta Mall/Glenmarie/Subang Jaya. \n\n\nMR2 to Kota Damansara\n\n\n\n\nSame direction as above except at Jln Sg Buloh don\u2019t turn right at the traffic light @ Star Ave Mah Sing. Go straight ahead and follow the KD signboards.\n\n\nNew Mall In the Making\n\n\nDA Land, which is the developer of LakeClub Parkhome at Old Rawang, will be building a gigantic mall in between old and new rawang. This mall will be directly benefit Emerald East and West development. Mermaid Residence 2 is not too far away too. It is not just a mall in fact, developer called it one-stop family holiday destination as the mall also includes the biggest indoor themed water park in Malaysia. For some of the city folk, yeah, it is probably viewed as an outstation trip :P.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nFinally, what\u2019s next for M Residence 2?\n\n\nAfter Phase 2, the SMD/ Cluster SMD would be the next. See photo below. How about M Residence 3\u2026haha. I guess it will be another year or two. Given Mah Sing fast and furious act on land purchase and launching its products, it shouldn\u2019t be too long to hear the news of M Residence 3 which the land was purchased few months back.\n\n\n\n\n\n\nM Residence Clubhouse\n\n\n\n\nConclusion?\n\nTough! No one dare to say anything on this as this part of Rawang is not proven yet and Rawang name doesn\u2019t sound \u201cright\u201d to many investors. How about ownstayers? I guess to be realistic, if you are gen Y and intend to have a landed G&G property with clubhouse and landscape (Lotus Lake too), this is probably a good start with the price tag of RM500k. Let\u2019s see how M Residece perform as it will be VP in first quarter 2014. \n\n\nOther threads related to Rawang\n\n\nhttps://propcafe.net/alternative-expressway-for-new-rawang/\n\n\nhttps://propcafe.net/m-residence-2-rawang-part-2/\n\n\nhttps://propcafe.net/m-residence-2-rawang/\n\n\nhttps://propcafe.net/emerald-garden-rawang-%e4%b8%ad%e8%8b%b1%e4%ba%a7%e4%b8%9a%e8%af%84%e8%ae%ba/\n\n\nSpecial thanks to \u201cKlang Guy\u201d for the information of LATAR routes and photos (especially the mermaids :P)\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/m-residence-2-rawang-part-2/", "title": "PROPCAFE Review : M Residence 2 @ Rawang By Mah Sing \u2013 Part 2", "body": "\n\n\n\nDon\u2019t let the hot dish getting cold\u2026. that what my mum always says to me when I was a boy and in fact I am still one\u2026\n\n\nwhile that all readers still having the strong vivid memory of M Residence @ Rawang \u2013\u00a0Part 1 by Propcafe.Net..\n\n\nLet\u2019s\u00a0continue this momentum and don\u2019t\u00a0let it\u00a0stop \ud83d\ude42\n\n\nRecently, propcafe had received much enquiries and advice\u00a0on this M-Residence 2 @ Rawang project and it has become a hot topic at some major property forums like LowYat.Net and not only to the extent of forum but even my relatives and friends has been talking about it. It can be quite understandable because landed is scarce moreover linked house is super rare nowadays not to mention with this kind of concept. I am not going to repeat what Part 1 had mentioned but to share more on this project.\n\n\nFor this, PropCafe.Net had come across a very informative article about M-Residence 2 @ Rawang by StarProperty.My. There is some information that we had missed out which you can find from this artice. Therefore, PropCafe.Net would like to share this article to all readers out there who has a very strong keen on this project.\n\n\nPropCafe hope our readers will enjoy it. Again, full credit to \nStarProperty.MY\n. Execellent information! \nThanks to StarProperty.MY \nteam!\n\n\nMah Sing\u2019s second Rawang township\u2019s first phase of DSL houses to preview this weekend\n\n\nType A1 of the Alpine houses in M Residence \n2 @ Rawang\n \u2013 StarProperty.My\n\n\n87% of private preview units priced around RM440K snapped up last weekend \n\n\nBarely after the dust has settled from the launches of Mah Sing\u2019s M Residence township project in Rawang, the developer has now launched its second township there. It is located about 500m south of the first township along Jalan Batu Arang.\n\n\nM Residence 2 is sited on approximately 150 acres and is planned as a self-sustained community with residential and commercial components.\n\n\nLast weekend saw the private preview of its first phase, Alpine, which features 20\u2019x65\u2019 double-storey link homes with built-up areas of approximately 1,885 sq ft. According to the developer, it is a \u201cgated and guarded enclave amidst a natural lotus lake\u201d.\n\n\nFrom this private preview, 87% were taken up, with many unsold lots being Bumiputra units, says a spokesperson for the developer. These houses were priced from RM438,800.\n\n\nThis weekend (Mar 30-31) will see the public preview for another release of the Alpine houses. Indicative price for this release is from RM458,800.\n\n\nType A2 of the Alpine houses at M Residence \n2@Rawang\n -StarProperty.My\n\n\nBesides the lotus lake, M Residence 2 offers a communal clubhouse \u201cmodeled on resort-style living\u201d. The gated and guarded township also deploys 8-feet perimeter fencing throughout, CCTV system with motion detection sensors, guard house and boom gates to every precinct, so that movements at every ingress and egress point is secured.With an estimated gross development value (GDV) of RM650 million, the township will be developed over the next six to seven years through various phases.\n\n\n\u201cI believe the M Residence 2 presents the public with a rare glimpse into lakeside living at its finest with homes that overlook the lake,\u201d said James Bruyns, COO for both M Residence and M Residence 2 in a release.\n\n\n\u00a0\n\n\nAccording to Bruyns, M Residence 2 is located 10 minutes from North-South Highway\u2019s Rawang toll and AEON Rawang Anggun. \u201cWith a proposed direct link to the Kuala Lumpur-Kuala Selangor Expressway (LATAR), from Jalan Tasik Puteri, which straddles M Residence and M Residence 2, the potential for home prices here are bound to appreciate.\u201d\n\n\nThe developer is offering an early bird special only during the preview period and a nest of financial benefits including free SPA and legal fees on loan agreement and a 1-year waiver on service charges.\n\n\nThe Alpine show house and M Residence sales gallery is open from 10am-6pm daily.\n\n\nThe crowd at last weekend\u2019s preview \u2013 StarProperty.MY\n\n\n\u00a0\n\n\n\u00a0Full Credit to StarPorperty.MY\u00a0\n\n\n Thank you!\n\n\nFurthermore, from \nTan & Tan\u2019s website\n found a brief introduction of Kundang and in the article it also mentioned about Kundang Properties Sdn Bhd (KPSB), a joint venture between PKNS and IGB Corporation Bhd, had almost 1000 acres of rubber estate land in the area, procured in the 1980s. For detail can refer to \nhere\n\n\nFrom another article published in \nwww.theedgemalaysia.com\n it mentioned that the Alpine linked homes are spread over 31.95 acres (12.9ha) . For details please refer to\n here\n\n\nBased on this info, if my math is correct total number of Alpine is 456units and it translates that the density of\u00a0 this Alpine excluding the SMD is approximately 15 units /acre.\n\n\nTo add on spice and chilli to M Residence 2 in Rawang as whole, Perodua has a plan to setup a new factory at Rawang.\n\n\nDetails can refer to \nhere\n\n\n\u00a0\n\n\nSales Chart as of 28 March 2013\n\n\nAlpine A1 Sales Chart 28 March 2013\n\n\nAlpine A2\n\n\n\u00a0\n\n\nFor those who missed the M Residence 2 @ Rawang \u2013 part 1 can go to \nhere \n\n\nhttps://propcafe.net/m-residence-2-rawang/\n\n\n\u00a0\n\n\nOther Related News\n\n\n\n\nRawang property boom spreads towards Tasik Puteri \n\u2013 \nwww.starproperty.my\n\n\n\n\n\n\nLatar connection to open up RM5bil gold mine, hopes Low Yat\n \u2013 \nwww.starproperty.my\n\n\n\n\n\n\nLow Yat invests RM100mil for LATAR interchange\n \u2013 \nhttp://biz.thestar.com.my\n\n\n\n\n\n\n4.\u00a0Low Yat to build Latar Expressway interchange\n \u2013 \nhttp://www.nst.com.my\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/m-residence-2-rawang/", "title": "PROPCAFE Review : M Residence 2 @ Rawang By Mah Sing \u4e2d\u82f1\u8bc4\u8bba", "body": "\n\n\n\n\n\n\u60f3\u5230\u4e07\u7ed5\u9547(RAWANG), \u6216\u8bb8\u6709\u4e9b\u6295\u8d44\u8005\u4f1a\u9000\u907f\u4e09\u820d\uff0c\u6216\u671b\u800c\u6b62\u6b65\u3002\n\n\n\u5f88\u591a\u4eba\u7684\u5370\u8c61\u4e2d\u8fd8\u662f\u628a\u5b83\u505c\u7559\u5728\u4e07\u7ed5\u65e7\u9547\uff0c\u7136\u540e\u628a\u585e\u8f66\uff0c\u6c34\u707e\uff0c\u53d1\u5c55\u505c\u6ede\u4e0d\u524d\uff0c\u8054\u60f3\u5728\u4e00\u8d77\uff0c\u5176\u5b9e\u4e0d\u7136\uff0c\u65e7\u9547\u7684\u65b9\u5411\u662f\u9ad8\u901f\u516c\u8def\u51fa\u53e3\u53f3\u62d0\uff0c\u800c\u9a6c\u661f\u96c6\u56e2\u7684MR2\u5730\u70b9\u662f\u9ad8\u901f\u516c\u8def\u51fa\u53e3\u7684\u5de6\u62d0\u65b9\u5411\uff0c\u4e0e\u4e30\u9686\u96c6\u56e2\u53ca\u4e30\u7f8e\u96c6\u56e2\u7684 EMERALD WEST & ANGGUN 1 & 2 \u6240\u5c5e\u540c\u4e00\u65b9\u5411\u3002\u4ece\u9ad8\u901f\u51fa\u53e3\u5de6\u62d0\uff0c\u9996\u5148\u4f1a\u7ecf\u8fc7JUSCO \u8d2d\u7269\u5e7f\u573a\uff0c\u7136\u540e\u518d\u6cbf\u7740\u540c\u4e00\u6761\u8def\u76f4\u884c3\u516c\u91cc\u5c31\u80fd\u89c1\u5230M RESIDENCE 1, \u800c M RESIDENCE 2 \u7684\u5177\u4f53\u4f4d\u7f6e\u5c31\u5728\u4e8e\u79bb MR1 \u4e0d\u5230\u4e00\u516c\u91cc\u5904\u3002\n\n\n\u6cbf\u9014\u4e2d\u53ef\u4ee5\u770b\u5230\u6751\u5c4b\uff0c\u91ce\u5916\u98ce\u666f\uff0c\u6709\u8005\u8bf4\u8fd9\u6cbf\u9014\u666f\u81f4\u6709\u5982\u516b\u5341\u5e74\u4ee3\u7684\u516b\u8fbe\u7075\u533a\uff0c\u4f46\u662f\u4e00\u62b5\u8fbeMR 1\u5c31\u611f\u89c9\u5230\u4e0d\u4e00\u6837\uff0c\u6709\u5982\u522b\u6709\u4e00\u756a\u6d1e\u5929\u3002\n\n\nM Residence 2\n is the second project in Rawang by Mah Sing. It is approx. 1km away from the south of M Residence site.\n\n\nKey facts:\n\n\u2013 Fully Gated and Guarded \u2013 Strata title\n\n\u2013 Clubhouse facilities\n\n\u2013 Park/Garden within each parcel\n\n\u2013 Natural Lake\n\n\u2013 10km from Rawang Toll (official info but my own experience was 7km)\n\n\u2013 3km from Jusco Rawang\n\n\u2013 New Chinese School at Emerald site\n\n\u2013 Low maintenance of RM180 per month\n\n\u2013 Free maintenance fee for 1st year\n\n\n\n\nLocation\n\n\n\n\nMasterplan\n\n\n\n\nCu\nrrent Offering: Alphine \n\n\nType A1 and Type A2\n\n\n\n\n\n\n\n\n\n\nTotal of four bedrooms in the layout and it can be easily put in additional maid room at the back yard there. The layout is pretty practical given only 20 footers. The size of guest room at the ground floor looks reasonable after it sacrifies the size of kitchen.\n\n\nThere is only slight difference in term of fa\u00e7ade but all foot print and layout are the same. Type A1 is priced RM20k cheaper than Type A2! The only advantage is type A2 is it is nearer to the lake, however, one need to get out from the guardhouse to reach the lake and current rows (type A2) that available for sales units are having no lake view. I wonder what\u2019s the point to pay the premium for the sake of fa\u00e7ade ( and the A2 facade is not as nice as A1). The sales claimed that the current cheaper rows are to just benefit the early birds i.e. marketing strategy rather than better location or foot print.\n\n\nThe orientation is all north or south facing. The cheapest row is surprising the Type A1 which facing future row of Semi-D units (grey units photo above) which come with south orientation! Again, mispricing? No one know. Answer is always \u201cOh, Marketing Strategy for early birds).\n\n\nIt is not surprise to see those nearer to the linear garden (between Type A1 and A2) are first to go as there is no price difference. While many may be disappointed on the sold out of the row that comes with RM30k, those units that having north orientation (i.e. the back row facing inner road) are still consider reasonable good buy at RM418k especially the units nearer to linear garden (as at yesterday end, there are still available). End lot is priced at RM20k higher (without extra land, of course more windows). The advantage of end lot is there is only limited units so likely more liquid than the rest. The corner If I am not wrong is priced at the premium of 100-150k.\n\n\nThere are shoplots available beside the clubhouse and a proposed school land has been earmarked for future development. The advantage of this M Residence 2 is the commercial at the M Residence should have been more matured when M Residence 2 is completed.\n\n\nWhat\u2019s make it interesting?\n\n\nAffordability\n! As we know, landed property development is becoming rare especially with full gated and guarded type. This is surely a must visit development if one wants to have a secure environment (due to the crime rate in town) and recreation area/ clubhouse/green/ lake to call home with minimum budget. Yesterday, it soft launched 2 rows of Type A1 and A2 of the development (20\u00d765, 1885sf with 4 bedrooms). The pricing is surprisingly low at RM438,000 with the discount of RM30k and RM20k for specific units. So, the pricing starts from RM408,000 with RM30k can be offset your down payment! For those are still eligible for LTV 90%, it is only RM14k downpayment to own a landed G&G development! It is a proper G&G with Pr1ma price.\n\n\nMost of the time, the generation X or Y are screaming on the pricing of landed property in Klang Valley and I have to say this development is a very affordable and all young family should really consider it. Of course, Rawang is not everyone cup of tea! Some can\u2019t even swallow it with the name itself but investment in property or ownstay must have a strategy, one (youngster) can choose a pigeon hole development by buying a studio or one bedroom unit in matured area with 400k and later to upgrade to landed when one forms a family. If one has a strong prospect on career with saving, surely it is achievable. However, if you want to play safe and straight away to own a landed now, this can be a very good start. Why? Rawang is not too far away from (and not too close either) Kuala Lumpur city centre and it has all connectivity of highway to bring you to various township.\n\n\n\u2013 Via NKVE \u2013 15mins from Duta Toll and Damansara Toll at non peak period.\n\n\u2013 Via Latar Highway (connect from Jalan Tasik Puteri) to bring you to Templer Park/KL\n\n\u2013 Via Guthrie Highway to link up to Shah Alam/ Subang/ Klang\n\n\nLatar Expressway\n\n\nMap from \u2013 \nhttp://www.latar.com.my/\n\n\n\u00a0\n\n\n\u7b14\u8005\u89c9MR2 \u7684 ALPINES \u4ef7\u683c\u9002\u5b9c\uff0c\u8bb8\u591a\u4e5d\u5b57\u8f88 \u7684\u65b0\u65b0\u4eba\u7c7b\u6295\u8bc9\u5c4b\u4ef7\u592a\u8d35\uff0c\u4e0e\u5176\u5c61\u5c61\u6295\u8bc9\uff0c\u4e0d\u5982\u964d\u800c\u6c42\u5176\u6b21\uff0c\u9009\u62e9\u8ddd\u79bb\u5e02\u533a\u8f83\u8fdc\u7684 MR2. \u7b14\u8005\u5728\u661f\u671f\u516d\u65e9\u4e0a\u975e\u7e41\u5fd9\u65f6\u6bb5\u4ece JALAN DUTA \u7684\u9ad8\u901f\u51fa\u53e3\u5f00\u8f66\u5f80 RAWANG \u51fa\u53e3\uff0c\u6240\u8d39\u65f6\u95f4\u4ec514\u5206\u949f\u8f66\u7a0b\u3002\u6216\u8bb8\u4f60\u4f1a\u8bf4\u7e41\u5fd9\u65f6\u95f4\u5c31\u4f1a\u82b1\u66f4\u957f\u7684\u65f6\u95f4\uff0c\u8fd9\u4e00\u70b9\u7b14\u8005\u4e5f\u76f8\u5f53\u540c\u610f\u5e76\u540c\u60c5\uff0c\u53ef\u662f\u8bf4\u5230\u5e95\uff0c\u7e41\u5fd9\u65f6\u6bb5\uff0c\u6709\u90a3\u6761\u57ce\u4e2d\u4e3b\u8981\u9053\u8def\u4e0d\u5835\u8f66\u5462\uff1f\n\n\n\u4e2a\u4eba\u8ba4\u4e3a\uff0c \u4ee5 RM216 \u6bcf\u65b9\u5c3a\u7684\u552e\u4ef7\u800c\u8a00\uff0c\u5728\u5df4\u751f\u8c37\u5730\u533a\u5df2\u7ecf\u4e70\u5c11\u89c1\u5c11\uff0c\u66f4\u752d\u8bf4\u56f4\u7bf1\u5f0f\uff0c24\u5c0f\u65f6\u4fdd\u5b89\u7684\u793e\u533a\u53d1\u5c55\uff0cMR2\u533a\u5185\u8fd8\u5907\u6709\u82b1\u56ed\uff0c\u6e56\u666f\uff0c\u5171\u7528\u8bbe\u65bd\u5982\u4f1a\u6240\u91cc\u7684\u6cf3\u6c60\uff0c\u7403\u7c7b\u8fd0\u52a8\uff0c\u5065\u8eab\u8bbe\u65bd\uff0c\u800c\u4e14\u6708\u8d39\u53ea\u662f\u533a\u533a\u7684180\u5143\u6574\u3002\n\n\n\u4ee5\u8fd9\u6837\u7684\u914d\u5957\u800c\u8a00\uff0c\u7b14\u8005\u89c9\u5f97\u5b83\u6bd4\u8d77\u6700\u8fd1\u706b\u70ed\u552e\u5b8c\u7684 BANDAR RIMBAYU \u66f4\u8d85\u503c\uff0c\u6295\u8d44\u6216\u9009\u62e9\u81ea\u4f4f\u7684\u8bdd\uff0c\u65e0\u9700\u5343\u91cc\u8fe2\u8fe2\u7684\u8de8\u8d8a\u5dde\u754c\u5230\u68ee\u7f8e\u5170\u7684 NILAI IMPIAN \u00a0\u6216SEREMBAN 2 \u8d2d\u6709\u5730\u623f\u5b50\u3002\u76f4\u5230\u4eca\u5e74\u4e09\u6708\u4e3a\u6b62\uff0c\u8fd9\u53ef\u7b97\u662f\u5e74\u5ea6\u5c4b\u6709\u6240\u503c\u7684\u9009\u62e9\u3002\n\n\n\u00a0\n\n\n\n\nIt took me about 13mins from Sg Buloh toll to Jusco Rawang. Of course it is at off-peak hours and I can see the pain of the jam from this part of Rawang toward the Rawang toll even during weekend. It is mainly caused by the forever on-going construction road works which means to ease the traffic for this part of New Rawang town. Heard it already in progress for few years and one need to have faith for it to complete in 3.5years time before this project complete(which I think shouldn\u2019t be an issues as it is already at the advanced stage). However, the road from toll to M Residence site is not really in good condition. One can easily find the news online to know that government already approved the road widening project to bring dua carriageway all the way from Rawang toll to the junction before turn into M Residence site (the road in front of M Residence already in a good condition with two/three lanes. Personally I think it needs another 5 years to complete this road widening project based on the current pace. However, good sign is some road works are in progress from Jalan Tasik Puteri to Kundang (with Tan and Tan has a land there for future development).\n\n\nAgain, as I always mention, property investment needs some imagination and home works, all signs are heading to positive direction in this part of Rawang especially after the completion of Aeon Jusco /Mc Caf\u00e9 and new Chinese primary school at Anggun / Emerald side. No doubt, the location of Anggun and Emerald is more idea as it is near to the exit of rawang toll with more new amenities to be set up there, for example, 100 shops in Anggun City which is right besides Jusco (and Emerald Square). The park that planned by Guocoland there will also be a nice place to hang around too. However, it always comes with a price! We can try to find the best place to live but can never afford it! The pricing of Anggun and Emerald are no longer for the mass market in Rawang. M Residence 2 which starts from only RM408k seems like more ideal for the upgraders from Kundang/Tasik Puteri/ Tmn Velox/ Bandar Country Homes etc since M Residence 2 is planned toward a more lifestyle product than their existing housing estate especially M Residence 2 comes with full G&G concept. If you think this place is hard to attract new blood from non-rawang population, then one need to see whether the new products like this can attract nearby upgraders. I have a Rawang friend who is staying at old town and he is not keen at all on this part of Rawang as the current road condition and amenities are not in place. Well, with the current progress of this part of Rawang, one may change his view on this place after 5 years (especially if one wants to avoid the constant flood in old Rawang town). I have to admit that the current environment is so \u201culu\u201d. So the call is yours.\n\n\nCompare to M Residence \u2013 Facade wise, both are similar and nothing to shout about. Ever green facade. M Residence is freehold which has an advantage over M Residence 2 (leasehold) but many phases are for superlink which priced more than 550k (22\u00d780 23xxsf) i.e.RM228psf, the earliest phase of M Residence 2 is priced lower than it (RM216psf after RM30k discount). Even with only RM20k discount, it still at the level of RM222psf. The lower price, of course, is due to leasehold status and its slight further location (if you are looking from Rawang Toll perspective and not Latar Highway side). However, the M Residence Phase 1 price already passed (1.5years ago) and we are now at 2013. One need to realistic about the pricing and move forward. We can\u2019t just say Buy Buy Buy (or negatively say Bad Bad Bad, location lousy, road terrible etc) but need to look at the price point and market value of the property which eventually link to the target buyer profile in future (if you are an investor). Everything needs to be clicked. Personally, I fancy any landed G&G that below RM500k. If there is such a project, I will surely be there to \u201clook see look see\u201d as it is hard to come by.\n\n\nIn the end of day, I think many investors or ownstayers who consider this M Residence 2 would be thinking \u2013 Where to find the similar product with this sort of pricing? \nIf the answer is No, then the decision is Yes!\n\n\nWe will upload the photos of show unit soon. Do visit us again!\n\n\nNote:\n\nThis blog is to give information and view. Definitely not the one to give a \u201cbuy\u201d or \u201csell\u201d call. Individual needs to assess it own risks and the suitability of the property for one\u2019s purpose. \n\n\nInvestors like Mah Sing because the developer is good in pushing up the paper gain by increasing the pricing for every few rows. This is not friendly to ownstayer though. So, for those who interested for ownstay, I would suggest to enter early as possible before it reaches near to RM500k. The yet to be launched SMD, it will be priced around RM650k (35\u00d765/70) according to previous old online news (which seems to be a good buy compares to current M Residence which already near RM600k level). But it all depends on the response on the M Residence 2 link, so stay tuned.\n\n\nAlpine Type A1 model\n\n\n\u00a0\n\n\nAlpine Type A1\n\n\n\u00a0\n\n\nAlpine Type A1\n\n\n\u00a0\n\n\nAlpine Type A1\n\n\n\u00a0\n\n\nAlpine Type A2\n\n\nAlpine Type A2\n\n\nAlpine Type A2\n\n\n\u00a0\n\n\nM-Residence 2 @ Rawang \u2013 Alpine A1 & A2 Facade\n\n\n \n\n\nM-Residence 2 Phase 1\n2 Storey Link 20 x 65 A1 (Left Unit) & A2 (Right Unit) Facade\n\n\n\n\nBelow are pictures\u00a0 of the show unit of Alpine Type A1 (fully furnished) and Type A2 (bare unit)\n\n\nAlpine Type A1\n\n\nType A1 GF Living & Dining\n\n\nGF Guest Room\n\n\nDry Kitchen\n\n\nWet Kitchen\n\n\nType A1 GF\n\n\nType A1 view from staircase\n\n\nType A1 Staircase\n\n\nFamily Area High Ceiling\n\n\nMBR\n\n\nBedroom 2\n\n\nBedroom 2\n\n\nBedroom 3\n\n\nBath2\n\n\nBath2\n\n\nMBR\n\n\nMBR\n\n\nMaster Bath\n\n\nMaster Bath\n\n\n\u00a0\n\n\nAlpine Type A2\n\n\nType A2 GF (Bare)\n\n\nType A2 GF (Bare)\n\n\nType A2 GF (Bat\\re)\n\n\nTYpe A2 Kitchen (Bare)\n\n\nGF Bathroom (Bare)\n\n\nType A2 MBR (Bare)\n\n\nMaster Bath (Bare)\n\n\nMaster Bath (Bare)\n\n\nBedroom 2 (Bare)\n\n\nBath 2 (Bare)\n\n\nBedroom 2\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/malton-unveiling-the-final-tower-of-the-park-2-pavilion-bukit-jalil/", "title": "PROPCAFE\u2122 News : Malton Unveiling The Final Tower of The Park 2 Pavilion Bukit Jalil", "body": "\n\nA successful sellout of Tower 1 of The Park 2 Pavilion Bukit Jalil\u00a0 in just months has prompted Malton Berhad (\u201cMalton or The Group\u201d) to fast\u2010track the early release of Tower 2, the final block of luxury serviced apartments at Bukit Jalil City. Savvy buyers now have one last opportunity to secure a property on this iconic integrated development with the final release of 324 luxury apartments, a joint-collaboration with the\u00a0 award\u2010winning Pavilion Kuala Lumpur.\n\n\nThe Park 2 Pavilion Bukit Jalil City\n\n\nSitting on freehold land, The Park 2 Pavilion Bukit Jalil has an estimated gross development value (\u201cGDV\u201d) of RM 720 million, and comprises 709 units of serviced apartments with 385 and 324 units each in Tower 1 and Tower\u00a0 2.\u00a0 The last\u00a0 freehold\u00a0 residential component at Bukit Jalil City known as The Park 2 Bukit Jalil comprises 2 residential towers totaling 709 residential units, and comes with 3 sizes, namely, 750sf, 933sf & 1,565sf. When Malton initially soft launched the first Tower of The Park 2 Pavilion Bukit Jalil back in March 2017, 90% of its 385 units were taken up. Thanks to a strong following of repeat and new buyers from earlier Park Sky Residence owners who have shared good reviews about their purchase. Due to this good response, Malton has brought forward the release of the 52-storey Tower 2 which was originally slated for sale at a much later date. Malton are confident to achieve another remarkable success as 70% of the units were taken up prior to their official launch. Being the last residential tower, savvy investors and home buyers are taking the last opportunity to own a property in Bukit Jalil City.\n\n\nThe Park 2 Bukit Jalil City\n\n\nThe two brand names namely Malton and Pavilion, premium lifestyle and location are the drawcard at The Park 2 Pavilion Bukit Jalil and buyers are quick to pounce on the benefits. This proves that there is still a high demand for high-\u00adrise residential in niche locations and projects which offer strong concept, branding and delivery. Many of the new developments are claiming the virtues of being near to Pavilion Bukit Jalil, but \nThe Park 2 is the only parcel that has a direct access to the mall via a dedicated covered link bridge\n and \nthe 80 acres Bukit Jalil Park\n. This means that its residents will enjoy the advantage, convenience and exclusivity of directly accessing both the Pavilion Bukit Jalil mall on one side and the 80-\u00adacre Bukit Jalil park, on the other side. Other exclusive amenities include\u00a0 two separate lobbies in each tower, with 9 and 7 lifts serving 10 units and 8 units per floor in each tower.\n\n\nPROPCAFE Review : The REV.O @ Bukit Jalil City \u2013 REV.Olutionary Lifestyle Office\n\n\nExecutive Director of Malton, Hong Lay Chuan mentioned that the\u00a0 The\u00a0 Park\u00a0 2\u2019s\u00a0 overwhelming\u00a0 success\u00a0 to\u00a0 its\u00a0 premier\u00a0 location\u00a0 that\u00a0 sits\u00a0 right\u00a0 between the regional Pavilion Bukit Jalil shopping mall and lush green 80\u2010acre Bukit Jalil recreational park. The\u00a0 Park\u00a0 2,\u00a0 towers,\u00a0 the\u00a0 last\u00a0 phase\u00a0 of\u00a0 Bukit\u00a0 Jalil\u00a0 City\u00a0 is\u00a0 scheduled\u00a0 to\u00a0 be\u00a0 completed\u00a0 in 2021 and with this 50\u2010acre Bukit Jalil City integrated development will be fully completed.\n\n\nPrices start from RM630,000 and the units are partially furnished with quality fittings. Every unit is thoughtfully planned\u00a0 with\u00a0 efficient built\u00ad\u2010ups ranging\u00a0 from\u00a0 750\u00a0 sq\u00a0 ft\u00a0 to\u00a0 1570\u00a0 sq\u00a0 ft\u00a0 to\u00a0 suit\u00a0 individuals\u00a0 and\u00a0 families.\u00a0 All\u00a0 units\u00a0 in\u00a0 The\u00a0 \u00a0 Park\u00a0 2\u00a0 are\u00a0 distinctively distinguished by a pair of sleek ultra\u2010modern and tall towers that will redefine the Bukit Jalil skyline.\n\n\nThe Park 2 Bukit Jalil City And Pavilion Bukit Jalil Mall \u2013 Street View\n\n\nGuest of Honour, The Malaysian Minister of Federal Territories, Datuk Seri Utama Tengku Adnan bin Tengku Mansor, said \u201cOnce completed by 2020, the regional Pavilion Bukit Jalil shopping mall and offices will provide thousands of new employment opportunities whereby Bukit Jalil\u2019s population and employment are projected to increase by approximately \n24.2% and 51.6% to 464,300 and 273,121\n respectively\u00a0 from\u00a0 2000.\u00a0 Residents\u00a0 of\u00a0 Bukit\u00a0 Jalil\u00a0 City\u00a0 will\u00a0 be\u00a0 the\u00a0 ones\u00a0 who\u00a0 benefit\u00a0 the\u00a0 most\u00a0 while\u00a0 residents living nearby will benefit from an increase in the value of their property. For a project of this scale and vision, Bukit Jalil City will serve as a catalyst for Bukit Jalil\u2019s rejuvenation, raising the city\u2019s stature with further economic growth, job creation and improved infrastructure. This creates a demand for quality infrastructure and amenities that mirrors a world\u00ad\u2010class city. Hence, projects such as Bukit Jalil City by Malton Berhad and the Pavilion Group is another positive step forward for Kuala Lumpur and the Rakyat. I believe we are on the right track towards advancing Kuala Lumpur as a World Class City and the region\u2019s premier hub for business, leisure and living.\u201d This is in line with the government\u2019s vision to position Kuala Lumpur amongst the Top 20 most liveable cities by 2020.\n\n\nThe Park 2 Bukit Jalil City ID2\n\n\nDato\u2019 Joyce Yap, CEO of Kuala Lumpur Pavilion Sdn Bhd, said \u201cThe final launch of The Park 2 marks an exciting milestone for the Pavilion retail group as we move yet another step closer towards providing a holistic experience in edutainment and retailtainment to both local and international visitors alike. The move will ultimately set Bukit Jalil apart as one of the country\u2019s major retail and tourist destinations. With its \nnet lettable area (\u2018\u2019NLA\u2019\u2019) of approximately 1.8 million sq ft\n,\u00a0 Bukit Jalil is poised to be a regional mall in terms of brands mix, flagship stores and concept. Our experienced retail management\u00a0 team from the award\u00ad\u2010winning Pavilion KL will replicate the shopping mall\u2019s success here.\u00a0 Exquisitely designed by the \nKL Pavilion Design Studio, the regional mall fa\u00e7ade which stretches up to 560 metres\u00a0 is catered to\u00a0 give\u00a0 maximum\u00a0 visibility\u00a0 to\u00a0 retailer\u2019s\u00a0 brand\n.\u00a0 We\u00a0 already\u00a0 received\u00a0 huge\u00a0 interests\u00a0 with\u00a0 over\u00a0 \n900\u00a0 registrations from\u00a0 prospective tenants\n. We are confident that the development has all the requisite elements to elevate Bukit Jalil neighbourhood into an epicentre of style and living.\u201d\n\n\nThe Park 2 Bukit Jalil City ID3\n\n\nThis 50\u00ad\u2010acre integrated\u00a0 lifestyle development with an estimated GDV\u00a0 of RM4 billion aims to create a new dimension of an integrated community development that will offer cosmopolitan living and vibrant destination for business, best\u00ad\u2010in\u2010class shopping experience, dining, leisure and entertainment experiences. A lot of thoughts have gone into the planning and execution to enable homebuyers, investors and retailers enjoy the luxurious amenities and investment returns.\n\n\nFact Sheet Bukit Jalil City by Malton\n\n\nBukit Jalil City consists of Pavilion Bukit Jalil regional shopping mall, the Signature Shop Offices, The Park Sky Residence, Park Point Shop Office and The Park 2. Also completed are the 112 units of the Signature Shop Offices (Phase 1) which were handed over to the shop owners in June this year while the\u00a0 entire\u00a0 development\u00a0 will\u00a0 be\u00a0 completed\u00a0 by\u00a0 2021.\u00a0 Malton\u00a0 will\u00a0 also\u00a0 be\u00a0 improving\u00a0 the\u00a0 current\u00a0 infrastructure by constructing \na new flyover to Puchong\n, \nnew roads leading directly to Bukit Jalil City\n, including \ntwo underpasses\n to the development and \nfour pedestrian bridges\n to enhance the liveability of this growing township.\n\n\nBukit Jalil City -\u00ad Connecting Lifestyle, Living & Luxury\n\n\nBukit Jalil City Signature Shop Offices \u2013 Phase 1\n\n\n[Bahasa Malaysia Version]\n\n\nEkoran kejayaan Tower 1, The Park 2 Pavilion Bukit Jalil yang laris dijual\u00a0 dalam\u00a0 masa\u00a0 beberapa\u00a0 bulan\u00a0 sahaja,\u00a0 Malton\u00a0 Berhad\u00a0 (\u201cMalton\u00a0 atau\u00a0 Kumpulan\u201d)\u00a0 telah\u00a0 mengambil\u00a0 keputusan\u00a0 untuk\u00a0 mempercepatkan\u00a0 pelancaran\u00a0 awal\u00a0 untuk\u00a0 Tower\u00a0 2,\u00a0 blok\u00a0 terakhir pangsapuri servis mewah di Bukit Jalil City. Pembeli yang bijak kini mempunyai peluang terakhir untuk memiliki\u00a0 hartanah\u00a0 di\u00a0 projek\u00a0 pembangunan\u00a0 bersepadu\u00a0 yang\u00a0 ikonik\u00a0 ini\u00a0 dengan\u00a0 peringkat\u00a0 akhir\u00a0 pembukaan 324 unit pangsapuri mewah, yang merupakan sebuah usaha sama dengan pemenang anugerah, Pavilion Kuala Lumpur.\n\n\nThe\u00a0 Park\u00a0 2\u00a0 yang\u00a0 dibangunkan\u00a0 pada\u00a0 tapak\u00a0 pegangan\u00a0 bebas\u00a0 mempunyai\u00a0 nilai\u00a0 pembangunan\u00a0 kasar\u00a0 (\u201cGDV\u201d) RM720 juta, dan terdiri daripada 709 unit pangsapuri servis dengan 385 dan 324 unit di setiap menara iaitu Tower 1 dan Tower 2. Dengan permintaan yang tinggi terhadap pemilikan bagi kediaman sendiri dan pelaburan, yang juga fasa kediaman yang terakhir, The Park 2 terus mencatat kejayaan yang besar apabila 90% daripada unit di Tower 1 setinggi 50 tingkat terjual dalam tempoh yang pendek sejak Mac tahun ini.\n\n\n\u201cUntuk\u00a0 memenuhi\u00a0 permintaan\u00a0 yang\u00a0 memberangsangkan\u00a0 daripada\u00a0 pembeli,\u00a0 kami\u00a0 telah\u00a0 mempercepatkan pembukaan Tower 2 setinggi 52 tingkat, lebih awal daripada tarikh pembukaan jualan\u00a0 yang telah ditetapkan sebelum ini. Kami yakin akan mencapai satu lagi kejayaan yang besar kerana sehingga pelancaran rasmi hari ini, 70% daripada unit\u2010unit tersebut telah pun dijual. Oleh kerana\u00a0 ia\u00a0 adalah\u00a0 blok\u00a0 kediaman\u00a0 yang\u00a0 terakhir,\u00a0 para\u00a0 pelabur\u00a0 dan\u00a0 pembeli\u00a0 rumah\u00a0 yang\u00a0 bijak\u00a0 telah\u00a0 mengambil\u00a0 peluang\u00a0 terakhir\u00a0 memiliki\u00a0 hartanah\u00a0 di\u00a0 Bukit\u00a0 Jalil\u00a0 City\u00a0 ini.\u00a0 Dua\u00a0 jenama\u00a0\u00a0\u00a0 yang\u00a0 dinamik dengan gaya hidup premium serta lokasi\u00a0 merupakan daya penarik di kalangan para pembeli\u00a0 The Park\u00a0 2.\u00a0 Ini\u00a0 menunjukkan\u00a0 bahawa\u00a0 masih\u00a0 terdapat\u00a0 permintaan\u00a0 yang\u00a0 tinggi\u00a0 terhadap\u00a0 kediaman\u00a0 bertingkat\u00a0 tinggi\u00a0 di\u00a0 lokasi\u00a0 tertentu\u00a0 serta\u00a0 projek\u00a0 yang\u00a0 menawarkan\u00a0 konsep,\u00a0 penjenamaan\u00a0 dan penyerahan yang kukuh,\u201d kata Pengarah Eksekutif Malton, Hong Lay Chuan.\n\n\nThe Park 2 Bukit Jalil City by Malton\n\n\nBeliau\u00a0 selanjutnya\u00a0 menyatakan\u00a0 bahawa\u00a0 kejayaan\u00a0 The\u00a0 Park\u00a0 2\u00a0 yang\u00a0 begitu\u00a0 besar\u00a0 itu\u00a0 adalah\u00a0 kerana\u00a0 kedudukannya di lokasi strategik iaitu di sebelah pusat membeli\u00ad\u2010belah serantau Pavilion Bukit Jalil serta kehijauan taman rekreasi Bukit Jalil yang seluas 80 ekar. The Park 2 turut menawarkan sentuhan berprestij yang tersendiri, kerana hanya pemilik kediaman ini akan dapat menikmati pengalaman dan kemudahan\u00a0 yang\u00a0 begitu\u00a0 menyenangkan\u00a0 dengan\u00a0 adanya\u00a0 akses\u00a0 eksklusif\u00a0 ke\u00a0 pusat\u00a0 membeli\u2010belah\u00a0 Pavilion Bukit Jalil melalui jambatan penghubung tertutup yang khusus. Kemudahan eksklusif lain termasuklah dua lobi berasingan di setiap menara, dengan 9 dan 7 lif bagi 10 unit dan 8 unit pada setiap\u00a0 tingkat\u00a0 di\u00a0 setiap\u00a0 menara.\u00a0 Harga\u00a0 bermula\u00a0 dari\u00a0 RM630,000\u00a0 dan\u00a0 unit\u00a0 adalah\u00a0 separa\u00a0 lengkap\u00a0 dengan kelengkapan yang berkualiti. Setiap unit dirancang dengan teliti dengan binaan yang efisien dari 750 kaki persegi hingga 1,570 kaki persegi untuk kesesuaian individu dan keluarga. Semua unit di The Park 2 tampil menonjol kerana kedua\u00ad\u2010dua menara ultramoden yang tinggi dan bergaya ini akan memberi wajah baru kepada latar langit Bukit Jalil.\n\n\nPROPCAFE\nMalaysia Real Estate Property Blog, Talk & Review \u2013 From Love Hate Passion to Buy Sell Rent \u2013 About Us\n\n\nTetamu yang terhormat di majlis tersebut, Menteri Wilayah Persekutuan Malaysia, Yang Berhormat Datuk Seri Tengku Utama Adnan bin Tengku Mansor, berkata, \u201cSebaik sahaja siap pada tahun 2020, pusat membeli\u2010belah serantau dan pejabat Pavilion Bukit Jalil akan menyediakan beribu-\u00adribu peluang pekerjaan baru di mana populasi dan tenaga kerja di Bukit Jalil dijangka akan meningkat masing\u00ad\u2010masing sebanyak kira-\u00adkira 24.2% dan 51.6% kepada 464,300 dan 273,121 dari tahun 2000. Penghuni Bukit Jalil City merupakan golongan yang akan dapat menikmati faedah yang paling banyak manakala penduduk di kawasan sekitarnya akan dapat memperolehi faedah daripada kenaikan nilai hartanah mereka.\u00a0 Bagi\u00a0 sebuah\u00a0 projek\u00a0 dengan\u00a0 skala\u00a0 dan\u00a0 visi\u00a0 seumpama\u00a0 ini,\u00a0 Bukit\u00a0 Jalil\u00a0 City\u00a0 akan\u00a0 menjadi\u00a0 pemangkin untuk memberi nafas baharu kepada Bukit Jalil, yang akan menaikkan taraf bandaraya ini dengan meningkatnya pertumbuhan ekonomi, pewujudan peluang pekerjaan dan infrastruktur yang lebih\u00a0 baik.\u00a0 Ini\u00a0 mewujudkan\u00a0 permintaan\u00a0 untuk\u00a0 infrastruktur\u00a0 dan\u00a0 kemudahan\u00a0 yang\u00a0 mencerminkan\u00a0 bandar\u00a0 bertaraf\u00a0 dunia.\u00a0 Oleh\u00a0 itu,\u00a0 projek\u2010projek\u00a0 seperti\u00a0 Bukit\u00a0 Jalil\u00a0 City\u00a0 oleh\u00a0 Malton\u00a0 Berhad\u00a0 dan Kumpulan Pavilion merupakan satu lagi langkah positif untuk Kuala Lumpur dan rakyat. Saya percaya bahawa\u00a0 kita\u00a0 berada\u00a0 di\u00a0 landasan\u00a0 yang\u00a0 betul\u00a0 ke\u00a0 arah\u00a0 memajukan\u00a0 Kuala\u00a0 Lumpur\u00a0 sebagai\u00a0 sebuah\u00a0 Bandaraya Bertaraf Dunia dan hab utama untuk perniagaan, bersantai dan kediaman bagi rantau ini.\u201d Ini adalah selaras dengan wawasan kerajaan untuk meletakkan Kuala Lumpur di antara 20 bandar paling popular menjelang tahun 2020.\n\n\nPROPCAFE Review : The REV.O @ Bukit Jalil City By MBM Land [ Executive Summary Review]\n\n\nDato\u2019 Joyce Yap, Ketua Pegawai Eksekutif Kuala Lumpur Pavilion, berkata, \u201cPelancaran terakhir The Park 2 menandakan satu pencapaian yang mengujakan bagi kumpulan peruncitan Pavilion di ketika kami\u00a0 melangkah\u00a0 setapak\u00a0 lagi\u00a0 ke\u00a0 arah\u00a0 menyediakan\u00a0 pengalaman\u00a0 yang\u00a0 holistik\u00a0 dalam\u00a0 bidang\u00a0 \u2018edutainment\u2019 dan \u2018retailtainment\u2019 untuk pelawat-\u00adpelawat tempatan dan antarabangsa. Langkah ini akan menonjolkan Bukit Jalil sebagai salah sebuah daripada destinasi peruncitan dan pelancongan utama di negara ini. Dengan ruang sewaan bersih (\u2018\u2019NLA\u2019\u2019) seluas kira\u2010kira 1.8 juta kaki persegi, Bukit Jalil kini bersedia untuk menjadi pusat membeli\u00ad\u2010belah serantau dari segi campuran jenama, kedai utama\u00a0 dan\u00a0 konsep.\u00a0 Pasukan\u00a0 pengurusan\u00a0 peruncitan\u00a0 kami\u00a0 yang\u00a0 berpengalaman\u00a0 dari\u00a0 pemenang\u00a0 anugerah,\u00a0 Pavilion\u00a0 KL,\u00a0 akan\u00a0 mengulangi\u00a0 kejayaan\u00a0 pusat\u00a0 membeli\u2010belah\u00a0 tersebut\u00a0 di\u00a0 sini.\u00a0 Muka bangunan\u00a0 pusat\u00a0 membeli\u00ad\u2010belah\u00a0 serantau\u00a0 yang\u00a0 berukuran\u00a0 sehingga\u00a0 560\u00a0 meter\u00a0 ini\u00a0 dibina\u00a0 dengan\u00a0 rekaan\u00a0 yang\u00a0 begitu\u00a0 halus\u00a0 oleh\u00a0 KL\u00a0 Pavilion\u00a0 Design\u00a0 Studio\u00a0 untuk\u00a0 memberikan\u00a0 keterlihatan\u00a0 yang maksimum\u00a0 kepada\u00a0 jenama\u00a0 peruncit.\u00a0 Kami\u00a0 telah\u00a0 dapat\u00a0 menjana\u00a0 minat\u00a0 yang\u00a0 meluas\u00a0 dengan\u00a0 lebih\u00a0 daripada 900 pendaftaran daripada bakal penyewa. Kami yakin pembangunan ini mempunyai semua elemen yang perlu untuk menaikkan kawasan Bukit Jalil menjadi pusat gaya dan kediaman.\u201d\n\n\n\n\nPembangunan gaya hidup bersepadu seluas 50 ekar ini yang mempunyai anggaran GDV sebanyak RM4 bilion menyasarkan untuk mewujudkan dimensi baru dalam pembangunan komuniti bersepadu yang\u00a0 akan\u00a0 menawarkan\u00a0 kehidupan\u00a0 kosmopolitan\u00a0 dan\u00a0 destinasi\u00a0 yang\u00a0 utama\u00a0 bagi\u00a0 perniagaan,\u00a0 pengalaman\u00a0 membeli\u2010belah\u00a0 yang\u00a0 terbaik\u00a0 dalam\u00a0 kelasnya,\u00a0 serta\u00a0 pengalaman\u00a0 menjamu\u00a0 selera, bersantai\u00a0 dan\u00a0 berhibur.\u00a0 Pemikiran\u00a0 yang\u00a0 teliti\u00a0 telah\u00a0 diambil\u00a0 dalam\u00a0 perancangan\u00a0 dan\u00a0 pelaksanaan\u00a0 projek\u00a0 pembangunan\u00a0 ini\u00a0 melibatkan\u00a0 pertimbangan\u00a0 yang\u00a0 begitu\u00a0 teliti\u00a0 untuk\u00a0 membolehkan\u00a0 para pembeli, pelabur dan peruncit menikmati kemudahan serba mewah dan pulangan pelaburan.\n\n\nBukit\u00a0 Jalil\u00a0 City\u00a0 terdiri\u00a0 daripada\u00a0 pusat\u00a0 membeli-\u00adbelah\u00a0 serantau\u00a0 Pavilion\u00a0 Bukit\u00a0 Jalil,\u00a0 Signature\u00a0 Shop\u00a0 Offices, The Park Sky Residence, Park Point Shop Office dan The Park 2. Fasa pertamanya yang terdiri daripada 112 unit Signature Shop Offices telah diserahkan kepada para pemilik kedai pada Jun tahun ini manakala keseluruhan pembangunan ini akan\u00a0 jangka siap pada tahun 2021. Malton juga akan mempertingkatkan infrastruktur sedia ada dengan membina jejambat baru ke Puchong, jalan\u00ad\u2010jalan baru menuju ke Bukit Jalil City, termasuklah due akses jalan bawah ke kawasan tersebut dan empat jambatan\u00a0 pejalan\u00a0 kaki\u00a0 untuk\u00a0 meningkatkan\u00a0 kualiti\u00a0 hidup\u00a0 kawasan\u00a0 perbandaran\u00a0 yang\u00a0 kian\u00a0 berkembang ini.\n\n\n\n\nBukit Jalil City \u00ad\u2010 Menghubungkan Gaya Hidup, Kediaman & Kemewahan\n\n\nBukit Jalil City Signature Shop Offices Phase 1\n\n\n[Mandarin Version]\n\n\n\u9a6c\u987f\u63a8\u51faThe Park 2 \u6bd7\u90bb\u67cf\u5a01\u5e74\u6b66\u5409\u52a0\u91cc\u5c14\u7684\u6700\u540e\u4e00\u680b\u5927\u697c\n\n\nThe Park 2 \u67cf\u5a01\u5e74\u6b66\u5409\u52a0\u91cc\u5c14(Pavilion Bukit Jalil) \u7684 Tower 1 \u5728\u6570\u6708\u5185\u6210\u529f\u5168\u76d8\u552e\u7f44\u4fc3\u4f7f\u9a6c\u987f(\u201cMALTON \u6216\u8be5\u516c\u53f8\u201d) \u63d0\u65e9\u63a8\u51fa Tower 2\u3002Tower 2 \u662f\u201d\u6b66\u5409\u52a0\u91cc\u5c14\u57ce\u201c (Bukit Jalil City) \u5185\u6700\u540e\u4e00\u680b\u8c6a\u534e\u670d\u52a1\u516c\u5bd3 \u3002\u7cbe\u660e\u4e70\u5bb6\u73b0\u6709\u6700\u540e\u673a\u4f1a\u62a2\u8d2d\u6240\u63a8\u51fa\u7684 324 \u4e2a\u8c6a\u534e\u516c\u5bd3\u5355\u4f4d\u3002\u6b64\u9879\u76ee\u662f\u9a6c\u987f\u4e0e\u83b7\u5956\u65e0\u6570\u7684\u67cf\u5a01\u5e74\u5e7f\u573a (Pavilion Kuala Lumpur) \u5171\u540c\u63a8\u51fa\u7684\u6807\u5fd7\u6027\u7efc\u5408\u53d1\u5c55\u9879\u76ee\u3002\n\n\n\u5750\u843d\u4e8e\u6c38\u4e45\u4e1a\u6743\u7684\u5730\u76ae\uff0cThe Park 2 \u7684\u53d1\u5c55\u603b\u503c\u4f30\u8ba1\u4e3a 7 \u4ebf 2000 \u4e07\u4ee4\u5409\uff0c\u5305\u62ec 709 \u4e2a\u670d\u52a1\u5f0f\u516c\u5bd3\u5355\u4f4d\uff0c\u5f53\u4e2dTower 1 \u548c Tower 2 \u5206\u522b\u62e5\u6709 385 \u4e2a\u5355\u4f4d\u548c 324 \u4e2a\u5355\u4f4d\u3002\u7531\u4e8e\u623f\u4ea7\u4f9b\u81ea\u5c45\u548c\u6295\u8d44\u7684\u9700\u6c42\u6fc0\u70c8\uff0c\u52a0\u4e0a\u8fd9\u662f\u533a\u5185\u6700\u540e\u4e00\u4e2a\u4f4f\u5b85\u9879\u76ee\u7684\u56e0\u7d20\uff0c\u4fc3\u4f7f\u62e5\u6709 50 \u5c42\u697c\u7684 The Park 2 Tower 1 \u4ece\u4eca\u5e743 \u6708\u8d77\u5728\u77ed\u671f\u5185\u552e\u51fa90%\uff0c\u521b\u4e0b\u4f73\u7ee9\u3002\n\n\n\u9a6c\u987f\u96c6\u56e2\u6267\u884c\u8463\u4e8b\u65b9\u793c\u6cc9\u5148\u751f\uff08Hong Lay Chuan\uff09\u8868\u793a\uff1a\u201c\u4e3a\u4e86\u6ee1\u8db3\u4e70\u5bb6\u7684\u70ed\u70c8\u9700\u6c42\uff0c\u6211\u4eec\u63d0\u524d\u51fa\u552e\u62e5\u6709 52 \u5c42\u697c\u7684 Tower 2\u3002\u6211\u4eec\u6709\u4fe1\u5fc3\u5b9e\u73b0\u53e6\u4e2a\u663e\u8457\u7684\u6210\u7ee9\uff0c\u56e0\u4e3a\u4eca\u5929\u6b63\u5f0f\u63a8\u51fa\u524d\u6211\u4eec\u5df2\u6210\u529f\u51fa\u552e 70\uff05\u7684\u5355\u4f4d\u3002\u4f5c\u4e3a\u6b66\u5409\u52a0\u91cc\u5c14\u57ce\u7684\u6700\u540e\u4e00\u680b\u9ad8\u697c\u4f4f\u5b85\uff0c\u7cbe\u660e\u7684\u6295\u8d44\u8005\u548c\u8d2d\u5c4b\u8005\u53ef\u4f5c\u51fa\u6700\u540e\u8d2d\u4e70\u4ea7\u4e1a\u7684\u673a\u4f1a\u3002\u4e24\u4e2a\u5f3a\u52b2\u54c1\u724c\uff0c\u4f18\u8d28\u7684\u751f\u6d3b\u65b9\u5f0f\u548c\u4f18\u8d8a\u5730\u7406\u4f4d\u7f6e\u662f The Park 2 \u7684\u5356\u70b9\u3002\u4e70\u5bb6\u80fd\u8fc5\u901f\u4ece\u4e2d\u83b7\u5229\u3002\u8fd9\u8bc1\u660e\u5c5e\u5229\u57fa\u4f4d\u7f6e\u548c\u63d0\u4f9b\u5b8f\u4f1f\u6982\u5ff5\u3001\u54c1\u724c\u548c\u51c6\u65f6\u4ea4\u4ed8\u7684\u9ad8\u697c\u4f4f\u5b85\u9879\u76ee\u4ecd\u6709\u5f88\u9ad8\u7684\u9700\u6c42\u3002\u201d\n\n\n\u4ed6\u8fdb\u4e00\u6b65\u89e3\u8bf4\uff0cThe Park 2 \u7684\u538b\u5012\u6027\u6210\u529f\u5f52\u529f\u4e8e\u4f4d\u4e8e\u67cf\u5a01\u5e74\u6b66\u5409\u52a0\u91cc\u5c14\u5546\u573a\u533a\u548c\u5360\u573080 \u82f1\u4ea9\uff0c\u7eff\u610f\u76ce\u7136\u7684\u6b66\u5409\u52a0\u91cc\u5c14\u4f11\u95f2\u516c\u56ed\u7684\u4e2d\u95f4\u3002The Park 2 \u8bbe\u6709\u4e00\u4e2a\u72ec\u7279\u8bbe\u8ba1\uff0c\u5c45\u6c11\u80fd\u901a\u8fc7\u906e\u9876\u7684\u4e13\u7528\u5929\u6865\u76f4\u63a5\u62b5\u8fbe\u67cf\u5a01\u5e74\u6b66\u5409\u52a0\u91cc\u5c14\u8d2d\u7269\u4e2d\u5fc3\u4ee5\u4eab\u6709\u7545\u5feb\u7684\u7279\u522b\u4f53\u9a8c\u3002\u5176\u4ed6\u7279\u522b\u8bbe\u65bd\u5305\u62ec\u5728\u6bcf\u680b\u5927\u697c\u8bbe\u6709\u5404\u81ea\u7684\u72ec\u7acb\u5927\u5385\uff0c\u5206\u522b\u62e5\u67099 \u548c 7 \u53f0\u5347\u964d\u673a\u4e3a\u5404\u522b\u6bcf\u5c42 10 \u548c 8 \u4e2a\u5355\u4f4d\u7684\u5c45\u6c11\u670d\u52a1\u3002\u5355\u4f4d\u4ef7\u683c\u4ece63 \u4e07\u4ee4\u5409\u8d77\uff0c\u6709\u5173\u5355\u4f4d\u914d\u5907\u90e8\u5206\u9ad8\u6863\u914d\u4ef6\u3002\u6bcf\u4e2a\u5355\u4f4d\u90fd\u7ecf\u8fc7\u7ec6\u5fc3\u89c4\u5212\uff0c\u9ad8\u6548\u5efa\u8bbe\uff0c\u8303\u56f4\u4ece 750 \u5e73\u65b9\u5c3a\u81f3 1570 \u5e73\u65b9\u5c3a\uff0c\u9002\u5408\u4e2a\u4eba\u548c\u5bb6\u5ead\u5c45\u4f4f\u3002\u5ea7\u843d\u4e8e The Park 2 \u7684\u6bcf\u4e2a\u5355\u4f4d\u90fd\u4eab\u6709\u9ad8\u8d35\u65f6\u5c1a\u3001\u8d85\u73b0\u4ee3\u53cc\u697c\u7684\u77a9\u76ee\u7279\u70b9\uff0c\u5176\u5927\u697c\u4e5f\u5c06\u91cd\u65b0\u5b9a\u4e49\u6b66\u5409\u52a0\u91cc\u5c14\u7684\u98ce\u666f\u7ebf\u3002\n\n\n\u4eea\u5f0f\u4e0a\u7684\u8d35\u5bbe\u8054\u90a6\u76f4\u8f96\u533a\u90e8\u957f\u62ff\u7763\u65af\u91cc\u4e1c\u59d1\u5b89\u5357 \uff08The Malaysian Minister of Federal Territories, Datuk Seri Tengku Utama Adnan bin Tengku Mansor\uff09\u8868\u793a\uff1a\u201c\u4e0e 2000 \u5e74\u6bd4\u8f83\uff0c\u4e8e 2020 \u5e74\u5b8c\u6210\u7684\u67cf\u5a01\u5e74\u6b66\u5409\u52a0\u91cc\u5c14\u8d2d\u7269\u533a\u7684\u5546\u573a\u548c\u529e\u516c\u5ba4\u5c06\u4e3a\u6b66\u5409\u52a0\u91cc\u5c14\u63d0\u4f9b\u6570\u5343\u4e2a\u65b0\u7684\u5c31\u4e1a\u673a\u4f1a\uff0c\u9884\u8ba1\u4eba\u53e3\u5c06\u589e\u957f 24.2%\u81f3 46 \u4e07 4300 \u4eba\u548c\u5c31\u4e1a\u4eba\u6570\u5c06\u589e\u957f 51.6%\u81f327 \u4e07 3121 \u4eba\u3002\u6b66\u5409\u52a0\u91cc\u5c14\u57ce\u7684\u5c45\u6c11\u5c06\u662f\u53d7\u60e0\u6700\u591a\u7684\u5c45\u6c11\uff0c\u8fd1\u533a\u7684\u5c45\u6c11\u5c06\u53d7\u76ca\u4e8e\u5176\u623f\u4ea7\u4ef7\u503c\u7684\u589e\u52a0\u3002\u5907\u6709\u5982\u6b64\u89c4\u6a21\u548c\u613f\u666f\u7684\u9879\u76ee\uff0c\u6b66\u5409\u52a0\u91cc\u5c14\u57ce\u5c06\u4fc3\u4f7f\u6b66\u5409\u52a0\u91cc\u5c14\u8fc8\u5411\u66f4\u7e41\u8363\u5149\u666f\uff0c\u63d0\u9ad8\u57ce\u5e02\u7684\u5730\u4f4d\uff0c\u4fc3\u8fdb\u7ecf\u6d4e\u589e\u957f\uff0c\u521b\u9020\u5c31\u4e1a\u673a\u4f1a\u548c\u6539\u5584\u57fa\u7840\u8bbe\u65bd\u3002\u4ece\u800c\u4ea7\u751f\u4e86\u5bf9\u4e16\u754c\u7ea7\u57ce\u5e02\u7684\u4f18\u8d28\u57fa\u7840\u8bbe\u65bd\u4e0e\u798f\u5229\u8bbe\u65bd\u7684\u9700\u6c42\u3002\u56e0\u6b64\uff0c\u9a6c\u987f\u548c\u67cf\u5a01\u5e74\u96c6\u56e2\u6240\u5408\u4f5c\u53d1\u5c55\u7684\u6b66\u5409\u52a0\u91cc\u5c14\u57ce\u7b49\u9879\u76ee\u662f\u63a8\u52a8\u5409\u9686\u5761\u4e0e\u4eba\u6c11\u5411\u524d\u8fc8\u8fdb\u4e00\u6b65\u7684\u79ef\u6781\u4f5c\u6cd5\u3002\u6211\u76f8\u4fe1\u6211\u4eec\u6b63\u5904\u5728\u628a\u5409\u9686\u5761\u63a8\u5411\u4e16\u754c\u7ea7\u57ce\u5e02\u4ee5\u53ca\u8be5\u533a\u9996\u5c48\u4e00\u6307\u7684\u5546\u4e1a\u3001\u4f11\u95f2\u548c\u751f\u6d3b\u4e2d\u5fc3\u7684\u6b63\u786e\u8f68\u9053\u3002\u201d\u6b64\u9879\u76ee\u6b63\u7b26\u5408\u653f\u5e9c\u7684\u613f\u666f\uff0c\u65e8\u5728\u4e8e 2020\u5e74\u524d\u5c06\u5409\u9686\u5761\u6253\u9020\u6210\u9996\u4e8c\u5341\u4e2a\u6700\u9002\u5b9c\u5c45\u4f4f\u7684\u57ce\u5e02\u4e4b\u4e00\u3002\n\n\n\u67cf\u5a01\u5e74\u5e7f\u573a\u96f6\u552e\u4e1a\u9996\u5e2d\u6267\u884c\u957f\u62ff\u53f6\u7d20\u6e05\uff08Joyce Yap\uff09\u8868\u793a\uff1a\u201cThe Park 2 \u63a8\u51fa\u7684\u6700\u7ec8\u5927\u697c\u662f\u67cf\u5a01\u5e74\u96f6\u552e\u96c6\u56e2\u4e00\u4e2a\u4ee4\u4eba\u632f\u594b\u7684\u91cc\u7a0b\u7891\uff0c\u6211\u4eec\u5c06\u5411\u672c\u5730\u548c\u56fd\u9645\u6e38\u5ba2\u63d0\u4f9b\u4e00\u4e2a\u5b8c\u7f8e\u7684\u5bd3\u6559\u4e8e\u4e50\u548c\u5a31\u4e50\u578b\u7684\u96f6\u552e\u7ecf\u9a8c\u3002\u8fd9\u4e00\u4e3e\u63aa\u6700\u7ec8\u5c06\u4f7f\u6b66\u5409\u52a0\u91cc\u5c14\u6210\u4e3a\u672c\u56fd\u4e3b\u8981\u7684\u96f6\u552e\u548c\u65c5\u6e38\u76ee\u7684\u5730\u4e4b\u4e00\u3002\u6b66\u5409\u52a0\u91cc\u5c14\u62e5\u6709\u5927\u7ea6180 \u4e07\u5e73\u65b9\u5c3a\u7684\u51c0\u51fa\u79df\u9762\u79ef\uff08\u201cNLA\u201d\uff09\uff0c\u53ef\u4ee5\u5728\u54c1\u724c\u3001\u65d7\u8230\u5e97\u548c\u6982\u5ff5\u65b9\u9762\u6df7\u5408\u6210\u4e3a\u533a\u57df\u8d2d\u7269\u4e2d\u5fc3\u3002\u6765\u81ea\u5c61\u83b7\u6b8a\u8363\u548c\u7ecf\u9a8c\u4e30\u5bcc\u7684\u67cf\u5a01\u5e74\u5e7f\u573a\u96f6\u552e\u7ba1\u7406\u56e2\u961f\u5c06\u5728\u8fd9\u91cc\u590d\u5236\u5982\u5176\u8d2d\u7269\u4e2d\u5fc3\u822c\u7684\u6210\u6548\u3002KL Pavilion Design Studio \u7684\u7cbe\u5fc3\u8bbe\u8ba1\uff0c\u957f\u5ea6\u8fbe560 \u7c73\u7684\u533a\u57df\u8d2d\u7269\u4e2d\u5fc3\u5168\u666f\uff0c\u8ba9\u96f6\u552e\u5546\u7684\u54c1\u724c\u5f97\u5230\u6700\u8000\u773c\u7684\u77a9\u76ee\u3002\u6211\u4eec\u5df2\u6536\u5230\u8d85\u8fc7900 \u540d\u6765\u81ea\u6f5c\u5728\u79df\u6237\u7684\u6ce8\u518c\u3002\u6211\u4eec\u76f8\u4fe1\uff0c\u6b64\u9879\u76ee\u5177\u6709\u5c06\u6b66\u5409\u52a0\u91cc\u5c14\u793e\u533a\u63d0\u5347\u4e3a\u9ad8\u5c1a\u98ce\u683c\u548c\u751f\u6d3b\u4e2d\u5fc3\u7684\u6240\u6709\u5fc5\u8981\u56e0\u7d20\u3002\u201d\n\n\n\u8fd9\u4e2a\u5360\u5730 50 \u82f1\u4ea9\u7684\u7efc\u5408\u53d1\u5c55\u9879\u76ee\u7684\u53d1\u5c55\u603b\u503c\u4f30\u8ba1\u4e3a 40 \u4ebf\u4ee4\u5409\uff0c\u65e8\u5728\u521b\u9020\u4e00\u4e2a\u7efc\u5408\u793e\u533a\u53d1\u5c55\u7684\u65b0\u5c42\u9762\uff0c\u6d3b\u529b\u5145\u6c9b\u3001\u5c55\u73b0\u65f6\u5c1a\u90fd\u5e02\u751f\u6d3b\u7684\u5546\u4e1a\u5730\u70b9\u5c06\u5e26\u6765\u9876\u7ea7\u7684\u8d2d\u7269\u3001\u9910\u996e\u3001\u4f11\u95f2\u548c\u5a31\u4e50\u4f53\u9a8c\u3002\u8bb8\u591a\u7684\u6784\u601d\u5df2\u8fc8\u5165\u89c4\u5212\u548c\u5b9e\u73b0\u7684\u9636\u6bb5\uff0c\u8ba9\u5176\u8d2d\u5c4b\u8005\u3001\u6295\u8d44\u8005\u548c\u96f6\u552e\u5546\u80fd\u4eab\u53d7\u8c6a\u534e\u7684\u8bbe\u65bd\u548c\u4e30\u5bcc\u7684\u6295\u8d44\u56de\u62a5\u3002\n\n\n\u6b66\u5409\u52a0\u91cc\u5c14\u57ce\u5305\u542b\u67cf\u5a01\u5e74\u6b66\u5409\u52a0\u91cc\u5c14\u533a\u57df\u8d2d\u7269\u4e2d\u5fc3\u3001Signature Shop Offices\u3001The Park Sky Residence\u3001Park Point Shop Office \u548c The Park 2\u3002\u4eca\u5e74 6 \u6708\uff0c112 \u95f4 Signature Shop Offices\uff08\u7b2c\u4e00\u9636\u6bb5\uff09\u5df2\u5b8c\u6210\u5e76\u987a\u5229\u4ea4\u5c4b\uff0c\u6574\u4e2a\u53d1\u5c55\u9879\u76ee\u5c06\u57282021 \u5e74\u524d\u7ae3\u5de5\u3002\u9a6c\u987f\u5c06\u6539\u5584\u76ee\u524d\u7684\u57fa\u7840\u8bbe\u65bd\uff0c\u5174\u5efa\u65b0\u7684\u5929\u6865\u901a\u5f80\u84b2\u79cd\uff0c\u76f4\u901a\u6b66\u5409\u52a0\u91cc\u5c14\u57ce\u7684\u65b0\u9053\u8def\uff0c\u4ee5\u53ca\u8fdb\u5165\u8be5\u533a\u7684\u4e24\u4e2a\u5730\u4e0b\u901a\u9053\u548c\u56db\u5ea7\u6b65\u884c\u5929\u6865\uff0c\u4e3a\u8fd9\u4e2a\u53d1\u5c55\u4e2d\u7684\u57ce\u9547\u589e\u6dfb\u751f\u6d3b\u8272\u5f69\u3002\n\n\n\u6b66\u5409\u52a0\u91cc\u5c14\u57ce\u2013 \u751f\u6d3b\u3001\u4f4f\u533a\u4e0e\u8c6a\u534e\u54c1\u5473\u7684\u8fde\u63a5\n\n\n\n\nThe regeneration of KL Sports City Phase 1 works include the refurbishing, renovation and upgrading of the National Stadium, Putra Stadium, hockey stadium and aquatic centre located at the National Sports Complex, Bukit Jalil together with the construction of the common infrastructures including boulevard, parking, steps and new signage.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/maple-residences-canary-garden/", "title": "PROPCAFE\u2122 Review: Housing for Klang\u2019s Millennials: Part 1 Maple Residences Canary Garden By KSL Holdings", "body": "\n\nHousing for Klang\u2019s Millennials Part 1 Maple Residences Canary Garden\n\n\n\n\n\u00a0\n\n\nHigh rise projects in Klang\n\n\nA quick trivia challenge here, name one notable high rise project in Klang in 5 secconds!\n\n\nOk it is too challenging, 30 seconds\u202640s, 50s\u2026we reckon most of us can\u2019t really name one, as there is a lack of it, lack of high rise projects in Klang!\n\n\nWhat about high end, good quality highrise in Klang? Nope. There is none.\n\n\nHow about 3-5 years down the road? Firm Yes. Read on to know more.\n\n\n\u00a0\n\n\nConstant urbanization\n\n\n\n\nKlang today is a mature township.\n\n\nHowever for good number of years ago, Klang is too \u2018ulu\u2019, too far, too \u2018kampong\u2019 for many.\n\n\nWith constant township urbanization, we saw the growth of commercial hubs and commercial centers, government service centers in Klang, then we saw the invasion of malls and eateries with the likes of Tesco, AEON, Jusco, Giant and various fast food joints.\n\n\nCouple with existing multi generations of families\u2019 roots expansion in Klang it is natural that today we are probably running out of strategic land for development in Klang.This is a lengthy way to explain that why land price increase overtime, some argued that we still need to travel a good >40KM to Kuala Lumpur City Centre. There are empty lands everywhere if you happen to drive around in Klang.\n\n\nWe say a piece of land deep into the land of unknown, without proper infrastructures and amenities will yield much lesser premium versus the one sat 1-2km within main highway exits, near a mall, commercial hubs, light rail transit, park and recreational spots and popular makan places.\n\n\nHigh rise development only makes sense if it is at right location when lot of amenities within acceptable ranges on the offer. Right now, we expect there will be more high rise development in Klang and we thought high rise and compact homes will be the most wanted homes in future, read on we will tell you why.\n\n\n\u00a0\n\n\nThe millennials! Demographic and Changes of land price\n\n\n\n\n\u00a0\n\n\nMillennials coming of age\n\n\nFirst who are the millennials?\n\n\nWe found this descriptions fit pretty nicely. Born 1980 \u2013 2000, in a different world, with different worldview, millennials have grown up in a time of rapid change, giving them a set of priorities and expectations sharply different from previously generations. \n\n\nWhen one emphasizes are wellness versus excesses, when one emphasizes access is primary but not ownership. Then we come to know sharing economy is the way to go. Serving the millennial well equates many things \u2018doing well\u2019, like it or not, the millennials are the in masses now.\n\n\n\n\nChange of demographic and population growth\n\n\nFrom 1970\u2019s to 2010\u2019s population of Klang grew exponentially from a meagre 230k to present close approximately 1 million, where majority are Malays >45%, Chinese 25%, Indian 18% and other made up the balance 12%. Our country with median age in Malaysia is 29 years, it is safe to say, we are surrounded by young and youthful people, yes the age of millennials.\n\n\nOne of the largest generations in history is about to move into its prime spending years. Millennials are poised to reshape the economy; their unique experiences will change the ways we buy and sell, forcing companies to examine how they do business for decades to come. If you live in Klang and you happen to be a millennial, this article is dedicated to you!\n\n\n\n\nThe choice of living, for younger crowds with limited funds or financial leverage, affordable and compact size condos and apartments are the way to go. As it is easy to own due to smaller price quantum, with smaller property foot print are easier to manage which also translate to lower monthly maintenance fees.\n\n\nFocus area\n\n\nKlang\n\n\n\n\nA short introduction of Klang. Klang sat on the western part of Selangor, known for its illustrious history as royal capital of Selangor and regional transshipment port in West Malaysia. Klang as one of the matured town in Selangor that arguably has all amenities you need under the sky. From full suites of government agencies, shopping malls, sight-seeings, fast food joints, seafood galores, fishing, maritime port, pasar, pasar malam, makan, warung apa-apa pun ada!\n\n\nHowever, Klang is the located further end of Klang Valley with approximately 45KM from KLCC. Typical peak hour drive to town will probably take 1 hour to 1.5 hour. But to Klanglites, Klang is home! Distance is relative to Klang people.\n\n\n\n\nThey say millennials are willing to snug in the nest, as in living with parents, while waiting to fly, as in move on to home ownership.\u00a0 Mature township like Klang is an ideal place to for millennials \u2018placement or migration\u2019 from their parents\u2019 nest. But to attract millennials, the choices of home ought to be really attractive.\n\n\nWe have narrowed in some projects for Klang millennials consideration, part 1 reivew with some key criteria such lifestyle housing product, pocket friendly budget of RM500,000.\n\n\nMaple Residences Canary Garden Klang\n\n\n\n\nMaple Residences Canary Garden is located in the heart of KSL\u2019s Canary Garden Klang. We did an extensive on Canary Garden Klang township review earlier, do read it more \nhere\n.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nThe external appeals\n\n\n\u00a0\nRiverside theme highrise living Concept\n\n\n\n\nThose appeal to lifestyle, wellness and green lush living. There aren\u2019t many township developments in Klang valley can offer riverside theme with French themed inspired garden living. Located just a stone throw away from the one and only natural black river, Maple Residences can be a viable own stay option for Klang millennials.\u00a0 Maple Residences can offer the potential home owner free access of public park and black river. A plus for those who like physical outdoor activities, such as jogging, walking and light outdoor body weight exercise.\n\n\n\n\n\u00a0\n\n\nThe internal appeals\n\n\n\n\n\u00a0\n\n\nLow density development packed with lifestyle facilities \n\n\n\n\nKlang is exclusive to Klanglites and Klang millennials\n\n\nWe certainly don\u2019t expect residents from other parts of Klang Valley move in bulk to Maple Residences Canary Garden. Maple Residences in our opinion is meant for the Klang millennials. Young family who just left their parents nest. Those who already feel so comfortable living in Klang neighborhood and those who intend to plant their roots firmly in Klang. Those who have been in generation staying in Klang, and their off-springs who intend to stay close to the Klang family!\n\n\n\u00a0\n\n\n\u00a0\nLocation of Maple Residences\n\n\n\n\nMaple Residences is located in Klang, a mere 3KM drive to Kesas Highway Bukit Tinggi Klang exit. Maple Maple Residences is the high rise development of Canary Garden developed by KSL. Canary Garden Klang is KSL\u2019s maiden township development in Klang Valley. Waze you way to Maple Residences by keying in Khoo Soon Lee and waze willl get you there.\n\n\n\u00a0\n\n\nCanary Garden Master Plan\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nA Detail Overview of Maple Residences\n\n\nThe Maple Residences is made up 3 towers, 22 storey with a total 597 units of services apartments. Each service apartment comes with two (2) carparks. Maple Residences is also equipped with 68,366 sqft recreational floor, 10,000 sqft clubhouse, 3,000 sqft gymnasium, a multi-purpose hall. There are also thirty (30) units shop office/retails within Maple Residences to complement the residence\u2019s future commercial needs. Maple Residences offers various built-up from 860sf to 1200sf with a millennial friendly price tag from RM500,000.\n\n\n\u00a0\n\n\nScale model review\n\n\n\n\nSite Plan\n\n\n\n\n\u00a0\n\n\nFacilities overview\n\n\nMaple Residences Canary Garden is equipped with both wellness and recreational facilities that fit well with our modern lifestyle. In the security front, the apartment has features a 4-tier 24-hour security system, that covers first the main access is secured with guardhouse, second restricted access at lobby, third, CCTV monitoring system within and around development, forth, secured lift access to individual apartment and each apartment unit\u2019s main door will be secured by Samsung Digital Smart Door Lock. Gone are those days where we go panic if we have misplaced our house keys, the agony when, we left the keys in the car when we are right in front of the door after we have parked our car, lock the door without to bring our keys out. All these can be solved with just a tap of smart card or enter of door access key pin.\n\n\nWe suggest the developer to upgrade the spec digital lock with biometric thumb print access, cool kan?\n\n\n\u00a0\n\n\nFacilities Deck \n\n\nMaple Residences\u2019s 68,366 sqft facilities deck comes with most modern condominiums \u2018would haves\u2019. First club house that features a 3,000sqft gym facilities, multi-functional/purpose hall and sauna facilities. The fringes of the facilities are surrounded with Bonsai and Rock Garden strip. There are 2 pools here, a 50m lap pool, wading pool for the young ones and jacuzzi with pavilion for those feel like just having a quick dip.\n\n\nA barbecues area for those who enjoy smoked and grilled savories with family and friends. A couple of meeting pods for residents to mingle round and chit chat. Children playgrounds for the kids as well as ample stretches of refectory paths within the facilities. It is suffice to say the facilities in Maple Residences are more than enough to fulfill the residents recreational and wellness needs.\n\n\n\n\nIn overall in terms of facilities, it is modest and not too fanciful. This is important, while future JMB able to maintain these facilities at reasonable costs to mitigate future maintenance fees hike.\n\n\n\n\n\u00a0\n\n\nDensity, fa\u00e7ade, specifications and other key considerations\n\n\nMaple Residences sat on 4.8 acres freehold land in Canary Garden Klang township, with total development of 597 units, which translate to a density of approximately 120 units per acre. We would not say it is low dense as it exceed 100 units per acre, at 120 units per acre density level can be benchmarked against most mid-range mass market condo and apartment in the market.\n\n\nThe low density point of we mentioned earlier for this project would be that the development is literally next to the gem of Canary Garden Klang and overlook the exclusive landed development of Canary Garden Klang that consists of cluster, semi-d landed homes.\n\n\nEach block consists of 199 units that serve by 3 lifts, each lift serves 66 units, decent ratio we would say, when compare to certain development that is having 100 units to 1 lift.\n\n\n\u00a0\n\n\n\n\nMix feeling felt on fa\u00e7ade of Maple Residence, we like the huge windows and big sliding door, as it allows lot of natural light to the unit a plus point. The huge windows and glass will actually elevate the class of the apartment. The frameless glass balcony is a good touch of class.\n\n\nCase point, the more glass being utilized as facade, the bigger the windows, the bigger the sliding actually help to increase the aesthetical aspect of the condo and apartment.\n\n\nWhile the other end, condos and apartment with small window, with small sliding door, resemble low cost flat kan?\n\n\nDrive around KLCC and you will know what we are talking about.\n\n\n\n\nHowever, we are concerned about the white color fa\u00e7ade and haphazard grey shades, dark grey color edge coloring combo, where white color often fades easily. The overall color of combination looks ad hoc \u2018ish\u2019.\n\n\nWe thought the fa\u00e7ade design can be better. While the carpark areas are cladded with greens, not bad, not bad.\n\n\nCoincidently, we do come across a lot of condos and apartments that look really ordinary with white color fa\u00e7ade. First, with white color fa\u00e7ade it somehow shrinks the windows from small to look extra small. Then the overall color scheme, often time lots of white with sharp contrasting around the edge of the fa\u00e7ade is just very ordinary, sometimes just don\u2019t gel well, magnifying low cost feel. Let\u2019s us show you what we meant. Some apartments look like beehives than apartment.\n\n\nSome low cost apartment facade\u00a0\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nBlock structure overview\n\n\nEach tower at Maple Residences is made up of 23 storey high and breaks down to 2 storey shop office, 4 storey car park, 1 storey facilities deck/podium and 17 storey service apartments, from 6 floor to 22 floor.\n\n\n\n\n\u00a0\n\n\nView analysis:\n\n\nNow let\u2019s talk about distance between block A & block C, we understand they are with a good 30 meters apart. South facing units of block C will be looking at north facing block A units. However, these units will be also enjoying internal landscape.\n\n\nWe love block B the north facing units will get to enjoy unblocked black water river view, the French-themed garden and parks as well as overlooking the landed properties. \nThis will be our preferred view!\n\n\n\n\nWhile Block B south facing units will get to enjoy pool view and internal landscape, we always prefer mid low floor with pool view.\n\n\nOur least preferred view will be block A south facing, as it is, it is basically unblocked. But in future when the adjacent empty lands are developed. It will be potentially facing future construction sites that could expose the residents to constructions debris and noise pollution.\n\n\nMaple Residences PROPCAFE signature 360 degree site review\n\n\nYup we have done it, check out the view! The higher the better!\n\n\n\n\n\u00a0\n\n\nUnit floor plan analysis\n\n\n\n\nOverall floor plan review\n\n\nIn overall, the blocks placements are nicely done, as they are spaced out \u2018properly\u2019 and neatly. As almost all units in all 3 blocks are in north and south orientation. These are traditional preferred orientations for most people\n\n\n\n\nTypically, there are 12 units (4 corner units of type B and 8 intermediate units of type A) in each floor.\n\n\nTypical type B unit ranges from 1250 sqft with 3 bedrooms a storeroom and 2 bathroom, while type A is approximately 870 sqft with 2 bedroom plus a utility room and 2 bathrooms.\n\n\nIn general, both type A and type B layouts are good as they are rectangular in shape which are good for space utilization and furniture placements.\n\n\n\n\nType A\n\n\nGreat space allocation for type A.\u00a0 We like the fact that at 850 sqft, it basically fits very well to a growing family.\u00a0 There are very good sized bedrooms. We like that the utility room has windows, as it can be easily converted to a baby room, or maid\u2019s room. Both bathrooms have windows for natural ventilation.\n\n\n\n\nDespite with a smaller kitchen to operation, there is provision of wet kitchen, which is ideal to ventilate oriental stir and fry.\n\n\n\n\n\u00a0\n\n\n\n\nSome space wastage on the longish dining area to living area though. While bedroom 2 and utility room could be dark especially the windows are facing the internal void area.\n\n\nType B\n\n\n\n\nThis is product for those who want a bit more luxury of space. This is a good sized apartment, with >1250 sqft built up, each of the 3 bedrooms are able to fit a queen bed and it comes with much bigger kitchen space and a store room.\n\n\n\n\nAs type B is a corner unit, it only shares the kitchen wall with another type B unit.\n\n\nType B corner unit will able to enjoy plenty of bright natural light from all bedrooms.\n\n\nHowever, some may not like the idea of having the main door entrance to look into the kitchen, and we thought the storeroom placement was odd. Some space wastage on the longish and deep dining area to living area.\n\n\n\n\n\u00a0\n\n\nLift placement\n\u00a0\n\n\nEach tower is serviced by 3 lifts, however we notice the lifts placement are tucked into one end. Good for units near to it, for units that are located away from the \u2018lifts end\u2019, residents may need to stroll further for lift access.\n\n\n\u00a0\n\n\nShow unit review\n\n\n\n\nWe have checked out the show unit, we would say we like the ID a lot. Let\u2019s see the picture gallery below, both show type A & type B units are very well decorated with good touch of ID, one word sums it all. COZY.\n\n\nThis slideshow requires JavaScript.\n\n\nWe understand that the ceiling height is 3.2m, we are good with anything above 10ft.\n\n\n\u00a0\n\n\nThe price tag and other related incidentals\n\n\nMaple Residences starts from RM500,000, this is mass market friendly price tag. Each unit comes with 2 car park lots, and the maintenance fees is RM0.25 psf.\n\n\n\u00a0\n\n\nMillennial friendly?\n\u00a0\n\n\n\n\n\u00a0\n\n\n10:90 Scheme\n\n\nWe understand the strain/pressure of millennials. Living in an era with ever escalating living cost increase.\n\n\nWith lesser money to spend, some of us are also encumbered with student loan such as PTPTN, owning a home in Klang valley is not easy!\n\n\nBut but, there is a will there is a way\u2026.this is millennial friendly and pocket friendly investment with light upfront\n\n\nThe developer is offering 10:90 scheme. This means that purchasers will just require to pay down 10% and balance 90% is only payable upon VP.\n\n\n10: 90 scheme is similar to Build Then Sell scheme, so you just put down 10% down payment, keep your SPA, put it under your pillow, sleep over it and wake up when you take VP of your property. Buyers are not required to serve interest during construction, as there will be no draw down from housing loan facilities.\n\n\n\n\n10:90 scheme is beneficial to millennials and young families, to able to save up for renovations, taking the time to settle\u00a0 PTPTN loan, then only to start serving housing loan repayment in future.\n\n\nWant to know more about the above deal? Do visit the show gallery and find out more.\n\n\nSales Gallery\n\n\nBandar Bestari Sales Office\n\n\nNo 2, Jalan Langat KS9, Bandar Bestari,\n\n\n41200, Klang, Selangor\n\n\nGoogle map link \n(https://goo.gl/maps/nGdGjGwaMgr)\n\n\n\n\nMonday \u2013 Friday : 9:00 am \u2013 6:00 pm\n\n\nSaturday / Sunday : 9:00 am \u2013 5:00 pm\n\n\nT: +603-3122 2999\n\n\nWebsite : \nwww.bandarbestari.com\n\n\n\n\nCatalyst\n\n\nA Compelling Township with commercials and mall\n\u00a0\n\n\nIs Canary Garden Klang a compelling township today? Perhaps no right now, but do you know its potentials?\n\n\nThe developer KSL has the means to sculpture a new township with trendy amenities and lifestyle component to this part of Klang.\n\n\nOlder township may be able to fulfil basic needs. However, the better living concept now has shifted to have a right space and environment to bring family together. Old town could hardly transform the ambience and aesthetic of environment when comes to family living lifestyle. This is what property with integrated commercial activities at Canary Garden Klang can offer.\n\n\nThe developer set to deliver the biggest mall in Klang called KSL City Mall @ Klang within Canary Garden Klang, within 2km from Maple Residences. This will be a great unique selling points to Maple Residences as residents able to access to new lifestyle commercial amenities with ease. Having a mall will enhance a family\u2019s lifestyle? A firm yes!\n\n\nImagine you will be able cut down all unnecessary travelling time and non-productive activities, and get all you need within walking distance from your home!\n\n\nMaple Residences being part of Canary Garden Klang will likely reap rewards from future Canary Garden\u2019s Commercial City development. The proposed commercial city development features proposed medical centre, Business Park and international & government school (including Chinese primary school). A new hospital is also in the plan, a 90 acres of commercial development is also in the card, and all these will directly benefit the residents\u00a0of Maple Residences.\n\n\nPeople behind Maple Residences and Canary Garden Klang\n\n\nKSL Holdings Berhad is a KLSE mainboard public listed company with sound financial background, a household name in the southern Malaysia, Johor. Its notable township development in the Johor includes Taman Bestari Indah, a 715-acre mixed development township of over 15,000 units of residential and commercial building located 20km from the Johor Bahru City Centre (JBCC). Taman Kempas Indah, a 237-acre development township featuring bungalows, cluster houses and service apartments. KSL Residences @ Daya, a 5.39-acre integrated development consisting of a hotel and three blocks of service apartments in Taman Daya Johor. Avery Park @ Rinting, Avery Park is a 35-storey service suites development offers hip urban living and amenities. Those who are based in Johor would have heard of KSL City mall, it is one of KSL\u2019s flagship commercial, retail, hospitality development in Johor.\n\n\n\n\nPart 1 Conclusion\n\n\nYou may ask what other options other than Maple Residences? We know millennials are hard to satisfy, we want and we can do for you more.\n\n\nPart 2 of this article will cover other high profile high rise projects in Klang,\n\n\nTrio and The Lead, and its relevant comparisons analysis, what project will be the likely winner 5 years down the road.\n\n\nLeave us your comment, show us your support we will probably publish it, Tomorrow!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/maxim-residences-cheras/", "title": "PROPCAFE Review : Maxim Residences @ Cheras By Trillion Maxim", "body": "\n\nMaxim Residences\n\n\nOverview of the development\n\n\nMaxim Residences@Cheras is developed by Trillion Maxim Sdn Bhd. Maxim Residences located behind Cheras Sentral (which previously known as Plaza Phoenix and currently redeveloped by Mayland).\n\n\nThis leasehold mixed development consists of 40 shoplots that located on the ground floor and 542 units of service apartment. This review will solely focus on the residential component. At the time of this review is written, the building plan already approved and in the middle of applying APDL.\u00a0 Sales and Purchase Agreement is expected to be signed in April. However judging from the actual progress of Sentul Prime, purchasers should keep their expectation low and there is possibility that developer will be delay in securing the APDL. Furthermore the GE is just around the corner which probably almost everything will be at standstill from now on\u2026 \u00a0However, the delay maybe bless in disguise.\n\n\nLocation\n\n\nMaxim Residences located in between Taman LenSen and Plaza Phoenix, a well-established neighbourhood in Cheras.\n\n\n\n\nThe site\n\n\nAt the moment, the site is yet occupied by trees and old house (from wikimapia it was ex Alam Damai sales office)\n\n\n\n\nCurrent condition of the site\n\n\nThere are three sides of the site. KL View which will be partially blocked by Connaught Avenue, PJ View where it is partial hilly, and Hill View where Cheras Point and run down apartments located.\n\n\nIn general, there is nothing to be excited about the views. Those units that facing KL View is partially blocked by Connaught Avenue as well as jammed SILK highway. Furthermore on those lower floors in Block B, they are too close with elelvated Interchange Bridge from SILK to Taman Len Sen which may cause some discomfort.\n\n\nIn Block A for PJ view despite the soothing green view, the view will come with hot scotching sun. Apparently from the the sales chart, this view is the less favoured among the purchasers.\n\n\nFor Block B Hill View, the units will face Cheras Point that comes with 10storeys commercial building as well as sewerage pond especially for those higher floor units.\n\n\nThose units that facing the pools probably are safest as these units not only facing the landscaped common areas, they are also facing mature Taman Len Sen. However the latest development of SUKE which will be built approximately 200metres away may cause some noise pollution in the future.\n\n\n\n\nKl City View (North Facing)\n\n\n\n\nPetaling Jaya View (West Facing)\n\n\n\n\nOn the left is the rundown apartment of units facing Hill View (East Facing)\n\n\nMasterplan and Facilities\n\n\nThere are two blocks which are identical and mirror image of each other.\u00a0 Typical floor consists of 12 units/floor.\n\n\n3 bedders (Size from 1050sqft) consist of 4units/floor and all are with KL city view. The unit no is 7,8,10 and 12 in block A and 2, 3A, 5, 6 in block B.\n\n\n2 bedders (size from 825sqft) and consists of 6 units/floor units are with Pool, Forest or Taman Len Sen view. The unit no is 1, 2,3,6,9 and 11 in block A and 1, 3, 7,9,10 and 12 in block B\n\n\nFinally 1 bedder (Size from 619sqft) consists of 2units/floor and views are either PJ or Hill view. The unit no is 3A and 5 in block A and 8 and 10 in block B.\n\n\nThe unit layouts are practical and in developer mind are catered for the mass market. The bedrooms are almost equally spacious with yards, balcony and aircon ledge throwed in.\n\n\nFor 3 bedders type, all rooms are tucked on one side. Despite the size, the developer has managed to squeeze a walk in wardrobe space in the master bedroom. Another good point is two air con ledges are provided so that owners could save few precious bucks on the aircon installations\u2026.\u00a0 However in my view, the developer has sacrificed kitchen space and if you like to cook, you will find it is quite small and you probably find difficulties to fit in your appliances. Most likely the solution is to do your cooking at the yard area. For end unit, this will be advantage as your yard is facing outside. Also the third bedroom is facing the yard and this means for intermediate unit, the third bedroom will stay dark due to yard is facing the airwell. In this case, the end lot unit will be the much better choice.\n\n\nAlso for the end units, the master bedroom will have L shape window compared with the intermediate unit. The window is also larger as can be seen from the scale model in next photos.\n\n\n\n\nSite Plan\n\n\n\n\nBlock Plan\n\n\n\n\nType D (3 bedders type)\n\n\nFloor layout in Block B\n\n\nTypical facilities offered such as gym, bbq area, children playground, pool and multi purpose hall. Each unit is provided with 1 carpark. 4 lifts are provided for each block. The common area especially the pool is quite small when they are >500units to catered.\u00a0 Most development nowadays include sky garden as part of the common area. However in maxim residence despite the smallish common area, the developer has decided to do out the sky garden which in my opinion is a bit of shame and this greatly enhance the selling point of the condo.\n\n\nThe fa\u00e7ade of the Maxim Residences reflects the market they target which is mass market. Unlike most development with glassy facade that asking in excess of RM500psf, Maxim Residence has kept the glassy part to the minimum on the bedrooms and living.\n\n\n\n\nScale model (Towards South)\n\n\n\n\nScale Model\n\n\n\n\nScale Model\n\n\n\n\nScale Model close up on the common area\n\n\nAccess, Amenities and Infrastructure\n\n\nMaxim Residences is not short of amenities and infrastructures. Just opposite the developments, foodcourt is just a minute walking away and behind the foodcourt is the Econsave. Few minutes driving distance is Taman Connaught.\n\n\n\n\nKK Food Court which is just opposite Maxim Residences\n\n\nUnder the refurbishment now is Cheras Sentral which owned by Mayland. Tentatively opened by 2 or 3qtr this year, Mayland secured bulk of the tenants. The list of the retailers includes TGV, Old Town, Fotokem, Chatime etc. For the full list of the retailers, readers can check out link below.\n\n\nhttp://www.cherassentral.com/cherassentral/index.asp\n\n\nMaxim Residences is easily accessible from SILK highway either from Kajang or KL side. From KL, you just need to follow the signboard to Taman LenSen which will take you to elevated link to Taman LenSen. The same when you need to go to either KL or PJ where you just need to take short link to SILK.\n\n\nThe future access will include SUKE highway which will have two interchanges. One interchange is in Alam Damai and another interchange is at SILK. The SUKE will greatly improve accessibility especially towards towards Sri Petaling and Ampang/Melawati side of the town.\n\n\n\n\nPrices\n\n\nThe price for 1 bedder starting from RM450psf (RM279K), 2 bedders starting from RM420psf and cheapest psf is 3 bedders from RM380psf making the 3 bedders among the cheapest new developments within walking distance of the future MRT station. For each floor, the price is increased by RM1K, considered as reasonable for \u201cmass market\u201d condo.\n\n\nSimilar strategy used in Sentul Prime,\u00a0 despite yet to secure APDL and development order, Trillion Maxim has started to collect RM2K (payable to stakeholder) to lock in booking of the unit. The booking fee is fully refundable if the purchasers decided to cancel the booking. Below is the block A and B sales status as of 4.December.2012.\n\n\n\n\nBooking\u00a0Status in Block A as 4.Dec.2012\n\n\n\n\nBooking Status in Block A as 4.Dec.2012\n\n\nPotential and Catalysts\n\n\nThere are two catalysts that probably will propel Maxim Residences to enjoy some capital appreciation. First is the walking distance proximity to future Plaza Phoenix MRT station. The MRT station which is under construction at the moment is expected to be completed by end of 2017. However this Malaysia and delays are expected despite assurance from Prasarana, and Gamuda-MMC that project is still on track. Therefore IF Maxim Residences is completed on mid of 2016, the residents need to wait for 2 years before can enjoy the public transport. This is one of the reasons why it is bless in disguise if Maxim Residences is delayed further.\n\n\n\n\n\u00a0\n\n\n\n\nSource: \nhttp://www.mymrt.com.my/stations.html#prettyPhoto/32/\n\n\nAnother possible catalyst is the Cheras Point project which is just beside Maxim Residence. For the master plan, readers can go the link below.\n\n\nhttp://www.tenggarateguh.com/current-cheras-centre-point.html\n\n\nThe developer is currently in the middle of clearing the ground. The masterplan in summary consists of commercial, office and 2 blocks of service apartments. One of the interesting components is the 10storey building which developer claim to the design built for a college.. This will be interesting as this will provide ready tenants for the unit\u2026 Also there are two blocks of 28 storeys in the plan. This will provide cost push factor to the Maxim Residences if the apartments sold at higher prices. And finally there will be direct link from Cheras Point to the Cheras Sentral therefore Maxim residences could use the link to access MRT Station rather than walking path below.\n\n\n\n\nCurrent site progress of Cheras Point\n\n\nShortfall and Improvements\n\n\nOne of the qualms is the number of carparks provided. For this development regardless what is the size, just 1 carpark is provided. It is well known that carpark is always an issue especially with 3 bedders type, larger household is expected and each household will own more than one car.\n\n\nAlso what been informed by the developer, the unit will comes in bare ie without air cons, kitchen cabinets or heaters. This provide a hassle during renovations. In my opinion developer should attempt to provide water heater and air cons as these are standard items in apartment nowadays. Furthermore, it is quite hassle for owners to route the aircon drain piping and gas.\n\n\nFor investors, no rebate or discount and dibs will be offered at this junction of time.\n\n\nDespite all these setbacks, it seems that nothing stopping the purchasers to book unit(s). With just RM2k refundable deposit, the booking status is close to 70% as of 4.December.2012 and should be much higher by now. However it is remain the be seen whether all the bookings will be converted to to firm sales when developer is calling for SN P signing in near future..\n\n\nAlso at the moment till Cheras Point is up, the access to the future MRT station and Cheras Sentral is less than ideal and something needs to do to improve the access to the Cheras Sentral and MRT station. At this moment, the only access to Cheras Sentral and MRT station is via below. Despite the less ideal roads, the whole journey should take less than 10 minutes.\n\n\n\n\n\n\nWalk towards Connaught Avenue\n\n\n\n\n\n\n\n\nClimb the slope which can turn slippery especially raining days\n\n\n\n\n\n\n\n\nWalk along the unkeep ways\n\n\n\n\n\n\n\n\nCross the busy roads to Cheras Sentral and MRT Station\n\n\n\n\nConclusion\n\n\nThe development is clearly target at mass market with its affordable pricing and no frills package. There are uncertainties on the \u00a0developer ability to secure permit from authorities and developer financial capabilities to execute the project incase of the economy downturn.\n\n\nHowever, there are not many affordable mass market developments that offer good access to public transport and highway and therefore this make Maxim Residences worth a second look. On a quick glance, a higher end development in same locality developed by PJD called Youcity is selling in excess of RM600psf\u2026\n\n\nProgress Update ( 18th Jan 2015)\n\n\nProgress 18 Jan 2015\n\n\n\u00a0\n\n\nCheras Center Point Future Phase\n\n\n\u00a0\n\n\nMaxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nMaxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nMaxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nCheras Centre Point Beside Maxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nCheras Center Point beside Maxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nCheras Center Point beside Maxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nCheras Center Point Future Phase beside Maxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nCheras Center Point Future Phase beside Maxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nCheras Center Point Future Phase beside Maxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nCheras Center Point Future Phase beside Maxim Residence @ Cheras Progress \u2013 18th Jan 2015\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/mrt-circle-lines-are-they-all-the-same/", "title": "MRT Circle Lines \u2013 are they all the same?", "body": "\n\nIntroduction\n\n\nProbably one of the most exciting news or a game changer in sluggish construction and property sector is government approval on MRT3 or better known as Circle Line last month. A quick introduction, MRT3 or better known as Circle Line is expected to have 31 stations with prominent area such as Titiwangsa, Setapak, Setiawangsa, Ampang, Cheras, Kuchai, Old Klang Road, Lembah Pantai, Universiti, Bukit Kiara, Sri Hartamas, Mont Kiara and Dutamas under coverage. There are 2 provisional stations which is Salak Jaya (S25) and Bukit Kiara (S02).\n\n\n\n\nThe construction cost (excluding land acquisition cost) is expected around RM31billions with tender is expected to be called in May.2022. The Circle Line will be opened in segments with full operational targeted by 2030. \u00a0\n\n\nThe 50.8km Circle Line will have circular alignment running along perimeter of Kuala Lumpur, but \nnot into the city centre\n. This is a key information and we shall talk a bit more of this later.\n\n\nThe length split between 40km of elevated tracks and 11km of underground tunnels, with those tunnels concentrated primarily between Jalan Universiti to Bukit Kiara and Hartamas to Jalan Kuching.\n\n\nIn total there are 10 proposed interchange stations\n\n\n\n\nWith exception of KTM\u00a0 (Seremban \u2013 Batu Caves) and monorail KL line, All major public rail transport will have two interchange stations with Circle Line. It is important for Circle Line to have two interchange stations so it can serve as \u201cbypass\u201d from one line to another line at perimeter of Kuala Lumpur without going in the City Centre. \u00a0\n\n\n\n\nIt is clear that Titiwangsa will be the next transport hub where 4 main lines are under one roof. Furthermore, there are ample of empty land readily for development to take advantage of the transport hub.\n\n\nVia these 10 interchanges, Circle Line will shorten the trips from different lines. At the moment coming from Putra height (Kelana Jaya LRT Line) to Bandar Utama (MRT 1 Line) would require commuter to travel to city centre to interchange at Pasar Seni.\n\n\nPost Circle Line completion, commuters can bypass the city centre and instead can interchange in University and Bukit Kiara Stations, saving the journey time.\n\n\nAnother example MRT 1 from Kajang would require to interchange at Pasar Seni (another alternative interchange in \u00a0MRT 1\u2019s TRX and Kelana Jaya LRT\u2019s Ampang Park stations) before enroute to Setiawangsa direction. Similarly post Circle Line, commuter can bypass city centre and interchange at Taman Midah before enroute to Gombak via Kelana Jaya LRT Line\u2019s Setiawangsa Station.\n\n\n\n\nIn summary, Circle Line is a \u201cshort cut\u201d to multiple destinations.\n\n\nCircle Line will significantly improve the connectivity within perimeter of city center which previously not covered by any public rails. With Circle Line, highly densed area such Mont Kiara, Sri Hartamas, Dutamas, Setapak, Ampang, Lembah Pantai which previously underserved now will have stations and connectivity to parallel rail lines (MRTs, LRTs). These rail lines are the gateways to major downtown areas such as KLCC, TRX, Bukit Bintang, Pudu etc.\u00a0\u00a0\n\n\nOne of the arguments from detractors is the underutilization of MRT 1, Sungai Buloh Kajang Line\u00a0 (SBK). Since the inception in 2017, the slow ridership growth has many calls it as failed project. The ridership peaking at 2019 with average ridership of 205K perday. Due to MCO in 2020, ridership has dropped significantly due to movement control of non-essential services and industries. Post recovery, the ridership has a slow recovery and is still well below the design\u00a0capacity\u00a0of half-a-million (500,000) passengers per day.\n\n\n\n\nThe second MRT line, Sungai Buloh-Putrajaya (SSP) line with design capacity of 533,000 passengers perday is expected to be fully operational by Jan 2023. Consists of 37 stations stretching from Sungai Buloh to Putrajaya, the 52.2km line is built at the cost of RM31bilions. Government plans to spend about the same money on MRT Circle Line.\u00a0\n\n\nIt is important to remember that MRTs are designed to last for generations. It may be underutilized at early life however as population growth, the ridership will increase. To illustrate a point, completed in 1999, LRT Kelana Jaya carrying over 300k per day in 2019 and overcapacity during peak hours. Unlikely any further capacity expansion is possible due to constraint of the stations.\u00a0\n\n\nGiven the huge bill, the functionality of Circle Line has attracted encouraging feedback as well as flaks from citizens. Some are arguing Circle Line is a waste of taxpayer money and no meaningful to increase the public transport ridership within Klang Valley. The money is better spent to build MRTs in other cities such as Johor Bahru and Penang island.\n\n\nLet revisit some of MRT Circle Lines around the world.\n\n\nSeoul\u2019s Circle Line\n\n\nSeoul Subway Line 2 connects many of the major downtown areas in Seoul and thus serves as an ideal mean of transportation throughout the city. Major stops along this circular line include Hongik Univ., City Hall, Euljiro1(il)-ga, and Dongdaemun History & Culture Park Stations north of Hangang River, as well as Gangnam, Jamsil, and Samseong Stations in the southern region. Starting from City Hall Station, travelers can explore popular districts such as Hongdae, Edae, Gangnam, and Jamsil or visit the numerous parks, museums and art galleries located near the subway stations.\n\n\n\n\nTokyo\u2019s Circle Line\n\n\nThis is the only line that connects all of Tokyo\u2019s most famous central stations such as Shibuya, Shinjuku, Ikebukuro, Ueno and Tokyo Station. \u00a0The line is 34,5 km.\n\n\nShinjuku Station\n\u00a0is maybe the world\u2019s busiest train hub, with over 2 million passengers going in and out on a daily basis, and connecting with the\u00a0\nNarita Express\n\u00a0to Narita Airport, among other lines. Apart from a station, Shinjuku is also an important business and shopping center.\n\n\nShibuya Station\n\u00a0is famous for the busiest intersection in the world \u2013 the\u00a0\nShibuya crossing\n. Apart from this, the area is one of the largest shopping centers as well as one of the most active business centers.\n\n\nTokyo Station\n\u00a0(Tokyo-Eki) is the central\u00a0station as well as a terminal station for all Shinkansen bullet trains. It is located in\u00a0\nMarunouchi\n, which is one of Japan\u2019s most prestigious business center.\n\n\nAkihabara Station is one of the biggest central districts in Tokyo, famous for it numerous\u00a0\nelectronic shops\u00a0\nin the famous \u201cElectric city\u201d.\n\n\nAll Shinkansen trains that go to the north of Japan stop at\u00a0\nUeno Station\n.\n\n\nIn nutshell, Yamanote line circle the government district, business, entertainment, commercial and residential areas. It is well known that properties within inner circle line is higher than out of circle line especially those within 10 minutes walking distance to stations.\u00a0\n\n\n\n\nSingapore\u2019s Circle Line\n\n\nThe 30-station CCL is a circular rail line linking the North-South, East-West and North East Lines to the city. By intersecting existing train lines across key interchanges, and bypassing the busy City Hall and Raffles Place MRT stations, the CCL shortens trips between the north, east and west of Singapore, making travel more convenient. The line is currently 35.5 km long with 30 stations, connects major stations such as Dhoby Ghaut, Esplanade, Marina Bay, Holland Village.\n\n\n\n\nLondon\u2019s Circle Line\n\n\nThe 27km long 36 stations is a spiral-shaped\u00a0\nLondon Underground\n\u00a0line, running from\u00a0\nHammersmith\n\u00a0in the west to\u00a0\nEdgware Road\n\u00a0and then looping around central London back to Edgware Road. Circle Line covers many important landmarks, commercial centres and tourist attractions such as Tower Hill (Famous Tower Bridge), Embankment (London\u2019s Eyes, Charing Cross, Trafalgar Square), \u00a0Westminster (\u00a0Big Ben and the\u00a0\nHouses of Parliament\n), St. James\u2019s Park (St. James\u2019s Park and Buckingham Palace), Sloane Square (Knightsbridge, Kensington, Belgravia and Chelsea), Notting Hill Gate (ortobello Road Market), Paddington (express train to Heathrow Airport), Kings Cross (Similar to KL Sentral, regenerated 67 acres with 6 tube lines, 2 main train lines, HSR to Paris)\n\n\n\n\nComparison\n\n\nThe first we will notice that KL\u2019s Circle Line is quite long, and covers 50.8km versus the Circle Line in other cities ranging 27 to 35km. This is first key because due to its length, KL Circle line the loop is larger.\n\n\nIn other cities due to the smaller loop, the Circle Lines cover and connect many major downtowns, tourist attractions and important landmarks.\n\n\nWhere else for KL\u2019s Circle Line it seems that it is more interested to cover surburb area and highly populated area such as Setapak, Setiawangsa, Ampang, Cheras, Bandar Sri Permaisuri, Kuchai, Old Klang Road and Lembah Pantai. The notable commercial area is located in Sri Hartamas, Mont Kiara and Dutamas and future regeneration Titiwangsa (with 4 lines). As far as Propcafe is concern, KL\u2019s Circle Line does not covers any important landmarks.\n\n\nSummary\n\n\nThroughout the world, Circle Lines usually are the busiest line as it covers main downtowns, tourist attractions and important landmark. However, for KL\u2019s Circle Line it seems MRTCorp has adopted different approaches. As mentioned earlier, the Circle Line is to provide as much coverage possible and bring the passengers to major downtowns (KLCC, Bukit Bintang, Bangsar, TRX, Bandar Malaysia etc) via the parallel rail lines such as MRT 1, MRT 2 and Kelana Jaya lines. \u00a0\n\n\nWhat it means to property investors like us? For properties within the proposed areas, it is good welcome as traffic will be reduced with public rail transport as alternative travelling. However, need to bear with construction noise and inconveniences for next 8 years. Area like Mont Kiara, Dutamas and Setapak for example are most welcoming Circle Line as currently severely underserved.\u00a0\n\n\nFor properties along MRT 1, 2 and Kelana Jaya lines, in Propcafe\u2019s opinion these remain as prime rail lines and Circle Line seems to be more like a feeding line rather than main rail artery.\n\n\nGiven the current soft property market either auction, primary and secondary markets especially along operational MRT1 (SBK Line) and (SSP Line), it seems that buyers still can find bargains especially if they doing research.\n\n\nAlso, timing is equally important and at the moment, there is no reason for property investors to hunt Circle Line related development as Circle Line will only be fully operational in 8 years where most development will only take 4 -5 years for completion. \u00a0\n\n\nObviously Circle Line is still very important as it will improve connectivity with its 10 interchanges. It is worth to note that most of the stations are located with ample of empty land for development. This will be not be possible if the Circle Line covers prime location and landmarks. The land will able to sustain the commercial and residential development for next 10-20 years. In fact some are earmarked by MRTCorp as future TODs such as Phileo Damansara (Bukit Kiara South station), Titiwangsa (Titiwangsa station) as example.\u00a0\n\n\n\n\nHopefully this article will be helpful in your decision to hunt MRT related properties.\n\n\nHappy buying!\n\n\nCheers\n\n\nPropcafe intern \u00a0\u00a0\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/nova-pantai-malton/", "title": "PROPCAFE  Peek : Nova Pantai By Malton", "body": "\n\nNova Pantai\n is Malton\u2019s latest project, located near\u00a0the popular \u201cBangsar South\u201d vicinity. \u00a0It is currently opened to preview\u00a0by business associates as well as internal Malton staffs \u2013 walk-ins can try their luck at the sales office near Robson Heights.\n\n\n\u00a0\n\n\nDiscover the place where all of life\u2019s essentials come together \u2013 spectacular panaromic views, adjacent to upscale retail complexes and strategically located mid-way between Petaling Jaya and Kuala Lumpur.\u00a0\n\n\nNestled by the river front, Pantai Boulevard is a beautifully landscaped resident\u2019s park overlooking the city\u2019s River of\u00a0Life.\u00a0\n\n\nIts proximity to the city centre and river front lifestyle, together with everything on your doorstep makes Nova Pantai vibrant and highly desirable \u2013 a home that knows no limits.\n\n\n\u00a0\n\n\nThe exact location of Nova Pantai :\n\n\n \n\n\n\u00a0\n\n\nIt is closer to the Angkasapuri side of Pantai, and it is located right next to the NPE (New Pantai Expressway).\n\n\n\u00a0\n\n\nMalton has commited to build :\n\n\n\n\ndedicated ingress from NPE, which will bring traffic right to Nova\u2019s door step\n\n\nbridge across the river, linking Nova Pantai to Jalan Old Klang road \u2013 alternative entrance/exit\n\n\ndedicated covered crossing from Nova Pantai to the KTM/LRT hub of EcoCity. Note that EcoCity is building a direct walking link to MidValley; hence Nova Pantai will indirectly benefit as having a covered link to MidValley\n\n\n\n\n\u00a0\n\n\nThere are 3 towers for this project, tower A (48 floors), tower B (51 floors) \u2013 in the middle with most premium view, and Tower C (50 floors). Currently only Tower A and C are open for bookings. Tower B will be launched towards\u00a0the final stage, albeit at a higher cost.\n\n\n\n\n\u00a0\n\n\nThere are specifically 2 layouts for the units;890sf (3r/2b) and 1090 sf (4b, 3r)night time. The smaller unit comes with 1 car park, whilst the larger 1090 sf comes with 2 parkings. Maintenance inclusive of sinking fund is about RM0.38 psf, with the first year maintenance being free. Additional car park is available for purchase at RM35k per lot.\n\n\nAs usual, my gripe about such layouts is the lack of a wet kitchen/yard \u2013 for the tenant to do laundry or cooking. \u00a0Enclosed kitchen does not really suit Malaysians (your fried ikan kembong, telur mata kerbau, etc will stink up the whole apartment). \u00a0 Malton has made a commendable effort to squeeze in 4-bedrooms into a 1097sf unit.\n\n\nAll the units come partially furnished with:\n\n\n\n\nkitchen built ins\n\n\nhob & hood\n\n\nfridge\n\n\nwashing machine & dryer (as all the units do not have a wet kitchen)\n\n\neach room will also have an air cond unit\n\n\n\n\n(layouts courtesy of lowyat.net)\n\n\n \n\n\nAPDL is expected out only in April, so in the meantime it is just a series of preview launches. Booking fee is RM15,000 There is currently a 5% + 3% promotion.\n\n\n\u00a0\n\n\nSample pricing of a low floored unit :\n\n\nRM 838k for 1090sf; minus 5% discount, and additional 3% on top of it.\n\n\nWorks out to be 772 k and RM708 psf.\n\n\n\u00a0\n\n\nOur take\n\n\nShould consider east facing units, as west facing units not only have the afternoon sun to content with, but also the mosque at the bottom of the photo. \u00a0The price should also be reflective of this. \u00a0 Note the proximity of the KTM track next to the unit, although the units will literally have the Angkasapuri station at its door step.\n\n\nAlso take note of the high tension cable running right at the side of the site. It is actually quite glaring.\n\n\n \n\n\nIf Malton is able to complete the infrastructure promised, then access to this project is extremely convenient, direct via NPE/federal highway, or via Old Klang Road. Avoiding the hassle of the infamous Kerinchi bottle neck (at the LRT station), nor going deep into OKR.\n\n\nDensity seems high for a project in such a narrow plot of land, and the location is also quite isolated, with no retails and commercials within 5 minutes walking distance. Of course EVERYTHING is within 5 minutes drive (LRT, MidValley).\n\n\nFor investment wise, the projects in Bangsar South probably have one leg up in terms of accessibility to LRT as well as retail/office, but Nova Pantai does have the KTM as its unique selling point, as well as the \u2018walking\u2019 distance to MidValley for consideration \u2013 notice the proximity of the rail road track to the project. \u00a0Please try being within earshot of trains when it rumbles by \u2013 it can be quite deafening. \u00a0The sound can still be heard even if you are 1km away from the train tracks. \u00a0Do take note of this if you are buying for own stay. \u00a0But like everything else, you will get used to the sound after a few weeks/months.\n\n\nRental yield will be on the low side, as I do not think this part of Pantai will be able to command higher rental than those in the Pantai Hillpark/heart-of Bangsar South region.\n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ohako-puchong-jaya/", "title": "PROPCAFE Peek : O\u2019Hako @ Puchong Jaya By Marimo Land", "body": "\n\n\n\nWho says there are no cheap launches anymore (definition to be discussed below)? With all launches going in the region of RM800psf to RM1000psf ++, a launch in Puchong of RM500psf seems to be unheard of. Yes in Puchong, just 2km away from the Golden Mile of Puchong (not Taman Tasik Puchong nor Bukit Puchong Netherlands).\n\n\nThis is the first premier launch by Marimo Land Sdn Bhd \u2013 \nO\u2019hako\n \u00a0(which means Box of surprise).\n\n\n\u00a0\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nThis is the premier launch of the \nMarimo\n \u00a0group from Japan \u2013 \u2026\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nLocated in Puchong Jaya , at the end of the notorious Jalan Pipit.\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\nThis FREEHOLD project is estimated to be launched in Q1 2015, and comes in 3 sizes, 815sf, 955sf and 1002 sf. All units come with 2 car parks.\n\n\n815sf comes with 2 bed room, 2 bath; 955sf comes with 3bedroon, 2 baths, and 1002sf is the exact same layout as 955sf but with additional balcony.\n\n\nOhako Type X 815sf 2 bedroom\n\n\nOhako Type Y 955sf (w/o balcony) & Type Z 1002sf (with balcony) 3 bedroom\n\n\nAs of this juncture, the company has not revealed any promotional details, nor package \u2013 the units are estimated to cost in the region of RM500psf \u2013 600psf.\n\n\nFor rebate and package details please contact sales directly. I heard there are some very attractive packaged \ud83d\ude42\n\n\nBooking is RM5K in cash or credit card of cheque\n\n\nSo the rough price of the small unit could come up to the low RM420k\u2019s.\n\n\nSummary\n\n\nOhako Summary\n\n\n*Price is indicative and subjects to change\n\n\n\n\nLand size : 4.4 acres\n\n\nLand title : Freehold\n\n\n2 Tower 31 storeys\n\n\nTotal units : 718 units (12 units/floor and 4 lifts/floor)\n\n\nSize:\n\n\n\n815sf \u2013 2 Bedroom\n\n\n955sf, 1002sf (Balcony) \u2013 3 Bedroom\n\n\n\n\n\n\nCar Park : 2\n\n\nMaintenance : RM0.28/sf\n\n\nBooking 5K (cash, credit card, cheque)\n\n\nSales package refer to sales directly\n\n\n\n\nWhich is basically slightly more than what you\u2019d get with a studio in Cyberjaya \u2013 Pangea(or as some calls, sibehfar land).\n\n\nCheap launches ? In absolute value terms one can hardy find anything south of RM500k these days, what more a livable unit with 2 bed rooms and 2 car parks (you will appreciate the 2 car parks once you have driven through Jln Pipit). \u00a0IOI\u2019s Parc\u2019ville next door are large sized units\u00a0with selling prices above RM 600k (looking at repayment of + RM2.5k owe month if based on LTV90%)\n\n\nAll units will come with a short kitchen cabinet, sink, hob and hood; as well as shower glass, shower, and toilet cabinet for the master bedroom toilet.\n\n\nAccording to the SA, the toilet in the master bedroom comes in an open concept.\n\n\ni.e. no doors/wall between the toilet and the master bed \u2026 Errrrr \u2026 we don\u2019t think this is such a good idea .. not so much for lack of privacy \u2013 but rather for the humidity and vapour generated by the hot water shower \u2013 which has no where to flow to except the room. So the room could get too heaty or humid.\n\n\nKitchen 1 Picture Credit to Marimo Land Sdn. Bhd.\n\n\nKitchen 2 Picture Credit to Marimo Land Sdn. Bhd.\n\n\nLiving Hall Picture Credit to Marimo Land Sdn. Bhd.\n\n\nThe views for the 2 blocks are :\n\n\nTower 1\n\n\n\n\nforest reserve view (facing outside)\n\n\npool view (facing internal)\n\n\n\n\nTower 2\n\n\n\n\nSunway / river view (facing outside)\n\n\nPool view (facing internal)\n\n\n\n\n\u00a0\n\n\nThe development comes with amenities such as :\n\n\n\n\nswimming pool\n\n\n\n\n-floating gym\n\n\n-pavilion garden\n\n\n-riverview garden\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nThe location is all the way to the end of Jalan Pipit in Bandar Puchong Jaya.\n\n\nBy passing new developments such as Atmosfera, Zefer and Koi Kinrara \u2013 as well as existing apartment such as Villamas apartments and Sri Bayu\u2026..\n\n\nAccording to the developer, they are in plans to build a road linking the rear, to a bridge to be built across the Klang River, which will allow traffic to flow through to Bandar Sunway side \u2026 and at the same time punching all the way through to Kesas. It remains to be seen how realistic this project will be and the actual time line for the completion of this access.\n\n\n\u00a0\n\n\nSurroundings\n\n\nBuyers/investors are strongly urged to take a drive to the locality \u2013 to have a good understanding of Jalan Pipit.\n\n\n\n\n\u00a0\n\n\nThere are currently at least 6 completed/under-con projects going on in this narrow road (road size seen below \u2013 similar to the road in Palm Springs @ Kota Damansara).\n\n\nA \u2013 Sri Bayu apartments\n\n\nB \u2013 Parc\u2019ville condo by IOI\n\n\nC \u2013 Atmosfera condo\n\n\nD \u2013 Zefer Hills\n\n\nE \u2013 Villamas apartments\n\n\nF \u2013 Koi Kinrara\n\n\nG \u2013 expected site of O\u2019hako\n\n\nY (in red) \u2013 open sewage\n\n\nX (in green) \u2013 currently a badminton hall \u2013 potential for future development\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nKey for this area will be the direct connectivity of Jalan Pipit into Kesas , via the back \u2013 Taylor\u2019s College etc. But as buyers of Atmosfera / Zefer can testify, it has been an idea being tossed by various developers for ages. If the access is completed, not only will it allow the residents direct access to Kesas, whilst clearing the pressure on Jalan Pipit, but it will also open up a new rental target market of Taylors\u2019 students.\n\n\nBesides that access, you currently will have to go through Puchong Jaya\u2019s inner roads (which can link to both LDP or Jalan Puchong directly).\n\n\nPrice range for other developments around the area, are going for \u2026. Villamas Apartments (rental RM 1,200 subsale RM 420psf) , Sri Bayu (RM 1,500) and Atmosfera (RM 1,500 to RM 2,000 RM420psf)\n\n\nInterested? Can go check out the showroom on block C of IOI Boulevard \u2013 they are taking registrations already. Launching is tentatively for Q1 2015. Final packages/discounts/rebates/layout only to be made known officially on this Friday 23rd Jan. So stay tuned.\n\n\nFor those who are interested, can start to register for their exclusive preview :\n\n\nDate : 23rd Jan 2015\n\n\nVenue : O\u2019Hako Sales Gallery @ IOI Boulevard, Puchong\n\n\nTime : 10am\n\n\nPlease contact :\n\n\n\n\n\n\n\n\n\n\nLand Sdn Bhd\n\n\n(1002481\uff0dV)\n\n\n\n\n\n\n\n\nC-G-49 & C-G-50, Ground Floor, IOI Boulevard, Jalan Kenari 5, 47170 Puchong, Selangor.\n\n\nT.\n 03-8070 3800\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \nF. \n03-8074 9795\n\n\nFor those who successfully registered will received a registration card with indicating your \u201clucky\u201d registration no.\n\n\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\nPicture Credit to Marimo Land Sdn. Bhd.\n\n\n\u00a0\n\n\nUpdate :\n\n\n23rd Jan 2015 Opening Ceremony With Lion Dance\n\n\n\u00a0\n\n\nOhako Opening Ceremony 23 Jan 2015 Propcafe\n\n\n23rd Jan 2015 Sales Chart :\n\n\nOhako Sales Chart PropCafe 23 Jan 2015\n\n\n25th Jan 2015 :\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/one-central-park-desa-parkcity/", "title": "PROPCAFE Peek : One Central Park @ Desa ParkCity By Perdana ParkCity", "body": "\n\nOne Central Park \u2013 \u201c An invitation to live in a park within a park.\u201d 45 storeys condominium within 1.8 acres land.\n\n\n\n\n\n\n\n\n\n\n\n\nDue to time constraint, PropCafe only did a quick update rather than detail review. Many of the information will be self explained by the attached pictures here.\n\n\nClearly, the developer put a lot of emphasis on the park within the park as one can see quite a lot of green allocated surrounding the building.\n\n\n\n\n\n\n\n\nIt is not difficult to sell DPC address at all, so no point to discuss its location of DPC here. If you still do not know the place then please visit it.  While visiting it for property hunting purpose, you can also see the lifestyle that you can get in this part of Kuala Lumpur West.\n\n\nThe site of One Central Park is one of the best location within Desa Parkcity. It is located besides Northshore and opposite Adora/ West Park (the latest park in Desa ParkCity). It is still not the best for me as there is another better plot of land (also within the central park) which is opposite Southlake. \n\n\n\n\nLast Saturday was the priority sales but there were no long queue, anxious buyers, furious buyer because of no units to choose, pasar malam BBB environment at sales gallery. It is pretty calm and relax because the backdoor sales already started 3 weeks ago. Those facing west i.e. west park already open for booking few weeks back. So those really interested could have bought it and some even signed SPA by now. VVIP also booked the best facing units. But there were still many good units were available during the priority sales.\n\n\n\n\n\n\nBefore noon, those facing central parks were almost taken up. Those lower and higher floors that facing west park are still available at 900k up. \n\n\nSales chart as at Saturdat (19/10) 2pm\n\n\n\n\nAlthough there are only Type A, B, C, LBD (Duplex), one can see so many various layout within each type. You may refer its website to get all information on its layout. In general, type A is 1,100sf to 1,412sf. Why the size so much different when all are 2 bedrooms unit? Well, smallest unit only comes with one bathroom and also some are attached with balcony. However, for investor, it seems like no brainer to pick the smaller type A unit with smallest built-up to optimize the rental yield. As for ownstayer, then all sort of questions come into picture \u2013 preference of orientation, bathroom, balcony, spaciousness etc. So, the choice is yours.\n\n\n\n\nType B which is the most confusing one as it has 1,2, and 3 bedrooms types which ranges from 1,044sf to 1,518sf.The best affordable layout will be B2b which is the best among among 1.3ksf types. It comes with 3 bedrooms and most importantly, unlike many kitchen layout other types, this layout comes with wet kitchen and open dry kitchen. The other types (1.3+sf) are either 2 bedrooms or the kitchen is narrowly stucked at the side (see layout below. Also, this B2b either facing the west park or central park. I would personally pick the west facing as it is priced only around RM7XX+psf after discount compare to much higher premium that facing central park. Of course, this is solely from investor\u2019s perspective. Type C is 3 bedroom units and Type LBD is Duplex unit which only available at level 43 and 43a. \n\n\n\n\n\n\n\n\n\n\nFreebies and Incentive Program?\n\n\n\n\n\n\n\n\nPricing\n\n\nOverall, the pricing starts from around RM7XXpsf to RM8XXpsf (see below the snapshot of pricing) before discount. How the discount works? See the photo below.  Type A and B only eligible for 3% early bird discount but not DIBS. Other types i.e. bigger units can opt for additional 6% discount if one feel that DIBS is not required. Based on the DIBS discount percent, one can easily know that this development will take 4 years to development.\n\n\nFull listing of units and size can be seen in the photo below.\n\n\n\n\nHere are all the snapshot for the available units\u2019 price.\n\n\nLow Floor\n\n\n\n\n\n\n\n\nMid Floor\n\n\n\n\n\n\n\n\nHigh Floor\n\n\n\n\n\n\n\n\nNew Duke Expressway?\n\n\nThe proposed 3.8km elevated DUKE highway extension will be completed in 2016 which will make DPC to KL City Central even shorter. The interchange is 1.2km away from DPC. What\u2019s in PropCafe\u2019s mind is not about how much leverage DPC has on this news but rather any other developments outside DPC will be benefiting this! See photo below\n\n\n\n\nHow about the potential problem for this development? Again, the surau in the masterplan is opposite the entrance of this development. This reserve land besides Zenia has been vacant there and no one know when the developer will build it. Without doubt, it is likely to be the last development in the entire Desa Parkcity.\n\n\nScaled Model\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nSo Buy or No Buy?\n\nTough call! If one based on recent launches in the market, this OCP (psf term) seems reasonable! Given Desa Parkcity address, if one really look for an ownstay place and really like DPC\u2019s environment and want to start a family at DPC, the 2 bedders below RM900k and 3 bedders around 950k seems like not a bad buy at all. From investor perspective, highrises will be very competitive in near future with West II, Breezeway, Arcadia SOHO are coming into market  in next two to three years. Not to say existing supplies from Northshore and Westside I which are still no way fully occupied. Nadia condo could be too old to compete but it will be a bargain buy if its price doesn\u2019t catch up the rest in next two years. With all million ringgit condo now in DPC market, it will not be easy to flip. Mont Kiara is the best example to see the saturation of pricing for million ringgit condominium. Buy with cautious and pick the most competitive unit. \n\n\nCongratulations to all buyers. But don\u2019t forget to tune in to listen the 2014 budget on 26th Oct\u2026\u2026 haaaaa!\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/one-residence-lakefront-residence-cyberjaya/", "title": "PROPCAFE Peek : One Residence @ Cyberjaya By MCT", "body": "\n\nFancy a about\u00a0 indicative RM400psf unit or below 450k, of 3 bedroom/2 bathroom, with 2 car parks ?\n\n\nLocated next to a lake, as well as a primary Chinese school and commercial\u00a0retails\u00a0in the vicinity?\n\n\nWhat about 30 mins drive to KL (and I mean 30 mins to the heart of KL, i.e. KLCC) ?\n\n\nMCT is launching its latest phase of One Residence. The soon to be launched \n1st block\n One Residence @ Cyberjaya consisting of \n431 units\n here are considered as one of the \u201caffordable housing\u201d price, but they are NOT\u00a0PR1MA housing.\n\n\nThe first block of One Residence will be priced from not more than RM450k, and deposit is only RM 3,000. Do take note that purchase via balloting is still \nNOT\n confirmed. So it might need NOT to ballot for this 1st block of One Residence @ Cyberjaya.\n (*Balloting is not confirmed until further notice)\n\n\nThere are only 3 price tags are available for this \n1st block of affordable One Residence\n @ Cyberjaya.\n\n\nThe gross price :\n\n\n\n\n$443,500 they called as premium ( Facing lake)\n\n\n\n\n\n$438,500 (Facing pool and facilities)\n\n\n\n\n\n\n$433,500 (Facing future phase)\n\n\n\n\n\n\nWe would suggest you to call them for details if you want to know more for the \u201cspecial\u201d price package.\n\n\nMCT target to officially launch the affordable condo of One residence comprises of total 431 units (1st Block) around early \nMarch 2015\n.\n\n\nFor those who are keen, can start to drop them a cheque \ud83d\ude42 now!\n\n\nThe One Residence project comes in 3 blocks affordable price housing plus additional 4 blocks under Rumah Selangorku Scheme, sitting on total land size of 19.7acre, but take\u00a0note,that Lakefront Residence \u2013 on the opposite side of the lake, has 8 blocks of apartments (first 2 blocks just launched in 2014) , as covered by Propcafe 1 \u00bd years ago \u2013 Lakefront Residence (\nhttps://propcafe.net/lakefront-residence-cyberjaya-mct/\n). \u00a0These Lakefront Residences are marketed as higher end units, although starting from around RM400psf , the sizes are mainly from 1,400sf upwards.\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nThe initial phase of affordable price housing One Residence @ Cyberjaya will be comprised of 3 blocks with \nroof top garden!\n, right next to the lake; and next to it will be 4 blocks (under Rumah Selangorku scheme) which will be launched in the next subsequent phases. The 3 blocks of affordable condo will have different facade from the remaining 4 blocks. All these developments are by MCT, and they will share the common lake \u2013 which will be maintained by the Majlis \u2013 town council.\n\n\nThere is a nearby Chinese school, SRJK Union, which is within walking distance. \u00a0This project will be surrounded by lower dense projects such as SP Setia\u2019s Setia Ecoglades, as well as \nLakepoint Residence\n by Yan Jian Group\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\ncredit to Damienster\n\n\nProposed One Residence Unit Layout\n\n\n\u00a0\n\n\nThe units are all very livable sizes and start from 1,010sf \u2013 3 rooms, 2 baths ; with 2 car parks.\n\n\nFor the car park, it is still yet to be confirmed whether it will be in tandem or side by side but we are hoping for a surprise from MCT.\n\n\nThere is a possibility that the first phase of One Residence @ Cyberjaya comes with indicative semi furnished package.\n\n\nFor those who are familiar with MCT package, indicative semi furnished is sort of more or less the same as their previous project \ud83d\ude09\n\n\nThis type of development is rare in Cyberjaya as majority of the units are small sized studios \u2013 catering to the student market mainly; or high end units, but pricing from RM600-800psf upwards (eg. Cristal, Mirage)\n\n\nWhat Cyberjaya needs is projects of this type, catering to the mass market with affordable housing. It can benefit local upgraders from surrounding areas, middle class Cyberjaya tech workers, or even as student housing. \u00a0Not everyone can afford those super high end condos like OSK\u2019s Mirage by the Lake.\n\n\n\u00a0\n\n\nRegarding connectivity, if you see the picture below, the Setia Ecoglades interchange is currently being built connecting directly to Lingkaran Putrajaya \u2013 which will cut down tremendously the travel time to MEX highway.\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\n\nThe negative points ?\n\n\n\n\nJust like other affordable property projects, this whole MCT \u2013 One Residence will be high densed.\n\n\nNot everyone likes living at or next to affordable housing.\n\n\nIt is Cyberjaya after all (love it or hate it) \u2026 \u2026\n\n\n\n\nIf interested, do note MCT is now taking deposit \u2013 and lauching will be\u00a0pretty soon. Currently the take up rate is pretty good according to the SA.\n\n\nThis is what the location looks like currently. \u00a0Completion should be around the same time as Lakefront Residences (SPA was 54-months to completion).\n\n\n\n\n\n\nPropCafe had been shown the One Residence @ Cyberjaya facade and some CG illustration and it is quite enticing. We will update more pictures and CG illlustraion of One Residence @ Cyberjaya soon. So please stay tuned on this post!\n\n\nIf you want to follow us and stay tuned for more about this project, please subscribe to us via this website \npropcafe.net\n (the subscription/registration only can be seen via desktop mode, if you are viewing in mobile theme please change it desktop so that you able to register with us for free) Or follow us via our facebook page at\u00a0\nhttps://www.facebook.com/propcafe.net \n\n\nFor those who are keen on One Residence @ Cyberjaya, please contact MCT sales office. PropCafe is not agent. Lol.\n\n\nIf you are propcafe\u2019s readers or followers, quote \n\u201cPropCafe.Net\u201d\u00a0\n when contacting MCT for surprised mystery gift* \ud83d\ude42\n\n\n*while stock last\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/paramount-utropolis-glenmarie/", "title": "PROPCAFE Review : Utropolis @ Glenmarie By Paramount", "body": "\n\nLive-and-learn. Work-and-play. At Glenmarie\u2019s only university metropolis\nTM\n\n\n\n\nBefitting the tagging, Paramount Utropolis @ Glenmarie is an integrated development with KDU University College (KDU University College), 1035 units residential, Utropolis Marketplace with 120,000sqft NLA are within the development itself to meet the daily needs of the residents. This is \nPARAMOUNT UTROPOLIS @ GLENMARIE\n.\n\n\n\n\nLocation of the property\n\n\n\n\nA show of hand please, anyone here NOT using waze in KL? Ok I see none. Key in Paramount Utropolis @ Glenmarie in WAZE app, walla, you will be guided there in no time,\u2019wink\u2019.\n\n\nThen let\u2019s move on to accessibility, infrastructure and amenities of the Paramount Utropolis @ Glenmarie.\n\n\nNO no no, well, this is not PROPCAFE style, we can do much better!\n\n\nLet\u2019s us walk you through the location of the Paramount Utropolis @ Glenmarie.\n\n\nParamount Utropolis @ Glenmarie is located at the border of Subang Jaya, bearing Glenmarie, Shah Alam address. Glenmarie is a widely known to most car enthusiasts; we call this is place with houses of cars, need not to elaborate more!\n\n\nPicture this, Federal Highway is a river; Subang Jaya direct opposite side of the river.\n\n\nGlenmarie is the twin brother of Subang Jaya separated by the river, often gets neglected; get the drift? Or at least the main plot of the story, \u2018Twins of Subang Jaya\u2019 anyway twins or not!\n\n\nThis is prime real estate and read on to and we will tell you why so.\n\n\nCurrent Accessibility, Infrastructure and Amenities\n\n\nParamount Utropolis @ Glenmarie has is accessible to 6 major highways in Klang Valley, starts with Federal Highway, NKVE, Guthrie Corridor Expressway, Elite Highway, NPE, LDP. Yes, you can brag a little when you have few couple of options!\n\n\nIn short, the accessibility is great when you have plenty of highway infrastructures at your disposal.\n\n\n\n\nAfter studying the accessibility of Paramount Utropolis @ Glenmarie, we sum up that the main access would be to and from Federal Highway (FH) to Glenmarie.\n\n\nOne fit fall of using Federal Highway as main access, is the daily high traffic condition along FH. However this can be overcome, as the project is surrounded by various major highways such as NPE, NKVE, LDP etc. Therefore getting in and out of town shouldn\u2019t be an issue.\n\n\n\n\nParamount Utropolis @ Glenmarie, being situated in the prime area would mean there will no short of amenities.\n\n\n\n\n\n\n\n\nSchool:\n\n\nParamount Utropolis @ Glenmarie itself is walking distance to KDU University College and Politeknik Sultan Salahuddin Abdul Aziz Shah and short driving distance to Japanese International School, SMK TTDI Jaya, SM Teknik Shah Alam, Batu Tiga, SK TTDI Jaya\n\n\n\n\n\n\nGroceries shopping:\n\n\nGiant Shah Alam, Tesco Shah Alam and Paramount Utropolis @ Glenmarie Marketplace in future (upon its completion) for daily groceries needs.\n\n\n\n\n\n\nMalls & Banking needs:\n\n\nEmpire Subang, Subang Parade, Citta Mall Ara Damansara, SS15 commercial centre area\n\n\n\n\n\n\nHospitals:\n\n\nRamsay Sime Darby Medical Centre Ara Damansara, Ramsay Sime Darby Medical Centre Subang Jaya\n\n\n\n\n\n\nSports & recreational:\n\n\nStadium Shah Alam, Stadium MBPJ, Saujana Golf & Country Club, Subang National Golf Club\n\n\n\n\n\n\nTransportation:\n\n\nSubang Airport, KTM Batu Tiga\n\n\n\n\n\n\nCivil service:\n\n\nPolice station Bukit Jelutong, Fire & Rescue Department Bukit Jelutong\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nAll these amenities are within reach within short driving distance.\n\n\nDeveloper Profile\n\n\nDeveloper risk is always one of the key components of PROPCAFE property assessment and it cannot be more important especially in current state of property cycle.\n\n\nProperty buyers may not care about developer\u2019s reputable, quality of delivery or financial capability during the boom period (e.g. 5 years ago) as everything seems so effortless to generate handsome profit with low completion risk.\n\n\nIt may change in coming years when developers are under a very cost sensitive and challenging economy environment. No one should be surprise to see bad finishing, late delivery, or even abandon projects.\n\n\nSo, who is Paramount Property?\n\n\nParamount has more than 37 years in property business. Paramount Property is 100% owned by Paramount Corporation Berhad which is listed in main market of Bursa. The key businesses are mainly on property and education.\n\n\nWho does not know KDU University College, KDU College, and Sri KDU School? If you are Kemuning Utama buyers 10 years ago, surely you will love Paramount. The price of the guarded and gated development is now triple the original purchase price.\n\n\nSimilar success also applies to Bandar Laguna Merbok at Sungai Petani which awarded 12\nth\n FIABCI-Property Award Distinction in 2004. Recently, several awards also given to Paramount including BCI Asia Top Ten Developers 2011 in Malaysia, Property Insight 2015 Best Boutique Development (Sejati Residences), and Best Self-Sustained Development (Paramount Utropolis @ Glenmarie).\n\n\nFinancially, Paramount Corporation is always profitable and property business always contributes more than 70% of its revenue. The group has a gearing ratio of 0.40 (net gearing at 0.26 as of 1Q 2015) that classified as low gearing under PROPCAFE\u2019s rating criteria.\n\n\nCurrently, the developer is holding 863 acres of land bank and having five on-going developments worth GDV RM2.5bil. The on-going projects include Sejati Residences (Cyberjaya), Sekitar 26 (Shah Alam), Bukit Banyan (Sungai Petani), Bandar Laguna Merbok (Sungai Petani) and of course our feature project here Paramount Utropolis @ Glenmarie.\n\n\nIn addition, the developer has other future pipelines in Petaling Jaya, Klang, Penang, Kota Damansara and Shah Alam. Recently, Paramount also acquired 237 acres of land in Sepang.\n\n\nIn short, the good track record of Paramount\u2019s property business experience, reputation, financials, past delivery and its organic growth make the developer and completion risk redundant.\n\n\nMasterplan\n\n\n\n\nParamount Utropolis @ Glenmarie sits at 21.7 acres land which comes with integrated lifestyle concept of \u201cLive-and-learn. Work-and-play\u201d.\n\n\nThe 10 acres size of KDU University College is currently hosting more than 3,000 students and the completion of Paramount Utropolis Marketplace (commercial retails), which will be located underneath the Phase 2 (2 Towers of Lifestyle Suites & 2 Towers of Serviced Apartments), will add more lifestyle to the students, staffs and its nearby communities in Glenmarie.\n\n\nSome artist impression of the overall development can be seen from the youtube link below\n\n\n\n\nParamount Utropolis Marketplace\n\n\n\n\nThe two levels of retail lots with the net let-able space of 120,000sf, managed by the leasing team from Paramount property, will spice up the vibrancy of Paramount Utropolis @ Glenmarie and meet residents\u2019 everyday needs.\n\n\nThe up-market grocery like SAM\u2019s Groceria (\nhttp://www.samsgroceria.com\n), bank, clinic, dental, cafes, eateries etc already in the confirmed tenant list below (as at Aug 15). If one wants to know more information, you may refer to the Sales Gallery at the KDU University College.\n\n\n\u00a0\n\n\nServiced Apartments & Lifestyle Suites\n\n\n\n\nParamount Utropolis @ Glenmarie development comes with 3 Phases. This 11.7 acres land will be built with a total of eight Towers of serviced apartments and lifestyle suites.\n\n\nDon\u2019t expect high and tall building as there is height restriction in this part of Selangor to ensure the density issue is taken care of. Phase 1 consists of Tower A & B which seen a total of 414 units was fully sold and it is scheduled to complete in the end of 2015 or early 2016.\n\n\n\n\nPhase 2A \u2013 two tower of Lifestyle Suites (428 units) was launched in 2014 to cater for the potential commercial needs in Paramount Utropolis @ Glenmarie.\n\n\nThe current 2B phase \u2013 serviced apartment Tower C and D is opening for sale. The units under Tower C (136 units) will be partly furnished whilst units at the Tower D will be fully furnished.\n\n\nThe interest fully furnished concept adopted by Paramount Property will be covered in later part of this review. How about the third phase? The final two towers? Well, if you are interested on Paramount Utropolis @ Glenmarie, PROPCAFE will recommend you not wait the third phase as the plan \u201cmay\u201d change.\n\n\nSurely, even it changes, it will only add more values to the existing owners. Stay tuned to wait for Paramount Property\u2019s announcement in later stage.\n\n\n\n\nWhat else in the KDU University College?\n\n\nThe campus has been aggressively increase their students intake for this newly built KDU University College since Jan 2015 and expected to expand its intake to 7000 students in next few years.\n\n\nThere is on campus hostel which currently catering 800 beds from its single and twin shared rooms.\n\n\nThis modern campus is also come with a coffee laboratory and famous fine dining restaurant \u2013 Dewakan (\nhttp://dewakan.my\n). You need to book and reserve your table in advance. No chance for walk-in customers!\n\n\nUpdated \u00a029th Nov02015\n : \u00a0For our dining \u00a0review on \nDewakan Utropolis Glenmarie\n \u00a0.\n\n\n\n\n\n\nSuch an appetizing meals in Dewakan!\n\n\nThe current launch of Paramount Utropolis @ Glenmarie is phase 2B that consist of Tower C (136units) and D (117units). While units in Tower C are almost fully taken up, Paramount has launched Tower D with following composition that spread over 9 floors (From level 4-12).\nPhase 2B (Tower C & D)\n\n\n\n\n\n\n\n\nType of Units\n\n\nDual Key (Yes/No)\n\n\nConfiguration\n\n\nBuilt Up\n\n(sqft)\n\n\nUnit in Tower D\n\n\nIndicative Selling Price (RM)\n\n\n\n\n\n\nType D\n\n\nYes\n\n\n3 bedrooms &\n\n3 bathrooms\n\n\n1,202\n\n\n27\n\n\nFrom RM1,029,700 (From RM856psf)\n\n\n\n\n\n\nType E\n\n\nYes\n\n\n2 bedrooms, 1 study room & 2 bathrooms\n\n\n1,030\n\n\n45\n\n\nFrom RM874,300 (From RM848 psf)\n\n\n\n\n\n\nType F\n\n\nNo\n\n\n3 bedrooms &\n\n2 bathrooms\n\n\n1,162\n\n\n36\n\n\nFrom RM990,000 (From RM852 psf)\n\n\n\n\n\n\nType G\n\n\nNo\n\n\n2 bedrooms &\n\n2 bathrooms\n\n\n797\n\n\n9\n\n\nFrom RM672,300 (From RM843 psf)\n\n\n\n\n\n\n\n\nThe size and configuration of units in Tower C is similar however Tower D comes with extra feature which PROPCAFE will come to it later.\n\n\nWhat PROPCAFE noticed the main differentiation factor this phase from previous phase is for certain types (type D & E) there are dual keys feature where a separate studio suite with its own entrance (and with dedicated kitchen area mind you) if you would like buy for own use and would like to rent out the studio for extra income.\n\n\nOtherwise if you buy for investment, the studio unit can be rented to tenant who do not mind to pay premium rental for additional privacy.\n\n\nFollowing are the layouts\n\n\n\n\n\n\nGone are the time where students are cramped in small and windowless bedroom. The apartments are well spaced with most of the rooms have adequate space to fit either queen or two single beds, wardrobe, study table etc. the open concept allow the integration of living, dining and kitchen and the students can mingle with each other comfortably in the space.\n\n\nWith exception of smallest type G, the rest of the units can fit in 3 bedrooms comfortably. Being the most affordable due to the size, type G is by far the most popular type among all.\n\n\nHowever PROPCAFE being PROPCAFE, we always find the way to sweat the asset further in order to maximize the return of investment. What caught the eyes of the author is type F.\n\n\nThe width allow more natural sunlight in the unit and more important, the space allow the owners to do some creative arrangement.\n\n\n\n\nNot only this, type F is having advantage of being the corner units that afford more privacy and without sharing wall with another neighbors.\n\n\nFrom the modified layout above, bedroom 4 can be easily added and based on current rental for twin accommodation in KDU hostel, the extra bedroom can easily bring 2xRM650 extra rental per month for the owner.\n\n\nViews & Orientation, Features and Finishing\n\n\n\n\nWith the exception of type F the corner units, all the intermediate units in Tower D are either facing the Level 4 (facilities deck) on North side and Politeknik Shah Alam football field on south side.\n\n\nAt the time of writing, no plan yet for the football field and it should be remain as open space for the foreseeable term.\n\n\nOn the east side the corner units are facing the Jalan Kontractor U1/14 and despite the concern of west sun, afraid not as the most of the lower floors will be blocked from the west sun by the future phase.\n\n\nPorcelain tiles are given for flooring however strangely vinyl flooring is chosen for bedrooms flooring which is uncommon among developers in Malaysia.\n\n\nEach phase has their own usual facilities such as swimming pool, gym, multipurpose hall, laundry etc. Despite the towers are sitting on the common podium level, the resident security and exclusivity of facilities usage are assured with physical barrier is built on the podium level to stop the residents from other phase crossing over to use the facilities.\n\n\n\n\nThe physical barrier between phase 2A and 2B\n\n\n4 lifts (inclusive bomba lift) are serving each Tower with 3 tiers security to ensure peace of mind of all residents.\n\n\nSpace Saving Furniture Feature\n\n\nAs mentioned earlier what differentiate Tower D versus the rest launched are each unit comes in fully furnished with exception of loose items and selected electrical appliances (TV, toaster etc).\n\n\nWhat make the additional fittings unique is Paramount Property has work together with MOCOF to furnish the unit with innovative space saving furniture. These additional fittings is only available for type D,E & F. MOCOF is Italian Brand Furniture emphasizing on space saving and yet functional, innovative and aesthetical looking furniture.\n\n\nAll the main components came from Italy and assembled locally in order to save some cost.\n\n\nGiven the active lifestyle of the students and limitation for the space in bedroom as common space, essentially the furniture has multi functionalities that can be \u201ctransformed\u201d when you have the needs.\n\n\nThe ensuite studio in type D & E for example upon the fit up with the MOCOF, the space can comfortably accommodate two to three students. You can set the bed with simple few steps by tucking away the sofa.\n\n\n\n\n\n\nFor owners who want to maximize the rental, the living area can be converted for another 2 students. The retail price for each of this single sofa bed is RM8000\n\n\nFor more comprehensive review of the MOCOF furniture, readers can links below\n\n\n\n\n\n\nThere are other interesting non-MOCOF space saving furniture provided by developer such as TV Cabinet, Writing Desk, Wardrobe etc. For more details of the furniture, please consult the Sales Representative.\n\n\nFor more information about MOCOF, readers can go their website \nhttp://www.mocof.com.my/\n for more information on their products.\n\n\nFinancing scheme, pricing & comparison etc\n \n\n\nDue to space saving feature furnishing, the price (psf) for Tower C is approximately RM100psf cheaper compared with similar type and size in Tower D. For example, type F the price starts from RM990K (RM852psf) however in Tower C it starts from RM874K (RM752psf).\n\n\nThere are always debate whether purchasers are paying over the odd for the additional fittings. For those who have done renovation would understand it is getting more and more expensive even for a simple renovation job.\n\n\nFurthermore, Ringgit Malaysia has depreciated significantly compared a year ago causing any imported good pricier. If purchasers have intention to fully furnish the unit to the similar furnishing level given by developer such as the MOCOF space saving furniture where the components are imported from Italy, most probably the purchasers will not able to furnish it RM100psf.\n\n\nParamount Property sourced the furniture in bulk and therefore having advantage of enjoy further discount from the supplier.\n\n\nBased on the psf basis, not much of premium differentiate between the dual keys (type D & E), type F and G. Therefore type G understandable are fully taken due to the low entry and more affordable compared to other type.\n\n\nIt is limited and only 1 unit is available for each floor. Each level the price is increased by RM1K.\n\n\nCompared to recent launches of condominium within the area as per table below.\n\n\n\n\n\n\n\n\nDeveloper\n\n\nDevelopment\n\n\nBuilt Up (sqft)\n\n\nAppr PSF\n\n\n\n\n\n\nTropicana\n\n\nTropicana MetroPark \u2013 Pandora\n\n\n600-1300\n\n\n800\n\n\n\n\n\n\n\n\nTropicana MetroPark \u2013 Paloma\n\n\n600-1300\n\n\n800-950\n\n\n\n\n\n\nSunsuria\n\n\nSuria Residence\n\n\n600-1200\n\n\n680-800\n\n\n\n\n\n\nSime Darby\n\n\nRadia\n\n\n700-1500\n\n\n650-800\n\n\n\n\n\n\nWCT\n\n\nSkyz Jelutong\n\n\n800-1300\n\n\n650-720\n\n\n\n\n\n\n\n\nThe selling price of the Paramount Ultropolis\u2019s Tower D with MOCOF\u2019s space saving furniture are on the upper range compared with these new launches.\n\n\nInvestment and Rental Analysis \n\n\nAt the moment, the KDU University College students have a choice to stay in the hostel that located just within KDU University College itself.\n\n\n\n\nThe students are paying from RM650 for twin sharing room and RM900 for single room (inclusive of utilities with exception of aircon based on usage) per month.\n\n\nParamount Utropolis Glenmarie Student Accomodation Rate as of 15th Oct 2015. Source from : http://www.kdu.edu.my/admission/accommodation/521-kdu-student-accommodation-utropolis-glenmarie\n\n\nBased on the rental at the hostel, the following rental can be expected by renting the Serviced Apartments to the students assuming each room can accommodate two students.\n\n\n\n\n\n\n\n\nType of Units\n\n\nConfiguration\n\n\nStudents\n\n\nExpected Rental (RM)\n\n\nWith MOCOF\u00a0 (RM)\n\n\n\n\n\n\nType D\n\n\n3 bedrooms\n\n\n6\n\n\n3,900 (5%)\n\n\n5,200 (6.8%)\n\n\n\n\n\n\nType E\n\n\n2 bedrooms\n\n\n4\n\n\n2,600 (4%)\n\n\n3,900 (6%)\n\n\n\n\n\n\nType F\n\n\n3 bedrooms\n\n\n6\n\n\n3,900 (5.3%)\n\n\n5,200 (7.1%)\n\n\n\n\n\n\nType G\n\n\n2 bedrooms\n\n\n4\n\n\n2,600 (5.2%)\n\n\nN/A\n\n\n\n\n\n\n\n\n*Additional 2 students can be accommodate from using MOCOF.\n\n\nBy using the MOCOF or add another bedroom in type F, the expected rental yield can be boosted with the extra headcounts.\n\n\nThe hostel only has capacity of 800 beds and currently KDU UC has 3000 students. KDU University College targets to increase the student intake to 7000 population.\n\n\nIf it is materialised, there will be shortage of student accommodation where the launched 1,035 units of Lifestyle Suites and Serviced Apartments (for all 3 phases) are expected to absorb the demands.\n\n\nA quick check with developer of the rental in surrounding area can be summarised in snapshot below.\n\n\n\n\n\n\n\n\nDevelopment\n\n\nBuilt Up (sqft)\n\n\nRental (Per month)\n\n\n\n\n\n\n\n\nServiced Apartment\n\n\n\n\n\n\nPrima U1 (Seksyen 13, Shah Alam)\n\n\n1100 (3 BR)\n\n\n1,500-2,000\n\n\n\n\n\n\nBrunsfield Riverview (Seksyen 13, Shah Alam)\n\n\n900 (3 BR)\n\n\n1,500-1,700\n\n\n\n\n\n\nSri Acapella Residences (Seksyen 13, Shah Alam)\n\n\n730 (1 BR)\n\n\n1,800-2.000\n\n\n\n\n\n\nE-Tiara (SS16, Subang Jaya)*\n\n\n700 (2 BR)\n\n\n2,000-2.600\n\n\n\n\n\n\nSubang Avenue (SS16, Subang Jaya)*\n\n\n1300 (3 BR)\n\n\n2,900-4,300\n\n\n\n\n\n\nOlives Residences (SS16, Subang Jaya)*\n\n\n1500 (3 BR)\n\n\n2,700-3,200\n\n\n\n\n\n\nAmaya Saujana (Saujana Subang)*\n\n\n1808 (3 BR)\n\n\n3,800-4,800\n\n\n\n\n\n\nSaujana Residency (Saujana Subang)*\n\n\n994 (2 BR)\n\n\n3,500-4,200\n\n\n\n\n\n\n\n\nSOHO/ SOVO/ SOLO/ SOFO\n\n\n\n\n\n\nCasa Tiara (SS 16, Subang Jaya)*\n\n\n880 (3 BR)\n\n\n2,300-2,700\n\n\n\n\n\n\nSubang SOHO (SS 19, Subang Jaya)*\n\n\n685 (1 BR)\n\n\n1,700-2,000\n\n\n\n\n\n\nFirst Subang (SS 15, Subang Jaya)*\n\n\n458 (Studio)\n\n\n1,600-1,900\n\n\n\n\n\n\nSOHO@Empire Subang (SS 16, Subang Jaya)*\n\n\n797 (1 BR)\n\n\n2,500-3,000\n\n\n\n\n\n\nSource: From Iproperty, Property Guru\n\n*Fully Furnished units\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThe nearest development to the KDU University College are those condos in Seksyen 12, Shah Alam such as Sri Acapella and Riverview. However the students require own transport as these are not within walking distance to campus.\n\n\nTrivial\n\n\nThe expected maintenance and sinking fund is RM0.35psf and phase 2B is target to be completed by end of 2017. KDU University College already in operation and earlier phases is expected to be gradually handover to owners from end of 2015 or early 2016.\n\n\nTherefore when the purchasers for phase 2B get their keys, most of the constructions activities and dust already settle down.\n\n\n1 car park is allocated for the smallest type G and the rest are allocated 2 car parks.\n\n\nFuture Infrastructure and Amenities\n\n\nLRT3 Bandar Utama Klang Line\n\n\nWhat\u2019s next in Glenmarie after the new \u201ccomponent\u201d like Paramount Utropolis @ Glenmarie and KDU University College?\n\n\nGlenmarie, already a perceived premium address, will elevate to a new level with the future transportation of LRT3. The additional of LRT will complete the necessity of being a township, to connect other townships and city centres.\n\n\nAgain, it accelerate the pace to bring more \u201cresidents\u201d into this township and higher demand of residential properties is expected. This \u201cMacro Play\u201d should work well in investor\u2019s medium to long term portfolio.\n\n\nOne major catalyst for Paramount Utropolis @ Glenmarie is that there will be an upcoming new infrastructure to land on Glenmarie town centre, the LRT3 Bandar Utama Klang Line.\n\n\nLRT3 Line will connect Bandar Utama to Klang through a 36KM rail line. A total 25 stations planned, with proposed sub-two kilometre distances between them.\n\n\nThere will be one underground station in the line, with the other 24 being elevated stations, and of the total, 10 stations are expected to have park-and-ride facilities.\n\n\nThe LRT3 line will connect to several integrated stations; planned interchanges are the Bandar Utama MRT station, Station 3 of the LRT Kelana Jaya Line, the Pelabuhan Klang KTM station, and two stations (SIRIM and Stadium in Shah Alam) on the KL-Klang BRT line.\n\n\nConstructions to commence in 2016 and the LRT3 line is expected to serve around two million people in the Klang Valley, transporting around 70,000 passengers daily with an end-to-end journey time of 51 minutes.\n\n\nThe first running trials will begin after the project is completed sometime in the first quarter of 2020.\n\n\n\u00a0\n\n\nGlenmarie Station\n\n\nParamount Utropolis @ Glenmarie is located within walking distance of Glenmarie Station and the LRT3 Bandar Utama Klang line will serve as a huge catalyst for future value enhancement, this is something Paramount Utropolis @ Glenmarie owner can really look forward to.\n\n\n\n\nStation Location\n\n\n\n\n\u00a0\nExternal Prospect and Catalyst of the Property \n\n\nWe would say the main catalyst for Paramount Utropolis @ Glenmarie would be future commission of LRT3 Line as Paramount Utropolis @ Glenmarie is strategically located within walking distance to Glenmarie LRT station.\n\n\nApart from that, the upcoming mega scale commercial development of Subang Jaya City Centre with integration of Kelana Jaya LRT Line extension and UOA Kencana Square will definitely complement well with Paramount Utropolis @ Glenmarie as added convenience for future commercial needs.\n\n\n\n\nPROPCAFE verdict\n\n\nThe completion of Paramount Utropolis @ Glenmarie will certainly add in more \u201cyoung energy\u201d into Glenmarie and trigger the transformation of Glenmarie from a sleepy industrial area into a new vibrant township.\n\n\nIf you looks at those townships come with university/college campuses, the now-student and then-new workforce (many of them will continue to stay there) will help to generate the momentum of economy activities in its surrounding areas.\n\n\nOf course, property demand and value will rise in tandem with this growth.\n\n\nThe uncertainty of current economy is \u201ccooling\u201d the property prices and transactions. But, those \u201cstudent play\u201d investors always know that their portfolio have very low correlation with the economy as education industry always deemed as an in-elastic industry in economy activities.\n\n\nIn any relationship especially in love, you need two to tango. When PROPCAFE saw the quote below, it simply struck through the mind that\u00a0in any investment it will depends on the appetite and risk profile of the buyers and what is their needs.\n\n\nSomething are meant for somebody and if it not meant for you, then move on to find the one that fulfill each other needs.\n\n\n\n\nSimilarly to the investment game here. Student rental accommodation is always recession-proof investment given how much the parents place the importance of quality education for their children.\n\n\nKDU University College is a trusted brand among the discerning parents and this itself is an opportunity for property investors.\n\n\nPricing in psf is on top range of newly launched properties within the proximity and nevertheless with integrated development and KDU brand, the fully sold for earlier phases without much publicity speak for itself the popularity of the brand.\n\n\nIf you have more information and enquiries, you can browse the development website at \nhttp://www.utropolis.my/\n and are welcome to contact developer at 603-5565 0760 or visit their sales gallery at address below\n\n\n\n\n\n\n\n\nLevel 6, KDU University College,\n\nParamount Utropolis, Glenmarie,\n\n\nJalan Kontractor U1/14, Seksyen U1,\n\n\n40150 Shah Alam\n\n\nOperating Hours\n\n\nMon \u2013 Fri: 9am \u2013 6pm\n\n\nSat & Sun: 10am \u2013 6pm\n\n\nParamount sales office\n\n\n\n\n\n\n\n\n\n\nWe end the blog with big smile from PROPCAFE \n ! We shall keep you posted with more blogs \u2013 From Love Hate Passion to Buy Sell Rent\n\n\n\n\nClick below for a 360 Degree View of the actual Utropolis Glenmarie :\n\n\nPROPCAFE 360 Degree View : Utropolis Glenmarie by Paramount Property \u2013 A Walk Through of Utropolis Marketplace and Utropolis Suites\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/park-manor-vs-garden-manor-sierramas-by-tan-tan/", "title": "PROPCAFE Review : Park Manor vs. Garden Manor @ Sierramas By Tan & Tan \u4e2d\u82f1\u8bc4\u8bba", "body": "\n\n\u8bf4\u5230\u5927\u9a6c\u9996\u4e2a\u56f4\u7bf1\u5f0f\u6709\u5730\u623f\u4ea7\uff0c\u5927\u5bb6\u90fd\u4f1a\u8054\u60f3\u5230\u53cc\u6eaa\u6bdb\u6fe1\u7684 SIERRAMAS \u6216 VALENCIA.\n\n\nTAN & TAN \u4e0e GAMUDA \u662f \u8fd9\u4e2a\u9ad8\u5c1a\u4f4f\u5b85\u533a\u7684\u4e24\u5927\u53d1\u5c55\u5546\uff0c\u4e0d\u540c\u7684\u662f\u524d\u8005\u7684\u53d1\u5c55\u5730\u90fd\u662f\u6c38\u4e45\u5730\u5951\uff0c\u800c\u540e\u8005\u7684\u53d1\u5c55\u5730\u4e5d\u6210\u662f99\u5e74\u5730\u5951\u3002\u5355\u662fSIERRAMAS \u7684\u9762\u79ef\uff0c\u5c31\u6709175 \u4ea9\uff0c \u800c GAMUDA\u5219\u6709225\u4ea9\u5730\uff0c\u4e24\u8005\u5408\u5171400\u4ea9\u5730\u3002\n\n\n\n\n\n\nAbove : The green view roads which leading towards Sierramas West/ Garden Manor\n\n\nSierramas is the 1\nst\n guarded and gated landed property community in the country. The developer Tan & Tan has very tight control on its security, to the extent that he Malaysian chapter of the International Federation nominated Sierramas as the best residential project of year 2002. This is the area that is inviting for the urbanites of today with their concerns about not just where to live, but how to live. The 2 new additions to Sierramas are Garden Manor (which was launched in end of 2009, and VPed now) and Park Manor, just launched.\n\n\n\n\nTop: Garden Manor is sharing the same access road to valencia\n\n\n\n\nLocation map of Garden Manor and Park Manor\n\n\n\u00a0\n\n\n\n\nAbove: Entrance of Garden manor\n\n\n\n\n \n \n\n\nAbove: Club House and Swimming pool (only shared by 41 units owners)\n\n\nLet\u2019s start with Garden Manor. It was launched in one of the sunny Friday of Dec 2009. It is a small and low density development with only 41 units available for sales. All non bumi units (70%) were finished sold out within the first 45 minutes of the sales. The 30% of bumi quota were also sold out on the following day. Most of the purchasers were Tan & Tan\u2019s internal stakeholders and supporters from Sierramas West and Sierramas East.\n\n\n \n\n\nAbove: Fenceless Concept\n\n\nGM\u9500\u552e\u4ef7\u4ece1.48mil\u8d77\u8df3\uff0c\u9886\u5bfc\u5c42\u672c\u60f3\u6bcf\u5356\u5341\u95f4\u5c31\u8d77\u4ef710\u4e07\uff0c\u53731.58Mil\uff0c1,68mil. \u5176\u5b9e\u53d1\u5c55\u5546\u7684\u9886\u5bfc\u5c42\u4e07\u4e07\u6ca1\u60f3\u5230GM\u7684\u9500\u552e\u989d\u4f1a\u5982\u6b64\u60ca\u4eba, \u00a0\u9500\u552e\u6d3b\u52a8\u4ece\u65e9\u4e0a\u4e5d\u70b9\u5f00\u59cb\u552e\u5356\uff0c\u600e\u77e5\u5728\u77ed\u77ed\u768445\u5206\u949f\u552e\u5b8c\uff0c \u5f53\u9886\u5bfc\u5c42\u5728\u5341\u70b9\u949f\u4ece\u603b\u516c\u53f8\u81f4\u7535\u8be2\u95ee\u9500\u552e\u60c5\u51b5\u7684\u5f53\u513f\uff0c\n\u624d\u77e5\u9053\u6240\u6709\u975e\u571f\u65cf\u5355\u4f4d\u5df2\u7ecf\u88ab\u4e00\u626b\u800c\u7a7a\n\uff0c\u800c\u4e14\u53ea\u63091.48mil \u4ef7\u683c\u552e\u5356\uff0c\u53d1\u5c55\u5546\u9886\u5bfc\u5c42\u53ea\u597d\u996e\u6068\u5174\u53f9\u3002\n\n\nThere are 3 types of units namely Type A, B, C. The Type A are corner units, where Type B is the intermediate unit (BU 3500 Sqft). Type C is the biggest unit, 4 storey and comes with lift. It is a stratafied development with security (parameter fencing with CCTV, 24 hours security patrol), club house and swimming pool. \u00a0All units are fenceless.\n\n\n\u00a0\n\n\n \n \n\n\nAbove: Interior Pics of Garden Manor\n\n\n\n\nFrom the above Gaden Manor Siteplan, Row Unit No. 33-41, and Row Unit No. 32-27, are backing each others, thus less privacy, Row 14-21 are backing the NKVE, thus can get some noice and dust from the street. Thus the best row would be Row 22-25, and Row 1-13, with the unlock view from the living room.\n\n\nPark Manor on the other hand is a replicate of Garden Manor, both are 41 units in total. The only different is Park Manor are zero lot with bigger BU of around 5500 sqft to 6500 sqft, the price is from RM4.2mil and above. This is perhaps the most expensive launch of Sierramas thus far.\n\n\nThe following are the major comparison of Park Manor and Garden Manor\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\nGarden Manor\n\n\nPark Manor\n\n\n\n\n\n\nLaunch date\n\n\nDec 2009\n\n\nDec 2012\n\n\n\n\n\n\nLand Size (Intermediate)\n\n\n32 x 48\u201d\n\n\n45 x 85\u201d\n\n\n\n\n\n\nBU (intermediate)\n\n\n3500 sqft\n\n\nFrom 5400 sqft\n\n\n\n\n\n\nNo. of storey\n\n\n3 storey\n\n\n3 storey + Mezzanine floor\n\n\n\n\n\n\nHouse Type\n\n\nLink Villa\n\n\nZero Lot Bungalow\n\n\n\n\n\n\nPrice\n\n\nFrom RM1.48mil (launching price)From RM2.2mil (current asking price)\n\n\nRM4.2mil (launching price)\n\n\n\n\n\n\nVP/Sales status\n\n\nVPed in Feb 2013\n\n\nSold 16 units,\u00a0 25 units availableAs at 28 Feb 2013\n\n\n\n\n\n\nDIBS\n\n\nnil\n\n\nnil\n\n\n\n\n\n\nLand Tenure\n\n\nFreehold\n\n\nFreehold\n\n\n\n\n\n\nLocation\n\n\nNext to Sierramas West, and at the entrance \u00a0 of Valencia\n\n\nNext to Sierramas East entrance, facing the KTM \u00a0 rail road\n\n\n\n\n\n\n\n\n \n \n \n \n \n \n \n \n\n\nAbove: Artist Impression of Park Manor\n\n\nConclusion: There is no good or bad of both developments, it is depends on one\u2018s budget.\n\n\nBut with the price tag of RM4.2mil, Garden Manor which is\u00a0half the price of Park Manor, seems a good bargain. If u want to have Sierramas in your mailing address, garden manor seems a good buy and it is the brand new addition to this highend enclave.\n\n\nSierramas\u00a0is going to have\u00a0another International School, currently\u00a0in the making and commercial will be up soon. It is also closed to the MRT Sungai Buluh\u00a0Station, a stone throw distance from the Sungai Buluh toll, linked by NKVE to others part of KLV, and also closed to\u00a0the RRIM Redevelopment land, Kwasa Damansara.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/pavilion-bandar-puteri-puchong/", "title": "PROPCAFE Review : Pavilion @ Bandar Puteri Puchong By IOI Properties", "body": "\n\nPavilion Bandar Puteri Puchong\n\n\n\n\nOf names, brands or whatever you call it\n\n\nWhat strikes you when you hear Pavilion from our Klang Valley folks. Most will return with ahhh, that\u2019s the downtown city centre Bukit Bintang upmarket jam packed mall, \u2018there got\u2019 Prada, Gucci, Hermes, Panerai\u2026..\n\n\nIn Wiki: \u201cIn architecture a pavilion (from French pavillon, from Latin papilio) primary has two meanings.\n\n\nPavilion can refer to a free-standing structure sited a short distance from a main residence, or within a compound, typically whose architecture makes it an object of pleasure.\u201d\n\n\n\n\nPavilion Bandar Puteri Puchong\n\n\nSat on the epicenter of Bandar Puteri Puchong, \nPavilion Bandar Puteri Puchong\n is THE Pavilion OF PUCHONG.\n\n\n\u201cLive above all\u201d, Pavilion is the iconic residence of leisure, relaxation, pleasure in \nBandar Puteri Puchong\n.\n\n\nThe Location\n\n\n\n\nIOI\u2019s Bandar Puteri Puchong Township\n\n\nBefore we go in the details of the development, let us share more on the location of Bandar Puteri Puchong. \nBandar Puteri Puchong\n needs little introduction, it is one of brand defining and signature township development by \nIOI Properties Group Berhad\n (\u2018IOIP\u2019).\n\n\nNestled along one of the busiest highway in Malaysia, LDP, Bandar Puteri Puchong is the \u2018Optimus Prime\u2019 of the \u2018Puchong Transformers\u2019, opps, we mean Puchong real estate. Exaggerating? Let us substantiate it.\n\n\nAmenities\n\n\nNormally we would list down what are amenities is nearby and so on forth.\n\n\nNow you people tell us, what sort of amenities Bandar Puteri Puchong or Puchong \u2018don\u2019t have\u2019???\n\n\nThere you go, if you insist!\n\n\nSchools: \u00a0SJK (C) Kheng Chee,\u00a0SJK (C) Ladang Harcroft,\u00a0SJK (C) Han Ming,\u00a0SJK (C) Sin Ming,\u00a0Sunway International School,\u00a0Taylor\u2019s International SchoolRafflesia International School\n\n\nShopping Malls:\u00a0IOI Mall Shopping Centre,\u00a0IOI City Mall, Putrajaya,\u00a0Sunway Shopping Centre,\u00a0Giant & Tesco Puchong\n\n\nBanking needs:\u00a0OCBC, BOC, CITIBANK, Alliance Bank, Maybank, Standard Chartered, CIMB Islamic, Ambank\n\n\nHospitals:\u00a0COLUMBIA Asia Hospital,\u00a0Kajang Plaza Medical Centre,\u00a0Sunway Medical Centre\n\n\nHighways:\u00a0LDP Highway,\u00a0Bukit Jalil Highway,\u00a0KESAS Highway,\u00a0MEX Highway,\u00a0ELITE Highway via LDP,\u00a0SKVE Expressway via LDP, Federal Highway via LDP\n\n\nPublic Transportation:\u00a0LRT Bandar Puteri Station,\u00a0LRT Perindustrian Puchong,\u00a0Rapid bus services\n\n\nAccessibility\n\u00a0and Future Infrastructures\n\n\n\n\nBandar Puteri Puchong LDP Interchange Upgrade Free Flow Interchange without Traffic Light at LDP\n\n\nThis is something the residents of Bandar Puteri Puchong can look forward in future.\n\n\nWe hear from reliable source that the current LDP interchange will be upgraded to free flow interchange without traffic light to make way to seamless flow to and from LDP. The access roads in Bandar Puteri Puchong will be widened to 3 lanes carriage way each way. The prospective owners of Pavilion Bandar Puteri Puchong can look forward to a better access within the Bandar Puteri Puchong Township in future.\n\n\n7 Highways\n\n\nPavilion Bandar Puteri Puchong is accessible to 7 major highways in Klang Valley namely LDP Highway , Bukit Jalil Highway, Kesas Highway, MEX Highway via Kesas, ELITE Highway via LDP, NPE via LDP, federal highway via LDP.\n\n\nAs you can see, LDP is one of the most connected highways in Klang Valley. One of the drawbacks of having LDP its main access is JAM X 3.\n\n\nLDP is often labelled as of the major highway in Klang valley with high volume of traffic plying the golden mile of Puchong. We often see slow moving traffic to LDP from Bandar Puteri Puchong during rush hours.\n\n\nLRT is coming, LRT is coming, LRT is coming to Town\n\n\nWe hear these cries since years ago and finally we see light at the end of the tunnel. Bandar Puteri LRT station and Perindustrian Puchong LRT station are presently in advanced construction progress and scheduled to be completed in 2016. Residents in Bandar Puteri Puchong can look forward to an alternative mode of transportation going forward.\n\n\n\n\nThe Masterplan\n\n\n\n\nPavilion Bandar Puteri Puchong sits on a 5.6 acres freehold commercial land, it is the latest IOIP showcase of Integrated Lifestyle Development with concept \u201cLive-Play & Work-Play Balance\u201d Lifestyle with 3 components (i) Residences (ii) Shop Retail & (iii) Offices.\n\n\nThe Theme \u2013 The contemporary development is inspired by the philosophy of balanced healthy living\u00a0\u00a0 for all 3 generations, creating the perfect platform for the whole family to bond with each other.\n\n\nThe Concept \u2013 Inspired by movement and dynamism incorporating a series of pavilion architectural elements. The balconies feature interplay of walls at alternate floors as a pavilion fa\u00e7ade treatment. Over 90% of the tower blocks are designed with North-South orientation with residence units enjoys unblocked view.\n\n\nGreen Feature \u2013 Design with \u2018Semi-D\u2019 concept complimented with lush 7ft height glass window fa\u00e7ade and 8ft height sliding door for natural lighting and promote good cross-ventilation for every unit in the development promotes a sustainable design practice.\n\n\nThe development mix consists of\n\n\n\n\nResidential: Service apartments (606 units from 983\u00a0sq.ft to 1256\u00a0sq.ft)\n\n\nPavilion Xchange: 101 units of retail /office suites\n\n\n\n\nThe focus this review will be on the residential service apartments.\n\n\n\n\nDevelopment details\n\n\nPavilion Bandar Puteri Puchong consists of 2 towers, Tower A \u2013 284 units with 30 storey high, Tower B \u2013 322 units with 33 storey high. Car park are designated at LG, Level 1 to Level 4, and finally lifestyle facilities podium at Level 5. There are 3 types of layouts for consideration:\n\n\nTYPE A \u2013 1,256 SQ.FT. 3 ROOMS 2 BATHS\n\n\n\n\nTYPE B \u2013 983 SQ.FT. 3 ROOMS 2 BATH\n\n\n\n\nTYPE C \u2013 1,256 SQ.FT. 3 ROOMS 2 BATHS with BALCONY\n\n\n\n\nUnit Floor plan review\n\n\n\n\nThere are 2 wings in each floor and each wing consists of 5 units separate by the common lift. Each wing is made up of 2 units of type A/C and 3 units of type B.\n\n\nThere are 4 lifts serving in each tower, Tower A will have lift serving ratios of 71 units per lift while Tower B will have approximately 81 units per lift, pretty respectable ratio we would say.\n\n\nThe density for residential component is quite decent at 109 units per acre when it is benchmarked with mid-tier MK condos.\n\n\nType A/C\n\n\nMeasured at 1256 sqft, both types are configured as 3 bedder and 2 bathrooms. There isn\u2019t much difference in terms of layout for type A and C. Type C comes with balcony while Type A is without balcony.\n\n\nType A and C come with good sized bedrooms and very practical layout.\n\n\nThe size of the balcony is approximately 36 sqft, balcony or not, choice is yours.\n\n\nType B\n\n\nThis is a smaller version of 3 bedder and 2 bathrooms without balcony.\n\n\nCareful thoughts are given to these layouts, basically these layout configurations are very practical and optimised for space utilisation, as they liveable spaces are \u2018squarish\u2019 we expect them to be widely accepted.\n\n\nBut\u2026..\n\n\nWe feel that perhaps type A/C can pack in maid room/study and maid toilet.\n\n\nPlacement of the common toilet for all unit type is towards the \u2018inner part\u2019 of the residence, in between the 2nd & 3rd bedroom, whereby it is only accessible via both 2nd & 3rd bedroom.\n\n\nThis may not too convenient to guests during day time.\n\n\nOn the contrary, how often do we have guests coming for visit, and wouldn\u2019t the inner placement convenient to the home owner, this is debatable!\n\n\nLet\u2019s not drill so much on toilet affairs, that\u2019s nature calls after all, this shouldn\u2019t be a deal breaker.\n\n\nLet\u2019s look at the BIGGER PICTURE!\n\n\nSemi-D in the Sky\n\n\nWe observe that not all units are \u2018semi-d\u2019 per say, at least not for unit 2 & unit 9, they look more of like \u2018links\u2019, however all the units are corner unit, those who look for privacy this feature would be a plus point.\n\n\nViews & Orientation\n\n\n\n\nView wise, you will be pretty much able to enjoy unblocked view if you are going for mid-high floor unit.\u00a0 This is mainly due to Pavilion Bandar Puteri Puchong is located in the central of Bandar Puteri Puchong that is predominantly surrounded by quaint and mature landed houses as well as low to mid rise apartment & condos.\n\n\nWe would say the east orientated unit would be likely to enjoy brisk take up, as it enjoy the Ayer Hitam Forest Reserve. North facing would be favorable as well as it enjoys the Petaling Jaya skyline view, while south facing unit would also likely do well as it has its traditional staunch supporters\n\n\nFacilities Deck The Pavilion\n\n\n\n\nLocated in the 5th floor of the development, the facilities deck is packed with the following fun fill features for both the young and adult.\n\n\nThe Active Pavilion is made up of half Basketball Court, Multipurpose Court and the Look Out Pavilion and The Garden.\n\n\nThe Lagoon Pavilion consists of Forum Pavilion (Multipurpose Hall) Lily Pad, Yoga Deck, Gym, Mini Theatre & Changing Room, Swimming Pool, Cabana, Submerged Pool Loungers, Kid\u2019s Pool, Pool Jacuzzi, Tea & BBQ Terrace\n\n\nFor the younger ones the facilities deck is equipped with Kid Explore Pavilion, it consists of signature Forest Play-House and outdoor camping side for kids to break free and exploring outdoor activities in the safe environment.\n\n\n\n\nPavilion Bandar Puteri Puchong Signature Feature \u2013 The Sky Pavilion \n\n\nTrending now in modern and upmarket condo developments are the \u2018facilities in the air or sky decks\u2018, at Pavilion Bandar Puteri Puchong it did few steps further with its development signature, The Sky Pavilion, there are slightly less than a dozen of them.\n\n\nThere are 4 Sky Pavilions in Tower A and 6 Sky Pavilions in Tower B \u2013 6, carefully designed and crafted for residents\u2019 relaxation and rejuvenation.\n\n\nThere are sky pavilions dedicated to adult and kid on both Tower A and Tower B. The adult residents can relax, unwind and rejuvenate at Chill Out Lab and Sky Lounge \u2013 an entertainment area located at Level 26 and Level 27 of Tower A and at Level 29 and Level 30 of Tower B. While for kids, they can enjoy an interactive area with play role activities set-up to stimulate their mind at Play Lab and Reading Pavilion located at Level 25 and Level 26 of Tower A and Level 28 and Level 29 of Tower B.\n\n\nIt is worth to note that there are special additional sky lounges available for Tower B in Level 21 & Level 22, a unique selling point for Tower B owners.\n\n\n\n\n\n\nOther features \u2013 4 Tier security and HSB ready \n\n\nPavilion Bandar Puteri Puchong features 4 tier security:\n\n\n1. With round the clock manned guardhouse, security control room and 24 hour security guards. Vehicle entrance with separate in/out lanes for residential and visitor, boom gates monitored by CCTV.\n\n\n2. Ingress/egress at podium car park monitored by CCTV.\n\n\n3. Restricted and controlled residential access lift lobbies area and lifts with access card to dedicated floor.\n\n\n4. Digital locks door system (secured by password or access card at unit main door), intercom system and panic button link to guard house.\n\n\nCommercial elements and Pavilion Xchange\n\n\nDo you know that Pavilion Bandar Puteri Puchong is located walking distance with the Cube Bandar Puteri Puchong? The Cube also houses Starbucks Coffee and McDonald\u2019s.\n\n\nPretty cool huh, that you can just take a stroll for a sip of coffee at one of Klang Valley biggest Starbuck outlet.\n\n\n\n\nPavilion Xchange\n\n\nPavilion Xchange is a 135 meter wide street frontage stretches across the busy dual carriageway of Lebuh Puteri. On Level 1-3, you will find lifestyle retail cum office spaces. We expect these shops will attract businesses to set up shops here due to high traffic exposure.\n\n\nWith these future residents of Pavilion Bandar Puteri Puchong will expect so enjoy commercial amenities with a short stroll from residence.\n\n\nShow Flat Review 983 sqft Unit\n\n\n\n\n\n\nWhat we have been observing and this is a real plus point, IOIP has always ensured that there is show unit for all its launches, no exception to Pavilion Bandar Puteri Puchong!\n\n\nTo developer, this is a showcase of commitment and consistency of IOIP brand to customer.\n\n\nTo customer, this is an assurance of the key furnishing and fittings as well as a preview of the look and feel of their future property.\n\n\nWhat we like:\u00a0 Layout is good and versatile for young family, well-known brand are used for toilet fittings, shower screens are given, designer toilet setting, the ceiling height at 3.3m, or approximately 11ft, yard, 3 air conditioners are provided\n\n\nWhat we don\u2019t like: Tile orientation for living room, no laminated flooring or timber flooring for bedroom, for 3rd room is small and air conditioner is not provided, why? There is no fitted kitchen cabinet provided however, we understand the developer is giving RM18,000 furniture package upon VP for house owners furnishing needs. So 4D, melamine, island, peninsular, solid surface or conventional concrete top, it will be the house owners\u2019 call.\n\n\nImportant Future Catalyst\n\n\nPavilion Bandar Puteri Puchong is literally the next big thing in Puchong, and it has its self to thank for, located just a stone throw away from the widely anticipated mega mix development, IOI RIO City, Bandar Puteri Puchong. \u00a0Okay, take a deep breath \u2018KEEP CALM AND READ ON!\u201d.\n\n\nIOI RIO City\n\n\nDo you have any idea what IOI RIO City is all about and how would it impact Bandar Puteri Puchong Township?\n\n\nRIO stands for Rejuvenated, Innovative and Original, IOI RIO City is a 72-acre metropolis consisting of secure work spaces, retail offerings, hotel and residences.\n\n\nIOI RIO City will be a planned lively mixed-use district that based on sustainable concepts. It is an attractive choice for major community events in & around Bandar Puteri Puchong with its water promenade, hip attractions & vibrant public spaces walkable & cycle-friendly spaces amongst leafy\u00a0streetscapes and lush open spaces.\n\n\n\n\nIntegrated Township in the making\n\n\nIOI RIO City will integrate LRT stations with pedestrian network and other transport modes \u2013 bicycles, cars and pedestrian paths, shaded walks\u2013 underground and above ground & at street level with dedicated bicycle paths\n\n\nStreets that connect a network of parks, open spaces, playgrounds, or similarly known as park connector in Singapore.\n\n\nImagine this, rail, sustainable transportations, recreational park, waterway, commercials precincts with a neighborhood mall, integrated with residential element.\n\n\nIOI RIO City will be a complete sustainable township and Pavilion Bandar Puteri Puchong will stand to gain all, given that its location located strategically next to IOI RIO City.\n\n\nNew Development Comparisons\n\n\n\n\n\n\n\n\nDeveloper\n\n\nDevelopment\n\n\nBuilt Up (sqft)\n\n\nAppr PSF\n\n\n\n\n\n\nMalton\n\n\nThe Park Residence\n\n\n800-1200\n\n\n700-770\n\n\n\n\n\n\nI&P\n\n\n8 Kinrara\n\n\n600-1300\n\n\n600-620\n\n\n\n\n\n\nIOI\n\n\nSkyz Residences\n\n\n1200-1700\n\n\n600-650\n\n\n\n\n\n\n\n\nSubsales Market Information\n\n\n\n\n\n\n\n\nDeveloper\n\n\nDevelopment\n\n\nBuilt Up (sqft)\n\n\nAppr PSF\n\n\n\n\n\n\nSP Setia\n\n\nSetia Walk\n\n\n1100\n\n\n600-650\n\n\n\n\n\n\nSP Setia\n\n\nTrigon\n\n\n600-1700\n\n\n650-750\n\n\n\n\n\n\nIOI\n\n\nSkypod Residences\n\n\n600-1200\n\n\n600-700\n\n\n\n\n\n\n\n\nPrice Analysis\n\n\nTYPE B \u2013 983 SQ.FT, 3 ROOMS 2 BATHS start from RM604,300\n\n\nTYPE A/C \u2013 1,256 SQ.FT, 3 ROOMS 2 BATHS starts from RM748,000\n\n\nMaintenance is expected to be approximately RM0.35psf\n\n\nIf we look solely at price point analysis, Pavilion Bandar Puteri Puchong definitely presents a very interesting proposition to investor and potential owner.\n\n\nPavilion Bandar Puteri Puchong is priced fairly given the prevalent market price.\n\n\nDepending on what hat you are wearing, donning an investor hat, type B will be a good investment option, as it a smaller 3 bedder packed under 1000 sqft with 2 car parks, would likely to return with higher rental yield given a smaller quantum of capital requirement.\n\n\nWhile for home owner, type A/C would a sound decision, we reckon the spacious layout configuration can be pretty comfortable to own stay for those who wants some extra space.\n\n\nWe understand that there are some very interesting financing packages offered by the developer, do visit IOI Sales Galleria at Bandar Puteri Puchong for more information.\n\n\nThe developer & IOI Brand\n\n\n\n\nLed by the industry stalwart Tan Sri Lee Shin Cheng and his experienced lieutenants,\u00a0 IOIP team is backed by the wealth of 30+ year experience in property and real estate development.\n\n\nIOIP\u2019s track record has been impeccable. It has been tested with time, over and over again for the past 30+ year and it has been consistent, meeting the financial, internal and external stakeholders\u2019 expectations.\n\n\nIOIP is a trusted household brand in Malaysia, it has always able to deliver what it has envisioned.\n\n\nThis is critical for would be house owners as property purchase is a major financial commitment as it would be wise to have your investment entrusted to a reputable developer like IOIP.\n\n\nAn Award Winning Developer\n\n\nIOIP received various recognition from industry accolades, the group is the recipient of the coveted 2014 The Edge top 10 Malaysia Top Property Developers Award, BCI Asia 2015 Top Ten Developers Awards, Asia Pacific Property Awards for Highly Commended High Rise Landscaped Architecture for Skyz Residence.\n\n\nLocal and overseas projects\n\n\nGroup also has operations in Singapore and Xiamen, the People\u2019s Republic of China (\u201cPRC\u201d), among others, second Xiamen venture, IOI Palm City is integrated development consisting of shopping malls, boutique office, hotel and residential components.\n\n\nIn Singapore, IOIP\u2019s iconic South Beach development in Singapore, a joint venture with City Developments Limited, is also progressing well and is currently 55% completed. The development which was designed by Foster+Partners, will comprise residential, office and retail space. It will also have a 654-room hotel which will offer a revolutionary design concept by renowned creative designer Philippe Starck.\n\n\n\n\nPROPCAFE verdict\n\n\nHere is Pavilion Bandar Puteri Puchong checkbox:\n\n\nLocation, tick\n\n\nPrice, tick\n\n\nProduct design and features tick\n\n\nInvestment, tick\n\n\nPalatable for future upgraders, tick\n\n\nRide on IOI RIO City integrated township as catalyst and unique selling point, tick, tick, tick, tick, tick\n\n\nNext question, how many units to book?\n\n\nNah, we, at PROPCAFE normally do not issue buy, sell, hold calls, but Pavilion Bandar Puteri Puchong is definitely one of the strong contender for PROPCAFE Editors\u2019 choice for FY2015.\n\n\nIOI RIO City Master Plan (2015)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nPavilion Bandar Puteri Puchong Scale Model Picture Gallery\n\n\n\n\n \n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nPavilion Bandar Puteri Puchong Show Unit Picture Gallery (Type B \u2013 983sf)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/penangs-development-review-%e6%a7%9f%e5%9f%8e%e5%8f%91%e5%b1%95%e6%a6%82%e5%86%b5/", "title": "PROPCAFE Peek : Penang\u2018s Development \u69df\u5c9b\u53d1\u5c55\u6982\u51b5", "body": "\n\nLast week when I reviewed the top 10 property investment hot spots of 2013 in Malaysia, I did touch a little bit of about Penang Island. Since, I received few emails, requesting me to cover Penang Island review in English language as well. The reason being some of the readers are not good in Chinese language or had never got the chance to learn it. Some have given comments that although they are Chinese by ethnic, their Chinese language is \u201cas good as Tamil language\u201d, thus based on such request, I would write the Penang review in 2 languages, which is in line with our blog\u2019s theme, i.e. Bilingual Property Blog, as we are the only bilingual property review blog in the country.\n\n\nFor Penang property investment, the concentration has been in the Southern part of the Island. This is because the Northern Beach Areas such as from Gurney Drive, Tanjong Tokong, Batu Feringgi, Tanjung Bungah till Teluk Bahang, are flooded with many new developments, there are many projects still under constructions and currently there are oversupplies of condominiums in this vicinities, resulting in \u201cgot price but no market\u201d or \u201cprice stagnant but no active transactions\u201d kind of situation. Even the popular landed gated and guarded property such as the Moonlight Bay, after Vped for 3 years, the occupancy rate is still low, the occupancy rate is still disappointing low at around 20%, there are still some units available from developer, Ivory Properties, the biggest property developer in Penang.\n\n\n \n \n\n\nAbove Pic: Moonlight Bay by Ivory Property.\n\n\nThe central\u00a0part of the Island or Georgetown area has been classified as UNESCO world heritage site, thus there are a numbers of restrictions on the new development such as the maximum height of the new building not to exceed 5 levels and etc.\u00a0 The recent launching of Shorefront Luxury Condominium which next to E&O hotel, needs to follow the UNESCO requirement, when doing their product planning.\n\n\n \n \n\n\nThus the only potential development area is at the south east part of Penang Island. This area covers from the 1\nst\n Penang Bridge till the Second Bridge in Batu Maung. There are few big projects ongoing for now in this area. To name a few:-\n\n\n1)\u00a0\u00a0\u00a0\u00a0\u00a0 Setia Pearl Island (112 acres), Setia Green, Setia Vista in Sungai Ara, and Setia new commercial development called Setia Spice, in PISA area, inclusive of Intenational Convention and Exhibition Area.\n\n\n2)\u00a0\u00a0\u00a0\u00a0\u00a0 Mah Sing\u2019s South Bay development. Southbay township sits on a prime 35-acre site and features integrated commercial and lifestyle developments made up of a mixture of residential suites, office suites, Grade A offices, retail outlets, hotel and resort, and other recreational attractions.\u00a0 (Sources: Mah Sing\u2019s website)\n\n\n3)\u00a0\u00a0\u00a0\u00a0\u00a0 IJM\u2019s The LIGHT Waterfront Penang, Pearl Regency Luxury Condo, The Adress, Vertique. \u00a0For commercial, The Maritime. Besides, IJM also in the plan of building Penang Waterfront Conventional Center (PWCC).\u00a0 Both SP Setia SPICE/ Pisa and IJM\u2019s PWCC can also be used to run the concert.\n\n\nBased on the above 2 heavy weights conventional centers in the making, Penang will become the hot spots for international convention events. Penang airport has been extended to accommodate the growing numbers of international flights. Since the new DAP government in power in 2008, the Penang has gained greater attention and popularity from foreign investors, one of the indicators would be the number of international flights, for example, flights to and from Penang-Singapore has been increase to 40 flights per week, compared to only 8 flights per week between these 2 international cities before 2008. Flights to other major cities like Bangkok, Hong Kong, Ho Chee Mint City also been increased tremendously.\n\n\nBelow is the brief information on the 2 conventional centers:-\n\n\n1)\u00a0\u00a0\u00a0\u00a0\u00a0 \nSPICE \uff08By SP Setia)\n\n\nSPICE\n, or the Subterranean Penang International Conference & Exhibition Centre, is an exhibition centre presently under construction at \nPISA\n, \nBayan Baru\n, Penang. It is also often written as sPICE. The project said to cost between RM250 million to RM300 million is being developed by SP Setia Group for the Penang State Government.\n\n\n \n\n\nSPICE will involve the construction of a semi-subterranean facility for conferences and exhibition. It will enlarge the area available at the Penang International Sports Arena. The project was originally called the Peanng International Convention Centre (PICC) but was renamed in an announcement made by Penang Chief Minister as mentioned in a report in \nthe Star\n on 16 January, 2011.\n\n\nSPICE will include the Penang People\u2019s Park, which provides environmentally friendly recreational facilities. I suppose the existing swimming pool at PISA will be upgraded and improved as part of the project. In addition, there will be a ball room and other function rooms. There will also be a multi-storey car park enabling the entire site to have a total of 2,200 parking lots.\n\n\nThe SPICE project has not been without controversy. Residents of Bayan Baru, Relau and other surrounding areas are concerned that SPICE will cause an increase in traffic congestion. As with many controversial projects in Penang (ie the Penang Bridge, the Jelutong Expressway, etc.), there would be many naysayers, but once the benefit is realized, the criticisms are quickly forgotten. Having said that, they are also controversial projects that stick out like sore thumb after their implementation. It goes to be seen whether SPICE will join the former or the latter\n\n\n(Source: http://www.penang-traveltips.com/spice.htm)\n\n\n2)\u00a0\u00a0\u00a0\u00a0\u00a0 PWCC (Penang Waterfront Conventional Center, PWCC) \u2013 By IJM\n\n\n(\u6ab3\u57ce\uff09\u6ab3\u5dde\u7b2c\u4e8c\u5ea7\u6703\u5c55\u4e2d\u5fc3\u5373\u5c07\u5728\u660e\u5e74\u52d5\u5de5\uff0c\u9810\u8a082017\u5e74\u6b63\u5f0f\u555f\u7528\uff01\n\n\u96a8\u8457\u6ab3\u5dde\u653f\u5e9c\u5ba3\u4f48\u5c07\u6e56\u5167\u6ab3\u57ce\u570b\u969b\u9ad4\u80b2\u7af6\u6280\u5834\uff08PISA\uff09\u6539\u5efa\u70ba\u5dde\u5167\u9996\u5ea7\u6703\u5c55\u4e2d\u5fc3\u201csPICE\u201d\u5f8c\uff0c\u5982\u4eca\uff0c\u53c8\u6709\u65b0\u7684\u4e00\u5ea7\u6703\u5c55\u4e2d\u5fc3\u51fa\u73fe\u5728\u5cf6\u4e0a\uff0c\u606d\u5019\u570b\u969b\u5546\u5bb6\u9078\u64c7\u3002\u9019\u5ea7\u50b2\u7acb\u5728\u6ab3\u57ce\u5927\u6a4b\u65c1\uff08E-gate\u5c0d\u9762\uff09\uff0c\u671b\u5411\u4e00\u6574\u7247\u851a\u85cd\u5927\u6d77\u7684\u65b0\u535a\u89bd\u5834\u5730\u540d\u70ba\u201c\u6ab3\u57ce\u6d77\u6ff1\u6703\u5c55\u4e2d\u5fc3\u201d\uff08Penang Waterfront Convention Centre\uff0cPWCC\uff09\uff0c\u9762\u7a4d\u8d85\u904e1\u842c\u5e73\u65b9\u516c\u5c3a\uff0c\u8017\u8cc7\u7d043\u51044\u5343600\u842c\u4ee4\u5409\u3002\n\n\n\u53ef\u7576\u6f14\u5531\u6703\u5834\u5730\n\n\u201c\u6ab3\u57ce\u6d77\u6ff1\u6703\u5c55\u4e2d\u5fc3\u201d\u9664\u4e86\u4f5c\u5927\u578b\u6703\u8b70\u53ca\u5c55\u89bd\u7528\u9014\u4e4b\u5916\uff0c\u9084\u80fd\u7576\u6210\u6f14\u5531\u6703\u5834\u5730\uff0c\u53ef\u4f9b9\u5343\u500b\u5ea7\u4f4d\uff0c\u662f\u570b\u5167\u5c11\u6709\u7684\u4e16\u754c\u7d1a\u5834\u5730\u3002\u6b64\u5916\uff0c\u5176\u9644\u8fd1\u9084\u6709\u8a2d\u6709\u9152\u5e97\u3001\u8cfc\u7269\u5ee3\u5834\u3001\u8fa6\u516c\u5927\u6a13\u548c\u8c6a\u83ef\u516c\u5bd3\u7b49\uff0c\u751f\u6d3b\u6a5f\u80fd\u5065\u5168\u3002\u8a72\u4e2d\u5fc3\u7531IJM\u7f6e\u5730\u5de5\u7a0b\uff08IJM LAND\uff09\u53ca\u65b0\u52a0\u5761\u65b0\u9054\u57ce\u570b\u969b\u6703\u8b70\u5c55\u89bd\u4e2d\u5fc3\uff08Singapore Suntec International Convention&Exhibition Center\uff09\u7684\u64c1\u6709\u55ae\u4f4dSuntec\u570b\u969b\u5408\u5efa\uff0c\u4e26\u7531\u5f8c\u8005\u7ba1\u7406\u3002\n\n\n\n\n\n\n\u00a0\n\n\n\u9019\u500b\u96c6\u5c55\u89bd\u3001\u6703\u8b70\u3001\u5546\u52d9\u3001\u9910\u98f2\u3001\u5a1b\u6a02\u7b49\u591a\u79cd\u529f\u80fd\u70ba\u4e00\u9ad4\u7684\u5927\u578b\u5efa\u7bc9\uff0c\u5e55\u5f8c\u8a2d\u8a08\u5e2b\u66f4\u662f\u5927\u6709\u4f86\u982d\uff01\u64cd\u5200\u8005\u662f\u4f86\u81ea\u502b\u6566Vx3\u5efa\u7bc9\u516c\u53f8\u7684\u9996\u5e2d\u57f7\u884c\u54e1\u517c\u8a2d\u8a08\u7e3d\u76e3\u840a\u92b3\u5967\u6258\u66fc\uff08Larry Oltmanns\uff09\u3002\u4f5c\u70ba\u570b\u969b\u8457\u540d\u5efa\u7b51\u8a2d\u8a08\u5927\u5e2b\uff0c\u5728\u5168\u4e16\u754c\u4e94\u5927\u6d32\u8d85\u904e60\u9918\u500b\u5df2\u5efa\u6210\u9805\u76ee\uff0c\u5967\u6258\u66fc\u5438\u5f15\u4e86\u4e00\u6279\u624d\u83ef\u6a6b\u6ea2\u7684\u5091\u51fa\u8a2d\u8a08\u4eba\u624d\u5171\u540c\u7d44\u5efa\u4e86Vx3\u8a2d\u8a08\u5718\u968a\uff0c\u5176\u4e2d\u5305\u62ec\u5f9e80\u5e74\u4ee3\u8d77\u4e00\u8d77\u5171\u4e8b\u7684\u9818\u5c0e\u6210\u54e1\u3002\n\n\n\u5176\u570b\u969b\u8457\u540d\u4f5c\u54c1\u5305\u62ec\u4f4d\u65bc\u6bd4\u5229\u6642\u5e03\u9b6f\u585e\u723e\u7684\u5317\u7d04\u7e3d\u90e8\u548c\u4f4d\u65bc\u7dad\u591a\u5229\u4e9e\u6e2f\u7684\u9999\u6e2f\u6703\u5c55\u4e2d\u5fc3\uff0c\u53e6\u5916\uff0c\u65b0\u52a0\u5761\u3001\u6fb3\u6d32\u963f\u5fb7\u96f7\u7279\u4ee5\u53ca\u5370\u5c3c\u96c5\u52a0\u9054\u7b49\u6703\u5c55\u4e2d\u5fc3\uff0c\u4ea6\u662f\u5176\u5718\u968a\u7684\u50b2\u4eba\u4f5c\u54c1\u3002\n\n\n\u6797\u51a0\u82f1\uff1a\u5c07\u6210\u65b0\u5730\u6a19\n\n\n\u6ab3\u653e\u773c\u6210\u570b\u969b\u6703\u8b70\u91cd\u93ae\n\n\u6ab3\u5dde\u9996\u5e2d\u90e8\u9577\u6797\u51a0\u82f1\u6628\u65e5\uff0811\u65e5\uff09\u898b\u8b49IJM\u7f6e\u5730\u5de5\u7a0b\u8207Suntec\u570b\u969b\u7c3d\u7d04\u6642\u8aaa\uff0c\u9019\u5ea7\u6975\u5177\u73fe\u4ee3\u611f\u7684\u6703\u5c55\u4e2d\u5fc3\u57282017\u5e74\u555f\u7528\u5f8c\uff0c\u52e2\u5fc5\u6210\u70ba\u6ab3\u57ce\u7684\u65b0\u5730\u6a19\uff0c\u66f4\u80fd\u5354\u52a9\u6ab3\u5dde\u6210\u70ba\u570b\u5167\u5916\u8209\u8fa6\u535a\u89bd\u6703\u6216\u570b\u969b\u6703\u8b70\u7684\u91cd\u93ae\uff01\n\n\n\u4ed6\u8aaa\uff0c\u6703\u5c55\u65c5\u904a\u662f\u65b0\u8208\u7684\u65c5\u904a\u65b9\u5f0f\uff0c\u5b83\u501f\u52a9\u8209\u8fa6\u570b\u969b\u6703\u8b70\u3001\u7814\u8a0e\u3001\u8ad6\u58c7\u7b49\u6703\u52d9\u6d3b\u52d5\u4ee5\u53ca\u5404\u79cd\u5c55\u89bd\u800c\u958b\u5c55\u7684\u65c5\u904a\u5f62\u5f0f\uff0c\u662f\u4e00\u7a2e\u5546\u52d9\u65c5\u904a\u65b9\u5f0f\u3002\u6839\u64da\u5927\u99ac\u76f8\u95dc\u7d44\u7e54\u900f\u9732\uff0c\u9032\u884c\u985e\u4f3c\u5546\u52d9\u65c5\u904a\u8005\u6bcf\u8d9f\u884c\u7a0b\u82b1\u8cbb\u7d047\u5343\u4ee4\u5409\uff0c\u662f\u4e00\u822c\u904a\u5ba2\u82b1\u8cbb\u76843\u500d\u3002 \u4ed6\u6307\u51fa\uff0c\u5168\u570b\u5404\u5730\u76ee\u524d\u5171\u670914\u5ea7\u77e5\u540d\u7684\u6703\u5c55\u4e2d\u5fc3\uff0c\u907a\u61be\u7684\u662f\uff0c\u6c92\u6709\u4e00\u5ea7\u662f\u5728\u6ab3\u57ce\u4e4b\u5167\u3002\u201c\u6ab3\u57ce\u6d77\u6ff1\u6703\u5c55\u4e2d\u5fc3\u201d\u5c07\u80fd\u586b\u88dc\u6ab3\u57ce\u7684\u7f3a\u61be\u3002\n\n\n\u201c\u6211\u5e0c\u671b\u6703\u5c55\u4e2d\u5fc3\u57282017\u5e741\u67081\u65e5\u555f\u7528\u6642\uff0c\u6211\u5011\u9084\u662f\u653f\u5e9c\u3002\u6211\u60f3\u898b\u8b49\u9019\u6b77\u53f2\u6027\u7684\u4e00\u523b\u3002\u201d\u51fa\u5e2d\u57cb\u5305\u62ec\u6ab3\u5dde\u884c\u653f\u8b70\u54e1\u66f9\u89c0\u53cb\u3001\u6797\u5cf0\u6210\u3001\u9ec3\u6f22\u5049\u3001\u570b\u6703\u8b70\u54e1\u9ec3\u6cc9\u5b89\u3001\u5dde\u8b70\u54e1\u9ec3\u5049\u76ca\u3001\u6c88\u5fd7\u52e4\u53ca\u90ed\u5ead\u6e90\u3002\n\n\n\u6700\u53d7\u6b61\u8fce\u570b\u969b\u6703\u8b70\u570b\u5bb6\n\n\n\u4e9e\u592a\u53ca\u4e2d\u6771\u5340\u6ab3\u6392\u7b2c\n32\n\nSuntec\u570b\u969b\u6ab3\u57ce\u5206\u90e8\u9996\u5e2d\u57f7\u884c\u54e1\u963f\u502b\u99ac\u80e1\u8aaa\uff0c\u6839\u64da\u570b\u969b\u6703\u8b70\u5354\u6703\uff08ICCA\uff092011\u5e74\u7684\u5831\u544a\u986f\u793a\uff0c\u5927\u99ac\u662f\u4e9e\u592a\u53ca\u4e2d\u6771\u5730\u5340\u7b2c\u4e03\u500b\u6700\u53d7\u6b61\u8fce\u8209\u884c\u570b\u969b\u6703\u8b70\u7684\u570b\u5bb6\uff0c\u5168\u7403\u6392\u540d\u5247\u70ba\u7b2c\u4e8c\u5341\u4e5d\u540d\u3002\u201c\u6ab3\u57ce\u7684\u6392\u540d\uff0c\u70ba\u4e9e\u592a\u53ca\u4e2d\u6771\u5730\u5340\u7b2c\u4e09\u5341\u4e8c\u540d\u3002\u82e5\u5e72\u5e74\u5f8c\uff0c\u65b0\u7684\u6703\u5c55\u4e2d\u5fc3\u5efa\u6210\u5f8c\uff0c\u6392\u540d\u52e2\u5fc5\u53ef\u4ee5\u5f80\u4e0a\u722c\uff0c\u5438\u5f15\u66f4\u591a\u5916\u570b\u4f01\u696d\u4f86\u6ab3\u53ec\u958b\u570b\u969b\u6703\u8b70\u6216\u8209\u8fa6\u535a\u89bd\u6703\u3002\u201d\u4ed6\u8aaa\uff0c\u6ab3\u57ce\u64c1\u6709\u8c50\u539a\u7684\u672c\u9322\uff0c\u5305\u62ec\u5177\u5099\u4e16\u907a\u7684\u5149\u74b0\u4ee5\u53ca\u591a\u5143\u8c50\u5bcc\u7684\u6587\u5316\u8272\u5f69\u3001\u7f8e\u98df\uff0c\u76f8\u4fe1\u8a31\u591a\u904a\u5ba2\u6703\u8da8\u4e4b\u82e5\u9da9\uff0c\u722d\u76f8\u8d70\u9032\u9019\u500b\u57ce\u5e02\u3002\n\n\n\u912d\u5efa\u6c11\uff1a\u8cab\u5fb9\n\u201c\n\u6c38\u7e8c\u7d93\u71df\n\u201d\n\u7406\u5ff5\n\n\n\u6703\u5c55\u4e2d\u5fc3\u4fdd\u7559\u7da0\u8272\u6982\u5ff5\n\n\nIJM\u96c6\u5718\u9996\u5e2d\u57f7\u884c\u54e1\u62ff\u7763\u912d\u5efa\u6c11\u8aaa\uff0c\u6ab3\u6d77\u6ff1\u6703\u5c55\u4e2d\u5fc3\u662f\u8a72\u96c6\u5718\u65d7\u4e0b\u5de5\u7a0b\u201cThe Light\u201d\u4e4b\u5167\u7684\u5176\u4e2d\u4e00\u9805\u8a08\u5283\uff0c\u76ee\u524d\uff0c\u4ed6\u5011\u5df2\u5728\u9032\u884c\u586b\u571f\u4e2d\uff0c\u660e\u5e74\u5c07\u53ef\u6b63\u5f0f\u52d5\u5de5\u3002\u201c\u6211\u5011\u5e0c\u671b\u9019\u9805\u5de5\u7a0b\u53ef\u4ee5\u7d66\u6ab3\u5dde\u5e36\u4f86\u65b0\u7684\u6c23\u8c61\uff0c\u8b93\u6ab3\u57ce\u5728\u570b\u969b\u4e0a\u91cd\u65b0\u88ab\u5b9a\u7fa9\u3002\u201d\n\n\n\u4ed6\u4e5f\u8aaa\uff0c\u6709\u95dc\u6703\u5c55\u4e2d\u5fc3\u65e5\u5f8c\u5c07\u4ea4\u7d66\u65b0\u52a0\u5761\u516c\u53f8\u8ca0\u8cac\uff0c\u5c0d\u65b9\u7684\u5be6\u6230\u7d93\u9a57\u8c50\u5bcc\uff0c\u5fc5\u5b9a\u80fd\u5920\u5354\u52a9\u6ab3\u57ce\u8d70\u5411\u570b\u969b\uff0c\u8fce\u63a5\u66f4\u591a\u4f86\u81ea\u4e16\u754c\u5404\u5730\u7684\u5ba2\u4eba\u3002\u201c\u6703\u5c55\u4e2d\u5fc3\u7684\u8a2d\u8a08\u7406\u5ff5\u70ba\u2018\u53ef\u6c38\u7e8c\u7d93\u71df\u2019\uff0c\u56e0\u6b64\u4fdd\u7559\u4e86\u8a31\u591a\u7da0\u8272\u6982\u5ff5\u3002\u5f9e\u9060\u8655\u770b\u4f86\uff0c\u9019\u5ea7\u8a2d\u8a08\u65b0\u7a4e\u7684\u4e2d\u5fc3\uff0c\u5c31\u50cf\u662f\u62ab\u4e0a\u4e86\u9583\u9583\u767c\u4eae\u7684\u5916\u8863\uff0c\u5728\u6d77\u6d0b\u4e00\u89d2\u767c\u5149\u767c\u4eae\u3002\u201d\uff08\u6458\u81ea\uff1a\u661f\u6d32\u65e5\u5831\uff0f\u5927\u5317\u99ac\uff09\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/pj-midtown-ioi-sime-brunsfield/", "title": "PROPCAFE Peek : PJ Midtown By IOI Sime Brunsfield", "body": "\n\nPetaling Jaya\u2019s Section 13 has been going through huge changes since it was rezoned from industrial to commercial back in 2008, although back then there has already been the question of congestion, nothing much has actually been done to deal with this issue : \nRezoning may cause congestion\n. Except the development of \nKIDEX Skyway\n\u00a0to supposedly help ease the notorious traffic around that area. \u00a0The KIDEX Skyway by itself, is a rather controversial project \u2013 with numerous groups/residents protesting against it.\n\n\n \n \n\n\nSince then there has been a series of new developments seen in that area , the latest being :\u00a0\nProperty projects with GDV of RM 2.5bil proposed for Section 13 PJ\n. \u00a0Following map was taken from Lowyat forum :\n\n\n\n\n\n\nJaya One Evo\n \u2013 VP this year\n\n\nPacific Series : \nPacific Star\n and \nPacific 63\n\n\nCentrestage\n\n\nFuture development by F&N\n\n\n\n\nAnd the latest 2014 release, an integrated commercial/retail by the big boys \u2013 a joint-venture between of Sime Darby, IOI and Brunsfield, called\n PJ Midtown\n.\n\n\n\n\n\n\nLaunched at a price of RM850psf prior to Chinese New Year, it has received a rather lukewarm response from the public alike.\n\n\nTenure : Leasehold\n\nDensity : 127 per acres\n\nTotal Units : 702units\n\n\nIt is located on the currently empty plot of land next to Ah YAt Abalone/Unique Seafood.\u00a0 The highrise blocks basically face : Jln Kemajuan \u2013 South East, Section 13 \u2013 North West, and West \u2013 towards Centrestage.\u00a0 There are altogether 30 floors, with the apartments starting from 8\nth\n floor upwards, until the 29\nth\n floor; and the 30\nth\n floor will be the sky lounge; there are altogether 351 units in this particular launched block.\n\n\n \n\n\nThe units all come partially furnished with :\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 kitchen cabinet \u2013 hob and hood\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 wardrobe in master bedroom\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 wardrobe in second room\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 air cond units in living area, rooms\n\n\nThere are 3 different types of layout : 600sf, 900sf and 1200sf\n\n\n600sf has all been \u201cstickered\u2019 (1 +1 layout) , 900sf (2 bedroom) still has units available, and 1200sf (3bedroom) limited units available.\u00a0 All units come with 1 car park, except the 1200sf unit which has 2 car parks, with an option to purchase an additional carpark upon VP.\u00a0 I find this 1-car park allocation rather annoying, whilst its acceptable for the 1-bedders to have 1 car park, to expect a 2-bedder to have one car park is quite ridiculous in this day and age.\u00a0 Most households these days have a minimum of 2 cars \u2013 perhaps they expect the tenants to rent, or purchasers to buy the extra car park.\u00a0 Anyway- regardless, the allocation of 1 car park for a 2-bedder is a big no-no. The proposed maintenance is a reasonable \u00a0RM0.21psf\n\n\nThe 1200sf layout is most interesting, whilst it is located on lower floors, it is on the same level as the resident\u2019s car park.\u00a0 The selling point of these units is that, the car park is located right outside the unit.\u00a0 So similar to a house, the resident will not have to take any lifts to access the unit.\u00a0 Later closer to VP time, the owner might have an option to purchase a 3\nrd\n parking lot, which is side by side with the first two (non tandem).\n\n\nSigning of the SPA should take place around May-June period, and the developer is currently offering 5% discount off listed price.\u00a0 Booking fee is only RM5,000\u00a0 The estimated completion time frame for this project is 48-months upon signing of the SPA. \u00a0Whilst most units are stickered, I do foresee some drop outs with the credit tightening these days \u2013 so buyers who are really keen on getting a unit, should get in touch with the sales office in Ara Damansara.\n\n\n\u00a0\n\n\nSample pricing 13\nth\n floor 900sf unit:\n\n\nUnit price : \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 RM 803,800\n\n\nPrice after discount :\u00a0 RM 763,610\u00a0 (works out to RM848psf)\n\n\nDownpayment , 1\nst\n 5% : RM\u00a0 40,190\n\n\nBalance upon signing of SPA : RM 35,190\n\n\n\u00a0\n\n\nConclusion :\n\n\nPricing, in terms of pricing, the units are offered at similar pricing to the Pacific series, 63 and Star, which I deem as not as more inferior to Midtown\u2019s \u00a0location.\u00a0 Whilst LRT is not a definite selling point, the developer sells the development on the merit of its locality and not so much on LRT connectivity.\n\n\nWith the current Jaya One Evo estimated asking rental of RM2000-2500 and subsale of RM 830psf, the Midtown project is deemed fair price in this location.\n\n\nThe facilities are rather limited, and to be shared with 2 blocks. \u00a0Future development of the surrounding industrial estate should do well for this project. \u00a0Location of being in heart of PJ, proximity to University Malaya, University Hospital, as well as easy access to Sprint/Kidex/Federal Highway means it is in an area with big population pool.\n\n\nTarget market ? Ownstayers perhaps \u2013 due to lack of new mass market sized condos (in the region of 1000sf) coming up in PJ. \u00a0There are some rental potentials once the area develops, specifically for the smaller units.. \u00a0But owners should expect a below average rental yield, due to competition from small sized units in the area (e.g. Pacific series, Centrestage). \u00a0Large sized family units should be quite safe.\n\n\nUpside potential on flipping \u2013 quite questionable, given its already rather high entrance price.\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/platinum-mira-residences-maluri-by-platinum-victory-part-1/", "title": "PROPCAFE Review : Platinum Mira Residences @ Maluri by Platinum Victory Part 1", "body": "\n\nIntroduction\n\n\nSitting adjacent to Pudu and Chan Sow Lin, Maluri is covering an area of about 703 acres and probably one of the most prominent suburban in Kuala Lumpur, alongside Sentul, Wangsa Maju, Setapak, Brickfields etc. Maluri is bordered by Jalan Cochrane on the north, Chan Sow Lin on the west, Miharja on the South and Shamelin on the east side.\u00a0\n\n\nMaluri was developed in 1960s as government quarters to house the civil servants and public housing (PPR).\u00a0 This is evident from the existing Cochrane government quarters and public housing such as PPR Laksamana along Jalan Peel and Sri Pinang/ Melaka/ Johor etc. on Miharja side.\n\n\nPPR and government quarters in Maluri\n\n\nFun fact: do you know that Maluri is the home of\u00a0\nJUSCO\n\u2018s oldest store in\u00a0\nMalaysia\n, which opened on 30 October 1989?\n\n\nAlong the way, Taman Maluri has undergone gentrification where semidetached homes were developed in Jalan Perkasa cluster and commercial centers, shop lots and high rises gradually are built due to scarcity of land.\n\n\nThe game changer was when Sunway bought a 23 acres freehold land which used to be called Queenstown together with few factories and developed as RM4billion integrated development Sunway Velocity. Sunway Velocity consists of 1million NLA mall, 4 star hotel, Sunway Medical Centre, V residences and V offices. When opened in 2016, Sunway Velocity mall instantly became a landmark in this area. To boot in, Ikea and 1.1m NLA with 460 retail shops Mytown is just around the corner.\n\n\nAnother game changer is the completion of SBK MRT line 1 in 2017 where this area enjoys 2 stations (Maluri and Cochrane stations), providing instant improvement in accessibility and connectivity especially to Bukit Bintang, KL Sentral, Damansara and Bandar Utama.\n\n\nGiven its reputation, Maluri needs not need further introduction even amongst property investors, home hunters and even property developers. In fact, Propcafe\nTM\n reviewed earlier launches which were Lavile by Orando (\nLavile Propcafe review\n) and SV Two by Sunway (\nSVTWo Propcafe review\n).\n\n\nRecently a new launch by an established developer, Platinum Victory. The developer is famous for its affordable housing scattered around Klang Valley particularly in Setapak, Taman Melati, Semarak, OUG etc.\n\n\nRead on for Propcafe\nTM\n review for Platinum Mira Residences (PMR).\n\n\nLocation, Accessibility and Amenities\n\n\nPropcafe\nTM\n has covered the locality in depth in our property review. For the in-depth review of the locality, accessibility, connectivity, and amenities, click the Propcafe\nTM\n Peek: Lavile KL here (\nhere\n)\n\n\nSome of the things obviously has changed for past 5 years. For a start, SBK MRT1 line has started operation since 2017 providing connectivity to residents. From the main entrance of PMR, it will take around 500m away via Lorong Peel before turn to spacious pedestrian walkway along Jalan Cheras to Maluri MRT station.\n\n\nPedestrian walkway from Platinum Mira to Maluri MRT station\n\n\nResident of PMR also can access Maluri MRT station via AEON Maluri which provide shorter, more comfort and safer walkway (partial covered and airconditioned) particularly during the mall operating hours. Alternatively, beyond the operating hour, residents can reach Maluri MRT station via Jalan Jejaka which is approximately 300m or less than 4-minute walk away.\n\n\nPlatinum Mira to Maluri MRT station via Jalan Jejaka\n\n\nDeveloper will install a pedestrian gate between Jalan Jejaka and garden to allow residents access this shortcut to AEON and Maluri MRT station. \u00a0\n\n\nAccess to Aeon and Maluri MRT via pedestrian gate\n\n\nJusco rebranding to Aeon and revamped at cost of RM300m, AEON mall was re- opened in 2019. The revamped AEON mall involved an expansion of commercial space 450,000 square feet which compromise more than 120 stores, spread across seven floors.\n\n\nPMR the main ingress and egress will be Lorong Peel. Interestingly, the \u201cLorong\u201d is not dead end, and rather accessibility from both sides.\n\n\nFrom the main traffic light to Jalan Cheras you can turning right to Pudu/TRX/ KLCC which approximately 5km away. Traffic is very heavy, and it is a daily affair at this stretch of road. From the other end of Lorong Peel, you can take a back lane which can lead you to Mytown and Ikea. This back lane also can bring you to Jalan Kampung Pandan which ultimately lead you to Imbi/ Bukit Bintang.\n\n\nPlatinum Mira Accessibility\n\n\nAnother interesting access especially if you are heading towards KL Sentral direction, rather than follow the arduous heavy traffic on Jalan Cheras, you may take Besraya (paying toll of course) which will lead you traffic lightless to Jalan Istana and ultimately to PJ/ Bangsar/ KL Sentral/ Midvalley etc. Via Besraya, it is around 7km and will take you around 15 minutes in normal traffic to reach KL Sentral. The traffic will be usually heavy along Jalan Istana. You may make U-turn in front of M Vertica by Mahsing or further away via Jalan Jejaka to use Besraya.\n\n\nPlatinum Mira to KLSentral via Besraya Extension\n\n\nTraffic seems to be Maluri\u2019s best friend. Be prepared to \u201cpay\u201d for privilege to live with the traffic.\n\n\nNo short of amenities in Maluri. Some random photos of the amenities at Maluri commercial centre\n\n\nThis slideshow requires JavaScript.\n\n\nMasterplan and facade\n\n\nPMR is a single block 46 storeys sits on a narrow (therefore a very slim building) 1.89 acres of freehold land. A short recap, PMR suppose to be launched towards end of 2019 with ready APDL, plan and pricing. Propcafe was even briefed the details back then. However within short span, all sales and marketing were on hold. Apparently there were some ongoing legal tussle that caused all activities were on hold.\u00a0\n\n\nThere were protests from residents about the development and if you speak to the friendly SA or ask Unker Google the \u201cright question\u201d, you may get pierce some puzzles together the controversies surrounding the development.\u00a0\n\n\nBack to PMR, after a delay of more than 18 months, the booking was reopened again in June this year.\n\n\n\n\nThe land is very narrow and sandwiched in between under constructed Lavile (expected to be VP-ed by mid of 2022) by Orando and completed Amaya Maluri. Platinum Victory is well known developer especially affordable, mass, and high-density development particularly in their home turf Setapak and Taman Melati. For past few years, Platinum Victory has branched out to OUG, OKR, Semarak, Sentul etc. The DNA of development by Platinum Victory remains the same and usually will price their products lower than its competitors. For example, their development in Old Klang Road, Platinum Arena were priced from RM540psf and more affordable than their neighbors i.e., Citizen 1 & 2, Petalz and D\u2019 sand. However, these come at the expenses of monotonous fa\u00e7ade, high density, uninspired common area and generic unit layouts. Just check out some of the sample photos below.\n\n\nThis slideshow requires JavaScript.\n\n\nNote: photos from Platinum Victory website and google\n\n\nHow about Platinum Mira Residences? It seems that PMR it is been departing from PV DNA particularly the fa\u00e7ade. The first noticeable is the significantly larger and double panels windows with most space enjoying full width and height, making the fa\u00e7ade looks more modern. The larger window also improves the living quality, allowing more natural light to permeate through.\n\n\nHowever, it can be double edge swords. With large window, you can enjoy KL skyline, but it can be awkward if the units are facing neighbors. In PMR, the west facing unit are facing Lavile as neighbors. This is direction is least desirable, evidently from 2 bedrooms units where most Maluri facing almost fully taken up however Lavile facing with plenty units available. \u00a0\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nThe second improvement that Propcafe\nTM\n note is the concrete vertical and horizontal fins throughout the fa\u00e7ade. The fins are important to break the monotonous flat-look fa\u00e7ade. This is important as more than 95% units are without balcony. At the same time, the fins also serve as function to cut direct glare from East and West sun.\n\n\nMaluri Facing Scale Model\n\n\nAnd 3\nrd\n improvement which is quite significant is the sky garden addition on every 3 levels (level 10\nth\n, 13\nth\n, 16\nth\n, 19\nth\n and so on). The introduction of the sky gardens and triple volume space not just serving as community area for residents, it also serves as cross-ventilation, and more natural light to the common corridor. The garden is accessible via spiral staircase which connect every 3 levels. It is worth to note that sky garden levels are will slight premium (on top of premium paid for every level).\n\n\nLavile Facing Scale Model\n\n\nPropcafe\nTM \nfeels that the sky gardens and lift lobby should swap space. With Maluri view, the sky gardens can enjoy full unobstructed view especially higher than Amaya Maluri.\u00a0 \u00a0\n\n\nOther minor improvement for fa\u00e7ade aesthetic improvement such as perforated cover all over the carpark to allow natural ventilation/ light as well as carpark podium.\n\n\n\n\nOn ground and mezzanine levels consists of guardhouse, drop off area, 7 units of retail which currently not for sale, management office, childcare & M&E. Level 1 catered for visitor and from level 1a~8 for are for resident carparks. Level 9 and mezzanine housing facilities deck. From level 10 to 44 are the serviced apartments with surprise sky lounge on the roof.\n\n\n\n\nCarpark and traffic management\n\n\nOwn stayers usually are quite sensitive about the carpark location and traffic flow. As a rule of thumb, the higher the level of units, the lower the carpark location. The carpark location also needs to consider the proximity to the lift lobby, mezzanine deck or split. Please check with SA the location of the carpark.\n\n\nGuardhouse\n\n\nDual lanes for both ingress and egress guardhouse to avoid overcrowding between residents and visitors. The ingress will lead to drop off area. Strangely, it seems the cars need to make sharp U turn to access carpark ramp. Seems quite a awkward traffic flow management. Even the egress is quite awkward with 2 turns before hitting the ground. In nutshell, do not speed when approaching the ramp.\u00a0\n\n\n\n\nAlso do note the traffic management shown in scaled model is outdated. In order to provide segregation between public and private space, the existing guardhouse is moved deeper, closer to the drop off and lobby area. The retail area will have their dedicated carparks for their patronage. PMR visitor carpark is located on level 1.\u00a0\u00a0\n\n\nIt is worth to note that 7 levels of carpark are split to mezzanine and carpark level. Due to the land narrow shape and development order requirement to provide at least a carpark for each unit, the developer is building the shorter ramp in order to maximize carpark allocation space. Therefore buyers please check with friendly SA the allocated carpark lot as almost half of the carpark lots are in different level/ further than lift lobbies.\u00a0\u00a0\n\n\n\n\nUnit Layout analysis\n\n\nThere are 20units per floors sharing 5+1 lifts. With 698 units, the lift ratio is around 116units/lift. The lift ratio is comparable to other development reviewed by Propcafe\nTM\n.\n\n\n\n\nIn general, there are 3 layouts with small variances between each type. Every unit comes with one carpark even for larger units. However, if you need two carparks, only type A2, C and C1 with level 29\nth\n and above are allocated with tandem carparks (with premium of course). \u00a0\n\n\n\n\nUnit composition wise, 2 bedrooms and 3 bedrooms are equally split within the development. 5ft width common corridor is serving the units. Propcafe\nTM\n saw 4ft common corridor and it\u2019s really narrow, not practical for moving large furniture and felt low cost. 6ft width will be desirable for upmarket development. Given the narrow strip of land, this decision is probably driven by circumstances rather than cost cutting measure.\n\n\nThis slideshow requires JavaScript.\n\n\nPropcafe\nTM\n like type C and C1 and should be the choice of own stayers. Not only it accommodates 3 bedrooms, it also has following\n\n\n\n\nSpacious yard which can be converted to wet kitchen\n\n\nThe dry kitchen can be enclosed easily to allow Asian style cooking\n\n\nAll bedrooms facing out, and not facing air well for better quality living and privacy. All windows in living and bedrooms are full width.\n\n\nMaster bedroom has walk in wardrobe space, a feature that any home minister will appreciate\n\n\nReasonable size bedrooms that can fit a Queen size\n\n\nSpare corner which can be used as store or study area, or demolished for make way for larger dining/ island/ dry kitchen\n\n\n\n\n\n\nType A2 deserves a special mention. The balcony seems a waste of space particularly you are paying RM90K for 10 depth X 30 width balcony. If you scrutinize further, with creative renovation you may convert the balcony to versatile outdoor and indoor space. The space is sufficient to place large furniture or space that be converted to fit your lifestyle.\n\n\nOf course, type B and B1 will be the favorite amongst investors due to absolute smaller size (and cost), potential higher rental demand and return.\n\n\nShootout!\n\n\nA fun out between Platinum Mira Residences and SVTwo phase2. Propcafe\nTM\n has picked 2 bedrooms, 2 bathrooms (coincidentally both are type B).\n\n\n\n\nBoth have almost similar size, 2 bedrooms and 2 bathrooms configuration and no balcony for interior space maximization.\n\n\nBoth the bedrooms can accommodate Queens\u2019s size bed comfortably.\n\n\nBoth the bathrooms have window for natural ventilation, avoid the usage of mechanical ventilation.\n\n\nPMR type B has yard which can be converted to wet kitchen. Current kitchen can be converted dry and island concept.\n\n\nSVTwo the kitchen can be enclosed with renovation to be converted as Asian style kitchen\n\n\nSVTwo lacks space provision for shoes cabinet which PMR type B provided.\n\n\nAs yard is provided in PMR type B, owners can do without dryer. Owners for SVTwo need to install dryer as no yard and balcony to dry the clothes.\n\n\nSVtwo both bedrooms are facing outside where else PMR type B one of the bedrooms is facing the air well. This is the biggest flaw of PMR type B as the bedroom will lack of privacy and will be darker.\n\n\n\n\n2 bedrooms layout \u2013 Platinum Mira VS SVTwo\n\n\nThere is no clear winner however if gun pointed to head, SVTwo type B has slight edge due to both bedrooms are facing outwards which offer superior living quality. However, if you need yard space for washing and drying clothes, Platinum Mira is the way to go.\u00a0\n\n\nTo add another surprise, all units in PMR come with the following additional fittings\n\n\n\n\nAircons for all bedrooms and living area except study or utility area\n\n\nWater heater with rain shower\n\n\nPlaster ceiling throughout unit\n\n\n\n\nPV\u2019s most previous launches are bare without any fittings and despite not a big value, any freebies from developer are always appreciated and welcomed to reduce the owners\u2019 renovation burden.\n\n\nThe height between floor and ceiling (after plaster ceiling) is 10ft. \u00a0Dark frame used for sliding door and window aluminum frame for aesthetic finishes. For practical purpose, porcelain tiles are used through the floor. Propcafe\nTM\n is a big fan of timber flooring especially in bedrooms for cozy and warm feeling. Timber flooring also lend an elegance to a bedroom space. Porcelain tiles is durable and easy for maintenance however it feels cold on eyes and feet \u2639.\n\n\nReaders can check out the virtual show unit in developer\u2019s website to gauge the space and expected finishes.\n\n\nStay tune for part 2\u2026.\n\n\nTo get the latest property review, subscribe and join us now and be part of the PROPCAFE\u2122 community. If this review may benefit someone, do please feel to share it out!\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/platinum-mira-residences-maluri-by-platinum-victory-part-2/", "title": "PROPCAFE Review : Platinum Mira Residences @ Maluri by Platinum Victory Part 2", "body": "\n\nWelcome back folks to part 2 of Platinum Mira Residences @ Taman Maluri. In this part 2, Propcafe will the cover what differentiate Platinum Mira versus other competitors as well as Platinum Victory\u2019s previous projects. As a bonus, Propcafe also covers indepth about the potential and future prospect and incoming supplies in Maluri. We are excited and do read on!\n\n\nFor part 1, please click the link \nPlatinum Mira part 1\n\n\nOrientation and view\n\n\nDue to narrow strip of land, primarily most units in PMR are facing either these two facings which is Cheras (West and Lavile) and Maluri (East and Amaya Maluri). Most of the Cheras view will be blocked by Lavile. As for Maluri, there are government quarters and 20 storeys Amaya Maluri. Again, you may opt for higher floors to gain some unobstructed view. Alternatively, is opt for lowest floors for pool view.\n\n\n\n\nUnit 7 and 8 are facing KL skyline however there is a huge empty land which already hoarded. It remains to be seen what\u2019s the development order for this empty land.\n\n\n\n\nSome sample of views screenshot from developer website. However kindly note the drone 360-degree view were taken at very high elevation. For example, the west direction will probably be fully blocked by Lavile.\n\n\nThis slideshow requires JavaScript.\n\n\nNote: photos screenshot from developer website\n\n\nFacilities\n\n\nCommon facilities are spread over 4 level\n\n\n\n\nGround level garden. During undercon this will be project office and will be converted to garden upon handover to buyers\n\n\nMain facilities on Level 9\nth\n and mezzanine deck\n\n\nSky lounge on level 45\nth\n\n\nSky gardens on every 3 levels\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nNote: Artist impressions from developer website\n\n\nOn level 9\nth\n, PMR is equipped with modern facilities such as suspended gym overlooking infinity pool. The artist impression is showing well landscaped throughout facilities deck with thematic garden and open lawn. Two spacious multipurpose halls, equipped games room (claimed by SA!). Surprisingly departing from basic and no frill offering in PV\u2019s past launches, every corner is filled with somethings. Even the empty land on ground floor which during under construction is used as project office will be converted to small park upon handover to buyers.\n\n\n \n \n \n \n \n \n \n \n \n Pool \n \n \n \n \n \n \n \n \n \n \n \n Multipurpose rooms \n \n \n \n \n \n \n \n \n Gym and Games lounge \n \n \n \n \n \n \n \n \n Gourmet Courtyard \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Playground \n \n \n \n \n \n \n \n \n \n \n \n thematic open lawn \n \n \n \n \n \n \n \n \n Park at ground \n \n \n \n \n \n \n\n\n\u00a0\n\n\nAnother fresh introduction is the sky gardens where every 3 levels can enjoy the community area. Propcafe\nTM\n hopes that developer will landscape and provide appropriate soft furnishing at least to the artist impression. The sky gardens are linked with spiral staircase. Unfortunately, residents cannot use the lift as the access to each floor is controlled with access card.\n\n\n\n\n\u00a0\n\n\nAnother surprise that caught Propcafe\nTM\n is the sky lounge on level 45. Typically, only high-end development has sky lounge which even higher end projects like Lavile is missing this out. However, it seems that this sky lounge is an afterthought design. For example, the lift stops at level 43a, with level 45 as motor room. You will need to climb the spiral staircase from level 43a to 45 which is not ideal for elders and physical impaired person. Also, the level 45 is where the rooftop water tank located. The corridor leading to lounge is only 5ft width which is quite narrow for modern development. Anyway, in Propcafe\nTM\n, just take this sky lounge as a bonus facility, and not the dealbreaker for a buying decision making.\n\n\n\n\nInteresting, no artist impression on the drop off or lobby. It is assumed that it will not be double volume or a grand lobby for Platinum Mira Residences.\u00a0\n\n\nPricing and finance\n\n\nThe price in PMR starts from RM470K before any discount and rebate. The price for units located in sky garden will be added RM1,500 premium. The price seems competitive especially when new development around the vicinity such as Lavile, SVTwo, One Cochrane, Continew, Una is asking more than RM800psf. However, on affordable spectrum in this area, you have Rumahwip Miharja (RM300k) and 3600 units M Vertica which cost about RM580-650psf. In short there are wide range of properties in this Maluri, depends on your budget and preferences. \u00a0\n\n\nThe maintenance fee inclusive sinking fund is estimated RM0.38psf, around RM262/month for 691sqft type B, quite a luxury maintenance for Platinum\u2019s product. However, given the amount of facilities, lifts etc. the fee is fair in Propcafe\nTM\n opinion.\n\n\nPlatinum Mira was eligible for Home Ownership Campaign (HOC) 2021 which under government RM40billion stimulus PEMERKASA is extended until 31. December.2021. Under the campaign, the home buyers are entitled of the following.\n\n\n\n\nStamp duty exemption\n on the instruments of transfer and loan agreement for the purchase of residential homes priced \nbetween RM300,000 to RM2.5 million\n (subject to at least 10% discount provided by the developer).\n\n\nThe \nexemption on\u00a0the instrument of transfer\n is limited to the \nfirst RM1 million of the property price\n, while full stamp duty exemption is given on loan agreement effective for \nSales and Purchase Agreements (SPA)\n signed between \n1st June 2021 to 31st December 2021\n.\u00a0\n\n\n\n\nPost write up \u2013\u00a0 HOC2021 was not extended by government at the time of writing up.\u00a0\n\n\nIncoming and Future supplies\n\n\nDuet to buoy property market which peaking in 2015/6, many developers took advantage of it and aggressively launched many projects. Not only that, but they were also aggressively performing land banking. In all, just within the 1km radius from Sunway Velocity, there are approximately 8,000 residential properties worth RM7.5billion GDV will be streaming online between this year and 2023 where M Vertica contributed almost half of the incoming supplies.\n\n\nThe supplies will flood Maluri and Cheras in next 2-3 years! Even though all these developments are well taken up, the lingering question is subsale and rental absorption rate. There will be bloodbath amongst the landlords if glut rental properties persist and they couldn\u2019t find the niche and USP of their properties.\n\n\nCurrent supplies in Maluri\n\n\nFrom first glance, Platinum Mira Residences seems to have buffer as they are expected to be completed towards end of 2025, allowing 2 years for the market to normalized. Not only that with price \u00a0by Platinum is more affordable than its peers, it also seems that Platinum Mira Residences has cost buffer with exception of high-density M Vertica.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nHowever, the biggest concern not only from past launches but future launches as well.\n\n\nNot only the existing launches, but many big developers such as Sunrise, SPsetia, Sunway and Jakel which are holding substantial land for future launch in Maluri, Miharja and Cochrane. Except for SV Two phase 2, it is still unclear the plan for the land.\n\n\n\n\nBased on table below, Propcafe\nTM\n will not be surprise another 10,000 ~15,000 incoming supplies in next 10-15 years from these lands.\n\n\nMaluri present and future launches\n\n\nAny seasoned investors worth their salt will realize the importance of primary market led pricing as this will eventually have spillover effect on the secondary market. With the sluggish and overhang market, there\u2019s not much of leeway and developers may tempted to launch with prices lower than the market. This is probably one of the biggest risks investing in property now just in Maluri but in general.\n\n\nPotential and future prospect\n\n\nDespite the incoming supplies along Sungai Buloh Kajang MRT line, Platinum Mira is standout for the following reasons\n\n\n\n\n\u00a0Within short walking distance away to highly popular Sunway Velocity and AEON maluri\n\n\nMaluri commercial centre for banking, mamak and hawker fares, stationery and basically almost everything you need\n\n\n700m walk away from beautiful 64 acres Taman Pudu Ulu\n\n\n1 station away from Mytown/Ikea and 2 stations away from Malaysia future financial hub, TRX\n\n\n\n\n70 acre TRX masterplan encompass 26 buildings and over 21 million ft\n2\n of Gross Floor Area (GFA) spread across the office, residential, hotel, retail, F&B etc. While The Exchange 106 expected to welcome tenants in 2022, world class financial institutions such as HSBC and Prudential have moved in with Affin Bank follow soon. Poised to be future financial hub, Platinum Mira can tap the spillover of tenant demand from TRX with estimated of 45,000 working population. Maluri with 2 stations away and Platinum Mira represents one of the more affordable option should able to capitalize on the TRX prospects.\u00a0\u00a0\n\n\nConclusion\n\n\nThe current trend seems that property is getting cheaper and cheaper due to the gluts and overall sentiment which unlikely can be reverse anytime soon. Man cannot produce new land however the plot ratio always can be increase\u2026 \ud83d\ude0a just look at the high-density development in Cheras despite not being a CBD area.\n\n\nPropcafe\nTM\n was informed the approved construction period is 54 months to consider the land condition, 46 storeys and as well as uncertainties involved Covid pandemic. This will bring PMR VP in end of 2025. Propcafe\nTM\n noticed that some works already started with heavy machinery scattered around.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nThis can be good news as most of new supplies (exclude the future launches) will be completed between 2021~3. However, given the amount of the incoming supplies close to 8k units, it is unlikely the rental demand can be normalized in next 3-4 years.\n\n\nAlso, SVTwo phase 2 with total 1051 units are expected to be completed in 2024. It will be tough condition for any landlords and will require a long-term holding power and even longer holding period. Only the development with USPs, lowest cost and collective effort from owners will be able to ride out the storm. And this yet consider future incoming supplies from SPSetia-MMC JV, Sunrise, Jakel etc.\n\n\nAnother interesting fact aside Lavile, PMR will be the only \nFreehold\n project within Maluri vicinity. Of course, Cochrane consists of freehold land however purchasers need to be aware that existing One Cochrane has restriction-in-interest. In layman term, any transfer will require consent from PPTGWPKL with will affect the length to complete the transaction (and other arising restriction). This article is not a platform to speculate the restriction but any interested prospects with One Cochrane are advised to check with the salesperson. However, the more pertinent question is whether the freehold lands owned by Sunway and Binastra also come this restriction?\n\n\n\n\nThere\u2019s another concern whether PV approach, execution, and delivery for PMR, whether will aligned with its affordable mass product or reflect the higher-grade product and therefore better workmanship, soft touches such as furniture, decoration, landscape etc.? On paper it seems PV has ticked affordable luxury segment. Modern fa\u00e7ade with large window and elaborate facilities however offset with some nitty details such as 5 ft width common corridor and lack of access on mezzanine deck@level 9\nth\n and sky lounge@45\nth\n floor. Imagine if residents are physically impaired, they will not be able to access or use facilities on these levels.\n\n\nWe only can know after the project is VP-ed whether PV is able to execute the whole development as per their vision, scale model and artist impression.\n\n\nAlso do not forget buyers need to face the uncertainties arising from ongoing legal tussle. Currently the case is with the highest court which is Federal Court.\u00a0\n\n\nPropcafe\nTM\n like the entry price which absolute and psf wise much more competitive than most neighboring development. This is coupled with rare Freehold status surrounded by leasehold (And freehold with restriction) developments, within short walking distance to Sunway Velocity Malls, Maluri MRT station, AEON mall and Maluri humongous commercial district. You can get your daily chap fan, chicken rice etc. from here. However, the traffic can be unbearable and incoming and future supplies that will only make the traffic worse.\n\n\nHm, how can we never forget the giant HTC along Maluri? Nevertheless, it is quite a distance, easily 500ft away from the building.\n\n\n\n\nHope you enjoy this write up and please share it around. Happy hunting!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/plaza-arcadia-desa-parkcity-part-ii/", "title": "PROPCAFE Peek : Plaza Arcadia @ Desa Parkcity (Part II) By Perdana ParkCity", "body": "\n\nThis is the second part of review on Plaza Arcadia which is continue from the teaser that posted here earlier on. See www.propcafe.net/plaza-arcadia-parkcity-towncenter/\n\n\n\n\n\n\nPlaza Arcadia is a 11.3 acres development from the new 55 acres Parkcity TownCenter in Desa Parkcity. The townCentre will include the commercial component of Shops, Offices, Condos, Hotels, Lakeside F&B and Sohos.\n\n\nPlaza Arcadia key facts, masterplan and building layout\n\n\n\n\n\n\nIt comes with 8 blocks (link with bridges) and 29 corner units. Well, from the layout you can guess which units are more expensive and attractive (of course those facing the \u201cSquare\u201d. Impressively there are 13 escalators and 16 lifts for such a small development and 28foot wide frontage at Highstreet is a big plus.\n\n\nThe building layout clearly indicate the double volume design for ground floor retails shop and 1st floor courtyard shops. This will enable tenants to induce more lifestyle retails concept compares to conventional shoplot. We will talk about office and soho in the section below.\n\n\nEntrance Statement and Highstreet\n\n\n\n\n\n\n\n\nGround Floor Retail Shop\n\n\n\n\n\n\n\n\n1st Floor Courtyard Shop\n\n\n\n\n\n\n\n\n2nd Floor Offices which will be served by 16 lifts\n\n\n\n\n3rd Floor Soho\n\n\n\n\n\n\nSoho floor will be served by lifts with private access card. If you can see the layout clearly, each block has two entrance lobbies to serve offices and Sohos and there are total of 14 entrance lobbies available for Plaza Arcadia. However, no carpark lot (2 level basement) is given by developer. Bad!\n\n\nEntrance lobby\n\n\n\n\nHere are the indicative pricing and additional information for this development\n\n\nPPC intends to sell enblock (4storeys) therefore, there are 6% discount for those orang kaya. It will come with 4 different strata titles so the owner can sell it separately later. If all units are sapued then no more will be left for normal rakyat like us to buy the individual title. \ud83d\ude41\n\n\nOne can opt to buy without DIBS which developer will rebate 5% to purchaser. Repeat buyer enjoys another 2% discount. It means those repeat buyer who buy 4 storey may get as high as 13% discount.\n\n\nCorner unit comes with 3 sohos and intermediate has two Sohos on the \u00a0top. Intermediate unit size ranged from 6.6k sf to 8k sf which cost around RM6.5mil to RM9mil Iindicative). And corner unit size ranged from 9k to 10ksf with the price tag of RM8.5mil to RM12mil (indicative). This is the pricing for the whole 4 storey before discount.\n\n\nThe size of Soho itself which about 7XXsf to 1ksf with indicative price of average 750psf (should be around 700 to 850psf) means RM500k up\n\n\nPersonal View\n\nShoplot living? Well, if one looks at the plan properly, SOHOs are served by lobbies (of course don\u2019t expect grand one :P), so it will be slightly different from the conventional shoplot. To pay more than 500k and on top of retails shop for living might not be everyone cup of tea. One needs more imagination to decide buy or not buy. Personally, it think it will be a perfect for those who use it for real SOHO not for sole residential purpose. Designer, Part time Archi, Photographer etc (DPC Lifestyle le). I am not the player of commercial and therefore i better let the expert to comment on the pricing of retail shops.\n\n\nThe \u00a0towncenter will be key commercial activities area in future DPC. To make it distinct from other commercial like Publika, Plaza Hartamas etc, this Arcadia needs to attract branded retails as tenants or at least higher end retailers. This can only be seen in 3 years time. And it will change the whole argument of the price tag and buy or not buy SOHOs verdict. Property investment sometimes need a bit of \u00a0imagination as well especially to this sort of unconventional concept. Here you go the risk taker (or i should say those ada class punya risk taker :P)!\n\n\n\nNote: Pictures and video clip from www.desaparkcity.com\n\n\n\u00a0\n\n\nFor those who miss the Part 1 \nPlaza Arcadia @ Parkcity Town Center\n can go to here by clicking \nPlaza Arcadia @ Parkcity Town Center\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/plaza-arcadia-desa-parkcity-part-iii/", "title": "PROPCAFE Peek : Plaza Arcadia @ Desa Parkcity By Perdana ParkCity Part III", "body": "\n\nPlaza Arcadia sales continue with brisk pace this week. I am amazed by the purchasing power of Malaysian given its price tag. This Part III will cover the unit size (and specification given), floor plan for each block and some observation from the sales chart.\n\n\nThe preview (Perdana Parkcity is yet to obtain AP) of Arcadia (since last week) allowed interested parties to book the unit either whole four storeys or separate title (unit). The title of each four storey is separated by Ground Floor (Street Shop & Mezzaine Shop), First Floor (Courtyard Shop), Second Floor (Offices), and Third Floor (Office/SOHO). Except the early birds who entitled to purchase the whole 4storeys, the later batch was unable to get SOHO floor. So, SOHO fans/investors still have chance to grab a piece of Plaza Arcadia.\n\n\nOut of 336 units (individual strata title) excluded third floor, there are only left with 20 units. 19 of them are ground floor (GF) units and 1 unit from first floor. Bellamy \u2013 5 units GF, Eaton \u2013 8 units GF, 1 unit First Flr, and Faraday \u2013 6 units GF. The leftover units\u2019 pricing started from RM4.xmil to RM6.xmil. It is not surprise that all units that facing Plaza or Highstreet are gone. All leftover units are facing external public road. (see the attachment below).\n\n\nAs for the SOHO, almost 100 units (out of 160+units) have taken by the early birds who booked the entire 4 Storeys. They have stopped purchase of whole block to ensure there is still something to sell in the official launch in May. SOHO units come with quite number of freebies \u2013 Kitchen Cabinet, Hood & Hob, Refrigerator, Combo Washer and Dryer. As mentioned in Part II, SOHO pricing will be around 500k+ up for smallest units (+-700sf). DIBS or 5% disc, 2% repeat buyer and 5% bumi discount.\n\n\nI believe DPC will hold a ballot session for the remaining SOHO (60+ units) and it will be a SOLD OUT project!\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nFor those who miss the part I and part II of Plaza Arcadia @ Desa Parkcity\n\n\nYou can refer to below link\n\n\nPlaza Arcadia @ Desa Parkcity \u2013 Part I\n\n\nPlaza Arcadia @ Desa Parkcity \u2013 Part\u00a0 II\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/plaza-arcadia-parkcity-towncenter/", "title": "PROPCAFE Peek : Plaza Arcadia @ Parkcity Town Center By Perdana ParkCity", "body": "\n\nPlaza Arcadia \u2013 Next Generation Offices, Shops and Soho, is located at new commercial area of Desa Parkcity called Parkcity Town Center (see Masterplan below). Parkcity Towncenter is situated besides Breezeway/Safa.\n\n\n\n\n\n\nThis is the 1st phase of towncenter and it consists of 107 units of 4 storey shops, offices and sohos which designed in an interesting European high street, open air and walkable environment based on the concept of historical town squares of old Italian and French cities. From my understanding, this Plaza Arcadia commercial property can be used for either retail shop or office or even SOHO. Let\u2019s wait for the layout to assess how this property can accomodate these three different purposes.\n\n\n\n\n\n\n\n\nThe site of Plaza Arcadia\n\n\n\n\n\n\n\n\nThe pictures below are the another side of future Parkcity Town Center. You can see from the masterplan above, the lake is, in fact, as big as the current lake near the commercial desa parkcity waterfront. It will surely be a nice place to hang around especially the lake fronting area as i was told (previous when breezeway was launched) it will cater more lifestyle dinning and commercial activities like hotel, cinema, retails shoplots, office blocks, service apartment, soho, hospital (completed and commenced), international school (completed and commenced).\n\n\n\n\n\n\nThe masterplan of Parkcity Town Center is very exciting as it will make it a more complete township (ok, small township) as it will cover other elements that are not existed in this area. I think Soho will be well accepted in Desa Parkcity as it is a preferred lifestyle location for work, live, play and some people may say status too.\n\n\nI will update more information in later stage once the layout and pricing is available for this Plaza Arcadia (gut feeling this 4 storey property will be priced more than RM 6mil).\n\n\nMore information on Desa Parkcity can refer to \nwww.desaparkcity.com\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/prasarana-lrt-and-properties/", "title": "PROPCAFE Peek : Prasarana, LRT and Properties\u2026\u2026", "body": "\n\nRecently there was one cover article by The Star Biz caught my attention. Readers can read the article from the link below.\n\n\nhttp://biz.thestar.com.my/news/story.asp?file=/2013/4/6/business/12923491\n\n\nTwo important points that catch my attention\n\n\na. 13 new developments JV between Prasarana and private developers\n\n\nb. Financial performance of Prasarana\n\n\n\u00a0\n\n\nNew Developments \n\n\nTo recap up until today, Prasarana has awarded following project where Prasarana is the land owner\n\n\n\n\nRM1.04bil\u00a0 GDV Dang Wangi tower with \nCrest Builder Bhd\n and \nDetik Utuh Sdn Bhd\n awarded on . This project will be called The Bank. According to the source below , the project will consist of 4-in-1 mixed development; retail, office, SOHO suites and hotel. The first launch will be SOFO with Unit sizes from 430 sq ft onwards\n\n\n\n\n\n\nAn artist\u2019s impression of the Crest Builder project \u00a0(From http://www.skyscrapercity.com/showthread.php?t=1500692&page=6)\n\n\n\n\nRM134.5mill GDV 34-storey condominium tower in Taman Tun Dr Ismail with NAZA TTDI called TTDI Ascencia on 1.01acre. There are total unit 157 condominium units with sizes ranging from 500 square feet to 1,200 square feet. The price is launched from RM1000psf. Unlike other projects that already awarded, the site will be next to future TTDI MRT station.\n\n\n\n\n\n\nAn artist\u2019s impression of the TTDI Ascencia project\n\n\n\n\nRM 687.6mill GDV mix commercial Ara Damansara second extension LRT station with \nTrans Resources Corp Sdn Bhd (TRC)\n awarded on 25.March.2013. The site is estimated at 12.3acre. which the preliminary plan is to develop it as a mixed development comprises of basement parking, retail podium with car parks, LRT users car parks, office units, hotel, residential apartments, retail and food court and SOHO.\n\n\n\n\n\nThe latest of its development in Brickfields, with a GDV of RM1.3bil, is awarded to \nBina Puri Holdings Bhd\n. The site is estimated at 4.61acre which will bedeveloped into 1,660 units of small office versatile office, or SoVo, with three towers, 22 floors of service suites, a commercial podium, a sky bridge, restaurant and car park.\n\n\n\n\n\n\n\n\nAn artist\u2019s impression of the Bina Puri project\n\n\nAccording to Prasarana, the next sites to be developed are at Awan Besar (2.02ha) with GDV of RM600million and Puchong (adjacent to IOI mall, 2.83ha) with GDV RM500million. These projects are slated to be announced by mid-year.\n\n\nTherefore by mid of the year, Prasarana will award in total project with GDV of RM4.28billion. In some of the references, Quoted from article below\n\n\n\u201cOne average, we would get about 16% out of the GDV from the property sales and we plan to set up a joint-venture company to manage the commercial space leased, which is still under discussion,\u201d he said.\u201d\n\n\nBeing the landowner, the portion of money belong to Prasarana is to be worth of RM685million.\n\n\nThe other 11 sites that will be developed are located in Jelatek, Kelana Jaya, Putra Heights, Pandan Jaya, Pandan Indah, Cempaka, Titiwangsa, Glenmarie, Kinrara, Bandar Puteri and Sentul.\n\n\nFrom the number of sites that made available to be developed, Prasarana is the largest land owner around LRT/ LRT extension stations.\n\n\nFor the past 5 years, properties that located within proximity of LRT station have increase by leap and bound. For example, Axis SOHU that was launched for RM110K is in market for RM300K. Similarly for older properties such as Millennium Place \u00a0in PJ Seksyen 14 has enjoy hefty capital gain. In fact for property such as Goodyear Court in USJ has appreciated for last two years due to LRT factor expected to boost rental demand as well as owners that need to use public transport. Also unlike more developed countries such as Taiwan, Singapore and Hongkong (to certain extend compared with Bangkok as well), our cities have enjoyed very limited public transport connectivity and our traffic condition is not helping as well.\n\n\nThe limited public transport connectivity as well lack of planning from government has cause shortage of properties within LRT/monorail stations. Some of the private developers have taken advantage of the high demand and price their launches at record price. Please refer to table below for the example of the launching prices (before discount etc)\n\n\n\u00a0\n\n\n\n\n\n\n\n\nYear\n\n\nProperty\n\n\nPSF during launch\n\n\nCurrent (psf)\n\n\nTotal units\n\n\n\n\n\n\n2010\n\n\nPacific \u00a0Place\n\n\nRM380\n\n\nRM620\n\n\nAppr 1400\n\n\n\n\n\n\n2011\n\n\nEve\n\n\nRM550\n\n\nRM700\n\n\n743\n\n\n\n\n\n\n2011\n\n\nDamen\n\n\nRM650-700\n\n\n\u2013\n\n\n480\n\n\n\n\n\n\n\n\nAll the projects above are almost sold out from the developers. However with Prasarana in the picture, all these are set to change. The lack of supplies will be addressed in coming years when Prasarana gradually release the land to market. It will be interesting to see how the developers price the units.\n\n\nWe will have more reviews solely discussing about developments with close proximity with stations along\u00a0 LRT extension. Stay tune.\n\n\nFinancial performance of Prasarana\n\n\n\u201c\nShahril says to date Prasarana had issued about RM10bil bonds and sukuk over the past decade and is servicing about RM400mil interest per year.\n\n\nRail is making a yearly revenue of about RM240mil with earnings before interest, taxes, depreciation and amortisation of RM50mil.\n\n\nMeanwhile, the business operations have a yearly revenue of about RM180mil but the operational cost is a staggering RM280mil and that reflects a loss of RM100mil\n.\u201d\n\n\n\n\nRidership (source \nhttp://biz.thestar.com.my/news/story.asp?file=/2013/4/6/business/12922378&sec=business\n)\n\n\nThe current daily ridership stand at 467,000 and the numbers expected to be increased by 27% to 595,000 when the LRT extension is completed.\n\n\nNow, we are doing simple backward calculation. The rail is make yearly RM240million revenue. Therefore average, daily riders are paying about RM2/ trip. In 2015, when LRT extension is completed, the expected revenue to be generated is RM310million. Assuming that operating cost is not increased, Prasarana will make operating loss at (RM400mill + RM280mill \u2013 RM310mill) of RM370million.\n\n\nIn other word assuming that daily ridership are estimated accurately, the revenue will face shortfall if the ticket fare is not increased. We also need to consider depreciation cost as well as debt repayment cost. By 2015 to cover the shortfall, the ticket fare will need to adjusted at least twice the fare now IF there is no subsidise from government.\n\n\nConclusion\n\n\nThe fare is very affordable for now. From Kelana Jaya to KLCC just cost RM2.40 one way. The carpark in KLCC for one hour cost much higher than this. Therefore you can see the attractiveness of staying in condo next to LRT station. Also for office, it is much accessible not only for your clients but attractive for workers as well.\n\n\nHowever will the equation change in future when Prasarana raise the ticket fare to at least twice the current fare? \u00a0Will the Prasarana JV projects causes oversupplies in the market? Then again the petrol price may increase in future\u2026 carpark rate never reduce especially in city where land is scarce\u2026\u00a0 Or should we blindly invest in property just because it is next to the station with fully considering the fully valued price?\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-360-degree-view-afiniti-residensi-medini-nusajaya-legoland-related-property/", "title": "PROPCAFE 360 Degree View : Afiniti Residensi @ Medini Nusajaya \u2013 LEGOLAND Related Property", "body": "\n\nPROPCAFE was in holiday last two weeks and LEGOLAND was one of the destinations. Being PROPCAFE , property is in our blood, we just couldn\u2019t help but also did some property works when spouses were not in action. PROPCAFE will cover the nearest development (as of now) to LEGOLAND!\u00a0This short review\u00a0serves three purposes \u2013 (a) Investment \u2013 If you are believing LEGOLAND spillover and Iskandar or want it to be part of your Airbnb portfolio. (b) Own it a holiday home; (c) Tourist who looks for nice Airbnb accommodation\u00a0in Medini.\u00a0If you are looking for accommodation of your LEGOLAND, this will help a lot to make up your mind so please continue to read it. Anyway,\u00a0We are\u00a0happy to do\u00a0the first coverage of PROPCAFE\u00a0in Iskandar and hopefully more in future!\n\n\nAfiniti Medini Aerial View on Corporate Training Centre and Wellness Centre\n\n\nDeveloper\n\n\nThis 360 degree view will\u00a0not be a technical but casual review\u00a0that allowed reader to enjoy this spectacular buildings by the joint venture between Khazanah Nasional (Malaysia Sovereign Funds) and Temasek (Singapore sovereign funds). Imagine the two giant sovereign funds behind this project and you will expect it has the financials to provide good delivery in term of quality.\n\n\nLocation\n\n\nAfiniti Residensi is the nearest tower to LEGOLAND which is\u00a0right opposite\u00a0 and you can basically walk there in two minutes. Behind the building will be Gleneagles Medini Hospital which will be convenient to retirees and medical tourists. This residential tower can access directly the\u00a0opposite\u00a0Medini Mall but do not expect much on the mall! However, some restaurants, fast food chains, and convenient stores are there to serve you.\n\n\n\n\n\n\nIt is also few minutes drive to Educity where all reknown universities (Newcastle Medical School, Reading, Southampton, Netherland Maritime Institute Technology, and Multimedia University)\u00a0\u00a0and international schools (Raffle American International Schools & Malbourough College) are located. Nusajaya also hosts the world famous Pinewood Studio. There are other commercials also another hospital like Columbia Asia within Nujasaya. Yup, this place is huge and it will take another twenty pages to write a detail location.\n\n\nWalk toward LEGOLAND from Afiniti Medini Common Area\n\n\nWalk from LEGOLAND to Afiniti Medini\n\n\nWalk from LEGOLAND to Afiniti Residensi\n\n\nWalk from LEGOLAND to Afiniti Residensi & Somerset Medini\n\n\nAfiniti Medini \u2013 \u00a0Facts & Density\n\n\nAfiniti is one of the first service apartments completed in Medini. There are three towers at Afiniti namely, Afiniti Residensi (22 Storeys), Somerset Medini (33 Storeys) and the low rise Infiniti Wellness Center and Corporate Training Center (CIMB Leadership Academy). According to the source, Afiniti Residensi was launched from 850psf to 1000psf and sold out within few hours :).\n\n\nAfniti Residensi \u2013 Front View\n\n\nAfiniti Residensi side view with Residential lobby entrance\n\n\nAfiniti Somerset Medini Tower\n\n\nAfiniti Wellness Centre\n\n\nAfiniti Corporate Training Centre\n\n\n\n\nAfiniti Residensi has 147 units whilst another block which managed by Somerset housed 310 units. Both buildings have its own lobby, swimming pools and facilities but share other common area.\n\n\nAfiniti Residensi and Somerset Medini\n\n\nLet\u2019s focus on Afiniti Residensi since it is only\u00a0tower you may consider now to own it. \ud83d\ude42 It comes with multiple size \u00a0below:\n\n\n\n\nStudio (484 sf)\n\n\n1 bedroom\u00a01 (715/790\u00a0sf)\n\n\n2 bedrooms (993/991/983/1064\u00a0sf)\n\n\n\n\nAfiniti is currently the best place for leisure purpose. After a long day at LEGOLAND, you may take rest and chill at its abundant facilities\u00a0with nice landscapes. All waiting areas comes with double volume ceiling height and glass panels that make it classy and higher end.\n\n\n \n\n\nAfiniti Residensi Lobby and Waiting Lounge\n\n\nAfiniti Residensi Lounge and Waiting Area\n\n\nAfiniti Residensi Lobby Access to Lift\n\n\nAfiniti Residensi Ground Floor Transfer Lobby\n\n\nAfiniti Residensi Mail Room\n\n\nAfiniti Residensi Corridor With Good Ventilation\n\n\nAfiniti Residensi tower has its own private rooftop garden\u00a0\u00a0and infinity pool at 22nd floor that overlook LEGOLAND and Medini. Absolutely nice\u00a0place to relax and enjoy the wind and beautiful scene here.\n\n\nLEGOLAND View from Rooftop of Afiniti Residensi\n\n\nAfiniti Residensi Rooftop View (Toward Gleneagles Hospital)\n\n\nRooftop front view from Afiniti Residensi (LEGOLAND Carpark)\n\n\nAfiniti Residensi Rooftop View\n\n\nAfiniti Residensi Rooftop Side View\n\n\nAfiniti Residensi Rooftop \u2013 Chills\n\n\nAfiniti Residensi Rootop \u2013 Relax with LEGOLAND Scene\n\n\n\n\nAfiniti Residensi Rooftop Infinity Pool\n\n\nAfiniti Residensi Rooftop Small Garden\n\n\nAfiniti Residensi Rooftop Gym\n\n\nSomerset Medini Pool\n\n\nAt the ground, it shares the nice garden and other facilities with other towers. The size of the common area is large and more than sufficient for residents here. Thumbs Up on developer\u2019s effort on the landscaping.\n\n\n\n\n \n \n \n \n\u00a0 \n \n \n \n \n\n\n\n\n \n\n\nCIMB is the key tenant of the Corporate Training Center. It is a good place for corporate workers to train here with great environment with luxury lounge and dinning area below.\n\n\n\n\n\n\n\n\nAfiniti Corporate Training Tower \u2013 Lounge and Dining Area\n\n\nAfiniti Corporate Training Tower \u2013 Lounge and Dining Area\n\n\nAfiniti Corporate Training Tower \u2013 Lounge and Dining Area\n\n\nI am not sure whether the Wellness Centre interior but\u00a0the building\u00a0seems very \u201cquiet\u201d.\n\n\nAfiniti Medini has tight security with many guards walking around who seems very hardworking as I was stopped to venture into the corporate tower (:P) and also bumped into the patrol guard at my floor few times. In the garden, it also has the panic help button available in case of any emergency required.\n\n\n\n\nCarpark & Laundry Service\n\n\nPlenty of Carpark lots available and properly labelled for each unit. For those who are not comfortable with the security of\u00a0LEGOLAND open carpark area, you may choose to park at Afiniti Wellness Centre Carpark which charged RM10 per entry (same as LEGOLAND).\n\n\nCar Park lift lobby\n\n\n\n\n\n\nIn Summary, Afiniti Medini looks very decent (opps! Except its color scheme)\u00a0which comes with\u00a0fantastic environment. Developer has put in a lot of effort and it can easily match 4 star hotel standard. In fact, it has more landscapes and most importantly it is SUPER CONVENIENT\u00a0for LEGOLAND tourists who come with families. It definitely the best choice so far for LEGOLAND\u00a0visitors\u00a0now until another\u00a0development like the opposite D\u2019Prestine completed,\u00a0but I doubt\u00a0it can deliver similar landscape which is one of the best I have seen in any service apartments which still very much well kept. Having said that, within 1-2km from LEGOLAND, you will see many towers mushrooming all\u00a0over the\u00a0place. But, location wise, Afiniti TRIUMP!\u00a0Alright, we hope you enjoy\u00a0PROPCAFE short introduction of Afiniti Medini.\n\n\nhttp://afiniti.com.my/\n\n\n\n\nPROPCAFE ends here with some of the scenes that shot in the nearby Puteri Harbour, about 10mins drive from LEGOLAND. Happy New Year!\n\n\nBeautiful Harbour Scenery!\n\n\n \n \n \n \n\n\n \n\n\nSimilar to the faith of Medini Mall,\u00a0the retail mall\u00a0is there at Puteri Harbour\u00a0but not human traffic :).\n \n \n \n \n\n\nHello Kitty Town and Thomas & Friends located at the mall. Kids have funs but mummy and daddy are Zzzzzzz.\n\n\n \n \n \n\n\nMasterplan of Puteri Harbour. Oh Yeah, Impressive! Waiting for the execution for next 10 years. \ud83d\ude1b\n\n\n \n \n \n\n\nBye Bye! Johore. See you next time! PROPCAFE WILL BE BACK!\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-360-degree-view-anggun-residences-kl-city-centre/", "title": "PROPCAFE\u2122 360 Degree View: Anggun Residences @ KL City Centre", "body": "\n\nIt has been awhile since PROPCAFE last posted 360 Degree View article. Just to recap, 360 degree view series is one of the most important information for property buyers as the property condition when it vacant possessed will reflect the delivery of the developer. It should help everyone to know the standard and quality of works of a particular developer. As we mentioned many times, \u00a0developer can provide fancy brochure, first class services in sales gallery, professional sales person to explain the details to buyers, dream alike video illustration, and 100 promises. But, in the end of the day it is more important to view their recently completed property in order to assure the reliability and trust of a developer.\n\n\nPROPCAFE covered Anggun Residences few years ago (\nsee here\n) and now is the time to revisit the completed site to check out developer promises and validate our previous review. Instead of extensive illustrations, 360 degree view works better with pictures \u2013 A picture paints a thousand words! Let\u2019s enjoy!\n\n\nFacade\n\n\nDefinitely better looking than it brochures and video illustration! \u201cGlassy\u201d and Beautiful Cladding. Dark color is also helpful for \u201cAnti-Aging\u201d.\n\n\nAnggun Residences Facade (Side)\n\n\nAnggun Residence Facade \u2013 Facing The Heritage Row\n\n\nAnggun Residences Facade (Front)\n\n\nAnggun Residences Facade (Side)\n\n\nEntrance Statement\n\n\nSimple and nice enough. One at the \u00a0guardhouse and another is facing Jalan Doraisammy.\n\n\n\n\nNight Scene of the Entrance Statement\n\n\nGuardhouse\n\n\nNothing to shout about! But it is well equipped.\n\n\nAnggun Residences \u2013 Entrance Guardhouse\n\n\nSustainable Perimeter Fencing\n\n\nThe random stones perimeter makes the fencing looks more lively and definitely more sustainable. Simple and cool.\n\n\nPerimeter with Random Stones Design\n\n\nBehind Guardhouse\n\n\nFrontage\n\n\nThe road is wide, however, the open carpark bays there will make it narrower \ud83d\ude05.\n\n\nMain access Road to Anggun Residences\n\n\nInfrastructure Upgrade\n\n\nThere is new access to this site which coming from Jalan Sultan Ismail. Residents are no longer rely on Jalan Doraisamy. It helps to avoid the traffic and hassle of narrow road there. Unfortunately, the current new walkaway to Monorail Station infront is not fully covered. Umbrella is needed \ud83d\ude2c. This newly opened access will also support the future development ar the current vacant land that owned by UDA. It is planned for commercial office towers (information please read our previous Anggun Residences Review). The drivers from Jalan Sultan Ismail can come in this access via the sale gallery right besides Sheraton hotel. Alternatively, one can drive through Jalan Doraisamy till Anggun Residences and turn to the back lane of the building before you join back the new access below.\n\n\nThe new access at the left will bring you to monorail station which located infront.\n\n\nAlso noticed that the pathway from the site to Dang Wangi Petrol station has been beautified with some landscape works. Approximate 5mins walk to Dang Wangi LRT Station.\n\n\nDirect Pathway to Dang Wangi\n\n\nDeveloper has built a taxi stand there for residents/public use. The only proper taxi waiting area at the whole stretch of Jalan Doraisamy.\n\n\nAnggun Residences Taxi Stand\n\n\nDropoff/Lobby Area\n\n\nFountains, designer lightings, decorative wall arts, and two waiting lounges. Overall, wide and class though a bit blank. Exactly the same like what was promised in the video clip showed during the launched of the project.\n\n\nAnggun Residences Entrance Lobby/ Dropoff Area\n\n\nOne of the Two Waiting Lounges\n\n\nAnggun Residences \u2013 Water Features & Waiting lounge\n\n\nAnggun Residences Lounge Area \u2013 Night\n\n\nAnggun Residences Lounge Area at night\n\n\nGround Floor \u2013 Garden\n\n\nNot many people notice that there is a small garden for residents to hang out at ground floor right, besides the carpark ramp. Instead of waiting lounge, this could be a nicer and peaceful place for you to kill time while waiting for your Grab or friends to come, with the water features and few customised swing to have your own ME TIME.\n\n\nGarden \u2013 Ground Floor\n\n\nGround Floor Garden \u2013 Resting Area\n\n\nGround Floor \u2013 Garden Swing\n\n\nLobby Lifts\n\n\nThere is a total of three different lift lobby areas located at the left, right and the centre of the building. Full marble flooring and wall are there to impress your visitors. Access card is required for residents to enter these three designated lift lobbies. The lobby is wide and spacious. Thanks to the high ceiling together with the dimmed decorative ceiling lighting, the lift waiting area shows an upmarket feel in Anggun Residences. Well done!\n\n\nAnggun Residences Lift Lobby\n\n\nAnggun Residences High Ceilling Lift Waiting Area\n\n\nAnggun Residences \u2013 Spacious Lift Lobby\n\n\nThe Elevator\n\n\nAnggun Residences is using Dover brand elevators. Well, hardly heard of it. A quick search shows that Dover lift system is USA based and it is listed as the top 10 best elevators in the world. So, no worries. The lifts are quality and the lightings in the car cage looks good too. Dual entrance sometimes can be a bit confusion to know which side to get out! \ud83d\ude2c. With the help of access card, it will open the right door for you. These lifts are all using touch screen features and comes with additional set of lower handicap friendly buttons to ease the use for this group of residents. Thumbs up!\n\n\nAnggun Residences Quality Dover Lift\n\n\nAnggun Residence Elevator with good width and length\n\n\nAnggun Residences \u2013 Elevator with wooden panel and warm lighting to make it cozy\n\n\nAnggun Residences \u2013 Quality handle and design within the car cage\n\n\nLighting at the Elevator\n\n\nLift Lobby at each Residential Floor\n\n\nRustic and concrete design wall at each level of lift lobby area. Not too bad. At least better than those standard blank painted wall in most of the condominiums, yes we are talking about rm1000psf above kind of properties \ud83e\udd2d\ud83e\udd2b. You know who you are. Lol.\n\n\nAnggun Residences Lift Lobby Wall\n\n\nAnggun Residences \u2013 Dark Rustic Wall at Lift Lobby\n\n\n\n\nFacilities Floor \u2013 8th and 9th Floor\n\n\nDual level facility floor with nice resort ambience.\n\n\nAnggun Residences \u2013 One of the Multiple Pool Decks at the facility floor\n\n\nAnggun Residences \u2013 One of the Multiple Pool Decks at the facility floor\n\n\nThis slideshow requires JavaScript.\n\n\nAnggun Residences \u2013 One of the lounges at Facility Floor\n\n\nNice Place to Chill\n\n\nTwo Lounges located at the Facility Floor \u2013 Chillax!\n\n\n\u00a0\n\n\nAnggun Residences \u2013 Nice Sun Deck/Lounge\n\n\nAnggun Residences \u2013 Separate Jacuzzi corner for you to chill\n\n\nAnggun Residences \u2013 Double Volume Facility Area\n\n\nThis slideshow requires JavaScript.\n\n\nAnggun Residences Private Dining Room At Facility Floor\n\n\nAnggun Residences \u2013 Private Dining Hall 1 and 2 with fold-able partition.\n\n\nPrivate BBQ Area\n\n\nThis slideshow requires JavaScript.\n\n\nFacility Floor Future Sundry Shop\n\n\nAnggun Residences \u2013 Designated and Fully Furnished Meeting Room\n\n\nThis slideshow requires JavaScript.\n\n\nAnggun Residences View toward KL Tower, YTL Stripe and M101 Dang Wangi\n\n\nThis slideshow requires JavaScript.\n\n\nPhone and Smart Device at Common Area. Yes, Samsung again \ud83d\ude42\n\n\n\n\n\n\nRooftop Garden and Private Dining/Function Halls\n\n\nAnggun Residences Root Top Garden View to KL Tower\n\n\nAnggun Residences Roof Top Garden\n\n\nAnggun Residences Roof Top Garden\n\n\n\n\nAnggun Residences \u2013 Sky Dinning Room Toward Garden\n\n\nAnggun Residences Sky Dinning Room at Roof Top\n\n\nAnggun Residences \u2013 Sky Dinning Room KLCC View\n\n\nAnggun Residences Roof Top Common Area\n\n\nHow about the nice scene at roof top garden? Basically there are two gardens at roof garden. You will notice one is wider than another. See below\n\n\nRoof Top Garden with KLCC View\n\n\nKL Tower \u2013 Place to Slow Down Your Day\n\n\nPrivate Garden at the Top\n\n\nModern and Simple Seater (Yup, Design and Made in Spain) at Roof Top Garden\n\n\nPlace to Enjoy KL City Scene\n\n\nTwo Gardens at Each Wing\n\n\nNice Ambience\n\n\nQuiet Corner\n\n\nChill and Chat\u2026.\n\n\n\n\nPrivate Dinning areas \u2013 Both KLCC and KL Tower View at ONE GO. \ud83d\ude42\n\n\nRoot Top Garden BBQ Area\n\n\nRoof Top Playground with City View.\n\n\nKL City Centre Scene \u2013 360 Degree View at Roof Top Garden\n\n\nEnjoy the slides below.\n\n\nThis slideshow requires JavaScript.\n\n\nCarpark Area\n\n\nThe carpark area with good ventilation. The ramps are wide and safe! No issue for big car! \ud83d\ude42\n\n\nCarpark Privacy and Ventilation\n\n\nRamp\n\n\nWide! MPV driver, you are safe!\n\n\nDelivery \u2013 The Unit!\n\n\nThanks to PROPCAFE buddies, we managed to view few studio units. We are showing here with one of the studios at Anggun Residences. The unit comes with surprisingly smart technology. Smart panel, CCTV to shot at the entrance door, quality kitchen cabinet with Teka Hood & Hod and Microwave, Samsung Fridge, Samsung dryer washer, Daxia Bathroom/Toilet Accessory (faucets etc), plaster ceilling and lightings with smart features.\n\n\nMarble flooring at entrance and kitchen area and timber flooring for living and bed area. The horizontal full glass window across the unit makes this studio looks more spacious!\n\n\nView from Living to Main Door and Kitchen\n\n\nKitchen\n\n\nFully Equipped Kitchen\n\n\nCabinet with Full Glass\n\n\nCabinet besides the open kitchen. Washer cum dryer is hiding behind the cabinet\n\n\nBuilt In Iron Board\n\n\nMarble Flooring Workmanship and Quality\n\n\nSmall Wardrobe with Open Area Toward Toilet and Bathroom\n\n\nWardrobe with Mirror\n\n\nWardrobe with Mirror\n\n\nLiving Area \u2013 View from Kitchen\n\n\n \n\n\nFull Glass \u2013 Wide and Clear.\n\n\nToilet\n\n\nBasin and Faucet with Damixa. Danish Brand and Design!\n\n\nAgain, Damixa. Danish Brand and Design!\n\n\n\n\nSamsung Digital Lock. Yup, no cheap at all. Card, Password, and Thumbdrive access \ud83d\ude42\n\n\nCCTV. I AM WATCHING YOU!\n\n\nSamsung, Samsung, Samsung\n\n\nOverall, the main contractor Crest Builder has done a pretty decent jobs within the delivery time frame. Other than some of the facilities like reading, game rooms etc are still empty, the rest of the finishing of common and facilities area are commendable. After few visits in different unit, the quality of works are there to see. No sign of UDA cuts corner in its specification and the branded fittings are given according to its promises. It is rather surprise to be honest on what we have seen. Not that it is superb but we are sure not many believe UDA can delivery such decent properties :). Yes, many are quite negatively biased on UDA, we guess it could be due to the fact that they are not the developer that pushes hard in the market. Okay, some of you may not even know them \ud83d\ude42 . Massive facilities, everything is \u00a0double\u2026\u2026BBQ, Gardens, Decks, Lounges, Private Dinning Room, and etc. You will always find your quiet area to redeem or chill.\n\n\nIn short, the location speaks for itself, thanks to newly completed YTL\u2019s Stripes and also M101 Dangi Wangi (running as hotel now). You will notice the crowds there not just to queue for Yut Kee but many nice restaurants and cafes are mushrooming opposite the Stripes. To walk over monorail station and dang wangi LRT station are just few minutes. Plenty of eateries, cafes and pubs together with the popular heritage row there, not to say Quill City Mall (ok, a bit dead there nowadays), SOGO, Pertama Complex and Jakel Mall everything are there.\n\n\n360 Degree View \u2013 The developer has delivered its promises and let\u2019s see the responses from the market in next 6 to 12 months. Signoff here and happy property hunting!\n\n\nDon\u2019t forget to join our \nfacebook\n\u00a0and you can still go back to read our PROPCAFE Review of this project few years back here:\n\n\nhttps://propcafe.net/propcafe-review-anggun-residences-kl-city-centre-by-uda-holdings/\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-360-degree-view-arnica-tropicana-gardens-kota-damansara-by-tropicana-corporation/", "title": "PROPCAFE\u2122 360 Degree View : Arnica Service Residences \u2013 Tropicana Gardens @ Kota Damansara by Tropicana Corporation", "body": "\n\nTime flies, PROPCAFE\u00a0had a\u00a0brief coverage on Tropicana Gardens four years ago (\nhttps://propcafe.net/tropicana-gardens-bayberry\n), the first block Arnica Service Residences is now vacant possessed! No way PROPCAFE will miss the 360 degree view on this \u201cused to be price\u00a0record breaking property\u201d in Petaling Jaya when\u00a0Arnica first launched at sub RM750psf then second block Bayberry\u00a0near to RM1000psf. Everyone was screaming \u201ccrazy\u201d (as usual) when all units of Arnica\u00a0were snapped up\u00a0in no time! After four years, HELLO what is sub RM750psf nowadays?\n\n\nTropicana Gardens located at the heart of Kota Damansara which opposite Sunway Giza mall and Nexis. It has all the amenities you need here. The nearby highways like LDP, NKVE, Sprint, and Penchala link will bring you to every part of Klang Valley. If you don\u2019t drive, MRT is just right infront of you! PROPCAFE is not going to review more on the location and its accessibility as\u00a0we believe all of you must know this place well (unless your are not Klang Valley folks)! We are more excited to do the\u00a0360 degree view of this newly vped building \ud83d\ude42 .\n\n\nThere are total of four residential towers\u00a0to be built in this 7 acres land.\u00a0The developer\u00a0is now delivering\u00a0the keys of Arnica\u00a0to the proud owners (those brave property kaki, salute!). The mall has no way near to completion but MRT station is now ready for residents which is a big plus.\n\n\nFa\u00e7ade of Arnica and Bayberry are clean and neat!\n\n\nArnica and Bayberry Fa\u00e7ade with MRT Surian Station\n\n\n \n \n \n \n \n \n \n \n \n Arnica \n \n \n \n \n \n \n \n \n \n \n \n Bayberry \n \n \n \n \n \n \n\n\nWhen\u00a0PROPCAFE arrived at Arnica Tropicana Gardens, we were welcomed by its tastefully done lobby. Although the area of the lobby is not big, the high ceiling with its cool furnishing make it very comfortable and you won\u2019t mind to stay here to chill-out for long time.\n\n\nLobby Guest Waiting Area\n\n\nLobby\n\n\nLobby Guest Waiting Area\n\n\nEntrance of Lobby\n\n\nNext, PROPCAFE moved on to visit the facility floor. Before that, of course, to \u201cinvestigate\u201d its lift corridor and the quality of lift. Come on,\u00a0residents\u00a0need to spend some times on it everyday, so\u00a0It\u00a0has to be\u00a0important! Well, Tropicana Corporation hardly disappoint you on this, am I right? See photo below.\n\n\nLift Corridor\n\n\n \n \n \n \n \n \n \n \n \n Lift \n \n \n \n \n \n \n \n \n \n \n \n Lift \n \n \n \n \n \n \n\n\nThe facilities\u00a0are located at 5th floor.\u00a0The \u00a0first thing to enjoy is the fantastic view of Tropicana Golf Course!\n\n\nTropicana Golf Course\n\n\nTropicana View\n\n\nFacilities are well equipped with nice infinity pool, elevated viewing deck, basketball court, interactive playground, gym, sauna room, cozy resting area etc. Vertical Garden was also found here! So far, money well paid!\n\n\nPool Hammock with great view\n\n\nInfinity Pool\n\n\nLandscape surrounding the pool\n\n\nElevated Viewing Deck\n\n\nTropicana Golf Course View from the Elevated Viewing Deck\n\n\nBeautiful Vertical Gardens\n\n\nLandscape\n\n\nInteractive Playground\n\n\nBasketball Court\n\n\nPocket of Garden\n\n\nDecks and Landscape\n\n\nCommon Area\n\n\nSauna Room\n\n\n \n\n\nGuests Resting Area\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Gym Room \n \n \n \n \n \n \n\n\nPROPCAFE continued the visit\u00a0at level 38 \u2013 Sky Garden. We felt that the developer could have done more! The space is rather small, by right the developer should utilise the height of this floor to build a mezzanine floor\u00a0so that it\u00a0allows more residents to enjoy the spectacular view of Kota Damansara and Tropicana (see below).\n\n\nSky Garden View on Tropicana\n\n\nSky Garden View on Tropicana\n\n\nSky Garden View on Tropicana\n\n\nView on Kota Damansara\n\n\n \n \n \n \n \n \n \n \n \n Sky Deck BBQ \n \n \n \n \n \n \n \n \n \n \n \n Sky Garden \n \n \n \n \n \n \n\n\n\n\nCredit must be given to the developer to come out a very spacious lounge and game room\u00a0for party and functions at this floor!\u00a0Classy renovation! Surely residents will enjoy this luxury facility here! Who care about small tiny studio? There are always places to enjoy!\n\n\nLounge\n\n\nSeating Areas\n\n\nPlace for Gathering\n\n\nGame room\n\n\nNow PROPCAFE head to key task i.e. visit the unit!\n\n\nFirst, PROPCAFE explored the studio unit. Out of surprise, the unit is more than enough for a standard studio, thanks to its horizontal layout! Yes, the layout that we always like to have\u00a0as it\u00a0comes with more natural sunlight. This layout also allows this studio to be converted easily\u00a0as one bedroom apartment with just a simple\u00a0partition wall. See layout below.\n\n\nStudio living and kitchen\n\n\nStudio Living and Large Window\n\n\n\n\nLiving cum Bedroom\n\n\nNot sure it is the choice of the developer or the architect\u2019s preference, similar to Tropicana Avenue, the bathroom again come with a see-through glass from bathroom. \ud83d\ude42 After some debate among PROPCAFE founders, we like the idea of having it because it\u00a0allows natural light go into the bathroom. Oh ya, one PROPCAFE\u00a0founder always like\u00a0to enjoy the scene inside the bathroom. Lol. So, it is really personal choice!\n\n\nSee-through from the shower area.\n\n\nDry Area and Bathroom\n\n\nBathroom\n\n\nGood quality Grohe\u00a0sanitary ware were given.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nSignature Kitchen Cabinet, Electrolux oven,\u00a0hob and hood are also provided.\n\n\nStudio Kitchen Area\n\n\nLet\u2019s\u00a0check out\u00a0the\u00a0twp bedrooms unit. Similar to studio, the layout is also horizontal designed whereby both rooms (left and right)\u00a0and living area are bright with large windows. Apparently, the developer give more space to dining and living area and therefore, the rooms size are smaller than what we expected. . Having said that, this apartment is definitely more than sufficient for a small family to have a city living lifestyle.\n\n\nEntrance\n\n\nKitchen with large area for extra cabinets\n\n\nKitchen and door to dry area\n\n\nLiving Area\n\n\nDining Area\n\n\nRoom 1\n\n\nRoom 1 Wardrobe Area and Toilet. Ya\u2026see-through again \ud83d\ude42\n\n\nBathroom\n\n\nRoom 2\n\n\nRoom 2\n\n\nRoom 2 Bathroom\n\n\nOther than minor defect like tiles, plaster ceiling and some paint works, overall quality of the department is in good condition. Well done, Tropicana Corporation.\n\n\nUseful gift from the developer\n\n\n\n\nCorridor outside the unit is windy with good ventilation. However, more IDs needed!\n\n\nCorridor outside the unit\n\n\nOther views from the buildings\n\n\n \n \n \n \n \n \n \n \n \n MRT Track and Kota Damansara \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n MRT Direct Link \u2013 WIP \n \n \n \n \n \n \n \n \n \n \n \n Surian MRT Station View from the top \n \n \n \n \n \n \n \n \n \n \n \n Kota Damansara View \n \n \n \n \n \n \n\n\nLast part \u2013 Letter box and\u00a0Car Park Zone. The car park traffic flow and design is ICHIBAN! Wide entrance and multiple lanes with adequate signage.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Lifts from Car Park Area \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nSo, has PROPCAFE done the \u201cLawat Sambil Belajar\u201d? Of course NO! The last part of experience is important! PROPCAFE tried out the \u201croute to MRT\u201d. It is crucial to Arnica as the direct link will not be completing soon. So, for all\u00a0Arnica residents, the following scene will be your daily routine walk :). Lucky folks, it is not bad at all!\n\n\nRight outside the lobby\n\n\nWalk toward the side road of the building\n\n\nUsual Walkway to MRT\n\n\nToward MRT\n\n\nScene\u00a0\u2013 \u00a0daily routine\n\n\n\n\nNeed to watch out the cars from the upper level car park zone\n\n\nLast part of journey to MRT Station\n\n\nHere we are at MRT Station. Feeling macam Singapore (one founder said). Please la, it is better than Singapore MRT laaaaaaaaa. Makan time at Giza mall! See ya! In short, it is one of the best MRT related properties we have visited so far! Congratulations to Arnica owners!\n\n\n \n \n \n \n \n \n \n \n \n Escalator to help the old man infront \ud83d\ude42 \n \n \n \n \n \n \n \n \n \n \n \n Surian Station! \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Singapore MRT Station? \n \n \n \n \n \n \n \n \n \n \n \n Better than SG MRT? \n \n \n \n \n \n \n \n \n Feeder Bus Waiting Area \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Feeder Bus Waiting Area \n \n \n \n \n \n \n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-360-degree-view-avista-warisan-puteri-ioi-properties/", "title": "PROPCAFE 360 Degree View: Avista @ Warisan Puteri By IOI Properties", "body": "\n\n\n\nThe first 6 months of 2016 has been challenging period for the property market where the transaction volume continued with its downward trend. And for the first time, the transaction value dropped steeper than the volume. According to report just released by NAPIC, the transaction volume and value dropped by 12.3% and 15.6% respectively to 163,528 and RM64.59billion. For some developers, it is a red flag for them to defer their launches with the concern the properties will not be well received.\n\n\nHowever despite the sluggish property market, some developers are unduly concern and continue with the new launches. These developers knew the property market is a function of product, value, prices, location and demand. As long as they are delivering a house that meet the demand of buyers within the affordability range, the house itself will sell out eventually.\n\n\nTo recap IOI Properties (IOIP) has launched Warisan Puteri\u2019s first phase named Evira in Oct.2015. During PROPCAFE\u2019s visit couple of months ago, Evira already in advance stage of construction. PROPCAFE noticed that the second phase, Avista Warisan Puteri despite officially just launched in Sept.2016 (\nhttps://propcafe.net/propcafe-news-75-avista-warisan-puteri-snapped-official-launching/\n), the construction was already at advance stage.\n\n\nFor more information about Evira and Avista Warisan Puteri, readers can read the PROPCAFE Review in the link \nhttps://propcafe.net/warisan-puteri/\n.\n\n\nRecently Avista Warisan Puteri show unit is opened to public for viewing and as part of coverage on booming South Klang Valley, PROPCAFE took the opportunity to check out Avista Warisan Puteri as well other township within the vicinity.\n\n\nAvista Warisan Puteri\n\n\n\n\nTo recap, Avista Warisan Puteri is the 2\nnd\n phase of 202 acre \nFREEHOLD\n Warisan Puteri township. There are 182 units of typical 22X75 DSL in 17acre of land. Similarly to Evira, Avista Warisan Puteri is Individual title, Fenced and Guarded (FnG).\u00a0 Each precinct is designed with single ingress and egress and upon Vacant Possession the Resident Association (RA) will be formed. RA will be responsible of getting approval from local authorities for building of guardhouse and fencing. RA will be responsible of the maintenance and services such as security.\n\n\n\n\nAvista Warisan Puteri: Site Plan\n\n\nGated and Guarded (GNG) is probably the more popular acronym due to concern of security and many developers have make GnG as the signature concept of their township. However FnG has their merit. The maintenance cost is definitely more affordable as certain services such as rubbish collection,\u00a0 up keeping of landscape and streets are handled by local authority where else residents will only be paying the security services for their precinct. Local authorities is also obliged to repair and re-tar roads which can be costly if solely borne by the residents.\n\n\nOn the other side of coin, law is quite vague on legality of FnG concept in individual title as well as control of public access in the precinct. However PROPCAFE thinks it is balancing act and therefore the importance of developer\u2019s role in designing the precinct. For example the public playground and Paradise of Persia are located before the guardhouse to ensure that public could enjoy the amenities without compromising the security of the Precinct. Also there are no commercial shops, school, worship places within the precinct therefore public has no reason to enter the precinct unless for the purpose to visit the residents. Furthermore the precinct is designed with single ingress and egress with perimeter fencing and guardhouse for security and access control built by IOIP after CCC is obtained.\n\n\nBack to Avista Warisan Puteri, the show unit has opened for viewing recently and kudos to IOIP, the actual product is resembling close to the artist impression.\n\n\n\n\nFa\u00e7ade: Artist Impression to the Actual Product\n\n\nEven the number of window panels and proportion seems to be accurate. The only visible different PROPCAFE found was the roof drain gutter which is not shown on artist impression.\n\n\n\n\nAvista Warisan Puteri : Fa\u00e7ade of Show Unit\n\n\nShow Unit\n\n\n\n\nOne of the concern when PROPCAFE visited Evira was the size of the wet kitchen that is quite small despite the large built up. In Avista Warisan Puteri, IOIP has converted the utility as a wet kitchen and dry+wet kitchen space as enlarged dry kitchen. The result it has open up the space with a breakfast counter top.\n\n\n\n\nShow Unit: Ground Floor\n\n\n\n\nThe master bedroom is adequately sized with ample size for dressing table, wardrobe and king size bed.\n\n\n\n\nShow Unit: Master Bedroom\n\n\n\n\nThe other two bedrooms the layout is quite similar with Evira where you can put a Queen or double deck bed for your children.\n\n\n\n\nShow Unit: First and Second Bedrooms\n\n\nWhat PROPCAFE think \nthe STAR\n of the show is the family area. It is not only about the space but the humongous 25 feet of ceiling volume available that allow your creativity (and what your pocket allow you) to do with the space.\n\n\n\n\nShow Unit: Family Area on First Floor\n\n\nIn the show unit, developer illustrated what you can do with the space. For example you can build a small children playground. However for future family expansion or additional space, you can cover the whole family area to gain a whopping 200sqft of additional space. Indirectly, you are buying a Double Storey House with capability to be upgraded as future 2.5 storey house, gaining approximately 10% of additional built up.\n\n\n\n\nFamily Area: The versatility of the space\n\n\n\n\nA person can stand comfortably with spare ceiling clearance\n\n\n\n\n\n\nDespite not part of the approved submission plan to local authorities, as part of the security enhancement, SA briefed PROPCAFE that security fences will be installed at carpark rooftop on every alternate house to avoid crossing to neighbor.\n\n\n\n\nSecurity Walls to be built on every alternate house (Design not finalized)\n\n\nThe first row of Avista Warisan Puteri with frontage facing the kawasan lapang with enjoy the fabulous theme landscape: Paradise of Persia\n\n\n\n\nKawasan Lapang soon will be landscaped with theme: Paradise of Persia\n\n\nConstruction Progress\n\n\nThe show house of Avista Warisan Puteri can be found at the actual site where actual construction progress for the entire project can be seen as well. PROPCAFE managed to walk around the site and from the observation, most external works related to the house itself already completed with some final finishing touch up and painting were required. Electric and water meter yet to be installed which is norm as these only will be installed just prior to Vacant Possession.\n\n\nThe roads need to be tarred and common area such as landscaped theme and playground yet ready. The perimeter fencing yet to be erected and guardhouse yet to be constructed. However from PROPCAFE understanding as per local authority guideline for FnG scheme these permanent structure can only be erected after the CCC is obtained and Vacant Possession is delivered. Therefore owners do not be surprise that perimeter fencing and guardhouse are not erected yet during key collection. \u00a0IOIP being the responsible developer will apply and getting the all the necessary approval on behalf of the owners from local authority. Upon obtaining the approval, IOIP undertake to build the perimeter fencing and guardhouse before handover to the appointed Residents Association (RA) by the owners.\n\n\n\n\nAvista Warisan Puteri: Construction Progress of the Precinct\n\n\nComparison of Built Quality\n\n\n\n\nMost of the time when we buy properties, we only consider about the location, concept, built up, fa\u00e7ade and of course the price. But as saying \nthe devil is in the details\n. The finer details can increase the cost quite substantial and along the way of renovation the cost will ballooned up fairly quickly. In PROPCAFE, we have visited hundreds of show gallery and units and able to differentiate construction method, quality of finishes (tiles, bathroom fittings, timber flooring) etc. For example, a common mistake that buyers make (or never bother to ask developer) is the structural design.\n\n\nSome developers who opt for cheaper construction method will design the living and dining room with structural beam to distribute the load. A house design without the structural beam is more costly to build.\n\n\nWhen the prospect buyers visited the mock up or the show unit, the beam is hidden by plaster ceiling or since it is just a mock up, the ID is without the beam. However when buyers get the key to their dream home, they will be disappointed to see the beam. The beam can be unsightly especially without the plaster ceiling. A sample photo below illustrate the beam can be as much as one feet depth and as a result if plaster ceiling is installed to cover the beam, the room\u2019s ceiling height will be significantly reduced.\n\n\nAs a responsible developer, despite it cost more IOIP has designed the house without the structural beam and the end result \u2013 the space looks so much more pleasing! The buyers also can save the renovation cost without installing the plaster ceiling at living and dining area.\n\n\n\n\nQuality of the bathrooms fittings, tiles seems to be above average. PROPCAFE has make comparison between Avista Warisan Puteri\u2019s actual unit and one the show house at neighbouring township (Township \u2018A\u2019) for illustration.\n\n\nFirst the bathroom fittings. In Avista Warisan Puteri, modern style fittings is selected with table top.\n\n\n\n\nPROPCAFE like how it feel on the concrete imprint carporch. The floor felt grippy and not slippery at all.\n\n\n\n\nPROPCAFE also like how IOIP being thoughtful and the drain gutter is tucked within the pillar. Aesthetically it looks tidier.\n\n\n\n\nDecent quality decorated timber door and anodised aluminium frame for the sliding door.\n\n\n\n\nIn Avista Warisan Puteri, skirting is provided throughout the house including the staircase.\n\n\n\n\nAllow the creativity juice guiding you what to do with 25 feet of ceiling height in Avista Warisan Puteri\u2019s family area.\n\n\n\n\n2\u2019 X 2\u2019 porcelain tiles provided in ground and first floor. PROPCAFE wishes IOIP would provide timber flooring on first floor which exude more class and suitable flooring for bedrooms.\n\n\n\n\nThe bathrooms are tiled to the full ceiling height.\n\n\n\n\nEven store room and utility room are tiled with 2\u2019 X 1\u2019 porcelain tile!\n\n\n\n\n\n\n\n\nAerial View\n\n\nOne of the PROPCAFE\u2019s latest hobby is drone. During the visit we flew the drone over Avista Warisan Puteri\u2019s show unit as well as over the precinct for the aerial view. With the drone, PROPCAFE is able to share the overall construction progress of Avista Warisan Puteri. From the aerial view, the video slowly zoom into the show unit. Imagine you are driving into the spacious driveway.\n\n\nWith the video, readers are able to better visualization and appreciation on the functionality and practical layout. \u00a0the large window and 11 feet ceiling are accentuating the space when the sunlight was flooding in. Slowly the video moved up to the first floor where readers can appreciate what owners can do with 25ft ceiling height can do such as an attic. Finally the the video zoomed into the spacious master bedroom.\n\n\n\n\nHopefully PROPCAFE readers will enjoy viewing our first effort.\n\n\nConclusion\n\n\nDespite not receiving the same attention as other established developers such as SPSetia and Ecoworld, over the years IOIP has built stream of loyal followers especially their launches in Puchong. IOIP is building their presence to be the choice developer among the house buyers in Sepang. IOIP has spare no effort to build quality house with decent price. And with ERL\u2019s Salak Tinggi station just located 1km away, KL Sentral is just 25minutes away and with GDV RM10b Sunsuria City, there is no shortage of catalyst.\n\n\nHappy Buying! Like our Facebook Page and please subscribe to our email subscription for latest PROPCAFE review!\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-360-degree-view-klang-valley-mrt-1-phase-1-first-try/", "title": "PROPCAFE 360 Degree View : Klang Valley MRT @ SBK Line Phase 1 \u2013 First Try!", "body": "\n\nMRT SBK line Sg. Buloh to Semantan\u00a0has official opened for operation last Friday. Like many Malaysian, who always hope to get something similar standard\u00a0like MRT Singapore, PROPCAFE tried the free ride on Sunday.\n\n\n\n\nWe reached Sg buloh Station 01 around 12pm and observed that cars were queuing to Park & Ride facility (see below). We see the improvement on carpark facilities compares with LRT station,\u00a0with now comes with\u00a0the digital board to indicate the available of car park lots. However, the imperfection started from here. Firstly, the carpark is chargeable even during this \u201cFree Trial\u201d period which we are sure many of passengers are expecting to be Free too. RM4.30 per entry charge (see below) will apply in future too. Secondly, all the jam is due to the Touch & Go as the carpark facility is cashless facility and only recognised Touch & Go card. The idea is good but the communication department or paper should have given information on this so that unnecessary jam outside the building would not have happened. Thirdly, how\n\n\nPark & Ride Facility\n\n\nCar Park Digital Indicator/Board\n\n\nCharges for Park & Ride Facility\n\n\nUnlike our LRT station,\u00a0the MRT entrance of the station looks grand with multiple escalators and wide enough staircase. Feeder bus service and KTM are less than 100 meter away from the entrance.\n\n\nEntrance of MRT Sg Buloh\n\n\nFeeder Bus Waiting Area\n\n\nLink with Existing KTM Station\n\n\nOf course, the ticket machine and entrance check-point will be there right after you enter the building.\n\n\nTicket Machine\n\n\nMRT Entrance Check Point\n\n\nAfter the check-point, it is like KLIA airport, there are still quite a bit of walk to go up the escalate and common areas before the passengers to reach the terminal. But, watch out when you are going up the escalators, you will be monitored by many CCTVs from here onwards and starts to see CCTVs all over the place in the station. YOU WON\u2019T BE ABLE TO ESCAPE!\n\n\nEscalator and CCTVs Everywhere!\n\n\nCCTVs are watching you\n\n\nLift and CCTV again\n\n\n\n\nWhen you come to airport, you may check the toilet that\u00a0normally make your first perception on the place or country. Well, it look much better than LRT (why should I keep comparing LRT. LRT is just xxxx and nothing can be worst than that)\u00a0with kid convenience is\u00a0in their mind, but again cleanliness need to be improved! Ok, at least, you have the Rigel air blower this time. Lol.\n\n\nToilet\n\n\n\n\nThe digital board is there at the terminal to indicate the time that many of us (Malaysian) who don\u2019t believe it. But the picture below showed that the train arrived exactly at 0 minute on the board! Impressed.\n\n\nTerminal\n\n\nTrain arrived at 0 minute from the board\n\n\nThe cabin itself is surely more spacious than LRT train with all necessary like elderly and handicapped seats (could have\u00a0given more!) are available. Ya, security comes first, CCTVs are all there in the train. Don\u2019t try to be funny!\n\n\nMRT Train \u2013 Cabin\n\n\nCCTVs in the train\n\n\nDigital Board with video screen can be seen in\u00a0each of the\u00a0entrance door\n\n\n\n\nThe journey started but sadly as this is only the Sg Buloh \u2013 Semantan, not many\u00a0nice views\u00a0can be enjoyed. The best is the KLGCC golf course below.\n\n\n\n\nDamansara City is the most modern development site from this phase and you can see the land being cleared for the future Pavilion 3 there.\n\n\nDamansara City \u2013 Pavilion 3 Site\n\n\nNear Damansara City\n\n\nThe return journey for this 12 stations took me two hours and the trains stopped \u201cvery long\u201d for few of the stops. Hooooooo\u2026\u2026 if this repeats in peak period, everyone will scream. Lol.\n\n\nOf course, the train moves faster than LRT but the stability needs to be enhanced. Like old car, this train \u201cjerk\u201d quite a lot and it doesn\u2019t help for elderly. And two occasion, there were passengers got hit by the two layer closing\u00a0doors and\u00a0families need to be separated as the warning period of door closing was way too short.\n\n\nOverall, most of \u00a0the stations\u00a0are spacious and would be sufficient cater for huge crowds with good ventilation in place. See below.\n\n\n\n\n\n\n\n\n\n\nCharges of Ride\n\n\n\n\nPROPCAFE sees massive improvement on planning and execution of MRT compares to LRT. Hopefully, MRT Corp will deliver more surprises for passengers in the remaining stations of this SBK line which expected to start the service in July 2017.\n\n\n\n\nFrom now, we shall see how the market prices of MRT bound properties react! Hopefully it will be a harvesting period for next two years for those who invested\u00a0the properties\u00a0couple of years back. For those, who are late and not willing to put in the premium now may start to check out MRT 2 line related properties (if the execution of MRT above managed to convince you! :)). Enjoy your ride to search the unexplored properties (ya, massive land near KWASA Sentral but how long do we need to wait for the execution?) Haha. Anyway, let\u2019s enjoy the ride and celebrate next milestone achieved in Klang Valley transportation. Malaysian CAN deliver!\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-360-degree-view-south-brooks-desa-parkcity-by-perdana-parkcity/", "title": "PROPCAFE 360 Degree View: South Brooks @Desa Parkcity By Perdana Parkcity", "body": "\n\nDesa Parkcity is welcoming another new neighborhood in 2021 \u2013 SOUTH BROOKS. Before it was vacant possessed, there were already many transactions completed, yes, without seeing the final product. Those sub-sales buyers who trusted the developer\u2019s delivery certainly get their rewards, assuming and likely that they paid a lower price than after the property was officially delivered.\n\n\nPROPCAFE has received many photos from PROPCAFE buddies and it is exactly as gorgeous as the pictures when we visited it. Let us run through this property here for you and this time we have managed to include more videos for readers to have better visualisation of South Brooks! Enjoy!\n\n\nFacade of South Brooks\n\n\nThe building design is not outstanding but the architects bring its curve elements into South Brooks when you see the curvy edges and all common facilities and flooring are follow the same concept. The developer smartly painted the wall in a dark grey color to provide the impression of large windows and doors from far. This is to mitigate the beehive visual impact on the building due to a large number of units and windows. You see this common flaw in many developments in Malaysia.\n\n\nSouth Brooks Facade \u2013 Tower 2 Side View\n\n\nSouth Brooks Facade \u2013 Tower 1 Side View\n\n\nSouth Brooks Facade \u2013 Tower 1 Side View from Play Ground\n\n\nSouth Brooks Facade\n\n\nSouth Brooks Facade \u2013 From Pavillion\n\n\nSouth Brooks Facade \u2013 View from Drop Off Area\n\n\nSouth Brooks Facade \u2013 View from the Garden\n\n\nSouth Brooks Facade \u2013 View from the Road Outside The Project\n\n\nSouth Brooks Facade From Ground Foor Garden\n\n\nSouth Brooks Facade \u2013 View From West Park\n\n\nSouth Brooks Facade \u2013 Tower 2 Besides Guardhouse\n\n\n\n\nThe perimeter of South Brooks\n\n\nThe perimeter with the combination of stones and mesh netting concept brings out the nature of the building and yet keeps some privacy to the residents. The passer-by still can enjoy the lush green and luxury of the South Brooks just like other buildings (One Central Parks and Westside Side series) in Desa Parkcity.\n\n\nSouth Brook Perimeter Fence\n\n\nGuardhouse and Entrance Arc\n\n\nResidents and visitors will be greeted by a wide entrance with dual lanes for both incoming and outgoing traffic. The neat rectangular guardhouse is well equipped with a toilet for guards and fits the overall design of the entrance very well.\u00a0 The arc of the guardhouse with skylight roofing is simple and elegant with superior material which will last long without much maintenance. You may see similar material used in other parts of Desa Parkcity, for example, Parkcity Medical Centre, it still looks good after many years. PROPCAFE have to say, this entrance arc is probably one of the nicest in Desa Parkcity high-rises, definitely better than One Centre Park\u2019s which is much of a letdown given its much higher price tag.\n\n\nSouth Brooks Entrance Arc\n\n\nEntrance Arc \u2013 Inner View\n\n\nEntrance Landscape\n\n\nRock Hills Backdrop\n\n\nWhen you reach the guardhouse, you will notice the backdrop of rocky hills which is nicely retained by the developer to shade the noise from NKVE and form a nice view from the entrance. Certain low-floor units can enjoy this beautiful scene as well.\n\n\nRock Hills Toward Car Park Podium and Drop Off Area\n\n\n\n\n\n\nDrop-off Area\n\n\nThe drop-off area comes with the fountain which serves as the roundabout for the passenger cars to drop off the residents. Again, it is wide and spacious which is in front and in the middle of Towers 1 and 2. You may notice there is a shaded pathway to link the car park podium to allow residents to cross over and reach the lobby. The fountain will always become the center of attention with the colorful lighting at night.\n\n\nDrop Off Area in Betweeen Two Towers\n\n\nDrop Off Area \u2013 Night Scene\n\n\nDrop Off Area Near to Waiting Lounge\n\n\nDrop Off Area Besides the Lobby\n\n\nFountain As The Aroundabout Near Drop Off Area\n\n\nLighting of Fountain\n\n\nShaaded Pathway from Car Podium to Lobby\n\n\n\n\nThe Grand Lobby and Lounge\n\n\nSouth Brooks has an open-air grand lobby with a double volume ceiling. Well, we should say, two lobbies instead. The developer allocated a large horizontal waiting lounge for both towers. As it is accessible and connected, the whole area comes with resout setting and spacious. Well done!. If we want to nitpick, probably too many pillars here. Well, it is all to support the building so it is understood. Having said that, all pillars have the cladding done with lightings. Superb!\n\n\nWaiting Lounge Toward Central Garden\n\n\nWide Walking Space in Lounge Area\n\n\nMezzanine Floor Waiting Lounge \u2013 Upper Floor. From Lounge Towards Tower 1 Lobby Entrance.\n\n\nTower 1 Lounge Area towards Car Par Podium\n\n\nTower 2 Lounge Scene towards Drop Off Area\n\n\nWaiting Lounge\n\n\nTower 2 Lounge Area \u2013 Night Scene\n\n\nTower 2 Lounge Toward Central Garden\n\n\nWaiting Lounge Outside Lift Lobby and Staircase For Mezzanine and 1st Floor Residents\n\n\nTower 1 Waiting Lounge Toward Drop Off Area\n\n\nLounge Heading To Garden\n\n\n\n\nYou can notice the lobbies are filled with many soft and \u201chard\u201d pieces of furniture. The furniture is nicely custom-made which you can see the developer places it not only at the center of the lobby but also at the side of almost every pillar and available corners. The \u201chard\u201d furniture is those using heavy-duty designed seats which mixed nicely with the other furniture. The nice benches are everywhere and the best is developer even utilize the multiple layering of the ground to put on the wooden panel as the additional seat areas for residents and visitors. Basically, you don\u2019t have to worry about not having a seat at the waiting lounge at all for residents and visitors.\u00a0\n\n\nCombination of Soft and Stone Custom Made Furniture\n\n\nTower 2 Seatings\n\n\nSeating areas at the Steps\n\n\nFurniture At Pillar\n\n\nSimple and Nice Benches at Open Space\n\n\nSteps as Seating Area\n\n\nIndividual Piece of Bench at Pillar\n\n\nSoft Furnishing At Lounge Tower 2\n\n\nThe blend of Garden, Lobby, and Building \u2013 Connection and Breeze\n\n\nYou don\u2019t need us to explain the mesmerizing scene from the garden towards the lobby and building. It is home!\n\n\n\n\nConnection between Green and Waiting Lounge \u2013 Nice Walk\n\n\n\n\nCentral Gardens, Brooks, and Siesta Pavillion\n\n\nDesa Parkcity developer is never shy to showcase its specialty. We are talking proper design of landscape, gardens, and green. In South Brooks, you have Brooks and Pavillion too! From the lobby, you are directly connected and overlook the huge garden. The developer is very generous to allocate such a large parcel for residents to enjoy. The best place, for your kids and\u2026 furkids too.\u00a0\n\n\nCentral Garden\n\n\nCentral Garden \u2013 Pathway to Tower 1\n\n\nCurvy Walkway\n\n\nGarden With Brooks\n\n\nInteration Between Garden and Lounge. Parents can chill at the lounge while kids roam around the greeen.\n\n\nCurvy Pathway for Nice Walk\n\n\nGreen, Trees, and Seats\n\n\nBench Again! Ya, you just wont miss all the benches in South Brooks\n\n\nPathway to Pavillion\n\n\nGreen, Green and Green\n\n\nLush Greenery\n\n\nLandscape At Every Corner\n\n\n\n\n\n\nSiesta Pavillion\n\n\nThe iconic Siesta Pavillion can be seen easily in South Brooks and it is not just for the kids but all residents who want to have a nice ambiance and outdoor yet private area to chill as the developer, again, included the long benches at the pavilion.\u00a0\n\n\nSiesta Pavillion\n\n\nSiesta Pavillion, Landscape, & Benches\n\n\nPlenty of Benches At The Pavillion\n\n\nPrivate Pavillion For Your Private Moment\n\n\nLandscape Surrounding Siesta Pavillion\n\n\nPavillion Towards Tower 2\n\n\n\n\nBrooks in South Brooks\n\n\nNext, is the brooks. With the name of South Brooks, you just cannot miss this. While is it is a bit smaller than we expected, this brooks could still be a joy for children. The memory of our old-time to place the paper boats and chase them from one end to another.\u00a0\n\n\nThe Signature Brooks\n\n\nOverlooking Brooks and Garden at Ground Floor\n\n\nTiny Creek. Perfect for Children \u2026 \u2026 Paper Boat?\n\n\n\n\nExtended Waiting Area \u2013 Garden and Indoor Lounges\n\n\nBoth wings have an extended waiting area after the lift lobby. The developer put in the soft furnishing and also additional garden as the waiting or resting areas for residents and visitors. Two towers come with different themes and PROPCAFE definitely prefer the Tower 1 design with is more modern and cool. Tower 1 garden design is more conventional but more practical for group gatherings.\n\n\nExtended wing photos\n\n\nTower 1 \u2013 Indoor and Outdoor Garden, Water Features, Playground, and Private Indoor Meeting Area\n\n\nAs we expected in our South Brooks Review 4 years back, Tower 1 has much more garden and green than Tower 2. So, congratulations to those who own the tower 1 low floor, especially the corner units, where you can enjoy more garden views, together with two playgrounds and a larger open sitting area with water features to cut down the noise from the road outside the perimeter and serve as a good place for parents to hang around while kids are having their fun out there. You don\u2019t have to worry about the hygience as a nice washing basin is provided!\n\n\nTower 1 Side Garden Near Play Ground\n\n\nPlayground\n\n\nBig Garden at the side Tower 1\n\n\nWater Features and Gathering Points\n\n\nWater Features\n\n\nBenches and Washing Basin\n\n\nBlending the green with playground\n\n\nLandscape, Pathway, Playground\n\n\nExtended Indoor Garden at Tower 1\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nMeeting Rooms at Ground Floor\n\n\nWorking or Meeting Space At Ground Floor\n\n\n\n\n\n\n\u00a0\n\n\nTower 2\n \u2013 Grapevine Trellis, \nIndoor and Outdoor Garden and Lounges (Tower 2)\n\n\nGrapevine Trellis is located at the side of Tower 2, which is beside the guardhouse. It is a nice private area for residents (benches again!) and it is absolute beauty at night!\u00a0\n\n\nGrapevine Trellis\n\n\nGrapevine Trellis with \u2026.Benches Again\n\n\nTower 2 owners do not need to be upset less outdoor garden, you have extra indoor semi-open waiting lounge or gathering spots with proper soft furnishing. It is the perfect place for an adult drinking sessions and small private group celebration activities.\n\n\nThree Open Air Lounges At Tower 1\n\n\nPathway and Garden\n\n\nOutdoor Garden\n\n\nWalkway and Rock Hills\n\n\nYou can see both buildings have wheelchair-friendly facilities for residents to come out and enjoy the ground floor garden which is all linked with a proper pathway.\n\n\nWheelchair Friendly Pathway\n\n\n\n\nLift Entrance and Lobby\n\n\nThere are two lift lobbies for two different Towers. You may notice the entrance of the lobby is is having a mirrored ceiling which makes this part of the low ceiling looks visually higher.\u00a0\n\n\nEntrance of Lift Lobby\n\n\nSide view of the Entrance of Lift Lobby\n\n\nMirror Ceiling to Expand Visual Height\n\n\nThe lift lobby is nicely designed with a fluted wall panel which makes the environment homier to residents. However, we felt the service lift is way too narrow and small for any movement of large items. The productivity of delivery and renovation will likely be affected.\n\n\nEntrance Door to Lift Lobby\n\n\nLift Lobby Environment\n\n\nAmbiance of Lift Lobby\n\n\nIndividual floor\n\n\nStandard floor\n \u2013 It comes with 3 wings and a total of 12 units. Each wing comes with 4 units. Due to the access to the link bridge and facilities podium, the 8th floor has one unit less but it is the busiest floor due to the traffic in and out from the facility floor. Good luck and do expect wet flooring there as well. The three wings design also makes the floor rather dark.\u00a0\n\n\nLift Lobby\n\n\nLift Lobby\n\n\nFloor Direction 1\n\n\nFloor Direction 2\n\n\nFloor Direction 3\n\n\nRailing \u2013 Airwell\n\n\nAirwell\n\n\n\n\nMezzanine floor\n \u2013 This floor only has 4 units and is certainly the best in terms of privacy. Not just that, the mezzanine is bright as it get the sunlight from the lobby and have their own waiting lounge! Also, it has an extra open exit staircase (other than an emergency staircase) than other floors (see below). This staircase (only for the Mezzanine and 1st floor) allows residents to go down the lobby easily and collect their delivery without the need to wait for the lift. PROPCAFE likes it a lot as it is convenient and can save the lift waiting time. The extra waiting lounge on the mezzanine floor also comes with a fantastic view. Take a look at the photo and video below, you will realize these units are a GEM.\n\n\nOverlook to Mezzanie Private Waiting Lounge\n\n\nSeating Area Besides Mezzanine and First Floor Open Staircase\n\n\nLift Lobby\n\n\nMezzanie Floor Private Waiting Area\n\n\nBright and Airy\n\n\nLift Lobby Area\n\n\nCorridor with Full Sunlight\n\n\nOpen Staircase to Ground Floor and 1st Floor\n\n\n\u00a0\n\n\nStaircase for Mezzanine and 1st Floor Residents\n\n\nView from Staircase\n\n\n\n\nFacility Floor\u00a0\n\n\nThere is a linked bridge at 8th floor to connect residential block with facility podium. It means there is one unit less in 8th floor. The developer is even providing waiting area with benches at the entrance door! With the expectation that many may forget their access card or wait for someone else? PROPCAFE just think that developer just too addicted on the bench allocation in the building. So, so, so many! \ud83d\ude42\u00a0\n\n\nLinked Bridge to Facility Podium\n\n\nWaiting Area at the Linked Bridge Entrance Door\n\n\nFacility Floor To Linked Bridge\n\n\nTropical Pocket Garden\n\n\nResidents need to pass the 8th-floor units before they can access the link bridge to the facilities above the car park podium. First, you meet the tropical pocket garden. How many times i have mentioned it, so many benches, and this time, the shape of the benches are unique and cool! The same pocket garden also can be found in other parts of this floor as well (the side of the floor and besides Gym roo).\n\n\nTropical Pocket Garden \u2013 Unique Shape and Arrangement\n\n\nTropical Pocket Gardens \u2013 Located AT Both Sides of The Walkway\n\n\nShaded Pathway Towards Swimming Pool\n\n\n\u00a0\n\n\nTropical Pocket Garden flow through the facilities flow towards link bridge\n\n\nTropical Pocket Gardens\n\n\nNext to the garden, you can find two sunken garden benches. Serious, you don\u2019t have to worry about crowds in South Brooks, you have all the private corners for your friends and family members to enjoy the outdoor chats and drinks.\n\n\nSunken Garden Bench\n\n\n\n\nMulti-purpose Hall\n\n\nThe hall next to the pool and tropical pocket garden is well located as it can entertain guests both indoor or outdoor (garden & pool). It is not as big as we thought but it is furnished nicely with proper wall panel and design which is the favorite for residents so far as we were told many parties being organized last two months.\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nSwimming and Wading Pool\n\n\nPROPCAFE covered the TAORMINA and COPENHAGEN pool design in South Brooks Review a few years back. It comes out very nice and straight away, you will feel poolside to be more family-oriented compared to the standard rectangular swimming pool. Also because of this shape, the pool can be easily designed to extend it with any available space and provide many private corners for families to occupy. The design of different leveling, and pocket of sunken lounges make more varieties to this pool. Some say the odd shape pool is a bit \u201cold fashion\u201d, but PROPCAFE likes this sort of family resort-oriented theme, just like Desa ParkCity Adiva\u2019s pool area.\n\n\nCurvy Pocket Pools\n\n\nChildren Favourite Spot\n\n\nLeveling and Curve\n\n\nPool View\n\n\nAngle Toward South Brooks Residential Towers\n\n\nCurvy Pathway. Flows to Wadding Pool\n\n\nLounge Pool Chairs and \u201cSprinkles\u201d\n\n\nSunken Pool Chairs\n\n\nLounge Pool\n\n\nPool With Greenery View\n\n\nSwimming Pool \u2013 Corner\n\n\nDPC Properties View\n\n\nPool + OCP at the Back\n\n\nRock Hill As Backdrop\n\n\nAnother Area to Sit and Rest!\n\n\nLeveling and Curve\n\n\n\n\n\u00a0\n\n\nCatering Areas and Playground\n\n\nThree catering sites are spotted right beside the pool and what else, more benches. \ud83d\ude42\n\n\nCatering Corner\n\n\nPlayground\n\n\nLight Boxes Spread Across the Landscapes\n\n\nSitting Area\n\n\n\n\nGym Room\n\n\nThe gym is facing the pool but the developer put in the landscape to make some privacy for the family and pool users. The gym is very well equipped and it is actually bigger than Parkcity Club\u2019s gym.\u00a0\n\n\nGym Entrance\n\n\nSpacious Gym Room\n\n\nPool View\n\n\nGym Facilities\n\n\nYoga Room\n\n\nGym\n\n\nOverlooking Poolside\n\n\n\n\nRooftop Garden\n\n\nLastly, we head to the rooftop garden which is located on the 40th floor, the top of each tower. The garden is rather small and splits into two parts. You can enjoy a 360-degree view of Desa Parkcity and also peep KLCC and PNB118 here. Unfortunately, no new year\u2019s firework celebration, otherwise this will be the best place to enjoy it. Although it is just a small garden, you have to give credit to the developer for them to come out of the first condo in Desa Parkcity with a rooftop garden. Why waste the great city and Desa Parkcity aerial view? Good job!\n\n\nEntrance of Rooftop Garden\n\n\nGarden with Plenty of Benches\n\n\nLook Out Zone\n\n\nAerial View\n\n\nOCP Aerial View\n\n\nDPC Aerial View\n\n\n\n\nCar Park Podium\u00a0\n\n\nLastly, let\u2019s take a look South Brooks car park podium. PROPCAFE has to point out that the ramps are in the middle the building, it means residents to drive \u201cround and round\u201d to go up the floor. No a good news to those who are allocated their car park lots at higher floor. Well, this multipurpose storey car park podium is connected to two towers via its link bridge which is located at level 3 of podium and level 2 of residential block. The second floor of residential tower will be the highest traffic floor as residents need to take two lifts if their car park lots are not on the ground or third floor. It is part of the parcel of having a separate car park podium. The developer actually put in efforts to include some benches with artificial grass along way to make journey less stressful. If you ask any architects, they may point out to you that if the units are built on top and above of multiple car park podium, then you won\u2019t get the same ambiance and may sacrify your gorgeous ground floor \u201cconnection\u201d of lounge and beautiful gardens given the design and space constraint. We are pretty sure all residents will be more willing or prefer to have the current design as the current ground floor setting is just spectacular and impressive.\n\n\nCar Park Podium\n\n\nLinked Bridge At Level 3\n\n\n2nd Floor of Residential Tower Open Space Before the Lift\n\n\nOpen Car Park for Visitors and Low Floor Car Park Podium Facing Units\n\n\nLink Bridge At the Third Floor from Podium to Residential Building\n\n\nThis slideshow requires JavaScript.\n\n\nBicycle parking racks are located behind the building and also inside the car park podium\n\n\nThis slideshow requires JavaScript.\n\n\nUnit Furnishing\n\n\nPROPCAFE will not cover our buddy\u2019s unit for privacy reasons. However, we have to say that the finishing is above average based on our experience on VPed units. We didn\u2019t many issues with the tiling and wall. All laminated flooring and finishing are neat and tidy. The Aino kitchen cabinet also comes with a free-standing island.\u00a0 The developer is also providing Teka hood and hob, American Standard sanitaryware, upgraded the instant water to storage boiler, quality sliding doors and windows, Daikin air conditioners in rooms and living hall, and good quality doors. The bathroom comes with full height mirror, marble top for basin area, rain shower head, shower screen, towel hanger, and recess wall. The developer is very detail to ensure it stands out from the rest, for example, the metal cover of compressor area from balcony, socket in bathroom, curtain box-up, small curb ramp to show area, right sizing of entrance foyer and so on. Well, the only complaint maybe is the choice of marble shade tiles. This is probably the first time the developer chose this design. Well, our advice is, to use marble shade tiles, first, it must come with at least 4-6 variations and it has to be in extra-large size to make it grand (minimum 2ft x 4ft tile).\u00a0\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nWhat is our final verdict?\n\n\nWith the price tag of RM600-700psf four years back, the developer is \u201cover-delivered\u201d based on the average standard in Malaysia :). However, please keep it up and make Park Regent and Park Place to be next level! Well, the buyers must be very happy to get this sort of ambiance and quality of the product. It is a matter of time for the price to hit RM900-1000psf. In fact, it reflects in the \u201chot\u201d sub-sales market here. Those who disposed of it recently below RM800psf will only have themselves to blame in two to three years\u2019 time.\u00a0 \n\n\nPROPCAFE is impressed with the efforts of the developer in this development. They have certainly had \u201cmeetings and meetings\u201d to conceptualize the whole development, especially the large greenery, rooftop garden, facilities, and facilities are all sync perfectly. While chasing for beauty, they also considered many practical designs to ensure this is the place for all young and elderly. To be honest, we have just witnessed one of the buildings with the most seating areas in town! This place is so picturesque and you can basically keep shooting every corner of this building and common area. In short, the final product of South Brooks is way beyond PROPCAFE\u2019s expectations, with the original price tag in mind and compares with other developments in Desa Parkcity (Westside Series, Breezeway, OCP etc). Fantastic works from Perdana Parkcity and its main contractor Crest Builder! Next, see you in Park Regent!\n\n\nCompilation of Night Scene of South Brooks*\n\n\nThis slideshow requires JavaScript.\n\n\n*Source of Night Scene Photos: Credit to Developer or Project Team \u2013 Received from PROPCAFE Buddy\n\n\nIf you missed our previous detail coverage and review of South Brooks, you may check it here. Happy New Year! Let\u2019s hope an ONG year for all property investors and home seekers!\n\n\nPROPCAFE\u2122 Review: South Brooks @ Desa Parkcity By Perdana Parkcity\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-360-degree-view-south-link-lifestyle-apartment-by-uoa/", "title": "PROPCAFE 360 Degree View @ South Link Lifestyle Apartment By UOA", "body": "\n\nPROPCAFE is a fan of Bangsar South for a few obvious reasons. PROPCAFE likes its accessibility and city location, relatively new township with good infrastructures (yes DUKE 3 is coming), self-sustainable community with plenty of amenities, eateries, and entertainment, and full of professional job opportunities. We like what we see now, that\u2019s why we cover it a lot! We guess this should be enough to solve the question marks from our followers. \ud83d\ude00\u00a0\n\n\nWhat\u2019s new in Bangsar South 2021? It is the time for South Link! South Link has been vacant possessed since July 2021 and it has been well received in the rental market and even some secondary transactions. Based on our understanding, many owners obtained rental yield near to 6% and a few sub-sales transactions also hit RM960psf (fully renovated units and with tenancy). Well, if sub-sales buyers still can catch near to 4.8% rental yield, means there is really room to grow in this part of Kuala Lumpur. Are we seeing signs of recovery in the property market? In fact, we are not too sure, but selective areas may see the light at the end of the tunnel. The key is, choose the property wisely!\n\n\nBuilding\u00a0\nFa\u00e7ade\n\n\nTo recap, South Link comes with 1422 units of freehold apartments which have two blocks arranged as L-Shape buildings. The fa\u00e7ade is a very typical UOA property without any surprises and for sure it is not the best-looking property. But it is a kind of evergreen design that you will not hate it either. Thanks to a number of units, it looks rather dense. However, as properties in Bangsar South are mostly built by UOA, you will get used to this sort of facade and design very quickly, and suddenly, dense or not, all look similar. \ud83d\ude1b\u00a0\n\n\n\n\n\n\n\n\nSouth Link L Shape Facade\n\n\nAlthough South Link is like an L-Shape building, it is in fact U-Shape! Thanks to the South View unit which is right beside South Link. If you add in Kommune Living (Hotel), the U can turn to be rectangle shape given that all buildings are relatively close to each other! This makes choosing the right-facing becomes critical if you want to avoid facing your opposite building and laundry at the balcony all the time.\n\n\n\n\nGuardhouse\n\n\nThe small guardhouse is sitting right in front of the South Link signage as it is a commercial building with retail elements, you can see the setting is slightly different from a residential building.\n\n\n\n\nPedestrian Access Control\n\n\nIt is good that there is access control of pedestrian entry gate for residents which separate from the commercial car park and access.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\nCommercial Element\n\n\nThe commercial and retails are not opened it and therefore, we are unable to get in to see it. However, from far, you can kind of expect the retail design which will be similar to other UOA commercial and office blocks in Bangsar South. The latest commercial that will open up here is the Food City which is on the ground floor of South Link. By the way, the access of\u00a0 South Link\u2019s commercial is located separately from the residential side in terms of lobby access and car park area. The latest photos from PROPCAFE Buddies below showed that the commercial retail will be ready soon!\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\n \n \n \n \n \n \n \n \n \n Credit Source: PROPCAFE Buddy \n \n \n \n \n \n \n \n \n \n \n \n Credit Source: PROPCAFE Buddies \n \n \n \n \n \n \n \n \n Credit Source: PROPCAFE Buddies \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Credit Source: PROPCAFE Buddies \n \n \n \n \n \n \n \n \n \n \n \n Credit Source: PROPCAFE Buddies \n \n \n \n \n \n \n \n \n \n \n \n Credit Source: PROPCAFE BuddiesCredit source \n \n \n \n \n \n \n \n \n \n \n \n Credit Source: PROPCAFE Buddies \n \n \n \n \n \n \n\n\nCommercial\n\u00a0Photos\n \u2013\n Credit Source: PROPCAFE\n Buddies\nCommercials and Link Bridge\n\n\nAlong the way from commercial lots till the end, you will reach the road to Komune Living Hotel.\u00a0 You may notice the link bridge from South Link to South View is ready. Too bad, it doesn\u2019t serve any purposes until the link to KL Gateway mall is up. When? Only the two developers can answer it.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nDrop-off Area\n\n\nAfter you enter from the main gate, you will be greeted by the drop-off lobby. The wide drop-off area resembles the hotel design especially its huge and high ceiling lobby inside the building.\n\n\n\n\n\n\n\n\n\n\n\n\nWaiting Lounge/Lobby\n\n\nHowever, the lounge area is EMPTY. Literally empty except for the old water features with pots \ud83d\ude2f . It won\u2019t cost a lot for a large property developer like UOA to furnish the lounge nicely. Perhaps it is their DNA, they just won\u2019t spend their budget on this area which is against the trend nowadays as most of the developers will make it grand to attract the new generation buyers.\u00a0 Take a look, the waiting lounge that doesn\u2019t even come with even a bench. Shocking and what a waste! PROPCAFE really thinks that the developer seriously needs to \u201creview\u201d their budget allocation and include this as the key area to spend their money for their future projects.\n\n\n\n\n\n\nThe Good thing is, as the flooring and ceiling lighting are done properly, it is not difficult for JMB or MC to furnish it up nicely and level up the grade from B- to A- \ud83d\ude42 . However, we have seen many properties \u201cscrewed up\u201d because JMB and MC members think they are as good as ID professionals. So, advice to future JMB/MC members, the wiser choice would be to hire an ID company or furniture shop with an internal ID project team or makeover company. Good Luck!\n\n\nHigh and Low Zone Lift and Lobby\n\n\nNext, you will see residents are allocated two different lift lobbies, separated by high and low zone units. This is something that UOA has planned well to minimize the lift waiting time for residents, especially with the consideration of more than one thousand units here in South Link. The lift lobby design looks decent with a large mirror, wood grains, and stainless steel elements. However, it is a bit too \u201ccold\u201d and feels more toward the Grade A/B office lift lobby.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nAs usual, UOA provides Hitachi lifts with a maximum passenger of 23 and a load of 1565kg. PROPCAFE has to say, the speed of the lift is satisfactory as it doesn\u2019t take long to reach the top floor (52\nnd\n floor) without any disturbs from low floor residents.\n\n\nThe mailroom is pretty standard which located on the ground floor.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\nFacility Floor\n\n\nWhen we reached the lift lobby of the facility floor, we felt the lobby with a bit greyish and lighter color have made it a more residential environment than the ground floor.\n\n\n\n\n\n\nEmpty Space?!\n\n\nUnfortunately, once you stepped out of the lobby, you see a typical UOA character in a common area. EMPTY spaces. Some of the spaces are actually positioned with some beautiful city scenes! \n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\nAgain, JMB/MC has some immediate works to do when they take over the building from the developer. It is so ridiculous to waste these areas which can be easily put in more benches and designer outdoor furniture to make it the resting or even working spaces for residents. We would recommend developer or JMB pay a visit to recently VPed South Brooks in Desa Parkcity (PROPCAFE will share the 360-degree view soon). It has the most resting areas with benches, designer furniture ever in all properties that we have visited. Every single corner and pillar, you will see the furniture or seating area there. The developer does it for a reason, to accommodate the relatively high number of units which is necessary nowadays given work-from-home is going to be the norm in the future. South Link has all the space! It is all about how much you have in the sinking funds and how good the project team is to furnish it up for the residents. If it can be executed properly, it will certainly make a positive impact on its future valuation.\n\n\nHow About Green Allocation?\n\n\nOne effort that PROPCAFE noticed from UOA is they at least tried to add more green elements along the pathway at the facilities floor. The landscape is certainly not at the level of Seksan or other famous landscapers. Having said that, it is not too bad though it can blend better to connect it with other parts of the facility floor.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nPool Area\n\n\nThere are adult and wading pools on this floor. Basic sun loungers and tables are provided. Nothing more and nothing less.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\nThe infinity pool comes with reasonable size, unfortunately, there is no view to enjoy it unless you enjoy peeping on the South View\u2019s pool or balconies there. At least, South Link\u2019s facilities floor is much higher than South View\u2019s so it still has a better view than the poor South View cousin. Well, residents of South Link can at least enjoy the pool with some internal green views.\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nConcrete Jungle View\n\n\nThis is the place where you can feel the concrete jungle scene (head up to the top of the building). Building by building, personally I quite like it but others may not.\n\n\n\n\n\n\n\n\nStandard changing areas and Surau rooms.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nGym Room\n\n\nThe gym room is quite well equipped but we are not sure it is acceptable for the density of South Link.\u00a0 Our bet is it should be adequate. Generally, facilities are always under-utilized in Malaysia except for holidays or buildings with many Airbnb operators.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nIndividual Floor/ Corridor\n\n\nThe corridor is rather wide as most of the areas are having 10 feet wide. No fancy wall features but the developer cleverly comes out with a smart and less costly option to paint the wall with some simple designs. It makes the corridor less dull. Not a bad decision. The dark grey color tone (together with the lift lobby) in fact helps to make it a bit cozier to the floor.\n\n\n\n\n\n\n\n\nViews from the building\n\n\nManaged to peek from the corridor and which can help a bit of buyers to choose their units.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nTo keep the privacy of our property buddies, we are not here to show the finishing of the units. Plenty of YouTubers have shared it, so please just google it. Our quick tour of the unit showed the developer\u2019s finishing is above average. Not bad at all. This includes the kitchen cabinet, wall finishing, sliding door material, tiling, etc. But don\u2019t expect European or Japanese brands of electronic items like the water heater, and hood & hob. Overall, buyers should be happy and have little to worry about the defect (we have seen much worse, trust us).\n\n\nWhat do we think?\n\n\nIn short, this is the most compact building in Bangsar South but the developer managed to mitigate the density issue by having separate lift zones for low and high floor residents and to include more space in the building, from lobby, corridor, facilities area to car park lots. So, kudos to UOA to deliver it but the common issue on UOA properties is always the empty space and we think it is about time for UOA to hire a professional landscaper and allocate more budget to furnish the common and facilities areas. This is to follow the trend to WOW the new generation buyers or residents (tenants) to bring up the value of the property. PROPCAFE sees the commercial retail especially variety of eateries in food city and other community stores in commercial floors will continue to add more values and conveniences to residents. It is definitely a value buy in Bangsar South and with a new medical center in the plan, more jobs (i.e. more professional tenants) are coming! With more signs of own-stayers in Bangsar south and its superb location, it has everything to become one of the nice community living areas in town.\u00a0\u00a0\n\n\nFor those who missed our previous review on South Link, you can find it here:\n\n\nPROPCAFE\u2122 Review: SouthLink @ Bangsar South by UOA\n\n\nBangsar South Review:\n\n\nPROPCAFE\u2122 Review: Bangsar South @ Kuala Lumpur\n\n\nThe latest property in Bangsar South \u2013 Laurel Residences:\n\n\nPROPCAFE Review: Laurel Residence @ Bangsar South By UOA\n\n\n\u00a0\n\n\n\u00a0\n\n\nHappy Property Hunting! Merry X\u2019mas and Happy New Year!\n\n\nNote To SL Owners: If developer/JMB/MC managed to furnish up the space in the future, please send us the updated photos, so we can update and share them with all prospective buyers and tenants here.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-360-degree-view-the-fennels-sentul-east/", "title": "PROPCAFE\u2122 360 Degree View : The Fennels @ Sentul East", "body": "\n\nRecently PROCAFE went to check out \u201cspecial promotion units in The Fennels by Sentul Raya (Now a full subsidiary of YTL Land). Just to recap as reported in TheEdge 23.July.2013, The first phase consists of two blocks of 38 storeys with 458 units and four penthouses and priced from RM658,000 to RM1.06 million are fully sold out at first day of public preview on. (Click the link \nhere\n). It was even reported in social media that some of these early buyers started to queue in Starhill the night before. Some even leave behind bags, slippers to \u201cchop\u201d the queue. \n\n\nDue to the overwhelming demand, subsequently 4 months later the 3\nrd\n block was launched (click the link \nhere\n). With the frenzying queue and hype, the Fennels managed a healthy take up of 80% status. Nevertheless within property observer circle, questions starts to circle around as YTL always have ability to fully sold their projects such as Midfields, Reed and Dale in Sungai Besi and The Capers at Sentul East.\n\n\nWith the launch of The Fennels final block on July.2017, the outlook was pretty clear, the property market frenzy was truly over. Even YTL Land was losing its midas touch. PROPCAFE received SMS about this final launch where 20% rebate offered to the 10 dual keys. The PSF for these dual keys are much cheaper than first 3 blocks. \n\n\nRecently PROPCAFE mailbox again was bombarded with SMS from agent where high floor 3 bedrooms, 2 carparks and free first two years maintenance fee was offered from RM7XXK nett price. Apparently agents are assisting YTL Land to clear the leftovers unit since the VP. \n\n\nOut of curiosity, PROPCAFE went to check out the development. Read on to know our thoughts on the real product. \n\n\nFa\u00e7ade\n\n\nZig Zag Glassy Facade cladded with Fin\n\n\nThe Fennels Facade\n\n\nFennels with horizontal and vertical fin\n\n\nClose up of the fin\n\n\nThe fa\u00e7ade is quite similar with The Capers @ Sentul East VP-ed earlier. However after the refreshing The Capers decorating the KL Skyline, the facade of The Fennels seems \u201cduplicating\u201d The\u00a0\nCapers\n.\n\n\nEntrance Statement\n\n\nSimilar to The Capers, The Fennels is utilising rustic and rusted effect for the entrance statement\n\n\nGuardhouse\n\n\nThe Fennels Guardhouse\n\n\nThe Guardhouse with infinity swimming pool as background\n\n\nWell thought from the developer is the visitor carparks infront of the guardhouse which act as holding bays. In case of congestion during visitor\u2019s registration which may overflow to main road, the guard will direct the visitors to park the cars at the holding bays.\n\n\nGround Garden and Pick Up And Drop Off Area\n\n\nThe beautifully landscaped 0.5acre garden next to visitor carpark\n\n\nDrop Off and pick up Area with \u201cAquarium\u201d lift bring visitor to facilities deck\n\n\nWater Feature next to the Drop Off and Pick Up Area\n\n\nWhat PROPCAFE like is the dedicated lift to facilities deck. The visitors do not need to use the resident lift which enhance the security particularly when a resident is having party on the facilities deck.\n\n\nCar Park\n\n\nBright and all signs and arrow are clear\n\n\nLobby Lifts\n\n\nThe lift lobby wall cladded with wood panel\n\n\nThe lift\n\n\nSky Deck\n\n\nA tree planted at sky deck\n\n\nBedrooms overlooking sky deck\n\n\nMulti purpose Hall\u00a0\n\n\nCommunal space at sky deck\n\n\nGiven the amount of space on the sky deck, PROPCAFE couldn\u2019t help but notice the sky deck is quite bare. Other than \u201ccommunal space\u201d, the developer could fill the space with amenities, soft furniture, water feature or even a children playground.\n\n\nFacilities Deck\n\n\nLounge and Chilling Area\n\n\nOpen space overlooking The Capers\n\n\nInfinity Pool Overlooking Sentul\n\n\n\n\nThe Changing Room\n\n\nThe Lounge overlooking Water Feature\n\n\nManagement Office\n\n\nThe Garden At Facilities Deck. Great for go together\n\n\nChildren Playground surrounded by the Garden\n\n\nMinimalism Landscape\n\n\nGym\n\n\nAnother Infinity Pool\n\n\nAnother angle of the lounge\n\n\nIn PROPCAFE\u2019s opinion the the facilities deck is the most impressive of The Fennels. Two olympic length infinity pools, 5 star management office, \u00a0 chilling lounge, decent gym size for 900 plus units and pockets of space for residents.\n\n\nView\n\n\nTitiwangsa Range View from Sky Deck\n\n\nSome Units on last block will have KLCC View\n\n\nOne of the blocks will have one side facing KL city skyline. However there is no wow factor as the view is partially blocked by The Capers.\n\n\nFoyer, Foyer and Foyers!\n\n\nLongish Foyer\n\n\nDual Keys Foyer\n\n\nAnother angle of Dual Keys Foyer. Imagine how much built ups going to the space!\n\n\nNice size Foyer\n\n\nUnit Selection is very important as it will determine how much monies spent on the unproductive space such as large foyer. For example for dual keys despite the built up is >1500sqft, the foyer is easily 200-300sqft taking up the valuable space (and money as well).\n\n\nThe Unit!\n\n\nPROPCAFE visited the 3 bedrooms, 1186sqft type layout.\n\n\nLiving, Dining, Dry Kitchen Area\n\n\nBalcony Across The Unit\n\n\nThe wet kitchen is dark and crampy\n\n\nThe Living with Full Height and Width Balcony\n\n\nOpen concept bathroom. For those who cannot accept such design (or may frequently forgot to close the bedroom will need to install a blind or cover it with sticker.\u00a0\n\n\nOn the left side you will notice the wall is not full to the edge. It is covered with glass, similarly to The Capers due to ZigZag facade.\n\n\nCorridor leading to bedrooms\n\n\nThe master bedroom with full glass bathroom\n\n\nModern and well appointed master bathroom sink\n\n\nGrohe brand water tap\n\n\nGrohe bran shower\u00a0\n\n\nGrohe Brand\u00a0\n\n\nBedrooms will have access to balcony\n\n\nWell thought design. The sliding door when slided open it is flushed with the frame.\n\n\nFrom wall to wall and floor to height sliding door\n\n\nThis unit comes with decent 3 bedrooms and each bedroom is ensuite. However the main concern is the living, dining and pantry area which is quite small.\n\n\nNot all are rosy\u2026.\n\n\nthe dusty and rusty railing along the corridor\n\n\nThe lift button already got rusted\n\n\nThis is the access door leading to facilities deck. Looks like a loading bay area\n\n\nThe wall in uneven. Developer has smartly using darker color to cover the uneven wall\n\n\nUneven wall\n\n\nConclusion\n\n\nThe Fennels is the 5th residential by YTL Land in Sentul East/West (Prior launches were Tamarind, Maple, Saffron, The Capers). YTL Land also developed LakeFields and Midfields at Sungai Besi and LakeEdge at Puchong. Despite YTL background as\u00a0 contractor, they are not pretty well known in providing great workmanship and finishes.\n\n\nPROPCAFE always hear the owners complaint and \u201cmumbling\u201d about the workmanship. Probably owners have been making money purchasing YTL\u2019s projects and most of them just close one eye on the workmanship. However this is no longer the case especially with The Fennels where the leftover units are even cheaper than during the launching.\n\n\nPROPCAFE applauses YTL effort to gentrify and rebrand Sentul however iconic fa\u00e7ade is not the only factor to pull in new residents. The unit layout, price point are equally important as well.\n\n\nJust for example the longish balcony, humongous foyer, cramped wet kitchen, glassy bathroom probably not most of the residents are looking to.\n\n\nTell us what you think of \u00a0The Fennels in the comments box below!\n\n\nTill then, Happy Hunting from PROPCAFE!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-360-degree-view-utropolis-glenmarie-by-paramount-property-a-walk-through-of-utropolis-marketplace-and-utropolis-suites/", "title": "PROPCAFE\u2122 360 Degree View : Utropolis Glenmarie by Paramount Property \u2013 A Walk-through of Utropolis Marketplace and Utropolis Suites", "body": "\n\nPROPCAFE Review : Utropolis Glenmarie by Paramount Property was written back then in Oct 2015 and I still remember at that point of writing Utropolis Glenmarie was still at the earlier stage of construction. In this post, I won\u2019t repeat much about Utropolis Glenmarie but if you want to know more about Utropolis Glenmarie, you can always refer to our previous article \nPROPCAFE REVIEW : Paramount Utropolis Glenmarie.\n\n\nUtropolis Glenmarie\n\n\nPROPCAFE REVIEW : Utropolis Glenmarie was merely based on the information gathered from our research from internet, papers and words from various reliable parties. Everything was still on conceptual and our wild imagination except for the actual show units of phase 2. Nothing concrete and yet physical can be seen nor touched for the entire master plan of Utropolis Glenmarie. Yup as cruel as that for most of the new launch projects, most of us made our decision based on unlike buying a completed project where you can see the final product before you dig your pocket out and made the sum payment and signing on the final dot. This is one of the so called \u201cdisadvantage\u201d on buying under construction properties but on the other hindsight you gain on a lower entry price on most of the occasion if not all.\n\n\nUtropolis Marketplace Glenmarie Location\n\n\nUtropolis Glenmarie is the brainchild from Paramount Property and one of its kind project development concept where you live, learn, work and play at the same place. Taking one step behind from this Utropolis Glenmarie , looking with wide angle lense to understand the \ntwo main key elements\n injected like a steroid into the main body of Utropolis Glenmarie to really make it work as \u00a0\u201cUtropolis\u201d (a word derived from the combination of University and Metropolis) \u2013 The \nKDU University College Campus\n and \nUtropolis Marketplace Glenmarie\n.\n\n\nSOHO @ Utropolis Glenmarie\n\n\nNot often that we hear Paramount Property involving themselves in commercial retails management, at least not that I am aware of because the first perception I had for Paramount Property\u2013 they build homes, more to \u201c\npeople\u2019s developer\u201d\n kind of builder, the first time I get to know about Paramount Property was their project at Shah Alam \u2013 Kemuning Utama where they built beautiful landed homes that come without compromising quality as per mentioned in the article \nhttp://www.freemalaysiatoday.com/category/nation/2016/12/23/be-vigilant-know-your-rights-house-buyers-told\n/ \u00a0.\n\n\nBelow is the snippet from interview with Mr. Beh Chun Chong, CEO Paramount Property\n\n\nThe People\u2019s Developer\n\n\nFor Paramount Property, Beh said the quality of the finished product was very important.This is why Paramount Property wants to go beyond the industry\u2019s stringent quality standards, set by the Construction Industry Development Board (CIDB).\n\n\nBeh said as \u201cthe people\u2019s developer\u201d, Paramount Property catered to all market segments, emphasising on practical designs, quality workmanship and environmental sustainability.\n\n\nWe focus on coming up with practical designs so that our properties can always meet the evolving needs of home and business owners.Our supervisors are highly trained and the workers have various certifications and qualifications,\u201d he said, adding that this ensured the quality of the finish product.\u201d \u2013 Source from \nhttp://www.freemalaysiatoday.com/category/nation/2016/12/23/be-vigilant-know-your-rights-house-buyers-told/\n\n\nUtropolis Marketplace Glenmarie\n\n\nThere are two main objectives of this PROPCAFE 360 DEGREE VIEW : Utropolis Glenmarie :-\n\n\n\n\nA\n Walk-Through\n of the completed Utropolis Marketplace Glenmarie and the actual unit of phase 1 apartment \u2013 Utropolis Suites.\n\n\nAs a \u201c\nreference\u201d \nfor those who cannot imagine how *\nUtropolis Batu Kawan Penang\n is going to look like when it is completed.\n\n\n\n\n*\nUtropolis Batu Kawan Penang\n launched on 15\nth\n Nov 2016 is the second Utropolis project series where Paramount Property replicating \u00a0the entire DNA of Utropolis Glenmarie into \nUtropolis Batu Kawan Penang.\n\n\nUtropolis Batu Kawan Penang\n\n\n\u00a0\n\n\nHere is a short video clip by PROPCAFE to let you feel the actual Utropolis Glenmarie by Paramount Property and we hope you will like it. \ud83d\ude42\n\n\n\n\nUtropolis Marketplace Glenmarie\n\n\nUtropolis Marketplace Glenmarie\n\n\nSpanning across 120,000 sq ft (GLA 200,000 square feet, NLA 120,000 sq ft) , \nUtropolis Marketplace Glenmarie\n consist of two levels (Ground Floor and Upper Ground Floor) located below Utropolis Glenmarie Phase 2 which consist of SOHO (Tower 1 and 2) and Serviced Apartment (Tower C and D)\n\n\nUtropolis Glenmarie Masterplan\n\n\nUtropolis Marketplace Glenmarie\u00a0 Ground Floor Layout\n\n\nUtropolis Marketplace Glenmarie Upper Ground Layout\n\n\nAt the time of my visit during the end of November 2016, most of the retailers at Utropolis Marketplace Glenmarie have started their business operation while left a few of other retail units are still undergoing renovation. Utropolis Marketplace Glenmarie mainly consists of F&B outlets and the prominent main anchor tenant is Sam Groceria occupying 27,387 sq ft on the ground floor of Utropolis Marketplace Glenmarie .\n\n\nDuring the lunch hour, to my surprise that Utropolis Marketplace Glenmarie can get rather quite busy for its location. From my observation, the lunch crowd consists of students and staff from KDU University Campus as well as working crowd from the surrounding light industrial area.\n\n\nUtropolis Marketpace Glenmarie is connected and can be conveniently accessed from KDU University with Covered Walkway\n\n\nAt first glance, Utropolis Marketplace Glenmarie is to cater the basic daily needs to the people who work, study and live nearby Utropolis Glenmarie. It is definitely not a shopping haven like One Utama or Sunway Pyramid. Utropolis Marketplace Glenmarie is more like a place to hang out and chill over coffee, get your lunch fixed and your daily errands done. Nothing fancy but suffice and yet enough to complete Utropolis Glenmarie just like how Tom Cruise said to \nRen\u00e9e Zellweger\n \n\u201cYou complete me\u201d\n in the movie \nJerry Maguire\n, enough said.\n\n\nMy brunch ( Coffee and Waffle ) at Vibes Caf\u00e9 & Bistro Utropolis Marketplace Glenmarie\n\n\nFrom bread to newspaper from MyNews.Com, fresh sandwiches from Subway, vegetables and fruits from Sam Groceria, banking with Maybank and RHB, getting your stomach filled with the Japanese Sushi\u00a0 or the fusion waffles , loading yourself with caffeine from Vibes Bistro Caf\u00e9, fulfilling the desire of your sweet tooth with the Ais Kacang with softserve from NALA\u2019s Dessert House while waiting for your dirty laundry to be done, shedding off few kilos at the 24 hours Level Up Fitness Express gym after all the yummy food , getting your tooth fixed after too much sweet and dessert at Klinik Pergigian Ooi and Khor or feeling sick when the exams is near?\u00a0 Need not to worry, there is Poliklinik Shaik inside Utropolis Marketplace Glenmarie to keep you alive at least.\n\n\nSam\u2019s Groceria at Utropolis Marketplace Glenmarie\n\n\nThe two-storey Utropolis Marketplace Glenmarie currently hosting 19 tenants, 1 Food Park ( 9 tenants) on the upper ground floor, Utropolis Caravan and 1 co-working space . Parking at Utropolis Marketplace Glenmarie should not be any problem since they have ample of parking space with totals 797 parking bays available as of now.\n\n\nBelow is the \ncurrent tenants list\n (as of November 2016) :\n\n\nFood & Beverages :\n\n\n\n\nCaliburger\n\n\nHalia Restaurant\n\n\nVine Caf\u00e9\n\n\nAroi Thai\n\n\nOiso\n\n\nVibes Caf\u00e9 & Bistro\n\n\nSubway\n\n\nLittle Fat Duck\n\n\nTexas Chicken\n\n\nNALA\u2019s Dessert House\n\n\n\n\n \n \n \n \n \n \n \n \n \n Texas Chicken \n \n \n \n \n \n \n \n \n \n \n \n Halia Restaurant \n \n \n \n \n \n \n \n \n Oiso \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Vibes Cafe & Bistro \n \n \n \n \n \n \n \n \n Little Fat Duck \n \n \n \n \n \n \n \n \n \n \n \n 10. NALA\u2019s Dessert House \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n CaliBurger \n \n \n \n \n \n \n \n \n \n \n \n Vine Cafe \n \n \n \n \n \n \n \n \n \n \n \n Subway \n \n \n \n \n \n \n\n\nFood Park :\n\n\n\n\nD\u2019Kunyit\n\n\nMunchbox\n\n\nW\u2019s Hainam Corner\n\n\nIpoh Road Drinks and Beverages\n\n\nSushi Q\n\n\nSavoury Kitchen\n\n\nKebab Turki\n\n\nWaffle and Toast ( *I love Waffle)\n\n\n\n\nHealth & Fitness : Level Up Fitness Express\n\n\nServices :\n\n\n\n\nRHB Bank\n\n\nMaybank\n\n\ncom\n\n\nDelta Laundry and Dry Cleaning\n\n\nOoi & Khor Dental Surgery\n\n\nPoliklinik Shaik\n\n\nCo-Lab\n\n\n\n\nSupermarket : Sam\u2019s Groceria\n\n\n \n \n \n \n \n \n \n \n \n Level Up Fitness Express \n \n \n \n \n \n \n \n \n \n \n \n Maybank \n \n \n \n \n \n \n \n \n 4. Delta Laundry and Dry Cleaning \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n RHB Bank \n \n \n \n \n \n \n \n \n \n \n \n 3. myNEWS.com \n \n \n \n \n \n \n \n \n \n \n \n 6. Poliklinik Shaik \n \n \n \n \n \n \n \n \n \n \n \n 5. Ooi & Khor Dental Surgery \n \n \n \n \n \n \n\n\nUtropolis Marketplace Glenmarie Outside and Inside\n\n\nUtropolis Caravan\n\n\nFood Park @ Utropolis Marketplace Glenmarie\n\n\nUtropolis Marketplace Glenmarie Food Park\n\n\nOne of the highlight of Utropolis Marketplace Glenmarie that worth to mention here is the Food Park of Utropolis Marketplace Glenmarie which is located on the Upper Ground Floor of Utropolis Marketplace Glenmarie. Basically Food Park at Utropolis Marketplace Glenmarie is a food court. At the beginning, I was clueless why Paramount Property named it as \u201cFood Park\u201d but from the ID and theme, my wild guess was that it could be a food court in the park. So I dug further and my guess was correct.\n\n\nEntrance of Utropolis Marketplace Glenmarie Food Park\n\n\nInterior of Utropolis Marketplace Food Park. I am quite fascinated by their lighting and table stand made of the recyled drums\n\n\nUtropolis Marketplace Glenmarie Food Park was conceptualized and built by Paramount Property, redefining the food court setting with a cool and contemporary communal dining space that showcases a variety of food vendors and artisan foods \u2013 all under one roof.\n\nAs the name suggests, Utropolis Marketplace Glenmarie Food Park has an outdoor park concept, complete with gardens and caravans, as well as stationary bicycles that are mobile charging stations where you can work out while eating perhaps. The creative team behind Marketplace Food Park has specially \u201cplanted\u201d \nreal plants*\n because of their ability to thrive indoors with limited sunlight, thereby enhancing the experience of outdoor dining.\n\n\n\u201c\nHeteropanax\n \nFragrans\n make tall trees which are nearly 12 meters tall, the trees are tolerant of all light conditions including shade. The plant in a black square pot is a very striking combination that looks like a bonsai with a fully developed trunk which is otherwise quite soft. A great looking planter that can enhance the aesthetics of any place.\u201d\n\n\nHeteropanax Fragrans the Real Plant inside Food Park\n\n\nStationary bicycles that are mobile charging stations\n\n\nWhat is unique about Marketplace Food Park is the furniture, which is made from a mixture of Malaysian hardwoods \u2013 such as 200-year-old chengal, balau and meranti \u2013 upcycled from a 77-year-old factory that Paramount Property has bought over. Every piece has been ingeniously designed and crafted by the Paramount Property team.\n\n\n \n \n \n \n \n \n \n \n \n Munchbox \n \n \n \n \n \n \n \n \n \n \n \n Ipoh Road Drinks and Beverages \n \n \n \n \n \n \n \n \n Ipoh Road Drinks and Beverages \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n D\u2019Kunyit \n \n \n \n \n \n \n \n \n \n \n \n Inside Food Park \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n This is just funny \ud83d\ude42 \n \n \n \n \n \n \n\n\nUtropolis Suites @ Utropolis Glenmarie ( Apartment Phase 1 \u2013 Tower A & B) \u2013 Sold Out\n\n\n\n\nI consider myself being lucky for given the chance to visit and see the actual product of \nUtropolis Suites\n @ Utropolis Glenmarie (Apartment Phase 1 \u2013 Tower A & B) which VP-ed in Dec 2015 (Just for your info that the final phase of Utropolis Glenmarie is expected to be laucnhed around in Q1 2017) . For that, I would like to thank my friend for spending time showing me around. I am blessed to have you as my friend, truly\u00a0 I am\u00a0 \ud83d\ude42 .\n\n\nA short product briefing about Utropolis Suites @ Utropolis Glenmarie ( Apartment Phase 1 \u2013 Tower A & B) to refresh our mind before we are going in for a walk .\n\n\nMaster Plan of Phase 1 \u2013 Utropolis Suites @ Utropolis Glenmarie\n\n\nFloor Layout Plan of Phase 1 \u2013 Utropolis Suites @ Utropolis Glenmarie\n\n\nFloor Layout & Specification of Phase 1 \u2013 Utropolis Suites @ Utropolis Glenmarie\n\n\nProduct & Pricing Summary of Phase 1 \u2013 Utropolis Suites @ Utropolis Glenmarie\n\n\nRoom Rental Rate of Phase 1 \u2013 Utropolis Suites @ Utropolis Glenmarie\n\n\n\n\nFrom the source : https://hostelhunting.com a single room rental rate ranges from RM650 onwardsFor those who are looking for a room at Phase 1 \u2013 Utropolis Suites @ Utropolis Glenmarie , perhaps can try out \nhttps://hostelhunting.com\n , a young local tech start up where helping students to find a hostel. How I wished there were such a tech- convenience available back when I was a college student so that I could had saved lot of hassles trying to find myself a decent room. Especially for people like me who liked to do things last minute , so that I wouldn\u2019t had ended up bunking with a pet\u00a0 \ud83d\ude10 for a month.\n\nLet\u2019s the tour begin and follow me over here please. I will let the pictures do most of the talking.\n\n\nEntrance and Lobby of Utropolis Suites @ Utropolis Glenmarie\n\n\n \n \n \n \n \n \n \n \n \n Guard House Entrance \n \n \n \n \n \n \n \n \n \n \n \n Main Entrance Foyer \n \n \n \n \n \n \n \n \n Visitors Car Park \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Lobby \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Tower B Security Entrance Before Entering Lift Area \n \n \n \n \n \n \n\n\nLobby and Lift Area of Utropolis Suites\n\n\n \n \n \n \n \n \n \n \n \n Lift Area After Security Tower Entrance \n \n \n \n \n \n \n \n \n \n \n \n Lobby at Entrance Before Entering Tower \n \n \n \n \n \n \n\n\nCommon Corridor Walkway of Utropolis Suites\n\n\n \n \n \n \n \n \n \n \n \n Louver \n \n \n \n \n \n \n \n \n \n \n \n Lift Area at Residential Floor \n \n \n \n \n \n \n \n \n Walkway \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Louver on each side \n \n \n \n \n \n \n\n\nThe black strip vertical louver along the common walkway is to prevent people from outside easily peeping inside the unit thus enhancing privacy of the people living inside.\n\n\nInside of Utropolis Suites Unit Type A 1066 sq ft 3 Bedroom 2 Bathroom\n\n\nSorry for the dark pictures, because the unit does not come with lighting. The unit I managed to get a peek was Type A 1066 sq ft 3 Bedroom 2 Bathroom . PROPCAFE always very particular about ceiling height and without much hesitation, my first question was \u201cWhat is the ceiling height?\u201d And the answer for that is \n3.4m (floor to floor height). \n\u00a0The unit is also partially furnished with \nkitchen cabinet with solid top\n, \nElectrolux electric cooking hob and hood\n, \nElectrolux refrigerator,\n Electrolux Washing Machine , Electrolux Dryer\n \nand \nElectrolux Water Heater\n. I have to say Paramount Property is quite generous by giving Electrolux brand appliances to the owners of Utropolis Suites . Although Electrolux is not on the same league as Gaggenau, Sub-Zero, Wolf, Miele, Viking, La Cornue and Thermador but Electrolux is not inferior either in term of brand or price as compared other brands in the market.\n\n\nMain Entrance and Living Hall of Utropolis Suites\n\n\nThe living hall , dining hall and also the kitchen flooring is using 2 x 2 ft tiles.\n\n\nDining Hall Utropolis Suites\n\n\nLiving Hall Utropolis Suites\n\n\nSliding Glass Door and View from outside of the Balcony\n\n\n \n \n \n \n \n \n \n \n \n Balcony \n \n \n \n \n \n \n \n \n \n \n \n View from Balcony \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Louver covering compressor of air conditioners \n \n \n \n \n \n \n\n\nLiving Hall Sliding Glass Door\n\n\nI personally think that the living hall sliding glass door is rather small. It would have a better and larger unobstructed view if the living hall sliding glass doors were to be full length sliding glass door from end to \u00a0end of the living hall instead of separating it into several panels with different sizes. Well it is just my personal preference; somehow I prefer a clean view than many lines obstructing my view. Most likely this is negligible when the curtain is up.\n\n\nKitchen & Bathroom\n\n\nThe bathroom does come with a half panel glass shower screen and mirror. This should save some of your shopping time for shower screen and mirror.\n\n\n \n \n \n \n \n \n \n \n \n Kitchen \n \n \n \n \n \n \n \n \n Bathroom \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Electric Cooker Hob and Hood \n \n \n \n \n \n \n \n \n \n \n \n Water Heater \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Basin and WC \n \n \n \n \n \n \n\n\nYard Area of Utropolis Suites\n\n\nUtropolis Suites Yard\n\n\n \n \n \n \n \n \n \n \n \n Air Conditioning Out Door Units at Yard \n \n \n \n \n \n \n \n \n \n \n \n Washing Machine & Dryer \n \n \n \n \n \n \n\n\nWe know well that our country Malaysia is blessed with tropical weather and most of us taking the advantage of it when come to drying our clothes. The common issue faced by most of the high rise residential building in Malaysia where the entire building eventually becomes the \u201cflag bearers\u201d eventually \u2013 flagging off their laundry at balcony \ud83d\ude1b .\u00a0 Paramount is thoughtful when it comes to this by providing yard area which can come quite handy in this scenario.\u00a0 In addition, Paramount Property provides the units with Electrolux Washing Machine and Dryer located in the yard just in case if you need further drying service knowing the yard area can be quite a shady area occasionally. Although it does not really guarantee that nobody will hang their laundry at the balcony but at least Paramount Property did tried their best in providing the solution so that owners wouldn\u2019t have an excuses for it.\n\n\nI noticed that the compressors of the air conditioners are located in the yard and partially hidden by the louver. There are some developers will provide ledge area for the outdoor compressor located outside of the unit instead of the yard. I can see the amount of effort that Paramount Property putting in to make building looks more neat and clean from outside. \u00a0No doubt, at first glance most of you would have thought that this will cause the yard a bit warm when the outdoor units are located in the yard but when looking from another perspective, in term of practicality and Eco friendly and also from actual true experience shared by others, there are people who will use this to their advantage as an alternative source of drying their laundry. It could be for various reasons for example to save the electricity bill (to save the Earth) by reducing the usage of electrical dryer or worrying that the direct sunlight or extensive drying time in dryer will cause damage to their clothes. I am pretty sure some of you have come across situation where drying clothes or shoes in the kitchen especially nearby the refrigerator. Other than that, the outdoor compressors at the yard are hanging high on top of the wall instead of sitting on the floor thus creating more usable area.\n\n\nBedroom of Utropolis Suites\n\n\n \n \n \n \n \n \n \n \n \n Master Bedroom \n \n \n \n \n \n \n \n \n \n \n \n Bedroom 3 \n \n \n \n \n \n \n \n \n Bedroom 2 \n \n \n \n \n \n \n\n\nType A comes with 3 bedrooms and all rooms come with windows as well as laminated flooring.\n\n\nA quick glance (less than 1 hour of inspection), in general I think the Paramount Property had done quite a fairly good job in term of quality and finishing. There were no obvious major defects can be found during the visit. I think we had looked enough inside the unit and now it is about time to visit Utropolis Suites common facilities area and let see what the actual facilities are offered by Paramount Property\n\n\nFacilities Floor ( Level 2)\n\n\nFacilities at Level 2 ( Just for Reference .This is outdated and does not reflect the actual latest condition)\n\n\nSwimming Pool at Utropolis Suites\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nUtropolis Suites Fa\u00e7ade Viewing From the Pool\n\n\n \n \n \n \n \n \n \n \n \n Utropolis Suites Facade \n \n \n \n \n \n \n \n \n \n \n \n Utropolis Suites Facade \n \n \n \n \n \n \n \n \n \n \n \n Utropolis Suites Facade \n \n \n \n \n \n \n \n \n \n \n \n Utropolis Suites Facade \n \n \n \n \n \n \n\n\nLandscape at Common Area of Utropolis\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nUtropolis Suites Reading Area and Playground\n\n\n \n \n \n \n \n \n \n \n \n Playground \n \n \n \n \n \n \n \n \n \n \n \n Reading Area \n \n \n \n \n \n \n \n \n Outdoor Gym \n \n \n \n \n \n \n\n\nUtropolis Suites Indoor Gymnasium\n\n\n \n \n \n \n \n \n \n \n \n Gymnasium 1 \n \n \n \n \n \n \n \n \n \n \n \n Gymnasium 3 \n \n \n \n \n \n \n \n \n Gymnasium 2 \n \n \n \n \n \n \n\n\nPanaroma View from Roof Top of Utropolis Suites\n\n\nIt\u00a0 is almost coming to the end of the write up, I have to say that Paramount Property did deliver their promises in their execution of Utropolis Glenmarie concept as per their masterplan; integrating their\u00a0 infamous education hub together with a chic place to live and play where convenience is just at an arm throw away. \u00a0After seeing the actual completed Utropolis Glenmarie, Utropolis Glenmarie is indeed a seamless self-content University Metropolis \u00a0where the KDU University Campus, Utropolis Marketplace Glenmarie and the living space of their apartments complementing on each other to make the entire concept sustainable in long run.\n\n\nKDU University Campus Library\n\n\nHonestly, I can already starts to feel that Utropolis Glenmarie makes learning and studying so much fun this day. I hope this write up able to give you an insight of what Utropolis Glenmarie is all about\u00a0 and as a yardstick for those who are still wondering how Utropolis Batu Kawan is going to look like when it is completed.\n\n\nThank you for reading until here and I think you are awesome today and every day \n\n\n\n\n-The End-\n\n\nDewakan\n \u2013 And because you are awesome, I would highly recommend you Dewakan , one of my favorite restaurant hidden within inside of KDU University campus at Utropolis Glenamarie, prior that I advise you to make your reservation.\n\n\nDewakan Restaurant @ Utropolis Glenmarie\n\n\n \n \n \n \n \n \n \n \n \n Dewakan Restaurant @ Utropolis Glenmarie \n \n \n \n \n \n \n \n \n \n \n \n Dewakan Restaurant @ Utropolis Glenmarie \n \n \n \n \n \n \n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-a-day-to-remember/", "title": "PROPCAFE \u2013 A Day to Remember", "body": "\n\nYou cannot connect the dots looking forward, you can only connect them looking backwards. So you have to trust that the dots will somehow connect in your future!\nSteve Job\n\n\nSince PROPCAFE started the journey 7 years ago, we never stopped to learn every single part of PROPERTY. PROPCAFE commenced this platform because of the passion and until today it never changed a bit. This has driven us to continue and think about what PROPCAFE can contribute more to \u00a0property industry, players and enthusiats. \n\n\n\u00a0\n\n\n\n\nTwo days ago, on 16 January 2019, a significant milestone has been achieved. Yes, PROPCAFE community is now officially expended to have more than 10,000 property \u201ckakis\u201d \u00a0\u00a0\n(10,000 FB Likes, & 10,381 Followers)\n. It is amazing to see so many of you who share the same \u201chunger\u201d and \u201cdesire\u201d to know and learn more about property market. Without you all with us over last 7 years, \u00a0PROPCAFE will never reach this meaningful day.\n\n\n\n\n\u00a0\n\n\nIt never easy to run on this pretty lonely path. PROPCAFE struggled along the way with slow recognition but we insisted not to pay for marketing or FB sponsor to boost the subscription and gain exponential followers. We believe our works will reach many of you not because of Facebook\u2019s powerful paid sponsor tool, but words of mouth and recommendation from followers, which needs quality works to win the heart and gain the respects from the readers. Thankfully, with a steady organic growth, PROPCAFE has managed to at least get it here at 10k mark. Rest assured that it is just an another start for us, not to worry a single bit that we will regress or stop listening to all the suggestions and criticism. PROPCAFE is a Property Community, we are in the same Property Family!\n\n\n\n\nLooking back the dots, PROPCAFE is happy to say that we have published more than \n230 articles (246 to be exact)\n todate which attracted \n3.1mil page view (1.7mil unique page view)\n from more than \n1mil visitors\n\u00a0over the world. Many thanks to the \n1,600 comments\n in the articles, PROPCAFE is ever motivated to produce better quality and detail property review/video.\n\n\n\n\nPROPCAFE does think BIG but we will move in a right momentum to ensure there is no deviation from the initial goal set by us during our humble start back then. \u00a0We apologise that PROPCAFE cannot fulfill many of your requests about disclosing the identity of PROPCAFE founders and providing additional advisory service, in fact we are no body and just a bunch of property crazy! Therefore, there is no distance between us and we will always learn from each others in this wonderful property platform.\n\n\nLast but not least, no matter how we end or what we do in future, PROPCAFE will never forget the support from you all! Let\u2019s inject more positivity into property market and have a good year ahead! Malaysia Property, We Believe!\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-buyer-diary-top-10-reasons-for-me-to-buy-hampton-damansara-country-height-damansara/", "title": "PROPCAFE Buyer Diary : Top 10 Reasons To Buy Hampton Damansara @ Country Height Damansara", "body": "\n\nPROPCAFE Buyer Diary\n is the new column for whoever interested to\u00a0share\u00a0experience or\u00a0reasons on the property that they just booked or bought! So, put in at least 10 reasons and submit it to us now!\n\n\n\n\nThere were so many messages flowed into our mailbox after the news on Hampton Damansara published in PROPCAFE Facebook last weekend. Let\u2019s us summarise the reasons why Buyers BBB this project. Well, although it is from buyers\u2019 perspective which likely to be biased, it is no harm to listen and understand more on their views! You can share your concerns too in the comment for healthy discussion. Bear in mind, no project is perfect and everyone makes their decision with their different reasons and requirements. \ud83d\ude42\n\n\n1. What\u2019s make me starts to look at this project?\n\n\nLocation x 3. Freehold Petaling Jaya with limited new launches! Opps it is KL address! Where else to find?\n\n\n2. What is so good about this location?\n\n\nForest as my neighbour and exclusive address at Country Height Damansara! Only highrise here. Sick of the areas surrounded with many buildings. It is near to all amenities in Petaling jaya (Ikea, One Utama, Curve, Paradigm Mall, Best Eateries etc) yet it is secluded with green and UBER Rich community.\n\n\n\n\n3. What are the other unique selling points of this project (product itself)?\n\n\nVery, very!\n\n\nVery generous 70,000sf facilities. You have indoor golf and Aqua Gym! What else? Very grand lobby and lifts etc which are Mayland\u2019s DNA.\n\n\nVery efficient layout especially the 924sf unit with 2+1 bedrooms. Two large rooms with an extra room that can fit queen bed! What else you want for less than 1ksf? Check\u00a0this out in\u00a0the show unit!\n\n\n\n\n4. What do you like the most in the show units?\n\n\nBig luxury bathroom with island bathtub to match this luxury address! High ceiling (10.5ft) and good quality material (e.g. Grohe bathroom faucet and accessories, bathtub, branded electronics items etc) and tiles/flooring.\n\n\n\n\n5. What can you expect when you receive the key?\n\n\nYou will absolutely love it. The unit comes with \u00a0airconds, water heater/boiler, fridge, washer cum dryer, full height kitchen cabinet with hob and hood, built-in oven, plaster ceiling, wardrobe for master bedroom, shower screens etc. Please get a list from sales personnel!\n\n\n6. What is the potential of this project?\n\n\nPotential on the\u00a0ROI. If Empire City mall can be completed, this part of Petaling Jaya will fly. Also, if the developer really make another block as Service Suites managed by hospitality company, it will reduce the supplies and improve the values of this property. Those like hotel services (room services and cleaning etc), bingo!\n\n\n7. Who are the competitors? What about the price?\n\n\nHighrise in Mutiara Damansara, Desa Parkcity, TTDI. But if you look at the price like Reflection or Mutiara Damansara or TTDI\u2019s Segaris, Ascencia etc, it has moved above RM800psf. For Desa ParkCity, other than the inferior location (like its Westside series), the rest of the highrise like Breezeway, Northshore, and One Central Park all have moved above RM800psf, not to say majority are bigger size units.\u00a0In\u00a03-4 years time, many of the condos could be aged and pricing may move to next level. No one has the\u00a0crystal ball but the pricing of Phase 1 Hampton Damansara from nett RM7xxpsf (sub RM700k) is clearly below its competitors now. Someone asked me about Damansara Perdana properties like Metropolitan Squares, well, it is not in the same level of playing fields with Hampton Damansara or competitors mentioned above. It is in different segment.\n\n\n8. How about the reputation of Mayland?\n\n\nI personally bought Mayland\u2019s product before. Yes, it wasn\u2019t a great experience when it was VPed\u00a0but I have\u00a0no problem on making money from it. Good news is, this Hampton Damansara will be the first project under Mayland to follow Singapore Conquas standard. Also,\u00a0Hampton Damansara\u00a0project is managed by the new management team from ex-Sunrise, from marketing, sales to general manager. There is hope to see the change in Mayland\u2019s product delivery.\n\n\n9. What else can you look forward in this part of Petaling Jaya?\n\n\nInfrastructure upgrade in term of access to Empire City and the new Damansara Specialist Hospital besides it. MRT and DASH highway will bring more traffic and make\u00a0this\u00a0area to be\u00a0the main focal point in Petaling Jaya. NEW PETALING JAYA in the making!\n\n\n10. PROPCAFE\n\u00a0does not cover every project in town! So our interest to know more about this project should make you pay attention to it! Lol \ud83d\ude2c\ud83d\ude1d\n\n\nOther than the 10 good reasons above,\u00a0I noticed there are\u00a0some \u201cimperfection\u201d in this project. \ud83d\ude09\n\n\na. It is right besides LDP toll plaza, the non-forest facing units i.e. LDP facing may need to consider the noise issue. However, developer\u00a0will\u00a0put in double glaze windows/sliding doors to mitigate it. Well, to compare with other developments beside major highway, this should be better\u00a0as it is right beside the toll plaza and you cannot speed there!\n\n\nb. Current access is not perfect but it can only be better with the on-going upgrading works\u00a0on infrastructure there. Unfortunately, there is no MRT station besides the development. Hey! With Uber or short distance drive to MRT near the Curve there, it is not the end of world!\n\n\nc. Only One carpark for 924 sf unit, not great but developer has put in the plan of shuttle service to MRT/Malls/Schools nearby. With Uber/Grab, you just need few minutes wait! If not, rent it!\n\n\nGreat location and nice & luxury product without premium price tag (as of now! Phase1 released units). No perfect property, only decision. And mine is, to put it into my portfolio as I always like Country Height Damansara address.\n\n\n\u2014 \u00a0 The End of MY Buy Buy Buy Diary \u00a0\u2014\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-buyer-diary-why-queue-to-buy-3rdnvenue-neu-suites-embassy-row-ampang/", "title": "PROPCAFE\u2122 Buyer Diary : Why Queue To Buy 3rdNvenue Neu Suites @ Embassy Row Ampang?", "body": "\n\nPROPCAFE witnessed a BBB mood\u00a0last\u00a0Sunday\u00a0at Pullman Hotel and received\u00a0many private messages to ask about this project, Phase 1 of 3rdNvenue \u2013 Neu Suites. With many projects are on our piplines, PROPCAFE\u00a0will not do a\u00a0detail review on this project. Maybe next phase?\u00a0However,\u00a0one of our followers, Benjamin, managed to get a unit and he is\u00a0happy to share the information of the project and key reasons that help him to make his decision and queue for whole morning!\n\n\n\n\nLet\u2019s PROPCAFE shows\u00a0\nsome key facts about this project\n\n\nProject: 3rdNvenue\n\n\nDeveloper: Titijaya Land and China Railway Engineering Corporation (CREC)\n\n\nLand size (3rdNvenue): 6.06 acres\n\n\nTotal Block and Total Units: 4 Blocks (1 SOVO and 3 Service Apartment)\u00a0and estimate around 2400 units\n\n\nDensity: 396 units per acres. PROPCAFE Density Rating: Very High (Note: Low: <60; Avg: 60-99; High: 100-149; Very High>150 for High Rise Project). Of course, there are many more factors to be considered. For example, unit size and total number of bedrooms etc, which\u00a0are not available at the moment for this entire project. Mitigation factor like number lifts to disperse crowds, common areas allocation, access flow etc.\n\n\nPhase 1: Neu Suites.\n\n\nType: SOVO (Technically, this is under office title)\n\n\nUnit Per Floor: 30 (Wow!)\n\n\nTotal Unit: 1110 Units\n\n\nUnit Size: 430sf \u2013 601sf\n\n\nPrice: Nett from RM300k up (RM700psf up). Informal: RM680psf up\n\n\nLocation\n\n\nThe project is located at Jalan Napah (off Jalan Ampang). Easier to be recognised as opposite Great Eastern Mall at Jalan Ampang. LRT Jelatek is 800m away (10mins walk). It has great advantage of exiting to Akleh without hassle compares to other nearby competitors (see photo below).\n\n\n\n\n\n\nTo KLCC: 3.9km and estimated 8mins drive (of course, Jalan Ampang is never easy to be in \u201coff-peak\u201d condition. Prepare more time for your travel!).\n\n\n\n\nPROPCAFE Site Visit\n\n\n \n \n \n \n \n\n\nAmenities\n\n\nYou don\u2019t have to be expert to know that Ampang has everything you needs!\n\n\n \n \n\n\nAmenities Photo \u2013 Source: Benjamin\u2019s agent.\u00a0Thanks.\n\n\nWhat is going on now in Ampang?\n\n\nAmpang is famous of its TRAFFIC JAM. The good news is, DBKL recognised that and the road widening works are in progress.\n\n\nSource: Benjamin\u2019s Agent\n\n\n \n \n \n\n\nScaled Model\n\n\nFa\u00e7ade wise, nothing to shout about\n\n\n \n\n\nMaster Plan of 3rdNevue\n\n\nSource: Benjamin\u2019s Agent\n\n\nFloor Plan of Neu Suites\n\n\nSource: Benjamin\u2019s Agent\n\n\nType of Layout\n\n\nSource: Benjamin\u2019s Agent\n\n\nSource: Lowyat Forum: Jonathan. Thanks!\n\n\nSummary of Competitor Information\n\n\nNOVO\n: 421 Units, 682sf-865sf, 1.15acres, Freehold, Gross RM1600psf\n\n\n3 Towers\n: 510 Units, 399sf-2045sf, 2.86acres, Freehold, Gross RM920psf, Nett 750psf\n\n\nPicasso Residence\n: 472 Units, 1,013sf-2480sf, Leasehold, Gross RM1145psf, Nett 900psf\n\n\nDatum Jelatek\n: 708 units, 550sf-1645sf, Leasehold, Gross RM1200psf, Nett RM1150psf\n\n\nAstoria\n: 1012 units, 560sf-1506sf, Leasehold, Gross RM1170psf, Nett RM980psf\n\n\nArte +:\n 1163 units, 500sf-989sf, Leasehold, Gross RM870psf, Nett RM700psf\n\n\nM City\n: 546 units, 506sf-2523sf, Freehold, Gross RM1400psf\n\n\nArtistic illustration on Common Area\n\n\n \nSource:\n Titijaya Land\u2019s Commercial Video\n\n\nSee more on the facilities in the video below by Titijaya Land. You may feel excited!\n\n\n\n\nPROPCAFE always advocate to do detail homework before\u00a0any purchase. Benjamin certainly did it and PROPCAFE happy to provide platform for buyer to express their views which may not be the right answer for every readers but it would surely help by listen the story from the buy side while\u00a0reading about the pessimistic view from source. There is no right or wrong as the result may only be known in many years down to the road. We can always learn from each other!\n\n\nBelow are all the responses from Benjamin! Thanks a lot for the contribution!\n\n\nMost Important Factor To Buy For This Project\n\n\nBenjamin: Price! With less than RM300k, what are the projects in downtown KL can you buy? Especially only 4km to KLCC and Ampang is nice place to stay. So near to city and yet it has the environment for ownstay!\u00a0The lowest PSF\u00a0is about\u00a0RM680psf according to my agent i.e. from around RM290k. I did not verify though on the sales chart.\n\n\nDensity concern of this project?\n\n\nBenjamin: Yes, this tower already has 1100+ units. But, it is small unit so the no. of residents will be much lesser than other projects that comes with larger size layout. To me, it is just like 400 units 1200sf size building. I can accept that.\n\n\nStill, it has two other blocks that would make up 2400 units. How about 110 units per lift usage in this block?\n\n\nBenjamin: Yes, but the land is more than 6 acres which consider big in KL city. 400 small units per acre. Well, I am not expert but if treat it as one couple per unit, that means\u00a0 400 couples per acres only. Haha. Sorry for my bad analogy. Seriously, you see all other projects that comes with 3 rooms and more than 1k units are launching everywhere! Lift wise, yes it seems not enough. I hope the developer will arrange the lift for high and low zone so the traffic can be controlled.\n\n\nMany projects are on-going over this part of Ampang. Wouldn\u2019t you worry?\n\n\nBenjamin: Agreed. But how many are selling at RM300k? 3 Towers and Arte maybe priced similarly for their studio or one bedroom units but hey, mine is two bedrooms! And lower price than them! I can rent out much cheaper than them and location wise is better and near to KLCC compares to them.\n\n\nWhy this location?\n\n\nBenjamin: Nearer to KLCC compare to the rest like 3Towers, Elements, MCity, Astoria, Arte, Novo etc. This site can go straight to Akleh\u00a0and avoid\u00a0the jam of Jalan Ampang and Jelatek there. You can see the ramp from Jelatek to Desa Pandan is ongoing which eventually link to DUKE 3. Ampang especially this side still consider expats favourite. I don\u2019t mind second or third grade expats as my tenant if I decided to rent it out.\n\n\nJalan Ampang is famous for traffic jam\n\n\nBenjamin: Yes, it also means many traffics there which always good for properties. See the DBKL road widening plan which already started near Great Eastern Mall. I am positive on this from DBKL plan and the start of MRT.\n\n\nNeu Suites is SOVO i.e. office suites. Don\u2019t you concern?\n\n\nBenjamin: Last time, yes. But not now. I used to\u00a0stay in\u00a0SOVO unit and\u00a0the building\u00a0turned out to be just like residential project as almost 90pc of owners used it as residential. Unless majority are not using it as residential then JMB maybe under pressure. If not, no one will stop (maybe DBKL will come but let\u2019s worry later. Malaysia Boleh!). With toilet available and piping is there for your pantry or small kitchen. No issue to me.\n\n\nNo carpark. Is it acceptable to you?\n\n\nBenjamin: rm53k for a carpark is way too much, so I am not buying. KL city centre property is getting common not to have carpark lot. It will be available for rent in future.\n\n\nSome investors were not so happy on Titijaya Land. What say you?\n\n\nBenjamin: This project will be JV between Titijaya Land and CREC from China. Do you how big is CREC? Lol. Hope more financial backing from CREC will improve the delivery. I knew the history of Titijaya. Prepared worst but hope the best!\n\n\nWhat is your game plan?\n\n\nBenjamin: Hope by that time, I don\u2019t have to stay there (and have a bigger size property). So, it is aim to rent! Target 2nd or 3rd tier expat or local couple! Nurses, maybe? Lol. If not, I can still do Airbnb since it is so close to city and many amentities like restaurants, pubs, shops nearby.\n\n\nHow you join the dot of your plan and expected rental there?\n\n\nBenjamin: I hope to get RM1200-1500 per month. If you search iproperty with below RM1500 rent, you don\u2019t get many choices in this part of Ampang. It means although many buildings but still lack of units for this range.\n\n\nThe layouts are not so\u00a0practical.\n\n\nBenjamin: Agreed. The earlier A1 dual key unit is just ridiculous. Two bedrooms and two toilets in 430sf. Lol. They changed the layout last minute during the launch. The new layout of A1 (see above) still no space for pantry, dining or sofa. I am not a believer of dual key concept for small size property especially the second room. Rent just a room without pantry?? Come on. I took A2 unit as it can still squeeze in small pantry, kitchen and sofa although it is still very challenging to do it. At least, it is possible. Worst case, I will just take down the wall to make it one bedroom apartment. Haha!\n\n\nBut A2 units means your unit will face the PPR flats and future development on the land infront which likely will be affordable housing.\n\n\nBenjamin: Yup, no perfect unit as A2 units all face that north orientation. A1 units will be looking to the another service apartment\u00a0(very close!)\u00a0and no great view either. Actually, type B 601sf has a better view which will not be blocked by the opposite tower (next launch). But the pricing is above RM410k, therefore, out from my target unit.\n\n\nMinimum facilities. Low or High floor? Any comment?\n\n\nBenjamin: No. Many thought SOVO has limited\u00a0facilities. Please take a look on their latest video, it has\u00a0roof top facilities, pool, game rooms etc.\u00a0The lobby is grand too. With the price RM300k, come on!\n\n\nLRT station is\u00a0800m away! Far to walk?\n\n\nBenjamin: Correct. It is up to individual whether they can walk this far everyday. Lol. At least, it is there! To me, i focus more on conveniences on amenities and i am grabcar frequent user anyway.\n\n\nExit plan? Expected selling price?\n\n\nBenjamin: I will hold for awhile unless Airbnb operators desperate to give me good offer. :). I will take it if they offer me 40pc of my purchase price. Or min. RM100k gross profit.\n\n\nQuick summary, why Neu Suites?\n\n\nBenjamin: 5 years time, I doubt we can see any new properties in this location can offer rm300k from developer. REAL Ampang location, investment friendly as SOVO means LTV85 is possible for me (I have two joint name properties with my sibling), i.e.5pc outflow after rebates, this rental demand (below RM1500)\u00a0has not many\u00a0supplies in this part of Ampang, Airbnb as back up so I won\u2019t \u201cdie\u201d. I love REAL KL CITY LIVING\u00a0LIFESTYLE!\n\n\nAny BBB stories from you? Please share with us! There is nothing better than learning from each other and PROPCAFE (bunch of property crazy) was unofficially formed many years back because of this!\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-diary-capping-of-plot-ratio-does-it-matter/", "title": "PROPCAFE\u2122 Diary: Capping of Plot Ratio. Does it matter? \u2013 Part 1", "body": "\n\nRecently PROPCAFE read with interest that DBKL wishes to cap the plot ratio of new developments in KL. \n\n\n\n\nCurrently, there are development projects in the capital city that have been given plot ratio of more than what is permitted under KLCP2020.\n\n\nDevelopers or investors in the past had been willing to pay premium price for tracts in the city centre expecting that the high plot ratio would enable them to make up for it.\n\n\nHence, a lower plot ratio will not be good news as less units are allowed to build on the same plot of land which will in turn affect the profitability of the development projects.\n\n\nUnder the current circumstance, developers will either have to scale down their projects or to re-submit their plans to seek approval for higher plot ratio. \u2013\u00a0 theedgemarkets\n\n\n\n\nFor the full article, readers can click the link\u00a0\nDBKL caps plot ratio\n\n\nIt had baffled PROPCAFE the basis of plot ratio given to developers for past few years. Where certain new developments has significant higher plot ratio versus the existing development.\u00a0\n\n\nFor a start we need to understand what is a plot ratio. A plot ratio is a built up area of a development approved over an area of piece of land. Typically plot ratio used on commercial zone land which covers Serviced Apartment, Offices and SOHOs. For example if a plot ratio of 4 approved on a 1 acre of land, it means 174K sqft is allowed to be built.\n\n\nTypically local council will allow higher plot ratio to be built on City Centre on the basis of better infrastructure and connectivity, primary purpose for office which require lesser common area and obviously more expensive land. However for past decade it has became common even for residential to be built on commercial due to higher demand and flexibility to build more units (and area) on commercial land. In fact many of the residential title land are converted to commercial land.\n\n\nHowever PROPCAFE observed that plot ratio approved by DBKL for commercial office and serviced apartment has increased significantly for past few years. In general a plot ratio of 4 is general rule of thumb.\n\n\nFor example \nRica Sentul\n that launched two years was approved with Plot Ratio of 4 which is a \u201cstandard\u201d commercial land\u2019s plot ratio. However development like M Vertica in Cheras by Mahsing was approved with plot ratio of 10 with 3600 units on 11.25 acres of land.\n\n\nDespite the mind boggling ratio and units, developer is only required to build single dedicated flyover ingress from Jalan Cheras to M Vertical. To put as perspective, Sky Suites @ KLCC by Monoland is approved with plot ratio of 10 and TRX Exchange is approved with plot ratio of 14. Do not get us wrong. We were merely pointing out the inconsistencies of the plot ratio award.\n\n\nWhy a plot ratio matter? Well for serviced component, it will determine your life quality as resident. There are more units packed on same piece of land. there will be more residents sharing the common area, roads \u00a0etc. How crowded is the swimming pool and gym?\n\n\nAre the lift sufficient especially peak morning and evening? Can the infrastructure support drastic increase of population? How about privacy and exclusivity? How about the carparks? How about the wear and tear of common area?\n\n\nAs investors, you will have more competitors either for subsale and tenant. the digestion period will be longer where vacant units may take longer time to be absorbed by market as tenant and buyers have more choices.\n\n\nDevelopers and local council need to strive a balance plot ratio which will local infrastructure can accommodate and provide healthy lifestyle to residents. To be fair, a low plot ratio is also not a good thing as residents will need to fork out high maintenance fee to manage and maintain the common area.\u00a0\n\n\nThe next time you check out a new development, make sure you also ask about the plot ratio and compare it around.\u00a0\n\n\nPROPCAFE will share more with the next article of 10 things that you need to know about the impact of plot ratio to your property! Stay tuned!!!\n\n\nHappy hunting!\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-diary-dbkl-caps-plot-ratio-for-development-in-kl-10-things-you-need-to-know-about-the-impact-of-plot-ratio-to-your-property-part-2/", "title": "PROPCAFE\u2122 Guide: DBKL Caps Plot Ratio for Development in KL! 10 Things You Need To Know About The Impact of Plot Ratio To Your Property! \u2013 Part 2", "body": "\n\nFor anyone who are tracking the property developments in KL last few years would have realised on the shocking high density developments spread across Klang Valley. Many of these approved projects are totally deviated from the rightful plot ratio. All thanks to the lenient and unthoughtful practices of previous government.\u00a0\n\n\nThe higher plot ratio which gives the avenue for developer to provide high density product, by right, should translate to lower property price tag. However, is it sustainable in long run? Is the property livable?\n\n\nThank god that it is now back to right track as the plot ratio plays a big part to improve the living standard of citizen. Those projects with 3-4k units should not be there in the first place and ownstayers and investors must know the implication of plot ratio to their properties. PROPCAFE is here to share why you need to worry about it.\n\n\n\n\n1. High plot ratio means high density i.e more units will be built within the parcel. Bad! Number of unit per acre will shoot up for sure! Beehives and Concrete jungle!\n\n\n2. Expect high ratio of lift sharing ratio. Wait x 3 for your turn!\n\n\n3. High number of human traffic at common area like facilities. Crowds!\n\n\n4. High usage of facilities means maintenance costs will go up. The common area will run down faster! Headache to maintain!\n\n\n5. More units equate to more competitors for investors to rent or sell the units. Imagine few thousands units. OMG. Not to say 70pc (likely nowadays), even 50pc investors will make you crazy. Throw price x 3! Buy cheap (due to high density) and sell cheaper! Aiyo!\n\n\n6. Tenant quality will go down the hill due to the competition and desperate buyers. It may make your dream home evaporate! Scare in the lift or at home??\n\n\n7. If only one guardhouse, make sure your guards are efficient! The visitors registration and queue to get in and out will be nightmare. Queue x 3!\u00a0\n\n\n8. Malaysian loves car. Surely visitors carpark will be full with cars if developer does not give enough to buyers and designated visitors carpark bays. Parking dilemma to your visitors!\n\n\n9. The development will affect the surrounding access roads if it is not sufficient to cater the traffic. Stuck and jam. See your home but so near yet so far!\n\n\n10. Imagine it is influx with airbnb operators. 1000-2000 airbnb wannabe out of 3000 units there will make the property as a tourism attraction \ud83d\ude48. Imagine the lobby, lifts, swimming pool, gym etc. Lugguge bags and items moving in and out!\n\n\nYou may now see the impact of the consequences due the high plot ratio. Don\u2019t play play! Next time, when you go to sales gallery please ask about the plot ration and watch out the density before you put your hard earn money there!\n\n\nYou may read the Plot Ratio news and Part 1 below.\n\n\nhttps://www.theedgemarkets.com/article/dbkl-caps-plot-ratio-developments-capital-city\n\n\nPROPCAFE\u2122 Diary: Capping of Plot Ratio. Does it matter? \u2013 Part 1\n\n\nHappy Reading and Ciao!\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-diary-home-is-the-value/", "title": "PROPCAFE\u2122 Guide : Home is the Value", "body": "\n\nWe seldom speak about property philosophy not because we do not want to, because we don\u2019t know much about it, we admit. This is not the only main reason we don\u2019t talk; most of them when they talk, they think they know everything.\n\n\nRecently we hear something on the topic of property value and the scariest thing to hear is not about what they know but the thought of they think they know it all. Since today is weekend, my fellow friends and investors, let\u2019s have a small talk here. In your mind , what is property value to you?\n\n\n\n\nWhat factors determine property value? First of all, lets talk about residential property under schedule H for example serviced apartment, landed property, condominium because we believe this is what commonly owned by most of us.\nWhy do you think a residential property value increases? We just talk on the most fundamental and basic here. We all know land scarcity, location, amenities, connectivity and etc. Let\u2019s put all those complicated, fancy, hi-tech, bombastic things aside.\n\n\nThe main reason we asked this because someone told me rental yield is one of the factor which deciding or influencing the property value. If a residential property gives you a high rental yield, the property value will appreciate. What do you think?\n\n\n\n\nTechnically, is not wrong in the above statement. However at this juncture, we would like to ponder a bit deeper because we think many people actually got confused.\n\n\nIt is empirical that the residential property value will determine the rental value and not necessary the rental value will determine the property value. We can\u2019t solely use rental yield as the factor in determine the residential property value unlike commercial property like shoplots, warehouse or factory.\n\n\n\n\nRecently we hear a lot of new fancy concept to apply the commercial property concept into residential property in order to obtain high rental yield like sublet the rooms by transforming or optimizing the unit layout to maximum number of rooms in order for better capital appreciation in the future. Well, if you own a commercial building or warehouse or a hotel or any single building for commercial purpose, then this is something logically should be done. However if you doing this to your residential property especially strata property like high-rise, in long run it will hurt you more as owner and other owners who share the same building or same walls with you.\n\n\n\n\nThere is always an exceptional to everything, for example residential-hotel combination property. But this kind of property normally had been well planned beforehand, (please take note : is BEFORE and not AFTER) to blend the concept effectively to increase the property value for instance the matter of welfare, privacy and exclusivity of the owners, residents are being protected and more often if not managed by a well-known 5-stars hotel operator. So let\u2019s not complicate our discussion and back to our original discussion since this type of property is not our focus at this moment.\n\n\n\n\nBringing commercial value appreciation strategy into a residential property will only disrupt the harmony and appreciation of the residential property value. Someone told me, the tech disrupt the world in a good way for the future, however we would like to remind, no matter how the world changes or advance with tech, the core value of Home has been remaining for thousand years although the definition evolves with time\n\n\nHome value is timeless, although the definition of Home changes with time.\n\n\n\n\n\n\nOther than location, community and people living in and out of the building itself is equally important for a healthy capital appreciation. A balance and harmony relationship, community, quality of tenant and residents, and effective and responsible JMB plays an important role as well. Those are the intangible quality and asset of a good residential property.\n\n\n\n\nThere is a reason why we don\u2019t call hostel, dormitory or hotel as Home, because these places lack of quality mentioned above. They are merely strangers living under the same roof.\n\n\nHome is Home. Home is the Value.\n\n\nAnd I can proudly telling you all I am going Home now, my Home is waiting for me \n Just like the song \u201cTake Me Home, Country Roads\u201d by John Denver\n\n\nGood night.\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-diary-is-eko-cheras-residential-towers-ready-for-vacant-possession-in-february/", "title": "PROPCAFE\u2122 Diary: Are Eko Cheras Residential Towers ready for vacant possession in February?", "body": "\n\nPROPCAFE has been talking about Eko Cheras Residential units since couple of years ago. Last weekend, by seeing the readiness of lobby and dropoff area, it seems like the vacant possession is not too far away!\n\n\nThe round/oval fountain which sits in the middle of private dropoff area between Tower J and H is there to see!\n\n\nResidential Drop Off Area\n\n\nOval Fountain\n\n\n\n\nApparently both Towers have its own small guardhouse near the ramp down to the residential carpark area. The raw \u201cunfinished\u201d ceiling with the modern and simple lightings are surprisingly matched!\n\n\nModern Lighting with Raw Ceiling Design. What say you?\n\n\nGuardhouse near to the entrance of carpark zone\n\n\nGood width of carpark ramp spotted!\n\n\nRamp to and from the residential carpark zone\n\n\nThe entrance of residential lobby is ready!\n\n\nEntrance Signage of Tower J\n\n\nToward Entrance of Tower J\n\n\nTower H Entrance Signage\n\n\n\n\nEntrance door with access card. Yup, before the letter box area. Opps, disappointment from airbnb operators?\n\n\nEntrance door to small residential lobby\n\n\nThe waiting area is rather small. Ok, noted that different tower still has its own entrance and lobby. One thing the developer must do is to furnish it and make it a small lounge. Calling developer\u2026\u2026\n\n\nUnfurnished Waiting Area\n\n\nThe lift lobby is IMPRESSIVE! Only if you can take raw food, ha. Seriously the basket raw industry look is so IN! OMG, one of the best! But some will say one of the worst! So, let\u2019s wait for the extreme feedback! Ha\u2026\u2026.\n\n\nHoly cow! This is so\u2026.cool!?\n\n\nTwo side of lift lobby with total of six lifts\n\n\nWow, what else to say?\n\n\n\n\nLastly, let\u2019s zoom into the lift itself. Oh my, yes, the steel frame is rusted, even the floor indicator on top! It will be the most instagramable residential block in town!\u00a0\n\n\nRusty Lift! Design at its best!\n\n\nPROPCAFE loves the raw design idea and efforts from developer, but not all will appreciate it. For sure, Eko Cheras Residential will be stuck in between Love it or Hate it situation. Ha. Sometimes, it just need to be unique in this challenging time to gain the support of niche segment, someone who appreciate art and design.\u00a0\n\n\nYou have to give credit to Ekovest. Most of the \u00a0time, residential component in an integrated development will not get large dropoff area with fountain and its residential entrance of lobby will either stuck at the side or back of the development unnoticed (good for privacy but hard to find sometimes). The separate lobby and carpark entrance for each tower also a plus point to spread out the crowds and cut down the lift waiting time.\n\n\nYou have yet to see all!\u00a0Stay tuned, PROPCAFE will bring you a full PROPCAFE 360 Degree View on Residential Tower soon! Leave your message here and share your thought about the concept above!\u00a0\n\n\nTill then, Happy Hunting! And Gong Xi Fa Chai!\n\n\nEko Cheras Mall\n\n\nUnlike PROPCAFE Review, PROPCAFE Diary is the new series from PROPCAFE to have a quick sharing of property related topics that comes with a short write-up to update our followers on the latest property info in town!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-diary-progress-of-m101-bukit-bintang-kuala-lumpur-city-centre-monopoly-hotel/", "title": "PROPCAFE\u2122 Diary: Progress of M101 Bukit Bintang @ Kuala Lumpur City Centre. Monopoly Hotel?", "body": "\n\nUnlike PROPCAFE Review, PROPCAFE Diary is the new series from PROPCAFE to have a quick sharing that comes with a short write-up to update our followers on the latest property info in town! \n\n\nAfter the disappointment of not managed to get the best roast pork at Wong Mee Kee (it was closed!), we stumbled with this development in Pudu called M101 Bukit Bintang. This property launched in 2015 as SOFO units but now the usage has changed and rebranded as the first Monopoly Hotel in the world with 225 rooms available.\n\n\n\u00a0\n\n\n\n\n\n\nM101 Bukit Bintang Facade \u2013 Monopoly Hotel. Sleek but Flimsy?\n\n\nDeveloper\u2019s Artist Illustration\n\n\nM101 Bukit Bintang Facade\n\n\nThe location of Jalan Baba is very near to city centre with Berjaya Time Square at the back and Furama Hotel and future BBCC at the side. There is no question on accessibility as there are plenty of infrastructure upgrade in this area due to TRX and Imbi/Bukit Bintang redevelopment.\n\n\nLocation and Surrounding of M101 Bukit Bintang\n\n\n\u00a0\n\n\nBerjaya Time Square \u2013 Within Walking Distance?\n\n\n\n\n\n\nThe good point is that this location has Monorail, LRT and MRT station all within 1km. Quick check, it is more than 500m, so choice is yours! \ud83d\ude04\n\n\nHowever, the negative part is the building is surrounded by all the old and rundown shoplots. It seems near to the Berjaya Time Square and future BBCC, not sure many will really walk there. To be honest, not many people will appreciate the location (even though near to everything), it may not feel safe at night and \u00a0the environment definitely not for Gen Y or X\u2019s taste. \u00a0 The developer eventually strikes it right to make \u00a0it as hotel rather than for SOFO/Residential use.\u00a0\n\n\nSurrounding of M101 Bukit Bintang\n\n\n\n\n\n\nFor foodie, one will for sure love it. Lol. The best roast pork (Wong Mei Kee) is just 20m away!\n\n\nBest Roast Pork in Kuala Lumpur. Opps should be the best in Malaysia!\n\n\nThe building looks flimsy. However, the workmanship is hard to comment now. If solely based on the existing facade and exterior, it is a bit emm\u2026.\n\n\nM101 Bukit Bintang \u2013 Monopoly Hotel\n\n\n\n\nSince this small plot of land now turns to be hotel, the pricing is hard to measure. Having said that, not sure the buyers\u2019 exit plan as investment in hotel usage will probably take sometimes to harvest!\n\n\nM101 so far has developed the M101 Dang Wangi (See Below) and its SkyWheel near Kampung Baru is still on-going. \u00a0That\u2019s all for now, happy hunting! Ciao\u2026.\n\n\nM101 \u2013 Dang Wangi\n\n\n\n\nM101 Sky Wheel\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-diary-setiawangsa-pantai-expressway-aka-duke-3-which-properties-in-greater-kuala-lumpur-suffer-or-benefit-from-this-29-8km-highway/", "title": "PROPCAFE Diary: Setiawangsa Pantai Expressway aka DUKE 3. Which properties in Greater Kuala Lumpur might suffer or benefit from this 29.8km highway?", "body": "\n\nDUKE 1 \u2013 DUKE 2 \u2013 DUKE 3!\u00a0\n\n\nIf you are living in Kuala Lumpur, you can hardly escape the construction scene of SPE highway. It is not just a massive project but it will become the most important highway in Kuala Lumpur as it basically cut through almost every key location of Greater Kuala Lumpur and will connect many other existing highways as well.\n\n\nWith the connection with highways especially Duke 1 and Duke 2, this SPE will be the most used highway in KL for those who want to avoid traffic congestion. Absolutely brilliant planning! But while it gives all the conveniences and accessibility to road users and the communities nearby. It has the downside of noise pollution to many properties that are right besides this highway. PROPCAFE founders disposed 3 units of G Residences at Desa Pandan two years back with the sudden news of SPE which will be right in front of the property. It did not sit well in our mind, not to say the facility floor is facing the SPE with similar height. Of course, some would have less impact if the units are not directly facing it, however, the overall pricing will definitely be affected.\n\n\n\n\nThis post, we will share with you some of the properties that may benefit the additional accessibility and (or) suffer the view/noise pollution, \u201cthanks\u201d to this 29.8km highway.\u00a0\n\n\nProperties that Benefit Additional Accessibility :-\n\n\nThe Veo, The Ridge, Platinum Victory, Taman Melwati, Taman Malinja, Taman Melati, Taman Sri Rampai, Irama Wangsa Maju, Sentrio Desa Pandan, Taman Maluri, Continew, Salak South, Taman Desa, Taman Bukit Desa, and Bangsar South.\n\n\nProperties that Suffer View/Noise Pollution (though with additional accessibility) due to Its Proximity to SPE :-\n\n\nSunway Montana, Resident 3, Casa Rimba Desa Melawati, Saville Desa Melawati, Desa Setapak, Wangsa Metroview, Infinity Residence, Bukit Wangsamas, Bukit Wangsamas, Bukit Setiawangsa, Sri Lojing Wangsa Maju, Riana Green Wangsa Maju, Desa Tun Hussein Onn Setiawangsa, Seri Maya, Keramat AU1, Datum Jelatek, One Jelatek, Dato Keramat, Suria Jelatek, Desa Pandan Apartment, G Residence, U-Thant, One Cochrane, Desa Green, Desa Eight, Mutiara Seputeh, Tiara Faber, Bukit Desa, Desa Villa, SouthPoint, Novum, and Komune Co-Living.\n\n\nWell, it is important to note that there are many properties above already facing the busy main roads like federal highway etc, therefore, some of it may have minimal impact from the new constructed highway. Also, it depends on the distance from the property to the interchange / entrance of the highway, the benefits could vary. Visit the site and do the field study will definitely help!\u00a0\u00a0\n\n\nYou may refer together with the aerial view video created by SZ Eagle Eye Studiors below. Great efforts!\n\n\n\n\n\u00a0\n\n\nBelow is the content of our PROPCAFE Facebook posted in 2018\n\n\nThere are few highways are currently underconstruction around Klang Valley and if you are regular users along Jalan Ampang/Jelatek/Setiawangsa and Federal Highway, you will noticed that Setiawangsa Pantai Expressway (or formerly known as Duke3) are in full swing construction. SPE is initial targeted to be completed by first quarter 2020 (but too bad it is still on-going as at today in July 2021\u00a0 \ud83d\ude44\u00a0 )\n\n\nThe 29.8km SPE starts from MRR2 (where interchange with Jalan Genting Klang/Jalan Kolam Air) and transverse across UTAR, Wangsa Maju, Setiawangsa, Ampang, TRX, Bandar Malaysia, Kerinchi and connected to SPRINT Highway.\n\n\nIn the latest Ekovest Newsletter, the interchanges are revealed (7 of them) \u2013 Taman Melati, Genting Klang, Setiawangsa, Ampang, Pandan, Salak and Kerinchi.Interesting, these interchanges will be serving number of existing and upcoming hotspots. The interchange no. 4 (Ampang) which linked to AKLEH will bring motorists directly to KLCC carpark The interchange no. 5 (Pandan) will be linked to Bulatan Kampung Pandan/ Jalan Tun Razak where you travel directly to TRX. And as PROPCAFE reported before, the SPE at interchange no. 6 (Salak) will bring you to the HSR terminus as well as Bandar Malaysia before joining SPRINT highway.\n\n\n\n\nInteresting, it is specially mentioned that #BangsarSouth will have an access to SPE which only benefit communities in Pantai/Kerinchi/Bangsar South to ease the famous traffic congestion in Jalan Kerinchi.\n\n\nWith the completion of SPE, the motorists will have alternate route (tolled of course) for a faster and smooth travel, bypass the heavy route along Federal highway, Jalan Sungai Besi, Jalan Tun Razak, Jalan Jelatek/Ampang/Setiawangsa etc. It is also serve as missing link between North and South Klang Valley.\n\n\nFrom property investment perspective, which property/area you think will benefit from the SPE? One example, PROPCAFE think Savile Melawati at interchange no. 1 will benefit tremendously but may need to suffer the view and noise pollution. The residents can simply skip the horrendous MRR2 traffic and by using SPE, they definitely can reach KLCC, Bukit Bintang or even MidValley/ Bangsar at much shorter time.\n\n\nAlso another area which will benefit tremendously from SPE will be Pantai and Bangsar South area. Famous with the choked traffic, SPE not only serving alternate dispersion for residents but via SPE it is essentially just few minutes away from Bandar Malaysia and TRX.\n\n\nFor more view of Bangsar South, click the link below\n\n\nPROPCAFE\u2122 Review: Bangsar South @ Kuala Lumpur\n\n\nAnd for the recent PROPCAFE Review of the latest launch in Bangsar South, click the Southlink by UOA review below\n\n\nPROPCAFE\u2122 Review: SouthLink @ Bangsar South by UOA\n\n\n#Ekovest \n#SetiawangsaPantaiExpressway\n#propertybloggerlifestyle\n#Melawati\n#propcafe \n#Southlink\n#SPE #bloggerlife #propertyblog #MalaysiaProperty #lifebehindthebrick #propertyinvestment #DUKE\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-editors-choice-best-property-year-2014/", "title": "PropCafe Editors\u2019 Choice on Best Property of Year 2014", "body": "\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nPropCafe editors decided to resume the fight among themselves to pick the best landed and highrise residential property of Year 2014. It was a tough battle. Similar to Year 2012, editors considered both ownstay, investment perspective and focus on (1) Location; (2) Pricing; (3) Development Concept; (4) Developer Reputation; (5) Accessibility; (6) Architectural Design; (7) Security; (8) Eco Friend/Green; (9) Landscape Masterplan; (10) Expected Quality. However, weightage was adjusted to skew a little bit more toward the pricing (worthiness) due to the theme of \u201cAffordability\u201d in Year 2014.\n\n\nIt was a close call, especially editors struggled to convince each other on the Best Landed Residential Property. There were simply not many choices and each of shortlisted projects only has few great points to score as most of it simply could not really meet most of the criteria above. However, the quantitative result made the call and here we get GOLD, SILVER, and BRONZE of Landed Property of the Year.\n\n\nHighrise category was an easy one. The top picks among the editors were fairly consistent. In year 2012, many claimed that most of our choices were skewed toward higher end. This year, two of three are \u201caffordable\u201d and editors believed the trend and theme will continue in year 2015. Most exciting affordable product in the range of RM400k to RM550k will be offered to the market in 2015, a BUYER MARKET!\n\n\nLastly, PropCafe editors would like to re-iterate that these choices are purely PropCafe\u2019s view. Disagreement is expected among property enthusiasts out there. Let\u2019s us agree to disagree. One thing for sure, there was no commercial element with developers in these choices. Hope you all enjoy this!\n\n\nBest Landed Residential Property of Year 2014\n\n\nGOLD: Lake Point Residence @ Cyberjaya By Yan Jian Group\n\n\n\n\n\n\nhttp://www.lakepointresidence.com.my/\n\n\n\u201cPropcafe\u2019s choice of most favourite landed of 2014 probably is the biggest surprise of all. Opened for booking towards end of the year, LPR is outstanding example of value property. With G&G concept, good size (22X70) and practical 3 storeys layout and prime location within Cyberjaya itself, the project is almost fully booked with attractive absolute price and PSF that hard to be beaten by other launches in Cyberjaya or in other areas. Via the future Setia Eco Glades\u2019s interchange, the MEX highway and Putrajaya Sentral (station for ERL and future MRT2) are just short driving distance. Provided Cyberjaya could get recognition as preferred destination for G&G enclave, LPR might prove to be dark horse the buy of 2014. That if the YanJian delivers as per the artist impression.\u201d \n~ Black Coffee \n\n\n\u201cLowest psf in the entire Cyberjaya. Value for money investment if nothing else. No frills G&G, Small little landed to call your own patch. \n\n\nUnknown overseas developer (in Malaysia at least), no fancy club house, large built up but small foot print homes.\u201d\n \n~ Flat White\n\n\n\u201cVery good absolute price point, no frills G&G, with generous built up, next to future Chinese School, lakeside living is no longer a dream. \n\n\nDeveloper can do better with the specs, lack of developer track record, quality of finishing is questionable.\u201d\n \n~ Caf\u00e9 Latte\n\n\n\u201cCyberjaya = Controversial, at least, among property enthusiasts. Near to 3ksf built-up with 5 rooms, good location within Cyberjaya, basic Gated and Guarded set-up means affordable maintenance fees, opposite the lake of Lakefront project, practical layouts, and most importantly one of the rare landed projects in Cyberjaya that offer below RM1 million. Even at the lousy location, it is not easy to find a new landed property within RM1 million except so called \u201cSibeh Far Place\u201d.\n\n\nToo bad, boutique development means less price push factor to move up the price in phases. It will rely on the performance of the landed property in Cyberjaya to determine the future selling prices. But one claimed, at least, it is the cheapest now! How bad can it be? Unknown developer to me but pilling work is half way there. Progress billing will be super fast. Get your cash ready if you are buyer. Unlikely to abandon but quality wise hard to comment. See you in 2016/17.\u201d\n \n~ Caffe Correto\n\n\n\u201cWe all know landed in KV is scarce. Strata title at premium address Cyberjaya even more rare. Even if there is one, it usually come with a premium price tag. So for this project, in term of concept, size, design, basic security non frills G&G, address, price and all in all is well balance for the year of 2014, except the name of the developer. But it still worth a grab! Well, there is no perfect one but it almost meets all the basics.\u201d \n~ Soy Cappuccino\n\n\n\u201cCheapest priced G&G in Cyberjaya , with future Setia Eco Glades interchange to MEX , public lake & Chinese school nearby ensure this development\u2019s prospect. Although it is priced cheaply, it benefits from having rich neighbors.\u201d \n~ Affogato\n\n\nSee PropCafe Review: \nhttps://propcafe.net/lake-point-residence-cyberjaya/\n\n\n\u00a0\n\n\nSILVER: Merrydale @ Eco Majestic, Semenyih BY Eco World\n\n\n\n\n\n\nhttp://www.ecoworld.my/ecomajestic/\n\n\n\u201cFor those keep in track of property news, who doesn\u2019t know Eco Majestic @ Semenyih by Ecoworld? Any development launched by Ecoworlds will receive wide coverage from media, their loyal followers, social media etc. Who can blame them? The unique offerings and concept, the sumptuous celebrations thrown is making the development at the lips of everyone who are seeking a sanctuary within Klang Valley. With LEKAS interchange at almost completion stage, KL City would be more accessible.\u201d \n~ Black Coffee\n\n\n\u201cGrand entrance, manicure lawn, fountains here, there and everywhere will do the trick for local home buyers. Fully strata, in fact biggest strata development in Malaysia. The concept of \u201cistana themed\u201d home is rather refreshing. \n\n\nUnproven far away from city location, Semenyih with no so cheap prices of houses. Strata property for outside Klang Valley has yet to be tested.\u201d\n \n\u2013 Flat White\n\n\n\u201cDream like living environment, modern township planning, the former team behind SP Setia, great pre and post sales experience.\n\n\nDistance, distance, distance, pricey, pricey, pricey\u201d\n ~ Caf\u00e9 Latte\n\n\n\u201cSignature township of Eco World, attract the old money from SP Setia supporters across the country. The developer trying to replicate the success of Setia Alam, or it is the purchasers are expecting it to turn up like the next Setia Alam in the south. All in all, good marketing strategy by Eco World.\n\n\nDefinitely not cheap for its location. Selling on expectations but not fact, purchasers more likely paying for brand name\n.\u201d \n~ Kopi O Peng\n\n\n\u201cEco World is selling a dream house which may make you forget about the location, which is actually Semenyih. 1000+ acres, it can be a very long term project. Price push factor will be there and it is what we called \u201cTownship Play\u201d. One need to have a very strong visionary view to go in there as an investor i.e. holding power is the key here. Foresee no immediate huge jump of price when VP because the replica of Setia Alam may not materialise as fast as you think. But, with the interchange (but one good highway accessibility is enough?), it will help a lot on the access. Ownstayers who see the location as the secondary factor will love it. You won\u2019t get anything near to it with the concept and pricing there in other developments near to City Center. So, location or dream house. Choice is yours. At least, it is still affordable at the moment.\u201d \n~ Caffe Correto \n\n\n\u201cDespite the address carries the name tag of semenyih, the overall concept is rather interesting and refreshing. Put the address aside, this one can be considered a home more than a house! The name of ecoworld is considered as the best brand of 2014!\u201d \n~ Soy Cappuccino\n\n\n\u201cMerrydale, will benefit from future kesas interchange. Buyer must have the foresight and patience to enjoy the fruit.\u201d \n~ Affogato\n\n\nSee PropCafe Review on Eco Majestic: \nhttps://propcafe.net/eco-majestic-semenyih-ecoworld-development/\n\n\n\n\n\u00a0\n\n\nBRONZE: Periwinkle @ Bandar Rimbayu, Shah Alam By IJM Land\n\n\n\n\n\n\nhttp://rimbayu.ijmland.com/periwinkle/default.aspx\n\n\n\u201cThe first phase of Rimbayu, launched in 2013, has received rave response. The public was outcry with limited units available during the ballot where most units \u201csapued\u201d by internal staffs prior the public ballot. Rimbayu has received attention due to large well planned township by reputable developer, good accessibility to few highways, short driving distance from established Kota Kemuning. However, this is leasehold land and remain to be seen whether buyers willing to pay top money for a leasehold landed property. Furthermore, the land there is quite low and the flood (or perception of flood) may happen there if the developer didn\u2019t pay good attention to it.\u201d \n~ Black Coffee\n\n\n\u201cAny new landed launch that aren\u2019t in Semenyih, Kajang, Cyber and Rawang should bring a breath of fresh air to home hunters. A F&G development close to the largely popular Kota Kemuning area. The location sells by itself, enough said. \n\n\nIJM is not known for township development and there isn\u2019t any larger scale commercial development within this township either. Low lay land above sea level and controversial land acquisition in nearby landmass by Tropicana and EcoWorld from State of Selangor.\u201d\n \n\u2013 Flat White\n\n\n\u201cReputable developer with ability to deliver, refreshing green concept.\n\n\nLeasehold and access to the township can be improved.\u201d\n \n~ Caf\u00e9 Latte\n\n\n\u201cIJM\u2019s signature township, affordable price, price push factors from future launch, early phases tends to make good money. Developer markets it as a development near to Kota Kemuning, which in fact it is not near enough to call it near.\n\n\nLeasehold, 1st few phases are all \u201csapued\u201d by internal staffs, stakeholders, VVIP at lower price, so flippers unlikely to compete with the earlier buyers, unless holding it long term.\u201d\n \n~ Kopi O Peng\n\n\n\u201cDon\u2019t underestimate the growth of Shah Alam. Even during weekend, the NKVE is jam pack! It could be time consuming and long journey to ownstayers. But investors love the traffic as it means more opportunities with more human are heading there! Always, there is a flip side of the coin to see every point of view. Township x3. If you like township play, you won\u2019t mean miss this. IJM has a good masterplan, the elevated park seems very interesting! 32\u00d770 SMD cluster home less than RM1mil seems like a good value buy, especially for ownstayers!\u201d \n~ Caffe Correto\n\n\n\u201c1879 acres of certified green township with emphasing on the green and world within a word concept. IJM hardly failed you from the past proven records. With a gross development value of RM11billion which spread over 4 precincts and its strategic location, is one of my favourite in the year of 2014. If there is one thing which can be improved, I reckon is the facade! Anyhow that\u2019s lie on the eyes of the beholder.\u201d \n~ Soy Cappuccino\n\n\n\u201cPeriwinkle able to ride on the new SKVE access, makes travelling faster, without having to get on the congested Kesas. Again, buyer will have to be patient , as EcoWorld also will be launching its property development nearby.\u201d \n~ Affogato\n\n\n\u00a0\n\n\nBest Highrise Residential Property of Year 2014\n\n\nGOLD: Vortex @ KLCC by Monoland\n\n\n\n\n\n\n\u201cA clear winner among property aficionados here, one of the most under the radar on property investors even a shrewd one. The first phase was fully booked with SPA signed and buyers paid 10% downpayment without blinking eyes (and without loan secured). With price starts from below RM1k psf, iconic fa\u00e7ade and the icing on the cake is the layout. Monoland has managed to squeeze in 2 bedrooms with ensuite bathroom, kitchen, living, dining and study area within 731-831sqft. And when 2nd phase is opened for sale, most of the units were sold as well. It will remain to be seen whether the demand is still hot where there are more small size units flood KLCC in next 3-4 years.\u201d \n~ Black Coffee\n\n\n\u201cAny project that the developer opted to sell to homebuyers instead of homebuyers buying from developer is a sure winner already. Monoland\u2019s motto \u201csell it low, and sell it all\u201d paid off once again. Did we mention that the artists impression of the building is rather stunning too? \n\n\nNothing to shut about on amenities and finishing. You just have to accept that its cheaper than the other branded offering in the city and move on with life. Oh\u2026.at least you have palm trees dotted around the swimming pool area, yet again.\u201d\n \n~ Flat White\n\n\n\u201cUnbeatable price, location x 3, you make when you buy one.\n\n\nConsider yourself lucky you can smell it. It is a \u2018classified\u2019 project, just like OSA1972.\u201d\n \n~ Caf\u00e9 Latte\n\n\n\u201cMonoland always deliver value for money investment opportunity for its followers, below market value offering price with practical layout in good location.\n\n\nThe sales is only opened for invited guests. No brochure, no catalogue, no website, no price list. Sign SPA on the spot and pay 10%, so u need to be sure u can get loan, the good things of this policy is, it filters out all the unqualified buyers.\u201d\n \n~ Kopi O Peng\n\n\n\u201cLove the location, fa\u00e7ade, and of course the PRICE! Monoland has proven to deliver its projects in Klang Valley after the completion of Titiwangsa Sentral, Oval D\u2019Sara, Vipod, Quodro, and SOHO KLCC last few years. All buyers were laughing to the bank because Monoland\u2019s project site always GREAT! And developer like to save all marketing costs and time with lower price. It means leave the monies on the table for buyers. So, don\u2019t expect anything fancy like nice brochure, great reception, lion dance, official launch with \u201cmakan-makan\u201d, special rebates, scaled model, show units etc. Sales personnel will tell you no one can beat their price, sign it now and pay 10% immediately, without booking form required. They always provide good quality kitchen and its accessories/ electronic appliances. Quality of material is good but finishing may not. Season investors know the expectation and strategy to manage the property from Monoland. Monoland is not everyone cup of tea but it is certainly mine!\u201d \n~ Caffe Correto\n\n\n\u201cFacade, location, practicality of layout , product itself and most important the price! It wins all! Definitely the jewel crown of 2014! Only if you lay your hand to grab one! This one really making everyone sideline feeling jealous!\u201d \n~ Soy Cappuccino\n\n\n\u201cVortex, cheapest psf in KLCC vicinity. Monoland again has pull rabbit out of its hat. Central location in downtown KL. Priced cheaper than all surrounding recently launched developments.\u201d \n~ Affogato\n\n\nSee PropCafe Review: \nhttps://propcafe.net/vortex-klcc-monoland/\n\n\n\u00a0\n\n\nSILVER: Midfields 2 @ Sungai Besi by YTL Land\n\n\n\n\n\n\nhttp://www.ytlland.com/\n\n\n\u201cMass market is the motto of property market in 2014. With price point of RM500-600k, family size and setup, good location with easy access to highway, and most importantly it is from YTL, Midfield 2 have received overwhelming demand from investors and own stayers. It was reported that some keen buyers started to queue one night before the launch in order to secure the choiced units. This is rarity in the slow market.\u201d \n~ Black Coffee\n\n\n\u201cYTL + Location + Reasonable Price = Sell out. Need we say more?\n\n\nSeparate car park podium block, a bit of wallk if your units are furthest away. Nothing to shut about on fa\u00e7ade and design. In another words, pretty dull\u2026.\u201d\n \n~ Flat White\n\n\n\u201cGood location. Competitively priced, reputable developer.\n\n\nNot easy to secure a unit, poor infrastructure upon VP for earlier phases, high density.\u201d\n \n~ Caf\u00e9 Latte \n\n\n\u201cSomeone called it best deal of the year, from reputable developer, nice layout, affordable price, and close vicinity to CBD.\n\n\nCarpark in the separate building, leasehold, and below average workmanship judging from the phase 1 delivery.\u201d\n \n~ Kopi O Peng\n\n\n\u201cProbably the worst YTL product! Dull, plain, and lousy rental market in Phase 1. However, it is still a good buy for own stayers. Location, well, not too far away from KL city center. Not matter what, YTL still has its \u201cCLASS\u201d on landscape and common area or facilities. Too bad, it comes with high maintenance fees too. Great first home for own stay and surely it wouldn\u2019t be too bad in couple of years time when you upgrade yourself to another development.\u201d \n~ Caffe Coretto\n\n\n\u201cCenter of everywhere but middle of nowhere. Reasonable price plus Bread and butter product for the mass market. YTL product how wrong can it goes? Otherwise why people \u201cdie die\u201d camped for their launch?\u201d \n~ Soy Cappuccino\n\n\n\u201cEasy access to KL/PJ via Connaught highway or Besraya. Attractively priced.\u201d \n~ Affogato\n\n\n\u00a0\n\n\nBRONZE: Saville @ Kajang By Metro Kajang Holding\n\n\n\n\n\n\nhttp://www.mkhberhad.com/our_businesses/integrated_reko.aspx\n\n\n\u201cAnother mantra is to follow the infrastructure and this is exactly what is Saville Kajang all about. Close proximity to KTM and upcoming MRT station with affordable pricing, the units are snapped like no tomorrow. It will be interesting to see people perception toward Jalan Reko in next 3 years where Saville Kajang starts the trend. And the winners would be the buyers that took the risk in 2014.\u201d \n~ Black Coffee\n\n\n\u201cCHEAP with good car park allocation. And was told MKH is a good developer too.\n\n\nWho are we kidding? Its out of nowhere in Jln Reko. If this project was launched 10 years ago, people was struggling to find out where is Kajang. Oh! Did we say Kajang has annual flooding issue?\u201d\n \n~ Flat White\n\n\n\u201cNear to MRT and KTM interchange, Jalan Reko frontage with good access to highways\n\n\nNot sexy location. Where is Jalan Reko?\u201d\n ~ Caf\u00e9 Latte\n\n\n\u201c1km away from future MRT/KTM. How can you complain given its very affordable price. You see all developers jack up its pricing whenever the word MRT in its advertisement. This is sure not one of it but don\u2019t expect great fa\u00e7ade from MKH and this is a typical mid-cost apartment design. You need a change of demographic in this area to boost the price in future. With the MRT in the picture, the hope is there.\u201d \n~ Caffe Correto\n\n\n\u201cSurprise surprise surprise\u2026 this one really caught everyone off guard. The name of \u201cSaville\u201d is a legend from MKH. Despite Kajang, this one located at the right place and the right time of 2014 and most importantly with the right price! With MRT and KTM nearby, it really add extra shine on the bronze plate of the Saville Kajang.\u201d \n~ Soy Cappuccino\n\n\n\u201cSaville Kajang , on busy Jalan Reko, which eventually leads to Kajang MRT station. At sub RM400k, hard to find similar propositions.\u201d \n~ Affogato\n\n\nSee PropCafe Review: \nhttps://propcafe.net/saville-kajang-metro-kajang-2/\n\n\nNote: Featured Photo credit to Mr. Khong\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-editors-choice-of-year-2012-best-klang-valley-property-developments/", "title": "PROPCAFE Guide : PropCafe.Net Editors\u2019 Choice of Year 2012 @ Best Klang Valley Property Developments", "body": "\n\n\n\nPropCafe.Net is glad to announce that the finalisation process of our Editors\u2019 Choice of Year 2012 has been completed. Our editors (7 of us) have decided to have a closed nomination this year, with a total of 10 landed and 16 highrise property developments being included in the final round.\n\n\nThe nominated property developments were then rated independently by every editor. The 10 rating factors are as follow:\n\n(1) Location\n\n(2) Pricing\n\n(3) Development Concept\n\n(4) Developer Reputation\n\n(5) Accessibility\n\n(6) Architectural Design\n\n(7) Security\n\n(8) Eco Friend/Green\n\n(9) Landscape Masterplan\n\n(10) Expected Quality\n\nDifferent weightages have been assigned for each factor together with the scale from 1 to 9 across the board.\n\n\n\n\nPropCafe Editors\u2019 Choice of Year 2012 in Klang Valley:\n\n\n\u00a0\n\n\nBest Landed Property Development \u2013 \n\n\n\u00a0\n\n\nGold:\n \nReed @ Lakefield by YTL (\nhttp://www.reed.com.my/\n)\n \n\n\n \n \n \n \n \n \n \n \n\n\n\u201cThe closest to the city one can get for landed\u2026and with ytl\u2019s elegant design n concept\u2026a dream comes true.\u201d ~ Flat White\n\n\n\u201cIf you see YTL, you are seeing the right thing but able to get it or not is another chapter.\n\nOne of the rare landed masterpiece with true KV address. It is beyond words!\u201d ~ Soy Cappuccino\n\n\n\u201c Classy architecture, lush landscape, variety units with dual entrance features, full GNG with club house, proximity to town, priced to sell, one just cannot ignore that this is one of the best deal in 2012. Such sizzling hot properties are sold via transparent ballot exercise observed by auditors in a posh downtown 5 star, a new industry standard set by YTL.\u201d ~ Caf\u00e9 Latte\n\n\n\u201c YTL had a clear winner at hand, gated guarded landed with direct access to Besraya and minutes away from north-south highway as well as SMART tunnel, KESAS & MR2. Ballot was the best of the year, at a posh 5-star hotel, with food provided \u2013 nothing else came close for the year.\u201d ~ Affogato\n\n\n\u201cSuperlink in true blue G&G setup, with zero traffic light to KLCC. A bargain 2012 landed from YTL.\u201d ~ Black Coffee\n\n\n\u201cIf you want a landed property and to be near to KL City Center\u2026How could you miss this!\u201d~ Caffe Corretto \n\n\n\u201c\u8bf4\u5230 REED, \u6211\u4eec\u4e0d\u53ea\u5f53\u7740\u5b83\u770b\u7740\u662f\u4e00\u822c\u7684\u56f4\u7bf1\u5f0f\u6392\u5c4b\uff0c\u5176\u5b9eLAKEFIELD\u662f\u4e00\u4e2a\u72ec\u7acb\u7684\u5c0f\u533a\uff0cTRILLIUM \u5e97\u5c4b\u533a\u63d0\u4f9b\u9910\u5385\uff0c\u94f6\u884c\uff0c\u8d85\u5e02, \u4fee\u8f66\uff0c\u8865\u4e60\u7b49\u8bbe\u5907\u3002\u5c45\u6c11\u4e0d\u9700\u8981\u5f00\u8f66\u5c31\u80fd\u5e94\u4ed8\u751f\u6d3b\u6240\u9700\u3002\u6b64\u5916\uff0cLAKEFIELD \u8ddd\u79bb\u5df4\u751f\u8c37\u7684\u603b\u8f66\u7ad9\u4e0d\u8fdc\uff0c\u4ece\u8fd9\u5f00\u8f66\u5230 BKT BINTANG\u533a\u53ea\u970011\u5206\u949f\uff0c\u5168\u7a0b\u9ad8\u901f\u4f46\u65e0\u9700\u4ed8\u8fc7\u8def\u8d39\u3002\u53d1\u5c55\u5546\u7684\u552e\u5356\u7a0b\u5e8f\u900f\u660e\u5ea6\u6781\u9ad8\uff0c\u5728\u4e94\u661f\u7ea7\u9152\u5e97\u4e3e\u529e\u62bd\u7b7e\u65b9\u5f0f\u552e\u5356\uff0c\u5168\u7a0b\u7531\u5916\u8058\u6838\u6578\u5e2b\u7ecf\u8425\u5904\u7406\uff0c\u6210\u4e3a\u57ce\u5185\u53d1\u5c55\u5546\u7684\u5178\u8303.\u201d ~ Kopi O Peng\n\n\n\u00a0\n\n\nSilver:\n Phase 1 (Nusantara/Lui Li Gardens/ Lepironia Gardens) @ Setia Eco Glades by SP Setia (\nhttp://www.setiaecoglades.com.my/\n)\n\n\n\n\n \n \n \n \n\n\n\u201cOne and the only one in KV. Another breakthrough by SP Setia. Very creative indeed.\n\nWell balance between price and location. Best stuff is always limited. And this is the KV Limited Edition of 2012.\u201d ~ Soy Cappuccino\n\n\n\u201cSP Setia looking to repeat Setia Ecopark\u2019s success here, in the \u2018hottest\u2019 (or some would say coldest at night) location of the Klang Valley. Concept and design is way above competitors\u2019. Another benchmark set by SPS.\u201d ~ Affogato\n\n\n\u201cOne of a kind development concepts feature thematic island dwelling, how cool is that! Marketed by Malaysia\u2019s No.1 (by theedge) SP Setia. With its proven track record delivery distinctive award winning products, make no mistake, SP Setia will able to deliver.\u201d ~ Caf\u00e9 Latte\n\n\n\u201cWhere to find? Island, Lake, Bund, and Waterfront Living\u2026..It is more than just a house, it is HOME.\u201d ~ Caffe Corretto\n\n\nPropCafe.Net Review :\n\n\nPart 1.\nhttps://www.propcafe.net/setia-eco-glades-cyberjaya/\n\n\nPart 2.\nhttps://www.propcafe.net/setia-eco-glades-cyberjaya-part-ii/\n\n\n\u00a0\n\n\nBronze:\n Temasya Citra @ Tesmaya Glenmarie by I&P (\nhttp://www.temasyaglenmarie.my/\n)\n\n\n\n\n\n\n\u201cHot ballot, perhaps due to locality of proximity to rich PJ/Subang crowd. During the ballot process, no where else in KV could you find the most number of millionaires in one acre. Unlike Reed, queue was in the hot sun, with limited food served in the sweltering heat. But you don\u2019t go there for the food \u2013 do you?\u201d ~ Affogato\n\n\n\u201cThe freehold superlink houses developed by I&P located at the fringe of Subang, PJ, sell by its location itself, despite lack of initiatives to fence up the development.\u201d ~ Caf\u00e9 Latte\n\n\n\u201cStrategic locality with reasonable pricing..all but if only u can secure one unit for yourself\u2026\u2026\u201d ~ Soy Cappuccino\n\n\n\u00a0\n\n\nBest High-Rise Property Development \u2013\n \n\n\n\u00a0\n\n\nGold:\n Phase 1 @ Damansara Foresta by Land &General (\nhttp://www.damansaraforesta.com/\n)\n\n\n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\n\u201cHome within Nature\u2026..Best way to rediscover the joy of green and life!\u201d ~ Caffe Corretto\n\n\n\u201cCloser to nature, yet closest to the bursting of the city\u2026.Best of both world.\u201d ~ Flat White\n\n\n\u201cHottest launch in Q1 2012. One of the rare, pay RM10k to own a RM700k property. Another launch that needed balloting! Hillside development with luscious green park \u2013 let\u2019s see if the HK-influenced developer is able to pull this off!\u201d ~ Affogato \n\n\n\u201cThe initial launch of this highrise condo in Sri Damansara was touted as deal of the year for a development in \u2018real\u2019 Damansara address. The altitude and exclusive access to forest reserve, stand out from other condo developments.\u201d ~ Caf\u00e9 Latte\n\n\n\u201cThere is concrete jungle but this one really make you to be with the nature! Basically you don\u2019t need to camp in Taman Negara! There is one here in Klang Valley!\u201d ~ Soy Cappuccino \n\n\n\u201c\u5730\u70b9\uff0c\u4ef7\u683c\uff0c\u53d1\u5c55\u6982\u5ff5\u84dd\u56fe\uff0c\u53d1\u5c55\u5546\u80cc\u666f, \u8fd9\u662fDF \u76844\u5927\u5356\u70b9\u3002\u201d ~ Kopi O Peng\n\n\nPropCafe.Net Review : 1.\nEnglish Version  \n2.\nChinese Version \n\n\n\u00a0\n\n\nSilver:\n G Residence @ Desa Pandan by Tan & Tan (\nhttp://www.tantan.com/\n)\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\u201cIf you hit this one, you really hit the spot!\u201d ~ Soy Cappuccino\n\n\n\u201cLaunched at RM600psf. Seems cheap now, with location next to RSGC as well as the future behemoth \u2013 TRX. As long as RSGC remains, the density in this area will be low. With Tan & Tan\u2019s name, one doesn\u2019t have to think much about quality and end product.\u201d ~ Affogato\n\n\n\u201cThe name of Tan & Tan itself already sold! Tun Razak Exchange (TRX), Ampang Embassy Row, KL City Center\u2026\u2026Where are you now? I will be there within minutes!\u201d ~ Caffe Corretto\n\n\n\u201cLocated at the fringe of CBD with various accesses, reasoanbly priced, a product of Tan & Tan, and near to the growth area of TRX. One could hardly go wrong with these USP (unique selling point).\u201d ~ Caf\u00e9 Latte\n\n\n\u00a0\n\n\nBronze:\n Arnica Residence @ Tropicana Gardens by Dijaya (\nhttp://www.tropicanagardens.com.my/\n)\n\n\n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\n\u201cA new benchmark in the new PJ\u2026.what else can go wrong!\u201d ~ Flat White\n\n\n\u201cThis project will complete Kota Damansara! The bustling world is just right in front of your door step \u2013 The MRT!\u201d ~ Soy Cappuccino\n\n\n\u201cAnother launch with balloting! Balloting seems to be the key theme here. Launched at RM700psf, first phase buyers were ridiculed for lapping it up, but with second phase Bayberry launched at Rm1000psf \u2013 guess who\u2019s having the last laugh now. One of the rare integrated commercial-residential-MRT at door step, development.\u201d ~ Affogato\n\n\n\u201cAn intergrated development at the heart of bustling Kota Damansara with direct access to KVMRT. TG is poised to do well with these 2 selling points, question is how much, and it did, the rest is history.\u201d ~ Caf\u00e9 Latte\n\n\n\u201cImpeccable concept and outstanding location in Kota Damansara, however with KLCC price.\u201d ~ Black Coffee\n\n\n\u201cDefinitely the best integrated mixed development next to MRT so far! Expensive?! Arnician: I am laughin\u2019 to the bank like HA HA HA!\u201d ~ Caffe Corretto\n\n\nPropcafe.Net Review\n\n\n1. \nBayberry @ Tropicana Gardens\n\n\n\u00a0\n\n\nHow about PropCafe.Net\u2019s Best Property Development of 2013?\n\n\nPropCafe.Net\n will open it for readers to nominate and pick their best landed and highrise property development in 2013. The reader can put in their favourite properties in our \nPropCafe.Net forum \nunder \u201c\nBest Property Development Nomination List\n\u201d and \nPropCafe.Net \nwill announce the voting date and period for our \u201csubscriber\u201d later. Please subscribe \nPropCafe.Net \n(FOC) and be part of our community!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-facebook-new-empire-residence-damansara-perdana-phase-6-7/", "title": "[PropCafe Facebook News]: Empire Residence@ Damansara Perdana \u2013 Phase 6 & 7", "body": "\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-facebook-news-28-boulevard-pandan-perdana-scaled-model-ready/", "title": "[PropCafe Facebook News] : 28 Boulevard @ Pandan Perdana Scaled Model is Ready!", "body": "\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-facebook-news-auction-20-trees-west-melawati/", "title": "[PropCafe Facebook News]: Auction \u2013 20 Trees West @ Melawati", "body": "\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-facebook-news-auction-symphony-hills-schubert-cyberjaya/", "title": "[PropCafe Facebook News]: Auction \u2013 Symphony Hills \u2013 Schubert @Cyberjaya", "body": "\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-facebook-news-ekovest-is-launching-ekocheras-hotel-suites-and-office-suites-soon/", "title": "[PropCafe Facebook News] Ekovest is launching EkoCheras Hotel Suites and Office Suites Soon", "body": "\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-facebook-news-lakefront-cyberjaya-new-sales-gallery-show-unit/", "title": "[PropCafe Facebook News]: Lakefront @Cyberjaya \u2013 New Sales Gallery and Show Unit", "body": "\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-facebook-news-rev-o-bukit-jalil-city-exclusive-review-coming-soon/", "title": "[PropCafe Facebook News]: REV.O @ Bukit Jalil City \u2013 Exclusive Review Coming Soon!", "body": "\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-facebook-news-setia-eco-glades-cyberjaya-sale-gallery-new-smd-show-units-now-open-first-glance-site-never-opened-public/", "title": "[PropCafe Facebook News]: Setia Eco Glades@ Cyberjaya \u2013 Sale Gallery and New SMD Show Units Now Open! First glance of the site which never opened to public.", "body": "\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-facebook-resident-ampang-south/", "title": "[PropCafe Facebook News] : The RE:sident @ Ampang South", "body": "\n\n\n\n\n\n\n\nPost\n by \nPropCafe.Net\n.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guest-review-eco-forest-at-broga-by-ecoworld-part-2/", "title": "PROPCAFE\u2122 Guest Review: Eco Forest @ Broga by EcoWorld Part 2", "body": "\n\nHere\u2019s the part 2 of the\u00a0Eco Forest at Broga by EcoWorld you guys have been waiting for. Trust you all are ready with your cuppa. Now sit back and enjoy the rest of the review shared by the PROPCAFE guest reviewer Mr Tengster. If you have not read part 1 and would like to do so please click on \nhere\n .\n\n\n\n\nEco Forest Price\n \u2013 Price for Stripe (the entry level) is about RM331 PSF for fully GnG, higher specification for finishing, higher percentage of green, lower density, etc. Is this price range reasonable and easy to be swallowed by home stayers/upgraders?\n\n\nNote: Cradleton (entry level terrace) in Eco Majestic was launched at RM290 PSF in mid 2014. Upon VP, several transactions were completed at 10-15% higher than SPA price despite the lackluster property market and also extremely tightening credit (from the legalised ah-loong aka banks).\n\n\nEco Forest Current offering :\n\n\u2013 3% + 2% early bird special \n(The 2% is special discount for those who can sign the SPA within 14 days)\n\n\n\u2013 Additional 2% for EW repeated buyers\n\n\u2013 Free legal fees and stamp duty on Sales & Purchase Agreement (SPA) and loan agreement\n\n\u2013 Booking fee is RM5,000\n\n\n\u2013 Balance of down payment can be paid via credit card one time off or via instalment with zero interest with selected banks (Maybank, Affin, Hong Leong and Public Bank)\n\n\n\u2013 MOT is borne by purchaser (this may be needed to be paid upon VP or subject to title issuance)\n\n\n\u2013 Zero furnish\n\n\nTimelines or Milestone\n\n\nEcoWorld has been launching their products since Q3 2013. They are pretty much on \u2018steroid\u2019 firing all cylinders to acquire land and then launch, and then click REPEAT. What are happening in EF? What are their timelines and milestone?\n\n\n\n\nAs of now \u2013 Many activities are happening at site.\n\n\nSeptember 2017 \u2013 They launched the Artisan Home and Garden Home. There is a total of 685 units.\n\n\nBy Q2 2018\u2013 Launching of Rumah SelangorKu. Construction period will be from 2018 till 2021.\n\n\nLake Forest Park is scheduled to be completed in 2020 or slightly earlier. The Labs concept will straightaway to be brought in.\n\n\nPossibly by 2020, some 300+ apartment and 60+ shop buildings will be completed to support the community.\n\n\nThe SJKC TonFah in Eco Majestic may start their school session in January 2020.\n\n\nSecond access via south side of Eco Forest? No committed date. One still need to keep rubbing the crystal ball.\n\n\n\n\nWith the milestone in place, it seems that they are pretty much hitting the spot. They are building the green environment, live-life balanced community and businesses via Labs to make Eco Forest a self-sustainable community.\n\n\n\n\n\n\nWhat are the USPs for Eco Forest?\n\n\n\n\nA fully Gated and Guarded (GnG) township with strata title and adequate allocation for green area (I was told the green area ratio is slightly higher than Eco Majestic due to the theme of Eco Forest).\n\n\nAn almost self sustainable township with 515 freehold land. This may take awhile as the other two giant developers have yet to go all out in developing their land.\n\n\nProper road system with provision for landscape and also walking and cycling path. Their proposed 132\u2019 and 100\u2019 roads are with provision of proper landscape, walking path (about 1.2 m) and also walking cum cycling path (of about 3.0 m width).\n\n\nThe 25-acre Lake Forest Park is something that one can hardly find in any townships within Malaysia. 25 acres is about 5% of their total land in Eco Forest. Just to give you the size perspective. The 25-acre Lake Forest Park is estimated to be the size of Setia Walk Puchong plus Tesco Puchong.\n\n\nLabs concept in Lake Forest Park. This new concept basically revolutionized the concept of space, utilizing containers and refurbishing them to be the finest play space for growing retail and F&B brands, including co-working spaces. Such people oriented place will be a fantastic catalyst for young entrepreneurs to realize their entrepreneurship.\n\n\nEcoWorld Community Apps will be fully utilized in Eco Forest. This apps is pretty convenient to pay maintenance fee, send notification (such as Lost & Found, fogging time, etc.), register your guests/visitors, book a visitor car park, file a defect, put up your comments, communicate with the management office, etc. This could simplify all the processes in a digitalized manner.\n\n\nLocated nearby to Broga Hill, a hiking cum picnic place. I won\u2019t mind retire in Eco Forest as cardio exercise is part of my routine. The fresh air and also the slightly lowered temperature will be a plus point.\n\n\nNotthingham University can be indirectly a USP due to constant pool of professional staff and also students (5000+) with deep PAMA fund and purchasing power.\n\n\nSJKC is not coming to Eco Forest but then a revamped SJKC Ton Fah may be relocated from Beranang to Eco Majestic which is a 7-8 minutes drive away. When? At present, it is still a drawing board stage and the forecasted milestone will be sometime in 2020 (hope this ain\u2019t sound like our \u2018Wawasan 2020\u2019).\n\n\n\n\n\n\nWhat are the major concerns?\n\n\n\n\nSingle access scenario\n \u2013 At present, there is only one access to Eco Forest. To me, I think this is a very challenging and imminent concern. How and When would EcoWorld will start working with the neighboring to create a one plus one equal to more than two situation. No one can answer the question at the moment.\n\n\nMinor soil settlement on filled land area\n where this could potentially cause uneven and minor to moderate soil settlement. My take is that EcoWorld team is probably have had enough nightmare or experience during their initial project in Setia Alam. By now, they should be on top of this issue, hopefully. To date, there are hardly any complaints in Eco Majestic. Both Eco Forest and Eco Majestic are former palm oil estates which probably have the same soil profile. \nNote: Plaster crack on the wall doesn\u2019t really mean soil settlement.\n\n\nFlood exposure\n \u2013 The entire Eco Forest is located out of 500-Year flood zone as per recognized global flood map. At the most southern tip of Eco Forest, it is still approximately 700 meter away from the 500-Year flood zone. What does 500-Year flood zone mean to laymen or potential house buyers? Basically it means the probability of flood occurring in 500-Year flood zone is about 0.2%. Thus, in short, flood exposure in EF is relatively remote with the exception of technical/man-made problems such as clogged culvert or improper drainage gradient causing backflow.\n\n\nIs there a designated dog park within the Central Park in Eco Forest?\n \u2013 At present, there is no provision of designated dog park. I tried many times to convince them that a project of such size will need a proper designated dog park to stand out of the crowd. And yes, Eco Forest will have two reputable neighbors (Mutiara Hills by Boustead and Unknown by I&P) beside them. These two developers can really have the \u2018dough\u2019 to give Ecoworld a run for their money. I will explain why designated dog park is important in later section.\n\n\nIncreasing maintaining fee \n\u2013 Similar to Eco Majestic setup, most of the money guzzling items such as the lake, parks, etc. are located outside of respective phases. These will be eventually hand over to local council. Since the developer still has land to develop, it is natural to continue to upkeep this place (including those hand-over items) to be at tip top condition.\n\n\nNew proposed high tension cable \n\u2013 This is a surely a \u2018curveball\u2019 came out of nowhere. Only recently, they get to know that there is a new proposed high tension cable (on pylon) that will run by at the far east side of EbonyLane. This realignment of high tension cable is initiated by local authority. Preliminary information showing that, the spatial separation is about 50 \u2013 60 meter. A magnifier glass should be utilized to investigate more on how the proposed high tension cable could affect EbonyLane in particular. The next question, what can be done from the perspective of the developer?\n\n\nCemetery land (Tanah Perkuburan Broga) \n\u2013 At present, there is a small plot of land that is used as cemetery land. It is located east side of Eco Forest. Is think a concern? I personally think that we can live with quiet neighbors for sure. Quiet neighbor is always better than \u2018noisy and nosy\u2019 neighbors. The only problem with the location of cemetery is that it may create traffic congestion during certain weekends in the period of ChengMeng (All Souls Day). Consolation is the cemetery land is relatively small (i.e. about 11 acres) as compared to the three giants (namely Nirvana Memorial Garden, Nirvane Memorial Park and Semenyih Memorial Hills) located at Jalan Sungai Lalang, Semenyih. These three giant players have a combined land area of 800+ acres (estimated from WikiMap). \u00a0Tengster\u2019s late papa and mama are resting in Nirvana Memorial Garden, I think the traffic in Jalan Sungai Lalang is really horrible during All Souls Day period. So, is this a true concern for Eco Forest to have a small cemetery land prior to their main access?\n\n\nWhere are the kebangsaan schools and Chinese school\n? \u2013 Similar to Eco Majestic, at the time of writing this review, there is no verified news about Chinese school. In fact, at present there is no provision of land in Eco Forest which is earmarked for Chinese school. The only so-called confirmed news is SJKC will be constructed in Eco Majestic (as part of the relocation program). However, there is a plot of land at the south west side allocated for kebangsaan school. \u201cHeng ahh\u201d. At least, there is a school in Eco Forest. As for international school, I can\u2019t see anything on the masterplan and I didn\u2019t get any hint that there will be one in Eco Forest. Don\u2019t hope too much but live with it.\n\n\n\n\n\n\nWhat do others think? \n\n\n(Below are the actual words from some of the purchasers and someone I have interviewed.)\n\n\nWhy will I choose to stay in Eco Forest (Broga)?\n\n\nTheir proposition does not show a clear edge from the existing and upcoming properties around the area. However, the deal breaker is the location and access \u2013 there is virtually nothing going on in Broga to set it apart from other developments. There is the University of Nottingham and this may be a double edged sword in itself but the bottom line is we do not wish to deal with Uni/College areas. Lush greenery is a plus but getting in and out on a daily basis is a foreseeable royal pain with the nearest highway (LEKAS) about 8-10 km away and you would have to cut through other dense catchments along the way. Ditto for public transport as well with the nearest MRT being in Kajang and you would still need your own vehicle to get there. (Sent in by Mr. Aceson).\n\n\nLiving in Semenyih/Broga\n\u00a0\n\n\nIt has been 9 month since me and my family moved in to Semenyih and almost 4 month to our new home in Eco Majestic. Overall it is a great experience and it would be my pleasure to share it with others.\n\n\nMe and my partner works in Kuala Lumpur city centre. The distance from Eco Majestic to my workplace is approximately 37 km. The journey starts at 7.15 am and using Waze to navigate through the traffic, I can reach my workplace at 8.30 am. The journey includes a 15 minutes detour to send my kids to their kindergarten. For those who opt to use the MRT, the nearest station will be the Kajang Station. If you leave at 7.15 am, it will take you about 25 minute to reach the station. The MRT will take you \n\n\nanother 45 minutes to the city centre. Once there was a dedicated non-stop Rapidbus to go to Pudu Central every Monday to Friday. It will leave from Semenyih Central to Pudu Sentral at 6.30 am and from Pudu Sentral to Semenyih Sentral at 6.30 pm. Due to the MRT, I\u2019m not quite sure whether this service is \nongoing or it has been discontinued.\n\n\nGrocery, market \u2013 The nearest hypermarket would be Tesco in Pelangi Semenyih and The Store in \n\n\nSemenyih Sentral. Others will be Giant Hypermarket in Kajang Perdana and Billion Supermarket in Bandar Teknologi Kajang. You can also find lots of small grocery shops, and other shops like 99 speed mart and 7-11 around Semenyih to cater for your daily needs. There is a farmers market at Pekan Beranang on every Wednesday and Saturday morning. You can find fresh fruits, vegetables, chicken meat and beef, local delicacies and even a local coffee supplier. There is also a wet market in Pekan Semenyih.\n\n\nHospital, clinic, medical- \u00a0For private hospital the nearest one would be An Nur Specialist Hospital and Az Zahra Private Hospital in Bandar Baru Bangi. As for the government hospital, it would be Kajang Hospital. If the condi\ue01eon is not so emergency, I would suggest to go to Serdang Hospital, Putrajaya hospital or HUKM as these hospital are much bigger in term of the facilites. As for private clinic, the choices are abundance. \n\n\nFacebook Group \u2013 I would suggest to join the kami Penduduk Semenyih facebook group as you can find lots of information and services in Semenyih. No doubt it is a facebook group and sometimes the information can be misleading but I find that the group is a good alternative to have.\n\n\nMosque \u2013 The biggest mosque in Semenyih would be the one in Kem Batalion 4 PGA Semenyih near \nthe Tesco Pelangi Semenyih. As a muslim, we have to register our Khairat kematian to the \nnearest mosque/surau. Khairat Kematian is a process of registering Muslim individual to a mosque/surau in case of death occurs. This is something I need to search for and definitely will share it with others fellow Muslim once I got the information.\n\n\nFood, restaurant, fast food \u2013 \u00a0McDonalds, KFC, Pizza Hut, Domino\u2019s Pizza, Subway and Secret Recipe are all in Semenyih. There are also many other restaurants serving western food and local food around Semenyih.\n\n\nHarapan dan hajatku \u2013 Semenyih currently is a mix of small villages and township. If you go around, you can see some part of Semenyih is still a village, and this village have been here since many years ago. As a new comer, I really hope that we can respect and tolerate with all the residents in Semenyih in order to have a harmonious living. (Sent in by Encik H)\n\n\n\n\nMe and Semenyih\n\n\nMy experience with this small town is pretty short at the moment. I purchased a property and will be looking to move in soon. Hopefully. [Intended fraction]\n\n\nI have only heard of the name Semenyih a few times before and only got a bit more acquainted with it years later. I think i might have passed by it a few time too during some of my earlier work assignments. Now I go over there almost every weekend to do a quick check on my property. \n\n\nSemenyih can be considered a small town. It reminds u of a chinese new village setup. Probably some parts of Semenyih is a chinese new village. In saying so, Semenyih appears to be developing rapidly with new residential as well as commercial properties within its surrounding area as well as within its close proximity. Semenyih is probably well known because of d famous and yet very congested Broga Hill as well as the University of Nottingham Malaysia campus which is thriving. \n\n\nOne thing for sure is that if u r a KL person and living in KL, the words \u201cVery Far\u201d is first comes to mind. It is about 40 to 50 km from the centre of kl, any which route u might decide to take. I still think it is far but I have grown used to it by now and it is not really a concern for me anymore. \n\n\nThe times that I have been to Semenyih, food is something to think about. I haven\u2019t really checked out the places to eat but what I gathered from my neighbors and friends is that there is abundance of nice good food of various varieties to experience there. Actually google also returns a good many search result and suggestions if u fancy to try them out.\n\n\nHow is the food pricing you would wonder. Well I have tried some normal \u2018makan places\u2019 and I would say that it is slightly actually only slightly cheaper than KL. \n\n\nSemenyih might not be such a small town when you can find a Tesco Semenyih around. Therefore, cost of living can be actually similar or just slightly lower compared to KL.\n\u00a0\n\n\nThere is nothing really lacking in this small town. You can find just about anything from wet market to hypermarket, schools to banks, kopitiams to cafes, home cooked food to fast food, service stations to petrol stations, you name it. If you can\u2019t find it then there is always Kajang town nearby.\n\n\nWhy you wonder anyone would relocate from a big city to a fairly small town by any standards, well I am also not sure. But for me, I like to have a balanced fast paced city working life as well as a slow paced after office life.\n\n\nThere is still a lot of development to come from Semenyih and I will be eagerly waiting to experience it. This is just my 2 cents worth. (Sent in by Mr. F) \n\n\nQuestion & Answer\n\n\nWhat\n happened to the landscaped roundabouts when the traffic is too high to cope with?\n\n\nThere are quite a number of landscaped roundabouts in both Eco Forest and Eco Majestic. Typically, when the traffic volume is getting higher, the authority will then propose to conduct traffic study. Once the study shows that the landscaped roundabout could not cope with current traffic volume, they will then propose to convert them into a busy junction with traffic lights in order to enhance the traffic flow is not affected.\n\n\nWhat type of buyers will buy into Eco Forest properties? \n\n\nThere are various types of buyers for Eco Forest. Who will buy and who are not that gung-ho?\n\n\n\n\nFirst time buyer \u2013 This group of buyers would exchange travel time and also part of their salary for a well balanced life and to live in a cosy home (not house).\n\n\nI love the show house \u2013 This will be categorized as the emotional buyers who had a crush and love at first sight. Surely nothing wrong with this category. We buy what we love.\n\n\nBroga Hill aka Green lung lovers \u2013 This category could be retirees or also some would have perfect skill to adopt work life balanced with proper exercise (such as hiking or trail running).\n\n\nPaMa Fund \u2013 The rich parents would love their kids to stay nearby with them. They chose to fund part of the property prices. In laymen terms, they sapu-ed several units for their loved ones.\n\n\nInvestors/Flippers \u00a0\u2013 This will probably be the least percentage in the buyer profile as they would have known such development may take slightly longer time to realize their profit considering the economy situation and also tightening liquidity in the market.\n\n\n\n\nThe above is basically my tikam-tikam guesstimate based on the preferences and risk appetite of various type of buyer profiles.\n\n\n\n\nWhy all units in Eco Forest are only North and South orientation? \n\n\nThe sun rises at East and sets at West. Theoretically, the hottest time (as per air conditioning heat load design sifoo) of the day is about 3 pm when the sun is heading to the \u2018set\u2019 direction. Meanwhile based on the wind chart, the wind in our country normally blows at east and west. With both elements in mind, north south orientation will be most energy efficient direction as it could avoid the heat yet retaining the chillness inside. Comprender!\n\n\nOkie now, I can sidetrack a bit and \u2018goreng\u2019 some on another point why most buyers choose south facing units despite having to pay slight premium. This point is purposely goreng for the Chinese buyers. North South orientation is deemed as good as it is \u2018Chour Park Heong Nam\u2019, which is literally translated from Cantonese. It means \u2018your back sitting at south with front facing north\u2019. Actually, there is no one perfect direction for all people. It is very depending on individual \u2018Bazi\u2019 (Chinese astrology) but then the overall perception in Malaysia is that South is sure win direction. Nothing wrong with paying slight premium for the orientation you wish to get. In fact, for flippers, south facing is the only way to go in my two cents.\n\n\nWhich layout is your preferred?\n\n\nThis is solely my opinion based on my preference. My pick is Garden Home Collection Type Layer 30\u00d762. Apart from the practical layout and the eye catching fa\u00e7ade, the side terrace which may have a collapsible glass panel/fixed glass panel (to be installed at own cost) will be the most captiva-Teng feature to me. The collapsible glass panel can be opened up to make it like open terrace and have your coffee/wine/whisky/Puer. Apart from that, being a cat and dog person, that 10 feet green area will be a good place for the pets to run around. The second pick will be Gable with a double volume living hall where a drinking bar can be setup.\n\n\nThis is the fixed glass panels that are installed in the current showhouse for Layer. The fixed glass panels are for illustration only. For me, I will install collapsible glass panels whereby I can fully open it. This area can be used as outdoor or indoor type rendering us much flexibility that I wanted.\n\n\nWhat is actually Labs? \n\n\nLabs are pretty much like a living laboratory to test out something new. In a blunt word, it is like white mice test laboratory. But then these labs are more for F&B or any other retail businesses. By conceptualizing such labs concept, it make good the usage of space within the people area in which in this case, the epic center will be at Lake Forest Park. For a start, they will be utilizing cabin method to build something practical and yet mesmerizing. Labs is a perfect stepping stone for someone to start up new venture be is a \u2018cloud swallow noodle\u2019 stalls or small shops (let say 100 -200 sqft.) selling compost/enzyme or running shoes or even a bike shop. If there is a designated dog park in Lake Forest Park, it will be worth looking into setting up some pet related one stop center (such as hotel, grooming center, shop, etc.),etc. Below is an image about the proposed labs in Eco Ardence when one can visualize better. For more information about the labs, feel free to check it out. Click \nLabs\n.\n\n\nView of the proposed Labs in Eco Ardence (This photo is taken from http://www.ardencelabs.my/)\n\n\nCan Eco Forest compete or complement with Eco Majestic? \n\n\nI am going to compare them with some facts and also educated guesses. My answer is YES. Eco Forest and Eco Majestic are complementing each other rather than competing. Below are the whys? Perhaps some can agree and some can disagree:\n\n\nSize\n \u2013 Eco Forest (515 acres) versus Eco Majestic (1089 acres). Does size really matters in term of development? I would say a BIG YES. With the excitement create in Eco Majestic, I am sure some may begin to know what is this township is about. Perhaps, there is a market for those who like a bit more serene environment (no shopping mall and club house) but closer to the green lung (Broga Hill). On top of that, Eco Majestic is surely complementing with the development in EcoHill 1 & 2 (which have a combined area of 1700+ acres). Somehow, this reminded me of Setia Alam (SP Setia) and also Bandar Bukit Raja (by the sleepy giant Sime Darby).\n\n\nPeople\n \u2013 The people effect is mainly on the team handling Eco Forest now who already had a fantastic journey in learning the ropes since Northern Hammock Estate days. Some of them begin \u2018crawling and walking\u2019 since 2004 when SP Setia began to launch in the siberh-far land in Setia Alam with a single access at Jalan Meru. Probably some of industry peers would have thought that the \u2018tua-taukeh\u2019 (big boss) had a knock on his head before acquiring that estate. Time flies and here comes Eco Majestic in 2014. Majority of team members handling Eco Majestic are now supporting Eco Forest. Pretty much in short, they don\u2019t have to reinvent the wheel but spend more quality time in enriching the ideas of transforming the township to stay coherent with the green environment.\n\n\nInfrastructure\n \u2013 I tried very hard to find what kind of infrastructure that Eco Forest can offer to the community or Eco Majestic. I really can\u2019t think of anything. Perhaps the only thing that Eco Forest can offer is their \u2019Green-frastructure\u2019 i.e. the green environment (inclusive of the 25 acre Lake Forest Park) and Broga Hill. But on the contrary, on this part, Eco Majestic will be able to complement Eco Forest in a much better way. Firstly, there is SJKC TonFah and international school (in EcoHill). Secondly, the proposed commercial area (with shopping malls) will be a great positive factor to EF. Thirdly, the club house (in drawing board stage) will be able to complement the EF community.\n\n\nCan the developer deliver the concepts shown in the sales gallery of Eco Forest?\n\n\nThis question is a bit tricky. Expectation management is a soft skill that one hopes to acquire and master. Not many would have thought that the strong and mighty Italy Football Team could FAIL to qualify for 2018 World Cup Final in Russia. As for Eco Forest, I would suggest to those who this question in mind, to check out Eco Majestic sales gallery and have a drive through the township to evaluate whether Ecoworld manages to deliver their concepts over.\n\n\nWhat is tengster\u2019s dream list in Eco Forest?\n\n\nWhen Olympics first allowed the USA professional B-ball players to participate in the Olympic, they (the Americans) had a dream team that comprises of the best point guard, power forward, 3-point shooters, clutch shooter, huge tall clumsy center (with a consistent hook shot) and coach. In Eco Forest, I took the opportunity to present my dream list. I am not going to teach their grandma how to suck eggs as it is like showing Michael Jordan how to do a fake pull away jump shot. Their planning team is possibly 1000 times smarter than what I think/know. This is perhaps my 2 cents. To me, nothing is always the best, there is always better. And only the better one stands out of the crowd.\n\n\n\n\nAn alternative access \u2013 This group of buyers would exchange travel time and also part of their salary for a well balanced life and to live in a cosy home (not house). An alternative access with a timeline will be a comforting feeling when you sign on the dotted line (of SPA).\n\n\nAcquire the neighboring land (nothing less than 500 acres) \u2013 Develop part of the land for commercial use and some other phases for residential. When the land is larger, perhaps it is time to plan for more schools.\n\n\nChampion a MRT station \u2013 Defy the norm. Let\u2019s tweak the rules and make people forget that Broga/Semenyih are god-forsaken places. Make them remember \u2018MRT udah sampai kat sini\u2019. Ini bukanlah pekan kechik yang asyik terpinggir seperti dulu.\n\n\nAdopt Broga Hill \u2013 Maintain the hiking routes, create a small campsite for study purpose (noncommercial type) with classrooms, cultivate awareness of the importance of having more green in our environment, etc. Can also work with Notthingham University students on certain pertinent programs.\n\n\nPractice a strict but volunteered 4R program \u2013 4R stand for Reuse, Reduce, Repurpose & Recycle (in random manner). Beside putting the recycle boxes, work closer with the community to cultivate more awareness of this program. Put up a plantation that solely use compost materials from the community or collected elsewhere. By doing so, we can live harmoniously with the environment which in line with Eco Forest theme, and most importantly everyone can do their part to protect our Mother Nature.\u00a0 Broga was once earmarked as the proposed location for a gigantic incinerator in which some of the residents fought relentlessly and won the battle. There is no more proposed incinerator in Broga. Live the moment, cherish the environment.\n\n\nRegulated and designated dog park \u2013 Being a dog and cat lover myself, I wish to see such park exists more in new townships. I have seen enough signboards of \u201cNo Dog Allowed\u201d in running park but then we can have a designated park to let the pets run freely and communicate with others. Is this a pull factor in township? Maybe one should ask why BU and DPC have their so-called designated dog parks? Do they really generate revenue as compared to a 50,000 sqft commercial area? Imagine how deep are the pockets of the owners of the Great Dane, German Shepard, Husky, Poomerang, Dalmatian, etc. Look at those related shops (pet hotel, pet shop, pet grooming center, etc.) that are mushrooming here and there.\u00a0 There are everywhere because of demand and supply. \u00a0Full grooming for a mid size dog could easily cost RM100 whereby my own haircut probably only cost RM18. Now we can imagine what kind of purchasing power can be brought into Eco Forest? Having a designated dog park aint about just the pet? It may generate intangible benefits in very subtle manner. Can Ecoworld be bold enough to be a trend setter in this case. Time will tell.\n\n\n\n\n\n\nBottom line\n\nThis integrated development is located in a sleepy town of Broga with single access (at time of writing this review). The launching prices are pretty much at market for stratified GnG properties in such economy situation. Can Ecoworld work out their \u2018magic\u2019? Will the adjacent land owners/developers work hand in hand to grow this place? What can Broga offers to the home buyers/purchasers? With the single access scenario, how could Ecoworld and other developers improves the connectivity.\n\n\nWho is Eco World?\n\n\nEcoWorld\u2019s vision is far from being a builder. Our vision is to create world class eco living in all our developments. The best way to predict the future is by creating them, which is why we hold true to our dictum of \u201cCreating Tomorrow & Beyond\u201d.\n\n\nAt EcoWorld, we are driven by the mission of feeling for humanity and nature, where our developments progress towards a World Class Eco Living standard. We are inspired by people and only deliver the best quality for our customers and our environment. Our developments will be known as an inspiration of innovative eco product positioned to take global centre-stage as a true icon.\n\n\nAdvancing ahead, we are spreading our wings from Kuala Lumpur to the whole of Malaysia, venturing into many more developments including townships, integrated commercial developments, high-rise residential and business parks. With ever growing presence in Klang Valley, Iskandar Malaysia and Penang, EcoWorld is set to become a benchmark property developer in Eco development. \n(source \u2013 EcoWorld website)\n\n\nWhere is the place I can get more information?\n\n\nEcoWorld Gallery @ Eco Forest\n\n\nNo. 1 Lingkaran Eco Forest 1,\n\nEco Forest\n\n43700 Beranang, Selangor DE, Malaysia\n\nT \u00a0 +603 8723 2255\n\nF \u00a0 +603 8723 2225\n\nGPS Coordinates: 2.9314174, 101.8948716\n\nMondays to Fridays \u2013 9am \u2013 6pm\n\nWeekends and Public Holidays \u2013 10am \u2013 6pm\n\n\nwww.Ecoworld.my/ecoforest\n\n\nreviewed by tengster 2017 \n\u2013 an owner of 2 dogs and 6-8 rescued cats.\n\n\n(Contactable via \ntengster@yahoo.com\n for any queries)\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guest-review-rimba-villa-bandar-setia-alam-sp-setia/", "title": "PROPCAFE\u2122 Guest Review: Rimba Villa @ Bandar Setia Alam By SP Setia", "body": "\n\n\n\nPROPCAFE loves to hear and learn from all property enthusiats and always believe that the best way for each of us to do it is to share the views (good or bad) on each of property that we are interested, be it for investment or ownstay. Surely, there is a story behind each property. PROPCAFE really appreciates \nKG\n, one of our PROPCAFE buddies, who is kind enough to share his opinion on the recently launched Rimba Villa in Setia Alam by SP Setia and PROPCAFE hope many of you will do the same in future! Please write to us and share your experience with others!\n\n\nRimba Villa \u2013 Forest\u2019s Gentle Embrace\n\n\nI still remember vividly when I was a child I went back to my dad\u2019s \u201cKampung\u201d at least once a year during Chinese New Year. My dad\u2019s \u201ckampung\u201d was very near to the forest and the air at the \u201ckampung\u201d was so different from the city. It was very fresh and cooling at night, to the extent that we turned off the fan in the middle of the night because it was too cold !! And I remembered every morning when I woke up, I was always greeted with sounds of birds tweeting and of course being in \u201cKampung\u201d, the sound of the rooster crowing\u2026 Now, with developments at every corner of the city and greater klang valley, it is hard to even find a spot with forest next to our backyard, not to even mention the sounds of birds chirping and rooster crowing \u2026 but well\u2026 I said hard, it is not impossible.. \u263a\n\n\nLocated next to Setia Alam forest is a latest development called Rimba Villa by SP Setia. Many people will not regard Setia Alam as \u201ckampong\u201d now after seeing the rapid rise of this SP Setia flagship township over the past 10 years. However, SP Setia \u201csecretly\u201d kept this 73 acres plot of land at its backyard for more than 10 years, and now it is time to unleash it \u263a Last weekend (Sept 30 & Oct 1), SP Setia soft-launched Phase 1 of Rimba Villa (~120 units) to the public. Here is the summary:\n\n\nLand size: 73 acres\n\n\nNo of units : 430 units\n\n\nDensity: ~6 units per acre \n\n\nProperty Type: 2 storey 32\u00d775 linked Semi-D \n\n\nDevelopment Details: Gate and Guarded, Strata Title, comes with private clubhouse within the parcel, smart intercom system and perimeter fencing with CCTV \n\n\nFirst the location. It is located at the northern part of Setia Alam. Location here (from google map):\n\n\n\n\nEast\n of Rimba Villa is the forest. If you google \u201csetia alam community forest\u201d, you will see that there is a forest trail where many hikers and nature lovers like to explore this untouched nature during weekends. According to Setia Alam Community Forest (Setia Alam Trail) facebook: \nhttps://www.facebook.com/groups/Setiaalamtrail/\n, it says: \n\n\nThis group is dedicated to the conservation of Shah Alam Community Forest (SACF) located between Setia Alam (Sect U13), Alam Budiman (Sect U10) and NusaRhu (Sect U10) in Shah Alam, Selangor.\n\n\n\n\nSACF is an approx. 430 acres of selectively logged lowland rainforest. SACF forms a critical ecological corridor that connects the two remaining patches of Bukit Cerakah forest reserve: Subang Dam water catchment forest and Taman Botani Shah Alam, both which are believed to still home the endangered Malayan Tapir, among other threatened species.\n\n\n\n\nSACF is currently owned by the State Govt (130 acres) and PKNS (300 acres) and is highly at risk of commercial development. SACF Society was officially formed in March 2016 to attempt to save and gazzette this precious forest.\u00a0\n\n\nSouth\n of Rimba Villa is the existing Setia Ecopark.\n\n\nWest\n of Rimba Villa is the existing Setia Taipan 2 and apartments developed by SP Setia and Sun Suria (eg: Sri Baiduri, Suria Rafflessia)\n\n\nNorth\n of Rimba Villa is an empty land planned for Sekolah.\n\n\nThe approximate distance to from Rimba Villa to few spots within Setia Alam are:\n\n\n\n\nSetia Taipan commercial shops: 500m\n\n\nTenby Private and International School : 4km\n\n\nSetia Alam Wetland park: 2km\n\n\nPeninsula International School: 3.7km\n\n\nPin Hwa SRJK \u00a9 : 4km\n\n\nBMW/Toyota/Honda Service Centre: 4.5km\n\n\nSetia City Mall : 3km\n\n\nTesco Setia Alam: 6.5km\n\n\nEramas commercial shops : 6km\n\n\nSetia Alam Central Park: 5km\n\n\nSetia Alam NKVE toll : 5km\n\n\n\n\nIn summary, location wise, I would say it is pretty good. Within 5-6km radius, there is no shortage of amenities such as shops, schools, access to NKVE, hypermarkets, shopping mall etc\n\n\nNext is the details of what SP Setia got to offer within this G&G enclave. The list is pretty comprehensive actually: \n\n\n\n\nAn exclusive resident clubhouse with adult swimming pool, kids wading pool, gym, reading room, surau, resident lounge, BBQ pit\n\n\nA sanctuary pond with jogging tracks\n\n\nA 88 ft wide linear park \n\n\nChildren playground\n\n\nCanopy Treehouse\n\n\nRaindrop garden\n\n\nGrove Gym\n\n\nMini Orchard\n\n\nBird Watching Deck\n\n\nRimba Trail\n\n\n\n\nThe location and artist impression for some of the \u201cattractions\u201d above are shown in pictures below (Extract from SP Setia Brochure and YouTube video):\n\n\n\n\n\n\n \n\n\n\n\n\n\nOne of the highlight is the clubhouse. The location of the clubhouse is at the highest point in the entire Rimba Villa, which offers a 360 degree panoramic view of Setia Alam and the forest. The clubhouse elevation is about 70m above sea-level according to Mr. Google Earth. Hence, you can expect view like this from the swimming pool or the gym at the clubhouse when it completes 3 years from now:\n\n\n\n\n \n\n\n \n\n\n The rest of the terrain within Rimba Villa is pretty high. Phase 1 terrain ranges from about 39m to 50m above sea-level, according to Mr. Google Earth as well \u263a\n\n\n\n\nAnother highlight is the linear garden in the middle of Rimba Villa Phase 1. It will be a landscaped garden (with 88ft wide and ~750ft in length). For example at the center of the linear garden, you will see this nice pavilion.\n\n\n\n\nNow, let\u2019s zoom into the actual product offered, the 2 storey 32\u00d775 linked Semi-D. Phase 1 Rimba Villa consists of 168 units of 2 storey 32\u00d775 linked Semi-D. Of the 168 units, only 120 units were soft-launched last weekend by SP Setia. All the 168 units are split into 2 types, type B and type C. The floorplans are shown here: \n\n\nType B and C (ground floor)\n\n\n\n\nType B (1\nst\n floor)\n\n\n\n\nType C (1\nst\n floor)\n\n\n\n\nType B and C are different only in the 1\nst\n floor, where the roof garden for Type B is almost twice the size of Type C\u2019s roof garden. This is due to Type C bedroom 2 is annexed at the rear to the adjacent unit at the back. Type B built up area is 2653sf and Type C built up area is 2680sf.\n\n\nFa\u00e7ade wise, there are two types, type 1 and 2. Type 1 is always the unit on the left if you look at the house from the front. Type 2 is always the unit on the right if you look at the house from the front.\n\n\n\n\n\n\nIn summary, for the actual product itself, I find it very practical and \u201csafe\u201d which should gel well with most of the buyers out there. One more information, the ceiling height is 11.5ft at the ground floor, and 10.5ft at the first floor. It is pretty generous in my view.\n\n\nLastly, probably the most anticipated question, how much ? \u263a\n\n\nHere are the details:\n\n\nPrice wise: starting from RM1.43m. Current rebates offered by SP Setia are 5% + up to 3.1% loyal customer rebate (LCR) for repeated buyers. LCR is calculated based on the value of SP Setia houses you bought previously, and it is tiered. What if you are the 1\nst\n time buyer? Don\u2019t worry, if you are the 1\nst\n time SP Setia buyer and if you nominate an introducer, your introducer will get 2% rebate. Legal fees for SPA and Loan are borne by SP Setia as well (except the MOT stamp duty)\n\n\nVerdict ? Well, back to the question posted in the beginning of this write-up: do you fancy a landed, nicely landscaped G&G development within a matured township but next to a forest, with natural fresh air and sounds of the bird chirping greeting you every morning when you wake up? If the answer is yes, head no further but Setia Alam Welcome Centre this weekend to check it out. Lastly, I would leave you with a video clip of Rimba Villa.\n\n\n\n\n\n\nMore illustration on Rimba Villa can be found on the interview below;\n\n\n\n\n \nFor more information, please contact:\n\n\nSetia Alam Welcome Centre\n\n\nNo.2, Jalan Setia Indah AD U13/AD, Setia Alam Seksyen U13, Selangor Darul Ehsan\n\n\nPhone: 03-33432255\n\n\nWebsite: \nhttp://setiaalam.com.my/rimba-villa/\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-%e6%88%bf%e8%b4%ad%e5%ae%9d%e5%85%b8-%e8%b4%ad%e4%b9%b0%e6%88%bf%e4%ba%a7%e6%97%b6%e7%9a%84120-%e4%b8%aa%e4%b8%8d-part-1/", "title": "PROPCAFE\u2122 Guide: \u623f\u8d2d\u5b9d\u5178 \u2013 \u8d2d\u4e70\u623f\u4ea7\u65f6\u7684120 \u4e2a\u201c\u4e0d\u201d \u2013 Part 1", "body": "\n\n\u5e8f\u6587\n\n\nPROPCAFE\nTM\n\u6bcf\u4f4d\u521b\u529e\u4eba\u90fd\u662f\u4e0d\u6298\u4e0d\u6263\u7684\u623f\u5730\u4ea7\u72c2\u70ed\u8005\u3002\u6211\u4eec\u4e0d\u662f\u5730\u4ea7\u754c\u7684\u5927\u5e08\uff0c\u6211\u4eec\u53ea\u662f\u4e00\u7fa4\u70ed\u7231\u5206\u4eab\u5404\u81ea\u7ecf\u9a8c\u548c\u7814\u8ba8\u623f\u5730\u4ea7\u8d44\u8baf\u7684\u53d1\u70e7\u53cb\u3002\u8fd9\u4e9b\u5e74\u6765\u6211\u4eec\u7684WhatsApp\u7fa4\u7ec4\u79ef\u7d2f\u4e86\u8bb8\u591a\u8d44\u8baf\uff0c\u4e5f\u6709\u8bb8\u591a\u6765\u81ea\u521b\u529e\u4eba\u7ecf\u9a8c\u3002\u672c\u6587\u7ed3\u5408\u4e86\u5927\u90e8\u5206\u7684\u53d9\u8ff0\uff0c\u5e0c\u671b\u8d4b\u4e88\u6295\u8d44\u4eba\u6216\u623f\u4ea7\u5f85\u8d2d\u8005\u5b9d\u8d35\u7684\u53c2\u8003\u3002\u8c28\u8bb0\u6240\u6709\u7684\u610f\u89c1\u9700\u4f9d\u636e\u4e2a\u4eba\u60c5\u51b5\u91c7\u7528\uff0c\u4e0d\u8981\u76f2\u76ee\u8ddf\u4ece\u3002\n\n\n\u60a8\u53ef\u653e\u677e\u5730\u5982\u770b\u5c0f\u8bf4\u822c\u9605\u8bfb\uff0c\u5982\u679c\u4f60\u559c\u6b22\u6211\u4eec\u7684\u5f15\u8a00\uff0c\u8bf7\u4f7f\u7528\u5b83\uff0c\u5f53\u7136\u53ef\u4ee5\u7684\u8bdd\u8bf7\u8bb0\u5f97\u5f15\u8ff0\u6211\u4eec\u8bba\u8ff0\u3002\u5982\u679c\u4f60\u8ba4\u4e3a\u8fd9\u90fd\u662f\u80e1\u8bf4\uff0c\u53ef\u4ee5\u8df3\u8fc7\u4e0e\u5ffd\u7565\u5b83\u3002\n\n\n\u89c2\u70b9\u662f\n\u6ca1\u6709\u6240\u8c13\u7684\u5bf9\u4e0e\u9519\uff01\u5982\u679c\u4f60\u6ca1\u529e\u6cd5\u4e00\u6b21\u6027\u8bfb\u5b8c\uff08\u5b9e\u5728\u633a\u6709\u96be\u5ea6\u7684\uff09\uff0c\u6b22\u8fce\u4e0b\u6b21\u518d\u6765\u53c2\u9605\u54e6\uff01\n\n\nNote: If you prefer to read in English version, please check it out \nhere\n!\n\n\n\u00a0\n\n\n\n\n\u8ba9\u6211\u4eec\u5f00\u59cb\nPROPCAFE\u00a0\u8d2d\u623f\u8005\u201d\u5b9d\u5178\u201d\n\u00a0\u2013 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\u56e0\u4e3a\u6f5c\u5728\u4e70\u5bb6\u6709\u5f88\u591a\u5176\u4ed6\u4f4e\u5bc6\u5ea6\u516c\u5bd3\u7684\u9009\u62e9\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c:\u00a0\u8003\u5bdf\u62e5\u6709\u8d85\u8fc71000\u4e2a\u5355\u4f4d\u7684\u5b8c\u6210\u9879\u76ee\u3002\u4f60\u5c31\u4f1a\u4e86\u89e3\u4e3a\u4ec0\u4e48\u3002\n\n\n\n\n59.\u00a0\n\u5982\u679c\u4f60\u671f\u671b\u4f60\u7684\u7269\u4e1a\u8282\u8282\u6500\u5347\uff0c\u5c31\u4e0d\u8981\u5e7f\u610f\u7684\u8003\u8651\u533a\u57df\u4f4d\u7f6e\uff0c\u4f8b\u5982\uff0c\u53cc\u5cf0\u5854\u5468\u56f4\uff08KLCC\uff09\u7684\u7269\u4e1a\uff0c\u5355\u4f4d\u7684\u4f4d\u7f6e\u5fc5\u987b\u8981\u5728\u4e3b\u8981\u9053\u8def\u6216\u81f3\u5c11\u5efa\u7b51\u7269\u5728\u4e3b\u8981\u9053\u8def\u4e0a\u53ef\u89c1\u3002\u800c\u4e0d\u662f\u4e00\u4e9b\u9690\u85cf\u7684\u5df7\u5b50\u6216\u80cc\u8857\u5c0f\u5df7\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c:\u00a0\u80cc\u8857\u5c0f\u5df7\u662f\u4e0d\u7b26\u53cc\u5cf0\u5854\uff08KLCC\uff09\u7684\u6807\u7b7e\u3002\u5982\u679c\u4f60\u5f88\u96be\u5728\u57ce\u5e02\u4e3b\u8981\u9053\u8def\u627e\u5230\u5b83\uff0c\u90a3\u5c31\u5fd8\u4e86\u5427!\n\n\n\n\n\n\n60.\u00a0\n\u4e0d\u8981\u8d2d\u4e70\u5411\u7740\u7535\u7f06\u7684\u5355\u4f4d\u3002\u5373\u4fbf\u4f60\u4e0d\u4ecb\u610f\uff0c\u5f88\u591a\u4e70\u5bb6\u4e5f\u4f1a\u501f\u6b64\u673a\u4f1a\u538b\u4f4e\u4f60\u7684\u5355\u4f4d\u552e\u4ef7\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c:\u00a0\u73b0\u573a\u8003\u5bdf\uff01\u5982\u679c\u4f60\u575a\u6301\u8981\u4e70\u5b83\uff0c\u786e\u4fdd\u6709\u6709\u5f88\u5927\u7684\u6298\u6263\u3002\u00a0\n\n\n\n\n61.\u00a0\n\u4e0d\u8981\u8d2d\u4e70\u8bbe\u8ba1\u592a\u8fc7\u524d\u536b\u6216\u590d\u6742\u7684\u7269\u4e1a\u3002\u7f8e\u4e3d\u7684\u4e1c\u897f\u901a\u5e38\u5f88\u96be\u4fdd\u517b\u3002\u5373\u4f7f\u53ef\u4ee5\u4fdd\u517b\uff0c\u7ef4\u62a4\u8d39\u7528\u4e5f\u4f1a\u5f88\u9ad8\u3002\u4e00\u4e9b\u5efa\u7b51\u5546\u53ef\u80fd\u65e0\u6cd5\u5b8c\u6210\u6709\u827a\u672f\u611f\u7684\u524d\u536b\u8bbe\u8ba1\u6982\u5ff5\u6216\u5077\u5de5\u51cf\u6599\u6765\u8282\u7701\u9884\u7b97\u6210\u672c\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c:\u00a0\u67e5\u770b\u5efa\u7b51\u5546\u4ee5\u524d\u5b8c\u6210\u7684\u9879\u76ee\u3002\u5982\u679c\u4ed6\u4eec\u4e0d\u66fe\u5efa\u7b51\u8fd9\u7c7b\u578b\u524d\u536b\u6216\u590d\u6742\u7684\u8bbe\u8ba1\uff0c\u8bf7\u964d\u4f4e\u5bf9\u5b8c\u6210\u54c1\u7684\u671f\u76fc\u3002\n\n\n\n\n62.\u00a0\n\u4e0d\u8981\u652f\u4ed8\u8fc7\u9ad8\u7684\u9644\u52a0\u4ef7\u683c\u4e8e\u7efc\u5408\u8d2d\u7269\u4e2d\u5fc3\u7684\u516c\u5bd3\u3002\u5c24\u5176\u8d2d\u7269\u4e2d\u5fc3\u7684\u5355\u4f4d\u662f\u5206\u5951\u5f0f\u6240\u6709\u6743\uff08Strata\u00a0Title\uff09\u51fa\u552e\uff0c\u800c\u4e0d\u662f\u7531\u4e00\u4e2a\u6709\u4fe1\u8a89\u7684\u96f6\u552e\u9500\u552e\u56e2\u961f\u7ba1\u7406\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c:\u00a0\u00a0\u68c0\u67e5\u5728\u8be5\u5730\u533a\u5bf9\u8d2d\u7269\u4e2d\u5fc3\u7684\u9700\u6c42\u548c\u5b83\u7684\u53ef\u6301\u7eed\u53d1\u5c55\u6027\u3002\u5982\u679c\u6ca1\u6709\u5177\u4f53\u8ba1\u5212\u6216\u7b56\u7565\u6027\u5546\u5bb6\u5728\u8d2d\u7269\u4e2d\u5fc3\u7684\u5408\u4f5c\uff0c\u90a3\u5546\u573a\u91cc\u5e97\u94fa\u7684\u51fa\u79df\u7387\u4e00\u822c\u4f1a\u6bd4\u8f83\u4f4e\u3002\n\n\n \n\n\n\n\n63.\u00a0\n\u4e0d\u8981\u5fd8\u8bb0\u88c5\u4fee\u7684\u6210\u672c\u548c\u65f6\u95f4\u3002\u6700\u597d\u662f\u8d2d\u4e70\u914d\u6709\u53a8\u623f\u548c\u7a7a\u8c03\u7684\u5355\u4f4d\u4ee5\u51cf\u5c11\u5b89\u7f6e\u6210\u672c\u3002\u5c3d\u91cf\u5728\u51fa\u79df\u4e4b\u524d\u51cf\u5c11\u4f60\u5b9e\u9645\u73b0\u91d1\u7684\u652f\u51fa\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c:\u00a0\u8ba1\u7b97\u8d2d\u4e70\u201d\u7a7a\u5c4b\u201d\u7684\u6210\u672c\u3002\u7a7a\u5c4b\u9020\u6210\u7684\u673a\u4f1a\u6210\u672c(Opportunity\u00a0Cost)\u53ef\u80fd\u4f1a\u5f88\u9ad8\u3002\u53e6\u5916\uff0c\u4f60\u9700\u8981\u65f6\u95f4\u5b89\u6392\u6728\u5de5\u63d0\u4f9b\u5fc5\u8981\u7684\u53a8\u623f\u6a71\u67dc\u6216\u5bb6\u5177\u3002\n\n\n\u60a8\u5fc5\u5b9a\u96be\u4ee5\u6d88\u5316\u8fd9\u4e48\u591a\u89c2\u70b9\uff0c \u90a3\u6211\u4eec\u5c31\u5728\u8fd9\u91cc\u4f11\u606f\u4e00\u4e0b\u3002\u6211\u4eec\u8fd8\u6709\u53e6\u591657\u70b9\u4f1a\u5728\u6b64MCO\u671f\u95f4\u5206\u4eab\uff01\u656c\u8bf7\u5173\u6ce8\uff01\u5982\u679c\u60a8\u8feb\u4e0d\u53ca\u5f85\uff0c\u53ef\u4ee5\u5728\u8fd9\u91cc\u67e5\u770b\u6211\u4eec\u4e4b\u524d\u520a\u767b\u7684\n\u82f1\u6587\u7248\n\n\n\u8bf7\u544a\u8bc9\u4f60\u7684\u670b\u53cb\uff1a\u5982\u679c\u4ed6\u60f3\u77e5\u9053\u8d2d\u4e70\u623f\u4ea7\u65f6\u8981\u8003\u8651\u4e9b\u4ec0\u4e48\uff0c\u5c31\u5c31\u5225\u9519\u8fc7\u9605\u8bfb\u8fd9\u00a0\n\u201c\u8d2d\u4e70\u623f\u4ea7\u65f6\u7684120\u4e0d\u201d!\n\n\nPROPCAFE \u72ec\u5bb6\u5206\u4eab!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-%e6%88%bf%e8%b4%ad%e5%ae%9d%e5%85%b8-%e8%b4%ad%e4%b9%b0%e6%88%bf%e4%ba%a7%e6%97%b6%e7%9a%84120-%e4%b8%aa%e4%b8%8d-part-2/", "title": "PROPCAFE\u2122 Guide: \u623f\u8d2d\u5b9d\u5178 \u2013 \u8d2d\u4e70\u623f\u4ea7\u65f6\u7684120 \u4e2a\u201c\u4e0d\u201d \u2013 Part 2", "body": "\n\nPROPCAFE \u53c8\u56de\u6765\u4e86\uff01\u4e0d\u7ba1\u662f\u6295\u8d44\u6216\u623f\u8d2d\u81ea\u7528\uff0cMCO\u7a7a\u95f2\u671f\u95f4\u662f\u589e\u8fdb\u623f\u4ea7\u77e5\u8bc6\u7684\u6700\u597d\u65f6\u673a\u3002\u505a\u597d\u51c6\u5907\u5c31\u4e0d\u4f1a\u5728\u673a\u4f1a\u964d\u4e34\u65f6\u9519\u8fc7\u4e86\u597d\u7ce0\u5934\u3002\u8fd9\u662fPROPCAFE \u623f\u8d2d\u5b9d\u5178\u7684\u7b2c\u4e8c\u90e8\u5206. 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\u548c\u67f1\u5b50\u7684\u4f4d\u7f6e\u3002\n\n\n\n\n116.\u00a0\n\u4e0d\u8981\u53ea\u8003\u8651\u623f\u5b50\uff0c\u800c\u5ffd\u7565\u4e86\u5b89\u5168\u3002\u9009\u62e9\u9762\u79ef\u8f83\u5c0f\u9644\u6709\u4fdd\u5b89\u9632\u62a4\u7684\u623f\u5c4b\u7edd\u5bf9\u6bd4\u623f\u5c4b\u9762\u79ef\u5927\u5374\u6ca1\u4fdd\u5168\u6765\u5f97\u660e\u667a\u3002\u4ee5\u9a6c\u6765\u897f\u4e9a\u7684\u72af\u7f6a\u7387\u6765\u8861\u91cf\uff0c\u8fd9\u51b3\u5b9a\u7edd\u5bf9\u4f1a\u8ba9\u4f60\u7684\u5bb6\u4eba\u66f4\u5b89\u5fc3\u3002\u00a0\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c\n:\u00a0\n\u68c0\u67e5\u5f00\u53d1\u5c55\u5546\u63d0\u4f9b\u7684\u5b89\u5168\u9632\u536b\u8bbe\u65bd\u3002\n\n\n\n\n117.\u00a0\n\u5982\u679c\u53d1\u5c55\u5546\u8fc7\u53bb\u6ca1\u6709\u597d\u7684\u7eaa\u5f55\uff0c\u5c31\u4e0d\u8981\u4ee5\u4e3a\u5b83\u4f1a\u5efa\u7acb\u4e00\u4e2a\u597d\u7684\u8b66\u536b\u5ba4\u6216\u5728\u540e\u671f\u6539\u53d8\u66f4\u597d\u7684\u8bbe\u65bd\u548c\u666f\u89c2\uff0c\u5373\u4fbf\u662f\u63a5\u8fd1\u4e00\u767e\u4e07\u5143\u7684\u623f\u4ea7\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c\n:\u00a0\n\u53c2\u89c2\u53d1\u5c55\u5546\u8fc7\u53bb\u5b8c\u6210\u9879\u76ee\u7684\u8b66\u536b\u5ba4\u3002\n\n\n\n\n\n\n118.\u00a0\n\u4e0d\u8981\u5728\u5bb6\u91cc\u5efa\u9020\u79c1\u4eba\u6e38\u6cf3\u6c60\uff0c\u5e76\u5e0c\u671b\u63d0\u9ad8\u7269\u4e1a\u7684\u4ef7\u683c\u3002\u9a6c\u6765\u897f\u4e9a\u4eba\u559c\u6b22\u6e38\u6cf3\u6c60\uff0c\u4f46\u4e0d\u662f\u5728\u81ea\u5df1\u7684\u540e\u9662\u548c\u81ea\u884c\u4ea4\u7ef4\u62a4\u8d39\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c\n:\u00a0\n\u60f3\u4e00\u60f3\u662f\u5426\u6709\u5fc5\u8981\u62e5\u6709\u79c1\u4eba\u6e38\u6cf3\u6c60\uff0c\u7279\u522b\u662f\u5728\u4f60\u7684\u793e\u533a\u91cc\u5df1\u6709\u6e38\u6cf3\u6c60\u8bbe\u65bd\n\n\n\n\n119.\u00a0\n\u4e0d\u8981\u8d2d\u4e70\u5728\u7b2c\u4e00\u6216\u7b2c\u4e8c\u5c42\u697c\u6709\u8d85\u7ea7\u5927\u9633\u53f0\u7684\u6709\u5730\u7269\u4e1a\uff0c\u6216\u8005\u662f\u80fd\u4e3e\u529e\u6d3e\u5bf9\u7684\u5c4b\u9876\u82b1\u56ed\u3002\u7531\u4e8e\u9a6c\u6765\u897f\u4e9a\u7684\u5929\u6c14\u548c\u5927\u591a\u6570\u672c\u5730\u4eba\u7684\u751f\u6d3b\u65b9\u5f0f\u7684\uff0c\u5b83\u6700\u7ec8\u5c06\u6ca1\u6709\u5b8c\u5168\u88ab\u5584\u7528\u3002\u5c4b\u9876\u82b1\u56ed\u7684\u4fdd\u517b\u4e5f\u5f88\u9ebb\u70e6\uff0c\u9664\u975e\u4f60\u559c\u6b22\u56ed\u827a\uff0c\u5e76\u613f\u610f\u6295\u5165\u65f6\u95f4\u548c\u7cbe\u529b\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c\n:\u00a0\n\u62dc\u8bbf\u4f60\u670b\u53cb\u7684\u5bb6\u5c31\u77e5\u9053\u771f\u76f8\u3002\n\n\n\n\n120.\u00a0\n\u8d2d\u4e70\u6ca1\u6709\u4fdd\u5b89\u9632\u62a4\u7684\u6392\u5c4b\u65f6\uff0c\u4e0d\u8981\u4e70\u9694\u58c1\u94fe\u63a5\u8857\u89d2\u623f\uff08\u00a0corner\u00a0lot\u00a0\uff09\u7684\u5355\u4f4d\u3002\u5b83\u53ef\u80fd\u53d8\u6210\u5b66\u6821\u6216\u5e7c\u513f\u56ed\u3002\u8fd9\u4e0d\u4ec5\u662f\u5608\u6742\uff0c\u63a5\u9001\u65f6\u95f4\u7684\u4ea4\u901a\u66f4\u662f\u4e00\u573a\u5669\u68a6\u3002\n\n\n\n\n\u51c6\u5907\u4e8b\u5b9c\n:\u00a0\n\u660e\u667a\u7684\u9009\u62e9\u4f60\u7684\u5355\u4f4d\u3002\u00a0\n\n\n\n\n\u7ed3\u8bba\n\n\nPROPCAFE\u559c\u6b22\u5206\u4eab\uff0c\u4f46\u6709\u65f6\u4e5f\u53ef\u80fd\u51fa\u73b0\u504f\u89c1\uff08\u6bd5\u7adf\u6211\u4eec\u90fd\u662f\u4eba\u561b\uff09\u3002\u4e0a\u8ff0\u201d120\u4e0d\u201d\u662f\u7279\u522b\u4e3a\u60f3\u5f00\u59cb\u6295\u8d44\u6216\u8d2d\u4e70\u81ea\u4f4f\u623f\u4ea7\u7684\u4eba\u4f5c\u53c2\u8003\u3002\u5f53\u7136\uff0c\u8981\u6ee1\u8db3\u4e0a\u8ff0\u6240\u6709\u7684\u8981\u6c42\u662f\u4e0d\u53ef\u80fd\u7684\uff0c\u6240\u4ee5\u9700\u7528\u81ea\u5df1\u7684\u6807\u51c6\u6765\u8861\u91cf\u6bcf\u4e2a\u56e0\u7d20\u7684\u91cd\u8981\u6027\uff0c\u5c3d\u91cf\u4e0d\u8981\u91cd\u590d\u4ee5\u4e0a\u9519\u8bef\u3002\u5982\u679c\u4e00\u4e9b\u8bed\u53e5\u5bf9\u4f60\u6765\u8bf4\u5b8c\u5168\u6ca1\u6709\u610f\u4e49\uff0c\u5c31\u4e0d\u8981\u628a\u5b83\u770b\u5f97\u592a\u91cd\u3002\u5206\u4eab\u662f\u5173\u5fc3\uff0c\u4ee5\u4f60\u4e5f\u53ef\u4ee5\u5728\u8fd9\u91cc\u548c\u6211\u4eec\u7684\u8bfb\u8005\u5206\u4eab\u60a8\u7684\u89c2\u70b9\u3002\u8ba9\u6211\u4eec\u628a\u8fd9\u7bc7\u6587\u7ae0\u548c\u7559\u8a00\u4f5c\u4e3a\u623f\u5730\u4ea7\u7231\u597d\u8005\u6700\u6709\u4ef7\u503c\u7684\u53c2\u8003\uff01\n\n\n\u544a\u8bc9\u4f60\u7684\u670b\u53cb\uff1a\u5982\u679c\u4ed6\u60f3\u77e5\u9053\u8d2d\u4e70\u623f\u4ea7\u65f6\u8981\u8003\u8651\u4e9b\u4ec0\u4e48\uff0c\u5c31\u5225\u9519\u8fc7\u9605\u8bfb\u8fd9\u00a0\n\u201c\u8d2d\u4e70\u623f\u4ea7\u65f6\u7684120\n\u4e0d\u201d! \u82f1\u6587\u7248\u53ef\u5728\u6b64\n\u70b9\u51fb\n\u3002\n\n\nPROPCAFE \u72ec\u5bb6\u5206\u4eab!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-10-common-mistakes-that-make-first-time-property-buyers-stuck/", "title": "PROPCAFE\u2122 Guide: 10 Common Mistakes That Make First Time Property Buyers Stuck!", "body": "\n\nPROPCAFE is happy to share the dilemma that faced by many first time property buyers. This \u00a0guide should help the first timers, especially at this climate, to be more savvy when comes to property hunting. Hey, this will be the first property in your life, so make sure you get it RIGHT! Enjoy and have a good 5 minutes read here to make you a wiser, sharper and proud first time home owner! \n\n\n\n\n\n\n1. \n \nCannot decide whether to buy his first home for investment or own-stay\n\n\n\n\nThis will make the first time buyer in dilemma when comes to pick the right property since investment and own-stay criteria can be contradicted to each other.\n\n\nPROPCAFE has seen many first timers ended up stuck with unfavourable investment in the location that not convenient and fancied by the owner themselves.\n\n\nWhen these properties cannot be rented out or sold, even buyers willing to force themselves to stay at these places temporary, it will not last long. Most of the time, buyers cannot wait to let go, so it likely to be forced sell at below market value in the end.\n\n\nAdvice: Make up your mind (invest or own-stay) before your property hunting journey starts. Not many first timers able to make good investment \u00a0decision in his first property!\n\n\n\n\n2. Moving Budget!\n\n\n\n\nBuyer or investor does not know or cannot control their limit/budget. This will make the first time buyer keep visiting many sales galleries with the property of different price range.\n\n\nThe nicer property they see, the more difficult for them to decide as everyone want to have a better and nicer house, but it comes with a price! Don\u2019t put yourself into this situation when your desired property doesn\u2019t match your financial capability. It will make you drag the plan further to fulfill your dream to own your first property.\n\n\nMany first time home buyers end up nothing then start moaning on the property prices being unaffordable!\n\n\nAdvice: Set a budget with a range that not more than 100k difference. The flexibility of RM100k equates to around RM500 monthly instalment which is always achievable with some hard-core saving or salary increment over next two years. Only visit the property sales gallery falls into the price range that match your financials.\n\n\nPROPCAFE\u2122 Review : Aster Residence @ Cheras Hartamas \u2013 Accommodation \u25e6 Transformation \u25e6 Connectivity\n\n\n\n\n3. First time buyer cannot decide to buy landed property or high-rise\n\n\n\n\nEven budget is set, the buyer will still visit all type of properties that is within the budget. The problem will then surface to make many first timer cannot decide whether want to stay at landed at suburb (e.g Rawang) or high-rise in city centre (e.g. Petaling Jaya). You don\u2019t want to suffer this! Follow your heart (if you are buying for own-stay)!\n\n\nFirst home being a first home, it will be \u201creplaced\u201d in future! Most importantly is to start now! Without a starting point, you will not get anything in future, whether it is for you dream landed home or luxury high-rise.\n\n\nPROPCAFE witnessed some first timers suffered their daily journey to workplace due to the choice of own-stay property. Most of the time, the time spent on the road does not justify the nice stay of landed property. Worst, the property didn\u2019t appreciate much due to the new township that needs time to mature.\n\n\nIn opposite, another one young buyer picked a small pad but fantastic location in downtown, the property has been appreciating and at the same time he has plenty of fantastic spare time to enjoy his lifestyle before the next upgrade comes into picture.\n\n\nAdvice: Don\u2019t get us wrong from the example above, not everyone like to stay at city centre. First, think about the living lifestyle you want to have in next 5 years. Together with your budget, it will lead you to buy a right property for you to enjoy life.\n\n\nIn short, lifestyle first and landed or high-rise is secondary for first home. You may move more than 3-5 times before you end up with your dream home. Be patient!\n\n\n\u00a0\n\n\nConezion in Putrajaya\n\n\n\n\n4. Buy property with partner or girlfriend/boyfriend.\n\n\n\n\nDue to the unaffordability, this idea always comes into the picture. It is potentially a disaster in the making as relationship without legal commitment can change very fast. You do not want to share property with ex-lover for sure. The property will end up to sell cheap in the secondary market.\n\n\nAdvice: Don\u2019t do it. Keep it simple and buy whatever you can afford even it is only a small pad as a start. If your partner also loves property, then buy one each. After two of you legally \u201cattached\u201d, make one of it as an investment.\n\n\n\n\n5. Bring parent and sibling to join the hunt for your first property. \n\n\n\n\nToo many opinions will make you only get the perfect property that meets all their requirements in million years. Being a first timer does not mean you do not know what you want and need your parent/sibling to advise. Of course, nothing wrong to seek their view as they could be more experience in property.\n\n\nHowever, most of the parents do not know property, they owned one property because they just need one as a shelter and do not follow the property market trend and prices. Not to say to keep pulse of what next generation or millennials\u2019 need.\n\n\nParent in previous generation mostly see property as a place to live, not to enjoy. In the other hand, some of them just enjoy to stay at a big house, yup, literally just within the house.\n\n\nThe home now is not just the brick walls, new generation buyers demand more like safety, landscape, overall environment and feeling to go home rather than just a home itself!\n\n\nAdvice: Stick to your own criteria and lifestyle. Bring them to view the two \u201cfinalists\u201d with the mind-set that either one is fine for you. To hear from others is good but you know yourself the best, so don\u2019t listen to them before you finalise your final two candidates or else you will never get one!\n\n\nAster Residence @ Cheras 56m Direct Linked to MRT Station\n\n\n\n\n6. First timer to buy property for own-stay but choose to attend a property investment seminar!\n\n\n\n\nIt is so dxmn wrong as the seminar materials will confuse the first timers to look for wrong property hunting criteria. High yield, flexibility, high leverage, rebate bulk purchase, 10 million \u00a0loan capacity and etc.\n\n\nFirstly, you may eventually choose an own-stay property that comes with all investors and student/bad mixed tenants. Secondly, the high rebate will normally make you think you can own more expensive properties which will also sway your decision making.\n\n\nPROPCAFE sees many first timers ended up with investment properties instead of realising their first proper home. This is because when they walk out from the seminar, they believe it is possible to own multiple properties and becomes tycoon soon.\n\n\nBuying an own-stay home becomes secondary as their mind is full of dreams and totally believe that they can straight to own a luxury property in few year time after their golden gooses laid eggs.\n\n\nAdvice: First time property buyers should forget about property investment seminar when comes to own-stay property hunting. Stick to your requirements and what you want!\n\n\nRead \u00a0all PROPCAFE Guides will be sufficient. It is free of charge!\n\n\n\n\n7. Cannot decide the location\n\n\n\n\nFirst time buyer always will try to stretch their comfort zone due to the offering of nicer house in different locations which could be further from their daily routine spots.\n\n\nThe definition of far always depend on the radius and distance from your main and daily routine location. Rawang can still be a good location for you if your office is at Selayang or Northen Klang Valley!\n\n\nAdvice: First to set the barrier on your comfort zones that can fit your lifestyle and distance that you can tolerate. If you want to stay in Petaling Jaya and Subang Jaya, then cancel out the other options like Shah Alam, Setia Alam, Puchong and etc.\n\n\nAgain, look for the property in your preferred location with the consideration of your likely daily routine for next 5 years, not to look for nice property everywhere!\n\n\nIOI Pay Later Buy Now Scheme\n\n\nPROPCAFE\u2122 Guide : 75 \u201cDON\u2019T\u201d In Your RENOVATION Processes\n\n\n\n\n8. Want the best of the world from size, facilities, lobby and everything\n\n\n\n\nFirst timer needs to be realistic to know that there is no perfect home. Something needs to give in order to make a decision. For instance, if you \u201cdie die\u201d want to stay at Desa Parkcity and enjoy the outdoor landscape and environment, then you need to give up the wishful thinking of having a big house there as majority landed houses at DPC are small. Even the project \u201cMansion\u201d is a big link house! Yes, rm5 million terrace house.\n\n\nIn short, prioritise your criteria! Always think about 5 year horizon and what\u2019s fit you the best.\n\n\nAdvice: Keep the key criteria list as short as possible. If you intend to buy a small pad, then facilities could be important as you may want to entertain your guest in residence lounge more often or want to enjoy the facilities more for yourself.\n\n\nHaving a baby soon or plan for it in near future means you need minimum two bedroom apartment to start with as the key criteria. Having an old parent/grandparent with you means you need a proper room at ground floor if you opt for a landed property. The list goes on.\n\n\n\n\n\n\n9. Miscalculate the property prices especially comes with limited budget for renovation.\n\n\n\n\nThis happened when first time buyers missed out the details of the property offering. Certain property prices look cheap but it may be a totally bare unit without even comes with piping of air conditioners. The kitchen cabinet and electronic items can be costly and not to say to let the unit vacant for additional few months, just for renovation (since it is bare), can be additional costs for you!\n\n\nAdvice: Make sure you have the renovation budget and always have some numbers in your mind to compare bare and partial furnished properties which offered by developers.\n\n\n\n\n10. Fed up and give up!\n\n\n\n\nIt is always difficult, as a first timer, to buy property as there are many concerns and factors that would confuse you and eventually make you afraid to make decision. The biggest mistake is FED UP and GIVE UP! This will make you end up with NOTHING!\n\n\nAdvice: If you are confused and could not make decision after your 6 month or a year hunting mission, take a break! Start from zero base again. Read more and less action before you re-start your journey.\n\n\nYou must have learnt a lot along the way, so use it to re-arrange your requirements, re-prioritise your factors, re-assess your needs, and review all things that matter to you, then you are ready to go again.\n\n\nMake sure you do it right and good thing is, YOU ARE ALREADY READING PROPCAFE Guide HERE! Trust us, You will be alright!\n\n\nLast but not least, make sure you finish \u00a0PROPCAFE Property Buyer Dictionary below before you make any move. You will be good!\n\n\n\n\nPROPCAFE\u2122 Guide : Property Buyer Dictionary \u2013 \u201c120 Don\u2019t\u201d When You Purchase A Residential Property By PROPCAFE\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\u00ad\n\n\n\u00ad\n\n\n\u00ad\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-10-things-you-must-know-before-purchase-a-property-in-a-brand-new-township-%e8%b4%ad%e4%b9%b0%e6%96%b0%e5%9f%8e%e9%95%87%e6%88%bf%e4%ba%a7%e5%89%8d%e9%a1%bb%e4%ba%86%e8%a7%a3%e7%9a%84/", "title": "PROPCAFE\u2122 Guide: 10 Things You Must Know Before Purchase A Property In A Brand New Township \u8d2d\u4e70\u65b0\u57ce\u9547\u623f\u4ea7\u524d\u987b\u4e86\u89e3\u7684 10 \u4ef6\u4e8b\u9879", "body": "\n\nPROPCAFE happened to pass by few latest new township developments while we were driving around the country during the holiday season. So many marketing banners and signage to claim their accolades of being the best new townships. All sites have been hoarding up and some comes with new flyover bridge to link with other township. Along the way, you will notice all the wow features on the board like wetland, theme park, leisure park, shopping experience in its master plan and one even has trams to run through the township!\u00a0\n\n\n\n\nInvestment or buying a home for ownstay in a brand new township is never an easy decision and many said that you need to have your imagination and also visionary enough to make a buy call. Instead of just keep \u201cimagining\u201d it, let\u2019s talk about the 10 things that you must look at before commit your purchase in a new township! It is not a magic wand but this checklist is a must!\n\n\n\n\n1. Developer\n\n\nMake sure the developer is big, financially strong and experience enough to execute the multiple phases of a new township, which normally or easily take 15 to 20 years. Seriously, building a new township is not for all developers!\u00a0\n\n\n\n\n2. Sustainable Master Plan\n\n\nStudy the plan and think about the feasibility and factors that can make the town sustain in a longer term. Would the plan creates job opportunities, economy activities, population growth, livable environment, and amenities. In the end of day, it is all about Human. You need more residents than visitors! The master plan must be able to make that happen.\n\n\n\n\n3. Linkages to Other Townships\n\n\nLast thing you want a new township is an \u201cisland\u201d that isolate from city or other townships. No \u201clonely\u201d township will be successful. If you observe all good townships, it always near to or link up with other townships to create \u201csynergy\u201d and increase human traffic and expedite \u201cmigration\u201d.\u00a0\n\n\n\n\n4. Accessibility\n\n\nIt is a basic for all townships to have multiple accesses to and from the township so that the \u201cflow\u201d will happen. Almost everyone need to travel everyday. If there is MRT/LRT/KTM, it will be a bonus (normally you don\u2019t get this in new township as the population and ridership do not justify it). At least, the township must come with highway(s) or direct access(es) to main city road (eg. Federal Highway etc) or city. No link \u201cRoad\u201d means No \u201cWay\u201d!\u00a0\n\n\n\n\n5. Execution Plan\n\n\nMany buyers always forget to study the developer\u2019s execution plan. It is very crucial! Why? Firstly, it can set your own expectation right in term of the time needs for the township to grow and mature. It will align with all the preparation you need for the move in timing, so you won\u2019t moan when you get the key. Secondly, while you hope developer can quickly execute the plan fast, you do not want to buy into a new township with the focus is on building many residential properties in first two phases! The typical example would be the famous project in down south Iskandar and Forest City. The mere volume and supply in one go will kill all the demand. Residential plan in new township should properly craft out to meet the realistic demand in the area. Over estimation and over build in first few phases in relatively short periods will not provide right signal as it is natural that occupancy takes time. A wrong start and bad perception to the township will ruin the master plan. Ask more about it and understand the logic and explanation from developers. A good developer will make an appropriate time execution in phases especially comes to residential properties. From buyers perspective, comes to infrastructure and amenities, by all mean\u2026. be FAST!\n\n\n\n\n6. Basic Needs on Amenities, School and Safety\n\n\nOther than all the fancy mall, commercials and etc, one should always zoom into the basic needs that a township should possess. Check with the developers on public infrastructure like cycling lane, public pedestrians walkway, cover pathway, recreation park/lake, community public/ multi-functional space for events, and designated green lung. The most basic needs like the plan of schools, market, police/fire station, and hospital. Many new township is more advance by including surveillance in public area like CCTV near traffic lights or specific secluded area. It is understandable that not all new townships can put in a perfect infrastructure and amenities in a short time, but plan needs to be there. If some are not in the plan, you need to ask the developer where and how can you get it to make your expectation right. In the situation that developer cannot answer you or have no idea or proper plan at all, you may just move on to another township.\u00a0\n\n\n\n\n7. Government Initiatives\n\n\nIdeally, the new township should be on the corridor or region that fall under government\u2019s big plan. Think about it, the township will grow in much faster space if there are plans from government to develop the area nearby so the new township can leverage it and mature in a shorter time as the completion of infrastructure development normally needs government\u2019s help and solely based on developer will take a long time. To note, if government is not in there, then you may look for those infrastructure construction based developers have the upper hand on this. Alternatively, check the other townships that built by the developer.\u00a0\n\n\n\n\n8. Lifestyle Choice\n\n\nEvery township has its own design focus. Some go with excitement and vibrant design with work and play in mind. Others may go for lake, peace, less bustling environment to let those people who are \u201csick\u201d with \u201ccrowds\u201d but want to have a more green and \u201cchillax\u201d environment. Of course, majority would like to be in the middle ground! You have to make you mind up on your preferred lifestyle before commit it. Bear in mind, every township has its character. Your definition of ghost town\u00a0 can be the most chill environment for others. Your busy streets and malls can be the nightmare to many as well.\u00a0 Make sure you can fit into the lifestyle you buy into. For investors, well, you just need to do more homework to understand more your target tenants or buyers, which is not easy at all.\n\n\n\n\n9. How Many Developers Are There?\n\n\nThe alliance of developers especially with big developers has its advantage of growing the township faster. Single township developer has its benefit to manage and make the township more \u201cstructured\u201d but it lose the time factor to make it vibrant due to the scarce or limited resources. Having said that, it also depends on the size of the land in a township. The small township like Desa ParkCity does not need another developer. Mont Kiara in the other hand can be a wonderful township. Unfortunately, without master developer, the lands were sold to many developers which the township is totally out of control and now ended with as a concrete jungle and severely lacking of some urban lifestyle needs like park, lake and community touch points. In short, study the township land size and developers that involve will certainly help in your decision making.\n\n\n\n\n10. Price Factor\n\n\nYour entry of new township must give you an advantage in future with reasonably low pricing compares to other nearby townships with similar concept. It has to be similar in order to not compare apple with orange. No matter what, you are the \u201cwarrior\u201d as the pioneer to venture into a new township, higher risk reward has to be there for you! If the price is already at the high side, you are technically facing high risk but getting relative lower return. So compare and do not go crazy about all the wonderful plans from developer. Cool mind makes great decision. As for the ownstayers who like the master plan and will stay in the new township for more than 10 years or unlikely to move again, then it is rather easier to decide as it is totally back to your own preference of future retirement home and township.\n\n\n\n\nProperty purchase is a big decision in our life. New township purchase can be very rewarding if you make a right choice but at the same, it can end with a total nightmare. To mitigate the risk of making a wrong move, you do not need to go seminar or pay for other to help you, you can just do it yourself by doing more homework. Yes, it starts here with PROPCAFE Guide. We have plenty of PROPCAFE Guides in our blog to help you! First, start with our PROPERTY BUYER Dictionary \u2013 120 DON\u2019T When You Purchase Your Residential Property \nhere\n!\n\n\nCiao! Happy Hunting!\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-buying-singapore-property/", "title": "PROPCAFE\u2122 Guide: Buying overseas property \u2013  Singapore Property", "body": "\n\n\u00a0\n\n\nSINGAPORE PROPERTY\n\n\nHave you ever thought that the local property market scene is too boring and \nsluggish\n and consider to look beyond Malaysia to purchase an overseas property or have some diversification your property portfolio or a hedge against Malaysian Ringgit against other foreign currencies, or to get an accommodation for those who send their children for oversea education.\n\n\nWe at PROPCAFE are pretty sure that many of us may have this idea in mind and it also comes with a bragging right.\n\n\nPicture this:\n\n\nOur parents will probably be quite enthusiastic than us about the fact that we have an oversea property and can\u2019t wait to have vacation\u00a0 abroad and share this in makan-makan gathering with family, FB stories, Ista stories, free marketing promo, happy kan?\n\n\nIf you have made up your mind that you need to venture into oversea property investment. Look no further, we have some recommendation for you. Let us narrow now the country you should park your money in.\n\n\nA place that is just \n1km\n from Malaysia. That is Singapore.\n\n\n\n\nWhy Singapore Property\n\n\nBuying property is an long term investment, while looking at Singapore, we would say we are quietly optimistic about Singapore and here are the reasons.\n\n\nPolitical Stability\n\n\nWe know how important is that given what has happened recently in Sheraton Hotel in PJ. There is also a Sheraton in Singapore too if you are curious and they are located in Newton.\n\n\n\n\nSource: https://www.oyster.com/singapore/hotels/sheraton-towers-singapore/\n\n\nPro Business Environment in Singapore\n\n\nIt is easy to set up businesses in Singapore, you can do it online. It is even easier to transact with government, almost all transaction can be done online, no surprise here, that even in the midst of COVID-19 recession more companies are setting up in Singapore.\n\n\nhttps://www.straitstimes.com/business/more-new-business-entities-set-up-in-singapore-despite-covid-19-recession\n\n\nLow and Transparent Tax Regime\n\n\nHeadline corporate tax is at 17%, while GST is 7%, personal income tax ranges from 2 to 22% while property tax is taxed based on annual value depending on own occupation or lease out, you can read it all \nhere\n.\n\n\nSafe Haven Status\n\n\nThis is debatable while we would say the strength lies on the SGD denominated notes. The Monetary Authority of Singapore (BNM equivalent) takes an approach that appeals to investors in our view at lease, MAS monetary policy framework is centred on managing the Singapore dollar against a trade-weighted basket of currencies. This is also known as the Singapore dollar nominal effective exchange rate (S$NEER). We also observe that it is comparatively much easier to remit money out of Singapore eventually upon divestment against its ASEAN peers.\n\n\nLow Interest Rate Regime\n\n\nHousing loan rate ranging from 1.5% to 2% as at the time of this write up, it means that you can gear up more, since interest rate is considered low.\n\n\nGovernment\u2019s Proactive Role in Stabilizing the Property Market Price\n\n\nStringent property cooling measures are in place to reduce speculations. The pro is the properties price remain relatively stable, less speculative. The land sales are controlled by the government, hence supplies are controlled. The con is there are a lot of restrictions in place. Most people in Singapore don\u2019t own multiple residential properties.\n\n\nSo we have talked about the goods what about the negatives of property investment in Singapore.\n\n\nThere Are More Condos Than Landed Properties\n\n\nSingapore is a city, land of scarcity, an inch of land is an inch of gold. 95% of residential housing type are either HDB flats of condo, meanwhile 5% are residential landed properties.\n\n\nAlmost 80% of the Singapore populations live in HDB, public housing flat, while 20% live in condo and landed properties.\n\n\nLanded properties in Singapore do attached with high price-tag with average price at >$1.6m.\n\n\n\n\nSo basically, just trying to say if one is with limited budget you can probably look at smaller size condos. If got budget, itu kan lain cerita.\n\n\nHigh Entry Barrier\n\n\nMYR against SGD. RM3 is SGD1, you do the maths.\n\n\n1 bedroom condo will cost about $700,000 SGD or RM2.1 million. You can\u2019t purchase the public housing or the HDB flat if you are not Singaporean or Permanent Resident. You may get some information \nhere\n on the eligibility to purchase a HDB flat.\n\n\nHigh Cash Call Up Front\nMaximum margin of financing being 75% of SPA Price\nStamp Duty: 3% of SPA Price\nAdditional Buyer\u2019s Stamp Duty (ABSD)\n 20% on top of the SPA price if you are buying as a foreigner.\n\n\nLet\u2019s work out some numbers and get ready a budget and some cash for some serious property shopping in Singapore.\n\n\nSay the budget you are looking at is \n$700,000.\n\n\nThe estimated up front cost will be:\n\n\n\n\n\n\n\n\n\n\n25% down payment\n\n\n\n\n\n\n$175,000\n\n\n\n\n\n\nRM525,000\n\n\n\n\n\n\n5%, 20% 3 mths from OTP\n\n\n\n\n\n\n\n\n\n\n3% stamp duty\n\n\n\n\n\n\n$15,600\n\n\n\n\n\n\nRM46,800\n\n\n\n\n\n\n2 weeks from OTP\n\n\n\n\n\n\n\n\n\n\n20% ABSD\n\n\n\n\n\n\n$140,000\n\n\n\n\n\n\nRM420,000\n\n\n\n\n\n\n2 weeks from OTP\n\n\n\n\n\n\n\n\n\n\nLegal Fees\n\n\n\n\n\n\n$3,000\n\n\n\n\n\n\nRM9,000\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\nTotal\n\n\n\n\n\n\n$333,600\n\n\n\n\n\n\nRM1,000,800\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\nYou need approximately RM1mil ready before shopping around for properties in Singapore. In terms of % for cash out lay, we are looking at approximately 50% down payment if you are purchasing it as a foreigner, it is pretty steep right barrier entry.\n\n\nSo you are still interested in investing in Singapore?\n\n\nIf you do, hang in there. Get your coffee ready and we will share with you how it is done!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-high-or-low-floor-key-factors-to-consider-when-you-buy-or-rent-a-unit-of-high-rise-property/", "title": "PROPCAFE Guide: High or Low Floor? Key Factors to Consider When You Buy or Rent a Unit of High-Rise Property", "body": "\n\nWhen comes to buying or renting a property, it is not just about location-location-location, it is equally important to select a right unit in order to ensure you have the most value buy. However, best value may not be the case for those who buy it for their own stay. there are a few important aspects you should consider when comes to choosing one of the most expensive assets in your life. PROPCAFE hopes this article can help you with this.\n\n\n\n\nAs mentioned, there are many factors to consider when you select a unit of property whether you are buyers or tenants. From water tank location, refuse chamber room, lift lobby, privacy, direction, to own Ba-Chi Fengshui requirement, it is all depend on individual\u201ds preference as many times, the negative is positive to others. For example, nearer to lif lobby could be seen as noisier to some buyers but it could be a positive for others who do not like to walk far from the lift lobby to their unit, especially if there is an additional fireproof door at the lift lobby with proper \u201csoft close\u201d door. Same to refuse chamber room, not many like to carry the thrash for long and the key is to ensure there is the design of the thrash room is segregated properly with additional doors and ventilation.\u00a0\n\n\nPROPCAFE is not covering all the above but focuses on the biggest dilemma of the buyer which is to make a decision on whether to go for a high or low floor. We will solely focus on this area to share the pros and cons of high and low floor units.\n\n\nWhat is so good about the high floor?\n\n\n\n\n\n\nThe scenery and Aerial View \u2013 The panorama view of nature or the city to many residents is priceless. For those without a balcony and a small sliding door/window, it will be relatively less important. One common mistake is to pay the premium and buy a high floor but lower than the mountain because it means you will not be able to enjoy anything at night but a total blackout! In addition,\u00a0 sometimes the view could be blocked in the future by new developments.\n\n\nLower Interest Payment During Development \u2013 Although higher floor units are more expansive, as it is the higher floor, based on the schedule H, the progress payments will come in much later than the lower floor, therefore, you may save more loan interests than others.\n\n\n\n\nUnfortunately, there are many negative factors that may affect the high floor units\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nLift waiting time \u2013 Given the lifts are likely to park on the ground floor, waiting for the lift will take some time, not to say it is during the peak period. The worse is, if the building comes with high density and relatively fewer lifts provided. You just need to be a very patient resident :). Some developments mitigate this issue by having high-speed lifts which in fact help a lot and separating the high and low floor zone may solve this issue as well. So, always ask developers about this given the density of the property nowadays is getting higher, thanks to the artificial cheap offering in the market.\n\n\nCrowded Journey \u2013 As it is at the high floor, be prepared the journey will be long and crowded as you will be the one who will stay the longest in the lift together with others.\u00a0\u00a0\n\n\nNoise Pollution from Highway and Main Road \u2013 Many buyers do not aware that the noise will travel up and it will be louder for higher floor units. For those who have units on a high floor and facing the main road or highway, good luck! If you think you can still avoid the noise late at night because of lesser traffic, please think twice. You just need one motorbike to wake you up at night! PROPCAFE fully experienced it when we were at a service apartment from Genting Highland. OMG! Even though the road is very far away, but the noise traveling from the lower part of the hill to the apartment is so bad that we had to give up the fresh air and close all the windows and sliding doors. Even that couldn\u2019t help much!\u00a0\n\n\nLeaking issue \u2013 The highest floor always exposes an additional risk of leaking from the top of the building. The good news is, you don\u2019t need to deal with your neighbor but a developer or JMB/MC who are more responsive than others.\n\n\nRisk of Emergency Escape \u2013 Any emergency like fire, landslide, earthquake. You will probably be the last to get out of the building if everyone goes out at the same time. The high floor residents always need to act fast in this sort of emergency.\n\n\nFear of Height \u2013 If you have acrophobia, forget about the high floor. You will not enjoy it and waste your balcony for life or until you are treated by \u201cexposure therapy\u201d. :).\n\n\nLow water pressure \u2013 Depending on the location of the water tank of the building, the water pressure could be low if the water tanks are located at mid-floor.\n\n\nRisk for Children and Suicide \u2013 There are many cases of children falling down accidentally from the high floor and those who are suffering from mental health may be more prompt to commit suicide to fall from the building.\n\n\nThe inconvenience of lift maintenance issue \u2013 If the lift breaks down like the traffic will be slow and the high floor will be affected the most. Under the scenario of all lifts are malfunctioning, the high floor residents may need to have iron man capability to use the staircase.\n\n\nClose Proximity of Other Buildings \u2013 If your property is surrounded closely by other buildings, you are not only having walls and other balconies as you view, your privacy could be affected as well. Your high floor premium price will be depleted.\u00a0\n\n\n\n\nWhat\u2019s make the low floor unit a better choice sometimes?\n\n\n\n\n\n\nFacility and Garden View \u2013 Without an aerial view, low floor unit residents may have a nice facility floor or garden view sometimes can be surprisingly beautiful\n\n\nShorter Lift Waiting Time \u2013 This is certainly the benefit for low-floor owners. Some may just choose to walk e.g. you are at Mezzanine or first floor. This will help a lot too when you are to go down and take up your food or item deliveries. Of course, relatively less concern on lift maintenance.\n\n\nFaster Emergency Escape \u2013 This is the opposite of high floor units and imagines about 911 or on fire when lifts are shut down?\n\n\nElderly and children friendly \u2013 The lower floor is easier for the elderly and children to move around and especially nearer to the garden or other facilities which they may hang around often.\u00a0\n\n\nHeight Scared Heaven \u2013 This is the one for those who are having acrophobia.\u00a0\u00a0\n\n\n\n\nWhat are the cons of having a low floor unit?\n\n\n\n\n\n\nHigher progressive interest payment \u2013 On the surface, the purchase price could be lower than others, but low floor owners need to pay more progressive interest payment due to the schedule H.\u00a0\n\n\nNoise and Pollution \u2013 If the low floor units face the busy main road or highway, the units may get direct noise and carbon dioxide pollution.\u00a0\n\n\nPrivacy \u2013 The low floor may have a privacy issue if it is too near to the main road which has high traffic. The tinted window and sliding doors are compulsory.\u00a0\n\n\n\n\n\n\nIn short, choosing a high or floor is not as straightforward, it depends on the location of the property and the direction of the units. It may give you a different answer. So, don\u2019t worry if you only see few pros for high floor units :).\u00a0\n\n\nThe own-stayers and tenants need to weigh the pros and cons and choose the one that best fits their own needs or health condition. As we mentioned above, for those who have an elderly parent or acrophobia, then don\u2019t get a high floor for the sake of the view. The decision is simple and clear. Those who can take more risk, are young and patient, and always want to sip a cup of coffee at the balcony, go for a high floor unit. The view may change your mood for the day. There is no right or wrong when it comes to own use as it is all very individual.\n\n\nInvestors normally will love the high floor and are more than willing to pay for a premium. This is because it is always perceived that more tenants or future buyers appreciate the view. Is it true? Yes, or No, it is all about how high is the premium, view (relatively to the low floor) when it is transacted in the secondary market and rental market. The relative comparison comes into pictures. During the depressing environment today, it probably just serve as a liquidity factor for owners than having the right to demand more premium.\n\n\n\n\nGenerally, tenants and buyers are not fully aware of the pros and cons of the high and low floors which make perception skew toward the favoritism of the high floor.\u00a0 It could be very annoying for owners to hear from agents that their low floor units cannot demand the same as the high floor units without further understanding the benefits of the low floor for certain profiles or types of tenants or buyers. With this, PROPCAFE hopes to provide more information and humble view here for own-stayers, investors, tenants, agents, and developers to build a better understanding and eco-system of the property market in Malaysia. There is right or wrong when come to the floor selection, it is all depend on your own tolerance (negative factors) and preference (positive factors). Happy hunting!\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-investing-singapore-property/", "title": "PROPCAFE\u2122 Guide: Investing Singapore Property", "body": "\n\nInvesting Singapore Property The Walkthrough\n\n\nAfter reading our earlier write up about steep entry barrier to Singapore Property, still feeling unfettered and you still adamant about investing Singapore Property.\n\n\nLet us at PROPCAFE provide you some more investment pointers for your further consideration.\n\n\n20% Additional Buyer Stamp Duty\n\n\nIf you are a foreigner in Singapore, let\u2019s say you are a Malaysian you need to pay 20% on top of the SPA price or the property price.\n\n\n\n\nWe also would like to raise caution that even in the event that you manage to source for undervalue property reflected in SPA price, however for the assessment of stamp duty, Inland Revenue Authority of Singapore (IRAS) may levy the stamp duty based on market price (property valuation price). This would potentially be a hidden cost, we would strongly advise potential buyer to account for this accordingly.\n\n\nThe Singapore tax authority also closes off the loop against non individual buying Singapore Residential property, a flat 25% ABSD, if the buyer is other than individual.\n\n\nABSD on top of SPA price does it still make the investment viable?\n\n\nOur take is that if we solely look at the price point it is NOT \ninvestible \nif the time horizon for the investment is of short term view, say 3-5 year. As the appreciation that you can get from property appreciation as been taxed up front. It is simply not logical to do so. Now remove the short term investment hat off.\n\n\nHowever if you are looking for long term investment, diversification from Malaysian properties, why not.\n\n\nSome push factors are:\n\n\nA recent of downgraded by \nFitch\n on Malaysia\u2019s Long-Term Foreign-Currency Issuer Default Rating (IDR) to \n\u2018BBB+\u2019\n from \u2018A-\u2018.\n\n\nMeanwhile Fitch rating for Singapore is at \nAAA.\n\n\nMeanwhile we should remain optimist, it is also of no harm to have some back up plan set up.\n\n\nSome take away from Fitch\u2019s report are of\n\n\n\u2013 Public Finances: A downward trend in general government debt/GDP, for instance due to implementation of a strong fiscal consolidation strategy after the pandemic recedes.\n\n\n\u2013 Structural: An improvement in governance standards relative to peers, for instance through greater transparency and control of corruption.\n\n\nDo you foresee improvement? Lets not get too stressed on this shall we.\n\n\nLet\u2019s put forth the assumption that ABSD factor can be mitigated as this problem typically can be overcome if we have significant savings.\n\n\nOr there is a change of resident status from foreigner to permanent resident. Then our call will be upgraded to buy buy buy.\n\n\nHDB or Private Condo, or Landed Properties\n\n\nIf you are permanent residents and fulfill the eligibility required HDB it is. But our take is not to treat it as an investment instrument after all the HDBs are primarily meant to resolve the housing needs of the local masses\n\n\nWhat is HDB difference between HDB compare to a Private Condo\n\n\n80% housing in Singapore are HDB or public housing while 20% are private housing (either apartment, condo or landed properties.\n\n\nSo can you compare a PPR flat vs HDB flat, yes you can.\n\n\n\n\n\n\nSimilarities:\n\n\n\n\nLooks generic, the older HDB flat do look almost the same.\n\n\nBuilt by government\n\n\n\n\nHowever the newer built one, often not the same anymore. Newer ones are modernized.\n\n\n\n\nPinnacle@Duxton (below) is a SGD1mil HDB located right in the middle of Tanjong Pagar, part of CBD Central Business District in Singapore.\n\n\n\n\nSkyville at Dawson (below) that is located in Queenstown, is also a newly built HDB that we think look like a condo at a very central location.\n\n\n\n\n\n\nPerhaps you have this burning question in mind, so now PROPCAFE you are saving HDB looks same same like condo. Perhaps a certain extend if we evaluate it based on exterior look only.\n\n\nHowever, there are some key differences, let us narrow down 3 key factors.\n\n\n\n\nPrivacy and security\n\n\n\n\nHDBs are accessible by general public while condo\u2019s access is secured\n\n\n\n\nNeighborhood amenities\n\n\n\n\nHDBs town are typically more convenient as it is surrounded by eateries, groceries shops\n\n\n\n\nCondo facilities\n\n\n\n\nThere is no in-house gym, footpath, sauna or private swimming pool for HDBs.\n\n\n\n\nCosts\n\n\n\n\nIf you buy directly from government, generally HDB starts from SGD100,000, to SGD700,000 depending on flat size and location, more mature HDB town will be slightly more expensive.\n\n\nWhile condo, a studio will start from SGD600,000 to a couple of million, meanwhile landed properties will usually command about SGD2mil, depending on the size of land plot as well as the tenure of the land.\n\n\nSo now you have some knowledge on the Singapore housing market and would like to get your hands to one. \u00a0Question, where to start? Go to online search portal.\n\n\nThere are 2 only search portals that are commonly used in Singapore, there are.\n\n\n\n\npropertyguru.com.sg\n\n\n99.co\n\n\n\n\nWhat we like about these 2 portals is that for past transaction prices, layout, are all shared transparently to ease buyer.\n\n\n\n\n\n\nTransparent and Accessible Dousing Data\n\n\nSingapore maintains very transparent on their housing market supplies, alternative you can check transacted price in Urban Redevelopment Authority (URA) website (\nwww.ura.gov.sg\n).\n\n\n\n\nThe Singapore development master are updated in URA website, the government state land sales is controlled and is released for development through the \nGovernment Land Sales (GLS)\n Programme through open public bidding.\n\n\nThe Master Plan is available for public viewing.\n\n\n\n\nSingapore vs Malaysia Property worth to ay 3 times more, what about yield?\n\n\nThis writer thought that these are 2 different country, one to each own. Don\u2019t compare too much, just accept that there are not the same, just to name a few, differing political landscape, education, the institutional trust and income level.\n\n\nMalaysia will always be Bolehland, while Singapore will always be Majulah Singapura!\n\n\nSo you now you are ready and get some hold some serious cash to plonk down a deposit to BBB SG properties.\n\n\nLet\u2019s us walk you through the buying process shall we. investing Singapore property commences with the sign off of OTP, Option to Purchase.\n\n\nIn our opinion this OTP document is the most important document for the house purchase in Singapore. Make or break also depend on this document, we will share more with next write up for final piece of Singapore property purchase.\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-propcafe-property-investment-strategies-in-year-2017-whack-keep-or-cut/", "title": "PROPCAFE\u2122 Guide : PROPCAFE Property Investment Strategies in Year 2017. Whack, Keep, or Cut?", "body": "\n\nIt is now year end and time to chill and at the same time think about what to do in the coming year based on what we have gone through in 2016 and the condition of economy now and future.\n\n\nAgain, PROPCAFE founders\u2019 whatapp group does not stop, it works 24/7. In fact, higher \u201cintensity\u201d was observed after few founders added more \u201cstocks\u201d in the end of this year while everyone is screaming on bad property market, dropping of rental, and worrying on property gluts. What is the logic? When \u00a0inflation and\u00a0higher cost\u00a0is creeping in like no tomorrow\u00a0and weak ringgit continues, which investment\u00a0works more effectively as best hedge? Well, nothing is so simple as wrong properties and buy without considering your affordability may create disaster too!\n\n\nAll PROPCAFE founders\u00a0are ready for year 2017 and happy to share what are in our mind but, please, don\u2019t \u201cbulat-bulat\u201d quote or apply it as every investment need to be assessed carefully with both internal (\u201cyour capability and affordability\u201d) and external (\u201ceconomy environment\u201d) factors.\n\n\n\n\nWhat would you do in Year 2017, Mr. PROPCAFE?\n\n\nSoy Cappuccino:\n\n\n\u201cProperty market in 2017 is still expected to remain conundrum and it is most likely to be dragged until 2018. From 2014 to 2016, Malaysia property market had been volatile with lot of uncontrollable factors like government unclear policies,\u00a0financial institutions strict credit controls, and\u00a0unpredictable aggressiveness of developers taking own initiative to dip their legs into the creative financing packages.\n\n\nFor me, the strategy to be adopted in 2017 will take account of what is going to happen or will happen in the property marker from 2018-2022. It is noticeable that the mass market products ranges from 350k to 650k with smaller sizes are really flooding the market and not to mention that Government keeps on pushing and introducing affordable homes in almost everywhere. Market will definitely be distorted in this product\u00a0category\u00a0in\u00a0next few years. It is definitely a good news for those are\u00a0genuinely looking for their first home but unfortunately the financial institution doesn\u2019t really blend into the policy to be in line with the affordable home after\u00a0statistics showed that one of the highest loans reject ratio for housing loan\u00a0is\u00a0coming from the low end 180k to 450k products. You got the affordable house built but you don\u2019t get the facilities to buy, the equation just doesn\u2019t jive together. I am trying to avoid this segment for now at least.\n\n\nIn Year 2017,\u00a0I am looking more details in premium mid to high end ranged property in matured market for longer term horizon and preparing myself with more cash for longer holding (12-24 months) and emergency \u201cspecial edition good\u201d buy that fit into my own financial status. I see 2017-2018 is the good time to buy provided you are already prepared with your cash flow for this time back then and ready for the \u2018time\u2019.\u00a0However, I will be very selective by giving more priority on location, liquidity, overall masterplan and also the longer investment horizon.\n\n\nI think we hear a lot from\u00a0many Property\u00a0Guru or read a lot from books which saying that when the market is bad, it is not a good time to sell but to buy. Honestly, I don\u2019t quite think the same about \u201cselling\u201d part during the winter time is any bad. A lot of people has misconception that during the bad time, it is at best interest to keep their investment until the good time is back and then only to put it into the market. I personally think this is a very risky\u00a0to do that. For me, now is the best time to put all my investments on the market to see, test and gather which property is worth to keep and which is not worth to keep. At the same\u00a0time, it is one of the best times to test whether your investment is a good or bad one and how much you really know about property investment. No better time to learn now. The good one will be liquid and in demand even during this bad timing, need not to say it will be better during the peak time. For those which take longer time or rather no taker even you plunge down the price at loss, then you should able to separate the bad apples from your basket. It is not necessary I am asking you to sell all, but merely to put it on the market to test it out. At the end, you make the judgment and it is your call to keep or to cut. \ud83d\ude0a\n\n\nOh ya, I almost forgot to mention about about the government policy. If you noticed today the government is bringing in the Chinese resources, Hello \ud83d\udc4b Ni Hao Ma! And you will never know what they will bring tomorrow. Maybe the Konnichiwa or KamsanHamidan.. You get what I mean? So are you prepared for the China \ud83c\udde8\ud83c\uddf3 mari punya market? \ud83d\ude1d\u00a0Happy New Year and let\u2019s embrace the year of 2017 together. \ud83d\ude2c\u201d\n\n\nFlat White:\n\n\n\u201cAvoid buying anything between 400k to 600k in 2017. Believe this segment is oversaturated for the next 10 years.\n\n\nIf finances are able, pick good value new launches above 700k and if holding power permits, go for high end. Believe this segment will make a come back in due course. Otherwise eye on subsale value buy. There are gems hidden here and there.\n\n\nAs for your truly, will sell one and buy one (or two).\ud83d\ude05\u201d\n\n\nBlack Coffee:\n\n\n\u201cBuy within affordability and allow buffer for at least 12-18 months (exclude capex commitment) for emergency.\n\n\nBuy in area with catalyst such as MRT2. IMHO, shopping mall no longer a catalyst as Greater Klang Valley\u00a0is too saturated with malls and success rate is questionable with long gestation period even after completion.\u201d\n\n\nKopi O Peng:\n\n\n\u201cInvestors are experiencing the external challenges that out of their control such as banks\u2019 credit control, falling property prices and rent. Bank tightening policy depicting challenges to get financing, not only impact the primary property market but also the secondary property market. Sellers or investors can only close the deal if their subsales purchasers able to secure a loan. The best Investment strategy in 2017 is apparently, buy to hold, or buy to rent. Ideally, one can find 40% below market deals, with rental yield of at least 5%, there are aplenty of such deals in the market now. Indisputably, properties in matured area are more liquid and promising.\u201d\n\n\n\n\nCaffe Correto:\n\n\n\u201cYear 2017 is probably the trough (or near to)\u00a0of property cycle. Therefore, it would be the best time to buy for future (2021-2022)! Always remember that you are buying now and harvest in future, not now to sell! So, why care about the economy NOW? Whatever\u00a0come down\u00a0will go up (cycle), that\u2019s the Economic 101.\n\n\nPlenty of great locations and easy entry package\u00a0from developers with much reasonable price (those with Net price\u00a0still at or below market price, not inflated price of course)\u00a0are expected to come! So, get ready your cash! How? Sell your good apple in current bad\u00a0time? To me, it is more on how much cash you want to prepare. If one property can give you back the cash that meet your 2017\u00a0property strategy, then go for it whether it is your\u00a0good or bad property\u00a0\ud83d\ude42 By selling one and make you ready for 4 properties purchase in this exciting cycle\u00a0(easy entry with good value buy, high potential properties), then why not? The key is what do you do next on the cash! Dump into one best value buy but high cash outflow (i.e. high value property) is not\u00a0in my thinking as\u00a0diversification is absolute\u00a0important in this\u00a0junction.\u00a0Therefore,\u00a0use it efficiently to accummulate more value buys to build bigger portfolio for future capital appreciation and rental income flows.\u00a0Throw all\u00a0your cash into\u00a0just one\u00a0may not be the wise\u00a0thing to do.\n\n\nRemember 2006-07? Good package, great incentive, developers were desperate, cloudy economy, low interest rate and every said property\u00a0was expensive.\u00a0Look similar isn\u2019t it. Missed it last time? Now, choice is yours!\u201d\n\n\nCaf\u00e9 Latte:\n\n\n\u201cFY17 is the best year to hold your properties. Let the supply tide subside. It is the best time to take stocks, cash out or dispose non performing inventories, and hold on to cash cows.\u201d\n\n\nAffogato:\n\n\n\u201c2017 is the best time to be a new property investor. The whole market is getting cold feet, but developers are throwing a lot of incentives and so called \u201cnewbie investors\u201d who have recently try got keys, are going to be cash stretched \u2013 \u201cmarket is nowhere like where it was 3 years ago.\u201d There will be ample of opportunities be it secondary market or newly launched projects. MRT part 1 will finally go live. The game play has changed from 5 years ago. Throw away all the guru\u2019s advice. It\u2019s winter season in the property cycle now. Be discerning, be diligent and do a lot of home work for new investors. Existing investors, stress test time. How deep is your liquidity, how wrong were your selections (nobody really cares about how right they were, because given the cycles uptrend, it\u2019s hard to go wrong). So what went wrong. Time to bite the bullet, learn and move on. Make sure don\u2019t make same mistake again. Rental market will continue to be depressed, so projected cash flow will all be on the worst case scenario. Exciting times indeed.\u201d\n\n\nThat\u2019s all for now. No long winded stories to take up your precious festive time. Lol. Use it for your homework and FAMILY of course. \n\u201c From Love, Hate, Passion to Buy, Sell, Rent \u2013 Home is my Family\u201d. \n\n\nHappy Property Hunting and Happy New Year!\n\n\nPhoto Source: Credit to Mr. Khong WC and William\n\n\nRemember to subscribe with us at www.propcafe.net to get the latest first hand property information before it goes public!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-property-rental-tips-by-the-makeover-guys/", "title": "PROPCAFE\u2122 Guide : Property Rental Tips by The Makeover Guys", "body": "\n\nHi everyone! As we have just entered the beginning of year 2022, one of the most exciting and busiest time for most or at least some of us, embarking on a many uncharted journey such as new goals, new career, new challenges, new resolutions, new car and of course new home too. \n\n\nWhen we are talking about new home, the word \u201crenovation\u201d naturally will come into our mind. Many of us who just got our new home probably have had been planning to start the renovation since last year which is rather not a good year. As we all know, many activity had been temporary halt due to MCO and renovation work was one of them.\n\n\n\n\nRenovation work schedule which had been interrupted due to MCO had caused the accumulation backlog of work and when the renovation work resumed after MCO was lifted in August 2021, we noticed there was a sudden surged of cost in home furnishing such as renovation, electrical appliances and furniture due to sudden tremendous demand from the market simultaneously. As rising cost of for home furnishing to make it \nliveable \neasily up by than 20%-30% compared to pre-pandemic, this poses a new challenge to the new home owner especially for rental market.\n\n\nAs some of us are totally new in market who probably don\u2019t know how and where to start, getting some tips and advice from the experienced people in the industry might be helpful, we think.\n\n\n\n\nTherefore, PROPCAFE paid a personal surprise visit to The MakeOver Guys\u2019s office to get Mr.Gavin Liew to share some of his insightful tips and strategies with us. Mr. Gavin Liew is an avid property investor himself and he is also one of the founder of The MakeOver Guys. When we says \u201cexperienced people\u201d , we are not just referring to someone who had done a few jobs in their entire career. The MakeOver Guys has been staying relevant in the industry for having completed more than 2,000 makeover to date. If that number does not justify them as an expert, then we don\u2019t know what does.\n\n\nVince (Left) & Gavin (Right) \u2013 Founder of The MakeOver Guys\n\n\nLet\u2019s hear him out what he got to say.\n\n\nBOOSTING YOUR RENTAL YIELDS LIKE A PRO! \n\n\nBy Gavin Liew, The Makeover Guys\n \n\n\nHi everyone! previously PROPCAFE\u2122 shared an amazing compilation of \n75 DON\u2019Ts in RENOVATION\n. I have to say, it was one of the most comprehensive list of tips I have come across. If you missed it, you can find the article \nhere. \n\n\nReceiving the keys to a new property is an exhilarating experience. But more often than not, the excitement is pretty short lived, when owners realize the sheer amount of work that must be endeavoured to make the property \nliveable\n. \n\n\n\n\nIn today\u2019s high-supply environment, making your property \nliveable\n is just the first part of the equation. The second part is where the real challenge lies; being\n competitive \nin the rental market. \n\n\nLet\u2019s face it, the current rental market is a rather tough one to conquer. The sudden influx of newly completed properties has given our prospective customers (tenants) so many options to choose from! So much so that it calls for new strategies to be formed in order to stay relevant.\n\n\nWhat worked 10 years ago, just isn\u2019t going to work today. \n\n\nIn hopes of tackling these difficulties, I\u2019ve gathered a few tips, strategies, and \nmindset shifts\n that need to take place, in order to boost your rental yields like a pro!\n\n\n1) ELIMINATE \u201cTENANTS\u201d TO ACHIEVE A GREAT RENTAL PORTFOLIO \n\n\n\n\nYes, you heard that right. The first secret to having a great rental portfolio is to eliminate \u2018tenants\u2019 from your life. \n\n\nYou see, the word \u2018tenant\u2019 in itself is limiting your growth as a property investor. As you might already know, the opposite of \u2018tenant\u2019 is simply \u2018land\nlord\n \u2019.\n\n\nAnd this powerful word, \nlandlord\n, tends to give property owners a false sense of empowerment.\n\n\nLet\u2019s start by taking things back to the fundamental truth. \nWe are in the business of real estate investing to make money\n . \n\n\nOur property is our \nproduct\n, and those on the opposite spectrum are our \ncustomers\n.\n\n\nThis is the \nkey paradigm\n shift that must happen, if you\u2019d like to start boosting your rental yield like a pro. \nEliminate The Word \u2018Tenants\u2019, And Start Calling Them \u2018Customers\n\u2019 instead.\n\n\nAnd why is that?\n\n\nYour customer is essentially giving you a RM30,000 contract (say, for example based on a RM2,500 a month rental rate). I\u2019ve seen many instances where people will go out of their way to secure a RM30,000 contract for their job, but on the other hand, be \nextremely rigid and stingy\n when it comes to their rental properties.\n\n\nMAISSONS, Ara Damansara\n\n\nJust as it is in every business, the customer\u2019s satisfaction should always be priority, and this does not differ in the property investment world. When one manages to wrap one\u2019s mind around this ideology, we are certain that your business would run more smoothly and be able to generate better returns. You are doomed to fail if you behave like a lord to your \u2018tenants\u2019 (and we\u2019ve met many who still do).\n\n\nI can truly say, without hesitation, that anyone investing in real estate who doesn\u2019t change their paradigm and strategies to match this important shift will struggle as the cycle changes and a new reality begins.\n\n\n\n\n2) UNDERSTANDING YOUR CUSTOMER PROFILES \u2013 \nThe Rise of the Millennial Renter\n\n\n\n\n\n\nWith the long term trend of rising house prices, it comes as no surprise that millennials now make up the dominant demographic within the rental market. This is one of the main reasons why strategies that worked 10 years ago, isn\u2019t going to work today.\n\n\nThe Merriam-Webster Online Dictionary describes Millennials as those born roughly between the 1980s and 1990s. In short, that means anyone below the age of 38 years is more or less, a millennial.\n\n\nGrowing up in an era of rapid change, millennials have vastly different priorities, expectations, and values than those of prior generations. \n\n\n\n\nSo what do all these mean to you, as a property investor?\n\n\nUnderstanding these traits mean you can use it to your advantage. Let me give you a few examples.\n\n\nMillennials prioritize \nwork-life balance\n: This is very important for a millennial so providing convenience always wins. Fully furnish your offerings so they need not fret on the tiny details and have more time for the crucial stuff.\n\n\nMillennials are \ntech-savvy\n: Post ads online (duhhh :P), and pay a lot of attention to the photography styles used. Extra brownie points for those who can pull off instagram and pinterest worthy pictures for your ads!\n\n\nMillennials prioritize \nlifestyle\n: This generation of people don\u2019t mind paying more for socially sought-after things. Basically, things that are high in-trend. So make sure your interiors are in-trend and relevant.\n\n\nMillennials and \nthe internet\n: Even the oldest of Millennials have had internet since their high school. It\u2019s no surprise they have a high dependency on it. Therefore, do provide internet services if you can.\n\n\nJust remember, your customer profiles have begun its shift to millennials, and you can no longer employ the same strategies you used to to attract Gen-Xs and Baby Boomers.\n\n\n3) THE EQUATION FOR HIGHER RETURNS\n\n\nContrary to popular belief:\nFitting-out and completely furnishing a property DOES NOT equate to higher returns.\n\n\n\n\nHigher returns can only happen when your customers\u2019 quality of life is improved via the things you provide, and \nit MUST be better than what your competitors have to offer\n.\n\n\nSo therefore, the equation for higher returns should be:\n\n\n\n\nBasically, what this means is, your goal as a property investor is to \nimprove the quality of life\n of your prospective customers. When you\u2019re furnishing your property, always think about how your choices will affect the quality of life for its dwellers.\n\n\nBefore and After \u2013 Residensi 22\n\n\nSo, the next big question is, how do you \ndefine an improved quality of life \nfor your customers?\n\n\nThere are quite a number of ways. I\u2019ve listed down a few common things your customers typically look for:\n \u25cf Convenience \u2013 A hassle-free home that\u2019s move-in ready. This means, your customers can save lots of time from having to hunt around for the essentials such as bed linens, cutleries, appliances, etc.\n\n\n \u25cf Low-move in cost \u2013 This is pretty related to convenience. If everything is provided, it also means your customers don\u2019t have to fork out more cash for living in a place that isn\u2019t truly theirs! Don\u2019t forget, they already need to allocate 3.5 times the monthly rental value up front (2 months security deposit, 0.5 months utility deposit, and 1st month rental). That\u2019s already quite a sizeable sum.\n\n\n \u25cf A clean, comfortable environment \u2013 Nobody wants to live in a dirty old dump, if they had a choice. \nAnd, they do!\n\n\n \u25cf Great interiors \u2013 In all honesty, who wouldn\u2019t want to live in a great-looking home? This is a strategy that\u2019s centuries old and is still heavily employed today in all hospitality industries. \n\n\n\n\nIf you put yourself in your customers\u2019 shoes, I\u2019m sure you will be able to list many more beyond these.\n\n\n4) OKAY, I GEDDIT NOW. SO WHAT DO I DO NEXT? \u2013 \nLiveable and Competitive\n\n\nOnce you understand the philosophies behind what drives rental rates and returns up, you\u2019ll be able to strategize and prioritize what you need to do with your property.\n\n\nLet\u2019s face it, \nwe are in the business of real estate investing to make money\n. This simply means we \ndo NOT want to overspend\n.\n\n\nSo how do we create impactful yet practical spaces, without negatively affecting your ROI?\n\n\nBelow are some examples of typical rental interiors, and what you can do to make it more relevant for today\u2019s market and stand out from your competition.\n\n\n\n\nThe top picture is something you\u2019ll often see being offered in the rental market today. The essentials are all there; the lights, fans, dining table, chairs, air-conditioner, kitchen cabinets. It certainly is \nliveable\n, but as we mentioned earlier, in today\u2019s environment is has to be \ncompetitive\n too!\n\n\nWalls play a huge part in the ambience and environment. In this case, what you can do to increase its competitiveness is to focus on the walls. Wallpapers or textured paint is a great way to increase the perceived value of the space, without having to spend too much.\n\n\nHere\u2019s another example of a typical rental property offering.\n\n\nRental properties often look like this, \nliveable\n, but certainly not \ncompetitive\n.\n\n\nThe most expensive things in furnishing a home is already in there. It really doesn\u2019t take a lot to bring it to the next level, and to stay competitive in today\u2019s rental environment.\n\n\nPicture courtesy of The Makeover Guys.\n\n\nBy providing beddings and linens, it really just kills two birds with one stone; it makes the\nspace look so much better, and it gives your customers convenience. That extra trip they\u2019d\nneed to make to buy their preferred beddings and linens can wait till they\u2019re truly free to do\nso and it lowers the urgency.\n\n\nHere are a few more pictures you may use as references to create competitive rental environments without burning a hole in your pocket. Enjoy the pictures!\n\n\nSample work from The Makeover Guys for the Expatriate Property Segments.\n\n\nSample work from The Makeover Guys for Standard Property Segments.\n\n\n\n\n\n\nSo there you have it! Hopefully you\u2019ll soon be raking in the moolah with the help of these tips!\n\n\nWaaay too busy and would rather have someone take care of it all? The Makeover Guys are here to help! You may reach us on our website at \nwww.themakeover.my\n . If you\u2019d prefer to speak to our friendly consultants, do visit our facebook page at \nwww.facebook.com/themakeover.my\n and drop us a message!\n\n\nFor more inspirations, feel free to follow our instagram page at \nwww.instagram.com/themakeover.my\n .\n\n\nIn our next articles, we will be sharing more in-depth tips on how to create these interiors so\ndo stay tuned!\n\n\nThanks for reading! Till next time.\n\n\n\n\nPROPCAFE would like to say a big thank you to \nGavin, Amanda \nand \nVince\n from The MakeOver Guys for spending their valuable time to meeting with us and on behalf of all the readers, we would like to thanks Gavin for sharing his insightful tips with us. \n\n\n\n\np/s If you ever wondered if this is a paid post, we can tell you it is not but we have to admit, we did received something more valuable (at least to us) \u2013 friendship, warm hospitality, knowledge, time and few cups of coffee! \ud83d\ude42\n\n\nTips on how to prevent falling into renovation scam.\n\n\n\n\nSince we touch on the topic of renovation, PROPCAFE come across there were few cases of renovation fraud which happened not long ago where at least 40 owners were scammed. Refer to the news \nhere\n. \n\n\nPROPCAFE want to take this opportunity to share this to all of you and keep reminding us on this. \n\n\nWhy? Because they scam, they hide and then they come back and repeat \n. \n\n\nHow? They offer you renovation package and at the same time they entice you that they have tenant ready with xxxx amount rental per month waiting for your unit. And once your unit renovated can immediately rent out to their current awaiting tenant for your renovated unit. They make it like an easy deal. Renovation package and Ready Tenant. Seriously? \n\n\n\n\nHere are some of the tips from us to prevent from becoming victim of renovation scam.(not 100% proof though)\n\n\n1. Try to view your renovation and tenant as two different matters. If you are looking for renovation, look for credible and proven record of renovation (for eg The MakeOver Guys hahaha). If you are looking for tenant, need not to say, look for licensed agency and professional agent.\n\n\n2. Do not renovate just because the renovator has a tenant to offer to you or something like GRR. Renovate because you want to renovate and you have a clear target on your rental and market.\n\n\n3. Never pay 100% for renovation or high amount of deposit. We think anything below 10% or lower as deposit is still OK depending on the total amount of your renovation.\n\n\n4. For renovation, upfront discussion with the contractor payment on progress basis.\n\n\n5. If you are doing it yourself without help of an ID company, monitor their progress closely.\n\n\n\n\n6. Do homework to check on their past track record. Like review or communicate with their previous customer for their honest feedback.\n\n\n7. Believe 50% what you see or hear from them, photo, video or whatever marketing material (even this day news also can be misleading) . The remaining 50%, you do your own research. See the actual final product. Talk to their customers.\n\n\n8. If anything sound too good to be true like cheap, easy, be skeptical and be more careful. Have a reasonable doubt especially if the company is new.\n\n\n9. No one say it is easy to be a landlord. Landlord works very hard but most time we only see the easy part. Reward come after effort although no guarantee in equal amount. But no effort most likely lead you to no reward.\n\n\n10. Again, to conclude deal for tenancy it is advisable to go through professional licensed agency, better NOT from the renovator. Sometime some co do offer to help you to get a tenant, however just treat it as a bonus but not as part of the deal for your renovation.\n\n\n11. Be humble and listen to people who has more experience. But filter it wisely. Because nowadays most people here on social media they after something else. Even some people who has one or two properties (some don\u2019t even own any property) talk like a guru. True guru is they are sincere and most time they won\u2019t admit themselves as guru.\n\n\n12. Don\u2019t think you know everything. Best if you think you know nothing and seek for help and knowledge from correct channel and wise people.\n\n\nThat\u2019s all from us for now. Till we meet again. Hope you guys enjoy it, See ya!\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-guide-townhouse-living-concept/", "title": "PROPCAFE\u2122 Guide : Townhouse Living Concept", "body": "\n\nTownhouse: Introduction\n\n\nMalaysia is generally blessed with choices and variety of housing depends on budget, lifestyle, location, size of family etc. The choice of housing loosely can be divided to strata and individual title. For strata title, you own your own parcel however the facilities, lift, common area and services such as security and cleaning are communal and usually the up keeping and maintenance of these common area and services are outsourced to managing agent.\n\n\n\n\nLocal council will not be responsible of the maintenance and upkeeping (except if Pangsapuri Perumahan Rakyat) of common area of strata properties. Therefore, the owners are obliged to pay the maintenance fee for these outgoing expenses. In order for residents to co-habit peacefully whether within their parcel or common area, they need to obey by-laws failing penalty will be imposed. The common stratified residential properties are apartment, condominium, serviced apartment, condotel etc.\n\n\n\n\nWhere else individual titled properties, they are the most popular choice among house buyers. Usually, individual titled properties are landed in natural such as terrace, semi-detached and detached home. As long as within the local council rules, the owners has full ownership of the property. However this may cause a dissent in community as no by-laws binding the residents for mutual respect to co-habit peacefully.\n\n\n\n\nDue to change of lifestyle and demand of feature such as security and facilities, some developers have incorporated strata concept in the landed housing. This strata landed concept quickly gaining popularity as owners demanding landed living with single exit/enter point, guarded and gated, facilities such as pool, gym, garden etc. they will also prefer to be in control of the upkeeping and maintenance of the precinct rather than rely on local council. The classic example is Desa Park City by PerdanaPark City and Setia Eco Glades by SPSetia.\n\n\nHowever there is another class of housing that often forgotten by house buyers. Townhouse living. Read on to find out more.\n\n\n\n\nTownhouse Living\n\n\nIt is important that readers understand about townhouse concept which is not a new concept. PROPCAFE observes that home seekers are a bit apprehensive of townhouse concept where multiple owners are owning strata properties that sharing common roof, wall, floor and structure. A typical townhouse in Malaysia will have not more than 3 storeys and on rare occasion 4 storeys. Unlike condo or apartment, it is arranged in a row of 10-12 units/row similar to terrace house. Hence the townhouse is a hybrid of condo (sharing) and terrace house (landed) concept. For ease of understanding, refer to the sketch below.\n\n\n\n\nTownhouse concept diagram\n\n\nSource: \nhttp://blog.lamidesign.com/2016/07/stacked-townhomes-new-prototype-design.html\n\n\nWhy choose a townhouse, one may ask? There is no question of the popularity of landed home among Malaysians where it has become an aspiration of many to own ONE. The beauty of owning a landed home is aside the shared walls with neighbour, the property belongs to you. If there is water leakage or cracks, no finger pointing of responsibility.\u00a0 Where the building depreciates, the land always appreciates in the long run. In a nutshell, if location is good and it is affordable, a terrace home will always be the preferred option among Malaysian home seekers.\n\n\n\n\nWhen land has become scarcer (and more expensive) and lifestyle changes, stratified apartments are being built. Essentially, rather than being built horizontally, the units are built vertically. The major advantage of strata living is owners are only responsible for individual parcel where the communal area such as facilities, lift access, security, rubbish collection, cleanliness are taken care of by Management Office. Therefore it is a no frill maintenance and management of the apartment while owners can enjoy the facilities and a secured homes/ environment in preferred locations. The biggest concern here is the upkeep of the building which, IF not properly maintained will bring about many issues to the property.\n\n\n\n\nTHE TOWNHOUSE, WHY? For a start, as a home seeker, you maybe looking for a landed houses however you do not have the budget for it. Essentially you are looking for a VALUE purchase. You do not fancy an apartment as you dread to lug your bags from car to home. You may not fancy your beloved car parked out of your visibility. This is where a townhouse fills in the gap.\n\n\n\n\nBeing a stratified development, the townhouse owners have full control of the communal area such as cleanliness, landscape, security and rubbish collection which are governed under the Strata Management Act 2013 (SMA2013). Unlike individual title, townhouse owners are not allowed to alter any fa\u00e7ade without the permission from MC. The result in the long run, this will create a cleaner and more uniform fa\u00e7ade. In long term with better control and maintenance of fa\u00e7ade and communal area, owners expect to have better capital appreciation.\n\n\n\n\nTerrace Link House Versus Townhouse\n\n\nTownhouse usually has basic facilities and therefore the maintenance fee is low. For example Propcafe just visited Ayden @ Warisan Puteri, the expected maintenance fee is only RM0.08psf and for 1851sqft unit, the maintenance fee is less than RM150 per month! One of the main advantages due to low rise nature, townhouse does not need lift and this is going into the maintenance fee saving.\n\n\n\n\nAnother point worth noting IF two or more generations staying together under single roof, townhouse will be a perfect solution. The younger generation can stay on an upper unit while the elders can still stay at a lower unit, maintaining the privacy and yet accessible to each other.\n\n\n\n\n\n\n\n\nFeature\n\n\nLanded Home*\n\n\nTownhouse\n\n\nApartment\n\n\n\n\n\n\nOwnership\n\n\nIndividual\n\n\nStrata\n\n\nStrata\n\n\n\n\n\n\nFacade\n\n\nVaries depends on Owner\n\n\nFixed without alteration of facade\n\n\nFixed without alteration of Facade\n\n\n\n\n\n\nFacilities\n\n\nNo\n\n\nYes with basic facilities\n\n\nYes, depends on plan\n\n\n\n\n\n\nCommunal Living\n\n\nYes, Close Knit\n\n\nYes, Close Knit\n\n\nYes, depends\n\n\n\n\n\n\nSecurity\n\n\nNo or FnG\n\n\nYes, GnG\n\n\nYes, GnG\n\n\n\n\n\n\nMaintenance Fee\n\n\nNo or Minimum\n\n\nYes, moderate\n\n\nYes, high\n\n\n\n\n\n\nPrivacy\n\n\nNo\n\n\nNo\n\n\nYes\n\n\n\n\n\n\nCapital Appreciation\n\n\nHigh\n\n\nModerate\n\n\nLow\n\n\n\n\n\n\n\n\n*Not include stratified Landed Home\n\n\nNote\n\n\n\n\nThe table above is strictly based on PROPCAFE personal observation\n\n\n\n\n\n\nOne of the major concerns of the stratified owners is the shared wall, floor and roof with interleak issue. In the past, this has proven to be a stumbling block as owners have minimum recourse for this issue. However worry not! Under SMA2013, the management has responsibility and power to investigate and accordingly serve Form 28 to responsible parties to fix the issue. The management has power to rectify and recover the cost to from the responsible parties. This has eliminated the issue of finger pointing as well as saving the time to fix the issue before it escalates to bigger issue.\n\n\n\n\nFor ease of understanding of the procedure, just refer to the simplified flow credit to Rehda Institute. Upon receive notice from management, the owner shall allow access to the property to verify inter-floor leak, failing the owner can be fined up to RM50K or jail up to 3 years! This is a provision and power given to Management Agency and stratified owners should take this seriously. Further to this, there is clear policy and guideline how source of interleak can be identified, rectified in timely manner.\n\n\n\n\nSource: \nhttp://rehdainstitute.com/wp-content/uploads/2016/06/Issues-and-impacts-on-Strata-Mngmnt-act-and-regulations-By-Ms.-Lee-Kim-Noor.pdf\n\n\nCompare to the past, the strata management act has been improved tremendously and purchasers shall not be concern of purchasing a stratified property where sharing of wall, floor etc were the concern in the past.\n\n\nFor more information of dealing with inter-floor leakage, please click on the link below\n\n\nhttp://dnh.com.my/dealing-with-inter-floor-leakage/\n\n\n\u00a0\nConclusion\n\n\nIn summary, if you are looking for affordable landed house option, with a large built up, security feature, basic communal area and affordable maintenance fee, townhouse is an option that worth exploring\u00a0 given the significant improvements in SMA2013 to array the fears of ownership in stratified development.\n\n\nStay tune to PROPCAFE\u2122 1\nst\n townhouse review, \nAyden @ Warisan Puteri\n by IOI Properties.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-net-another-milestone/", "title": "PROPCAFE News : PropCafe.Net @ Another Milestone!    \u5d2d\u65b0\u7684\u91cc\u7a0b\u7891", "body": "\n\n\n\nPROPCAFE\n would like to say a big thank you to all our readers and followers over last 4 and half months. Without your support, PropCafe would not reach this far.\n\n\n4.5\n Months, \n51\n Posts , \n23.5k\n Visitors, \n69.5k \n Hits & \n100,000\n Views\n\n\nAs at 28 May 2013, PROPCAFE has reached another milestone by exceeding 100,000 views based on the World Press Statistics (see below). The monthly viewing count has increased from 7k in Feb to 34k in May. The average daily view also jumped tremendously from 400 to more than 1,200 in May with the highest daily view of 2,538. This was achieved by having an accumulated visitor of 23.5k. Again, these unexpected figures are impossible without your support!\n\n\n\u5f53\u521d\u6211\u4eec\u53d1\u8d77\u8fd9\u4e2a\u90e8\u843d\u683c\uff0c\u76ee\u7684\u53ea\u662f\u60f3\u8bb0\u5f55\u6211\u4eec\u5bf9\u67d0\u4e2a\u53d1\u5c55\u8ba1\u5212\u7684\u770b\u6cd5\uff0c\u53d1\u5c55\u5546\u7684\u52a8\u5411\uff0c\u4ea7\u4e1a\u7684\u957f\u671f\u53ca\u77ed\u671f\u52a8\u5411\u3002\u82e5\u5e72\u5e74\u540e\uff0c\u91cd\u770b\u6211\u4eec\u8bb0\u5f55\u7684\u70b9\u70b9\u6ef4\u6ef4\uff0c\u60f3\u5fc5\u6709\u4e00\u756a\u6ecb\u5473\u3002\u6211\u4eec\u53d1\u8d77\u8fd9\u90e8\u843d\u683c\u7684\u76ee\u7684\u4e0d\u5728\u4e8e\u540d\u6210\u7acb\u5c31\uff0c\u51fa\u4e66\u6216\u4e0a\u7535\u53f0\u4ec0\u4e48\u7684\u3002\n\n\n\u6211\u4eec7\u4e2a\u5f53\u4e2d\uff0c\u51e0\u4e4e\u6ca1\u6709\u4e00\u4e2a\u662f\u4ece\u4e8b\u4e0e\u623f\u5730\u4ea7\u6709\u5173\u7684\u884c\u4e1a\uff0c\u6211\u4eec\u53ea\u662f\u623f\u5730\u4ea7\u6295\u8d44\u7684\u53d1\u70e7\u53cb\uff0c\u534a\u8def\u51fa\u5bb6\u7684\u5c06\u5fc3\u5f97\u4e0e\u8bfb\u8005\u5206\u4eab\u3002\u6211\u4eec\u5f53\u4e2d\u6709\u7684\u4ece\u4e8b\u91d1\u878d\u4e1a\uff0c\u6709\u7684\u662f\u4e13\u4e1a\u4f1a\u8ba1\u5e08\uff0c\u5de5\u7a0b\u5e08\uff0c\u5c0f\u5546\u4eba\uff0c\u6216\u662f\u535a\u58eb\u7814\u7a76\u751f\uff0c\u662f\u6765\u81ea\u4e94\u6e56\u56db\u6d77\uff0c\u5404\u884c\u5404\u4e1a\u7684\u5404\u8def\u4eba\u9a6c\u3002\n\n\n\u7531\u4e8e\u7f51\u7edc\u4e0a\u9c9c\u6709\u53cc\u8bed\u4ea7\u4e1a\u8bc4\u8bba\uff0c\u4e8e\u662f\u6211\u4eec\u5728\u90e8\u843d\u683c\u4e0a\uff0c\u9664\u4e86\u82f1\u6587\u8bc4\u8bba\u4e4b\u5916\uff0c\u52a0\u5165\u4e2d\u6587\u8bc4\u8bba\u7684\u5143\u7d20\u3002\n\n\n\u5f53\u7136\u6700\u7406\u60f3\u7684\u662f\u53ef\u4ee5\u505a\u5230\u4e2d\u82f1\u6587 50%\uff1a50% \u7684\u6bd4\u4f8b\u3002\u6211\u4eec\u5f53\u4e2d\u867d\u6709\u534a\u6570\u53d7\u8fc7\u534e\u5c0f\u4e2d\u6587\u6559\u80b2\uff0c\u4f46\u6bd5\u7adf\u8fd9\u5df2\u7ecf\u662fN \u5e74\u524d\u7684\u9648\u5e74\u5f80\u4e8b\uff0cN \u5e74\u540e\u8981\u91cd\u62fe\u7b14\u6746\u7528\u4e2d\u6587\u5199\u7a3f\uff0c\u771f\u662f\u4e00\u5927\u8003\u9a8c\uff0c\u76f8\u5f53\u5403\u529b\u3002\n\u7528\u4e2d\u6587\u4e66\u5199\uff0c\u6253\u5b57\uff0c\u5b66\u62fc\u97f3\uff0c\u4e94\u7b14\uff0c\u4ed3\u5409\u8f93\u5165\u6cd5\uff0c\u4e5f\u5f97\u8017\u76f8\u5f53\u957f\u7684\u65f6\u95f4\uff0c\u6bd4\u8d77\u7528\u82f1\u6587\u4e66\u5199\uff0c\u7528\u4e2d\u6587\u5199\u5f97\u7528\u4e0a2\u500d\u7684\u65f6\u95f4\u3002\n\n\n\u7ecf\u8fc7\u8003\u91cf\uff0c\u6545\u6b64\u6211\u4eec\u7684\u8bc4\u8bba\u8fd8\u662f\u5927\u90e8\u5206\u4ee5\u82f1\u6587\u4e66\u5199\uff0c\u6211\u4eec\u8003\u8651\u5230\u82f1\u6587\u7684\u666e\u53ca\u7387\u8f83\u5e7f\uff0c\u4e09\u5927\u6c11\u65cf\u90fd\u770b\u5f97\u61c2\uff0c\u5305\u62ec\u53d7\u534e\u6587\u6559\u80b2\u7684\u8bfb\u8005\u3002\u56e0\u6b64\u6211\u4eec\u7684\u8bc4\u8bba\u8fd8\u662f\u4ee5\u82f1\u6587\u4e3a\u4e3b\uff0c\u4e2d\u6587\u8bc4\u8bba\u53ea\u80fd\u4f5c\u4e3a\u753b\u9f99\u70b9\u775b\u4e4b\u6548\u4e86\u3002\n\n\n\n\n\n\n\n\nPROPCAFE also want to share another statistics from a different source: \nC Panel \n(see below).\n\n\nC Panel\n\n\n\n\nThe results are shocking and encouraging!\n\n\n34.5k\n Unique Visitors , \n61.2k\n Visits, \n244k \n Pages (4Pages/Visit) & \n3.96mil\n Hits\n\n\n\n\n\n\nOther than Malaysia, PROPCAFE is so glad to see the readership spreading across the world. Top 5 countries including Singapore, USA, Japan, Hong Kong, and China. We also have substantial viewing from Australia, UK, and Indonesia. See top 25 countries below.\n\n\n\n\nAlthough the number is growing exponentially, PROPCAFE.NET is still new and learning. Those comments and compliments given might be just as simple as the word \u201cThank you\u201d or the click of \u201cLike\u201d button but it means a lot to us. We enjoy what we are doing and we do hope the readers also enjoy reading our very amateur review.\n\n\nRecent Collaboration\n\n\nPROPCAFE was delighted to work with Property Time \u2013 Terry Value Publishing recently on Cyberjaya property coverage. The publisher had lifted one of our most popular articles \nPropCafe.Net \u2013 Cyberjaya @Love it or Hate it!\n and featured it in the property section called \u201c Get Real\u201d in Malay Mail (Issue : 5th April 2013)\n\n\n\n\n\n\n\n\nLast two months, PROPCAFE had been approached by developers, publishers, property agencies and property related entities or bloggers. We have to apology to and disappoint many of them as we are still trying to ensure the related works are in-line with our principle, mid-term strategy and target. However, PROPCAFE is still welcome any suggestion from any interested party who wish to collaborate with us.\n\n\n\u6211\u4eec\u975e\u5e38\u611f\u6fc0\u53d1\u5c55\u5546\uff0c\u4f20\u5a92\u5bf9\u6211\u4eec\u7684\u6b23\u8d4f\u53ca\u652f\u6301\uff0c\u751a\u81f3\u6709\u53d1\u5c55\u5546\u8054\u7cfb\u6211\u4eec\uff0c\u4ed8\u8d39\u8981\u6211\u4eec\u5e2e\u4ed6\u4eec\u64b0\u7a3f\u53ca\u63a8\u4ecb\u4ed6\u4eec\u7684\u623f\u4ea7\uff0c\u6211\u4eec\u53ea\u6709\u7b11\u800c\u7f6e\u4e4b\uff0c\u65e0\u80fd\u4e3a\u529b\u3002\n\n\n\u6211\u4eec\u5e0c\u671b\u6211\u4eec\u7684\u8bc4\u8bba\u662f\u4e2d\u7acb\u7684\uff0c\u662f\u4ece\u6295\u8d44\u8005\u7684\u89d2\u5ea6\u53bb\u5206\u6790\uff0c\u4e0d\u60f3\u56e0\u4e3a\u53d7\u4e86\u67d0\u4e9b\u597d\u5904\uff0c\u800c\u5de6\u53f3\u6211\u4eec\u5bf9\u67d0\u4e2a\u53d1\u5c55\u8ba1\u5212\u7684\u770b\u6cd5\u3002\u6211\u4eec\u4e0d\u662f\u6548\u4eff\u53e4\u4eba\u8303\u4ef2\u6df9\u7684 \u201c\u4e0d\u4e3a\u4e94\u6597\u7c73\u800c\u6298\u8170\u201d\uff0c\u800c\u8c22\u7edd\u7a3f\u8d39\u548c\u5e7f\u544a\u8d39\uff0c\n\u6211\u4eec\u53ea\u662f\u5fd7\u5728\u4e8e\uff0c\u53ef\u4ee5\u4e0e\u8bfb\u8005\u5206\u4eab\u6211\u4eec\u4e2d\u7acb\u7684\u770b\u6cd5\uff0c\u8c28\u6b64\u5e0c\u671b\u5404\u8def\u4eba\u9a6c\u89c1\u8c05\u3002 \n\n\n\u53e4\u4eba\u6709\u4e91\uff0c\u201c\u8d2b\u8005\u56e0\u4e66\u800c\u5bcc\uff0c\u5bcc\u8005\u56e0\u4e66\u800c\u8d35\u201d\uff0c \u53e4\u65f6\u5019\u4eba\u4eec\u53ea\u80fd\u4ece\u4e66\u672c\u4e0a\u5b66\u4e60\u54a8\u8be2\uff0c\u4e66\u4e5f\u662f\u552f\u4e00\u5b66\u4e60\u7684\u7ba1\u9053\uff0c\u968f\u7740\u73b0\u5728\u7684\u79d1\u6280\u53d1\u8fbe\uff0c\u8bb8\u591a\u8baf\u606f\u53ef\u4ee5\u901a\u8fc7\u5404\u4e2a\u7ba1\u9053\uff0c\u5c24\u5176\u662f\u7f51\u8def\u4e0a\u83b7\u53d6\u3002\u6211\u4eec\u5e0c\u671b\u6211\u4eec\u7684\u90e8\u843d\u683c\u53ef\u4ee5\u8ba9\u5404\u4f4d\u8bfb\u8005\u53d7\u76ca\uff0c\u5e0c\u671b\u53ef\u4ee5\u505a\u5230 \u201c\u8d2b\u8005\u56e0 blog\u800c\u5bcc\uff0c\u5bcc\u8005\u56e0 blog \u800c\u8d35\u201d !!\u00a0\u00a0\u00a0 blog = Propcafe.net\n\n\nWhat is next?\n\n\nPROPCAFE is in the midst of setting its strategies for the next 1.5 years and believe us, it will be more than just Property Articles here. We are coming out a revolutional concept of business model which not just related to property but also living lifestyle. PROPCAFE believes this model certainly will excite many of the property enthusiats out there. Finger crossed, it will happen one day!\n\n\nIn addition, PROPCAFE encourages all property \u201ccrazy\u201d like us to share their view and post in the PROPCAFE as a guest editor. We are sure there are many humble and successful property gurus out there! So, please do let us know if you are interested especially for those who have strong interest to write in Chinese and Bahasa Malaysia! Hopefully, one day PROPCAFE can achieve its aim to be the first trilligual property review platform in Malaysia!\n\n\nPROPCAFE will always hold a key principle of sharing independent property review with or without the commercial deals in future. We will not be here to write a sales pitch for developers but will continue to share more critical information (good and bad) so that ownstayers or investors can make an informed decision. Of course, sometimes, we as a normal human being, have our own favourite projects or hate lists. We assure you that we will give you both. In fact, PROPCAFE\u2019s editors have clashed and disagreed on the view of certain projects uncountable times. But, we agree to disagree and we certainly treat it as the fun part of Property \u201cTCSS\u201d. From Love Hate Passion to Buy Sell Rent \u2013 Home is my Family!\n\n\nThanks again for those who have been supporting us! You guys are awesome!\n\n\nCheers and God bless!\n\n\nYours Sincerely,\n\nPROPCAFE Editors (Yes, 7 of us!)\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-net-is-on-facebook-compropcafe-net-now/", "title": "PROPCAFE News : PropCafe.Net is on facebook @ www.facebook.com/propcafe.net", "body": "\n\n\n\nGreeting to all!\n\n\nWe are glad to announce that PropCafe.Net is officially on facebook now!\n\n\nPropCafe.Net official facebook page address is @\u00a0 \nhttp://facebook.com/propcafe.net\n\n\nPlease do click the \u201cLike\u201d button on\u00a0PropCafe.Net facebook page to follow us.\n\n\nYou can visit PropCafe.Net\u2019s facebook page now by clicking \nhere\n.\n\n\n\u00a0\n\n\nJust in case if\u00a0you are not aware that PropCafe.Net also has a mini forum\u00a0for discussion.\n\n\nIt is\u00a0also\u00a0a\u00a0common platform for new project information sharing.\n\n\nPlease do visit PropCafe.Net\u2019s forum at \nforum.PropCafe.net\n\u00a0and join us as\u00a0our \u201clive\u201d forum-er to share your views of any other projects that you\u00a0reckon\u00a0is interesting or perhaps any projects\u00a0that we might have had missed out.\n\n\nYou too can be a keyboard hero!\n\n\nPlease visit the forum now by just clicking \nhere\n.\n\n\nThank you Terima kasih ?? ????? merci ??????????? ?????\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-news-75-avista-warisan-puteri-snapped-official-launching/", "title": "PROPCAFE News : 75% Avista Warisan Puteri Snapped During Official Launching", "body": "\n\n\n\n\n\nOfficial Lauching of Double Storey Terrace \u2013 Avista at Warisan Puteri Sepang\n\n\nAvista Warisan Puteri, the latest residential development in the \nWarisan Puteri\n, was launched last Sunday 18 Sept 2016. More than 300 guests were attended the official launching. According to developer, during the launch event, \no\nver 75%\n of the double storey Avista units were booked\n and were priced from \nRM663,344.\n\n\nDeveloped by IOI Properties, Avista comprises 182 units of freehold 2-storey terrace houses with built-up spaces from 2,277 sq ft. Every unit features a lot size of 22\u2032 x 75\u2032 and comes with 4 + 1 bedrooms. The development is at 75% advanced stage of construction and is expected to be completed this December.\n\n\nAvista Warisan Puteri comes with a single entry and exit point to their neighbourhood, guardhouse and perimeter fencing to enhance the neighborhood security.\n\n\nIn addition, Warisan Puteri is situated next developing Bandar Baru Salak Tinggi where lot of development has been taking place recently.\u00a0 Warisan Puteri is connected by a network of highways such as the Putrajaya-Cyberjaya Expressway and the Maju Expressway (\u201cMEX\u201d). On top of that, an upcoming interchange at ELITE highway will further enhance the connectivity.\n\n\nThe accessibility enable Avista Warisan Puteri connected to various amenities \u2013\u00a0 the Xiamen University situated 1.5 kilometres away and the KLIA Transit Express Rail Link (ERL) located 2 kilometres away.\u00a0 The Kuala Lumpur International Airport (KUA) and Kuala Lumpur International Airport 2 (KLIA 2) are also not far away.\n\n\n\n\nAvista Warisan Puteri home show unit comes with the 11 ft high ceiling at the living and dining rooms, which provides more natural lighting ,ventilation and sense of spaciousness. One of the most noticeable design of Avista Warisan Puteri is the towering 25 ft high family hall which allows the flexibility to utilize the air space to create a mezzanine floor for a study or play area depending on your creativity.\n\n\nFor package wise, currently Avista Warisan Puteri is offered together with IOI Current Promotion \u201cBuy Now Pay Later\u201d enables customers to defer their payment for up to 9 months and this promotion ends on 8 November 2016.\n\n\nFor more info on Avista Warisan Puteri , please visit \nwww.ioiproperties.eom.my/Avista.\n\n\nTo know more details on Warisan Puteri, don\u2019t miss the detailed township review of Warisan Puteri by PROPCAFE \u2013 go to \nhttps://propcafe.net/warisan-puteri/\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-news-hampton-damansara-country-height-damansara-by-mayland/", "title": "PROPCAFE Property News : Hampton Damansara @ Country Height Damansara By Mayland", "body": "\n\n\n\nPROPCAFE visited Hampton Damansara sales office yesterday. Hampton Damansara? Not many discuss about it as many do not know where is it! Some say it is too exclusive as the location of Country Height Damansara is not for everyone, and in fact it is not for every rich man. It is once called for Uber Rich. Now, It is good to see that great location no longer only for \n#\nUber\n Rich, now we have \n#\ngrab\n rich, \n !\n\n\n\n\n\n\nThis project Hampton Damansara (the only highrise service apartment) here give investors and buyers a chance to own a piece of it especially to those love forest and exclusive location (some say more private).\n\n\nOne of the PROPCAFE founders now only buy properties at both sides of LDP, and once he said \n\u201cit won\u2019t go very wrong if you stick with it and pick the value buys along this route\u201d\n.\u00a0 \n PROPCAFE may do a review soon on this project, stay tuned and subsribe to us to be the first one to get the review.\n\n\nHere we give you some key information for your reference.\n\n\n\n\nHampton Damansara By Mayland\n\n\n\n\nFreehold, 3.2 Acres, 2 Blocks, Total 700 units (hearsay, half of it i.e. one block will be used for service suites managed by hospitality company)\n\n\nBedroom: 2+1 (915/924sf); 3+1 (1351sf); 4+1 (Dual Key limited units)\n\n\nFacing: Forest of Country Heights Damansara or LDP Highway\n\n\nPetaling Jaya area (but KL Address :))\n\n\nFacilities: Too many to say but key highlight \u2013 In-Door Golf & Aqua Gym\n\n\nWhat can you expect on common area? Mayland usual GRAND LOBBY and GOLD/POSH setup in common area.\n\n\nWhat is in the unit? Emm..in fact \u201cA little bit too much\u201d! Kitchen Cabinet with Hood & Hob & Built-in Oven, Fridge, Washer/Dryer, Bathroom with nice stand alone Bathtub, Plaster Ceilling (ceilling height 10.5ft), Aircond (all rooms and living), Wardrobe for MBR and Water Heater Boiler.What?!! You will not see it often in other development nowadays\n\n\nWaiver for SPA and Loan Legal Loan fees\n\n\n1 Car park for small sized unit and 2 car park for bigger sized unit.\n\n\n\n\nSeriously, this location is superb as it is rather exclusive (close to all amenities yet not too near to it). It is right besides the toll plaza of LDP (opps noise but besides toll, it should be less than the properties besides straight road where cars are running!). There is another plot of land besides this Hampton Damansara which toward Harmoni SPK is planned for landed/lownhouses from the same developer. Current access need a bit of \u201cexploration\u201d but a new hospital is WIP besides the Empire City project, expected upgrade on the infrastructure to serve it. Empire City also has new accesses in their plan (well, the project is moving like snail at the moment. But we are talking about 3-4 yeas time. So, let\u2019s see). If the mall CAN complete in the next few years then this Hampton Damansara will be the Gem and is the big boy which separate from the rest of empire city series (apartments/studio-office suites). Worth to take a look.\n\n\nPhoto Snap at the opposite road from the LDP to the Country Height Damansara which will be the site for Hampton Damansara.\n\n\n\n\nForest Living at PJ (but KL address!) \u2013 Freehold \u201cUber Rich Address\u201d Country Heights!\n\n\n\n\nEnjoy and share your view and comments later under this post after your visit there!\n\n\nStay tuned with us by following our \nfb\n or subscribe to our blog to be the first one to receive the first hand news from us. Thank you and happy Hunting.\n\n\n\n\n\n\nShow gallery address: 8trium, Level 3, Sri Damansara (same building with Court Mammoth/Decathlon)\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-peek-casa-green-bukit-jalil-by-amber-homes/", "title": "PROPCAFE\u2122 Peek : Casa Green Bukit Jalil by Amber Homes", "body": "\n\nBackground\n\n\n\n\nCasa Green at Bukit Jalil was a small boutique development launched in 2015 by Amber Homes \u2013 a developer based in Cheras.\n\n\nClick \nhere\n if you want to read our previous review on Casa Green Bukit Jalil.\n\n\nPROPCAFE\u2122 knows very little about Amber Homes and their actual products prior 2015 but started to catch our attention when their project of Casa Green Bukit Jalil did gain some fame for them. Casa Green Bukit Jalil (total units of 980) was sold out within a very short period including their RUMAHWIP was not spared.\n\n\n\n\nThe scene of BBB (Buy Buy Buy) at Amber Homes sales gallery in 2015 still vivid until today. Amber Homes said the sales was beyond their expectation; overseeing the crowd swamping into the sales gallery surrounding the scaled model.\n\n\n\u201cThey bought Casa Green Bukit Jalil as if like buying vegetable in the market\u201d according to the developer.\n\n\nToday while still living in their past glorious moment, the developer has been asking me the same question whether did they sell below market price back then?\n\n\n\u201cThose were the days and I think it was a \nfair\n price\u201d with a big grin \n on my face I answered.\n\n\nThe truth is PROPCAFE hardly commend developer for selling \u201cunder-priced\u201d. In our opinion, \nfair rice\n would be a sufficient answer \u2013 in a humble way. \ud83d\ude1b\n\n\nThe Blind Date \u2013 Anxiety & Curiosity\n\n\n\n\nPhoto Courtesy Of www.chatelaine.com\n\n\nAlthough Casa Green Bukit Jalil was a new milestone for Amber Homes but the fact is we know as little as you know about them. There was no show unit for Casa Green Bukit Jalil, not much of information available from the Google search and not that many past projects available where we can actually do a cross referencing at least to our standard.\n\n\nCasa Green Bukit Jalil was sold out merely based on few big posters hanging on the wall, few pages of A4 sized brochures, scaled model and of course the sales and marketing pitching talk. If I were the first-time home buyer, I might be getting a bit nervous. As the time is approaching nearer to the date of Vacant Possession, most often the feeling of anxiety and curiosity on the end product will grow much especially for the first-time home buyer.\n\n\n\u00a0\n\n\nCasa Green Bukit Jalil Panorama Facility Level\n\n\nThe closest analogy and feeling where I can relate to this perhaps will be something like a blind date where all and everything you know is just from a photo (where mostly likely the version of photo that you had seen was after being edited \u201cprofessionally\u201d). \ud83d\ude1b\n\n\nOn the actual day of your date (the day you receive your keys and seeing your new house for the first time), you will only see your date in actual for the first time and most if not the first thing you would want to verify is the person sitting in front of you whether look exactly the same as in the photo which you are holding in your hand. And this is what this article is all about \u2013 \nExpectation Vs Reality\n\n\n\n\nExpectation Vs Reality\n\n\nPhoto Courtesy of freepik.com\n\n\nMost of the time, we will be disappointed \ud83d\ude00 . We tend to have higher expectation due to the influence of the fancy marketing materials or the sweet talk from the sales person. If you want to avoid disappointment, please do more research and home work prior signing off on the dotted line that require your life time commitment. Lack of knowledge and due diligence will not only limit yourself exposed to higher risk but also the worst-case scenario which is being scammed.\n\n\nFor those who want to be safer, you might want to consider another option where to buy ready completed products from the Build-To-Sell scheme projects or sub-sales secondary market. Then again it comes with different kind of surprises \u2013 The limitation of preferred choice, higher cost of purchasing and the selling price not definitely but more likely to be higher as compared to initial launching price.\n\n\nFilling the Gap\n\n\n\n\n\u00a0\n\n\nGenerally, a typical customer experience of a property buying journey is divided into 12 stages and normally will begin their journey with\n\n\n1. Self-Evaluation & Planning -> \n2. Information and Data Research\n -> \n3. Property Analysis\n -> 4. Decision Making -> 5. Payment Execution -> 6. Vacant Possession/Keys collection -> 7. Defects Inspection -> 8. Rectification -> 9. Shopping & Renovation -> 10. Fine Detailing -> 11. Monitoring & Observation -> 12. Maintaining\n.\n\n\nFrom what we noticed here is, there is a huge gap within \u2013\n\n\nStage 2 \u2013 Information and Data Research\n where normally people tends to get stuck here due to difficulty in harvesting information and lack of information available to the public especially property related as compared to other consumer class which is more popular like car, electronic gadget, fashion, food and traveling. It can be quite frustrating when we cannot reach deeply for information related to property especially on the final actual products itself.\n\n\nThere are few major property portals in Malaysia keeping us updated on the latest news or information related to property but most, if not all, of the information is touching the surface where we personally think it is inadequate. These portals are often being perceived as an online platform for Buy, Sell and Rent and not as main source of detail information for new or existing development.\n\n\nWater Feature\n\n\nStage \n3 \u2013 Property Analysis\n where people will be having quite a struggle due to lack of experience, knowledge and resources before reaching to the next stage which is yet another kind of different challenges to them. This is where PROPCAFE\u2122 playing our part to fill in the gap by sharing our PROPCAFE\u2122 Review.\n\n\n\n\nWe hope that one day PROPCAFE\u2122 will be able to fill in this gap as much as possible to make the experience of property buying journey becomes more enjoyable, pleasant and convenient by sharing our reviews regardless of upcoming new projects or actual completed products.\n\n\n\n\nAs for now, we hope this article will be able to fill the small gap between for those who are keen to know more about \nCasa Green Bukit Jalil\n as well as about the developer \u2013 \nAmber Homes\n .\n\n\nSneak Peek \u2013 Warning! It is a \u00be Cooked\n\n\nCasa Green Bukit Jalil Covered Walkway (Glass Roof)\n\n\nIn this article, we will share with you on the actual product of Casa Green Bukit Jalil itself although is still \u00be cooked. We managed to sneak in for a close-up site visit of this project which is still under construction. Please do not expect that this article will be similar to our \u201cPROPCAFE\u2122 360 Degree View\u201d type of review where we usually cover only when it is fully completed for hand over.\n\n\nCasa Green Bukit Jalil is supposed due to be handed over around in \nMay 2019\n but based on our last visit on 18\nth\n April and if there is no unforeseen circumstances; it should be ready somewhere in \n3Q 2018 \nwith Amber Homes proven track of records where their projects usually will be delivered earlier than expected.\n\n\nCasa Green Bukit Jalil Jacuzzi\n\n\nThere are few reasons why we do a sneak peak on this project now even it is not yet completed for hand over. Firstly, we know that there are some Casa Green Bukit Jalils\u2019 buyers very eager to know and can\u2019t wait until end of the year to see their baby.\n\n\nSecondly is because we have received a strong request from our readers for a PROPCAFE Review on Amber Homes latest development.\u00a0 After waited for 3 years since the launched of Casa Green Bukit Jalil in 2015, Amber Homes had finally launched their new transit-oriented development (TODe) with direct linked to MRT Station Taman Connaught SBK26 at Cheras \u2013\n Aster Residence\n.\n\n\n\n\nYes, we hear you and before we jumping straight to the review of Aster Residence perhaps we hope this article will give you all some insights of the developer by using their latest current ongoing project Casa Green Bukit Jalil as a reference. This might not be the best but it should give you some pointers on their Aster Residence Cheras which is a different class from Casa Green Bukit Jalil.\n\n\nCommon Area\n\n\nThe Access \u2013 Jalan Jalil Perwira 2\n\n\nThe access to Casa Green Bukit Jalil from Jalan Jalil Perwira 2\n\n\nJalan Jalil Perwira 2 \u2013 Left is the Z-Residence by Trinity and on the right is Sekolah Jenis Kebangsaan (Tamil) Ladang Bukit Jalil\n\n\n\n\nThe access road to guard-house and drop-off area in front of Casa Green Bukit Jalil. You can see that developer is planting trees on the pavement to curtain off the view of the light industrial lots.\n\n\nEntrance Statement & Drop off Area\n\n\nCasa Green Bukit Jalil Drop Off Area\n\n\nFa\u00e7ade\n\n\n \n \n \n \n \n \n \n \n \n Casa Green Bukit Jalil Facade Block A \n \n \n \n \n \n \n \n \n \n \n \n Casa Green Bukit Jalil Block A Facade Inside \n \n \n \n \n \n \n \n \n \n \n \n Casa Green Bukit Jalil Facade Block B \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Casa Green Bukit Jalil Block B Facade Outside \n \n \n \n \n \n \n \n \n \n \n \n Casa Green Bukit Jalil Block B Facade Inside \n \n \n \n \n \n \n \n \n \n \n \n Casa Green Bukit Jalil Facade Block C \n \n \n \n \n \n \n \n \n \n \n \n Casa Green Bukit Jalil Block C Facade Inside \n \n \n \n \n \n \n\n\nOverall the fa\u00e7ade does not seem deviate much from the scaled model. It is not the best but it is reasonable for its price range and acceptable for its class of development. We think the colour scheme could be better.\n\n\nCar Park\n\n\nCasa Green Bukit Jalil Car Park Column Distance (Centre to Centre)\n\n\nWe are surprised on the distance of the support column to the next column is spanned quite a distance (\n9600mm from centre to centre\n of the columns where the car park lot size is W2400mm x L4800mm) away from each other. It is good news to those owners who own the car park lot which located beside the beams as compared to the in the middle.\n\n\nFrom the photo, you can see how generous the space is given from the beam to the car (\napproximately 750-800mm\n)where you can fully open the car door without hitting the column. It will be a great advantage when some time if you want to load bulky items where require your car door to be fully opened and not to mention that making parking easier for someone like me who is clumsy and not good in parking. \n\n\nIt is not a must or anything which is crucial but it is good when the developer is being generous. There are just some developers willing to make the distance from column to column as close as possible to have more parking.\n\n\nFacilities \u2013 Level 8\n\n\nCasa Green Bukit Jalil Infinity Swimming Pool\n\n\nThe moment you enter the facility on the level 8, you will see a lot of water elements as per the scale model where almost occupying 50% of the total floor area. It is not really a big area so you see everything with one glance and you definitely won\u2019t miss the 17m x 50m outdoor Olympic full-length infinity swimming pool.\n\n\nWe could not manage to see the 4000sf indoor gymnasium due to it is still in progress. The facilities\u00a0 are not state of the art but we believe are sufficient for the residents and practical for day-to-day use. At this point of reading, most probably you might had forgotten the price tag for this development and we will remind you again of that later.\n\n\nThis slideshow requires JavaScript.\n\n\nThe view from the facility floor of Kesas Highway is quite nice if you don\u2019t mind the noise.\n\n\nCasa Green Bukit Jalil View of Kesas Highway From Level 8\n\n\n\u00a0\n\n\nThe Inside\n\n\nCasa Green Bukit Jalil Type D Living Hall 01\n\n\nThe Yard\n\n\nThis slideshow requires JavaScript.\n\n\nThe first thing that amazed us was the yard area. It has been some time that we have not seen such a large yard area (for Type B, C and D with 2\u00d71 tiles on the floor except Type A) given the price tag of this property. When we are talking about the real cooking here, the dry kitchen alone itself normally is not enough for the Asian way of cooking. That is why that many of us will look at the opportunity to add on a wet kitchen at the yard area if possible.\n\n\nThe yard can be easily converted into a nice and proper wet kitchen area given with such a generous space. We will leave the final design of the kitchen to you. You might want to refer to our \nrenovation tips\n before you start the real work. \ud83d\ude09\n\n\nQuality, Fittings & Finishing\n\n\nCasa Green Bukit Jalil Type A Master Bedroom\n\n\nAll bedrooms come with laminated wooden flooring while the living hall, dining and kitchen area comes with \n2\u00d72 mirror polished /high gloss porcelain tiles\n (except type A). I can\u2019t comment much on the quality of the workmanship but with a quick glance, it is not perfect but it seems fine with me with some minor defects and probably because I had seen the worst in my life.\u00a0 For quality of workmanship, you really can\u2019t tell in one day or two, you need to live there for a period of time to monitor on it.\n\n\nCasa Green Bukit Jalil Type D Master Bedroom Window\n\n\nOne of the thing which I like most is the large window panels and the sliding glass door. Amber Homes really max out the window glass panel area as much as possible including the window at the toilet area and kitchen. All master bedroom\u2019s window ( and Type D Bedroom 1)\u00a0 come with a \n3-piece glass panels window\n while the rest of the bedrooms come with a \nminimum of 2-piece panels glass window\n.\n\n\nCasa Green Bukit Jalil Type D Bathroom 1\n\n\nAlthough it is good to have a large window and large sliding glass door to maximize the natural lighting in to your unit but you need to face other issues such as cleaning, and the increase cost of curtain blinds and grill due to larger area.\n\n\nCasa Green Bukit Jalil Door Architrave\n\n\nThe other small tiny little thing which I noticed was all the doorway frame come with architrave ( except Type A) which is uncommon today for property priced at this range due to cost saving. Architrave is mainly for cosmetic purpose.\n\n\nArchitrave \n\n\nnoun\n\n\n1. (in classical architecture) a main beam resting across the tops of columns, specifically the lower third entablature.\n\n\n2. The moulded frame round a doorway or window.\n\n\n2.1 A moulding round the exterior of an arch.\n\n\nArchitrave is the decorative timber moulding fitted around the casings of internally \ndoors\n, windows, and loft hatches \u2013 the purpose of \narchitrave\n is to hide the joint between the wall/ceiling and the timber casings. It also hides any subsequent shrinkage and movement between the two.\n\n\nComfort and Connected\n\n\nCasa Green Bukit Jalil Type D Room Corridor\n\n\nAll bedrooms including the living hall comes with \npre-installed air conditioner\n units (except Type A). You can save a lot of time and hassle on this. In addition, all units come with \nbroadband ready\n which is becoming a norm and basic requirement for any new development today.\n\n\nWe will leave the photos to do the talking from here. Enjoy!\n\n\nThe Actual Unit Gallery\n\n\nType D 1003.49 sf \u2013 3 Rooms + 3 Baths\n\n\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nType B 1003.49 sf \u2013 3 Rooms + 3 Baths\n\n\n\n\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nType A 825.16 sf \u2013 3 Rooms + 2 Baths (RUMAWIP*)\n\n\n\n\n*Without Balcony & Air Conditioner Units.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nThere\u2019s Always Room For Improvement \n\n\n\n\nPhoto Credit to http://www.santabanta.com\n\n\n\u00a0\n\n\nA person who never makes a mistake never tried anything new \u2013 Albert Einstein\n\n\nThere are few area where we think can be further improved and some can be easily done. First of all, we noticed the absence of door stoppers in all units. Owners might want to consider to install it by themselves to prevent the door knob from further damaging their wall. You never know if someone as strong as the Hulk might cause a hole in your pocket!\n\n\nFrom our observation, the overall development seems like lack of landscaping and green feature. \u00a0We doubt there is much area for the green by looking at the design and the size of the development but it would be quite unfair to comment about this now since it is yet to be completed. Shall we revisit it again after completion?\n\n\nThis slideshow requires JavaScript.\n\n\nThe Block A RUMAWIP\u2019s corridor with cement flooring and only partially tiled in front of the unit entrance is rather a bit unaesthetic but we think it is compensated with better fitting and finishing of the unit given that the price of the RUMAWIP Type A 825.16sf comes with 3 rooms + 2 bathrooms is about RM300,000 nett . Although we had visited many completed projects but for Casa Green Bukit Jalil RUMAWIP is our first time under RUMAWIP development so we can\u2019t really have much references for comparison in the category of RUMAWIP. Nevertheless, if you were given a choice, which would you choose \u2013 a pleasant corridor or a better built, fitting and finishing home? Inside or Outside?\n\n\n*Updated \u2013 27th June 2016\n\n\nBlock A RUMAWIP\u2019s corridor comes with fully tiled. The photo taken during our previous visit should be WIP. \ud83d\ude09\n\n\nCasa Green Bukit Jalil Block A RUMAWIP Corridor with fully tiled \u2013 Photo taken 26th June 2018\n\n\nTime For Curtain Down\u2026\n\n\n\n\n\u00a0\n\n\nQuality\n\n\nAmber Homes might not have a big database or famous developer like other big boys in Malaysia nor their projects are known to many people but that does not mean their product, quality and customer service are any inferior to other major developers.\n\n\nFrom a one-day site visit, the actual product seems does not deviate much from the scaled model or their marketing material. Amber Homes has delivered as what they had committed on the paper so far.\n\n\nFor quality wise in term of defects like water leakage or other structural defect, we cannot give much comment on it because usually this kind of quality issue will only surface after a period of time when owner starts living in the unit. If there is any major issue or defects, we hope Casa Green Bukit Jalil\u2019s owner willing to share their defects with our readers here in the future by commenting below here.\n\n\n\u00a0\n\n\nPricing\n\n\nAt this juncture of reading, some of you probably might have forgotten the price tag of Casa Green Bukit Jalil. We would like to refresh the readers again that the product we are seeing here today which is located at Bukit Jalil \nwas\n priced at \nRM300,000 nett or ~RM364 psf for Type A 825.16 sf\n (which fall under RUMAWIP category) and \nRM440,000+ to RM460,000+ or ~RM460 psf for Type B 1003.49 sf and Type C 1003.20 sf\n which comes with 3 Bedrooms, 3 Bathrooms and 4 air conditioner units.\n\n\n\u00a0\n\n\nDeveloper\n\n\n\n\nAs a summary from what we gathered here using Casa Green Bukit Jalil as our reference, Amber Homes is those developers who strongly believe in building a \npractical home\n and not just a house. Amber Homes would rather invest more on \npracticality, comfortability, safety and product quality as their main priority\n and putting the \naesthetic requirement as secondary\n for the given budget to work around. When come to marketing, high chances it will be the last thing which the developer will really fancy at.\n\n\nCasa Green Bukit Jalil Panorama Facility Level Photo 2\n\n\nIn addition, aesthetic elements usually are fragile, costly and require high maintenance which come with a price. In our opinion, at the very beginning Casa Green Bukit Jalil was not meant for this market segment of home buyers who are seeking for \u201c\naesthexotic\u201d\n (aesthetic + exotic) development. We think that explain a lot on most of the developments by Amber Homes until today are those non-fancy type of development but rather just an ordinary and practical from inside to outside.\n\n\nAll in all, we think the actual product of Casa Green Bukit Jalil is quite worthwhile product given its location and selling price.\n\n\nCongratulations to all the owners of Casa Green Bukit Jalil\n\n\n\n\nWhat\u2019s next?\n\n\nAster Residence Cheras Site to MRT Taman Connaught\n\n\nWe hope that this review able to give you some insights of the developer and their final products but please bear in mind, our advise is that this can only be used as a reference and should\u2019t be set as the benchmark for future development.\n\n\nAster Residence Site\n\n\nNow the big question is what about Aster Residence Cheras? For those who want to know what we think and don\u2019t want to miss our review on Aster Residence, subscribe to our blog by email or follow us on our \nfacebook\n or \nInstagram\n. We will share our review on Aster Residence soon after the general election \ud83d\ude09\n\n\nAs for now, stay tuned and relax. Thank you! \ud83d\ude42\n\n\n-The Intern-\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-peek-the-riyang-happy-garden-by-suntrack/", "title": "PROPCAFE\u2122 Peek: The Riyang @ Happy Garden By Suntrack", "body": "\n\nHappy Garden, Happy Days\n\n\nHappy Garden always comes close to my heart due to my crazy nine months stay at Pearl Point condominium at Old Klang Road as a student more than 20 years ago. Strolling around OUG, Happy Gardens, and Kuchai Lama from afternoon till late night were my usual activities. It was unproductive but it definitely goes into my once in a life time fond memories. Well, after so many years, Old Klang Road has been massively upgraded where residential and commercial buildings were mushroomed everywhere in this part of Kuala Lumpur, and of course it includes Happy Garden. PROPCAFE here to review one of the latest launches \u2013 \nThe Riyang by Suntrack\n.\n\n\nInstead of building more affordable and high density small pad for Gen Y and millennials, The Riyang is designed for family orientated owners who appreciate space and practical home. After Gembira Residen\u2019s success here, The Riyang provides a fresher and newer property as a choice for Happy Garden fans and residents to own or upgrade.\n\n\nWhile PROPCAFE searching for the information regarding The Riyang online, we bumped into The Riyang thread in Lowyat property forum and realised that we do not need to do much works as the answers by the developer in the forum are so detail that it has more or less covered all the important information. It is great to see the engagement of developer with potential customers or property enthusiast in the forum. PROPCAFE, therefore, decided to put up this PROPCAFE Peek to include all the valuable inputs from the forum so that interested parties do not need to keep scrolling up and down the thread. Instead, everyone can just get a quick glance here with a clean-up version. This is the first time PROPCAFE doing this because we cannot help but want to \u201cpreserve\u201d these good information from developer which is very helpful to all property enthusiast. PROPCAFE founders have contributed a lot in the old property forum like myrealestate, unfortunately all information were gone by now after it closed down, so we will make sure it won\u2019t happen again for The Riyang. Of course, being PROPCAFE, we won\u2019t be stingy to share our view too on this project.\n\n\nNote: Quote-Unquote \u201c \u201c with Italic = Developer\u2019s responses in forum\n\n\nDeveloper \u2013 Who and Track Record?\n\n\nSuntrack has proven that they are responsible boutique developer over years. The management team is very hands-on in their projects and always communicate with potential buyers. In many occasions, they even amended their plan to fix the valid concerns raised by potential buyers. The down to earth young boss showed so much energy to discuss and address issues raised from customers also proved that they certainly value customers a lot which unfortunately rare nowadays. PROPCAFE visited countless properties and sales offices and many times, we saw the bosses came with bodyguards or escorted by the management personnel to tour the sales office with journalists. The buyers just like the spectators there to watch the government VIP show. We thought, aren\u2019t they supposed to greet the customers? Opps, sorry, I couldn\u2019t help but thought about my previous experiences. Back to developer profile, previous project by Suntrack like Summer Glades, Cyberjaya and the Hub, Bangi were well executed on time with with QLASSIC (CIDB construction built quality certification) accreditation scoring more that 70 marks. \n\u201cSuntrack\u2019s Head of Project Management department is also a qualified QLASSIC assessor herself and she has been driving our ISO9001 and 5S with much passion\u201d\n. Their responses to its defects were very commendable too according to the few buyers that we know of. Hopefully, PROPCAFE would have a chance to visit their soon-to-be VPed project called Kanvas in Cyberjaya in near future so that we can share it with our followers again. Five words: Friendly, reliable, and responsible developer!\n\n\nConcept of The Riyang\n\n\nPROPCAFE: Family Home, Space, Comfort, Big Balcony, Convenience, Two Generation Home in Matured Township. It is a freehold 35 storey property that comes with 212 family friendly units with only 8 unit per floor. Yes, 212 units. Sound rare in the market nowadays.\n\n\nTwo years ago, all property enthusiast and own-stayers screamed about the unaffordable price of properties. However, with government initiatives and pending demand from market, developers have taken up the responsibilities to offer many development with RM300k to RM400k range of properties last two years. However, there is no perfect world as it also means that projects are now tends to be high density together with some cost saving features e.g. less lifts, less common area, less carpark lots, less landscape and etc. Less x 3. Do not get us wrong, PROPCAFE loves affordable properties which allow more Malaysian own their HOME, but PROPCAFE certainly not encourage the speculation or heavy investment in this segment. Many times, we saw investors rushed to BBB these projects. It is not difficult to understand it by just think about the problem of Millennium Bridge in London when it first built. When there are too many people having the same steps and directions, then you will see the issue. The Riyang, somehow, provides some fresh air to the market by offering the rare product for buyers especially own-stayers. Let\u2019s admit it, it is not investable for short to medium term basis as the rental yield and absolute price may not work in favour for Riyang based on the affordability of rental and income level in current cycle, however, it is certainly a property that you will consider for ownstay if you like this matured location. It is not just merely offering big space to owners but The Riyang has put many elements into this project to live up their slogan \u201cLuxurious spaces, BEAUTIFUL MOMENTS\u201d for happy families.\n\n\n\u201cRia + Sayang = Riyang\u201d\n\n\nThe Riyang, other tower includes an affordable housing called Selesa Apartment. Selesa Apartment, 91 units, is a Rumawip Scheme for first time house buyers which will be built concurrently with The Riyang. By looking at the scaled model, it does look good and neat. Definitely one of the nicest affordable RUMAWIP that we have seen. See photo below. It attached with the Riyang\u2019s car park and has a different entrance (straight ground level of car park area) which indicated below.\n\n\n\n\nLocation \u2013 Convenience vs. Congestion\n\n\nMatured \u2013 You just need to look at the map below. How many more empty lands available? Would you buy a property that give you a desert view? Long term play, maybe J. For ownstay purpose in few year time, No Way Jose! Ok, it could be just me and I believe there are more factors and views from other property owners to call it as Home at \u201cSib Beh Far\u201d place. So, no offend, ya.\n\n\n\n\n\u201cAs for congestion, let me start by saying that Happy Garden is within the 10km radius from KLCC. A city does not reduce congestion by reducing development. A city should embrace congestion and improve public transport to welcome development.\u201d \n\n\n\u201cHappy Garden, in general, is still very low in density when considering the many landed houses and low density apartment (like the 8 storey Gembira Park). I don\u2019t deny the congestion in the internal roads. However, immediately after the traffic light under the bridge, we are connected to NPE, MEX, BESRAYA, SMART and Seremban Highway. Construction is now underway to build a direct flyover to ease traffic at the same bridge junction. Under the local plan, Jalan Gembira is earmarked to connect across the MEX into Sungai Besi town.\u201d\n\n\n\u201cThe entire Kuala Lumpur did not have proper town planning at the beginning. As the city grow, plans were then put in place. So we now have highways and MRT etc. A new MRT station will be build besides Ajinomoto site which will be one stop away from Bandar Malaysia and the high speed rail stop.\u201d \n\n\nIn short, to reduce the pain, take a ride of MRT. The station mentioned above is\u00a0 just about 1.2km away which scheduled to be ready in two years after the completion of The Riyang. Walk or drive, your call!\n\n\nSurrounding of The Riyang \n\n\n\u201cThe Riyang is situated in a very old and mature part of Happy Garden. The apartments beside are old but they are quite well kept. Their residents are mostly local folks who have stayed there for generations. As for the temporary shed like the used car, it is a matter of time for the land to be developed and moved away. The car wash right beside The Riyang will be asked to move to make way for road widening.\u201d\n\n\n\n\n\u201cThat area highlighted (red circle) belongs to another old time developer and to our current knowledge, they have no plan to sell or develop that land. When this subject land is developed, Jalan Gembira (Double Carriageway) will continue straight into the subject land and cross over to the road reserve in Taman Salak Selatan (please note a stretch of green belt there), in accordance to the DBKL master plan. A bridge will be required to cross over but we have no current information on how that bridge will link with the MEX highway (as the Master Plan did not show that information).\n\n\nThe current traffic congestion in Kuchai Lama is largely caused by the upgrading construction works for flyover from Besraya Highway (Jalan Kuchai Lama) into NPE. Once that is completed, the traffic should be better.\u201d\n\n\n\n\n\n\n\n\nSite Photo\n\n\n\n\nAmenities\n\n\nYou don\u2019t need to be Map Guru to endorse this part of KL City. Old Klang Road, OUG, Happy Gardens, and Kuchai Lama as it comes with all amenities and accessible by many highways and exit roads (see below):\n\n\n\n\nIt sandwiched by existing shops, buildings and residential properties. \n\u201cYes, the project is surrounded by existing matured neighbourhood. Advantage is the convenient amenities around the corner like dentist, supermarket, food, tuition centre, and etc.\u201d\n\n\nSometimes, we have too much information on amenities. As a family person and property enthusiast, I basically looks at only few when comes to own use property: (1) Right school for my kids, short and long term; (2) Eateries and good size mall (both community mall and regional mall) for leisure. (3) Lake and Park; (4) Easy accessible to major highways; (5) MRT and LRT (sorry I am not KTM person and the experience was rather bad!). I would say, other than (3), The Riyang ticks all. So now we can go deeper to find out more before we see whether it is a Yes for ownstay.\n\n\nOrientation and View \u2013 View Obstruction?\n\n\nSouth View\n\n\n\n\nNorth View (See the photo in section above \u2013 Surrounding of The Riyang)\n\n\n\u201cOn the western facing facade of The Riyang condominium, level 5 and 6 are same level with the level 8 and roof of neighbour Gembira Park Apartment. Based on the roof level, Gembira Park is 9-storey. Ground floor to Selesa is 2-storey below the ground floor of Gembira Park. So at 12 storey, The Riyang is one floor above the roof of Gembira Park. The northern facing units are also blocked by Sri Desa Condo at level 5,6 and 7. However, it has a nice swimming pool view.\u201d\n\n\nBased on our site visit, the neighbour Gembira Park apartments look acceptable unlike many rundown apartments in Klang Valley (See below).\n\n\n\n\nThe units with Good View? How about KLCC North View?\n\n\n\u201cThe Sri Desa block directly beside our northern boundary is 12 storey tall (including the roof). You can count the building height from our aerial image. The floor level of our LG2 is 1 floor below the ground floor of Sri Desa. For us to match the roof top of Sri Desa, it will be approximately 13 storey of equivalent height for Riyang. That will be LG2, LG1, G,,M, 1, 2, 3, 4 (level 4 podium deck is double volume two storey tall) 5, 6, 7, 8. Level 8 and below will be obstructed by Sri Desa for the view BUT they get to enjoy the beautiful swimming pool view. In any case, Level 9 and below has been priced with a deep discount due to the less panoramic views.\n\n\nLevel 12 is not obstructed. One of the advantage of our mature neighbourhood is that our neighbours are \u201cshort\u201d. \u00a0Alternatively, you can visually count the height of sri desa at the physical site and then compare that against our scale model and our approved building plan.\n\n\nWe cannot guarantee you a clear view of the city skyline from any floors of The Riyang. There are other buildings within the 7km between The Riyang and the City. (Just to add on. The current Housing Development Act prohibits us from promising any panoramic views from our project to avoid misrepresentation)\n\n\nIn short, at the riyang, only units at level 5 and 6 at north and west view are obstructed by neighbouring buildings. The rest of the units have very nice view. Our northern and eastern units (on higher floors) has view towards to city. \u201c\n\n\nKey features \n\n\n\u201cTo start off, The building of Riyang is 200 feet away from the road boundary. This \u201c200 feet\u201d is our \u201csignature home coming experience\u201d. We believe that one cannot be simply \u201cdropped off\u201d by the road to go home. Welcome to Riyang, where you will be welcome by a mini forest (heavily planted and comes with tree house), guard house and our green lawn drop off with one sculpture. After the 200 feet, we have an additional 70 feet deep double volume marble lobby with fish pond to further welcome you. All 270 feet to simply tell you, WELCOME HOME!\u201d See below\n\n\n\n\n\n\n\u201cResidents used to living in Terrace House will find that our provision of 5 lifts per floor (8 units) will dramatically cut down waiting time. Hence, one can consider to \u201cmove up\u201d from terrace house to The Riyang Condo and enjoy security and facilities.\u201d\n\n\n\u201cThe wavy and non-uniform balconies give us a unique wavy facade to our Riyang Building that is so beautiful (at least to us! ).\u201d\n\n\n\n\n\u201cOur architect, landscape architect and interior designers, they are all reputable and have delivered award winning projects.\u201d\n\n\n8 units per floor to share 5 lifts!\n\n\n\n\nFacilities\n\n\n\u201cSome customers with young children are so excited to know that we have a shaded playground. Children can play during rain, hot sun and any time of the day. Burn their energy after dinner then go up stair to sleep! \u00a0We also have a play room where parents can donate their old toys. Over time, the play room will have mountains of toys and children from our \u201cvillage\u201d will meet there for so much play time and interaction! That will certainly keep children away from the iPad and computers. For some part of my life, I grew up in a condominium. When i was 8 years old, i was part of a kids club in the condo where we visit each other to play in all the spaces around our condo. Under watchful eyes of the security guard and CCTV, children can play and roam free in a safe environment. The Riyang @ Happy Garden is designed and built for happy families!\u201d\n\n\n\n\n\n\nSky Lounge (below)\n\n\n\n\nLayout Design and Consideration\n\n\nFour bedrooms \u2013 Why?\n\n\n\u201cThere was a lot of contemplation in our design team when we allocated 25% of our units to have 4 bedrooms (plus another one maid room). Some of us felt that families were getting smaller and some felt it may become too large. However, the rest of us felt that the 4th bedroom comes in very handy for extra bedroom, or guest room, or home office / study, game room etc. In fact, one celebrity who bought from us will turn the 4th bedroom into a walk in closet.\u201d\n\n\n\u201cWe made sure that our condo is suitable for family living. That\u2019s why we insisted on maid room with their own toilet (to give everyone their space and privacy). Our dry kitchen and wet kitchen combined is the same, if not larger than average size of terrace house combined kitchen and yard.\u201d\n\n\nWhy window besides the WC but not shower area in master bedroom?\n\n\n\u201cThe position of the windows have many factors. In this case, it was determined by the position of the bathroom door and layout of the WC and basin. The experience in the toilet should remain the same so long we have natural light and air into the bathroom. Our architect also has the opinion that some people take a long time on the WC. Some of them read. So having natural light beside the WC is good for reading. (Sorry for getting so visual ).\u201d\n\n\n\u201cThe shower screen in the shower area is not full height up to ceiling. Moisture from the shower will naturally follow air flow to the window for ventilation, so it won\u2019t affect the bedroom. Our toilets are not excessively large so the window is not that far away from the shower.\u201d\n\n\n\n\nOther layouts please refer to www.theriyang.my\n\n\nHuge Balcony and Small Bedroom Size. Why?\n\n\n\n\n\u201cFor our type C 1477 sqft unit (3 bedroom plus 1 maid room), our balcony size is 120sqft which is about 8% of the total build up area. Our architect and us felt that is a reasonable proportion to our condo unit, otherwise the balcony will be very small. A very narrow balcony over the height of the building is uncomfortable.\n\n\nSecondly, the balcony serves another important design rationale, which is to let our entire dining and living room area have an \u201cuninterrupted space\u201d via the full height sliding door. One must imagine the sliding door being replaced with wall and window, the experience of the space will be somewhat constrained and becomes different. The \u201cuninterrupted space\u201d, in architectural terms, allow us to \u201cborrow the air space\u201d outside the sliding door into the space we spend most of our time. Our customers borrow even more space when they fully open their sliding doors to enjoy the breeze.\n\n\nThirdly, we are blessed by our short neighbours (5 to 10 storey) so we have great unobstructed views all round us especially the KLCC city view for our north and east facing units. So the balcony with glass railings and our sliding doors offers us a great panorama from within our unit.\n\n\nFourthly, the deep balconies serves as sun shading to our units to provide the much needed shade from the sun. In our gallery, for your interest, we can show you hourly sun shading simulation against the sun from sunrise to sunset. At 2pm, the balcony provide near complete shading over all our windows. At 3pm, half the windows are shaded. Sun after 4pm becomes less hot for our condo. All this go a long way for us to achieve our green building certification.\u201d\n\n\n\u201cFor customers who enjoy balconies (for seating and planting), they will enjoy our larger balconies range. It is a beautiful sight to enjoy planting and green just outside your living, dining room and master bedroom (just like landed houses).\u201d \n\n\n\u201cLastly, the units with large balconies are priced cheaper per soft compared to units with small balconies. The price difference between the units with small and large balconies average about RM40k. It could be a reasonable good deal to double the size of your balcony.\u201d\n\n\nHow about units for small balcony lovers?\n\n\n\u201cThe type A (south facing) and B (north facing units), we have generally 6 types of balcony size ranging from various size (their internal layout remain the same). Half our balconies are 109sqft to 162sqft and the other half is 241 sqft to 269 sqft.\u201d\n\n\n\n\n\u201cFor customers like yourselves who prefer smaller balconies, we hope you find our smaller range of balconies (109 to 162) suitable to your requirement. It is a suitable proportion to our houses that ranged from 1604 to 1884 sqft. Do note that our smallest balcony (109sqft) will be too narrow to place 2 chairs and a coffee table. Nothing beats having a cup of coffee in the morning in full view of the city.\u201d\n\n\nBedroom Space\n\n\n\u201cOur room size is proportionate in size for a 3 bedroom plus maid room condo unit. Please bear in mind that our wet kitchen is very functional in size for washing and cooking. We have a maid room with maid toilet (to allow privacy for everyone). Our second bedroom has ensuite bathroom for elder or female occupant.\u201d\n\n\n\u201cIn comparison to layout in other projects, they may have given a lot of space to the bedroom but made the kitchen, living and dining way too small to be functional. (Functional to us means dining room must fit round table. Comfortable space to fit 3 + 2 + 1 sofa set and perhaps shelfs or piano on one wall. Functional wet kitchen to us must fit space for double bowl basin with drainer, full size cooking hob, washing machine and place for drying.). All in all, if anything made our room size smaller, it would be the large living and dining room.\u201d\n\n\n\u201cOur philosophy is that we have designed our condo with families and children in mind. For families with children, a lot of time is spent in the living and dining room. Less time in the bedroom. Having said that, our master bedroom can fit wardrobes, king size bed, 2 bed side table and dressing table/writing table/TV shelf. Additional empty space will be good for baby cot beside the bed. We have come across super large master bedroom in other projects whereby they fit 2 sofa chairs and coffee table, we don\u2019t find sofa chairs and coffee table a necessary luxury in a master bedroom (they may be suitable for much larger condo units above 2500sqft).\u201d\n\n\n\u201cIn any case, in view of the precious feedbacks we have received from yourself and some customers, we have recently made adjustment to our 3+1 bedroom layout for type A. We have made that master bedroom larger and took space away from the living room. Please visit our gallery to see the revised layout to Type A.\u201d\n\n\nAircond Ledge \u2013 Where?\n\n\n\u201cThe aircond compressors are installed just outside bedroom 3. It is set in from the facade line so it is not visible from most angle (from the ground). Please ask our sales person in the gallery if you dont understand what i mean.\n\n\n\nWhere did we find space to put 5 compressors there? Here comes the technology part. We are using inverter multi split compressors. So 2 compressor can power up 5-6 aircond blowers. The multi split is more expensive for us, but we did it so that we dont have compressors in the air well.\n\n\nWe have not finalized our aircond brand selection yet. However, our current approved brands are Daikin, Panasonic, Acson and Mitsubishi.\u201d\n\n\nHow about the Feng Shui?\n\n\n\u201cTechnically according to Feng Shui, Feng Shui is very personal and it dependent on every individual. Feng shui has a lot of do with the location, direction and flow of the mountain and the chi. We have seen feng shui master making claim that certain location has better feng shui than others.\n\n\nTo us, feng shui has a lot of do with being sensible too. Essentially, the space must be bright and well ventilated. A good example is our lift lobby with sun light from both east and west sun, and cross ventilation from both direction. Our condo units have big windows, tall ceiling, squarish space and sensible layout. Our grand entrance with fish pond, mini forest and lawn sets the tone of calmness to welcome you home everyday.\n\n\nOur older neighbouring buildings are all shorter than us, so we have great vista and views from almost all our units. That wavy facade on our building must be great too in receiving and revolving the unobstructed chi energy and wind around our building and into our condo units.\u201d\n\n\nRefuse Room Design\n\n\nNote: Refer the floor plan above. \n\n\n\u201cWe have 2 layers of door. To enter the refuse room from the condo unit, you pass the first door to enter the service lobby and then the second door to enter the refuse room. In any case, the refuse room has exhaust air by suction to remove foul smell. It will be have bins for general waste and recycled waste.\n\n\nMaintenance worker will pull the bin from the refuse room to the service lift in the service lobby. The residents on their normal day to day coming home will not see the worker in the service lobby. Maintenance worker will also lock the lift for their exclusive use and clean up when they are done. Therefore, residents will never see the rubbish bin in the lift.\u201d\n\n\n\n\nDetail and Practicality\n\n\n\u201cWith customer feedback, we modified our cold water routing through the yard and made provision for easy installation of a water filter there to make our condo much more liveable and functional for a long time to come.\u201d\n\n\n\u201cWe have put in so much thoughts into our designs. We have imagined ourselves as a child running around the condo so that we can highlight any spots that may be dangerous for a child. We have imagined ourselves as the maintenance man trying to repair the ceiling of the double volume ceiling in our podium, for that we have put in place concrete slab for working platform. We have imagined ourselves as the rubbish man pulling the wheel bin down the service lift down to LG2 and crossing the driveway to our rubbish compactor, for that we re-orientated the service door and ramp to keep the path as short as possible.\u201d\n\n\n\u201cAll this small details go a long way in keeping maintenance cost down so that residents can put the service charge collected to better use, like residents party in our sky lounge and activities for our children and elderly resident.\u201d\n\n\n\u201cWe have been careful to place our air conditioner compressors facing outwards (yet nicely tucked in and partially hidden). That way, we have no air conditioner compressors in our air well that will send hot air to our kitchens and let other compressor recycle hot air and fail in cooling. A small detail that most other condos did not address.\u201d\n\n\n\u201cOur swimming pool is raised by 450mm as a child safety measure, so that young toddler do not simply fall in. Our raised deck and our elevated gym is accessible for wheel chair ramps.\u201d\n\n\n\u201cThe carpark design comes with \n\n\n\n\n4m wide carpark ramp instead of conventional 3m. \n\n\nOne straight ramp from floor to floor instead of half ramps for every half floor of carpark. \n\n\nShort circular loop instead of long end-to-end loop. \n\n\nNatural light and air for comfort to our carpark. \n\n\nHigh ceiling with minimum and tidy beam layout. \n\n\nExtra wide carparks for those obstructed by large columns beside.\n\n\nZone lighting to save electricity\n\n\n5 lifts for short waiting time\n\n\nRain water tap for occasional carpark cleaning\n\n\nVent block facade for minimum maintenance\n\n\nOKU carpark near the lift lobby \n\n\nRamps to lift lobby for disabled and baby stroller, carefully tucked in fire escape door for pedestrian safety, pedestrian walking lane.\n\n\nThoughtful placement of M&E trunking to avoid driveway\n\n\nCommon toilet beside refuse compactor chamber for maintenance workers\n\n\n\n\nThree Phase electricity is a necessity for air conditioners equipped building. This is to future proof the house so that our residents can enjoy The Riyang condo for much longer. Just like how we provide CAT 6 data point to our TV point, to future proof the future 4k TVs. And our double feed Astro for PVR recording. All these feature are very hard to upgrade by the resident themselves because it depends on the main trunking and infra provided by the developer.\u201d\n\n\nPricing\n\n\nThe price ranges from RM550/sqft. Too complex to illustrate here. Sub 500psf also available if one do not mind the view and low floor. Check out with the developer. Too many variable to explain here.\n\n\n\u00a0\nOther Concerns \n\n\nThe Riyang is linked together with RUMAWIP Selesa Apartment \u2013 Land and Title Concern?\n\n\n\u201cBoth Riyang Condominium and Selesa Apartment will form separate sub-management corporation on the same master title (as provided for in the strata title act). Sub-MC for different phases of development is becoming more common for mixed development consisting of shopping malls, hotel, office with residence. In this case, both Riyang and Selesa are residential development, which should have much less problems.\u201d\n\n\nIs the entrance of The Riyang located at the existing night market?\n\n\n\u201cYes, the entrance is where the monday night pasar malam is. DBKL has informed us that they are in the process of shifting them to another site. The current site is causing too much congestion.\u201d\n\n\nAs the land is shared between The Riyang and Selesa, any issue if the enbloc sales (like Kudalari Condo in KLCC) happen in future? Would be it disadvantage to The Riyang. Question raised by a concerned forummer.\n\n\n\u201cOne must understand the principal behind unit share calculation and weightage of unit share depending on property type (in accordance to the latest Strata Title Act). Under the first schedule of the act, all residential and office are given the weightage for 1 time for the share unit.\n\n\nThe weightage makes no regards to the following:\n\n\n 1. Whether a particular unit has been renovated or improved.\n\n\n 2. Whether the said unit is on high floors with great view OR low floors with no views.\n\n\n 3. Value of the property when purchased or current value (for different phase of the development)\n\n\nIn my opinion, the formula itself is not perfect for all situation. For example, weightage formula for retail is straightforward 2.0 times against 1.0 times for residential. The mall owners must be quite sore too considering that mall value is so much higher than residential value.\n\n\nTo answer your question based on the book, technically the owners of Riyang Condo and owners of Selesa Apartments (rumawip) will be compensated on the same value per unit share. (Unit share is determined based on the area of unit parcel and accessory parcel). Considering that Riyang owners pay more per sqft of their property, the compensation formula is certainly unfair.\n\n\nHowever, not all is lost. For an en-bloc sale to take effect under the current law, 100% of the owners must agree to the sale. Surely, the owners of Riyang will not agree to the same compensation per unit share as the selesa apartment owners. Therefore, value of the Riyang condo and Selesa apartment must be adjusted accordingly to reflect market value in order for the en bloc sale to go through.\u201d\n\n\nWould the land sub-divide between The Riyang and Selesa?\n\n\n\u201cNo, the land will not be subdivided. It will be formed as 2 separate sub-MC sharing on the same land. But, both given separate access, carpark, facilities and sub-MC.\u201d\n\n\nShare entrance of Selesa Apartment?\n\n\n\u201cThe Entrance to Selesa Apartment from Jalan Riang (there is a public road between the 5 storey Happy Garden Apartment). Selesa apartment has their own entrance with their own guardhouse, own carpark, separate facilities. Yes, selesa apartment is closer to Jalan selesa (next to Sri Desa condominium).\u201d\n\n\nCar park bays for Selesa residents are allocated at the ground floor carpark podium which cannot access to other floors.\n\n\n\n\nOld Apartments as\u00a0\nneighbours\n\n\n\u201cThere are advantages though with the old apartment beside us. Firstly, there will be no new construction beside us. Secondly, they are 5 and 8 storey tall so nothing new will be blocking our view. Sometimes, better to see the existing apartment than to be surprised by a new 30 storey tower right beside you.\u201d\n\n\nEnvironment Improvement\n\n\n\u201c1. Other than the Pasar malam to be moved away to other location,\u00a0 we are moving away the carwash next to Gembira Park block C. We will be hacking away the illegal concrete slab. Then we will put in place guard rail barriers and landscape the road reserve with trees and grass. We will repair the drains too.\n\n\n2. We have proposed to Gembira Park Block C chairman to let us repair his damaged fence facing jalan gembira. We even offered to remove one fallen tree in his playground.\n\n\n3. We are gathering objection letter from our resident and condos to request DBKL to evict illegal car workshops (the space is designated as green belt which beside Gembira Park Block C). Once evicted, we will offer to DBKL to landscape the designated green area.\n\n\n4. We will be widening the road bend around Jalan Gembira (next to the used car) to improve traffic. 5. We have removed a lot of loan stickers around our neighbourhood and still removing them when they come back.\n\n\n5. We have cleaned up some fallen tree beside the 5 storey Happy Garden Apartment.\n\n\n6. \u00a0For our last move, we will propose to DBKL for approval to let us construct a bus stop (in front of our entrance) for all to use .\u201d\n\n\nCompetitor\n\n\nThere are many questions on the comparison with nearby competitor \u2013 Le Yuen. Hope the information extracted below help.\n\n\n1.Price \u2013 Le Yuan pricing around RM480-500psf. \n\u201cWe also have units at RM500psf at the lowest floor. With the package and freebies discounted, they are around RM480psft too.\u201d\n\n\n2. Old \u2013 Le Yuen; New \u2013 The Riyang\n\n\n3. \u201cMany owners of Le Yuen bought for investment and probably did not consider some critical points for own stay.\u201d\n\n\n\n\n4. \u201cFor most of the units, bedroom 2 and bedroom 3 window faced inwards into an partially enclosed air well that has poor light. To make things worse, the window would look directly into the next door neighbour\u2019s window. It is tragic to live in a high rise and not be able to enjoy the view and having to keep the curtain drawn all the time.\u201d\n\n\n5. \u201cLe Yuen yard is too small, odd shape and difficult to fit functional space for wet kitchen cabinet. Given our asian culture of wet (messy) and dry (impressive) kitchen, that is a big turn off for families.\u201d\n\n\n6. \u201cLe Yuen has a very nice beach pool. Ok, it is difficult for us to beat that :))\u201d\n\n\n7. \u201cLe Yuen has 670 units to share all the space. That is a large project compared to 212 units in Riyang.\u201d\n\n\n8. \u201cFor units that face east to the highway, they are quite close to the highway. And the jungle right on the east side is future development land so a new 20 storey building can pop up right in front of the living rooms of the units.\u201d\n\n\n9. \u201cLe yuen is ready to move in (we can\u2019t beat that\u00a0 ) our piling is completed and construction has started.\u201d\n\n\n10. \u201cSome units in Le Yuen have no maid room. That is an important requirement for families with young children.\u201d\n\n\n11. \u201cRoof top is exclusive to pent-house owners. (Riyang roof top open for all \ud83d\ude1b )\u201d\n\n\n12. \u201cOur sky lounge (with ID renovation) is a big plus point for families to invite their friends and family over for private gathering with a roof top view. Le yuen\u2019s multipurpose room is bare. Seringin score high on this point with a very nice ID renovation, on the first floor.\u201d\n\n\n13. \u201cThe Riyang playground space is much larger than Le Yuen!\u201d\n\n\n14. \u201cWe pay a lot of attention to design the Riyang for families with children and elderly residents.\u201d\n\n\n\u201cThe Riyang and Le Yuen has their pros and cons, and all subjective depending on your requirement and priorities.\u201d\n\n\nTo be honest, PROPCAFE sees Gembira Residence is the closest competitor, not Le Yuen. Unfortunately, we could not manage to visit Gembira Residence to make a case to spar with The Riyang. \ud83d\ude42 Maybe make it next time!\n\n\nConclusion from PROPCAFE\n\n\nPROPCAFE loves the detail planning & design works from the developers. Matured area is always the preferred choice in term of the selection of property location. This project is clearly target for own-stayers and also people who like convenient and to be near to city. There are not many units for sales and PROPCAFE believe eventually all 212 units will be sold to the proud families. One can expect the pricing in future to be more stable compare to the rest of the investment bound properties. When there is less for sales in the market means higher chance to fetch better price. However, due to the relatively higher absolute price, it needs a push in economy/income growth to support the next pricing level, so it could take time. Since inflationary will not go away in anytime soon, it is safe for own-stay and long term holding. To be honest, life is short and if we throw away all the speculative factors, buying new home is all about to improve the family living lifestyle, which is precious. Follow your heart, buying for own-stay is not complicated at all!\n\n\nHave a great week ahead!\n\n\nThe Riyang website: www.theriyang.my\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-property-insights-sharing-with-kclau/", "title": "PROPCAFE\u2122 Guide : PROPCAFE\u2122 Property Insights Sharing With KCLau", "body": "\n\n\n\nPROPCAFE\u2122 \nhas been kinda of quiet lately\u2026 not because of the property market \ud83d\ude42 because we are brewing something behind the scene! For no reason, suddenly feel like making a weekday \u201cshout out\u201d here!\n\n\nFrom the day PropCafe.Net was founded until today, we had reached more than 1,800,000 page views, with an average more than 1300 page views per days and you know what? Till today PropCafe spent ZERO cents on SEO!\n\n\nWho is PropCafe.Net? What are we made of? We are really crazy and kid you not, we are really property freaks! We believe in our dream and our vision. Unlike others property search portals in the market, we are different. PropCafe is the \u201cmissing link\u201d that what the mass market wants, PropCafe is the filler to the void that has been left empty for so long between property search portal and mass market users; be it investors, developers, real estate agency or most important for those who are looking to rent their temporary \u201cShelter\u201d or to buy their \u201cHome\u201d.\n\n\nYou can call us crazy, you can hate us or you can love us, some even think we are foe and some take us as their friend, regardless what you call us, we will continue our dream. There was always something missing.. even though PropCafe could never fully put our finger on it. Now PropCafe know exactly what was missing.\n\n\nWant to know more about PropCafe? What we do, how we do and where are we heading to? Want to know our honest property insights? Read our interview session with \nKCLau.com\n\n\nAt the same time, PropCafe likes to say thank you to brother\n KC\n for his time and patience \ud83d\ude42 and PropCafe will definitely looking forward to do it again \ud83d\ude09\n\n\n\n\nDo Not Miss This Honest Property Insights With PropCafe\n\n\nWe interviewed some of the members of \nPropCafe\n \u2013 Malaysia Real Estate Property Talk & Review \u2013 From Love Hate Passion to Buy Sell Rent about their passion and what PropCafe has got to offer. Read on and find out their most interesting insights in property scene.\n\n\n\n\n1. Can you briefly introduce about PropCafe and what you guys are set to achieve with the site?\n\n\nPropcafe:\n Founded in 2012 and Comprises of 7 of us, PropCafe founders were brought together by a common interest \u2013 \u201cPassion and Love of Properties\u201d. With the average age of around 38 years old, most of PropCafe founders involved in \nproperty investment\n since 2006 and never stop \nbuying, renting out, or selling properties.Coming from diverse backgrounds, from professional accountant, engineer, banker to retired and matured PhD candidate, the knowledge and analytical view point from us always makes the property investment discussion a very entertaining session.\nPropCafe members accumulated portfolio slightly more than RM100 millions from over 100 properties and currently holding 85 properties which worth estimated RM80 millions\n. The investment portfolio covers Alam Impian, Ampang, Ara Damansara, Bandar Kinrara, Bangsar South, Bukit Jalil, Bukit Ceylon, Cheras, Cyberjaya, Damansara Perdana, Desa Pandan, Desa Parkcity, Eco Park, Kajang, Singapore, KLCC, KL City Centre(-Kampung Baru, Jalan Ipoh), Melawati, Penang, Petaling Jaya, Puchong, Rawang, Sentul, Setia Alam, Sierramas, Singapore, SS2, Sungai Besi, Sungai Long, Sunway Damansara, Tropicana, and TTDI.Out Tagline \u2013\n \u201c From Love, Hate, Passion to Buy, Sell, Rent \u2013 Home is my Family\u201d\n. In long run, PropCafe.net aim to be one of the top property blogger in Malaysia.\n\n\nStay true to be anonymous, we are using coffee nicks in this roundtable.\n\n\n2. We believe most of the people will think that the property in Klang Valley is very high at this moment and is it still worthy to invest in new development property? What are your views about the situation now?\n\n\nBlack Coffee:\n Developers have done their market research and their products targeted to specific market whether mass, upmarket or niche market. It is important to know what your needs and wants and focus on your priorities. As people say, there is no such thing as perfect property and if everything is perfect, normally the price wouldn\u2019t be perfect. For developers that didn\u2019t carry sufficient market study and overestimate the attractiveness of their products, the market will punish them accordingly.\n\n\nCaf\u00e9 Latte :\n From \nPropCafe\u2019s Editors\u2019 outlook and summary of the property market\n, property purchase for the purpose of own use, anytime is a good time to buy a property of your choice, if it is a love at first sight, the property fits your budget and wallet friendly, by all means go ahead with it. For investment, whole other sets of criterias come into play, to know more do follow and subscribe to PropCafe posts.\n\n\nCaffe Corretto:\n More and more affordable properties emerged into market with the size of 1000sf+ and price tag of rm450 to 550psf. Many do not come with restriction on qualification or holding period unlike Pr1ma and Selangorku etc. It is good for late \ninvestors\n who can tap on this market to grow its portfolio. Many claimed that this type product always come with high density but it will be norm in future if you bring forward 5 year time. All developed countries all have gone through this phase.\n\n\nThese properties will work particularly well if near to public transport be it MRT/LRT/KTM/BRT. Market has enough studio or pigeon hole size properties to be absorbed in next 5 years and the psf wise has risen to a very high level, unless the location is superb and very near to KL City Centre, this is the product to avoid to invest in near future (to me).\n\n\n For mid and up market, now is the best time for those have longer horizon investment plan i.e. Ownstay for couple of years but slightly skew with investment mind.\n\n\nA lot of people mentioned also many guru said that you should not use ownstay as a reason to invest. I disagree, with limited resources or credit limit available, for those conservative investors, to trade up or keep current property to let and move to mid or upper market for longer period to realise the profit is not a bad idea since prices are relatively high now. Then why is it good when price is still high at the moment?\n\n\nYou can see the developer in up market segment is either slashing the pricing or launch new properties within the same township with no hike of price from previous launches in last two to three years (search harder and it is not difficult to find in with forum provides a lot new launches update nowadays.\n\n\nIn fact, some even lower with some tweak on its product or slight compromise on it materials. In short, developer will change their strategy in different economic condition, we as an investors need to assess to see what is fit into your strategy too. Don\u2019t stop investing but of course, do it within your mean.\n\n\nSoy Cappuccino :\n This question in fact is nothing new and one of the most popular questions had been asked long time ago . It is one of the most conundrum for the expert and I believe this question will be repeatedly asked again and again be it yesterday, today or tomorrow or ten years later ? .\n\n\nI see 2015 real estate market where more likely buyers would likely adopt a wait-and-see strategy for six to nine months after the implementation of the GST. For all these indicators, I am expecting to see the change in most developers in Malaysia in their marketing and pricing strategy to adopt to the market comfortable digestion level to\n \nintroduce product price range of 400k-600k with smaller unit size to the market.\n\n\nIt will interesting also that I am anticipating the change of property market trend in term of market requirements and paradigm shift of definition of home, where the emerging of new market is getting clearer \u2013 The Gen Y&Z lifestyle product:\n\n\n1. Emphasing more on Lifestyle living with premium elegant address\n\n\n 2. Integrated mixed development will be getting more acceptable\n\n\n 3. The rise of SoHo, SoVo, SoFo , SoXo \u2026\n\n\n 4. New developments of township at outer Klang Valley to keep the price at affordable range (The expansion of Klang Valley\u2019s perimeter).\n\n\nAll In all, I would say 2015 property market is the key year to dictate the market on 2016!\n\n\nFlat white:\n The bull run is truly over now and as investors, we do need to be extra careful with our strategies. We saw prices of similar products either stagnant, marginally more expensive or developers are changing their strategy by offering more inferior and higher density products in order to keep the price \u2018attractive\u2019.\n\n\nWe do continue to purchase but limited to good products on proven and strategic locations, generally the rule of thumbs is not outside of 30kms from the centre of gravity (i.e. KLCC if we have to stress it again). We believe that locationX3 still hold water when compared to far away places like beyond Kajang or beyond Rawang or Klang.\n\n\nOf course any properties launched within the easy walking distance to the new LRT/MRT always draw our attention. The key words are within walking distance, not walkable distance.\n\n\nKopi O Peng:\n While most investors are focusing on new launches, only handful of the investors looking at value buys in the secondary market (be it from sub sales or auction sales), that is due to the fact that developers give incentives/ rebates/ low down payment scheme / GRR for certain projects, to the extent one look stupid if to deny such deals.\n\n\nNotwithstanding the above, I favor secondary market more than primary market. To me, a million ringgit 2 storey link house in Bandar Utama is always a better and safer bet than 2 units of brand new 500k similar products in a new and untested area like in Semenyih, or Sepang.\n\n\nAffogato:\n Yes, I think the price is high \u2013 I believe the market will have to digest all the incoming \u2013 and come to an equilibrium in terms of liquidity as well as demand/supply. We are also seeing more and more lower priced launches, at the expense of space; all small sized units. Nevertheless, there are pockets of launches here/there which are investable; and have potential to bring good returns. Investors are urged to crunch the numbers, and do proper due diligence \u2013 instead of letting the Sales Assistant do it for them.\n\n\n3. Do you have a systematic method to hunt for property that gives high rental yield? Please provide examples. \n\n\nBlack Coffee:\n Whether you are looking for own use or investment, the first thing you should prioritize your needs and wants. Whether location, size, budget, rental, capital gain. From there you can start to hunt your property.\n\n\nCaf\u00e9 Latte:\n Start your research ASAP, start with a target.\n\n\n Do a lot of research in a specific area, list down spends hours to narrow alternatives around the target ,ask of questions, study rental liquidity. We can go on and on, if you find the above interesting, I am sure you will know what do to next.\n\n\nCaffe Corretto:\n Previously PropCafe members assess property, be it rental, new and old properties, with their own strategies and criteria. However, the power of 7 brains has helped us to form a systematic property assessment methodology. Currently this methodology with 7 categories and 50 factors are undergoing the modelling and calibration process.\n\n\nWith big data analytics in mind and using similar financial industry modelling and validation methodology that used by all international and local players, PropCafe hopes to introduce the systematic property assessment tool and property recommendation model to the property own-stayers and investors soon. Stay tuned.\n\n\nSoy Cappuccino:\n Systematic? No. Not any high tech or rocket science. Just if you can get the product at 20% below market valuation and with return of 5% yield is good enough. If you want more then need to work harder for it. Typically will look at location, price, accessibility and product itself.\n\n\nFlat White:\n Proven rental returns over 5% can only be achieved via subsale property with proven rental history. This can be achieved via putting many hours in analysing distress sale and the successful bidding of such sale.\n\n\n Kopi O Peng\n: My investment benchmark is only buy if the property is 30% below market price, and at least with the potential of 6% rental yield. Your next question could be: where to find these kinds of deals?\n\n\nWork with good agents, incentivise the agents who can get you a 30% below market bargain, even they have been already paid by the seller. \nGoogle\n for the 20 most wanted properties in KLV online, and invest in these developments or areas. From the list, pick and focus on the area that you know best and build portfolios on that particular area. Turn around time is vital, make sure you start collecting rental income 3 months after your purchases.\n\n\nAffogato:\n No specific example in my case, as these cases are all unique and there is no common methodology for all different types.\n\n\n4. Since you have published analysis on certain projects, where are the location or area that you think might fetch future appreciation as well as rental returns? Please explain the reasons.\n\n\nBlack Coffee: \nEvery location and project is buyable as long as the buyers feel the project meet their requirement and expectation. Some prefer to buy in mature township or suburb or in city centre or upcoming area. There is no right or wrong location. Otherwise some location will turn out to be ghost town.\n\n\nCaf\u00e9 Latte:\n Not specific areas honestly. There must be some USPs in order to have good future appreciation, if everything is status quo, price will likely to be status quo, aka stagnant.\n\n\nWe value a lot on potential new infrastructures, especially MRT, shopping mall integrated to transportation hub such as MRT. Development that possesses these features will be the next hot spots.\n\n\nDevelopments where resident have the options chose his/her transportation mode, commuting town center work place with ease. Shop with ease just a stroll down the block for groceries errand for the day, a blockbuster movie next 5 minutes from your home, banking amenities at your door step! These are the convenience we believe most people will be looking forward to, living in a residence integrated with bundle of entertainment, transport , recreation amenities is a lifestyle.\n\n\nCaffe Corretto:\n It is a difficult question as everyone has their own preference to buy ownstay house means property investors need to guess where is the subsales buyers want to stay! Investors normally go for safe bet with matured areas. However, with this criteria, normally the price won\u2019t come cheap. So next is to expand the area slightly outbound to search relatively lower priced property.\n\n\nExample, with Puchong prices flied over last few years, investors or ownstayers already started to focus more in the area like Puchong South. Same applies to Semenyih last two years when Kajang landed prices also moved up substantially. Where is the best location next? I would say, if you are not savvy enough to predict where is the demand on subsale market in next few years, then go for the location that you familiar and use the expansion concept to move outbound to see any value buy if nothing is affordable in the prime area of favored location.\n\n\nSoy Cappucinno:\n No specific location. I always believe every location is unique and there always a good buy within the area vice versa there will be bad apples too. The questions is how to identify the bad apples from the basket of apples! It is just that you need to study more in depth which type product is highly in demand now or in the future for that specific area.\n\n\nFlat White:\n High traffic, public transportation able and high concentration of human habitant especially the younger generation. We believe most of these places fall within the original klang valley locales such as petaling jaya, subang, puchong, cheras and kl city areas. Klang, Shah Alam and Kajang are the off shot.\n\n\nKopi O Peng:\n All matured areas with organic population growth. These areas are self-contained and less dependence on the imigrants from outstations or abroad. Locals tends to prefer to stay close to their parents, parents in law, siblings, friends, or closed to their work place. Matured areas are always the safer bets.\n\n\nAffogato:\n Developments that area close to LRT ; but not right next to it. Liquid for own stay \u2013 easy to travel. And liquid for rental market. Proven in current environment. Need to be careful as well, as developers have also priced in this selling point. Location matters, am not convinced with Semenyih, Dengkil nor Rimbayu \u2013 I believe the rental yield will be poor; and price appreciation very slow.\n\n\n5. What differs propCafe.Net to other property sites (in Malaysia)?\n\n\nPropcafe:\n We are a bunch of property investors, who are from different background with different risk appetites; and we are not aligned to any developers.\n\n\nDue to our different background with different risk appetites and we are not aligned to any developers, our review are unique, unbiased and presents our distinct opinion about a real estate development. Our research is in depth and we strongly believe in \n\u201cthe more you share the more you will get back\u201d\n, we go the distance to give the readers great insight without recycle \u2018promotion\u2019 type of reviews provided by developers.\n\n\nWe care we share. Our review are unique, and presents our distinct opinion about a real estate development. Our research is in depth, we go the distance to give the readers great insight. We hope our readers like what we have presented so far, and continue to give support to visit us. PropCafe strive to be largest database of independent \nproperty\n review database in Malaysia .\n\n\nWe are not like just any property portals where most of it just provides a very limited basic info of a project or desktop review kind of information and we don\u2019t really know where those editor/writer background originated from? Blogging nowadays is rather norm for eg food blogging, car blogging, \nholiday\n blogging and the list goes on and you can find quite a number of these kind of bloggers but Blogging of property is rather rare and new in Malaysia property industry as it\u2019s lacking of \u201cwilling to share\u201d community especially property investors because most of them either too busy to devote their time to do like what we are doing (most of the investor will be too busy investing!) or they had become gurus and those knowledge sharing session only can be attained by attending to their talk but not everyone have the flexibility on that.\n\n\nSo PropCafe was thinking to share our analysis and review over the internet for anyone who knows how to use internet to have the access on it. Hopefully one day we will have the largest database of property review database in Malaysia, where anyone can be easily accessed without attending any talk or launching and etc to find out more details. Imagine PropCafe is just like a virtual property project advisor where we using our expertise and experience of property investment to analysis a project from investor or own-stay POV!\n\n\nTo be honest, we spend quite an amount of time to share our thought and analysis here with the public so that the public are well aware of what are they buying into. Our aims are to share our \u201cindependent\u201d analysis based on our experience and knowledge without being \u201ccompromised\u201d in the hope where the next generation are more knowledgeable when coming into buying their first property.\n\n\nNonetheless we still believe the best way to change the society to be wiser when come to property is the through E-Education and there is why we are here and what we are doing now. We hope that we will be an inspiration and an example to the next generation like Gen-Y & Z to continue the spirit and passion of PropCafe, to continue sharing the knowledge with the community for a better knowledgeable and healthier property industry in Malaysia.\n\n\nWe don\u2019t just recycle \u2018promotion\u2019 type of reviews provided by developers\n. We usually review our projects from the angle of purchasers and investors perspective. We provide analytical reviews of both the good and bad points of a project.\n\nIn future, we may venture into tools that enable prospective investors and buyers to source for their properties using the pre-determined parameters and give scores or indicators of their searches.\n\n\nPropCafe never stingy to praise a property if we see the value in it\n. Similarly, we never shy to pinpoint the flaws of the properties. We always believe in sharing but not recommending as you yourself know what you want. Most of time, what you need is some guide and analytical information that we may miss out when you visit sales office. PropCafe is the one which fill this gap. Simple, if you read someone review and all information you can get it from sales office or developer website, then what you read is not property review, that is information provider.\n\n\nPropCafe certainly is not in this category. Well, PropCafe still just an independent property review as of now, but it is going to change in the end of 2015 or early 2016 when our big plan (abovementioned) becomes materialise.\n\n\nGoing forward the blog will evolve and in future, we are venture into systematic property assessment tools that will assist prospective investors and buyers to make decision. We will not make revolution to the property market but the change will certainly make the ownstayers and investors love us!\n\n\nStay tuned!\n\n\n\n\nRead More \nhttp://kclau.com/blogging/propcafe/\n \u2013 See more at: http://kclau.com/blogging/propcafe\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-property-news-ioi-properties-sunway-property-records-higher-profit/", "title": "PROPCAFE Property News : IOI Properties and Sunway Property Records Higher Profit", "body": "\n\n\n\nIOI Properties and Sunway Property records higher profit and revenue for the current quarter ended 30 September 2016 despite the property market gloom in 2016. PROPCAFE received official media release from both major developers Sunway Property and IOI Properties as per below.\n\n\n\u00a0\n\n\nIOI Properties Q1 FY17 Records Higher Revenue and Profit\n\n\n\n\n25th Nov 2016\n \u2013 IOI Properties Group Berhad (\u201cIOIPG\u201d) announced its Q1 financial results for the financial period ended 30 September 2016. The Group continues to deliver better performance amidst the current soft property market due to weak consumer sentiment and tight lending conditions.\n\n\nIOIPG recorded revenue and profit before taxation of RM899.5 million and RM289.5 million respectively for the current quarter, which is RM304.3 million or 51%; and RM81.2 million or 39% respectively higher than the preceding year corresponding quarter. The Group\u2019s operating profit of RM270.4 million for the current quarter is RM58.4 million or 28% higher than the preceding year corresponding quarter. The increase in both revenue\n\nand operating profit are mainly attributed to the Group\u2019s better performance in its three main\n\nbusiness segments, namely property development, property investment as well as leisure and\n\nhospitality.\n\n\nOn this encouraging Q1 financial standings, the Group is optimistic that the local property market is expected to consolidate despite the challenging global economic environment with the demand for properties in the medium price range category to remain resilient.\n\n\n\n\nThe Group\u2019s property development segment contributed revenue and operating profit of RM793.6 million and RM223.5 million respectively in the current quarter, an increase of RM291.4 million or 58% and RM46.0 million or 26% respectively compared to the preceding year corresponding quarter. The increase in both revenue and operating profit is mainly contributed from higher sales take-up rates for overseas projects in both Singapore and\n\nXiamen, PRC as well as projects in IOI Resort City Putrajaya and Warisan Puteri @ Sepang.\n\n\nIts property investment segment also recorded better revenue and operating profit of RM71.3 million and RM42.5 million respectively, an increase of 17% and 43% respectively compared to the preceding year corresponding quarter. This is mainly attributed to IOI City Mall\u2019s increased average occupancy rates from 88% to 94% and upward rate revision upon tenancy renewal. Apart from this, the ideal locations of the Group\u2019s property investments\n\nportfolios; within matured townships and high growth corridors have also contributed to\n\nhealthy occupancy rates and rental yields.\n\nMeanwhile, the Group\u2019s leisure and hospitality segment recorded a RM2.1 million or 7% increase in revenue, to RM32.5 million in the current quarter as compared to preceding year corresponding quarter. The increase in revenue is mainly attributed to Four Points by Sheraton, Puchong and Le Meridien Putrajaya, with the latter commencing its business operations in August 2016.\n\n\nIts Chief Executive Officer Lee Yeow Seng commented that, \u201cThe Group will continue to focus on improving its group synergies to remain resilient and competitive.\u201d On 22 August 2016, the Board has declared an interim single tier dividend of 8.0 cents per ordinary share, amounting to RM352,897,216 in respect of the financial year ended 30 June 2016.\n\n\n\n\nSUNWAY BERHAD RECORDS HIGHER PROFITS IN PROPERTY AND CONSTRUCTION SEGMENTS\n\n\n\n\nBandar Sunway, 25\n \nNovember 2016 \n\u2013 Sunway Berhad, one of Malaysia\u2019s largest conglomerates with core interests in real estate and construction, today reported a 19.6% increase in revenue to RM1,137.5 million and a higher net profit of RM143.6 million for the current quarter ended 30 September 2016 compared to revenue of RM951.0 million and net profit of RM133.3 million in the corresponding quarter of the previous financial year.\n\n\n\u201cGiven the improved third quarter results, we expect the Group\u2019s performance to remain satisfactory for the remainder of the year as our last quarter performance tends to be our strongest seasonally. While we will proceed with caution in our business strategy due to the current unpredictability of the global economy, we are confident to meet the challenges ahead as we have the advantage of a diversified business portfolio,\u201d said Chong Chang Choong, CFO of Sunway Berhad.\n\n\nSunway Berhad continues to maintain a strong balance sheet and low-gearing of 0.38 times.\n\n\nSTRONGER PERFORMANCE OVERALL\n\n\nThe property development segment reported a commendable 61.6% increase in profit before tax to RM62.2 million in the current quarter from RM 38.5 million in the corresponding quarter of the previous financial year despite lower revenue at RM 247.6 million compared to RM 270.9 million in the corresponding quarter of the previous financial year.\n\n\nThe higher profit before tax was contributed mainly by higher progress billings from local projects and other property projects in Singapore. Lower revenue was due to lower contributions from the Group\u2019s wholly-owned Avant Parc project in Singapore which commenced revenue recognition in the corresponding quarter of the previous financial year, and was fully sold in the second quarter of this year.\n\n\nProperty sales year to date stands at RM 864 million compared to property sales year-to-date of RM 734 million in the previous year. Unbilled property sales remains healthy at RM1.8 billion, providing good earnings visibility for the property division.\n\n\nThe property investment segment also reported higher profit before tax of RM45.9 million compared to RM37.3 million in the corresponding quarter of the previous financial year. Third quarter revenue is also higher at RM189.9 million compared to revenue of RM172.2 million in the previous year. The better performance is due to better occupancy from Sunway\u2019s portfolio of investment properties and an increase in the number of visitors to Sunway Lagoon and Lost World of Tambun following the opening of several new attractions, which include the Nickelodeon Lost Lagoon opened in February 2016.\n\n\nThe construction segment recorded revenue of RM287.9 million and profit before tax of RM32.2 million in the current quarter compared to revenue of RM196.8 million and profit before tax of RM24.1 million in the corresponding quarter of the previous financial year. Revenue in the current quarter was higher due to lower intra-group eliminations. Current profit before tax was also higher due to higher progress billings from local construction projects.\n\n\nThe construction order book remains healthy at RM 4.8 billion with a year-to-date order book replenishment of RM 2.6 billion.\n\n\nEND\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-property-news-sunway-acquires-prime-landbank-opposite-sunway-velocity/", "title": "PROPCAFE\u2122 Property News : Sunway Acquires Prime Landbank Opposite Sunway Velocity", "body": "\n\nSunway City, 10 February 2017 \u2013 Sunway City Sdn Bhd (SunCity), a wholly-owned subsidiary of Sunway, today announced that it has entered into a joint venture agreement to develop \nan 8.45 acre parcel\n of leasehold land opposite its iconic Sunway Velocity development in \nJalan Peel\n, Cheras.\n\n\nSunCity will pay RM500,001 for a 50% + 1 share stake in \nAustral Meridian Property Sdn Bhd (AMP)\n, the joint venture company. In addition, SunCity will also advance up to RM140,000,000 to settle the existing liabilities of AMP.\n\n\nThe proposed development on the newly acquired land is expected to comprise service apartments, retail shops and offices. With an estimated \nGross Development Value of RM2.0 billion\n, the development will be implemented over a period of 10 years. It is expected to be synergistic with Sunway Velocity that is located directly opposite the land.\n\n\nSunway Velocity Mall Chinese New Year Decoration\n\n\nA RM4.0 billion development by Sunway, Sunway Velocity has performed strongly for the Group since the first launch in 2008, with more than RM1.0 billion worth of residences and offices sold thus far. The recently opened Sunway Velocity Shopping Mall has become a new landmark in the Cheras area and achieved footfall of more than a million people in less than 2 months.\n\n\n\n\nLocated just 5km from the Kuala Lumpur City Center, the development enjoys easy connectivity via a short walking distance to the Cochrane MRT Station and underground Maluri MRT Station & LRT Interchange. The massive population of over 800,000 in the Cheras vicinity also contributed to the appeal of the development.\n\n\nWith this proposed new development, the Group envisages Sunway Velocity to benefit from a larger catchment population and vice versa, residents and tenants of the new development will benefit from the amenities and conveniences at Sunway Velocity. In the near future, Sunway Velocity is expected to be further enhanced by the completion of a 4-star hotel, a medical center and 2 corporate office towers, all of which are already under construction.\n\n\n\n\nSunway has already \nplanned for linkways to connect both development\n to make it easy for residents, tenants and businesses to seamlessly commute between both sides. More information on the new development by AMP will be announced by Sunway in due course.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-anggun-residences-kl-city-centre-by-uda-holdings/", "title": "PROPCAFE Review : Anggun Residences @ KL City Centre by UDA Holdings", "body": "\n\n\n\nBuying property in this current weak economy and generally over supplied environment is getting more challenging and it certainly needs a clear understanding of the location, type of property, developer profile, and unique selling points before you can think about the exit strategy, which come much later. Having said that, those sweet old times to flip the property like \u201croti canai\u201d are over, at least for the next 3-5 years. If you are \u201croti canai\u201d lovers, make sure you have your special ingredients in the flour to attract\u00a0your buyers, or else make sure you save your bullets or buy the property that is \u201cflexible enough\u201d to help you get through the trough of this property cycle.\u00a0\n\n\n\n\nPROPCAFE first came across Anggun Residences was\u00a0in the middle of 2015 after we witnessed the opening of Quill City Mall at Jalan Sultan Ismail. However,\u00a0few concerns were raised during\u00a0that time. Firstly, developer\u2019s execution on its Gaya Bangsar was \u201cextremely slow\u201d previously. Secondly, PROPCAFE was not too sure about the finishing product of The ROW KL, 1940s heritage shops besides Sheraton Hotel, which was under massive refurbishment during that time. Thirdly, Jalan Doraisamy and the streets nearby\u00a0were still very \u201cun-developed\u201d and run down. \n\n\nAfter one year, PROPCAFE revisited the place and realised that things can changed and turn around so fast. It made us feel that it never too late to re-explore this project again as many new developments, be it commercialsor residential, are changing the \u201cface\u201d at this part of Jalan Sultan Ismail just over a year and half. Let\u2019s dig deeper on each of important points that all investors or ownstayers need to know. \n\n\nWho is the Developer?\n\n\nThe developer of Anggun Residences is IJSI from UDA Holdings. In case, you do not know, UDA was established by Malaysia government in 1970s for urban development purpose and it is now wholly owned by Ministry of Finance after its delisted from KLSE. Although the risk of abandon is low, our previous experience on Gaya\u00a0 Bangsar was not good. It was delayed and progress was in snail pace before it lastly vacant possessed. Then, what\u2019s make it different this time? Timing and progress of the project!\u00a0If you\u00a0travel at Jalan Sultan Ismail, you would not miss Anggun Residence which facing the Quill City Mall.\u00a0The progress has\u00a0reached the top now at 38\nth\n floor by its contractor Crest Builders and expecting to deliver on time or early than expected date in 2018. Needless to say, to enter now, the risk of delaying or abandon should be very low based on the progress that ahead of schedule\u00a0and the best thing is\u00a0the\u00a0\u201cnett\u201d price does not change since it launched in 2015! Do your maths on the interest. Lower risk and saving on interests!\n\n\nLocation x 3\n\n\nAnggun residences is located\u00a0at off-Jalan Sultan Ismail and 10-15mins\u00a0from everywhere in the heart of KL. It is opposite Quill City Mall and currently you need to walk through the famous Jalan Doraisamy to reach the project. The exact address is yet to be known as this project is sandwiched in between Jalan Doraisamy and new access road called Jalan Medan Tuanku Utama.\n\n\n\n\nThis residential building is right after the rejuvenated Asian Heritage Row, called The Row KL. The Row KL has recently\u00a0revamped the scene of this street which previously only famous for clubbing for locals and expatriates. Now, the\u00a01940s shops have transformed and visitors can now enjoy the new life of heritage walk with award winning cafe, famous pub and restaurants, shops, co working offices and cool event space! (See below).\n\n\n\n\n\n\nMy personal favourite restaurant is Limapulo which is a fantastic Baba Nyoyak restaurant. What more to say about the 2 OX and Bacchus Astrow restaurant? If you are coffee lover, you would not miss the Butter + Beans! Come on, my best coffee house! Timbre, which comes with live music, will not be new to Singaporean, it is a fun gathering spot!\n\n\nThe north block of the shops which infront of Anggun (see below)\u00a0are still under renovation. In times to come, it will add in more elements like residential, outdoor communal spaces and etc on this stretch of charming heritage row.\n\n\n\n\nhttp://therowkl.com/\n\n\nhttp://www.eatdrink.my/kl/2016/01/07/eight-restaurants-to-visit-at-the-row-kl/\n\n\nhttp://www.timeout.com/kuala-lumpur/food-and-drink/go-now-new-openings-at-the-row\n\n\nThe clubs (see below)\u00a0and pubs are still one of the crowds pulling factors at Jalan Doraisamy for expatriate, locals and tourists.\n\n\n\n\n\n\nThere are plenty of boutique heritage hotels nearby.\u00a0Most\u00a0noticeable one will be the\u00a0 YTL\u2019s Stripes which is located at the another street next to Anggun Residences. Together with this classy boutique hotel would be the Meridien M101\u00a0building (Soho).\u00a0Both project are likely to complete in 2017/2018\u00a0and\u00a0make this place more vibrant.\n\n\n\n\n\n\nBy walking around this area, you can also notice few nice heritage\u00a0designed hotels (see below) to serve lower budget tourists.\n\n\n\n\nFood again. If you are\u00a0in Kuala Lumpur, you just simply cannot miss this all time favourite\u00a0restaurant \u2013 Yut Kee, which next to YTL Stripes hotel/ Meridien M101. Ask any Kuala Lumpur folks, they will \u201cforce\u201d you to try their pork chop, ginger pork rice, roti babi, and etc! This article can become a food blog if i keep continue this.\n\n\n\n\nFrom the site, you\u00a0can head to north and easily reach\u00a0Jalan Sultan Ismail which is 10-15mins away from KLCC. Then from the south, you are allow to go to a totally different scene of KL city (i.e. Dang Wangi) and the cultural exploration of Masjid Jamek. This part of Dang Wangi may not be the liking for everyone but\u00a0others see this as the preserved culture that good to have\u00a0in Kuala Lumpur. Anggun residents have the best of both worlds \u2013 Skyscrapers and Heritage!\n\n\nAccessibility and Public Transportation\n\n\nThe main access for\u00a0Anggun Residences\u00a0will be from Jalan Sultan Ismail\u00a0(turn\u00a0left after\u00a0Sheraton hotel entrance). Currently,\u00a0you need to drive through the Jalan Doraisamy \u201cLorong\u201d to reach the project.\u00a0However, there will be a\u00a0new access to Anggun Residences and UDA Office Towers\u00a0which the work already started and\u00a0in progress (see below). This access will by-pass the front of current Anggun sales gallery and\u00a0go through the new road \u2013 Jalan Medan Tuanku Utama which is\u00a0behind the Row KL (see photo under future development section below). Alternatively, you can detour from Dang Wangi.\n\n\nIn term of public transportation,\u00a0it is about\u00a05-10 minutes walk\u00a0to Medan Tuanku Monorail station (200m away) or Dang Wangi LRT station (500m away), depend on your ultimate destination. With the completion of \u00a0government\u2019s Klang Valley Integrated Public Transport masterplan, it will be seamless for Anggun residents to reach all key locations in Klang Valley and airports in future. You may refer below (red box)\u00a0the map for the connectivity of Monorail, LRT and MRT below.\n\n\n\n\nFuture Development at the\u00a0Site\n\n\nThere are two blocks of UDA office towers to be built at the land behind the Row KL (see below). The land clearing is on-going. The project plan already submitted for approval and it is expected to start in 2017/18. The towers clearly need better access to cater the traffic and this new access road, Jalan Medan Tuanku Utama, scheduled to complete before the vacant possession of Anggun Residence,\u00a0will be the main access for the Anggun residents and UDA Towers\u2019 workers. (see photos above).\n\n\n\n\n\n\n\n\nAnggun Residences \u2013 Facts and Density\n\n\nAnggun Residences is a \nfreehold\n property with 38 storeys and 384 units within 0.9 acres land in the heart KL City Centre. High density? It is good to note that density measurement evolves nowadays as many projects are hosting tiny or small units. Therefore, going forward, it is wiser to look at it\u00a0based on number of bedrooms in a building\u00a0when come\u00a0to density measure. For example, 384 units of studio per block vs. 384 units of 3 bedders 1100sf, the answer is clear. It is pretty scary to see developments nowadays\u00a0that comes with thousands unit of 3 bedrooms type, though unit size is small. The human traffic definitely will add more weight on the new dimension to determine the density of property. Given Anggun Residences\u2019 majority are studio/1 bedroom units, this building is considered low density. It has 122 units of studio (32%), 96 units of 1 bedroom (25%), 92 units of 2 bedrooms (24%), 50 units of 2+1 bedrooms (13%), and 24 units of 3+1 bedrooms (6%) type.\n\n\nEach unit come with at least one carpark lot depends on the size of unit.\n\n\nThe fa\u00e7ade of Anggun Residences is not spectacular and\u00a0nothing to shout about. However, this safe and evergreen design should survive at least for next decade.\n\n\n\n\n\n\nPure Residential Property \u2013 Blessed or Cursed?\n\n\nNowadays it is blessed to be non-integrated or non-mixed development\u00a0after seeing\u00a0the struggle of many community malls in Klang Valley. In many occasions, the retail lots at the ground or first\u00a0level make the building looks \u201ccheap\u201d and less privacy if not managed properly. To accommodate the commercial retailers and visitors, lobby and private access normally\u00a0locate\u00a0at the back or side of the building\u00a0to\u00a0compromise for commercial activities. While commercial component is important for project location\u00a0that lack of amenities, it seems like a better choice without this element in\u00a0the hustling and bustling \u00a0city centre. Anggun residences has all necessary needs within walking distance and therefore, without this\u00a0element,\u00a0developer has all luxury to provide tighter security, nice lobby and privacy to the residents and visitors.\n\n\nFacilities \u2013 Less is More?\n\n\nAnggun Residences has three facility floors and first 7 floors are\u00a0designed for car park lots:\n\n\n8th floor \u2013 Infinity pool, children pool, jacuzzi, game room, squash court, dining room and shop\n\n\n9th floor \u2013 Library/Reading room, gymnasium, A/V room, meeting room, surau, management office.\n\n\nRooftop Garden \u2013 Children playground, bbq area, seating area, and meditation area.\n\n\nIt is a good idea to the split\u00a0the facilities in different floors so that crowds will be spread\u00a0over three floors. Less is MORE! It doesn\u2019t mean lack facilities! In every facility\u00a0floor you would see more private space (and less facilities)!\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nLayout \u2013 Optimal is the word!\n\n\nType A \u2013 Studio (show unit available in sales gallery).\n\n\nUnlike many studios come with vertical rectangle or longish\u00a0design that make the unit smaller, narrower, less windows and lack of natural light, Anggun residences\u2019 studio/1 bedroom is designed toward \u201csquarish\u201d layout (around 23ft x 29ft) with full glass windows and panel throughout the unit (see red highlight in layout below). Kitchen space is nicely allocated but if you want to be picky, then you may\u00a0demand at least a window near to the kitchen to have better ventilation. Unfortunately, this is rarely given for studio.\u00a0Due to size issue,\u00a0it is\u00a0 getting more common for developer to have the toilet that\u00a0only accessible from bedroom i.e. guests need to go through the room for them to use the toilet. However, it is not the case for Anggun\u2019s studio unit. Also another point to add is, this studio can easily convert to one bedroom unit by just adding the partition in between the bed and living area with no compromise of space and natural lights \u00a0(which will\u00a0become the same layout like Type B one bedroom unit. See red line in the layout below). Bravo!\n\n\n\n\nType B \u2013 1 Bedroom type is no much different from Type A studio except it has a extra utility area.\n\n\n\n\nType C \u2013 2 Bedroom type comes with optimal layout with extra bonus\u00a0of nice bathtub given.\n\n\n\n\nType D \u2013 2+1 Bedrooms type (show unit available in sales gallery)\n\n\nThis nice horizontal rectangle unit has an extra study room compares to Type C\u00a0 with\u00a0a proper powder room\u00a0 allocated near to\u00a0living area. However, based on the show unit, somehow the kitchen area seems a little bit too small for this size.\n\n\n\n\nTYPE E \u2013 The 3+1 bedroom unit is also come with horizontal design. These limited and fast selling units\u00a0have all you needs for family living. Utility room, study room, good size kitchen, powder room are all\u00a0there. Again, it has large window and glass panel for all rooms to get the natural sunlight. The only downside is no en-suite bathroom for room 2 and 3.\n\n\n\n\nFurnishing \u2013 More and Quality\n\n\nDeveloper provides great furnishing that come with nice kitchen cabinet, built-in shoe rack, full height glass panel cabinet at the side near to living area/kitchen, glass panel wardrobe (studio), quality Damixa bathroom sanitaryware, Samsung digital\u00a0lock and smart control panel. Free white goods includes Samsung washer cum dryer, Teka hood and hob, Teka oven, microwave, and Samsung fridge. On top of this, developer is also giving solid timber floor for bedroom\u00a0& \u00a0living area\u00a0and\u00a0marble flooring for kitchen area.\n\n\nBased on the show units in sales gallery, developer\u00a0put in a\u00a0better quality material for bigger size units to push for the sales. Overall, based on market standard, it is safe to say that\u00a0UDA \u00a0is very generously in term of material and furnishing for Anggun buyers compares to other developments, especially\u00a0all developers are\u00a0under the financial stress and facing cost cutting environment. In many cases, many developers sell cheap in term of\u00a0RM psf but the furnishing is getting lesser and unacceptable. So, do not just take the face value and please estimate the cost of furnishing and freebies when you evaluate the pricing of\u00a0a project. See show unit \u2013 Type A Studio below.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nPricing \u2013 Very High Premium on High Floor!\n\n\nAs mentioned earlier, this project launched in 2015 and on\u00a0paper\u00a0or price in sales\u00a0chart\u00a0the price has gone up a lot but\u00a0the nett price is still around the same. Other than saving the interest, the best part is the package makes buyers easier to purchase with nett price from RM1150psf up (Type A -studio and Type B 1 bedroom), . The price increases RM5 \u2013 8k every floor and there is a big jump on price from\u00a018 floor above. For those who like to have KLCC view, 90-100k+ premium is attached compares to the same Type B & C that facing Maju Junction. Type C (2 bedroom), Type D (2+1 bedrooms) and Type E (3+1 bedrooms) starts from RM1165psf and RM1030psf, RM1230psf respectively. (Note: Nett Price could have changed as latest news told us that the developer may up the price soon due to advanced progress of the project).\n\n\nFloor plan below shows that Type A \u2013 Studio units only available from 10th to 25th floors and Type D \u2013 2+1 Bedroom units from 26th floor onwards. The limited Type D units only available from 33rd to 38th floor.\n\n\n\u00a0 \n\n\n\n\nOrientation \u2013 What\u00a0do you\u00a0expect here at the border of KLCC?\n\n\nThere are few orientations for this project. Facing north, you are having the view of Quill City Mall, The Row KL and Sheraton hotel. Another one is facing Dang Wangi with a peep to KL tower\u00a0but\u00a0you need to pay at least rm12k premium for it. There limited units at both sides of the building to face Maju Junction mall and KLCC view.\n\n\nFew tips to be share here. Firstly, those units that\u00a0facing The Row may\u00a0need to bear\u00a0the noise from the future construction of UDA towers which will start after the completion of Anggun Residences. Certain units\u2019 view\u00a0will be blocked by these towers (do you homework properly).\u00a0South facing units, you may peep KL tower but fronting one of the\u00a0old\u00a0low rise plaza. The nice\u00a0Capsquare and other corporate buildings like AIA\u00a0make this scene slightly\u00a0better and also it is\u00a0safer\u00a0as it \u00a0should not have any more surprises to block the view\u00a0in near future expect the old mamak shops and petrol station infront. Those units that face KLCC towers may pray for the YTL hotel and M101 Dang Wangi not blocking (or partial)\u00a0their view. So, better check thoroughly with the sales personnel on this. Lastly, the view of Maju Junction may not be there as there are few plot of lands along the way which likely to be developed in future.\n\n\n\n\nKLCC View\n\n\n\n\nSales Chart (as of\u00a0December 2016)\n\n\n\n\n\u201cWho\u201d else are nearby?\n\n\nWithin the proximity, there are three competitors. First, Quill Residences that attached to the mall has just pre launched and the price is much higher at 1400psf. The longish layout of studio/1 bedroom is not idea as the living area is after the bedroom. The furnishing shown in the show unit also does not meet the standard for this price. However, it has advantage of being linked to the mall and shorter distance to monorail. Second competitor is The Infinitum which is behind Quill City Mall. The first phase Colony, mostly dual key units, does not come with good layout as it tries to\u00a0squeeze in the dual key concept and compromise the \u201cright\u201d space for a proper apartment living. The SOHO concept has also\u00a0faced more difficulty to rent for residential purpose due to the mixture of offices in city centre\u00a0and some projects have observed lower capital appreciation in KLCC area. The infinitum also has the accessibility issue and the walking to Monorail station\u00a0(walking condition at\u00a0main\u00a0road) and mall operation hour restriction will make it difficult to residents. Also, its location always perceptually categorised as Kampung Baru site which not many like to associate with it. In addition, it has higher density and the pricing (nett)\u00a0is slightly higher than Anggun Residences, which is around nett RM1200psf up. The closest competitor would be Meridien M101, its\u00a0pricing\u00a0is\u00a0slightly above\u00a0(RM1200psf up) Anggun Residences\u00a0but its absolutely price\u00a0is much lower.\u00a0Its negative points would be its SOHO status, slight inferior location (longer walking distance to mall and monorail station), small land (size of few shoplots) with higher density as majority units are from 400sf up.\u00a0\u00a0By\u00a0gathering all\u00a0the information above, still Anggun Residences\u00a0should have an edge over the competitors in this part of KL city centre.\n\n\n\n\nIn short, Anggun Residences should be one of the top choices for expatriate and tourists. Both of these segments need the following to be ticked.\n\n\n\n\nPublic transport \u2013 Few mins walk to monorail and LRT. This will link you to MRT in future. TICKED.\n\n\nAmenity \u2013 Few minutes away from Quill City Mall, so you get all you needs there! You want more? KLCC is just 10-15mins away by train. TICKED.\n\n\nFoods and Beverages \u2013 Not just nice restaurants, you get the best foods nearby mentioned early! BIG TICKED.\n\n\nCultural \u2013 Tourists love the place that come with or near to cultural sites. This site will not disappoint you.\n\n\nNight life \u2013 The night will be always be too young here! Plenty of night activities at Jalan Doraisamy and KL city which are just a stone\u2019s throw away!\n\n\nBig Name Hotel \u2013 Why? The big hotelier has done massive research for its location. So, why you worry if it is right beside it. Lol. It save your time and it would not go too wrong, right? TICKED.\n\n\n\n\nThe above makes FLEXIBILITY possible. Even the expatriate tenant market continues to shrink, Anggun Residences\u00a0should be still\u00a0flexible enough to turn it as airbnb/ homestay mode. You don\u2019t need to be an expert on homestay business, you\u00a0just need to put yourself into the shoe of tourists. All the TICKS above\u00a0 have answered you that this site can be the Heaven of Airbnb! Property Re-visit \u2013 The End.\n\n\nBuy with Pleasure, not Pressure! Happy hunting!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-d-brightton-titiwangsa-by-gsd-land/", "title": "Propcafe review: D\u2019 Brightton @ Titiwangsa by GSD Land", "body": "\n\nIntroduction\n\n\nTitiwangsa is synonyms with the one of the biggest attractions in Kuala Lumpur, the 230 acres Titiwangsa Lake Gardens. Opened in 1980 by Tun Hussein Onn, the lake gardens was formerly a tin mines before converted to recreation area for the city folks. The lake gardens not only consists of lake but they also has sport facilities, Istana Budaya, Perpustakaan Negara and Balai Seni Lukis. (Fun fact: you can book the facilities in Kompleks Sukan Taman Tasik Titiwangsa from the link \nDBKL \n). \u00a0\n\n\nDespite its long history, the area is pretty low profile and unlike area such as Bangsar, Damansara\u00a0 Height and DPC which have been hogging media highlights. Titiwangsa primarily occupied by bungalows, Titiwangsa golf club, schools etc. The area is pretty much developed and any new development will be heavily scrutinized by both local authority and residents. \u00a0In 2017, Mahsing proposed to acquire a 3.56acre prime land in Titiwangsa for RM650m GDV however few months down the road the deal was aborted due to non-fulfillment of SPA condition. The rumor was local authority did not approve the proposed density which was part of the SPA condition. \u00a0\n\n\nMove forward today, there are not one but two new development are coming! Both new developments are heavily using Titiwangsa as their selling point. Are they really part of the Titiwangsa area? Would residents object to another high density development? Let\u2019s find out. \u00a0\n\n\nDeveloper background\n\n\nQuoted from their website, GSD Group is an emerging property developer with a stellar track record of prestigious developments in Northern Malaysia. Guided by a dynamic team of experienced professionals, GSD Group constantly questions and challenges the norms and standards of the industry to add greater value for property buyers. This philosophy is one of the core catalysts behind many of GSD Group\u2019s successful project launches.\n\n\nGSD Group\u2019s recent project highlights include Summerton in Bayan Indah, Skycube Residence, Gardens Ville and Sierra Residences in Sungai Ara. Driven by an ever expanding showcase of landmark projects that have shown outstanding potential, GSD Group is strategically positioned to spread its wing even further with more premium boutique developments in the near future.\n\n\nD\u2019 Brightton @ Titiwangsa is GSD Land first foray in Klang Valley.\n\n\nLocation, Accessibility and Surroundings\n\n\nIn Propcafe\nTM\n opinion, Titiwangsa is bordered between Jalan Pahang on West, Jalan Tun Razak on the South, DUKE highway on the North and Jalan Sultan Yahya Petra\u00a0 (formerly known as Jalan Semarak). The area enjoys a great accessibility where multiple arteries will bring the residents to Mont Kiara, KL Sentral, KLCC, Hartamas, Mid Valley within 10km.\n\n\nLocation Titiwangsa\n\n\nHowever, north of Duke highway, there is pocket of land which is quite secluded and only can be accessible from here.\n\n\n\n\nTaman Tiara Titiwangsa Accessibility\n\n\nThis small pocket of land known as Taman Tiara Titiwangsa and primarily consists of undeveloped bungalow lots as well grand bungalows. Apparently this Taman Tiara Titiwangsa used to be known as Kampung Seavoy, an old settlement (part of Kampung Air Panas, a Chinese New Village) where land was reserved for senior civil servants. These plots of land were reserved for the senior government servants as a token of appreciation for their service to the country.\n\n\nEssentially the residents at Taman Tiara Titiwangsa get around KL \u00a0by using the road system around here whether to and from KL etc. Infact, \u00a0readers can check out the road system which Propcafe\nTM\n \u00a0already covered it in The Reach by Binastra review (click the link here to read the review \nPropcafe The Reach review \n)\n\n\nD\u2019 Brightton @ Titiwangsa is flanked between the Jalan Tiara Titiwangsa 3 and Jalan Ayer Panas Baharu. Despite just a hundred meter apart, there is a stark different between both roads. The roads in Taman Tiara Titiwangsa are wide with lush tree and pedestrian walkway on both sides of the road. The roads seem to be well maintained as well. However, many of these bungalow lots are left undeveloped. Where else in being old Chinese new village, you can expect zinc roof houses, chaotic arrangement, Chinese temple, narrow roads with both kerbs parked with cars etc.\n\n\nThis slideshow requires JavaScript.\n\n\nJalan Tiara Titiwangsa\n\n\nThis slideshow requires JavaScript.\n\n\nJalan Ayer Panas\n\n\nApparently, the land is earmarked as community center in draft 2012 KL City Plan to serve the residents. Likewise many cases in Kuala Lumpur due to the draft is not gazette, the land is sold and converted by developer for development purposes.\n\n\n\n\nThe site of D\u2019 Brightton @ Titiwangsa\n\n\nMasterplan, Fa\u00e7ade and Siteplan\n\n\nLocated on 7.6 acres leasehold land, D\u2019 Brightton @ Titiwangsa consists of 720 units in 49 storeys tower and 46 unit villas. The density trend nowadays can be as high as 300-500 units/acre however for D\u2019 Brightton @ Titiwangsa, the density is just slightly 100units/acre. This probably attributed to the strong protest from residents where developer scale down the development to appease the residents as well as obtain the development order.\n\n\nThe condo fa\u00e7ade is pretty glassy with large windows to allow the natural sunlight permeate through the unit. There are no units that facing east or west sun with all units either enjoy North (Setapak and Titiwangsa range view) and South (Titiwangsa Lake and KL Skyline view).\n\n\n \n \n \n \n \n \n \n \n \n Facing South \n \n \n \n \n \n \n \n \n \n \n \n Facing North \n \n \n \n \n \n \n\n\nD\u2019 Brightton @ Titiwangsa scale model facing North and South\n\n\nInterestingly, developer mix the 46 units of villas in the development. 23 units of 4 storeys located on the ground and another 23 units of villas attached to the carpark. 4 tiers security is provided at guardhouse, lift lobby at ground, security door at each wing as the unit itself.\n\n\n\n\nD\u2019 Brightton @ Titiwangsa guardhouse\n\n\nFloor plan, layout and unit analysis\n\n\nEach floor consists of 18 units which split to two wings. 10 units in Wing A2 and another 8 units are in wing A1. To maintain the privacy, security door provided at each wing at the lift lobby. The condos are sharing 7 lifts which worked to be 103 units/lift. \u00a0Refer to below for unit layout composition\n\n\n\n\n\n\n\n\n\n\nUnit Type\n\n\n\n\n\n\nSize,sqft\n\n\n\n\n\n\nConfiguration\n\n\n\n\n\n\nOrientation\n\n\n\n\n\n\nFacing\n\n\n\n\n\n\nUnits/ floor\n\n\n\n\n\n\n\n\n\n\nA & A1\n\n\n\n\n\n\n1324 & 1313\n\n\n\n\n\n\nDual Keys, 3 bedrooms\n\n\n\n\n\n\nSouth\n\n\n\n\n\n\nTasik Titiwangsa, KL City skyline\n\n\n\n\n\n\n2 units\n\n\n\n\n\n\n\n\n\n\nB\n\n\n\n\n\n\n1194\n\n\n\n\n\n\n3 bedrooms\n\n\n\n\n\n\n1 unit\n\n\n\n\n\n\n\n\n\n\nC1~4\n\n\n\n\n\n\n1076\n\n\n\n\n\n\n3 bedrooms\n\n\n\n\n\n\n7 units\n\n\n\n\n\n\n\n\n\n\nD\n\n\n\n\n\n\n1044\n\n\n\n\n\n\n3 bedrooms\n\n\n\n\n\n\nNorth\n\n\n\n\n\n\nTitiwangsa and Setapak\n\n\n\n\n\n\n8 units\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nEvery unit comes with 3 bedrooms, yard, balcony, suitable for a small family. Also by installing a partition, sliding door and ducted exhaust, the kitchen can be converted to Asian kitchen.\n\n\nThis slideshow requires JavaScript.\n\n\nCondo floorplan and unit layouts\n\n\nEach unit also provided minimum 2 carparks which is very important as there are no much of amenities and commercial within the vicinity. The carpark block is detached from the condo with the lobby and ramps connecting between the main carpark block and condo. Each unit will be allocated one carpark at the main block and the rest in the carpark block.\n\n\n\n\nThe carpark design\n\n\nFor buyers who looking at much bigger size, there are 3 units of penthouse with size ranging from 2163 to 2400 sqft.\n\n\nThis slideshow requires JavaScript.\n\n\nPenthouse layouts\n\n\nThere are two villa designs, the 4 storeys villa with 3756sqft built up located on the ground floor and another is 3 storeys \u00a0villa with 2927sqft built up located at the podium level. Each of this villa has footprint of 21\u2019 X\u00a0 44\u2019 and each of the villa entitled of 3 carparks. For the 4 storeys villa, the carpark located on the ground outside the unit and for the 3 storeys villa, the carpark located at the podium, also outside of the unit.\n\n\n\n\n\n\n\n\n\n\nUnit Type\n\n\n\n\n\n\nSize,sqft\n\n\n\n\n\n\nConfiguration\n\n\n\n\n\n\nCarpark\n\n\n\n\n\n\nOrientation\n\n\n\n\n\n\nRemark\n\n\n\n\n\n\n\n\n\n\n3 storeys\n\n\n\n\n\n\n2927\n\n\n\n\n\n\n4+1 bedrooms\n\n\n\n\n\n\n3\n\n\n\n\n\n\nNorth (KL skyline)\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\n4 storeys\n\n\n\n\n\n\n3756\n\n\n\n\n\n\n5+1 bedrooms\n\n\n\n\n\n\n3\n\n\n\n\n\n\nNorth (KL skyline)\n\n\n\n\n\n\nComes with private lift\n\n\n\n\n\n\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nVilla layouts\n\n\nAll the villas are having the equal access to the facilities. For the 4 storeys villas, there are two lifts at the central which will bring the residents from ground to the facilities deck on 5\nth\n floor. As for the 3 storeys villa, the facilities deck is accessible via yard at 1\nst\n level. Developer will provide direct access to the villa.\n\n\n\n\nThe lifts from ground to 5\nth\n floor\n\n\nThe 4 storeys on the ground with fantastic KL Skyline. For the 3 storeys villas, the resident will need to drive up to the 4\nth\n level of the carpark block. The beauty of the 3 storeys villas, both sides of 1\nst\n and 2\nnd\n floor will enjoy either KL skyline and facilities deck view.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nThe scale model of the Villas\n\n\nAll the smallest type D are facing North which is the Titiwangsa view. If you would like unobstructed KL skyline view, you have to choose type A~C as well as villas. It is worth to note that most are individual title bungalow lots and it is unlikely any developer able to amalgamate these lots to be developed as high rise.\n\n\n\n\nKL Skyline view\n\n\nFor the condo units type A ~C, the residents should expect to get mesmerizing KL skyline overlooking taman tasik Titiwangsa.\n\n\n\n\nKL Skyline view overlooking Taman Tasik Perdana\n\n\nShowunit\n\n\nAll units will come in bare without and furnishing, aircon or even copper piping for the aircon. This is probably attributed to the competitive pricing and low density of the development. Enjoy the randomly selected photos for the 2 show units.\n\n\nThis slideshow requires JavaScript.\n\n\nShow Units\n\n\nFacilities\n\n\nThe generous facilities are scattered at ground, level 5, 46 and 49. Propcafe\nTM\n likes the facilties catered for all ages. On the ground, active sport such as wall climbing, full basketball court, outdoor fitness\u00a0 facilities and for the convenient of resident, parcel collection point also provided! Family orientated facilities such as playground, tree house, Olympic size and wading pool, sauna and landscaped garden are scattered on the 5\nth\n floor. Sky garden, gym, yoga and dance rooms etc are on level 46~49.\n\n\nThis slideshow requires JavaScript.\n\n\nFacilities plan and scale model\n\n\nMoney matter\n\n\nIn general, buyers can expect to pay RM550psf +/- for the condo, depend on the facing and level of the unit. For the villa, the 3 storeys are selling for Rm1.4m and for the 4 storeys\u00a0 for RM1.9m which worked to be approximately RM500psf. The maintenance fee is set RM0.33psf, pretty affordable for the amount of facilities in this development. It is worth to note that for the 4 storeys, the maintenance fee is based on the footprint (21\u2019X41\u2019XRM0.33psf = RM284) where else for the 3 storeys it is based on the total built up (2927XRM0.33psf = RM965).\n\n\nConclusion\n\n\nAs Propcafe\nTM\n mentioned earlier, any development in this area will be fiercely contested and protested and D\u2019 Brightton@ Titiwangsa is without exception. The residents protested heavily the 3 towers of high rise with more than 1500 units. This plot of land (7.66 acres) was marked as a community centre and football field in the 2012 Draft Kuala Lumpur City Plan (DKLCP) but somehow sold by Yayasan Wilayah Persekutuan for residential-commercial development. (click the link \nhere\n and \nhere\n)\n\n\nThe entry price less than RM600K for the smallest unit, pretty affordable for low density development catered for family size and located about 7km from KLCC. Also each unit comes with minimum 2 carparks which is a big advantage. However, the development is pretty secluded and away from any bustling commercial activities. Developer is focusing to deliver value on the masterplan, concept and facilities and have to compromise with providing basic interior units. \u00a0\n\n\nIf readers could accept the tranquility that comes with development, Propcafe\nTM\n think this development provide excellent value for owners.\n\n\nHappy buying and stay safe!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-eco-forest-at-broga-by-ecoworld/", "title": "PROPCAFE\u2122 Guest Review: Eco Forest @ Broga by EcoWorld Part 1", "body": "\n\nWe are pleased to present you PROPCAFE guest review by our good friend Tengster.\n\n\nIt has been 3 long years since Tengster penned his review here. We are glad to have him back!\n\n\nMr Tengster is contactable\n\u00a0via \ntengster@yahoo.com\n for any queries.\u00a0Now enjoy sit back his sharing!\u00a0\n\n\n\n\nThe Eco Forest\n\n\nAfter all the loud noise or hoo-ha in Eco Majestic in June 2014, it is time now for something different. What can we expect now? A different theme perhaps rather than the majestically houses with colonial elements. \u00a0In 2014, EcoWorld \nbought a mid-size piece of land\n in somewhere pretty \u2018ulu\u2019. It is located in between Semenyih and Broga town. Numerous nicknames (or gelaran) were carved out for these two sleepy towns, ranging from cowboy towns to godforsaken places. Until now, many people will have difficulty in associating these two small towns with any landmarks or prominent icons. Semenyih is probably well known with the Semenyih dam and also the \u201cquiet-neighborhoods\u201d [If it is now in the 7\nth\n month of the Chinese calendar, I shall be mindful of my words.] meanwhile Broga has Broga Hill that is a great place for hikers and trail runners. A lung buster route for hard-core athletes to train there. Besides that, \nNottingham University\n is probably a well known university in Broga. Reportedly, this university has about 5000+ students year in year out and it is supported by 700+ teaching and administrative staff from all corners of the world.\n\n\nSimilar to Eco Majestic, this Eco Forest is also an integrated mixed-use development project that comprises of 515 acres freehold land. But the developer calls it as modern classic master plan with tagline of \n\u201cWhere this sheltering forest dwells, Nature\u2019s craft & the Artist\u2019s hand shape both home and land..\u201d\n.\n\n\nThe entrance to Eco Forest (Photo taken from Ecoworld.my/ecoforest)\n\n\nWhat have they planned for the 515 acres?\n\n\nThe masterplan of the Eco Forest township (that has been approved by Majlis Perbandaran Kajang) consists of both residential and commercial. It\u2019s is planned for an estimated GDV of RM3.5 billion (as per above link). Eco Forest will be developed in eight (8) phases. Below are the components:\n\n\n\n\nPhase 1 \u2013 Precinct 1 namely EbonyLane\n\n\nPhase 2 \u2013 Shop offices\n\n\nPhase 3 \u2013 Precinct 2 namely BirchPark\n\n\nPhase 4 \u2013 Apartment\n\n\nPhase 5 \u2013 Shop office\n\n\nPhase 6 \u2013 Precinct 3 namely HazelTon\n\n\nPhase 7 \u2013 Apartment\n\n\nPhase 8 \u2013 Commercial (near Central Park)\n\n\n\n\nResidential:\n\n1.) 1800+ units of 2 storey terrace houses [to be launched in three separate phases].\n\n\n2.) 3400+ units of low medium cost apartments.\n\n\n3.) 25 acre Central Park (This is potentially larger than the Central Park in Eco Majestic)\n\n\nCommercial:\n\n1.) 300+ units of 2-3 storey terrace shops/offices\n\n\n2.) Labs concept in Lake Forest Park but no shopping mall & no hypermarket. [But this could change if there is a demand.]\n\n\n\n\n\u00a0\n\n\nView of the entire Eco Forest. [Lake Forest Park is the heart of everything.]\n\n\nAt Eco Forest site, everyone is very busy with their activities starting from July.\n\n\n\n\nThey had their grand opening of Eco Forest on 20\nth\n\n\nWe Bare Bears exhibition is held on the weekends on 12\nth\n August till 3\nrd\n\n\nThey are doing fine tuning of the show houses which are scheduled to be opened to public on 9\nth\n September 2017.\n\n\nJeng Jeng Jeng\u2026\u2026.Eco Forest will be launching several types of terrace houses i.e. Artisan Home Collection and Garden Home Collection by end of September. Both are located in EbonyLane (may or may not be inspired by Wisteria Lane).\n\n\n\n\nBasically, EbonyLane is located at the northern tip of the entire Eco Forest township. Typically, the directions of the houses are north and south orientation in which is deemed better. I probably will not be in a best position to explain why north south orientation is better. I only can remember reading it somewhere or perhaps listening the theory from \nDato Joey Yap \nthat houses positioned in north south orientation is much more climatic responsive and energy efficient.\n\n\n\n\nThere are three type of homes lined up as Artisan Home Collection. In their Ipad\u2019s slides, it says Artisan Home Collection is \na curated collection of bespoke home design which unfold spaces with framed view, sky lights and defined finished, creating works of art and architectural within the nature\n. Let me try to put it in a more layman terms. Pretty much the houses are shaped and expressed in A-frame fa\u00e7ade, with efficient and practical layout and also optimized natural lightings. And yes, due to fa\u00e7ade and theme reasons, these layouts have internal toilets that require mechanical ventilation.\n\n\nType 1A1/1A2: Stripe 20\u00d765 \u2013 1,865 sqft \u00a0\u00a0: price starting from RM618K\n\nType 1B1/1B2: Pleat 20\u00d770 \u2013 1,950 sqft\u00a0 : price starting from RM668K\n\nType 1C1/1C2: Gable 22\u00d770 \u2013 2,137 & 2,067 sqft : price starting from RM678K\n\n\nArtisan Collection \u2013 Type 1A: Stripe 20\u00d765\n\n\nArtisan Collection \u2013 Type 1B: Pleat 20\u00d770\n\n\nArtisan Collection \u2013 Type 1C: Gable 22\u00d770\n\n\nGarden Home Collection is also expressed in A-frame or double AA-frame facade.\n\n\nType 1D1: Layer 30\u00d762 \u2013 2,355 sqft : price starting from RM792K\n\nType 1E1/1E2: Lapel 30\u00d762 \u2013 2,143 & 2,342 sqft : price starting from RM811K\n\n\nGarden Home Collection \u2013 Type 1D: Layer 30\u00d762\n\n\nGarden Home Collection \u2013 Type 1E: Lapel 30\u00d762\n\n\nEco Forest Location\n\n\nThis project is located between Semenyih and Broga. (see below map). Technically, it is under Selangor territory and MPKJ. The postcode should be 43500.\n\n\nNote : The two proposed accesses at the south side of Eco Forest.\n\n\nEco Forest Accesses \n\n\nAt present, the only feasible access is from Jalan Semenyih and turn to Jalan Broga in which one will pass by Semenyih Lake Country Club, Taman Tasik Semenyih,\n\n\nUniversity of Nottingham and quiet neighbor (not visible from the road).\u00a0 In short, Eco Forest is having a single access scenario unless one decides to drive through Broga town to make a BIG detour (via single lane trunk road). I mean really a long distance detour which makes take additional half hour drive. Who still remember single access scenario in Kota Kemuning? A huge lorry broke down at the first roundabout which obstructed the entire access in which thousands of residents stucked there. Some decided to take a day OFF and many were late for work. What if it is an emergency situation such as waterbag of a pregnant lady burst or someone showing multiple signs of stroke needs to be sent to nearest hospital? Will this happen to Eco Forest?\u00a0 Never say Never.\n\n\nReportedly, the land at the south side and south west side of the Eco Forest boundary are owned by two developers. If and only if they decide to build something there in early stage, then a second access could happen earlier. Will they help each other in a symbiosis manner like what we witnessed in Eco Majestic and EcoHill? Possibility of having a second access is far-fetch wish list at the moment.\n\n\nNevertheless, a proposed second access at the southwest corner is part of the local council masterplan. The access will link to the land owned by Boustead. There is no fixed deadline when this plan will be executed.\n\n\nAccessibility to key destinations\n\n\nBelow information is picked up from the brochure.\u00a0 Klang Valley traffic is not a place that one can cruise control at the allowable maximum speed limit easily. Instead of putting time estimate, below is the distance in km.\n\n\n0.5 km to Broga Hillpark\n\n\n2.5 km to Notttingham University\n\n\n10 km to Eco Majestic\n\n\n20 km to Cheras\n\n\n25 km to Putrajaya\n\n\n40 km to KLIA or Kuala Lumpur\n\n\nNote: EcoWorld is a fast learner species. In EM brochure, they put estimate time travel in which many can argue and some kowpehkowboo until their ears feel uneasy. Even Waze, an online real-time can have a fairly large tolerance (ralat), apatah lagi EkoDunia.\n\n\nLand Tenure\u00a0 \u2013 \nThis plot of land is FREEHOLD LAND.\n\n\nConcept \n\n\n\n\nFully gated and guarded (GnG) with strata-titles. Many a time, people want to find out what is the difference between stratified GnG and normal GnG with individual title. Theoretically, both are governed by house rules namely DMC but the execution part is a bit tricky. For stratified GnG, they are under the ambit of Strata Title Act 1985 and Building and Common Property Act 2007. Both acts similar but different. The former is for those properties that have obtained strata-title while the former is for those that have yet to get it. We shall know how long it takes to get the strata titles. Some say 10 years. Stratified GnG could utilize these Acts to execute their rights to collect maintenance fund, sinking fund, enforce house rules, take necessary actions on those who default payment, etc. These two Acts can only ensure that all the outstanding maintenance fees could be settled prior to completing execution of a SPA between purchaser and sub sale buyers.\n\n\nThe A-frame concept \u2013 This A frame concept pretty much offers a revitalized shift of mindset on how a terrace house can look like in an environment that embraces its natural surroundings.\n\n\nThe 25-acre Lake Forest Park \u2013 This 25-acre park is located in the center of Eco Forest which pretty much symbolize heart of the township. It is strategically located in the heart of Eco Forest in which it is accessible from all phases and also the commercial area. The park is also carefully designed for runners/joggers/walkers and cyclists where dedicated 3 meter and 4.5 meter are allocated for them respectively.\n\n\n\n\nA-frame buildings in natural environment\n\n\nFacilities\n \u2013 The 25-acre Central Park and the running/cycling route located within Eco Forest roads will probably be the standing-out-of-the crowd features. These features probably jive very well with the theme of Eco Forest. Linear park and some small lakes/water features are also located within the same phase.\n\n\nMaintenance cost\n \u2013 Similar to Eco Majestic, the forecasted maintenance fee is about 10 \u2013 12 cent PSF based on the land size. To maintain the linear park, all the green (with higher green ratio), water features, utility bills within the phases and security will need certain minimum cost. The 25-acre Lake Forest Park may not sound to be wonderful idea if the purchasers need to chip in a large sum on monthly basis to maintain the park and its ancillary facilities. Luckily for the purchasers, the huge park will be handed-over to local authority for maintenance. On top of that, the developer will probably continue to maintain the park rather than \u2018cuci tangan\u2019 and leave them to the \u2018prihatin pihak berkenaan\u2019. Maintenance cost is not cheap for such park. Just to throw some number and quote an example. Let say the The Central Park in DPC where Water Front is located, it can easily rake up to RM2-3 million annually.\n\n\nAccess & Security\n \u2013 There is a gated and guarded community for the residential. There is a single controlled access for every phase. In each phase, there is a driveway to the main entrance (with dual lanes on each side) with grand guardhouse. Emblem fencing (10 feet) will be installed along the boundary facing internal (within Eco Forest) while those boundary facing other third party\u2019s land/development will be equipped with 10 feet anti climb fencing. Such fencings can be seen at Eco Majestic now. Apart from the \u2018canggih fencing\u2019, perimeter CCTV system will be installed to monitor for intruder along the perimeter.\n\n\nLayout and Fa\u00e7ade\n \u2013 There are five main published layouts for EbonyLane. Four out of five of them have two variants in which each and everyone has their own pros and cons. The options of layout are carefully put up to suit various types of purchasers which includes (1) those who like a small living hall on the First Floor, (2) those who die die must have ensuite bathroom (tengster included), (3) double volume living hall (Gable) where they can put up a small drinking bar to their favorite whisky or Puer tea, etc. All the units have a good 20 feet of car porch width which can fit in two mid-size sedan car. As for kitchen, there is no longer an option of wet and dry kitchen. Ecoworld is putting up a all-in-1 kitchen. Why they are doing so?\u00a0 Apparently, they think home stayers/upgraders nowadays are more inclined to cook in a much less intensive manner. In the olden days, we use lesung tangan (mortar and pestle) to crush our chili, lemongrass or turmeric (before we can cook chicken curry) but now we use blender or we buy the WIP (i.e. pre-grinded mixture of chili and other ingredients) from nearest market. Our parents use conventional gas stove to fry fishes and cause everywhere oily but nowadays we opt to use air fryer. Moreover, we can now use induction cooker rather than conventional stove with a need to store a 15-kg LPG cylinder. Imagine the space saving! And do we really need wet and dry kitchen?\n\n\n\n\nI am unable comment each layout in a too specific manner. I have a favourite in my mind and this will be discussed at later section. Fa\u00e7ade of each and every unit is based on A-frame design, another proven timeless design. Some critics would probably say this is a \nbold\n move and then others could say this is a trendsetter. For the A-frame design, I have a buddy who loves the A-frame at first sight. She actually calls it a Minion. Similar to Eco Majestic, one will not be able to see toilet window from the fa\u00e7ade. The ground floor toilet is located internally and will have a simple mechanical ventilation fan. Door height is 2400 mm (8 feet) for all doors with varies width. For instance, the main entrance come with a width of 1,200 mm in which your \u2018big kahuna furniture\u2019 should have no problem getting into the house meanwhile internal room doors are 900 mm wide (standard width). Toilet doors are relatively narrower (800 mm). Floor to floor ceiling is 11 feet and 10 feet for Ground Floor and First Floor respectively.\n\n\nRamly Specials\n \u2013 For those who are keen to buy or already bought the Type 1A1, this type comes with a first floor ceiling of 5 meter. Practically, a mezzanine floor can be constructed in consultation with competent engineer.\n\n\nBackyard garden\n \u2013 Distance between buildings wall to wall is about 16 \u2013 20 feet. Landscape and certain plants will be put in place at the backyard area. Several benches will be placed there too, making the backyard look more like a linear park rather than backyard to keep idling stuff from each household or for cooking. Be rest assured that this backyard area will not be a dumping ground for unwanted household items as this area is defined as common area except the boundary within the property line of respective unit.\n\n\nBackyard garden\n\n\nGreen and densities\n \u2013 Since Eco Forest is a fully stratified property, they will have higher minimum requirement of allocated green areas as compared to individual title property or Fenced and Guarded (FNG). More green can indirectly translate to lower densities. As per the sales person I met, the allocated green area is slightly higher than Eco Majestic. This is unverified news at the time of review writing.\n\n\nTechnical finishing specification \n\u2013 Apart from the getting more common 2\u00d72 porcelain tiles in living room/dining room and also laminated veneer in bedroom, the sizes of the door caught my attention. All the doors have the same height which is 2,400 mm while the width varies from 1,200 mm (main door) to 800 mm (toilet door). \u00a03-phase TNB supply is provided to each unit. All services (IWK, Syabas, TNB, fiber optic, etc.) are running underground. Each unit is equipped with 2-nos aircond piping i.e. at living hall and masterbedroom. Some will say boh-kau-leh (literally means not enough in Hokkien). Optional package to add aircond piping is offered. I really suggest those who need more AC units in your units, please grab this opportunity to take up the offer. Hacking the wall to camouflage the insulated refrigerant copper piping and also the PVC condensate could be pretty challenging at times. Whenever hacking is involved, you need to resurface it and repaint it to exactly the same color and preferably same smoothness of the wall. Good luck to those who prefer to hack the wall using their own contractors.\n\n\nTime for a quick coffee break shall we\u2026\n\n\nahemmm\u2026.our author Mr Tengster went out for water break. While you may refill your coffee now, and he will back shortly with pricing, USP, concerns and milestones.\n\n\nIn the meanwhile leaves us comments, the more comments the sooner we will post the \npart 2\n Eco Forest Review.\n\n\nBe part of the PROPCAFE community, like subscribe and you will be among the first few to read our review.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-gems-residences-ioi-resort-city-jv-by-ioi-properties-and-mitsubishi-estate-residence/", "title": "PROPCAFE Review: Gems Residences @ IOI Resort City \u2013 JV By IOI Properties and Mitsubishi Estate Residence", "body": "\n\nIOI Resort City\n\u00a0has been gradually developed over the years and transformed as a \nself-sustainable township\n\u00a0in Southern Klang Valley. The execution strategy of developer is spot on by combining leisure, residential and commercial elements in a right sequence to ensure the township doesn\u2019t becomes a concrete jungle or an overly quiet residential township. Instead, by its name of \nResort City\n, the developer crafted the master plan to uniquely build a greenery leisure township that no other similar township to compare with. You have golf course, regional mall, branded hotels, residential and commercial properties, grade A office towers, rehabilitation center, and large wet lands all under one developer and one integrated township. Seriously, where else?\n\n\nThis slideshow requires JavaScript.\n\n\nWith the success of its regional shopping mall in IOI Resort City, the developer continues to build up its IOI City Mall\u2019s retail space which the \nPhase 2 (21 acres with additional NLA 1 million sqft)\n\u00a0target to complete by \nthe end of 2021\n. You will see the new element of \nsport center, convention hall, new hotels and state-of-art office towers\n\u00a0in the coming phase. To recap, IOI Properties has launched many different types of commercial and residential developments which was meant to develop the sustainability system of the township. The modern retail properties and office shops linked to Conezion residential project allowed different operators and commercial activities to complement the mall and cater other necessary services for residents in this township. After few residential developments at this East part of the township, the developer is now focusing on another end of IOI Resort City, with the latest development called \nGems Residences\n.\n\n\nIOI Resort City Master Plan\n\n\nGems Residences \u2013 Wellness Living Ecosystem \n\n\nWhat excites PROPCAFE the most about this latest development is how the developer \ncurates the new way of living for Gems\u2019 residents\n. IOI Properties shared their study on the common health & living constrains for us to understand the other important needs of owning a property, not just the brick-and-mortar building. It may sound a bit confusing to you now, let PROPCAFE walk you through the concept of \n\u201cWellness Living\u201d\n\u00a0in this article, you will then know that buying a house is no longer just about the location and the quality of property, but the specific \u201ccustomised\u201d unit design, facilities and services that come to your actual needs with an ultimate change of behaviour for a healthy living. It Is all about the whole eco-system. \u00a0\n\n\n\u201c \nW\nellness\n\u00a0is an active process of becoming aware of and making choices toward a healthy and fulfilling life\n. A wellness living needs a\nn environment \nto encourage movement, active lifestyle, mind-body health\n,\n\u00a0\nand\n\u00a0improve mental/psychological \nwell-being\n.\n\u201d\n\n\n\n\nTo achieve the above, IOI Properties developed Gems Residences, which will be built to support the \nholistic health of residents who are in different life stages\n\u00a0i.e. Working Adults, Seniors and Children & Teenagers. Let\u2019s continue to see how Gems Residences can fulfil the residents\u2019 wellness living lifestyle.\n\n\nWellness Concierge \n\n\nThe developer has linked up with a health service provider \u2013 \nManagedcare\n\u00a0to serve the residents with its wellness and specific health cares. The \nwellness concierge\n, located at the club house, will be part of the residential facility and manned by \na trained nurse/paramedic\n\u00a0on daily basis (Monday to Friday) to provide the healthcare services for all residents. \u00a0\n\n\nIn-house Wellness Concierge Station\n\n\n\n\nAll residents of Gems Residences will be living \nthrough a care of professional paramedic\n. The station will track the residents\u2019 health record using a health passport. It is not only about the daily check of the key body vital signs (blood pressure, heart rate, respiratory rate and etc), it is important for elderly to spend quality time by sharing with the dedicated friendly medic personnel and receiving both physical and mental health care. As a father of two children, it is nice to know that there won\u2019t be any more panic moment from me to react an unexpected accident on our loved one. Priceless!\n\n\nThe working adults will have a total peace of mind to leave their seniors at home by knowing that the paramedic/nurse are at the door steps, in any emergency situation. On request basis (Ala Carte Service), chiropractic, therapeutic massage, dietetic programme, home care/nursing, rehabilitation session, house call doctor, regular check-in home visit, post-surgery care and a long list of services can be arranged for children, adults and seniors.\n\n\n\n\nMental Support\n\n\nEveryone can be stressed up in many ways, from school/exam, relationship, financial burden, family matters and etc. Managecare service is there to \u201cde-stress\u201d the residents with its services of counselling, personal advisory on advance care, estate and financial planning, or insurance.\n\n\nMedical Care Cluster\n\n\nGems Residences has the geographical advantage of being neighbouring the medical industry cluster. There are two hospitals (Serdang and Putrajaya) and a rehabilitation centre (Daehan commenced operations at IOI Two Square, IOI Resort City recently). By knowing the amenities and assistance are just a call away and paramedic supports can be at your doorsteps within minutes, it helps the working adults and senior to have a total \u201cpeace\u201d of mind living in the Gems Residences.\n\n\nNature and Greenery\n\n\nGems Residences is perfectly located within a township that is surrounded by the green lungs and golf course. Although It is away from the busy and polluted city centre, the location of IOI Resort City still comes with great accessibility to all different parts of Klang Valley. \u00a0\u00a0\n\n\nPalm Garden Golf Club\n\n\nAccessibility of IOI Resort City\n\n\nGems Residences\u2019 lush greenery and gorgeous view.\n\n\nFind out the view of your unit below!\n\n\nGems Residences Site \u2013 Aerial View\n\n\n1. View towards Wetland and Low Density Bungalow\n\n\n\n\n2. View towards Putrajaya Wetland Park\n\n\n\n\n3. View toward Green Lung and Wetland at Precinct 13\n\n\n\n\n4. View towards Green Lung\n\n\n\n\n5. View towards IOI City Mall\n\n\n\n\nBesides the green lungs, the allocation of 24% green area and landscape in the facilities\u00a0floor of the building clearly shows the developer\u2019s strong intend to build a wellness sanctuary home. This is exactly what you need to have for your wellness living \u2013 Step 1 \u201cGet the environment right\u201d!\n\n\nWhy developer introduces the Wellness Living in Gems Residences?\n\n\nModern Living Health Risk ~\n\n\n\u201cWorking adults and children are constantly under daily pressure in their own space that \n \ncreate modern mental health issue. One needs a place with green and peace of mind\u201d\n\u00a0\n\n\nMany high-density projects (with the plan of few thousand units) were offered in the market last few years, due to scarcity of land in city centre. Although the response was overwhelming, credit to the affordable pricing, buyers seems to forget about the degradation of environment. Places that are encircled by concrete jungles, congestion and high human traffic are not the ideal environment for someone who wants proper wellness living.\n\n\n\n\nIn contrast, Gems Residences is overlooking Malaysia largest freshwater wetland, parks and low density bungalows land. It is important to highlight that half of the development in Gems Residences are low rise buildings. A \ntotal of 676 units of residences\n\u00a0are sitting on a large \n9.65 acres freehold land\n\u00a0(with residential title) translates to a relatively low-density environment, of only \n70 unit per acre\n.\n\n\nThe number of towers may seem a lot (looking at the scale models), however the number of units in each block is rather low. 40 to 60 units in low-rise building and 100 to 140 units in high-rise is a luxury in today\u2019s standard. Phase 1 has been open for sale and phase 2 is now open for registration, and target to complete together in year 2023.\n\n\nGems Residences Scaled Model\n\n\nPhase 1: \n\n\n334 units in four towers (Gems Sapphire 5: A Low-rise 16-storey \u2013 56 units; Gems Sapphire 6: Low-rise 13-storey \u2013 44 units; Gems Citrine 1: high-rise 34-storey \u2013 123 units; Gems Citrine 2: high-rise 30 -storey \u2013 111 units)\n\n\nPhase 2: \n\n\n342 units in four towers (Gems Sapphire 7: Low-rise 11-storey \u2013 36 units; Gems Sapphire 8: Low-rise 12-storey \u2013 58 units; high-rise Gems Citrine 3: 23-storey 109 units; Gems Citrine 4: high-rise 29-storey \u2013 139 units)\n\n\nGems Residences Balcony View\n\n\nSocial Isolation and Inactive Lifestyle\n\n\n\u201cThe city folks are always guilty on its sedentary lifestyle which lack of physical activities. With \n \nthe time constraint and busy schedule, social network is getting smaller by days. Together with \n \npoor diet and stress, chronic illness becomes the greatest regret to the majority of the \n \nhardworking citizen.\u201d\n\n\nSedentary Lifestyle\n\n\nGems Residences placed substantial focus on creating many shared spaces at the \n3\n\u00a0acres facilities (level 5 podium floor and multi-storey clubhouse)\n\u00a0for residents. An active lifestyle first needs the existence of \u201chardware\u201d to have sufficient space for activities. In opposite, the last thing you want is to commute again from home to other clubs or activity space. Without the hassle to travel, the Gems Residence provides the \nwooden deck for yoga\n\u00a0activities, \nhammock garden and lawn area \nas an open space for kids to interact, \ntree house\n\u00a0for parents and children to mingle around, and \nviewing deck\n\u00a0to encourage conversation with friends and family members. How about a \nwell-equipped gym, \nOlympics sized pool, tennis courts and jogging track\n? No reason for not to be active again!\n\n\nThis slideshow requires JavaScript.\n\n\nIOI Properties, different from its previous projects, emphasized a lot of its club house to further support the importance of \u201cface-to-face\u201d interaction between residents and friends through the facilities like large multipurpose hall, chill & dining lounge, mahjong and table games corner and tea lounge. The kids will be given the secured space at the exploratory lab and reading lounge.\n\n\nGems Residences Club House\n\n\nList of Facilities\n\n\nThe ideal home and lifestyle for children, working adults and seniors.\n\n\n\u201cEven a \u201csafe\u201d environment is no longer enough to children nowadays due to the kid and \n \nteenagers\u2019 structural change of behaviour after the invasion of personal digital device. The \n \nisolated lifestyle, anxiety and depression, and illness due to lack of active movement are \n \nbecoming the critical emerging health issue to the children.\u201d\n\n\n\u201cWorking adults and family members are easily prompted to daily stress from long traveling, \n \nfinancial burden, chores, and commitments. Dual income family always have lack of time and \n \nknowledge to take care of the elderly at home.\u201d\n\n\n\u201cSeniors are always facing the issue of unfit living environment, smaller social network and \n \nmobility when age is catching up.\u201d\n\n\nWhile the \n\u201chardware\u201d\n\u00a0can be easily built to tackle many issues above, most of the developments fail in the \n\u201csoftware\u201d\n\u00a0part, without completing the full equation of wellness living. IOI Properties clearly recognised it and with this in mind, the developer designed an integrated solution of having medical concierge services into the offering of Gems Residences.\n\n\n\n\n\u201c Being healthy and happy is different things. Human need to be connected and add more \n \ncolors to life\u201d \u2013 Community Living & Programme\n\n\nIs it sufficient? Healthy living is more than this! It is crucial to live in a community to connect with people in your living environment. Well, the developer is creating more than just an environment and necessary key services to residents, there will be a community programme to complete the dots for residents\u2019 wellness living lifestyle. Seniors deserve to continue enjoying the colourful retirement life and live independently. Children should continue to mingle with friends and share their interests, and working adults should not have an excuse to avoid activities. \u00a0\n\n\nPool and Jacuzzi\n\n\nIn line with the efforts to build social connection and a friendly community, social activities (eg. Networking events, recreational outings/tours, community activities) will be organized occasionally. IOI Properties is also in discussion to collaborate with Universiti of Putra Malaysia to design the \n\u201cUniversity of Third Age\u201d skills Programme\n, which will introduce enrichment classes (photography, arts, baking), support groups, coaching session, and etc. Somehow, wouldn\u2019t these activities help you feel younger and bring you back to those good old days as a student? Life will never be boring and goalless again!\n\n\nUniversal Design Homes with Different Unique Offerings\n\n\n\n\nLiving Assistance Features\n\n\n\u00a0\nGems Residences (Phase 1 and Phase 2) offer a total of 109 living assistance units.\n\n\nThese \u201cspecial assisted living units\u201d \u2013 Phase 1 Type A1(G) (1249sf), Type A3(G) (1249sf), Type B2(G) (1475sf) and Phase 2 Type A(G) and B(G) both 980sf are the ideal units for families with senior citizens as it comes with the living assistance features e.g. sliding door (master bedroom and bathroom), panic button, grab bars and ramp in the bathroom\u00a0for easier accessibility. \u00a0\n\n\nDirect Access to Parking Bay\n\u00a0\u00a0\n\n\nThe developer has also very carefully designed the floor plan to allow certain units to have direct access to their designated parking bays (see the color boxed-up at one of the car park floors below) from their unit. These units are allocated at 1\nst\n\u00a0to 3\nrd\n\u00a0floor to help the residents who have the mobility concern or purely\u00a0like the convenience of living in a landed property.\n\n\n\u00a0\n\n\nFloor Plan \u2013 Direct Access To Parking Bays\n\n\nMinimum Two Parking Bays and Direct Ramp\n\n\nAll units come with at least two parking lots. If you need more parking bays, check out some of the units in the low-rise Sapphire towers.\n\n\nDirect Access to Environment Deck\n\n\nFor those who use the facilities often and love the landscape of the building can explore the units located at the 5\nth\n\u00a0floor of the building.\n\n\nPrivate Lift\n\u00a0Lobby\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nShuttle Service\n\n\nAs far as we can gathered, there will be weekly chauffeured trip provided to residents for grocery shopping. There is not much detail information at this premature stage about the chauffeured trip, however having this will definitely improve the connectivity especially to the existing shuttle service at IOI City Mall.\n\n\nTalking about the latest shuttle service to and from IOI City Mall, just a quick update on the routes, pick up and drop-off points, refer to the table below.\n\n\nShuttle Services\n\n\nFlooring Material Choice\n\n\nDepending on individual preference or needs, residents are given the choice of selecting the flooring material between laminated timber and porcelain tiles.\n\n\nProperty Layout & Pricing\n\n\n\n\nThere are many variations in term of layout size, mainly it can break down into the following:\n\n\nPhase 1:\n\n\nCitrine 1 & 2 \u2013 Type A1 (1259sf, 3Beds; 2 Baths), A2 (1259sf, 3 Beds; 2 Baths), B1 (1453sf, 4 Beds; 3 Baths), B2 (1453sf, 4 Beds; 3 Baths). Pricing starts from RM800k+ to 870k+.\n\n\nSapphire 5 & 6 \u2013 Type A1 (Geriatric 1249sf, 2 Beds; 2 Baths), A3 (Geriatric 1249sf, 2 Beds + Study; 2 Baths), B2 (Geriatric 1475sf, 3 Beds + Study; 2 Baths), C (1690sf, 4 Beds + Utility; 5 Baths). Pricing starts from RM850k+ to RM970k+)\n\n\nType A1 \u2013 1259sf, 3Beds; 2 Baths\n\n\n\n\nAll necessary \u201csections\u201d for an ideal home are included in this layout. From balcony, yard, kitchen, and walk-in wardrobe. It is good to see all bedrooms are attached with wide windows I.e. allow good natural daylight flow into the unit, and a space that is just nice for a walk-in wardrobe. The horizon layout of dining and living is our favourite as it will tend to maximise the visual space when the residents look out the view at the unit. The down side is the odd shape private lift lobby. However, it can be \u201csettled\u201d by the right interior design given its relatively large space there.\n\n\nType B1 \u2013 1453sf, 4 Beds; 3 Baths\n\n\n\n\nThis is PROPCAFE\u2019s favourite layout. It has everything that we need and want. The squarish and rectangle areas in all \u201csections\u201d of this layout will make the furnishing arrangement easy and create extra space (neat and wide) within the unit. It comes with a wet and dry kitchen. Surely, the lookout from the dry kitchen island toward the dining, living and external scenery view will be the focal point of this unit. There is no daylight issue as three bedrooms come with full wide windows and even the 4\nth\n\u00a0small bedroom is attached with the corner window. Basically, this is near to perfect for the size of 1400+sf unit.\n\n\nType C \u2013 1690sf, 4 Beds + Utility; 5 Baths\n\n\n\n\nThis layout, again, is based on horizontal space design. It tried to optimise the view of the unit to arrange all key sections horizontally. All four bedrooms will get great daylight from the wide windows. The tricky part is on the wet kitchen due to the odd shape. If one moves the fridge to dry kitchen, the full kitchen cabinet at one end of the wet kitchen should be sufficient and make the space in the kitchen more comfortable.\n\n\nPhase 2 (Currently Open for Registration)\n\n\nCitrine 3 & Citrine 4 \u2013 Type A, B,B1 (969sf; 3beds; 2 baths), Type C (1076sf; 3beds; 2 baths \u2013 Dual Keys). Pricing starts from approx. 700k to 760k\n\n\nSapphire 7 \u2013 Type A(G), B(G) (980sf; 2bed; 2baths), Type C (1076sf; 3beds; 2 baths \u2013 Dual Keys). Pricing starts from approx. 740k to 760k\n\n\nSapphire 8 \u2013 Type A, A1 (969sf; 3 beds; 2 baths), Type B(G) (980sf; 2beds; 2 baths), Type C (1076sf; 3 beds; 2baths -Dual Key). Pricing starts from approx. 700k to 760k.\n\n\n\u00a0\nIn general, Phase 2 offers smaller units than Phase 1 and the unique offering will be the dual-key units. With relative cheaper absolute price, Phase 2 units will come with less windows due to the slightly compact layout.\n\n\nType A, A1 & B (969sf) \u2013 3 Beds and 2 Bathrooms\n\n\n\n\nThis size is meant for small family who have limited budget but still needs 3 rooms set up. The segregation of kitchen should work well for those who like heavy duty asian cooking and all rooms are in reasonable size. With the size less than 1000sf, it still comes with a yard which is considered a big plus. In short, it is a pretty functional standard layout.\n\n\nType A(G) and B(G) \u2013 (980sf) 2 Bedrooms; 2 Bathrooms\n\n\n\n\nThe layout is similar to the earlier type A except that it is 2 bedrooms unit, it is a specially designed unit with living assistance features. To ensure the mobility within the unit, the developer takes down the bedroom 3 to make the open space (study). You may also notice there is no wall to segregate the kitchen. Therefore, this unit will look much spacious in common area that allow the owner plays around the space to fit their own lifestyle. We particularly like this as the study can be transformed as dining area and create horizontal open layout with more internal visual space.\n\n\nType C (1076sf) 3 bedrooms; 2 bathrooms (Dual Key feature)\n\n\n\n\nThe developer provided this layout to cater for specific group of families who like to have privacy within the family members. The junior master room can be used as hotel room. To make it a totally functional studio, it needs some restructuring to set up a small cabinet (see the black box in the photo) to cater for small pantry and washer area which need to connect the water via the bathroom.\n\n\n\u00a0\nFreebies and Show Rooms\n\n\nBuyers will get the kitchen cabinet with hood and hob, wardrobe to 3 bedrooms, digital lockset at main door, additional fittings to assisted living units, hot water storage/instant heaters, and shower screens.\n\n\nShow Rooms for Type A1(G) and C1 (slide show \u2013 see the appendix)\n\n\n\n\nProspect of Gems Residences\n\n\nLet\u2019s be honest and ask yourself these questions. Would you like to stay with your family or at the old folks/nursing home or alone at luxury senior\u2019s village when you are aged? Given a choice, do you think children like to send their parent to these places? Would you want to have an active living lifestyle and direct health care for your loved ones and yourself at \u201chome\u201d? The answers are obvious for majority of us! Family members should always live healthy together!\n\n\nIOI Properties recognised these needs and demand for a universal home that blends with unique features and in-house care services for the growing wellness conscious buyers. This is certainly one of the rare properties in town to offer such living lifestyle. With the existing amenities and conveniences of township, this product should be rated as one of the best for this segment. Unlike some developments that focus on Senior living, Gems Residences is for all generations and building both the \u201chardware\u201d and \u201csoftware (services)\u201d for residents to tackle the inherit health risk and concerns for their family members. The needs are there, so we opined that the demand will surely grow in future. PROPCAFE foresee the wellness living will likely be the ultimate lifestyle for all in coming years!\n\n\nGems Residences Entrance\n\n\nPROPCAFE have to say that the competitive advantage of Gems Residences is the \u201csoftware\u201d that comes with a long list of curated and \u201ccustomisable\u201d services for all groups of residents, from healthcare, leisure, social, mental, to physical assistance. To ensure it is sustainable and to help Joint Management Body (JMB)/Management Committee (MC), IOI Properties promised to stay in at least for 5 years as the property management company (via IOI Building Service arm) to upkeep this building, especially the \u00a0\u201csoftware\u201d is running smoothly. The unique features of private lift, direct car park access, mobility friendly unit and environment will entice certain group of purchasers. We particularly like the low density design, great greenery views, extensive facilities and the self-sustainable leisure township lifestyle.\n\n\nUnlike the usual technical or detail project analysis, PROPCAFE tried to relate the property with wellness living lifestyle. We constructed the content in this way because we feel that it is very essential to understand the full concept of wellness living so one would clearly know your market proposition (if you are an investors) and how this property can offer and help your wellness living (if you are actively looking for such living lifestyle).\n\n\nIn short, there is no doubt that this project will do well given the rarity of such product and features in the current market. Most importantly, based on our conversation with the developer, we know that the Gems Residences is sincerely designed and built to encourage M\nulti-Generation Living\n\u00a0and \nWellness Living Lifestyle!\n\u00a0\n\n\n\n\n\n\n\n\n\n\nTo know more about IOI Resort City, you can continue to read our previous articles here:\n\n\nPROPCAFE\u2122 Review: \nThe Clio 2 Residences @ IOI Resort City, Putrajaya By IOI Properties\nPROPCAFE\u2122 Review: \nIOI Resort City Part 2\nPROPCAFE\u2122 Review: \nPar 3 @ IOI Resort City By IOI Properties\nPROPCAFE\u2122 Review : \nConezion @ IOI Resort City By IOI Properties\n\n\nLatest Progress Update\n\n\nGems Residences \u2013 Latest Progress\n\n\nAppendix \u2013 Show unit\n\u00a0\n\n\nType A1(G)\n\n\nThis slideshow requires JavaScript.\n\n\nType C1 Show Unit\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-greenwoods-salak-perdana-by-paramount-property/", "title": "PROPCAFE Review : Greenwoods Salak Perdana by Paramount Property", "body": "\n\nKlang Valley Southern Corridor becomes the focal point of many developers\u2019 in recent years. The \u201cHerding behaviour\u201d and rapid development in certain parts of region always follow government strategic plans especially the spillovers from the massive infrastructure expansion or thematic corridor. The developers always the first to \u201csmell\u201d and act on it. Klang Valley folks do not need to be genius to realise the Klang Valley \u201cSouth\u201d is the way to focus in the next 5-15 years, simply based on the plan of Mass Rapid Transportation (MRT) lines, High Speed Rail, and Airport City initiatives. It is easy to say about expansion story based on, for example, Southern Point 1, 2, then expand to 3. However, it is crucial to also know where the \u201cEnd Point\u201d of the southern corridor is as the development can always start or come from both ends. If Point 0 is Puchong, then PROPCAFE sees the end Point 10 at KLIA.\n\n\nPROPCAFE Klang Valley Southern Corridor \n\n\nPuchong (Pt.0) \u2013 Puchong South (Pt.1) \u2013 Sri Kembangan (Pt.2) \u2013 Kajang (Pt.3) \u2013 Semenyih (Pt.4) \u2013 Bangi (Pt.5) \u2013 Putrajaya (Pt.6) \u2013 Cyberjaya (Pt.7) \u2013 Dengkil (Pt.8) \u2013 Salak Tinggi (Pt.9) \u2013 KLIA/Aeropolis (Pt.10)\n\n\n\n\nThis review will focus on Paramount Property\u2019s latest township \u2013 \nGreenwoods, Salak Perdana (Greenwoods)\n,\n which is located at \u201cPROPCAFE Klang Valley Southern Corridor \u2013 Point 9\u201d in Salak Tinggi (GPS Coordinate: 2.839683, 101.725162). The whole township is under freehold lands with a total size of 237 acres. As part of Bandar Salak Tinggi which is the \u201cCapital\u201d of Sepang district, the neighbourhoods have already come with existing amenities, infrastructure, SME industry (e.g. KFC hatchery, Glove Manufacture, Steel Industry, Technology Incubation Centre & etc) and government agencies (Veterinary Public Health and National Metrology Laboratories, SIRIM & etc).\n\n\nThe trend and development \u201cdirection\u201d is pretty obvious and it is not difficult to know the reasons by just spending few minutes on Salak Tinggi\u2019s location and accessibility below\n\n\nLocation\n\n\nGreenwoods (G) is surrounded by lush green lung and neighbouring with the emerging townships of Dengkil, Nilai, Putrajaya, Cyberjaya, Bangi and future KLIA Aeropolis, which come with plenty of economy activities and job opportunities within 5 to 15km radius.\n\n\n\n\nTo further zoom into the site, Greenwoods is located near to Kota Warisan, Xiamen University, KLIO, and opposites the matured residential area of Bandar Salak Tinggi \u2013 Taman Dahlia/Mawar/Seroja.\n\n\n\n\nAccessibility \n\n\nBy car, residents in Salak Tinggi can still reach Kuala Lumpur City Centre via the Maju Express Highway (To MEX \u2013 18mins from Greenwoods). Other highways includes ELITE Highway via new proposed interchange @ B29 (14mins), North-South Highway via B32 (15 mins), KLIA Expressway via B32 (16 mins) and Jalan Kajang-Dengkil via B48 (16 mins).\n\n\n\n\nERL station at Salak Tinggi, as the most convenient transportation to residents in Salak Tinggi, connects Salak Tinggi with Kuala Lumpur City Centre in just merely 25-30 mins (Salak Tinggi \u2013 KL Sentral) and passengers to KLIA in just 5mins (Salak Tinggi \u2013 KLIA). The link of ERL to LRT, Monorail, MRT and future High Speed Rail (HSR) lines will further ease the residents\u2019 journey to Greater Kuala Lumpur in near future.\n\n\n\n\nWithin the Salak Tinggi, Greenwoods can easily access to various part of Salak Tinggi and highways above (refer to map below).\n\n\n\n\nHow do I get to Greenwoods? It depends on where you are:\n\n\n\n\nFrom Nilai via B48 (4.4km in 5mins)\n\n\nFrom Bangi via Jalan Kajang-Dengkil via B48 (14km in 17mins)\n\n\nFrom KLIA via B182-B32-B48 (20km in 21mins)\n\n\nFrom Kajang via Jalan Kajang-Dengkil via B48 (13.2km in 19mins)\n\n\nFrom Putrajaya via B29-B48 (14.5km in 17mins)\n\n\nFrom Cyberjaya via B29 \u2013 B48 (20km in 23mins)\n\n\nFrom Kuala Lumpur via MEX (38.2km in 34mins)\n\n\n\n\nAmenities\n\n\nDue to the close proximity with other nearby townships, amenities are aplenty within and surrounding Greenwoods. The distance of 10km in KL City Centre could be seen as a long journey due to its heavy traffic, it may be more useful to know the time spend on the road to reach the destination in this part of Sepang as the traffic is relatively less hectic here. The below table will help you to know more about the amenities with your own assessment on the distance/time spend for each destination.\n\n\n\n\n\n\n\n\nAmenities\n\n\nDistance\n\n\nTime\n\n\n\n\n\n\n\n\nRetail/Commercial\n\n\n\n\n\n\n\n\nUptown Salak Tinggi\n\n\n6.8km\n\n\n10mins\n\n\n\n\n\n\nTesco Nilai\n\n\n8.4km\n\n\n10mins\n\n\n\n\n\n\nGiant Nilai\n\n\n8.8km\n\n\n11mins\n\n\n\n\n\n\n9 Avenue\n\n\n8.8km\n\n\n11mins\n\n\n\n\n\n\nKIP Mart & Home Mart\n\n\n11.5km\n\n\n12mins\n\n\n\n\n\n\nCourts Nilai\n\n\n12km\n\n\n14mins\n\n\n\n\n\n\nNilai Square\n\n\n12.1km\n\n\n15mins\n\n\n\n\n\n\nKL International Outlet (future)\n\n\n13km\n\n\n13mins\n\n\n\n\n\n\nMitsui Premium Outlet\n\n\n14.3km\n\n\n23mins\n\n\n\n\n\n\nGateway @ KLIA2\n\n\n18.4km\n\n\n18mins\n\n\n\n\n\n\nLeisure\n\n\n\n\n\n\nTaman Tasik Teratai\n\n\n4.6km\n\n\n5mins\n\n\n\n\n\n\nNilai Springs Golf & Country Club\n\n\n10.2km\n\n\n12mins\n\n\n\n\n\n\n\n\nEducation\n\n\n\n\n\n\n\n\nKindergarten\n\n\n\n\n\n\nSmart Reader Kids Kindergarten\n\n\n2.2km\n\n\n6mins\n\n\n\n\n\n\nPrimary School\n\n\n\n\n\n\nKLIA Primary School\n\n\n1.9km\n\n\n3mins\n\n\n\n\n\n\nSK Taman Seroja\n\n\n2.7km\n\n\n5mins\n\n\n\n\n\n\nSekolah Rendah Agama Bandar Baru Salak Tinggi\n\n\n6km\n\n\n8mins\n\n\n\n\n\n\nSK Bandar Baru Salak Tinggi\n\n\n6.5k\n\n\n10mins\n\n\n\n\n\n\nSRJK (Tamil) Bandar Baru Salak Tinggi\n\n\n6.8km\n\n\n9mins\n\n\n\n\n\n\nNilai International School\n\n\n9.6km\n\n\n11mins\n\n\n\n\n\n\nSRJK (Cina) Ladang Bukit Kledek\n\n\n10.1km\n\n\n12mins\n\n\n\n\n\n\nSecondary School\n\n\n\n\n\n\nSMK Bandar Baru Salak Tinggi\n\n\n3.9km\n\n\n7mins\n\n\n\n\n\n\nSekolah Menengah Agama Bandar Baru Salak Tinggi\n\n\n6km\n\n\n8mins\n\n\n\n\n\n\nSMK Seri Sepang\n\n\n6.9km\n\n\n11mins\n\n\n\n\n\n\nNilai International School\n\n\n9.9km\n\n\n12mins\n\n\n\n\n\n\nTertiary Education\n\n\n\n\n\n\nEast College of Technology\n\n\n0.5km\n\n\n1min\n\n\n\n\n\n\nUniKL MIAT\n\n\n2.4km\n\n\n3mins\n\n\n\n\n\n\nInti Nilai International University\n\n\n7.9km\n\n\n10mins\n\n\n\n\n\n\nNilai University\n\n\n10.4km\n\n\n13mins\n\n\n\n\n\n\nManipal International University\n\n\n10.8km\n\n\n14mins\n\n\n\n\n\n\nUniversity Sains Islam Malaysia\n\n\n14km\n\n\n17mins\n\n\n\n\n\n\nXiamen University\n\n\n12km\n\n\n12mins\n\n\n\n\n\n\n\n\nMedical Centre\n\n\n\n\n\n\n\n\nNilai Medical Centre\n\n\n9.4km\n\n\n11mins\n\n\n\n\n\n\nHospital Putrajaya\n\n\n22.6km\n\n\n27mins\n\n\n\n\n\n\nNational Cancer Institute\n\n\n23.1km\n\n\n29mins\n\n\n\n\n\n\n\n\nGreenwoods Township\n\n\nGreenwoods, defined in Oxford Dictionary as \u201ca wood or forest in leaf\u201d, is conceptualised to inspire community living with ample community spaces planned in harmony with the natural, undulating landscape of the area. The hiking trail, jogging track, cycling park and interactive playground promote an active lifestyle while pocket farms further draw residents out of doors to engage in some community projects. Open parks and a recreational pond provide more outdoor options or some fun and sun. \nGreenwoods \u2013 \u201cMy Home, My Community\u201d\n.\n\n\n\u00a0\nGreenwoods Masterplan\n\n\nThe developer has smartly ride on the nature of the lands and come out with a nice masterplan that fulfill the needs of the community in Salak Tinggi. If one tries to drive around Bandar Baru Salak Tinggi and nearby townships, it is not hard to observe that there are lacking of safe and family oriented lifestyle residential developments. Greenwoods fills up this white space to embed six green elements and provide a healthy green living lifestyle for Greenwoods residents (watch video below).\n\n\n\n\nThe lush green meadows sprawl across Greenwoods with the iconic community space at Hill Park.\n\n\n1. Hiking Trail \u2013 Adventurous trail at a well preserved eco-system.\n\n\n\n\n2. Open Parks and Pocket Farms\n\n\nGreen landscaped parks \u2013 Safe haven where children can play free.\n\n\nPocket farms are the community projects where growers and community consumers providing mutual support and sharing the risks and benefits of farming and food production. Other than the initial plan on the pocket farms (see locations below), Paramount Property is currently exploring to include more farms in the masterplan.\n\n\n\n\n3. Interactive Playground and Recreational Ponds\n\n\nThe place with family oriented living amidst with natural and green sanctuary.\n\n\n\n\n4. Jogging Track and Cycling Park\n\n\nCommunity spaces and outdoor sporting activities with dedicated cycling path.\n\n\n\n\nSimilar Hill Park concept has been executed in another project called Bukit Banyan in Sungai Petani by Paramount Property. So, Greenwoods residents may expect similar concept (see below) within the Greenwoods township.\n\n\n\n\n\n\nSafe Environment in Greenwoods\n\n\nFor the first phase of residential properties (96 Residences) in Greenwoods, developer will help the resident association to apply the permit to be the fenced and guarded (F&G) community and at the same time build the fence and guardhouse in each of the parcel. Of course, all are subject to authority approval. While the trend is going toward strata title gated and guarded (G&G) environment, it is important to understand that the maintenance will be very heavy and it may not work well in certain communities due to its restrictions and strata title act compliance. Even F&G is relatively new to Salak Tinggi, therefore, it is definitely a wise move to make Greenwoods landed properties the individual title F&G rather than strata G&G.\n\n\nAerial View of Greenwoods Township\n\n\nGreenwoods is surrounded by undulating lands with hill/forest! A picture is worth a thousand words! It is good to know that 33.68 acres out of 237 acres lands will be allocated and maintained as green.\n\n\n\n\nUnder the masterplan, Greenwoods consists of Double Storey Link Houses, Shop Offices, Apartments and Shop Apartments, which spread across 12 parcel of lands. Paramount Property has launched two phases (opposite each other) \u2013 96 Residences (96 units of Double-Storey Link Houses) and Greenwoods Belian (47 units 2-Storey Shop Offices). The response from buyers were overwhelmed which reflected in sales charts below with SPA signed. The rest of the phases are still under planning stage, therefore, the total number of residential landed, apartment or commercial units are not available for time being.\n\n\n\n\nBefore the previous developer sold the lands to Paramount Property in 2015, few parcel of lands have been developed, mainly landed properties (see below). As there is height restriction set in Salak Tinggi due to its proximity with KLIA airport, currently there is only one low-rise apartment in Salak Perdana.\n\n\n\n\nAlthough it is a new township, Greenwoods has already came with ready infrastructures to serve communities (see below TNB substation, Water tanks, and sewerage treatment plant). More energy will be flowing into Salak Perdana once the six living lifestyle elements blended into this township and surely, the hill park would be the magnet for the residents in Salak Perdana and neighbouring communities as there is nothing similar available within Salak Tinggi.\n\n\n\n\nIt is breeze journey to Greenwoods with green, hills, and trees, however, once you reached the Greenwoods, the high tension pylons are very noticeable. According to Paramount Property, those parcels that near to high tension cables will be kept at least 50 feets away and with majority of the high tension cables are sitting at the hilly sides which may reduce the visibility from the flat lands.\n\n\n\n\nDeveloper and Quality\n\n\nParamount Property has more than 35 years of proven track record to deliver quality homes in Klang Valley and Sungai Petani. To build on the success of its Kemuning Utama project, Paramount Property recently delivered the vacant possession to purchasers of the modern contemporary Sejati Residences in Cyberjaya and integrated development of Utropolis in Glenmarie, which see massive improvement in term of its landscape and architectural design. Paramount Property is an award-winning developer and the latest award received by Paramount Property includes The Edge \u2013 PEPS Value Creation Excellence Award 2016 for its Kemuning Aman project in Kemuning Utama.\n\n\nWith the commitment to build quality homes, Greenwoods will be assessed and certified by Quality Assessment System in Construction (QLASSIC) which is an assessment system to evaluate the construction workmanship quality based on Construction Industry Standard (CIS).\n\n\nFuture Prospect\n\n\nParamount Property is not in hurry to launch other phases in Greenwoods based on PROPCAFE\u2019s observation. The next residential landed property launch in Greenwoods would be in end of 2017 and the pricing is expected to be still very affordable. In addition, based on the take up rate of 96 Residences, Greenwoods clearly shows its competitiveness with other developments nearby that comes with F&G concept. In short, Greenwoods should attract buyers who look for a relatively more affordable property that come with greenery lifestyle elements.\n\n\nThe future prospect of Greenwoods relies on the catalyst below:\n\n\nThe \u201cMovement\u201d of Southern Part of Klang Valley\n\n\nThe scarcity of land has pushed the massive development toward Klang Valley \u201cSOUTH\u201d which the lands are still relatively cheap and affordable. However, any \u201cmovement\u201d needs the \u201cbuy-in\u201d and joint efforts by big developers in order to make it happens in a relatively shorter horizon. This \u201cSynergy\u201d is important to bring more variety of properties, concepts and awareness to a relatively underdeveloped area like Salak Tinggi. If you look at PROPCAFE Klang Valley Southern Corridor \u2013 Salak Tinggi (Point 9), unsurprisingly, IOI Properties (Warisan Puteri), KIP Group (KIP Central), Sime Darby (Serenia City), Sunsuria (Sunsuria City), Glomac (KLIA Saujana) and Hectare Heights (Suria Warisan) are having large land bank and presence here (see the map below with colours). The future developments are all surrounding Xiamen University and KLIO and located close proximity with each other. A quick check on the developments above shows it covers all aspect of future city\u2019s need, facilities and amenities in both commercial (hotel, retails, office, mall, hypermarket, leisure) and residential requirements (landed properties, highrise, apartment, SOHO & etc). These massive developments are expected to transform Salak Tinggi into a self-sustainable vibrant city in years to come.\n\n\n\n\nGrowth area with increasing population \n\n\nMukim Sepang and Dengkil has approximate 200,000 population where 35% are 20-35 years old. The future transformation may attract this large young group of potential upgraders or new \u201cblood\u201d within or from surrounding districts.\n\n\nPopulation growth is always a function of economy activities, job opportunities, amenities, and lifestyle components. With this in mind, you may note that other than the developments above, the spillover of future development of KLIA Aeropolis that sits at 404.7 hectar land will be another potential booster for the growth in Salak Tinggi over next 10 years. The completion of this airport city will see the delivery of Air Cargo & Logistics zone, Business and Aviation Park, Convention Centre, MICE and leisure (see Video 1 below). It also comes with components like Auto City, Water Theme Park, Golf course, and University in future phases (see Video 2).\n\n\n\n\n\n\nIt is always very interesting to hear different views from investors and own-stayers when come to property hunting. The definition of \u201cFAR\u201d is always depend on the distance of two points (start and end). However, the persons (own-stayers) who are having daily routine in Kuala Lumpur City Centre, Shah Alam, Petaling, and Cyberjaya/Dengkil/Bandar Salak Tinggi/Nilai/KLIA may give you different answer when you talk about location such as Salak Tinggi. While many investors may prefer to focus on PROPCAFE Klang Valley Southern Corridor Point 1-5, others who believe in the growth of KLIA Aeropolis may choose to park their money backward from Point 10 as the properties are relatively cheaper with potential higher return on investment (ROI).\n\n\nIn short, Greenwoods will be rejuvenated with more lifestyles and become a vibrant township in next 5 to 10 years. Good luck and Happy Property Hunting!\n\n\nProject Highlight: 96 Residences \n\n\nGreenwoods\u2019 first phase link houses, which priced about RM500k, were almost sold out.\n\n\nPROPCAFE quick summary below:\n\n\n\n\nPractical layout with spacious living area, a reasonably big kitchen and guest room.\n\n\nEven with 20ft width, car porch is wide enough to park two cars\n\n\nHigh Ceiling (11ft \u2013 Ground Floor and 9.9ft \u2013 1\nst\n floor)\n\n\nAll four bedrooms in the unit are en-suite with bathroom\n\n\nStaircase width of 3.6ft with handrail smart located beyond the steps (see below)\n\n\nQuality 2 x 2 tiles and washroom sanitary ware.\n\n\n\n\nUnfortunately, no property is perfect. 96 Residences comes with only 1 phase power supply, chain-linked back fence and no air-conditioner pipe given.\n\n\nThe site of 96 Residences\n\n\n\n\nGreenwoods \u2013 96 Residences\u00a0sample house\u00a0is now open for viewing\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-laurel-residence-bangsar-south/", "title": "PROPCAFE Review: Laurel Residence @ Bangsar South By UOA", "body": "\n\nINTRODUCTION OF BANGSAR SOUTH\n\n\nBackground\n\n\nAsk a local person born and bred in Klang Valley, they wouldn\u2019t relate Bangsar South as a part of Bangsar. It was an area filled with squatters with minimal road access until YTL Land came in to develop Pantai Hillpark in the early 1990s. Subsequently, UOA unveiled the Bangsar South Masterplan in the 2000s and transformed the area to what everyone now knows as Bangsar South.\n\n\nPhoto of Bangsar South in the 1990s obtained from Ho Chin Soon research\n\n\n\n\n\u00a0\n\n\n\n\nIn this review, we will not cover the location, accessibility, infrastructure, surrounding amenities, as it has been covered in our previous overview of Bangsar South in \nhttps://propcafe.net/bangsar-south/\n. It is recommended that you read the Bangsar South overview review in conjunction with this review.\n\n\nBangsar South vs Other Integrated Developments\n\n\nIntegrated developments combining Retail, Office and Residential elements have been a key strategy for property developers to unlock value from their undeveloped land and create perceived or actual value to better monetise their land cost. Following the success of the successful integrated developments of KL Sentral (MRCB Land), Mid Valley City (IGB Group) and Bangsar South (UOA), the more recent new launches of integrated developments are by no means cheap. Recent examples (excluding ultra-premium iconic developments such as TRX and KL118) are as follows:\n\n\n\u00a0\n\n\n\n\nLaurel Residence covered under this review is priced from RM715psf and is competitively priced, given the maturity of Bangsar South, relative to other integrated developments outline above.\n\n\nAs an integrated development, UOA has connected the various components in Bangsar South well via the various link bridges between the LRT, offices, retail and residential (proposed) components where possible. This improves the integration and walkability of the living and working community in Bangsar South.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nOffices in Bangsar South\n\n\nBangsar South is recognised as an IT Hub with over 11 million sq ft of office space and its offices are accredited with MSC status which enables eligible companies to obtain tax incentives with MDEC. As at Q2, 2021, the offices in Bangsar South boasts a healthy average occupancy rate of 91%, outperforming Mid Valley and KLCBD at 78.5% and 67.3% respectively. Note that the occupancy rates were steady and remained healthy throughout the COVID-19 pandemic.\n\n\nHowever, its average rental rates are the lowest relative to its peers at RM5.44psf. Nonetheless, if you are looking the offices\u2019 spillover effect to the residential components of the residential and retail components, the occupancy rate is the most important pull factor in bringing more human traffic and economic activity into the integrated development.\n\n\nSource: Office occupancy rates from The Edge Property\n\n\nSource: Average rental rates from The Edge Property\n\n\nThis slideshow requires JavaScript.\n\n\nPROPERTY REVIEW \u2013 LAUREL RESIDENCE\n\n\n\n\nLocation and Road Access\n\n\nSharing the same driveway as Camelia Serviced Suites and Goodwood Residence, UOA has unveiled their next residential development in Bangsar South \u2013\n\u00a0\nLaurel Residence. UOA intends to develop the 2.1 acre leasehold land, into 2 blocks of 47-storey towers with 630 units per block (1,260 units total) of serviced apartments.\n\n\n\n\nLaurel Residence is located behind Nexus and is sandwiched between Goodwood Residence and an undetermined future development. Similar to Goodwood Residence, UOA has included another entrance/exit in Jalan Pantai Permai as an alternate route to ease traffic concerns into/out of Laurel Residence. The Bukit Gasing forest reserve is also accessible via Jalan Pantai Permai within 800m of alternate entance. While this is a convenience to residents, it will also increase the maintenance cost of the development as additional CCTV, security guards etc are required to be positioned in this alternate entrance.\n\n\nMain entrance driveway to Laurel\n\n\n\u00a0\n\n\nJalan Pantai Permai\n\n\n\u00a0\n\n\nThe land have been clear and piling works have started in the site\n\n\n\u00a0\n\n\nBoundary line with the next door development, Goodwood Residence\n\n\nDistance to LRT Stations\n\n\nLaurel being located behind Nexus may provide more privacy and less noise as compared to Novum, Southlink, Southview and KL gateway (\u201cJalan Kerinchi Kiri 2 properties\u201d) as it is further from Federal highway and SPE. However, it is further from the LRT station.\n\n\n\n\n\n\n\n\n\n\nStation\n\n\n\n\n\n\nDistance\n\n\n\n\n\n\nRemarks\n\n\n\n\n\n\n\n\n\n\nLRT Kerinchi\n\n\n\n\n\n\n1.2km (18 mins walking distance)\n\n\n\n\n\n\nPredominantly covered via the link bridges throughout Bangsar South\n\n\n\n\n\n\n\n\n\n\nLRT Universiti\n\n\n\n\n\n\n900m (12 mins walking distance)\n\n\n\n\n\n\nAlong Jalan Kerinchi main road (not well covered)\n\n\n\n\n\n\n\n\n\n\nThis is generally further than the generally acceptable walking time of approximately 10 mins (+/- 750m) under our Malaysian hot and humid climate. Hence, individuals requiring LRT access may prefer to reside in the Jalan Kerinchi 2 properties compared to Laurel.\n\n\nIt is rumoured that the highly speculative MRT3 alignment will have a \u201cPantai Permai station\u201d which may share the same road as Laurel\u2019s alternate entrance. IF realised, this station will potentially be the most convenient train station for the development but will take many years before it takes form and becomes operational.\n\n\nCommon Facilities\n\n\nGround floor facilities plan\n\n\nLevel 5 facilities plan\n\n\nUOA has improved tremendously in its common facilities offering; boasting an elaborate grand lobby and alcove that greets its residence as they return. The design is an improved USP relative to the medium to smaller residential projects segment in Bangsar South like Southlink, Novum and KL gateway, whereby the lobby is not overlooking the entrance, unimpressive and doesn\u2019t incite a \u201cpremium impression\u201d to the development.\n\n\nDesign-wise, Laurel is an improvement from its predecessor (Southlink) as:\n\n\n\n\nIt is built on a north-south orientation so that the units don\u2019t have to face the scorching hot Malaysian sun into the unit in the evening.\n\n\nIt is built with 2 blocks and follows a \u201cbox design\u201d with the lift core in the middle. This allows for better privacy between units (reduced units/floor and no adjacent units) and improves natural lighting and ventilation (with reduced echo and noise) in the unit corridor.\n\n\n\n\nLaurel\u2019s units-to-lifts ratio is very generous at an average 90 units per lift and has a good speed at 4m/second. For each block, there are a total of 7 lifts (3 (high zone) + 3 (low zone) + 1 (service lift)) serving 630 units.\n\n\nAs a pure-play residential development, the demographics appeal for Laurel will be more for young families as a first home while mixed-developments with a retail component would appeal to bachelors or couples seeking conveniences.\n\n\nTypical Floor Plan, Unit Size and Layout\n\n\n\n\n \n \n\n\nAll units are segregated with a void area (semi-D style) with the exception of the smallest unit (Type A 495sq ft 1+1). This \u201csemi-D style\u201d design is a great advantage for the type B and C units (2 bedrooms) relative to type A in terms of unit ventilation for the 2\nnd\n\u00a0bedroom and bathroom and (slightly) better natural lighting into the unit. For an approximate price difference of 35k (between type A and B) and 65k (between type A and C), the 2bedrooms has better value relative to the 1+1.\n\n\nFor all corner units and selected intermediate units for certain floors, the unit comes with an accessory parcel for storage (ranging between 32sqft and 44 sqft \u2013 priced into the selling price of the unit) in the core of the block. For own-stayers, this space will enable adequate room for storage of bicycles and other bulky belongings. However, for investors, this space may not command extra rental premium from tenants and would also be subjected to additional maintenance fees as it\u2019ll be factored into the share unit calculation for accessory parcels to the unit.\n\n\nFor all windows facing north and south (facade view), UOA has provided decent window size/height. However, for windows facing inwards/sides (including the corner units or studio portion of the dual key), single panel windows are given and are shorter in height.\n\n\nAll units come with 1 floating car park lot, regardless of its size. Despite type D (dual key 903sq ft) being almost double in size (and price) relative to type A, buying 2 type A units will entitle you the use of 2 floating car parks with the similar \u201cdual key\u201d functionality of 2 type A units, with the extra flexibility to liquidate them separately in the future.\n\n\nPartial Furnishing\n\n\nUOA has improved in its provision of fittings by giving full top and bottom kitchen cabinets (for Southlink, only a portion of the top cabinets were included). Also, the floor tiles included are textured and the balcony railings are matte black which gives a more premium feel to the unit. UOA has also provided free aircon for all rooms and living room, boiler type water heater and decently finished toilet (with marble-like vanity top and a small shower screen).\n\n\nWardrobe design that comes with the unit\n\n\n\u00a0\n\n\nDesign for balcony railing\n\n\nThe latest Scaled Model of Laurel\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nOverall Supply of Laurel and Residential Units in Bangsar South\n\n\n\n\nOver the past decade, Bangsar South has 8,057 new residential units (including Laurel). Majority of these supplies are 1 bedroom and 2 bedrooms, the actual percentages of this segment is actually higher as most of the dual key layouts (categorised as 2+1 bedroom or 3 bedrooms) will be used/rented as a studio and 2bedroom separately. And most of the layouts in Laurel needs to compete with the most common supply types within Bangsar South.\n\n\nGoodwood Residence is the next development expected to be completed in 2022. Take note that there are no new launches since Goodwood was launched in end 2018 until 3 years later for Laurel Residence. In our view, this is a good period of time for the market to absorb the yearly back-to-back new supply in residential blocks since 2016 to 2022 (7 years in a row).\n\n\nFuture Supply of Residential and Commercial developments in Bangsar South\n\n\n\n\n\n\nPRICING AND OVERALL CONCLUSION\n\n\nFor early birds, UOA has priced the project attractively as low as 715psf for the lowest floor, with an average price escalation of rm500 (gross) per floor. This pricing is very attractive as it results in an overall low absolute pricing of rm352k 1+1 bedroom (495sq ft) and rm420k 2bedroom (590sq ft) for a partially furnished unit in Bangsar South proper.\n\n\nThis is great for young professionals, looking for a starter home and wanting conveniences around within KL or for investments to the catchment of residents who works in the companies within Bangsar South or those within the LRT Kelana Jaya line. The project however, doesn\u2019t come with HOC as the APDL is not expected to be obtained until end of the year which coincides with the expiry of the HOC (unless the government extends the HOC further).\n\n\nDesign wise, it is a tremendous improvement from its predecessors in Bangsar South in the similar segments in terms of facilities and privacy as a pure-play residence development. However, the rental liquidity of Laurel may be underperform those in Jalan Kerinchi 2 due to its longer distance from the LRT Stations. Further, there may be potential risks that the future developments will further increase the competition from a rental and subsale perspective in the future. Also, its maintenance fees is higher at 33sen psf (including sinking fund) relative to UOA\u2019s predecessor developments in Bangsar South, though reasonably estimated due to the improvement in common facilities.\n\n\nThere is no perfect property in the market as there will be pros and cons. Nonetheless, the overall value proposition for Laurel Residence from a Bangsar South perspective and from an integrated development fee perspective is attractive in terms of the price relative to the location.\n\n\nHappy investing folks!\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-par-3-ioi-resort-city-by-ioi-properties/", "title": "PROPCAFE\u2122 Review: Par 3 @ IOI Resort City By IOI Properties", "body": "\n\nPROPCAFE has covered many IOI PROPERTIES projects over the years but this time PROPCAFE needs to complete the mission to figure out more on the \nPremium\n behind the latest IOI\u2019s Signature Homes \u2013 \nPar 3\n.\n\n\nThis\n SIGNATURE\n series, which is categorised as the most \nPremium\n series in IOI products, offers 207 units of Condominiums and 18 units of Condo Villa on 2.89 acres freehold land in IOI Resort City.\n\n\nKeeping abreast with latest market trend where products are categorised by series to have distinctive differentiation, IOI has come out with 3 product series- Classic, Vogue and Signature. Some of the examples are as follow:\n\n\n\n\n\n\n\n\nSeries\n\n\nProperty\n\n\nDescription\n\n\nTownship\n\n\n\n\n\n\nIOI Classic\n\n\nEvira \u2013 2S terrace house\n\n\n22\u2019 X 75\u2019\n\n\nWarisan Puteri\n\n\n\n\n\n\nIOI Vogue\n\n\nAvens \u2013 2S terrace house\n\n\n22\u2019 X 75\u2019\n\n\n16 Sierra\n\n\n\n\n\n\nAvista \u2013 2S terrace house\n\n\n22\u2019 X 75\u2019\n\n\nWarisan Puteri\n\n\n\n\n\n\nIOI Signature\n\n\nDumalis \u2013 2S & 3S superlink\n\n\n24\u2019 X80\u2019\n\n\n16 Sierra\n\n\n\n\n\n\nSierra 6 \u2013 2S & 3S superlink\n\n\n27\u2019 X 73\u2019\n\n\n16 Sierra\n\n\n\n\n\n\n\n\nPar 3 Condo IOI Resort City Dining Area\n\n\nThe product is differentiated by concept, quality of materials such as sanitary fittings and tiles, ceiling heights, sizes of land and built up etc. For example, Evira is the first phase of Warisan Puteri and falls under Classic Series by IOI Properties.\n\n\nThe built up is spacious from 2,121 sqft (Refer to link \nhere\n ) however the architectural is slightly inferior compared to other series. For example, a noticeably beam across the living & dining area at ground floor and no double volume in family area at first floor.\n\n\nWhere else compared to Avista, the ceiling at ground floor is clean line without any obstruction and a humongous 20ft of ceiling height at family area at first floor. It is not surprising as Evira is a bread and butter product offering by IOI Properties.\n\n\n\n\nProduct like Sierra 6, the signature series oozing premium such as super wide terrace link 27\u2019 with built up from 2,798sqft.\u00a0 The superlink terrace house also offers same concept, large windows and high ceiling to enhance natural sunlight and ventilation.\n\n\nNot only that, solar hot water system is installed to reduce electricity consumption for bathing and washing usage.\n\n\nWith this, Par 3 @ IOI Resort City is the latest premium product offered by IOI Properties under Signature Series.\n\n\n\n\nPar 3 \u2013 Premium x 3?\n\n\nPROPCAFE made a deep dive into Par3 to understand the \nPremium\n attached to this residential titled (rare nowadays!) SIGNATURE homes. What so luxury on this SIGNATURE homes?\n\n\nInterestingly, IOI Properties did pay attention to details on this project! Based on master plan of IOI Resort City, Par 3\u2019s location is definitely one of the best. It is the nearest (400 meter away) high-rise to the IOI City Mall in the entire IOI Resort City so far.\n\n\nWhat\u2019s more? It also comes with the lowest density and absolute number of units compared to others. The best is, both sides of the building enjoy fantastic golf course view! It does not end here, more additional \u201cpremium\u201d has been discovered in Par 3 and will be shared in this article.\n\n\n\n\nThe project plan of Par 3 shows IOI Properties did not compromise the commitment on Signature series. Instead of squeezing in another block of condominium, 18 luxury condo villa are offered to the buyers.\n\n\nIt is rare in current market offering due to relatively thin profit margin. PROPCAFE witnessed developer turned bungalow lot/parcel into condominium, not to say such reasonably size of land with great views.\n\n\n\n\nPar 3 will be assessed under \nQLASSIC\n that measures and evaluates the workmanship quality of a building construction work based on Construction Industry Standard. Although Par 3 is just recently previewed, works has been in advance stage.\n\n\nKnowing IOI Properties, owners will never be late to get their key. With no exception on Par 3, this project is scheduled to complete in Q1 of 2019.\n\n\n\n\nConcept and Facade\n\n\nIt is not difficult to recognise Par 3 has the nicest fa\u00e7ade in the existing offerings if you are familiar with IOI Resort City. The air conditioner ledge is carefully hidden behind the unit to maintain the aesthetic look of Par 3.\n\n\nThe pocket gardens on alternate floor also make the building less monotonous and bring additional common space for the \u201cpremium\u201d residents and to provide natural ventilation and lighting to each floor.\n\n\nMore and large window also makes Par 3 more \u201cglassy\u201d than other current residential buildings. As for the Condo Villa, the fa\u00e7ade resemble a neat and elegant townhouse design. Due to its low density, the units at the ground floor are having \u201cextra garden\u201d at the back of the unit!\n\n\nIf IOI Properties can deliver the entrance statement/guardhouse and grand lobby/waiting area shown in the artist impression, Par 3 will certain standout from the rest of building here.\n\n\nPar 3 IOI Resort City Facade\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nDespite all the units are in North or South orientation without any direct facing of East or West Sun, the various angle of fins of the facades in this 31 storey building is designed to provide shades without obstruction to the view.\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nSecurity and Facilities\n\n\nPar 3 comes with 4-Tier Security features\u00a0 \u2013 CCTV surveillance at guardhouse with intercom and central monitoring system, CCTV in the lift/lift lobby, card access control at lift, and digital lock-set at each unit\u2019s main door entrance.\n\n\nUnlike most condos where only one egress is provided for visitors and residents, IOI Properties spares no effort in this Signature product. 2 egresses are provided to ensure smooth traffic in and out from the guardhouse.\n\n\nTo provide further peace of mind to the residents, a video intercom systems with panic button linked to the Guard house will be built in to every unit in Par 3.\n\n\n2 ingresses and 2 egresses are provided in Par 3\u2019s entrance\n\n\nFacilities and Communal Area\n\n\nWhen we have a banter with the salesperson about the inspiration of the communal area, IOI Properties has been generous to share the architect inspiration on a sketch where the facilities are planned with \u201ckampong\u201d concept.\n\n\n\n\n\u201cAt the podium which is the heart of habitat, infinity pools, as well as an array of facilities are also incorporated into the design. In addition, the surbubs living also comes with Herbs garden, steam room and facilities that promote pleasant community environment.\u201d\n\n\n\n\nThe double volume facility floor offers extensive facilities with the consideration for all age group of residents. For unconventional aqua gym and reflexology terrace will be perfect for elderly to have less hectic gym activities and the reading lab, game room and wading pool are great for kids. The adult can enjoy the spa pool, tea lounge and mini theater and host parties at the mezzanine floor. See the rest of facilities below.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nThis building includes three basement level and four level of elevated car park. 20% of the total carpark bays will be reserved for visitor parking and a minimum of 2 car park bays are given to each unit.\n\n\nFor owner who wish to have more car parking space, selected units at the higher floors the car parking bays provided will allow to park up to 4 cars. For those who need more car parking bays, premium price of high floor could be all well paid, together with its majestic view.\n\n\n\n\nAs the condo villa, the owner of the ground floor unit has a great privilege where its car parking bay is right at your doorstep, while upper floor units will be allocated with car parking bay at a short distance away.\n\n\nShaded carpark for the exclusive 18 units condo villa\n\n\nFloor Plan and Unit Layout\n\n\nYou may see 8 units are residing in each floor of Par 3, but a closer look shows that the floor is split into two block by the service area. It means each block only has four units which sharing two lifts. In total 207units are sharing 4 passenger lifts and 1 cargo lift which in PROPCAFE\u2019s opinion is\u00a0 quite generous with ratio of 52units/ lift.\n\n\nThe bigger size type of 1636sf/1668sf units are designed as the \u201cbungalow\u201d in the sky and the rest (with built-up of 1324sf) are the \u201cSemi-D\u201d to provide the exclusivity and justify the price tag of Par 3.\n\n\n\n\nThe Type A/A1 (BU: 1636/1668sf) designed with an efficient horizontal layout to capture the natural lighting fully for dining, living and master bedroom.\u00a0 This four bedroom unit comes with 3 bathroom.\n\n\nHowever, the layout shows the guests may need to go through the bedroom four to access the bathroom. This issue could be resolved by opening up the bedroom for the concept of open study room/tea lounge (as in show unit) if one is willing to sacrifice the guest/fourth room.\n\n\nRecognizing the different needs, the developer is flexible and willing to accommodate the request from buyers if they wish to remove a portion of wall (not those shear wall) and convert it to open space.\n\n\n\n\nNot only that, the door line (between yard and wet kitchen) is removed and the depth of structural column is reduced to 350mm to create seamless space between wet kitchen and yard, and therefore a bigger wet kitchen.\n\n\n\n\n\n\nPlease speak to the friendly Salesperson about it and being the Signature series, IOI Properties is more than willing to listen and try to accommodate your needs.\n\n\nThere is no such problem for Type B (BU: 1324sf). This 3 bedroom 3 bathroom unit has a bigger foyer and better bedroom setting for room 2 with more natural lighting.\n\n\nHowever, the vertical layout of master bedroom may not be as flexible as early type in terms of furniture placement. Bedroom 3 may only fit a single bed. Both types include dry and wet kitchen. Type B combines Wet kitchen with yard together creating a seamless space.\n\n\n\n\nCondo villa has a relatively bigger built up (Type C1/C2 \u2013 2217-2250sf; Type D1/D2 \u2013 1647sf) compares to condominium. This 3 storey building has 6 units per floor but the design of access and lift (2 units to share 1 lift) means it is almost a private lift concept to keep the privacy as priority for residents of condo villa.\n\n\nWith all bungalows units are not for sale, if you want to get a piece of landed property in IOI Resort City, this condo villa probably is the closest you can get, especially the ground floor units!\n\n\nThe layouts are well designed to cater for 3 bedrooms usage with additional powder given. The developer also smartly split the unit of type D1/D2/C2 into two \u201ccluster\u201d and include the window near the foyer to invite more sunlight into the unit to resolve the common issue of longish vertical layout.\n\n\n\n\n\n\n\n\nType\n\n\nSize, sqft\n\n\nConfiguration\n\n\nNo. of Unit\n\n\nOrientation\n\n\n\n\n\n\nA\n\n\n1636\n\n\n4 beds + 3 bathrooms\n\n\n52\n\n\nNorth\n\n\n\n\n\n\nA1\n\n\n1668\n\n\n4 beds + 3 bathrooms\n\n\n52\n\n\nSouth\n\n\n\n\n\n\nB\n\n\n1324\n\n\n3 beds + 3 bathrooms\n\n\n103\n\n\nSouth & North\n\n\n\n\n\n\nC1/C1a\n\n\n2217\n\n\n3 beds + 4 bathrooms\n\n\n3\n\n\nSouth\n\n\n\n\n\n\nC2/C2a\n\n\n2250\n\n\n3 beds + 4 bathrooms\n\n\n3\n\n\nSouth\n\n\n\n\n\n\nD1/2\n\n\n1647\n\n\n3 beds + 3 bathrooms\n\n\n8\n\n\nSouth\n\n\n\n\n\n\nD1a/D2a\n\n\n1722\n\n\n3 beds + 3 bathrooms\n\n\n4\n\n\nSouth\n\n\n\n\n\n\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\n\n360 Degree View \n\n\nHere comes the best part of Par 3, its fantastic view! Both sides of the building are having the great view of golf course. PROPCAFE here shares the view from equivalent height of 15\nth\n floor of Par 3.\n\n\nFor the direct view towards IOI City Mall, it comes with the combination of golf view with skyscrapers! In fact, the lower floor of Par 3 could be value for money which has a better golf course view than high floor units as only relatively smaller parcel of golf course sits in this view.\n\n\nView at 31st Floor\n\n\nView at 15th Floor\n\n\nView at 31st Floor\n\n\nView at 15th Floor\n\n\nPricing & Maintenance Fee\n\n\nPar 3 condominium\u2019s pricing starts from RM898k or from 658psf. The incremental pricing for every floor is about RM3k whereby different premium of RM18k for the (Type A1) unit comes with a balcony and RM8K for unit with a common landscape deck adjacent to it.\n\n\nThe price of Condo Villa starts from RM1.28m for type D1 1647sqft. With the nearest neighbour Puteri Palma (phase 1 & 2 more than 10 years old) pricing now ranged from RM480psf-620psf with similar size, on paper this premium Par 3 does not seems too premium at all if one values its concept, facilities, exclusively and density.\n\n\nDue to low density of the project, the maintenance fee is expected at RM0.40psf inclusive the sinking fund.\n\n\n\n\nFinishes and Show Unit \u2013 Type A\n\n\nFrom the show unit and specification, PROPCAFE observed a better finishing materials are given to Signature series Homes. Buyers are expected to be given better brands of sanitary ware, flooring, heater, electronics items like Hood & Hob, air conditioner and etc.\n\n\nThe relatively higher ceiling of 11ft (3,300mm) also create additional cubic space for the unit. The other freebies includes water heaters, hob & hood, shower screens, air conditioners, digital lockset. Timber and engineered laminated flooring is provided for Condo Villa and condominium unit respectively.\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nThe wall at bedroom 4 is removed to create open space used as lounge or study area\n\n\n\n\nComparison with Neighbourhood\n\n\nA PROPCAFE review will not complete without analysis \nof comparison with neighbouring development\u2026\n\n\n\n\n\n\n\n\nName\n\n\nType of Development\n\n\nTotal Units\n\n\nBuilt Up, sqft\n\n\nPrice, RM psf\n\n\n\n\n\n\nPuteri Palma\n\n\nCondominium\n\n\n608\n\n\n1200-1800\n\n\n480-620\n\n\n\n\n\n\nClio\n\n\nService Apartment\n\n\n234\n\n\n872 \u2013 26units\n\n1,012-54units\n\n\n1,151-50units\n\n\n1,410-102units\n\n\nApprox 600\n\n\n\n\n\n\nConezion\n\n\nMixed Development\n\n\n1326\n\n\n780/783-304units\n\n986/994-666units\n\n\n1,251/1,278-356units\n\n\n500-600\n\n\n\n\n\n\n\n\nFor readers who want unobstructed golf view and exclusivity, their choice will be the 10 years old Puteri Palma or this Par 3. Clio and Conezion are catered for couple or young family due to the smaller sizes therefore the serviced and mixed concept with office and retails underneath the development.\n\n\n\n\nLastly\u2026..\n\n\nOn a first glance, Par 3 is priced at premium where it is unheard to hear the condominium is priced closed to RM1million+ at this part of Klang Valley where house buyers wouldn\u2019t mind to prefer to fork out this amount of money in Country Heights Kajang or JadeHills.\n\n\nHowever nothing compared to living within golf course and the view is simply majestic and breathtaking.\n\n\n\n\nPar 3 is not about the condo but it is riding on the IOI Resort City where IOI City Regional Mega Mall is coming up nicely with phase 2 coming soon. Also with all the infrastructure in place such as dedicated access, 5 Star Hotel, Grade A offices (Read it more \nhere\n), Par 3 probably will be the destined as preferred address in the future.\n\n\nIn short, there are not many properties come with walking distance to both regional mall and golf course, or should I say none other than Par 3 in IOI Resort City?\n\n\nHappy hunting for your home, folks!\n\n\n\n\nFor more details >>>\n\n\nWebsite : \nhttp://www.ioiproperties.com.my/Par3/\n\n\nShow Gallery Address & Contact :\n\n\nIOI Galleria @ IOI Resort City\n\nLebuh IRC, IOI Resort,\n\n62502 IOI Resort\u00a0City,\u00a0Putrajaya, Malaysia.\n\n\n\n\n\n\n\n\nTel\n\n\n:\n\n\n\u00a0\n(603)\u00a08947 8899\n\n\n\n\n\n\nFax\n\n\n:\n\n\n\u00a0(603) 8947 8844\n\n\n\n\n\n\nEmail\n\n\n:\n\n\n\u00a0\nioirc@ioigroup.com\n\n\n\n\n\n\nWebsite\n\n\n:\n\n\n\u00a0\nwww.ioiproperties.com.my/IOIResortCity\n\n\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-park-place-desa-parkcity/", "title": "PROPCAFE Review: Park Place @ Desa Parkcity By Perdana Parkcity", "body": "\n\nPROPCAFE is \u201cSenior\u201d enough to witness the challenging period of Desa Parkcity when it first launched the SAFA project. It was a conventional terrace property project with individual title that priced slightly above the market price in Kepong during the sluggish property market environment.\n\n\nOh, Kepong Address and High Maintenance Fees\n\n\nMany argued about the worthiness of DPC premium price, pointing the Kepong address which was not enticed to most mid income group, not to say high-end affluent market. It makes perfect sense 15 years ago as Kepong wasn\u2019t the place to go and you would not see the lake, commercial waterfront outlets, or anything \u201cbeautiful\u201d at that time. What presented to you by a relatively new and unknown east Malaysia developer at that time was just a \u201cmasterplan\u201d.\n\n\nThe other hurdles that time in DPC was the maintenance fees for the rare gated and guarded landed properties when most of the landed property owners yet to know the value of such concept especially they hardly pay anything like this (3-storey Zenia maintenance fees was quoted more than RM600 and everyone was jumping!). This had stopped many to venture into this township. Today, it is a norm to pay rm500-1000 even for highrise property. Those bashed the DPC properties in the forum (oh, still remembered the myrealestate.com.my?) who doubted such high maintenance concept for landed properties was proven wrong by the market trend over last 10-15 years. With all the above, please give some credits to those who jumped in that time instead of branding them \u201cLUCKY\u201d! \ud83d\ude42 They deserved the reward of 3 times more valuation today.\n\n\nMasterplan, Trust and Visionary\n\n\n\n\nYou need to be very visionary and extremely confident on this developer to jump into Desa Parkcity 15 years ago. PROPCAFE might not a big fan of Kepong location that time but was in love with the concept and environment here. Firstly, it has a higher ground than the nearby vicinity which formed the trait of higher end properties (please take note on this as your future property selection criteria \ud83d\ude09 ). Secondly, we were impressed by their masterplan and concept, especially the lush greenery and landscape works surrounding the park that already completed in year 2006 when we visited the vacant possession of Southlake. By walking around the park (yup, dried lake and waterfront work-in-progress), we were very optimistic that this place would become something unique to Klang Valley properties. The rest is history.\n\n\nGame Changer \u2013 Landed Strata Title Property\n\n\n\n\nThe most decisive and correct strategy from Perdana Parkcity was to create the differentiation by offering the landed strata title properties to the market, which was rare and new in early 2000. The Developer knew that if they didn\u2019t do it, the township will just be another \u201cTaman\u201d with all awkward rainbow color properties (opps, you may still see it in South Lake and Safa :-?, thanks to its individual title ).\n\n\nUnlike Bungalow development, it is hard to up the game in terrace to offer and attract buyers or own-stayers who like uniformity without the concern of neighbours\u2019 weird renovation taste while sharing the condo equivalent facilities in landed property environment. Their success of Parkhome resort theme \u00a0properties like Nadia, Adiva, and Adora had proven the demand in this segment. This has inspired the developer to launch more modern park \u00a0homes like Zenia, Casaman and Mansion. Kudos to the developer which dared to offer such products, of course with the premium as well. Those \u201cbrave\u201d buyers would definitely remember the weird DMC and parcel definition from developer which was based on the sample of highrise properties.\u00a0\n\n\nPROPCAFE has covered many Desa Parkcity reviews so, this time we will not talk about \u201cHow Nice\u201d Desa Parkcity is again. Instead, we will emphase the \u201cproduct\u201d of Park Place and some reality checks for Park Place fans and buyers.\n\n\nPark Place @ Town Center\n\n\nPark Place @ Parkcity Town Center\n\n\nThe 54 -storey Park Place is sitting at 4.55 acres freehold land which offering 537 units for those who loves to enjoy the communal living. Thanks to pandemic in 2020, everyone wants \u201cmore space\u201d at home andespecially breathing space \u00a0in common areas.\n\n\nThis article will be written in different way, unlike our previous reviews. We will dissect the Positive and Negative part of this development directly rather than sharing the development information (which can be obtained in Developer\u2019s comprehensive website). Too many online articles have published the same O same O information and mostly for journalism purposes. Don\u2019t expect PROPCAFE to write fancy languages or bombastic words to describe the project, it is not PROPCAFE\u2019s DNA. This article will go straight to the points and share PROPCAFE\u2019s mind. Yup, to figure out the pro and con of property for everyone to make decision in sales gallery. To buy or Not To Buy?\n\n\nLocation (General)* \u2013 Positive\n\n\nPark Place has the benefit of its location in Desa Parkcity which located between two lakes and two parks. The exact location is right besides Safa and opposites the Sport Centre and Dog Park. A plus point for dog lovers \ud83d\ude42 . In general, the location is pretty strategic and within walking distance to key amenities in the township. Perfect? Not really. See the specific location discussion (comparison with other parcels in DPC) in later section.\u00a0\n\n\nDistance to Key Amenities\n\n\nLocation of Park Place and Amenities\n\n\nNew Recreation Park and Lake in Parkcity Town Center \u2013 Positive\n\n\nPark Place is neighboring with the newly unveiled lake (current water retention pond). Once it is beautified, it will be the recreation park and lake for the town center visitors and residents in Desa Parkcity (see scaled model below). \nWhen comes to landscape surrounding the lakes, you do not need to doubt about the developer\u2019s execution. Good news to Park Place owners.\n\n\nNewly Introduced Recreation Park and Lake at Parkcity Town Center\n\n\nFacade \u2013 Positive\n\n\nPark Place facade is a combination of One Central Park and South Brooks. It is very neat and very \u201cSingaporean\u201d. It doesn\u2019t add unnecessary variants like One Central Park\u2019s balcony or South Brooks\u2019 curvy edges. It is just about right to make the clean facade less boring with the add-on structures for the Sky Garden at higher floor\u00a0 (41 and 42 floor).\u00a0\n\n\nFacade of Park Place\n\n\nLayout \u2013 Positive\n\n\nThere are 100 units of 2 bedder (1109-1173sf), the rest \u00a0of 437 units are 3 bedrooms and above (1367 \u2013 4047sf). There are nothing much to complain about the layouts which developer has improved tremendously since the launch of Westside Three (not a fan of their layout design in early developments). Bedroom natural sunlight, balcony, yard, kitchen, and horizontal living + dining space are properly designed. Smallest units (Type A and B \u00a0\u2013 2 & 3 bedder unit) have minimum two car park bays and 3 carpark lots are given to bigger size units. See the floor plan and layout here.\n\n\nPark Place @ ParkCity TownCenter Floor Plans\n\n\nPurposefully Built \u2013 Key Success of Park Place! \u2013 Positive\n\n\nPROPCAFE will share more about this as we see this as the key factor to lure the buyers of this development. The developer is definitely spot on to create many hangout and chills areas for residents, both in-door and out-door. It comes in a perfect time to sell this product in this \u201cmemorable\u201d pandemic time.\u00a0\n\n\nSite Plan \u2013 Ground and Level 8\n\n\nThe architect and developer studied the need of new generation living by building homes with seamless flow and interaction of elements in leisure, social pursuits, and well-being. This is absolute key for this development when all of us are suffering the \u201cStay at Home\u201d order. Everyone will pay attention on their home more nowadays as they will stay at home longer. Suddenly they will also need more space for their communal living lifestyle.\u00a0 The attention to detail on this aspect has set a different standard to the market on how to curate the environment for the new generation Gen Y and Z segement. It is all about having the space outside your units and developer definitely understands that. See some of the great features below:\n\n\nPrivate Lounge Mall\n\u00a0 \u2013 Elegant Taste and Individual Space\n\n\nPrivate Lounge Hall\n\n\nOutdoor Garden Deck\n \u2013 Chill with your families and friends if you are outdoor person\n\n\nGarden Deck\n\n\nWork Loft\n \u2013 Work-From-Home? No longer within the four walls. Absolutely love it!\n\n\nWork Loft\n\n\nConcourse Hall\n \u2013 You cannot find a better place to wait and invite your guests to come over your lovely home. This double volume hall is stunning!\u00a0\n\n\nConcourse Hall\n\n\nSky Garden\n \u2013 \u201cExtend the Home Out, Usher the Outside In\u201d. Many hang out spaces are here for you to chill.\n\n\nSky Garden\n\n\nSite Plan \u2013 Sky Garden Level 41\n\n\nSky Garden \u2013 Level 42\n\n\nOutdoor Hammock\n \u2013 For those who need inspiration and creativity, this space will be perfect for you to work or study! Chills? Yes, there are many other spaces for you. Keep reading it.\n\n\nOutdoor Hammock\n\n\nMovie Room\n \u2013 Own cinema with friends and families! Netflix from home to comfortable movie room here!\n\n\nMovie Room\n\n\nActivity Hall\n \u2013 What a great idea from developer to create this space where many comunnal activities can take place here. Fancy a performance here?\u00a0\n\n\nActivity Hall\n\n\nCreativity Plateau and Outdoor Lounge\n \u2013 Want to do the hang out activities and performances outdoor instead of indoor activity hall? Here you go!\n\n\nCreativity Plateau\n\n\nMulti-Purpose Hall\n \u2013 A great place for your special occasion!\n\n\nMulti-Purpose Hall\n\n\nMusic Room\n \u2013 Not enough space to enjoy the performance of your home musician? You have the best atmosphere here to celebrate the music!\n\n\nMusic Room\n\n\nGames Room\n \u2013 With your friend and families members. Games ON!\n\n\nGames Room\n\n\nPrivate Study Area\n \u2013 Library space for study and discussion. Guys, don\u2019t you think it is hard to focus your study if the place is way too comfortable? Especially with the look out full ceiling height window \ud83d\ude1b .\n\n\nLibrary and Study Area\n\n\nSwimming Pool\u00a0 and Gym\n \u2013 That\u2019s the standard requirement for all high-risess. The difference is always in the details. Desa Parkcity will hardly disappoint you on this, solely based on our experience here.\n\n\nGym, Out Deck and Pool\n\n\nForest Porte Cochere\n \u2013 Wow, sound so high end \ud83d\ude1b .\u00a0 It is just the drop-off lobby anyway.\u00a0\n\n\nForest Porte Cochere\n\u00a0\n\n\nPricing \u2013 Neutral\n\n\nIn general, Park Place is priced at about RM900psf up. Expensive? Well, it depends. If you compare it with Park Regent launch price and One Central Park\u2019s market price, the price of Park Place is in 20-30% discount. However, it is priced at 40-50% more expensive than South Brooks. Of course, we know that the quality and density of these developments are in different levels but from investor point of view, the competitive advantage is quite crucial to survive in the future rental and sub-sales market i.e. affordability in different segments. Park Place\u2019s segment is in between the above mentioned which is quite tricky. Having said that, with the concept and communal living components in Park Place and its relatively good location, to price it at current market price of Westside Three i.e. RM900psf is in fact a fantastic deal. In the end of day, it really down to its relative value within the township.\n\n\nLocation (Specific Comparison) \u2013 Neutral\n\n\nAlthough all sound good, PROPCAFE still prefer the location of North Shore and One Central Park as it is closer to community mall and away from the town center which will be the place for commercial activities with many external visitors. The worse is the noise generated from the pub restaurants there. Try it at night, you will know why Safa residents are complaining it.\n\n\nThe developer is very transparent on its plan here i.e. toward town center is all about commercials (see Town Center\u2019s Plan in our previous review) and the another side of Desa Parkcity will maintain as resident community environment. Not to be too negative on Park Place, at least it is still pretty much part of the central park area and in between Arcadia and Waterfront. Probably, we can say owners will get the best of both world as long as you can accept the noise :). In the end, it is all come back to your preference. If you want to be away from commercial and external visitors, Westside series and South Brooks will give you that with much quiet environment with a less crowded West Park. \u00a0For those want in between commercial and secluded residential area, then OCP and Northshore will be your choice. For those who love social activities and vibrant atmosphere, Breezeway and Park Place are there for you. Choice is yours!\n\n\nRetention Pond, Plaza Arkadia and Park Place\n\n\nView\n \n\u2013 Neutral\n\n\nPark Place, unlike One Central Park, Park Regent and Northshore, it is at the border of Desa Parkcity. It means one part of the views will be facing outside Desa Parkcity, in this case, facing Manjalara Township. If you go high enough, the view will be still very decent. Of course, you have better side to choose i.e. facing Arcadia and new development (near the new lake). Lastly, the best is toward the central park. You may take a look the 360 degree view video below. A point to note, facing external roads always come with more noise compare to inner road (which main entrance will be closed in midnight). Please take note that there are few \u00a0town center 5-storey commercial retail blocks planned \u00a0besides this development so it may not be as green as you see in the video below.\n\n\n\n\nDensity \u2013 Negative\n\n\n537 units in 4.55 acres translates to 118 unit per acre density. Most of the old highrises in Desa Parkcity have the density of 80-90 units per acre (please see detail in our \nSouth Brooks Property Review\n) except Westside Three (110 unit per acre) and South Brooks (128 unit per acre). The density of Park Place is rather high given the fact that it is easily 40-50% more expensive than the launched price of South Brooks and Westside Three which were launch not too long ago (last 5 years).\n\n\nName of the Project \u2013 Negative\n\n\nParkcity Perdana is always good in naming their project with elegant elements \u2013 the mix of English or Malay names e.g. Adiva, South Lake, Adora, Zenia, Amelia, Casaman etc. Unfortunately, the naming of Park Place is a bit off. It sound like \u201cParking Place\u201d and quite mouthful as well. It could be just our personal preference though, anyway it is still better than a very common and boring name of Park Regent \n.\u00a0\n\n\nNo. of Lift \u2013 Negative\n\n\nOnly 4+1 lifts to be shared by 537 units and mostly family size units. PROPCAFE always set the benchmark of 100 unit per lift as the pain threshold. Be prepared to wait for long during peak period. While it is rather standard for rm500-600k or RM600-700psf property, you may want more when you are paying more than a milion or near to RM1000psf. Separate zoning of lift system may help.\u00a0\n\n\nNoise \u2013 Negative\n\n\nYou may like the fact that Park Place is next to Arcadia which mean it is very convenient for residents. However, the killing part is during night time. Arcadia hosts many pub restaurants and the most nosiest few are actually facing toward Park Place. Some of the annoyed Safa residents might be happy to see the noise to be blocked partially by Park Place soon \ud83d\ude00 . Pick the right unit with right direction to avoid it if possible.\n\n\nNew Recreation Lake\n\n\nNo Roof Top Garden\n \n\u2013 Negative\n\n\nDesa Parkcity hardly built roof top garden, with the exception of South Brooks. Those who really enjoy the TOP of the roof will be disappointed this time. Well, think positively, at least there is sky garden at the high floor.\u00a0\n\n\nCar Park Podium\n \n\u2013 Negative\n\n\nSeparate carpark podium is always the negative point for Desa Parkcity\u2019s highrises. Due to the quarry land, the cost is relatively high to build basement carpark bays.\u00a0 Unless you are willing to pay 20-30 percent more for Park Regent, you need to accept the fact that you may need to walk more, carry your staff and take at least two lifts before you can reach your lovely home. Try to find out your unit\u2019s carpark lots and pray not to have it at the end of the podium. Note: Link bridge from the podium to the building will be at level 6.\n\n\nPark Place Car Park Podium\n\n\nForest Entrance & Guardhouse\n \n\u2013 Negative\n\n\nA little bit too plain, no? Let\u2019s see how the developer adopt the landscape to generate the vibe.\n\n\nEntrance and Guardhouse\n\n\nFuture Maintenance\n \n\u2013 Negative\n\n\nThe expected maintenance fee is indicated as RM0.44 psf. It is consistent to most of the fees in other parcels in Desa Parkcity. However, this development has many \u201cextra spaces\u201d to take care. All great communal living spaces (above) come with a cost (to maintain and upkeep it). Beautiful things always hard to maintain (We say it many times). So, don\u2019t complain about the fees \u00a0increment in future. \ud83d\ude09\u00a0\n\n\nFuture Prospect of Park Place\u00a0\n\n\nDesa Parkcity Township\n\n\nPROPCAFE is not surprise to see the record take up rate (87%) when it launched in September 2020. So many hoo haa about this launch. It also attracted property \u201cexpert/ guru\u201d to comment the emotional buy on this project. PROPCAFE sees this as great buy for ownstay and long term property investment which may not meet property guru investment criteria.\n\n\nLet\u2019s use the guru\u2019s points and put in the perspective of this development.\n\n\n(1) To get below market value property \u2013 You will not get it here (at least for time being). Park Place has been priced at a similar RMpsf level of Westside Three market price, 40% higher than South Brooks and 30% lower than Park Regent (the highest end condo in Desa Parkcity). Given the quality and detail from developer on this project, it could properly match the standard of Park Regent. Park Place is placed in top-tier property in Desa Parkcity with the mid to high-tier price. The premium will always be there against the old condominiums here. As long as the organic growth sustains in Desa Parkcity, there is still room to catch even for investment. Well, short term investors, this is not your play ground.\u00a0\n\n\n(2) To get cheaper price than the similar development or location/area. Are you kidding me? Where do you find the second Desa Parkcity to compare? Different area has its own intrinsic value which is uniquely attracted to certain group of ownstayers. It means the sustainability will command the value of these properties. Property is not a Stock (company), the intangible and emotional elements play a big part of the property value.\n\n\n\n\n\u00a0(3) Booming area with creation of job opportunity. Apa ni? The high end property enclave does not require such factor. Harlo, those who made it in their life are the target segment of this property. Yes, they will come here instead as long as you get them the dream environment, not the dream job.\n\n\n(4) Supply issue. Yes, more supplies in Desa Parkcity in next couple years. However, developer is very smart to play their game with different offerings over the last couple of years. Park Regent, South Brooks, and Westside Three were launched for different segments and pricing. The older condominiums are also occupied well (drive around to see the lights of the units at night). Those who want to start their life (entry level) \u00a0in Desa Parkcity can always hunt for these old properties like Nadia, Westside One & Two. The best part is, the developer always well timed the completion date of each development and provide time for market to absorb the supplies. Risk is there, but it is acceptable which is part of parcel in property investment. Ownstay, who care about supply for next 10 years? Lol.\u00a0\n\n\n(5) Breakeven for rental? Well, 3 bedrooms highrise here is going around RM3.5-4.5k per month depend on furnishing. With 3 bedroom unit in Park Place and having 70% loan of RM1.2mil property (RM840k), you may not be too far away to get it breakeven. However, bear in mind that rental may drop with the age of the property most of the time unless it is maintained superbly well. Anyway, rental is following the trend of property price here as well so, things may change.\u00a0\n\n\n\n\n(6) Use the property in different ways? Most of the \u00a0management committees in Desa Parkcity banned the airbnb to preserve the value and ensure security of the residents. Investors need to aware that the long term property value can be destroyed by the home stay operators. You will laugh if someone tell you that they intend to do partition and split the rooms to accomodate more tenants and generate more rental income in DPC. Investors here are in different game and holding capability. Desa Parkcity is just not the place for this and investors here know their own games.\u00a0\n\n\nPark Place, just like other properties in Desa Parkcity, is for long term play with organic growth given its relatively high price now. If you believe the future potential (new elements) in Desa Parkcity with the new recreation area and town center development, Park Place is the one for you. It is reasonably priced at the right level which reflected in the high take up rate. Many buyers do feel that they are paying market price and getting a premium product. PROPCAFE kind of agree with it. However, put the emotional aside, it is good to know the \u201cNegatives\u201d highlighted above and make the best decision based on your own preference and appetite. All the best and we look forward the completion of South Brooks in Desa Parkcity. See you then!\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-park-regent-desa-parkcity-by-perdana-parkcity-and-capitaland/", "title": "PROPCAFE\u2122 Review: Park Regent @ Desa Parkcity By Perdana Parkcity and CapitaLand", "body": "\n\nThere is \u201cSerai\u201d in Bangsar and now you have \u201cPark Regent\u201d in Desa ParkCity. Both were launched under so much pessimistic view by \u201cgeneral investors\u201d but it ended with all glasses on the floor. This review will tell you more!\n\n\nSimple, this development is not for people on the street and not even for the majority of current residents who are staying in the township. If you are wearing the hat of \u201cValue Investment\u201d or think \u201ca lot\u201d about the near future value or rental price, then you are not falling within the target buyer profile from developer though you may afford it. This project is for people who appreciate space and privacy without a need to think about the resale value in near future :-D.\u00a0\n\n\nCascading Towers Architecture Design\n\n\nPROPCAFE will not repeat the location and lifestyle of Desa Parkcity in this article as it was extensively covered in previous South Brooks project \nhere\n . In fact, PROPCAFE has no intention to cover this project (as it is not for general investors or buyers) initially until it triggered by our conversation of migration with a friend who was staying in another state in Malaysia and never exposed to a community living environment. It is funny to highlight to him that \u201cWhy not migrate to Desa Parkcity\u201d. Lol. PROPCAFE hope this can bring a different perspective to those who are interested to have a better living lifestyle in Malaysia.\n\n\n\n\nPark Regent By The Water \u2013 WHERE, WHAT, WHO, WHY\n\n\nWHERE \u2013 The Prime Land within Desa Parkcity\n\n\nThe latest launch of Park Regent will be located at the prime land in the township.\n This parcel is sitting at the most central part of Desa Parkcity which is fronting the lake and surrounding by the Central Park. The location of Park Regent is definitely the best among all the existing sites of condominiums here. This new development is placed in between Arcadia and Waterfront, therefore, has the benefit of short walking distance to these two commercial/retails areas in the township.\u00a0\n\n\nDesa ParkCity Township\n\n\nThis project, featured as \u201cBy the Water, In the Park\u201d, is set for residents to enjoy the remarkable lake and park view and this view would be safe and likely be permanent as it is facing the direction of The Park City Club and the landed property of Nadia/Safe (front) and South Lake (back). Only the unit of D4 and E2 Type may be blocked by the high rise due to the future development parcel besides South Lake.\n\n\n\n\nWHAT \u2013 Time to focus on bigger size unit\n\n\nPark Regent comes with two towers sitting at a 5.4 acres land. Tower A is having a lower density with total of 140 mid-size units, whilst Tower B is housing 365 units that ranged from the size of 872sf to 4,887sf. It works out as about 94 units per acre, which is not really a low density project. See detail as below:\n\n\n\n\nContrary to the trend in the market, 50% of the offering are below 1539sf size, the rest are ranging from 2,500 to almost 5,000sf. Many would think how the developer is going to sell these big units with the size above 3,000sf, especially 49 units that comes with above 4,446-4887sf units. Tell you what, if you were at the launching day, you would realise the big units were the one being taken first. Get a feel of the sales (shaded with brown) by the checking the sales chart on the launched day below\n. Amazing!\n\n\nThis slideshow requires JavaScript.\n\n\nWHO \u2013 ParkCity and CapitaLand\n\n\nEveryone should know about Perdana Parkcity by now and surely property enthusiast must know the name of CapitaLand from Singapore. The execution of project delivery from ParkCity is always timely (oppss, no chance to get LAD \ud83d\ude00 ) and we would say the quality is above the average in the market (nothing is perfect though \ud83d\ude1b ). Similarly, CapitaLand is well established in Singapore and they have become the largest diversified real estate group in Asia after the acquisition of Ascendas-Singbridge from Temasek recently. No one will argue that they have a large pool of upper market buyers. Now, you will know why the partnership is formed to sell Park Regent given that it has many \u201clarge ticket\u201d units. And it explained the reasons why the large units are sold in no time, though Parkcity mentioned that majority buyers were from local in the press. Well, let\u2019s not speculate it further. Sold means sold!\u00a0\n\n\n\n\nThe partnership also changed some of the way Parkcity doing business. The show rooms are built this time to allow buyers to visualise the unit and set the right expectation. The luxury features of the project also needs to match the foreign buyers\u2019 standard, at least match the level with CapitaLand\u2019s Singapore delivery. This should set the new high to Desa Parkcity highrise market. It is already the highest in term absolutely value of condominium here and we will let the time to show the quality part.\n\n\n\n\nThere were many marketing works by the developers on its Architects. Well, the project is designed by the reknown Serie Architects, UK and Multiply Architects, SG. PROPCAFE have to say the fa\u00e7ade is refreshing with the lakeside sanctuary concept of two \u201ccascading towers\u201d in the mind of \u201ccascading waters\u201d. This is reflected in the water cascading down multiple storeys height from the infinity pool to the ground floor. See the scaled model fa\u00e7ade in different directions.\n\n\nThis slideshow requires JavaScript.\n\n\nOverall, in the eye of PROPCAFE, it is a very \u201cSingaporean\u201d kind of apartment design (in a good way) but a little bit too \u201cbusy\u201d to us. PROPCAFE is not an expert in architectural design so if you want to know about the comprehensive philosophy behind this design, you may check out the ParkLife magazine \nhere\n.\u00a0\n\n\nWHY \u2013 One of the Best Affluent Locations in Kuala Lumpur\n\n\nIf you have no idea of Desa Parkcity, please spend some times there to feel and explore the unique living lifestyle in Kuala Lumpur. That\u2019s may even make you to take back for migration application form from the agent. Ha!This place is awesome to live!\u00a0\n\n\nI was just talking with my friend who is thinking to leave the country and migrate to another country for better living experience. But he is so confused as there are too many good things here to let go. He was kept harping on the few issues below about living in Malaysia.\n\n\n\n\n(1) Security. With all the viral videos in your whatsapp group, no surprise. But, not in Desa Parkcity! On top of the individual gated and guarded features on each parcel, there is auxiliary police and patrol cars around the township. Also, the both entrances of the Desa Parkcity are guarded and they are constantly communicating with individual parcels or personnel in common areas to provide the last barrier to control the safety of the residents and visitors. All good! So, it is matter of choosing the right place to live in Kuala Lumpur, isn\u2019t it?\n\n\n\n\n(2) Education. He doesn\u2019t believe the flip flop of government education system and the teaching quality for his children which no one will defend it. But again, there are still choices out there! By staying in Desa Parkcity,\u00a0 you have ample options of private school. ISP (Desa Parkcity), ELC International School (Sierramas), IGB International (Sierramas), Sri Bestari (Sri Damansara), French International School (Dutamas), GIS (Mont Kiara), and MKIS (Mont Kiara) which are all within 15km. Choose it according to your own budget as fees are varied in these schools. Not to forget, there are many home schools available as well. So what\u2019s the problem? You may still need to spend a lot to migrate anyway. Yup, to pay for more expensive house and expenses with your hard earned \u201ccheap\u201d Ringgit. To spend 2-4k per months, this issue can be solved! While you may think few thousands a month could be a lot but think about potential lower wages there and limited job opportunities to stick with your same profession/managerial role. Overall financially, is it make sense? Only you can answer it.\n\n\n\n\n(3) Environment. There is no doubt that the environment in western countries is nicer in generally, especially comes to green (parks) allocation and family amenities. This does not mean there is none in Malaysia :). Please take a walk in Desa Parkcity, the walkable safe environment and convenient to reach out the amenities here will change your view. You can see very different scene in other township as it is common for families to cycle and walk around the township. The large pool of expatriate which migrated from Mont Kiara or Bangsar has proven that this place offers more than just a house but the environment that closer to their origin home.\n\n\n\n\n(4) Neighbourhood. We all have to admit that local city folks still need to learn from the \u201ckampung\u201d friends. Many are just too \u201ccold\u201d and sometimes could be terribly annoyed by their \u201ccivilise level\u201d. Well, the chance to \u201csuffer\u201d would be much less in Desa Parkcity due the better demographic. Our observation on Desa Parkcity is, majority of the first batch true blue \u201cKepongian\u201d in Desa Parkcity have moved on after the property price has escalated three times from the price in 10 years ago. The newer batch of subsales buyers and new launch buyers are different breeds with different backgrounds, in term of profession, education and family value. They paid big bucks to stay a small houses (no question on the size of house is generally small in Desa Parkcity eventhough it costs millions and more bucks than others) because they appreciate the environment and not just the house itself. The neighbourhood is clearly better and friendlier than others (again, there are still minority nasty one for sure like in any places and countries). Why paying RM3-4 millions for a link house here with high maintenance fees when you can get a bungalow in other places? It need to have certain mindset fixed to be residents in Desa Parkcity. Choice is yours! Do not give up your citizenship because of your current bad environment. Lol. \n\n\n(5) Amenities and Conveniences. You don\u2019t need to go other countries to enjoy it. \ud83d\ude00 If one is not satisfy the retail experience at Waterfront and Plaza Arcadia, you have plenty of choices within 10-15 driving distance. Harlo, One Utama, Starling, Ikano & Curve, and etc. Don\u2019t give yourself a bad excuse! The best part is, you don\u2019t need to give up the best Malaysian foods! Plenty of nice ambience restaurants here, drive out to Kepong if you want cheap and good foods! You will never short of delicious foods living in Kuala Lumpur! In opposite, you will miss it a lot in other countries :twisted:. Right after my Switzerland trip, I head straight to mamak store for roti canai from the airport.\u00a0\n\n\nOk, PROPCAFE is not the Malaysia ambassador, so we will stop here to convince my friend not to migrate. Lol. Still, you may read a pretty comprehensive summary Desa Parkcity Wholesome Community Lifestyle by the developer here.\n\n\n\n\n\n\nPark Regent offers great things with the many other WHYs here.\n\n\n(6) Facilities with Spectacular View\u00a0\n\n\n\n\n(7) This project offers probably the best and grandest entrance in DPC.\n\n\n\n\n(8) The multiple storeys height guest lobby will be one of its kind to welcome your guests.\n\n\n\n\n(9) The Resident Club will be the extended home for owners to entertain the guest. Its contemporary multiple purpose hall and outdoor decks will set the new standard of clubhouse for the industry to follow.\u00a0\n\n\n\n\n\n\n(10) Mini Theatre. Anyone? It is not new in Kuala Lumpur but it will be the first in DPC.\u00a0\n\n\n\n\n(11) The infinity pool with the water features cascading down the building toward the lawn at the ground floor is one of the best we have seen. The available of staircases there allow the residents to enjoy the walk down to the building\u00a0 together with the flow of the waters toward the park. Not a journalist who can describe it with beautiful words here. Simply, \u201cBy the Water, In the Park!\u201d This is gorgeous!\n\n\n\n\n\n\n\n\nPROPCAFE would not be able to go through all facilities, you may check the details below. Actually, you can only complain that it is too much! \ud83d\ude09\u00a0\n\n\n\n\nLayout Analysis, View and Pricing\n\n\nIf you think you can afford it, then this section will be the important for you!\n\n\nType A1, 1 Bedroom, 897sf\n\n\n\n\n\u00a0\n\n\nOrientation: NE/SW. Partially facing Tower A and it has a side view on the project entrance. Not perfect, but bear in mind that this is the smallest and most affordable units. \ud83d\ude1b\u00a0\n\n\nIn term of layout design, it has everything! Yard, store room, balcony, L-shape kitchen and lastly PROPCAFE favourite horizontal living + dining space with almost 20ft width (love the additional visual space). This luxury one bedroom unit also has the space designed for walk-in wardrobe and separate powder room.\u00a0\n\n\nGiven the size, it is really nothing to pick on, except the balcony (~6ft x 20ft) is way too big for PROPCAFE\u2019s requirement. \u201c99%\u201d of balconies are wasted in Malaysia. You need someone who appreciate balcony to add points here. In fact, all units in Park Regent comes with HUGE balcony.\u00a0\n\n\nPricing: Approx. RM930k \u2013 RM973k.\u00a0\n\n\nVariant \u2013 Type A2, 1 Bedroom, 883sf\n with orientation of NE/SW. Too bad, these units will face the hill slope behind South Lake/NKVE and direct to guardhouse. Maybe go for high floor?\n\n\nPricing: Approx. RM845k \u2013 930k\n\n\n\n\nType B1, 1bedroom + 1 Study, 1109sf\n\n\n\n\nOrientation: SW/NE, Unblock view toward Central Park and Town Central/Plaza Arcadia.\n\n\nSimilar to Type A1, the unit comes with all you need. Yard, store room, balcony, large kitchen, and horizontal setting of dining and living area. The advantage here is to have the study area that comes with a window which may possibly be able to turn it as children room. Down side is the large balcony again, buyer better utilise it! Seriously, is it make sense to have such a large balcony for a small 1+1 room apartment? Emmm. May be time to learn the star gazing skills. Where is the Three Sisters?\n\n\nPricing: Approx. RM1.2mil -1.3mil\n\n\nVariant \u2013 Type B2, 1+1 Room, 1163sf. Orientation: Inner facing to Tower A. So don\u2019t expect any great view here. But, but, but\u2026.it has dual view. As the balcony is located at the side, there will be facilities and central park view there! Good news is, the balcony is smaller than B1. Ok, that\u2019s very personal. The hidden long kitchen can potential split as wet and dry kitchen.\u00a0\n\n\n\n\n\u00a0\n\n\nType C1, 2 Bedroom + 1 Study, 1475sf\n\n\n\n\nOrientation: Unblock Park view toward Plaza Arcadia\n\n\nLayout design \u2013 Yard, store room, kitchen, balcony, and horizontal living & dining area with 30ft width! All checked. By the way, the balcony is at size of whopping 6ft x 30ft! Given the study room is a bit small and without a window, it cannot convert to be a room. Both rooms are ensuite, but for the size of 1475sf with only 2 bedrooms, a bit hard to swallow, no?\u00a0\n\n\nPricing: RM1.6mil -1.7mil\n\n\nVariant \u2013 Type C2, 2+1, 1539sf.\n This unit comes with the same facing as C1 type. As this is the corner unit, the master bedroom has the extra window compares to C1 type. The rest are pretty much the same.\n\n\nPricing: RM1.7mil \u2013 1.8mil\n\n\n\n\nType C3 & C4, 2 bedroom and 1 study room, 2346sf.\u00a0\n\n\n\n\nThese two type are limited units. It is located in Tower A (i.e. lower density) and has dual view with two balconies. Orientation wise,\u00a0 although one side is facing the hill and NKVE, another balcony will come with great facility/park view.\u00a0\n\n\nThe best part is the unit will be attached with two private lifts! For those who like the private lift lobby, you may like this space (at least 160-180sf). For this unit, everything is BIG, be it the kitchen, balcony, or horizontal living & dining area. Also because of this, the unit only comes with 2+1 room setting, which may not be suitable for big family even though its more than 2ksf. It is really not easy to understand the offering of 2,346sf with only 2+1 rooms. In addition, the break tank area is stuck in as part of the yout! \nMind boggling\u2026.\nHoooo\u2026..\n\n\nPricing: Approx. RM2.7mil. Yup, to up RM800k-1mil for a private lift facility :).\u00a0\n\n\nVariant \u2013 Type C5 (limited)\n, everything is same as C3 & C4, except that it is at the Tower B with different views (the inner view and future highrise development beside South Lake).\n\n\nPricing: Approx. RM2.594mil \u2013 RM2.606mil\n\n\n\n\nType D1/D2/D3 \u2013 2626st, 3 Bedroom + 1 maid room.\n\n\n\n\n\n\n\n\nPricing: Approx. D1- RM2.9mil \u2013 RM3.2mil; D2 \u2013 RM2.55mil \u2013 RM2.8mil; D3 \u2013 RM2.61mil \u2013 RM2.88mil\n\n\nOrientation: Dual view with (a) fantastic facility/park view and (b) Hill/NKVE.\n\n\nThe layout is not as good as type C4/C5 as there is no horizontal living & dining area, therefore it may look a bit smaller and narrower though this size is bigger. The good news is, there are 3 proper bedrooms there and no break tank in the layout! And it comes with a more useful maid room with attached bathroom which is a plus for a bigger family.\u00a0\n\n\nVariant \u2013 Type D4, 2723sf, 3+1.\n The layout is the same as other type D except that it is at the Tower B with the different view (inner narrow view toward the lake and park + future development).\n\n\nPricing: Approx. RM2.75mil \u2013 RM2.88mil\n\n\n\n\n\u00a0\n\n\nType E1, 3 Bedroom + 1 maid room, 2960sf\n\n\n\n\nOrientation \u2013 Dual frontage view with Lake/park and Hill/NKVE.\u00a0\n\n\nAre you ready for the balcony with the size of 27ft x 11 ft? Here you got it! \ud83d\ude2e\n\n\nTime to Enjoy the Balcony!\n\n\nThis unit comes with both dry and wet kitchen with the new setting of island that faces the dining area.\n\n\n\n\nThere is a separate family hall in this layout too. For those who like a large living hall, maybe the wall of the family hall can be taken down to cater for larger living area. Unfortunately, you cannot convert this family hall as guest room because no common bathroom is spot in this unit.\u00a0 In short, one need to appreciate the space and privacy (private lifts and lobby) for this unit. To feel, head to the show room!\n\n\nPricing: Approx. RM3.25mil \u2013 RM3.4mil\n\n\nVariant \u2013 Type E2\n, same offering as E1 except with a narrower view toward central park and less appealing view on the future development site.\u00a0\n\n\nPricing: Approx. RM2.78mil \u2013 RM3mil\n\n\n\n\nType F1/F2, 4 Bedroom + 1 Maid room, 4511sf/4746sf/4887sf/4812sf\n\n\nOrientation: As it is a T shape layout, this most luxurious unit in Park Regent comes with three different spectacular views. All bedrooms and dining/living area come with the unblock view (either Central Park, Park toward Town Center/Arcadia, Facility View). This layout is like a typical penthouse design with similar sized 4 ensuite bedrooms . The large dry and wet kitchen are properly drafted in the layout together with the big L-shape balcony that allow you to have proper sky dining. Nothing more to say but, WOW!\u00a0\n\n\nPricing: F1 RM4.47mil \u2013 4.76mil; F2 RM5mil \u2013 5.4mil\n\n\n\n\n\n\nViews with Different Floor\n\n\n\n\n\n\nYou may see the drone\u2019s virtual reality view from different angles in the developer\u2019s website link \nhere\n.\n\n\nConclusion\n\n\nEveryone can have their opinion and it is proven that majority of us were wrong after the developers announced that the sales had reached 80% a week after the official launched day. PROPCAFE do not believe the sticker game (some shout it in public forum) by developer as the deposit was more than 5 figures and we witnessed many buyers signed it before the official launched, which was the same SOP/protocol for DPC\u2019s other projects.\u00a0\n\n\n\n\nThis project is not for everyone as the one bedroom unit is already priced near to RM900k-RM1mil. PROPCAFE cannot imagine any investors who buy the 2+1 bedroom type with RM1.6mil to 1.8mil and still wish to have great rental yield. To add the private lift facility, it costs another million with the same 2+1 setting. Not to say you need to pay more than 2.5mil for a proper 3 bedrooms unit. To buy this, you must come with different view than commoners \ud83d\ude42\u00a0\n\n\n\n\nWait a minute, the developer knows there are pending demand on large units in Desa Parkcity as majority of the launches previously are relatively small size. There are already rich and famous staying at Desa Parkcity and the next is for them to buy a luxury condominium nearby their houses for children or as a collection. Some could be preparing their golden years when the staircase is no longer their friend. Not to forget the foreign purchasers who are having advantage of the strong currency purchasing power and not to miss out the influx of MM2H applicants from China, Hong Kong and Korean who are already very familiar with Desa Parkcity. PROPCAFE have to salute Perdana Parkcity as they are absolutely spot on in this affluent segment together with its smart partnership with CapitaLand.\u00a0\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nProspect of Park Regent in future? Hard to say. While the average launching price of Park Regent is similar to the current market price of RM1100psf like the newest building \u2013 One Central Park (OCP), the key is Park Regent\u2019s offering of majority large size (with less bedrooms) units are hitting above RM2.5mil and all the way to RM5.4mil. Although it is still way below the Serai \u2013 Bangsar\u2019s level with the similar size like 5k sf unit are now asking above RM1500psf, Park Regent is still setting the new benchmark for absolute price of condominium in Desa Parkcity. The question is why the buyers willing to pay RM4 to RM5mil when they can get the large landed property like Casaman and Mansion in DPC with similar price. In fact, many units in Park Regent are matching the price of almost all the small size landed properties in Desa Parkcity with the range of RM1.6mil to RM2.5mil. If one think about it in different angle, could it be the existing landed properties under-priced? We will leave it to the market force to determine in next couple of years. And hopefully, PROPCAFE can review the previous landed properties in DPC and provide more insights for our readers to answer the question.\u00a0\n\n\n\n\nInformation Source \u2013 Desa Parkcity and Park Regent Website\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-petaling-jaya-section-13-selangor/", "title": "PROPCAFE\u2122 Review: Petaling Jaya Section 13 @ Selangor", "body": "\n\nWhen it comes to property location, everyone has his/her own favourite community and Petaling Jaya (Petaling Jaya) is no doubt one of the favourite choices among Klang Valley folks. PROPCAFE\nTM \ndares you to challenge it with a survey on the most preferred \u201cDistrict\u201d in Klang Valley, Petaling Jaya will surely be one of the tops there and stand out from the rest! The development of Petaling Jaya first started from a 1200 acres rubber estate land near Old Klang Road during British Malaya era in 1950s to accomodate the over-population of Kuala Lumpur City which British also planned it as the satellite town to prevent people from assisting the communists. From there, this Petaling Jaya old town grew exponentially and now extended and covered an approximately 97.2 sq km! The entire Petaling Jaya in Selangor (map below) is bordering with Kuala Lumpur \u2013 East, Gombak District \u2013 North, Shah Alam \u2013 West and Subang Jaya \u2013 South.\n\n\n\n\nPetaling Jaya is Huge! Any Simple Ways to Identify the Favourite Location?\n\n\nThe answer is obvious! Look at the map above and think about the location that always pop up in your day-to-day communication with friends and relatives. Alright, PROPCAFE\nTM \nmade it easy for you by boxing it up in the map on each of the main locations of Petaling Jaya. You may start to realise that the majority of the prosperous locations are along the east side of Petaling Jaya, which is neighbouring Kuala Lumpur East! Without any guide from Economist, it is easy to understand that it is due to the spillover effect from the higher end enclaves (see the map above with red dot) like Taman Tun (TTDI), Mont Kiara, Desa ParkCity, Desa Sri Hartamas, Bukit Damansara Height, and Bukit Kira and etc. Alternatively, you can also argue that this part of Petaling Jaya helped the growth of this part of Kuala Lumpur since Petaling Jaya started much earlier! The logic is straight forward, community expansion is the natural development in human migration and co-movement of same geographical preference with similar demographics. Perception, in most of the times, counts. PROPCAFE\nTM \ncan conveniently point out the best locations in Petaling Jaya, for instance, Tropicana, Kota Damansara, Mutiara Damansara, Bandar Utama, SS2, Section 16, and Section 13! Each of the location has its character but PROPCAFE\nTM \nwould like to zoom into Section 13 in this article, which has its massive facelift and transformation on-going at the moment.\n\n\nAtwater Section 13 Petaling Jaya Facility Floor\n\n\nPetaling Jaya Section 13 \n\n\nSection (or Seksyen) 13 is located at a 10ha triangle land formed by three popular streets \u2013 Jalan Universiti, Jalan Kemajuan, and Jalan Semangat. Formerly, it was the main industrial area in Selangor and many called it as \u201cPetaling Jaya Central\u201d because of its fantastic accessible to City and other parts of Klang Valley. Surely many of the Gen X or Y would remember the well-known manufactures and corporations here such as Colgate, DSKH, Nissan Tan Chong, Sin Chew Jit Poh, Rothmans-BAT, Bosch, Dutch Lady, Vitagen and etc. Even when I was a small kid, the words of \u201cRothmans Roundabout\u201d were already in my mind!\n\n\nMajlis Bandaraya Petaling Jaya\u00a0(MBPJ) realised Section 13 will be too valuable to remain as industrial lands or manufacturing hub due to its strategic location, especially \u201cPrime Land\u201d is getting rare in Petaling Jaya. At the same time, they recognised that this prized land cannot be self-sustainable like its neighbour SS2, Paramount Garden, or SEA Park but it can easily ride on the neighbouring amenities and good demographic in this area to transform it to be a service oriented commercial, high-rise residential and business hub, given an approximately total of 1800 acres land size and 38,000 \u2013 40,000 residential houses in Seksyen 12, 14, 16, 17, and 19.\n\n\n\n\nUrban Renewal Transformation Plan\n\n\nThe regeneration of Petaling Jaya Section 13 happened a decade ago when the manufacturing lands of Malaysian Freedmill Plant were sold and turned into commercial and retail development \u2013 Jaya 33 and followed by the commercial/office block of Plaza 33 and mixed commercial and residential development project \u2013 Jaya One. Since then, MBPJ has approved various integrated office/commercial/residential developments, residential high-rise projects, hotels, private medical center, worship place, lifestyle & recreation facilities, eateries and beverage conceptual stores. The change in fact complements the existing neighborhood \u201cPetaling Jaya Section(s)\u201d which 80-90% are residential enclave and also made Petaling Jaya Section 13 not only more vibrant but also create ample employment opportunities in the service oriented industry with ready skilled workers and professional staying at the surrounding Petaling Jaya areas.\n\n\n\n\nThe master transformation plan will not be successful without the win-win collaboration and buy-in from the 78 land owners. The sizable land fronting the three main roads (see photos below) are the first to pick up by developers (or land owner turned developers). \u00a0The survival of commercials always depend on the day time population and that is why the first wave of the completed developments are more on offices, shops and commercial whilst the on-going projects are have more residential elements. To add-on the amenities to this part of South East Petaling Jaya, Columbia Asia Hospital, Best Western Hotel, recreation like Jump streets and the night time coffee or drinking spots are making Section 13 more livable and coming out nicely as its own residential enclave. If everything goes well with its plan, Petaling Jaya section 13 is expecting 100k residents and working population in coming years.\n\n\n\n\nHow much do you know about the Transformation Master Plan of Petaling Jaya Section 13?\n\n\nTo ensure the redevelopment comes with sustainable eco friendly system. MBPJ officially unveiled its urban renewal plan together with a detailed guideline. Land owner and developers are obliged to follow the green, lanscape, pedestrain and common area beautification requirements when they submit their development plan for approval.\n\n\nA. Walkable City Vision\n\n\n\n\nThe walkable concept from MBPJ focuses on the importance of shaded pedestrianization with interconnected lanes, streets and linked bridges that comes with lively activities and quality public realm of green area and water elements.\n\n\n\n\nB. Linear Park Concept\n\n\nThe plan above showed MBPJ\u2019s vision to transform the existing multiple monsoon drains (total >1,000 meters) into walkable riverside linear park to attract leisure and improve the walkable zone in Petaling Jaya Section 13.\n\n\n\n\nThere are various guidelines were introduced for architect and developers to follow to ensure in-line with the holistic masterplan in Petaling Jaya Section 13. This well designed guidelines are main concentrate on the common area use and design, green factors, lanscape, pedestrain connectivity and traffic (human/transport) flow design.\n\n\n\n\n(a) Square\n\n\nTo make the place more vibrant with human traffic, you need some dedicated square to let the Petaling Jaya folks to \u201clepak\u201d there! Three locations have been identified for the Square which are commonly seen in western countries.\n\n\n\n\n(b) Urban Oasis\n\n\nSeven locations with a total size of 0.9 acres are designated as Urban Oasis to make lanes more functional. Each of the Oasis also needs to meet the requirement of minimum 6 meters from the green connector.\n\n\n\n\n(c) Green Connector\n\n\nMBPJ intended to \u201cgreenify\u201d 21 lanes in Section 13 as \u201cGreen Connector\u201d to enhance the greenery of this part of Petaling Jaya. Each of the lanes must come with minimum width of 40 feet.\n\n\n\n\n(d) Green Boundary\n\n\nTo further promote walkable environment, each parcel of 62 lots that identified in Petaling Jaya 13 Section would include a total of 40 acres green boundary.\n\n\n\n\n(e) Bioswale\n\n\nBioswale landscape design are proposed to mitigate and reduced the silt or pollution from the surface of runoff water. It also acts as a function to optimise the hydrology system.\n\n\n\n\n(f) Pedestrian Connector and Route Entrance\n\n\nThe transformation plan includes the opening up of two lanes that connect the current isolated parcels and identified seven route entrances to improve the pedestrian connectivity with each comes with minimum width of 52ft.\n\n\n\n\n(g) Iconic Statue/Sculpture\n\n\nIdentity is key for any city or district which often comes with a symbolic statue. Two plot of lands have been proposed to set up an iconic statue to make it as the landmark for Petaling Jaya Section 13.\n\n\n\n\nWhile not all proposal from MBPJ have been executed, the progress of the transformation plan has been tremendous over a short period of time especially the area near Jaya One and Jaya 33. With more projects scheduled to complete next two years, there would be certainly more open hang out places with green concept to be available in Petaling Jaya Section 13. Fantastic news to the residents.\n\n\n\u00a0\n\n\n\n\nAmenities\n\n\nPopularity always comes with reasons. Old is gold! Petaling Jaya Section 13 is matured with aplenty amenities that make this place successful and different from other new townships. To many conservative property investors or own-stayers, this could be the key factor in their decision making. For easy reference, PROPCAFE\nTM\n presents you the heat map below to see the key amenities within 2km or 5km radius from Petaling Jaya Section 13.\n\n\n(i) Commuter (LRT & MRT) Within 2km\n\n\nNothing more important than public transportation. While it is not within walkable distance to LRT and MRT, there are many shuttles to reach the stations. Not ideal but it is not bad either as short distance of connection by bus/grab/self drop-off will resolve the issue.\n\n\n\n\n(ii) Commercial Malls Within 5km\n\n\nWithout a need to explain, you won\u2019t enough time for your other activities if your are a shopper who reside here in Petaling Jaya Section 13!\n\n\n\n\n(iii) Schools, Colleges, and Universities within 2km\n\n\nFull of Universities, colleges, schools in this part of Petaling Jaya. Petaling Jaya is famous for it!\n\n\n\n\nSchools, Colleges, and Universities within 5km\n\n\nOMG! How can PROPCAFE\nTM\u00a0 \nlist it all?\n\n\n\n\n\u00a0\n\n\n\n\n(iv) Hospitals Within 5km\n\n\nKey amenities for mature area like hospital is importantly especially for a relatively large elderly group in Petaling Jaya.\n\n\n\n\n(v) Convenient Stores and Banks Within 2km\n\n\n\n\n(vi) Clinics and Police Station Within 2km\n\n\n\n\n(vii) Foods & Beverages and Petrol Stations Within 2km\n\n\n\n\nAccessibility\n\n\nLet\u2019s go back to basic. Whenever you start to confuse about the accessibility of a specific location, you just need to check out North/South/East/West direction from your location. If it is all connected with major roads or highways within a \u201cdrivable distance\u201d, strategically your location would not go \u201cwrong\u201d! See below:\n\n\n\n\nPetaling Jaya Section 13 is enjoying an easy access to many highways. Head south and within 3km, you will reach Federal Highway which can bring you to Kuala Lumpur City and alternative direction to Shah Alam/Klang. Further South, it is just 6-7km to New Pantai Expressway from Petaling Jaya Section 13. Head North and about 3-4km, Sprint Expressway will get you to other part of Kuala Lumpur or Petaling Jaya like Ara Damansara and etc. Look West, the LDP is just 2.5km away and technically it links your journey to Bandar Utama, Kota Damansara, Sungai Buloh or another direction to Kelana Jaya, Puchong, Bukit Jalil, Cyberjaya, Putrajaya and etc. Drive East, there you go the Bangsar, Bangsar South or further would get you to Kerinchi Link within 5-6km. Now you may know why MBPJ is so determine to transform this \u201cJewel\u201d as it is basically a central point to all key destinations in Klang Valley. By having it as just manufacture industry area would be a total waste and do not make economic sense!\n\n\n\u00a0\n\n\nOversupply in Petaling Jaya Section 13?\n\n\nWait a minute, because of the transformation plan, Petaling Jaya Section 13 now full of on-going mixed used developments. Therefore, it is understandable that many may perceived that massive supplies are coming in over next few years since constructions are everywhere. However, let\u2019s zoom in further to understand more about Section 13. The surrounding neighbourhoods (other Sections) near Section 13 were mostly landed properties and some old low/mid cost apartments. It means the redevelopment of Section 13 with modern residential high-rise and facilities may be in the just right to meet the potential or pending demand of new apartments with unique lifestyle theme from this matured Petaling Jaya neighbourhoods.\n\n\n\n\nQuick count, the earlier completed residential service apartments or developments are Jaya One (360 units \u2013 RM750-890psf), CentreStage (352 units \u2013 RM750-950psf), and D\u2019Vouge (360 units \u2013 RM800-1000psf). If you drive around this area at night, you will see these units which about a total of 1k units are well occupied with lights. Next, there are few on-going projects in Section 13, for example, Pacific Star (657 units \u2013 RM800-900psf, Completion \u2013 2017/2018); Petaling Jaya MiDTown (785 units \u2013 RM850psf up, Completion \u2013 2019); and Ryan & Minho (1084 units \u2013 RM750psf \u2013 850psf, Completion \u2013 2021). If you survey around, few plots of land soon would be re-developed as well like Trilight Fraser Square (indicative RM1000psf), and Lumi Section 13 (310 units) and Atwater by Paramount. The statistics seems a lot supplies to come, but it is worth to highlight that these incoming supplies about 3,000 units will cover the offering for various segments (Single, DINK-Double Income No Kids; New and Small families, Families, Retirees and etc), so if you can segment it out and understand the demand of each segment, the perception and decision could be totally different. Another good news is the completion of these projects are staggered over years, it provides more times for the market to absorb the supplies.\n\n\nHigh Occupancy Rate in Existing Residential Property\n\n\nWhat to Expect?\n\n\nIn the end, the key is still on how to pick the developer/development, project theme, unit size and layout to meet the right market demand since location is already a non-issue. One thing for sure, if you are keen in Petaling Jaya Section 13, you should accept the fact that NOTHING COMES CHEAP here even though it is leasehold! Land, especially PRIME Petaling Jaya land is scarce! The indicative market prices above say it all. RM800psf is a norm! There are plenty of changes coming in Petaling Jaya Section 13 next few years and it can only be better! Lastly, we would like to pay our respect and gratitude to MBPJ for their efforts to plan and transform Petaling Jaya Section 13 from industry area into a modern and great place to work and live!\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-razak-city-residences-akisama/", "title": "PROPCAFE\u2122 Review: Razak City Residences by Akisama", "body": "\n\nFor regular users who commute Jalan Sungai Besi will notice few blocks of high rises just recently completed opposite of TUDM KL (where in near future will be developed as Bandar Malaysia). Some are wondering why no advertisement for sale until recently where Razak City billboards advertisement came out. However the Razak City advertisement is not for these apartments. These apartments are for settlement of residents of neighbouring cluster of 4 storeys walk up flats of currently we call Razak Mansion. Razak Mansion is the public housing launched by YAB Tun Abdul Razak in 1962 to house the lower income group. Once residents move out and to this redeveloped Razak Mansion, developer will take the vacant possession and develop the piece of land to be Razak City.\n\n\nThis blog entry is serving two purposes where first purpose is to preview what to be expected from Razak City and second is memory lane of the existing Razak Mansion before residents move out and the flats are demolished to make way for Razak City.\n\n\nRazak City Masterplan\n\n\nThere are 4 phases where each phase sit on top of their own dedicated carpark block and facilities. Despite some of the carpark block is linked to allow free flow of car for example from phase A to B, the residents cannot access each other phase to maintain privacy and security. The information from SA that all the 4 phases will be developed and completed almost in the same time similarly to their previous project OUG Parklane. When the project completed, the commercial leasehold project will consist of 12 blocks of 48 storeys building with total close to 5,800 residential units.\n\n\nCurrently the phase A consists of 4 blocks A1-4 are opened for registration and indication of unit selection with RM5K booking cheque. The cheque will not be banked until the confirmation of unit and SPA signing somewhere in 2017. \u00a0The show unit will be available for viewing by then.\n\n\nBlock A1~3 will have 12units/floor where else block A4 due to L shape will have higher density 15units/floor. In total, there will approximately 1900units in this Phase A.\n\n\nThe first 2 storeys is the retail shops to serve the need of the residents. From 3\nrd\n to 8\nth\n would be carpark and facility deck is located on 9\nth\n floor. From 9\nth\n to 48\nth\n storeys will be residential units. All the 4 blocks will be sitting on the common podium.\n\n\nIn the future, Phase B and C consists of 2 blocks each and final phase D (with KLCC view) consists of 4 blocks will be launched. However it seems the fa\u00e7ade of all the phases look similar and will be interesting to see whether developer decided to change the fa\u00e7ade and unit layouts in subsequent phases. However based on Akisama\u2019s previous project in puchong called OUG Parklane in order to leverage of construction speed, material with identical design, it is envisaged Razak City will follow similar footstep.\n\n\n\n\nScale Model of Razak City\n\n\n\n\nArtist Impression (Source from\u00a0http://www.akisama.com.my/projects/future)\n\n\nLocation and Accessibility\n\n\nSandwiched between Besraya and Jalan Sungai Besi highway, Razak City will only accessible via Besraya and not direct access from Jalan Sungai Besi highway.\n\n\n\n\n\n\nLocation of Razak City\n\n\nInteresting despite the massive units, there is no plan for access upgrade or a dedicated diamond interchange for the development. Basically developer will only widen the slip road in/out to Besraya highway.\n\n\n\n\nHow interesting thanks to Besraya highway, the link and connection to all part of Klang Valley seems seamless due to the 2 U-turn with close proximity to Razak City. If you are coming from KL City, just keep left after Razak City (on the right side) and make an U-turn. Similarly if you need to commute to southern part ie Seri Kembangan or Sungai Besi, head towards KL City and take the U-turn after the split road heading to Maluri/Pandan.\u00a0 However, PROPCAFE feel for such a massive scale development, a dedicated interchange should be part of the development order. The concern was during the peak hour the vehicles queuing to enter Razak City and using the U-turn will spillover to Besraya and subsequently causing massive jam like what we can see now especially at Kuchai Lama interchange.\n\n\n\n\nAccessibility of Razak City\n\n\nAmenities and Facilities\n\n\nThis is an old neighbourhood and therefore developer has 2 storeys of retails to cater for the needs of residents upon redevelopment of Razak Mansion. However two most important point are close proximity of 1. Razak City to SRJK Tai Thung and SRJK Confucian and 2. \u201cWalkable distance to Salak Selatan LRT Station.\n\n\n\n\nSRJK Tai Thung just next door to Razak City\n\n\nSalak Selatan LRT station is located across Besraya highway from Razak City however there is existing elevated pedestrian walkway where you can across the highway. However the walking path is less than ideal and there is no proper covered and dedicated walkway. PROPCAFE feels developer should note on this and as part of community service take initiative to upgrade the pathway and make it safe and convenience for residents who need to commute via public transport. The distance is \u201cwalkable\u201d however it probably will take you about 10minute with a brisk walk.\n\n\n\n\nWikimapia: the walking route from Razak City to Salak Selatan LRT Station\n\n\nThe normal facilities such as gym, pool, playground, multipurpose hall etc are provided. It is no frills facilities and reflected in the affordable maintenance and sinking fund where after the 3\nrd\n year it is RM0.15psf. Upon VP the first 3 years of maintenance and sinking fund as part of the package is waived by developer. Therefore for type A, it will only cost RM120 per month. A very reasonable and affordable fee and bode well with the targeted mass market.\n\n\n\n\nAmenities and Facilities of Razak City\n\n\nLayout, Orientation and Freebies\n\n\nThere are only 2 layouts in phase A which is type A 2 bedrooms 2bathrooms 800sqft and type B2 3 bedrooms 2 bathrooms 1045sqf. In general type A is facing inside ie the pool/inner view and type B2 will be facing outside and future phase B. The layout is squarish, practical fit within the mass market requirement.\n\n\n\n\nUnit Layout of Razak City Phase A\n\n\nSimilar to Akisama\u2019s previous projects, the unit will comes with galore of freebies such as fully fitted kitchen, wardrobe, air-conditioners in bedrooms and living, water heater, shower screen, ceiling fan and even TV in living! However if buyers decided to renovate and do not want the furnishing package, developer will give a credit note worth RM30K. Regardless whether buyers take or didn\u2019t take up the furnishing package, the shower screen in bathrooms will be provided.\n\n\n\n\nFurnishing package in Razak City Phase A\n\n\nAs mentioned earlier, developer will waive the first 3 years maintenance fee upon VP. Developer will also absorb the legal fee for SPA and Loan.\n\n\nPrice\n\n\nThe price for type A starts from tentatively RM399K and type B2 RM499K. If you decided to opt out from furnishing package, deduct RM30K which will lower the starting price to RM369K and RM469K. PSF wise, the lowest is approximately RM450psf.\n\n\nFrom level 9\nth\n to 18\nth\n, the price will be same across all level. From Level 19\nth\n onward, the premium for each level increase for type A will RM750 and type B2 is RM2K.\n\n\nOther Matter\n\n\nThe construction is expected to get about 4-5 years for completion. Regardless the size, one complimentary carpark is provided for each unit. Hm\u2026 at current lifestyle where most household has at least 2 cars, PROPCAFE wonders where the cars will be parked\u2026\n\n\nConclusion\n\n\nThe density seems obscene and scary with approximately 5,800 units are packed upon completion of the masterplan. However the close proximity and convenience to travel to KL City and other part of Klang Valley will attract buyers. The affordable prices is also one of the selling point.\n\n\nThere seems to be no shortage of affordable housing and apparently more and more coming. Buyers are spoilt with choices and there is no reason not to buy if need a roof over the family.\n\n\nRazak Mansion\n\n\nA short memory lane to document the Razak Mansion and infact some has recorded the clips in the link below.\n\n\n\n\nAkisama has almost completed the new building Razak Mansion to house the relocated residents before they can take possession of the land to build Razak City\n\n\n\n\n\n\nThe new Razak Mansion\n\n\nEnjoy some pictures below!\n\n\n \n\n\n \n \n \n \n \n\n\nThis is link houses and school that not part of the Razak Mansion.\n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-revisit-adora-courtyard-terrace-desa-parkcity/", "title": "PROPCAFE Review: Revisit Adora Courtyard Terrace @ Desa Parkcity", "body": "\n\n\n\nDesa Parkcity\u2019s recent success of Park Regent and Park Place has testified its popularity among investors and own-stayers in this difficult property cycle. You all should know the reason well because we have covered it in many of our previous reviews. Anyway, if you want us to summarise in a sentence, it has to be \u201clocation, amenities, unique product offering, fantastic execution of masterplan and most importantly community living lifestyle.\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\nPricing Driver ~ Intangible Value: Community and Social Status\n\n\n\u00a0\n\n\nThe critical factors above have created the intangible values of Desa Parkcity, which are \u201cCommunity and Social Status\u201d. It helps to attract more affluent owners to join the community and lift the property value to next uncharted territory every year. We still observed the incremental value in landed property here during 2020 Yup, the value that many of you will never agree with, if you are solely value it based on product comparison with other developments or township.\n\n\n\u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0\u00a0\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\u201cLocation, Location, Location\u201d \u2013 No Longer Sufficient in Affluent Market\n\n\n\n\n\u00a0\n\n\nWhy these buyers willing to pay RM4-5mils for DPC condominium (Park Regent) or terrace house (Mansions)? Every financially strong developer can build a nice looking property, greenery or beautify park, and grand common area in their township, but \u201cquality community\u201d. To get this, developer needs to know exactly what the affluent market needs and their expectation. So, location, location, location no longer sufficient. Please read our previous reviews to know more why Desa Parkcity can transform the bad perception of Kepong to be one of the most popular townships for affluent market in Malaysia.\n\n\n\u00a0\n\n\n\n\n\n\nAdora Courtyard Terrace Balinese Wall\n\n\n\n\n\n\n\u00a0\n\n\nWhy Not Landed?\n\n\n\n\n\u00a0\n\n\n\n\nLet\u2019s move to the main topic here \u2013 WHY NOT look for a more bargain landed property in Desa Parkcity, if you are willing to folk out more than RM1.5 million for a three room condominium here:\n\n\n\u00a0\n\n\nNorthshore Gardens \u2013 1948sf (3+1 room) ~ RM1.75mil (RM900psf); 2452sf (4+1 room) ~ RM2.1-2.3mil (~RM900psf)\n\n\n\u00a0\n\n\nOne Central Park \u2013 1700sf \u2013 1797sf (3+1 room) ~ RM1.75mil to RM2mil (~RM1100psf); 1377sf (3 room) ~ RM1.55mil (~RM1125sf)\n\n\n\u00a0\n\n\nWestside Three \u2013 1927sf (3+2 room) ~RM1.8mil (~RM930sf); 1788sf (3+2 room) ~ RM1.6mil (~RM900sf); 1540sf (3+1 room) ~ RM1.4 \u2013 1.55mil (~RM900-1000psf);\n\n\n\u00a0\n\n\nWestside Two \u2013 1680-1777sf (3+1 room) ~ RM1.45 \u2013 1.7mil (~RM900psf)\n\n\n\u00a0\n\n\nWestside One \u2013 1701 \u2013 1819sf (3+1 room) ~ RM1.45 -1.55mil (~RM850sf)\n\n\n\u00a0\n\n\nBreezeway \u2013 1637sf -1808 (3+1 room) ~ RM1.75 \u2013 1.9mil (~RM1000sf)\n\n\n\u00a0\n\n\nNadia Parkfront \u2013 1572sf (3+1 room) ~ RM1.3mil (~RM820psf)\n\n\n\u00a0\n\n\nPark Place \u2013 1335sf (3-bedroom) ~ RM1.2mil up (RM900psf up)\n\n\n\u00a0\n\n\nPark Regent \u2013 2626sf (3+1 room) ~ RM 2.8 \u2013 3.2mil (~RM1200psf); 2960sf (3+1 Room) ~RM3.25-3.4mil; 4511-4832sf (4+1 room) ~RM4.41 \u2013 5.4mil\n\n\n\u00a0\n\n\nLet\u2019s focus on a proper 3 rooms and above condominium here as PROPCAFE do not believe the long term viability condominium with 2 or less rooms in a family oriented environment like Desa Parkcity. The prices for 3 beds condominium here are rather steep. Unless you do not mind to own a relatively old condominium like Nadia or Westside one, a reasonable family size property is already fetching about rm1.5mil and above. It prompted us to think WHY NOT the small landed property in Desa Parkcity? Have the market missing something here?\u00a0 There are no more lands for new landed properties in Desa Parkcity!\n\n\n\n\n\u00a0\n\n\n\n\nAdora Entrance Statement\n\n\n\n\n\u00a0\n\n\n\n\nThe Unconventional Adora Courtyard Terrace\n\u00a0\n\n\n\u00a0\n\n\nThis episode, we revisit Adora Courtyard Terrace house in Desa Parkcity. One of the earliest batches of Gated and Guarded development in Desa Parkcity. Adora is sitting at the west part of Desa Parkcity and it has the benefit of easy accessibility since it is located right after the first round about of Desa Parkcity after the main entrance. Due to its great location, you can always enjoy the park and walk to The Waterfront from Adora.\n\n\n\n\n\u00a0\n\n\n\n\nCourtyard Garden in Adora\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\n\nDesa Parkcity Master Plan\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nFour Clusters And 92 Exclusive Units in 5.7 Acre Land\n\n\n\u00a0\n\n\n\n\nThe developer was brave enough to introduce this unique mediterranean conceptual Courtyard Living in 2003/04. A total of 92 units are sharing the courtyard gardens in four different courtyard clusters.\u00a0\n\n\n\n\n\u00a0\n\n\n\n\nAdora Common Area\n\n\n\n\n\u00a0\n\n\nWith the size of only 5.7 acre land, it is one of the smallest developments in Desa Parkcity which translate to 16 units per acre (see full table of unit per acre in whole Desa Parkcity in our South Brooks review \nhere\n).\n\n\n\u00a0\n\n\n\n\nAdora Courtyard Clusters\n\n\n\n\n\u00a0\n\n\nFacing and Noise?\n\n\n\u00a0\n\n\nThe most ideal units will be the inner facing units from each of the cluster. The second best will be the south and west cluster that are facing the West Park (which designated as future school development). The West and North clusters that facing the border are currently still not expose much to the noise as the outer ring road of Desa Parkcity is still closed. Once it is opened, it will be the alternate road for public and residents to access. Of course, that\u2019s for future. Anyway, if you are concern about the noise, the worst will be the one that are similar facing as the guardhouse i.e. toward No 2a Persiaran Residen.\u00a0 Having said that, it is still the inner road, so it should be bearable because the main entrance will be blocked after 11pm.\u00a0\n\n\n\u00a0\n\n\n\n\nAdora Site Layout\n\n\n\n\n\n\n\u00a0\n\n\nRelatively Small and Unconventional Living\n\n\n\n\n\n\n\u00a0\n\n\nThe 3-storey houses in Adora are relatively small which are mostly 1800sf-1900sf (Type B and C), except for Type A which is the corner unit (2500sf). It moved away the conventional car porch with the replacement of carpark bay(s) for each unit (covered and some uncovered).\n\n\n\n\n\u00a0\n\n\n\n\nAdora Courtyard Features\n\n\n\n\n\u00a0\n\n\nPrivate Gardens and Outdoor Courtyard Design\n\n\n\n\n\u00a0\n\n\n\n\nThis arrangement allows the unit to have nice courtyard garden in front of the main entrance. This will increase the interaction of neighbours \ud83d\ude0a because you need to walk back your unit everyday rather than just park your at your carporch and go straight to your house. The downside is you need to walk quite a bit similar to living in condominium if the carpark is unfortunately allocated further from your unit.\u00a0\n\n\n\u00a0\n\n\n\n\n\n\nAdora Residential Parking Bays\n\n\n\n\n\u00a0\n\n\nOpen garden or Private Garden?\n\n\n\u00a0\n\n\nEach unit (except the apartment type \u2013 1st and second floor) comes with a garden right outside the living room. These units that facing the outer perimeter are having an open garden (see below) whilst the private garden are for inner facing units (or inner road in Adora) which attach with the Balinese designed feature wall. The latter is having the advantage to allow the living room area to be opened up all the time without compromising the privacy of the owners.\n\n\n\u00a0\n\n\n\n\nAdora Balinese Feature Wall\n\n\n\n\n\u00a0\n\n\n\n\nAdora Garden\n\n\n\n\n\u00a0\n\n\nCourtyard Clusters and Walkable Environment\n\n\n\u00a0\n\n\nThe architect has put in a lot ideas to deliver the Mediterranean concept and adopted the natural bricks and steps to separate the zone in Adora.\u00a0\n\n\n\u00a0\n\n\nThere are plenty of pathway for residents to walk around and interact with neighbours.\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nAdora Common Pathway\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nAdora Resident Walkway\n\n\n\n\n\u00a0\n\n\n\n\nPassage to Swimming Pool\n\n\n\n\n\u00a0\n\n\nResort Oriented Pool Area\n\n\n\u00a0\n\n\nThe best view in Adora has to be for the units surrounding the resort oriented swimming pool area. The lightings, greenery, tropical plants and trees, and multiple step levels across this area makes up the resort ambience in Adora. It is no surprise that plenty of expatriates are living here, thanks to its resort atmosphere in Adora.\u00a0\n\n\n\u00a0\n\n\n\n\nSwimming Pool of Adora\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nSwimming Pool of Adora\n\n\n\n\n\u00a0\n\n\nOther Facilities\n\n\n\u00a0\n\n\nThe multipurpose hall is located right besides the pool which is perfect for gathering and parties. There is also sauna facility in the common toilet area and allocated management office.\u00a0\n\n\n\u00a0\n\n\n\n\nAdora Common Area\n\n\n\n\n\u00a0\n\n\n\n\nSauna in Common Toilet/Shower Area\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nSignature Bougainvillea in Adora\n\n\n\u00a0\n\n\nIt seems bougainvillea is the signature plants in Adora which can be seen surrounding the car porch roof and pool area. Beautiful! However, we are pretty pretty sure the landscapers are having the hard time to trim and maintain it (avoid the damage of the roof),\u00a0\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nLayout of Adora Courtyard Terrace\n\n\n\u00a0\n\n\nType A \u2013 4 Bedrooms + 1 Utility\n\n\n\u00a0\n\n\nType A is the corner and biggest unit in Adora with the built-up size of 2509sf. This is the most popular units because it is the only type that comes with 4 bedrooms (+1 Utility) in Adora. This corner unit also the only type built with the width of 24ft, which is rather rare in Desa Parkcity. You can the search around landed properties in Desa Parkcity and you will know. The market price of type A is around RM2.2-2.5mil now and rental range of RM5-7k. You may wonder why only small extra land for this corner unit. Yup, in Adora courtyard garden environment, most of the lands are designated for common gardens instead. The downside of Desa Parkcity landed house is the length of the unit. For this unit, the length of the house is only 37.8ft.\u00a0 Two carpark bays are given. If you have more cars then you may have to rent it (limited bays for rent) or skip this.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nType B \u2013 3 Bedroom + 1 Study\n\n\n\u00a0\n\n\nThis is the smaller corner unit with 3-bedroom and a study area. The built-up is only about 1900sf and it is 2ft narrower than Type A with 18ft in one half and 20ft in another. However, it is slightly longer (2ft) and generally most lands at the side than Type A. The negative part is, you need a strong knee to climb up and down if you intend to take up the master bedroom which allocated at the second floor. There is no utility room, it means limited storage space for this unit (under the staircase). Similarly, two carpark bays are given. Market price is around RM1.8 \u2013 1.9m with rental around RM5k.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\nType C \u2013 3-bedroom\n\n\n\u00a0\n\n\nThis is the intermediate unit with BU 1800sf. Compare to type B, it is about 100sf smaller and only comes with 18ft width in the house. However, its length (40ft) is longer than both type A and B. The developer only provided one car park lot to each owner but owner could opt for additional carpark during the launch. Therefore, you may find that some units of Type C only have one carpark and no doubt it is harder to sell in subsale (of course lower price). Again, big master bedroom but strong knee needed. Pricing now is hovering around RM1.7-1.8mil and market rental range of RM4-5k.\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\nType D \u2013 Apartment \u2013 2-Bedroom\n\n\n\u00a0\n\n\nThere are 12 apartment units in Adora (refer to blue dots in the Adora Site Layout above). The size is about 1100sf (with 2 bedrooms) and ground unit comes with a private garden which is the most popular unit unsurprisingly. Not many owners can stand to climb staircase everyday (multiple times), not to say with bagges/groceries :(. Yup, you need to walk additional 20 steps to reach 1st floor and another 20 to 2nd floor. Imagine you are carrying the groceries and heavy stuffs. No joke and I would say it is only for the single, couple or small families who have stronger arms and legs :). Remember, only one carpark given to owners. The price for higher floor is about RM900k and ground floor with private garden will be higher level of RM1.1-1.2mil.\u00a0\n\n\n\n\n\u00a0\n\n\nWhat We Like?\n\n\n\u00a0\n\n\nIn short, with the marginal price difference between Adora and condominium in Desa Parkcity, landed property like Adora should still be very attractive. PROPCAFE needs to be fair and honest here. If you like resort feel development (not modern design) with plenty of greenery, trees and plants, Adora is certainly at top of the list.\n\n\n\u00a0\n\n\n\n\nResidential Terrace \u2013 Mediterranean + Balinese Theme\n\n\n\n\n\u00a0\n\n\nThe facade is rather dated especially if you are only looking at the house itself or seeing it from outside of Adora. Once you entered Adora, you will notice the facade blends well with the balinese/Mediterranean concept.\n\n\n\u00a0\n\n\n\n\nCourtyard Garden\n\n\n\n\n\u00a0\n\n\nYou can walk around Adora and will realise the environment is indeed very neat (without clothes/\u201dflag\u201d drying scenes except the outer facing units without balinese feature door). The courtyard gardens are safe for young children to room around as it is not accessible by vehicles at all.\n\n\n\u00a0\n\n\n\n\nCourtyard Garden Cluster\n\n\n\n\n\u00a0\n\n\nThe landscape (plenty of trees and plants) are well designed by the famous Seksan which bring in the unique selling point for Adora. Unlike standard terrace house, the non-standard inter-linkages between courtyard clusters (like a maze!) makes the place more interesting and less boring. The joy from children running/cycling around and residents to chill (walking back home everyday) like holiday in a resort is simply priceless!\n\n\n\u00a0\n\n\n\n\nCourtyard Fronting\n\n\n\n\n\u00a0\n\n\nBeautiful But Expensive to Build and Maintain\n\n\n\u00a0\n\n\nWe have to say, we don\u2019t see any other development like this in Malaysia (except certain part of Adiva), kudos to developer (heard from sources that Perdana Parkcity didn\u2019t make much money from this development due to low number of units with complex structure and non-standardised landscape design with different ground levels (not flat land).\u00a0\n\n\n\u00a0\n\n\n\n\nCourtyard Passage\n\n\n\n\n\u00a0\n\n\nWhat\u2019s Our Concern?\n\n\n\u00a0\n\n\nTerrace House Without Car Porch\n\n\n\u00a0\n\n\nLet\u2019s talk about the con side of this development. Firstly, the car park lot. Not all units come with two car park bays (you must verify when you see lower price tag in the advertisement). The distance to the carpark can be very annoying especially when it rains. We counted about 200 steps for us to reach from the unit we visited to its carpark lot. So, please check out and try to get the unit with close proximity with your carpark bays. Yes, some carpark lots are not covered. So, be aware.\u00a0\n\n\n\u00a0\n\n\n\n\nAdora Driveway and Parking Lots\n\n\n\n\n\u00a0\n\n\nPretty Stuff\u00a0 Always Hard to Maintain\n\n\n\u00a0\n\n\nSeksan, no doubt, is a brilliant landscape architect, but you have to accept that their designs are not easy to maintain. We observed that some of the trees could be too near to the units and the roots may potentially go into the house and cause issue in future. Based on our source, management office of Adora has been actively managing this with periodic tree trimming and cutting to maintain the landscape. Needless to say, it is costly.\n\n\n\u00a0\n\n\n\n\nGreenery Passage\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nAdora Courtyard Garden\n\n\n\n\n\u00a0\n\n\nRelatively High Maintenance Fees\n\n\n\u00a0\n\n\nThe maintenance fee is rather high in term of RMpsf (per unit share) compares to other developments in Desa Parkcity. This is due to its low number of unit (92 units). Without economy of scale, the maintenance cost issue will continue in Adora in future years which means maintenance fees may rise faster than other development in DPC. Plenty of hard jobs ahead for the management committee here.\u00a0\n\n\n\n\nAdora Guardhouse\n\n\n\n\n\u00a0\n\n\nPricing\n\u00a0\n\n\n\u00a0\n\n\nAdora courtyard terrace is now asking for RM1000psf. The smallest intermediate units (1808sf 3room) are asking around RM1.7-1.8mil and small corner 1900sf type (3-room) is asking around RM1.8-1.9mil. The largest 4+1 units are the limited in Adora is commanding the highest pricing of RM2.3 \u2013 2.5mil. In fact, the price has been increasing since the pandemic. Surprisingly, the tough condition doesn\u2019t apply in Desa Parkcity landed properties. Unsurprisingly, the pandemic has made home more important than ever. If you are interested on the landed properties of Adora, try to catch the level of RM1.6-1.7mil (smallest units) which we strongly believe there are still sellers there for the price in this range.\n\n\n\u00a0\n\n\nWhat\u2019s next?\n\n\n\u00a0\n\n\nDon\u2019t worry, the best is yet to come. We will continue to revisit the old landed properties in Desa Parkcity as we see there is still plenty of value there to catch up given the sky rocket price in condominium here. Stay tuned with us, see you in ADIVA (the Award Winning Project)!\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-rica-residence-sentul-jalan-ipoh-fajarbaru/", "title": "PROPCAFE Review: Rica Residence Sentul @ Jalan Ipoh by Fajarbaru", "body": "\n\n\n\nJalan Sultan Azlan Shah formerly known as Jalan Ipoh is one the oldest route linking Kuala Lumpur to North KL such as Kepong, Batu Caves and Selayang. Despite sharing the rich history and demographic like his cousin Old Klang Road, Jalan Ipoh had been overlooked for developments. Developers such as UOA, MRCB, Binastra, Exsim etc have been developing pockets of land along OKR however it has been found wanting until now where Yuk Tung is developing one block consists of 311 units on 1.04acre at Jalan Kasipillay off Jalan Ipoh and OCR is developing two towers consist of 363 units (link of PROCAFE review \nhttps://propcafe.net/the-pano/\n) with GDV of RM200m. There is another piece of land adjacent to Court28 where there will be another 2 towers of 386 units. UOA expect to launch their first phase of 28acre next to Taman Bamboo next year. The pace of development in Jalan Ipoh has been picking up.\n\n\nLooking at the supply side, it has been fairly limited despite the strategic location of Jalan Ipoh which is just 5km away from KLCC and with Duta Link, just a breeze drive away to KL Sentral, Hartamas and Duta.\n\n\nWith this, Fajarbaru has come with a new launch called Rica Residence Sentul with GDV of RM270m.\n\n\nDeveloper Background\n\n\nListed in Bursa Malaysia in, Fajarbaru their principal activities are civil works, building construction and turnkey contractor. However similarly to other contractors, they have ventured to develop their own projects. All their residential seems to be parked under Rica Residence brand where currently they are developing a 160 units Rica Residence in Pulau Melaka and a project called Gardenhill in Melbourne. They expect to launch their 475 units Rica Residence Kinrara in Puchong with GDV of RM400m somewhere in second half of 2017. In their latest new, Fajarbaru just acquired another piece of land measured 0.17acre near Flagstaff Gardens, Melbourne for A25m (\nhttp://www.thestar.com.my/business/business-news/2016/12/05/new-growth-avenue-down-under-for-fajarbaru/\n)\n\n\nFajarbaru\u2019s financial performance seems to be mixed where they were making small losses in 2015 despite the incremental revenues from RM181m in 2011 to RM387m in 2015. Fajarbaru current market capitalization is RM200m, considered as mid cap company.\n\n\n\n\nFajarbaru Performance Analysis\u00a0 \n\n\nLocation, Accessibility\u00a0and Amenities\n\n\nBack to the Rica Residence Sentul, if you are familiar with Sentul area, The\u00a0 Sentul Cinema is a landmark building and in the glory time, it was meeting point for Sentulians to catch a movie. In fact during the premier of Kabali, the cinema was still attract sizable crowds.\n\n\nIn 2011 Fajarbaru has acquired the Sentul Cinema together with adjacent empty plot of land measuring 2.3 acre held under Geran 5441. Lot 76 for RM23.6million cash (\nhttp://cdn1.i3investor.com/my/files/dfgs88n/2011/08/09/1452364905-1211672318.pdf\n) .\n\n\nThe location Of Rica Residence Sentul\n\n\n\n\n\n\nCurrent condition of the site\n\n\nIn general, Rica Residence Sentul is located approximately\n\n\n\n\n5km away from KLCC\n\n\n7km away from KL Sentral\n\n\n3km away from KL General Hospital\n\n\n7km away from Mont Kiara\n\n\n\n\nRica Residence Sentul is easily accessible via the following\n\n\n\n\nFrom KLCC depending on traffic can use Jalan Tun Razak or Jalan Kuching to enter Jalan Sultan Azlan Shah or Jalan Sentul.\n\n\nFrom Duta, Mont Kiara and Hartamas, just use the Duta Link bypassing the traffic jam at Segambut roundabout and Jalan Kuching. From Jalan Sultan Azlan Shah turning into Jalan Kovil Hilir\n\n\nFrom KL Sentral, after Jalan Mahameru take the Sentul Link and U-turn in front Saffron to Jalan Perhentian\n\n\n\n\nSimilarly to ingress, just use the reverse flow to travel to the KL Sentral, Mont Kiara, KLCC etc. For example just use the Sentul Link and KL Sentral just 5-10 minute drive away.\n\n\n\n\nThe Accessibility of Rica Residence Sentul\n\n\nJalan Ipoh despite the heavier traffic flow nowadays, is excellent for network and connectivity and for regulars, there are many permutation and options to reach to their destination.\n\n\nThere are no shortage of amenities in Jalan Ipoh where supermarket, eateries, hospital, school are adequately serving the needs of the residents here.\n\n\nOverview of Development and Fa\u00e7ade\n\n\nThe 2.31acre freehold Rica Residence Sentul consists of 473 units in 2 blocks of 39 and 33storeys. These two blocks form a \u2018T\u2019 shape and share a common core of 5+1 lifts. The ground consists of lobby, management office, retail lots. Followed by 7 floors of carpark. The facilities deck is on level 8 and 34\nth\n. Typical floors start from level 9-39 with limited garden units on level 8.\n\n\n\n\nConfiguration of Rica Residence Sentul\n\n\nHow the density and lifts ratio penned out. Check out the table below for comparison of new launches in Jalan Ipoh\n\n\n\n\n\n\n\n\nDevelopment\n\n\nLand Size\n\n\nTotal Units\n\n\nDensity\n\n\nNo of Lift\n\n\nUnits/ lift\n\n\n\n\n\n\nRica Residence Sentul\n\n\n2.31\n\n\n473\n\n\n205units/acre\n\n\n5+1\n\n\n95units/acre\n\n\n\n\n\n\nCourt28\n\n\n1.04\n\n\n311\n\n\n299units/acre\n\n\n3+1\n\n\n104units/acre\n\n\n\n\n\n\nPano\n\n\n1.8\n\n\n363\n\n\n202units/acre\n\n\n4+1\n\n\n91units/acre\n\n\n\n\n\n\n\n\n*Units/lift not include the +1, cargo lift\n\n\nFrom the table above, nothing much in between Rica Residence Sentul and Pano however Court28 has the highest density and lift utilization between all of them.\n\n\nThe fa\u00e7ade is quite conservative and to break the monotonous fa\u00e7ade, landscaped gardens on every 3 floors. However there are few major landscaped gardens which located on level 16,26 and 34\nth\n floor. The units on these premium levels cost more and dearer by RM16K.\n\n\n\n\n\n\nFa\u00e7ade of Rica Residence Sentul\n\n\nView, Orientation and Layout\n\n\nOne of the selling point of Rica Residence Sentul is the view surrounding the development where most units will enjoy unobstructed views. In general buyers can choose either\n\n\n\n\nMajestic KLPAC/ Sentul Park (North \u2013 East or West-North)\n\n\nKLCC View (East-North)\n\n\nBukit Tunku/ Jalan Ipoh (West-South)\n\n\n\n\n\n\nView and Orientation of Rica Residence Sentul\n\n\nThe developer has used drone and capture the breath-taking view around Rica Residence Sentul and for the privilege of the PROPCAFE readers, we share the video in this review.\n\n\n\n\nhttps://propcafe.net/wp-content/uploads/2016/12/Rica-Sentul-Aerial-View.mp4\n\n\n\u00a0The video view surrounding Rica Residence Sentul\n\n\nIt is mind blowing more than 20 floor of different layouts in Rica Residence Sentul which essential variance of\n\n\n\n\nType A (1, 1+1 and 2 bedrooms)\n\n\nType B (2, 2+1 and 3 bedrooms) and\n\n\nType C (2+1 and 3 bedrooms)\n\n\n\n\nEach facing has different layout and size. For example if you are interested in the smallest type A1@657sqft, only KLPAC view which also comes with partial west sun.\n\n\n\n\n\n\n \n \n \n \n \n\n\nFloor and Unit Layout of Rica Residence Sentul\n\n\nIn PROPCAFE\u2019s opinion, the best unit will be type B4. If you choose low floors, the owners will enjoy the pool view and for those high floors, with KLCC and KL Tower view. Type B4 also shielded from west sun. Type B4 layout is practical with proportion size of squarish 2 bedrooms fitted in less than 900sqft. And best part is type B4 comes with 2 carparks. If you choose the corner unit, the 2\nnd\n bedroom will enjoy unobstructed view.\n\n\nFor family who prefer to taichow or Asian style cooking, type B5 is worthy to be mentioned. The kitchen is inside a room where door can be closed when the chef is doing Asian style cooking to avoid the smoke permeate through the whole house. Being the corner unit, the kitchen has own window.\n\n\nObviously for investors and budget conscious buyers, type A1 is the best choice. Not only the unit is facing the majestic view of KLPAC, the layout is practical with 2 bedrooms and balcony fitted within 657sqft. The only downside is only one bathroom and the unit is partially facing west sun.\n\n\nIf buyers are looking for option to rent out separately or plan to earn some rental income while live in one of the units, the dual keys type C1 and C2.\n\n\nPROPCAFE like the idea of variety of unit layouts which cater to different needs of buyers. Besides, it will reduce the competition upon VP as different tenants/ buyers will have different requirements. Therefore as investor, the competition is not only about pricing, level and view but the layouts as well. For example if subsale buyers are looking for most affordable 2 bedrooms, there are only 58 out of 473 units (12%) of type A1 with majestic Sentul Park as choice. And if buyers insist of high floor, another half of the supply will be out of equation.\n\n\nUSPs\n\n\nThe biggest USP is the KVMRT2 project linking Sungai Buloh and Cyberjaya where the nearest underground station is Sentul West which is just 150m away from Rica Residence Sentul. The bulk of the contracts have been awarded with land acquisition is ongoing. In fact if you drive around KL and Jalan Ipoh, you can see many MRT activities are ongoing and land are hoarded up. For example area such as Binjai, Behind Ampang Park, General Hospital, Titiwangsa, Sentul West etc there are a lot of activities are ongoing.\n\n\nWith the MRT2, major destination such as KLCC, TRX, Bandar Malaysia, Cyberjaya are just minutes away without get caught in traffic jam. In global trend, the public transport is the de facto mode of transportation. It will be interesting to see the impact of KVMRT1 Sungai Buloh-Kajang. With the completion of KVMRT2 in middle of 2022, it will be no longer for Rica Residence Sentul owners to wait for the completion.\n\n\nRica Residence Sentul is also surrounded and close proximity within upcoming development such as TamanSari, KL Metropolis and biggest of all, the rejuvenation of Sentul East and West by SentulRaya (A former JV company owned by KTM and YTLLand). Launched in 2004, suffice to say the rejuvenation has been pretty slow with completion of The Maple in Sentul West and 4 condominium in Sentul East. However the latest new YTL Land will acquired the remaining 30% stake of SentulRaya from KTM (link: \nhttp://www.thestar.com.my/business/business-news/2016/11/30/ytl-land-to-buy-remaining-30-stake-in-sentul-raya/\n). It will be interesting to see whether what is the future plan of YTL Land and how aggressive SentulRaya develop Sentul East and West given it is one of the last big parcel of land remaining in Kuala Lumpur.\n\n\nFacilities\n\n\nThe normal facilities such as lap pool, gym, sauna, function room however worth to mention is the landscaped garden on every floor as well as glass viewing deck on the 34\nth\n floor. To be honest, PROPCAFE is not sure whether having glass viewing deck is good idea from perspective of safety, monitoring and maintenance. You need constant monitoring and maintenance to ensure the safety of residents enjoying the facilities. All these constant monitoring and maintenance cost a lot of money. And I wonder what JMB will do when they find out cracks on the glass. Hm\u2026.\n\n\nPricing\n\n\nAfter the rebate the net price is about RM600psf +/-. The premium for every floor increase is RM1k where for premium level where landscaped garden located, the premium is dearer by RM16k. The smart buyers have snapped level 17 and 27 because they do not need to pay the premium however still able to enjoy the double volume landscaped garden as well as lower density of their level.\n\n\nOther matter\n\n\nAt this moment, developer yet to secure APDL due to appeal of Extension of Time (EOT) which expected to be obtained by end of December and SPA signing from mid-January.2017 onwards. PROPCAFE was told most likely developer will obtain EOT to complete the construction in 48months.\n\n\nThe maintenance fee inclusive the sinking fund is expected to be RM0.31 therefore for type A1 the fee is expected to be RM200 which is affordable for young couple or family with one kid.\n\n\nType A only comes with 1 carpark where else selective type B and all type C will come with 2 carparks. If 2 carparks are necessary in your purchasing decision, consult the SA as for the layout and facing that come with 2 carparks.\n\n\nWorth to mention is laminated timber flooring will be provided in bedrooms which is more cosy and suitable material for bedroom. Many developers are installing porcelain tiles which is cheaper however easier to maintain in bedroom. Porcelain tiles feel cold and slippery especially in the morning.\n\n\nSummary\n\n\nSentul is not short of new launches especially near the Kampung Batu Muda where it is expected 5-6k units from UOA, SkyAwani, Maxim etc will flood the market in next 3-4years. However these development is not within walking distance to MRT station. In PROPCAFE\u2019s opinion, given the close proximity of Rica Residence Sentul to KL City and walking distance to Underground MRT station, Rica Residence Sentul is not Apple to Apple comparison with these projects. With 80% of the units are sub 1000sqft, most of the units are priced slightly below RM400K to RM600K. Given the close proximity to city and future MRT station, It seems Rica Residence Sentul is consciously priced in current property market sentiment.\n\n\nHappy Investing Folks!\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-sky-suites-klcc/", "title": "PROPCAFE\u2122 Review: Sky Suites @ KLCC By Monoland", "body": "\n\n\n\nPrologue \u2013\u00a0Sky Suites @ KLCC\n\n\nFor followers that have been following PROPCAFE review, you would realize by now PROPCAFE follow closely launches by Monoland. From the time Monoland launched Vipod way back in 2010 followed by SOHO Suites and to last launch in 2014, Vortex (where they completed the 58 storey building in record time 26months from SPA) almost all their projects were sold out without much advertisements and promotion and fanfare. Their modus operandi is always the same, no frill deal without any rebates or discount, unit allocation without the privilege to choose units, pay the full 10% downpayment with SPA signing on the spot without the hanky panky stickers\u2019 game. In some other developments, the buyers just pay the booking fee and drag the SPA signing with many excuses. PROPCAFE members has experience dragged the SPA signing for close to 9months before officially signed it. Not with Monoland.\n\n\nIn exchange with all the no frill deal, you get a property within prime KLCC area with price significantly below the current market price. In fact, Monoland is a disruptor in KLCC where they make it affordable for investors to buy property in KLCC.\n\n\nWith this, PROPCAFE welcome you to read Monoland\u2019s latest launches. Sky Suites @ KLCC.\n\n\nLocation \n\n\nThe old rule about property investment is location X 3 and for KLCC\u2026.. The location almost cannot get better any than Sky Suites @ KLCC\u2026. Sky Suites @ KLCC\u2019 2.5 acres freehold land formerly belongs to Lim Foo Yong estate where the old 7 storey flats located. In fact, you can watch the process of the demolishing the flats (and the fascinating information such as view and orientation) from the YouTube link below. If you buy Sky Suites @ KLCC above 52 storeys (higher than Menara TA3 & 4), you can expect majestic PETRONAS Twin Tower view (From minute 2.40 onwards)\n\n\n\n\nThe development is with frontage of vibrant Jalan P Ramlee and a shame that developer didn\u2019t take advantage of the frontage to build retails along and rather developer has tuck the retail lot at inner side of the development with Idaman facing. However on other note, developer has position a 42 storey hotel.\n\n\n\n\nAerial View of the location\n\n\nSurrounded by prominent landmark such as One KL (famous with 99pools and 98 apartment tag), Beach Club and of course PETRONAS Twin Tower, Sky Suites @ KLCC is prominent on your left when you are turning to Jalan P Ramlee from Jalan Sultan Ismail. In fact in future it will be one the landmark in this area with Marina Bay Sands look alike fa\u00e7ade.\n\n\n\n\nAnother Aerial View showing Sky Suites @ KLCC gracing KLCC Skyline\n\n\nAccessibilities \n\n\nKLCC can be nightmare especially you are caught in one of the notorious jam. For example the trip from Marc Residence to Pavilion can take you 30-45m during peak hour (no joke)! Some with one way road and it can take long drive just to reach home. Classic example is St. Mary Residence. How about Sky Suites @ KLCC? For the ingress if you are coming from Jalan Sultan Ismail, it is pretty straightforward just turn left to Jalan P Ramlee and after the Beach Club just turn into Jalan Law Yew Swee where the access is shared with Menara TA, Idaman Residences and Parkview Residence. If you are coming from KLCC or Jalan Ampang Side, the 1.5km driving will take you a detour to Jalan Pinang and Perak and finally join back to P Ramlee.\n\n\n\n\nIngress to Sky Suites@KLCC\n\n\nHowever the interesting part is the egress. \u00a0Literally from Sky Suites @ KLCC you can reach every direction with breeze. For example using the short cut across the Menara Prudential you can enter Jalan Sultan Ismail and from that point you can make U-turn at P-Ramlee T-Junction or go straight if you want to go to Bukit Bintang or Jalan Raja Chulan. Changkat Perak is a great lane for short cut that allow you to use Jalan Sultan Ismail and Jalan Pinang\n\n\n\n\nEgress from Sky Suites@KLCC\n\n\nMasterplan\n\n\nHave you seen the latest YouTube sensation the PPAP song? Yes the Pineapple Pen Apple Song. Nothing to do with Sky Suites @ KLCC aside that when you have Vortex and Marina Bay Sands and voila you have Sky Suites @ KLCC\n\n\n\n\nVortex + Marina Bay Sands = Sky Suites @ KLCC\n\n\nIn many years, the developers has churning out a very safe fa\u00e7ade (whether actual or artist impression wise). Monoland has been pretty bold with Vortex\u2019s artist impression however the final delivery especially the spiral impact is not as bold as what PROPCAFE wished it to be. Still it is decent attempt especially Monoland able to come out the practical layout for each unit. For those who have been following architectural around the world, we have twisted tower (Cayan Tower) in Dubai that twisted 90 degree, the abandoned Spire Chicago, The Shard at London and many other iconic architectural that has become the landmark of the city.\n\n\n\n\nSome Iconic Landmark around the world\n\n\nFor past few years, the end products has been pretty \u201csafe and boring\u201d. Most of the time the building is just fully cladded. For example the completed Berjaya\u2019s Ritz Carlton and Banyan Tree. Some of the better thought fa\u00e7ade such 8Conlay however these projects cost from RM2700psf onwards, a hefty sum by any measure. Location is very important factor in buying decision however an iconic fa\u00e7ade it will stir the human\u2019s desire to own a piece of action. Classic example would be Capers and Fennels at Sentul East. Despite located in location that many consider as \u201cundesirable\u201d, YTL managed to fully sold Capers due to its iconic fa\u00e7ade and reputation of the developer.\n\n\n\n\nSome of the new high rises in KLCC\n\n\nSky Suites @ KLCC will not be the iconic landmark of KLCC but author believe it is bold attempt by developer to make KLCC landscape more colourful rather than another development churn out from the mill. Consist of 3 residential blocks of 65 storeys and 1 block of 45 storeys hotel sit on 2.5 acre of freehold land, Sky Suites @ KLCC will have close to 1,000 residential of studio, 2bedrooms, 2+1bedrooms and 3 bedrooms.\n\n\n\n\nThe Fa\u00e7ade and Configuration\n\n\nAs usual with past project, Monoland use plenty of glasses to clad the whole building. To break the monotonous glass effect, some levels will have protrusion so that it is not so boring. The icing of the cake of course the rooftop facilities on 61-62 storeys that overlooking majestic PETRONAS Twin Tower, a magnet especially countdown during New Year Eve.\n\n\n\n\nThe vision and Design of Sky Suites @ KLCC\n\n\nThe idea from developer is to deliver a development with rooftop as focus point. The unit is efficiently designed to minimize any space wastage.\n\n\nUnit Layout and Direction\n\n\nMonoland signature in each of their development is their practical and efficient layout without much of space wastage. The bedroom is not oversized designed and able to fit in wardrobe, king size bed, side and dressing tables with space for walk around. The living, dining and kitchen space is adequate and comfortable for KLCity living. In the past project such as Vipod and Quadro, quality standalone bathtub is provided however from SOHO Suites onward, only standing shower with rain shower stand is provided.\u00a0 Certain expats such as Japanese need the bath tub.\n\n\nIn general, the three blocks are identical with 6 units/floor. The size ranges from 550sqft to 890sqft with 1, 2 and 3 bedrooms. The 1 bedroom is odd units and not opened for sales. In general there are 6 type of layouts.\n\n\n\n\nUnit Layouts from \nhttp://www.skysuites-klcc.com/floorplan.html\n\n\nType D, E, F and G are facing outer where else type A, B and C are facing the inner with type A & C and D & F are identical. Unlike Vortex where the living and dining is a V shape, the layout in Sky Suites @ KLCC is much better and squarish. All bedrooms enjoy window, sufficient size for either double and single bed or wardrobe. Adequate space for furniture placement in living, dining and kitchen. In author\u2019s view, type B1 is probably the best layout with kitchen and study area are tucked away for privacy. Essentially type B1 is the better layout version of Vortex!\n\n\nDeveloper has improvise from the past project and provide dual keys provision for type A3&4, C3&4, D, F and G. For buyers who buy for own stay and would like to rent out extra room, or investors who want to increase yield by rent out separately, this dual key feature is addition feature. However PROPCAFE was told that for the studio, the pantry provision (water supply and outlet), power point etc. is not provided and therefore it is addition renovation cost if buyers decided to install a pantry in the unit.\n\n\nMost of the perception that Sky Suites @ KLCC is surrounded by Skyscrapers and without much views especially with first phase where Monoland only launched until 40\nth\n storeys. The 2\nnd\n phase of higher floors will be launched later stage with higher premium. This is understandable as the buildings surrounded Sky Suites @ KLCC ranging from 34 to 41 storeys. \u00a0The photos below illustrate most facings will blocked by Parkview, Idaman, Menara TA One and Menara Prestige.\n\n\n\n\nView and Orientation\n\n\nHowever if look closely, there pocket of open space even with the lower floors. For example for some smart investors who explored the site has visited Menara TA One and found out that Unit type G@ Block B and Type D@Block A may look into gap between Parkview and Idaman. And these are one of the cheapest prices psf wise in whole Sky Suites @ KLCC.\n\n\n\n\nSome units are with unobstructed view\n\n\nHowever the best value in PROPCAFE\u2019s opinion will be type D and E in block C. The reason being as follow\n\n\n\n\nSmallest 2 and 3 bedrooms in Sky Suites @ KLCC\n\n\nType D with dual key feature\n\n\nCurrently unobstructed view\n\n\nNot the most expensive PSF despite the clear view\n\n\n\n\nHowever for those who emphasize of overlooking iconic KL Tower, unit E and F in Block A should able to get glimpse of it with small premium. However do note that these units are overlooking the pubs which may be noisy during the night.\n\n\nObviously the safest views would be the units with inner facing and you will not get any surprise from some of the still empty land around Sky Suites @ KLCC. Most of the building already built and for some buyers, they will rather pay extra premium for certainty.\n\n\nFacilities\n\n\nThe star of the development no question is the rooftop facilities at 61 and 62 storey of the development will be the envy of the KL Lites. Overlooking the majestic PETRONAS Twin Tower and partial KL Park, it will attraction especially countdown during New Year Eve.\n\n\n\n\nCourtesy of GEO \u2013 The expected PETRONAS Twin Tower majestic view\n\n\nSimilar concept to Vipod, Quadro and Vortex, the entrance to the rooftop facilities are based on membership and pay as you use. There are pro and con. The Pro is the maintenance and up keeping of the facilities do not form part of the maintenance and sinking fund therefore keeping the fee affordable. However in the same time, the parcel belongs to the developer and even owners need to pay the membership in order to gain access and use the facilities such as infinite 25m pool, gym, sauna, bar etc.\n\n\n\n\nFacilities Floor \u2013 Perspective 1\n\n\n\n\nFacilities Floor \u2013 Perspective 2\n\n\n\n\nFacilities Floor \u2013 Perspective 3\n\n\nFor those who been to Vipod, expect to have similar level of landscape, gym equipment and pool as per Vipod and Quadro.\n\n\n\n\nRooftop Facilities in Vipod and Quadro Residences overlooking majestic PETRONAS Twin Tower\n\n\nFor the reason known to them, the finishes for the past development has been pretty similar. Where if you are not informed you probably think that the pool for both are the same condo! Similar finishes of the glasses cladded wall at lobby can be observed and similar design probably would be applied in Sky Suites @ KLCC as well.\n\n\nInteresting, it seems that the health spa and sauna occupy the whole floor under the rooftop acroos the 3 residential blocks\u2026\n\n\nFinishes\n\n\nAgain no surprise of the material selection where the bathroom fittings digital lockset, kitchen cabinets, white goods are pretty consistent with past project.\n\n\n\n\nThe expected finishes\n\n\nThe finishes provided by Monoland is pretty decent and good stuffs. Marble flooring on dining and living area, solid timber flooring on the bedrooms, digital lockset on main door, Grohe and Duravit brand for the bathroom fittings, Teka Hood, Hob and Microwave Oven and Daikin Aircon. However Vortex buyers were quite disappointed when found the partition wall is made by dry wall and ceiling height is significantly lower than their past projects. For Sky Suites @ KLCC, the good news is the ceiling height will be slightly higher than Sky Suites @ KLCC however still not as high as their past projects. Most likely the dry wall again will be used as partition wall in Sky Suites @ KLCC.\n\n\n\n\nActual finishes of the past project\n\n\nPrices\n\n\nThe property market has been pretty soft for past two years with all the tightening measures by BNM and Malaysia has one of the highest household/GDP in Asia making consumers are hesitating spending on big ticket such as property. In the past when Monoland launch the project, it is usually sold without much of the advertisement and fanfare. How about Sky Suites @ KLCC? The modus operandi is similar where past purchasers were called up to be offered unit without much option to choose unit. Once buyer agree, they will be given few days grace period to sign the SPA with full 10% +10% deposit payable to the developer. The reason of 20% because developer has started physical work since early of the last year and has billed the 2a. The completion of the works below the ground including the piling and foundation.\n\n\n\n\nConstruction progress as per September.2016\n\n\nHow about the price? The unit is priced as low as RM1050psf (yes, you read it right) for the units with facing Idaman directly. Those with better facing such facing Kl Tower and BSN as well as inner facing (with P Ramlee ) are slightly more expensive, psf wise. Every floor is increased by approximately RM3K, a reasonable increase in KLCC area. Majority of the units are offered below RM1m inclusive the 3 bedrooms making Sky Suites @ KLCC one (if not the most affordable) 3 bedrooms in KLCC. A quick search in Iproperty has yield no result of any 3bedrooms priced below RM1m unless you are willing to venture to area such as Setiawangsa, Chowkit and Titiwangsa.\n\n\nhttp://www.iproperty.com.my/property/searchresult.aspx?t=S&gpt=AR&st=KL&ct=KLCC&k=&pt=&mp=&xp=1000000&mbr=&xbr=&mbu=&xbu=&lo=&wp=&wv=&wa=&ht=&au=&ft=&sby=&pg=2\n\n\nBranded Residences has gain popularity and table below with extracted from Focus Malaysia illustrate the pricing of these developments. Sky Suites @ KLCC is definitely not on par with these branded residences however the pricing gap is simply too wide to be ignored. Branded Residences might appealing to haute buyers however for property that priced 50% cheaper for example compared to Banyan Tree and W Residences, it is no wonder that Sky Suites @ KLCC immediately appealing to investors and buyers alike who are looking into buying KLCC properties despite the current soft property market.\n\n\n\n\nPrices of Branded Residences in KLCC: Source from VPC Alliance\n\n\nFor general KLCC property prices, readers can refer to link \nhttp://PROPCAFE.net/zoning-of-klcc-properties-zone-1-and-zone-2-where-and-what-to-investbuy/\n\n\nWhere PROPCAFE has painstaking list all the properties located within KLCC Zone 1 & 2 with information on the finger tips. Sky Suites @ KLCC is undeniable located in Prime Zone 1 of KLCC.\n\n\nSummary\n\n\nBy any standard, a unit in Sky Suites @ KLCC is not affordable as the minimum price is fromRM720K onwards to more than RM1m for high floor 3 bedrooms. However an interest finding from Iproperty where you couldn\u2019t find single advertisement for 3bedroom priced below RM1m in whole KLCC. Whether it is supply or demand issue, the purchasers shall find out upon the Sky Suites @ KLCC VP-ed. Also there are many upcoming development such as Star Residences, Ceylonz, Cecil Chao Centre, Eaton, Stonor, 8Kiapeng etc. that majority of the units are one or two bedrooms. It will be interesting to see the dynamism of supply versus demand of KLCC property market in next 3 years.\n\n\nAlso with Monoland despite a million dollar property purchase, there is not much of customer service and sometimes the buyers feel that the developer take them for granted due to superior location with attractive prices. Over the years, the customer relationship has improves however there are still area where improvisation for example the execution and delivery of the project where sometimes it\u2019s delivered in rush despite the SPA contractual deadline is still far away. Also the mystery of Monoland can escape without giving carpark to residential units\u2026 Hm\u2026.\n\n\nAnyway the past buyers are relative happy with the capital gain for the past projects and happily repeat the purchase in Sky Suites @ KLCC due to superior location and layout, attractive psf and low absolute price and with concept of overall development. However with almost 1K units of residential, it will take time for the market to digest all the units at one go.\n\n\nHappy Investing folks!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-south-brooks-desa-parkcity-by-perdana-parkcity/", "title": "PROPCAFE\u2122 Review: South Brooks @ Desa Parkcity By Perdana Parkcity", "body": "\n\nDesa Parkcity\n is always regarded as the most successful story in township development in Klang Valley, opps, should have said Malaysia. Not just its fantastic concept that started 15 years ago, it created enormous capital appreciation for the early birds who believed in developer\u2019s delivery on this so called \u201cCina Man Land \u2013 Kepong\u201d. There are not many would imagine this piece of land could now become one of the most classy and expensive places in Klang Valley where rich and famous paid millions to own the terrace or linked houses here.\n\n\n\n\nWhat so great about Desa ParkCity? Outsiders or keyboard hero may claim it is due to successful branding. However, for those who have been Desa Parkcity, they would agree that it is about the entire living lifestyle and it is the \u201cOne\u201d for family. Some even said that it is like living oversea! The secured environment (gated and guarded in each individual parcel, auxiliary police at the entrance and station in other parts of public facilities), beautiful landscape, well maintained parks (Central Park, West Park, Dog Park) & Central Lake, walkable environment (residents and visitors comfortably walk/cycle around the township), jogging and cycling \u00a0paths/lanes, dog friendly facilities, vibrant commercial element at Waterfront (and its new and beautiful European conceptual retail space at Arcadia) and much civilised society make it perfect for families. Sometimes, whether it is the best livable environment is not about the house itself but the demographic of the residents!\n\n\n\n\nTrue enough, you just cannot find any other township in Malaysia in similar standard, especially if one try to consider the location factor. PROPCAFE can surely tell you that, based on all the factors above and our experiences on visiting so many developments in Malaysia, NONE, there is No Second Desa Parkcity in West Malaysia! Don\u2019t listen to other developer\u2019s sales talk :P.\n\n\nThis slideshow requires JavaScript.\n\n\nNo matter what, location is still the key!\n\n\nThere are many other reputable developers, like Eco World or SP Setia, which are capable enough to deliver similar township. However, why is Desa ParkCity still \u201cunbeatable\u201d?\n\n\nLocation x 3! Desa ParkCity is located toward the end of Kepong (or Manjalara) which is now called Kuala Lumpur West. It is bordering with famous Petaling Jaya and Sungai Buloh which easily links to all major highways:\n\n\n\n\nPenchala Link (7.5 km, 10 mins distance) \u2013 Connect you with Taman Tun, Mont Kiara, D\u2019sara Height, Bangsar, Duta and KL City.\n\n\nNew Duke 2 (3 km, 7mins distance) \u2013 Bring you to Jalan Tun Razak, Ampang and KL City.\n\n\nNKVE (7km 17 mins) \u2013 Link you with Petaling Jaya North, Shah Alam, Setia Alam, Klang.\n\n\nLDP (3.6km, 5 mins) \u2013 Get you through Petaling Jaya, D\u2019Sara Perdana, Bandar Utama, Kota Damansara, SS2, Kelana Jaya, Bandar Sunway and all the way to Puchong. Within 10km, you have so many choices of mall to hang around \u2013 Ikano Ikea, Curve, One Utama, Giza, Paradigm, Starling, Glo, Tropicana City, and etc.\n\n\n\n\nDistance to \u2013 KLCC = 15km (30mins); \u2013 IKEA \u2013 5km (11mins) \u2013 One Utama = 7km (13mins); \u2013 Sri Hartamas \u2013 10km (13mins); TTDI Market \u2013 8km (9mins).\n\n\nNot convinced? Alternatively, if you still want to reconfirm your gut feel on the location, you may simply do a google map search. Based on the normal laptop screen size, you can easily see your neighbor townships. Map won\u2019t lie! Just look at the map and circle out every one that you are familiar. Why? It means you know the places and at the same time make sure you like most of circles! See the map below! Do I like it? Yes, I do! It covers most the areas that I like to hang out and it is surrounding by all established places from mid to high end posh places. Over the last 10 years, you can see the younger generation group and expatriates moved over to Desa Parkcity from the expat enclaves like Mont Kiara, Petaling Jaya, Bangsar, Sri Hartamas, D\u2019sara Height, Kota Damansara, Bandar Utama and etc for them to enjoy the greenery and safer environment. If not because of its location, Desa Parkcity would not prosper in such a short time. Now you would know the reason why Desa Parkcity always so well received other than just its well maintained landscape and parks.\n\n\n\n\nLet\u2019s talk about this \nSouth Brooks . \nIt is \u00a0located in the 473 acre Desa ParkCity township. To many Gen Y and Millennials, it is \u00a0the most sought address in Kuala Lumpur \u2013 \n\u201cDesa ParkCity \u2013 The Best Place To Live In Kuala Lumpur, Indisputable\u201d. \nTo them, D\u2019sara Hright, Hartamas, TTDI etc are just so old and out \u00a0as it no longer can fulfill their lifestyle requirements.\n\n\nAll this while, many buyers who intended to purchase here was stopped by either its high price or inferior layout. The combination above also the killer sometimes, for example, when one thought that they can afford it, his affordable price of a million may only get him a 1+1 or 2 bedrooms apartment at Desa Parkcity. For those who tried their hunt at Desa ParkCity before surely would understand what I meant. The good news is, when the economy is running at the slower pace, good deal would come! There is always opportunity to get a good deal and Desa ParkCity is no exception. Parkcity Perdana has re-configured its usual layout to make it slightly smaller for its 2 bedrooms and 3 bedrooms apartments compares to its previous projects and turns it to be more affordable and yet more rooms!\n\n\n\n\nSouth Brooks will host two 40-storey towers with total of 920 units under 7.16 acres land. Each floor will be served by 3+1 lifts. Each unit will come with at least two carpark bays (most of it will be tandem carpark lots) and the biggest unit type is entitled with additional carpark.\u00a0 Unfortunately, like other condominiums in Desa Parkcity, the carpark podium is still detach from the residential block due to its nature of quarry land here (too costly to build basement carpark and take ages to complete it).\n\n\n\n\nSouth Brooks is designed by South Korean\u00a0architect \u2013 Samoo Architect & Engineer which you can see the other \u201cadd-on\u201d factors from previous projects. For example, the lobby is more private& not externally exposed (not direcly facing the project entrance) and extensive facilities available at both above carpark podium & ground floor will help to diverse the potential crowds. It is worth to mention the unconventional facilities like open Jacuzzi, sunken lounge, and grape vine trellies are there for families to treasure their times at South Brooks.\n\n\nThis slideshow requires JavaScript.\n\n\nThe pool design may not be everyone\u2019s cup of tea but let\u2019s see how the developer and architect come out the magic on the Copenhagen/Toarmina shapes pool design. In fact, compare to common rectagle shape, the cost for odd shape pool design especially for such large pool size would be more expensive to build. Anyway, it could be a real surprise in the end (or else developer won\u2019t keep using the pool design to feature in its billboard everywhere!) and one thing you do not need to worry is their delivery of landscape and its facilities. Always, it will be impressive.\n\n\nThis slideshow requires JavaScript.\n\n\nSouth Brooks will be the first condominium in Desa Parkcity to have sky garden at the top for each tower to inspire the panoramic view of the spectacular landscape in Desa Parkcity.\n\n\nThis slideshow requires JavaScript.\n\n\nScaled Model\n\n\nThis slideshow requires JavaScript.\n\n\nDon\u2019t get too excited on South Brooks, let\u2019s PROPCAFE highlights few facts you need to accept before you put your money down to this property.\n\n\nWell, no place is perfect when comes to project specific especially you want a relatively cheaper priced property in luxury market! South Brooks is no exception! It is give and take. The key is, is the \u201cdiscount (relatively cheaper than other DPC properties)\u201d acceptable given the negative facts here?\n\n\nHigh Density. This is the fact for South Brooks. 920 units from two towers at 7.16 acres land. This translates to 128 units per acres. Let\u2019s do a relative value analysis here with other existing condominiums in Desa Parkcity.\n\n\n\n\n\n\n\n\nParcel (Landed)\n\n\nLand Size (Acre)\n\n\nTotal Unit\n\n\nUnit/Acre\n\n\nPrice*\n\n\n\n\n\n\nSafa\n\n\n13.73\n\n\n171\n\n\n12\n\n\n~955psf\n\n\n\n\n\n\nSouth Lake\n\n\n23.6\n\n\n291\n\n\n12\n\n\n~807-1108psf\n\n\n\n\n\n\nNadia\n\n\n16.96\n\n\n165+246(Condo)\n\n\n24\n\n\n~653-728psf(c)/ ~738-924psf\n\n\n\n\n\n\nAdiva\n\n\n10.9\n\n\n160\n\n\n15\n\n\n~834-962psf\n\n\n\n\n\n\nAdora\n\n\n5.6\n\n\n92\n\n\n16\n\n\n~824-918psf\n\n\n\n\n\n\nZenia\n\n\n14.3\n\n\n200\n\n\n14\n\n\n~650-978psf\n\n\n\n\n\n\nRidgewood\n\n\n3.83\n\n\n30\n\n\n8\n\n\n~846psf\n\n\n\n\n\n\nDavina\n\n\n8.99\n\n\n47\n\n\n5\n\n\n\u2013\n\n\n\n\n\n\nAmelia\n\n\n14.14\n\n\n136\n\n\n16\n\n\n~909-994psf\n\n\n\n\n\n\nCasaman\n\n\n21.2\n\n\n147\n\n\n6.9\n\n\n~713-985psf\n\n\n\n\n\n\nBreezeway\n\n\n7.3\n\n\n76+129 (condo)\n\n\n29\n\n\n~789-868psf (c)/ ~825-1031psf\n\n\n\n\n\n\nMansion\n\n\n19.6\n\n\n127\n\n\n6.5\n\n\n\u2013\n\n\n\n\n\n\n\n\nThe above table is for your information only as it is clearly unfair to compare with landed properties in Desa Parkcity. Let\u2019s look into highrises in Desa Parkcity. South Brooks is the highest density project in Desa Parkcity, It ranges from 15% to 40% higher than other existing condos. Well, having said that, \u00a0it is not too far away from the last launched of Westside Three project. Even compare to the newly vacant possessed luxury project \u2013 One Central Park, it fares not too badly and bear in mind that One Central Park units are transacted at least or near to RM1kpsf recently.\n\n\n\n\n\n\n\n\nParcel \u2013 Condo\n\n\nLand Size (Acre)\n\n\nTotal Unit\n\n\nUnit/Acre vs. South Brooks\n\n\nPrice*\n\n\n\n\n\n\nNorth Shore\n\n\n3\n\n\n274\n\n\n91 vs. 0.71x\n\n\n~773-1092psf\n\n\n\n\n\n\nWestside One\n\n\n4.23\n\n\n338\n\n\n80 vs. 0.625x\n\n\n~719-866psf\n\n\n\n\n\n\nWestside Two\n\n\n4.27\n\n\n338\n\n\n79 vs. 0.62x\n\n\n~693-828psf\n\n\n\n\n\n\nOne Centre Park\n\n\n4.1\n\n\n359\n\n\n88 vs. 0.69x\n\n\n~862-954psf\n\n\n\n\n\n\nWestside Three\n\n\n4.27\n\n\n469\n\n\n110 vs. 0.86x\n\n\n~Avg 720psf**\n\n\n\n\n\n\nSouth Brooks\n\n\n7.16\n\n\n920\n\n\n128\n\n\n\n\n\n\n\n\n\n\n*Prices are obtained from Brickz.my and other public portals. ** Launching price.\n\n\nWhat else can the table above helps us? Well, if you want to directly link density to compensate the pricing, then should South Brooks priced, for instance, around 29% cheaper than North Shore? Or 14% cheaper than Westside Three? If it does, would it make you better? \ud83d\ude42 Of course, there is always other different factors to consider and the math is not that direct in real life. However, it would help you at least to put some \u201cfair discount\u201d in your head when you pick the unit.\n\n\nHaving said that, with the trend of smaller unit offering in the market, is the unit per acre calculation still make sense for comparison purpose? Let\u2019s say a project has 200 units and all are 3 bedrooms unit compares to a project has 400 units studios in the same 2 acres land. Would it be fair to say the project with 400 studios (20 units per acre) are higher density than 200 units of 3 bedrooms apartment (10 units per acre)? We can confirm that the population of the 3 bedrooms dominated condominium has higher traffic and residents compares to the studio type apartment. With the assumption of 1-2 person per room. Should we then use the total number of rooms per acre as the indicator for density going forward? By doing so, isn\u2019t it fairer to the project with studio/one/two bedrooms when come to density comparison? That should be another point that we should consider when come to density comparison in this evolving property market in future.\n\n\nNext is the location of South Brooks in Desa Parkcity. It is probably one of the least ideal location in Desa Parkcity. South Brooks is right besides NKVE highway, one of the busiest highway (day and night) in Malaysia and it has the shortest distance from highway compare to all existing projects in Desa Parkcity. The good thing is, the level of highway is much higher than South Brooks. With noise always traveling up, those\u00a0 low floor units that facing carpark podium or low floor should have lesser impact to noise pollution. There is a hill shading some part of Tower 2 (see below) which give more \u201cshield\u201d to certain units.\n\n\n\n\n\n\nThe project also sits almost at the borderline and outer zone of Desa Parkcity which will be neighboring with another high density PPA1M project \u2013 Sofiya. The project is set to build and sell for civil servants (updated: observed from the ballot day and also video from developer, the crowds are majority chinese. Friend of mine who is the teacher informed us that many of her \u201cteacher\u201d friends were \u00a0there. So, it is good sign and many should be relief on their concern. The responses were apparently not good to Muslim civil servant due to the extremely dog friendly environment in DPC). Latest information \u2013 561 units @ 850sf \u00a0for 3 bedroom from the 51-storey building that come with 10 years moratorium. It is for the civil servant who earns RM10k and below and the developer claimed that the highrise is not designed for low cost but will be built with RM500k worth quality houses there though it will be sold at RM300k. The facade from the notice board at the site verified that. It doesn\u2019t look bad at all. Also another good news is, South Brooks residents do not need to drive pass PPA1M project as Sofiya will be tucked in the end of Desa Parkcity, bordering with Sunway SPK residential enclave (see location map earlier).\n\n\n\n\nWhile having church besides may not be an issue for some buyers, some may have some reservation on the land gazetted for future surau which is right in front South Brooks (besides Zenia). Together with highway, the \u201cnoise\u201d pollution might be a concern here in future. With big mosques already exist in Bandar Manjalara and Sri Damansara, surau is unlikely to be built in Desa Parkcity in near future, especially with the consideration of demographic here. Perhaps it will be the last one to develop after all projects in Desa Parkcity? Having said that, if you let me choose permanent noise either from main road/highway etc vs. surau/mosque, i will pick the later. There are many luxury projects e.g. those near Damansara Heights or Kampung Baru, and so far there is little impact on its property values. Sometimes, it is just the psychological barrier to get through. However, if the demand of this part of DPC is low, then the excuse based on this factor could be quite damaging as owner has little bargain on this. Well, would South Brooks face this issue? At least, not for now, especially with its lowest absolute price in Desa ParkCity.\n\n\nOrientation and Layout! What is the best value buy?\n\n\nTo invest in South Brooks, it is not about getting the best price but the best value. Price often is not equal to value. So, is cheapest price unit the best invest-able unit? For ownstay, what sort of orientations should you avoid?\n\n\nSouth Brooks has quite a few bad facings which buyers need to know. However, everyone has different tolerance level and this section should help many buyers to decide as it will show all the positive (+) and negative (-) of the views and concerns together with the pricing premium for each layout. With this, buyer would know how to do their own intrinsic valuation to evaluate the best value unit. No right or wrong though.\n\n\nView \u2013 South Brooks comes with Central Park, West Park, KL City and Country Height D\u2019sara (NKVE) view. There is a catch, due to the similar \u201cpeace\u201d logo design of the building, it has more than just four directions to analyse. Needless to say, the worst has to be the \u201chighway\u201d view. Although Central Park view look good as of now, it could be partial blocked by opposite future development at the current Waterfront\u2019s car park area and another condo parcel infront of South Lake. So basically there are many uncertainties to this park view and it may only leave you \u201clittle\u201d park and \u201cpond\u201d view in future. KL City view (for Tower 2 especially) if your unit is high enough, based on existing view, it may see two small \u201cJagung\u201d but this also comes with NKVE view and noise as well. West Park view is probably the safest and the best for South Brooks. Although the park is meant for future government school, you \u00a0may notice there is another plot of land besides Breezeway also slated for future government school development. So, would the government eventually or forcefully take away such beautiful park? No one know, but I would bet the school to be built at the other site first. With the fronting view of Zenia and Adora, you have less tall buildings infront of you too. Life is not so simple though, in property, the bad and good are not for you to say No sometimes \u00a0but to know how much \u201cdiscount\u201d and \u201cpremium\u201d works. West Park view should be a BBB If the premium or discount make sense.\n\n\n\n\n\n\nNow we come to an interesting part, kindly refer to the \u201cartificial neural network (ANN)\u201d analysis when you continue to read this section. Of course it is not the maths model \u2013 ANN! Just for the fun of it and hope you don\u2019t confuse after seeing it. \ud83d\ude42\n\n\n \n\n\nCentral Park Aerial View\n\n\n\n\nCountry Damansara Height/ NKVE Aerial View\n\n\n\n\nWest Park View\n\n\n\n\nKL City/ NKVE View\n\n\n\n\nWith the above aerial views and all positives/negatives in your mind, it will be easier for you to absorb the pricing differential below. \ud83d\ude42\n\n\nType A1\n\n\nA1-h & A1 Type (2Bedrooms 2Bathroom)\n\n\n \n\n\n\u2013 A1-h & A1 are the cheapest units in South Brooks project.\n\n\n\u2013 With the size of 876sf, you really have to say the layout is well optimized. Definitely better than other existing condos in Desa Parkcity which 9xxsf can only give you 1 or 1+1 apartment units, and most of the times the layout for 2 bedrooms is only available for the size of around 1200sf up. But, this is the only type that doesn\u2019t come with yard.\n\n\nLow floor \u2013 below Level 8 \u2013 Face Carpark Podium (Developer sell the idea of vertical garden to mitigate the issue. See below photo of existing DPC condo carpark podium). Tower 1 unit also will expose to open visitor carpark scene. Tower 2 units will \u201ckena\u201d the high traffic for both drop-off area and access to the entrance of Carpark podium.\n\n\nThe mid/high floor \u2013 Face NKVE highway and High Tension Cable (Ok, HTC is quite far though). Bear in mind, noise pollution is always travel up. High doesn\u2019t mean you can avoid the noise and could be totally opposite.\n\n\nYes, it is relatively cheap in Desa Parkcity. While PROPCAFE would agree that it has not much downside for low floor units, in term of pricing, the capital appreciate is yet to be proven as such podium view may or may not be acceptable for expatriate tenants in Desa Parkcity. For ownstay, the positive part is that it is the easiest entry point for you to stay at this address and enjoy the quality of product delivered by this famous developer. Forget about the view, stay at home and put down the curtain. \ud83d\ude42 Those who \u201cdie die\u201d want to buy podium facing units, Tower 2 units has wider road compares to Tower 1\u2019s and drop-off round about and landscape nearby surely better than the bare open visitor parking bay. Not just Tower 2 has pocket of green in-front the podium and it is cheaper than Tower 1 (need to bear the traffic/noise though, that\u2019s why it is cheaper).\n\n\n\n\nType A2\n\n\nCentral Park View A2-a Type (2Bedrooms 2Bathroom)- Tower 1; A2a-h Type West Park View-Tower 2\n\n\nWest Park View A2 Type (2Bedrooms 2 Bathroom) \u2013 Tower 1; A2-h KL City View Tower 2\n\n\n \n \n \n\n\nType A2, it is slightly bigger (1001sf) with the same 2B2B configuration. What you get more is the yard, bigger balcony and kitchen space, walk-in wardrobe area for master bedroom.\n\n\nIn term of facing, Tower 1\u2019s A2 type will either face West Park or Central Park (for Tower 2 \u2013 Central Park/KL View). To be precise, A2 type will be facing the building Westside Three. Just be aware, no direct West Park view for you and also you will get some west sun in the evening.\n\n\nThose low floor units that facing Central Park has the extra South Brook\u2019s meadow park view which could be quite a nice view. With near to RM60k premium more than west park, one need to know whether it is justified. Well, it can very individual though. Go with your budget and don\u2019t hope to get much premium from your tenant or subsales buyers in future as high floor\u2019s view to Central Park could be well below your expectation inreality due to the future developments that will be blocked the so called lake view (see photo above). For the units with KL City view, bear in mind the partial highway view!\n\n\nType B1\n\n\nCentral Park View B1-h Type (2Bedrooms 2Bathroom +1Study)- Tower 1; B1-h Type West Park View-Tower 1\n\n\nWest Park View B1 Type (2Bedrooms 2 Bathroom) \u2013 Tower 2; B1-h KL City View Tower 2\n\n\n \n\n\nType B1 comes with 1093sf built-up and it is \u00a0the largest 2 bedrooms unit in South Brooks. Well, it attached with additional small study area but it certainly doesn\u2019t hold the competitive advantage to other two bedrooms type when comes to rental and subsales market. However, if it is meant to be ownstay for small family, it will be a much comfortable two bedrooms apartments to stay.\n\n\nFor high floor, again, would an approximately RM50-60k premium worth to pay for central park view? Your call. Low floor Tower 1 would enjoy the quiet green pocket in front whilst central park view unit will surely treasure the big meadow park scene there.\n\n\nType B2\n\n\nB2 \u2013 Tower 2 \u2013 NKVE View \u2013 3 Bedrooms and 2 Bathroom; B2-H\n\n\n\n\nThe only type B that comes with 3 bedrooms. The pricing looks tremendously attractive. Oh, come on, how could you get 3 bedrooms for this price in Desa Parkcity? But, there is a catch that you need to know. The cheap B2-h is the nearest point to highway and has the small hill at the side (for those low unit).\n\n\nLow floor is facing again the carpark podium and expose to the noise of traffic from drop-off area and entrance of carpark podium. B2-h type, those above carpark podium will expose NKVE noise in both balcony and master bedroom. Nearest to highway in the entire project.\n\n\nBest value unit in this type would be those low floor shielded by carpark podium i.e. B2 which is still much better than B2-h (not sure why it is priced higher). The rest, be prepared the F1 circuit\u2019s noise, day and night. NKVE is no joke.\n\n\nSo B2-h is probably the worst unit in South Brooks. But x 3, those who really need a 3 bedrooms with affordable pricing, this is a gem to them. Just tint your windows/ sliding doors and again put the curtain down and on your aircond! :).\n\n\nType C\n\n\nTower 1 \u2013 C1-h (Central Park View); C1 (West Park View); C1a (NKVE view); C1a-h (NKVE View)\n\n\nTower 2 \u2013 C2 (West Park View); C2-h (KL View + NKVE view\n\n\n\n\n\n\nWe now focus on the second smallest three bedrooms type C1 unit (other than the type B2). For those who are not Formula One fans, \u00a0this slightly bigger size of 1283sf\u00a0is offering an additional bedroom, extra balcony in master bedroom, and bigger kitchen space for island to be included (compare to A2 and B1 types). You may choose either West Park/Central Park view/KL City cum NKVE view).\n\n\nThe best value West Park facing unit would ve those low floor units. The lower floor has the quiet green pocket and good thay the noise from NKVE (very far though) will be blocked by the PPA1M project. High floor units will enjoy the unobstructed view of West Park.\n\n\nCentral Park view with additional premium of about RM70k vs West Park is probably overpriced. However, this premium will help you to avoid the west evening sun in your two bedrooms and \u201ctemporary\u201d enjoy the park and lake view. If you don\u2019t mind the noise of NKVE, there is also C1a type in tower 2 which comes with lower price but it faces the podium or NKVE/facilities and it is one of the nearest units to NKVE highway.\n\n\nType D\n\n\nTower 1 \u2013 D1a \u00a0(West Park View); D1 (Cenral Park View).\n\n\nTower 2 \u2013 D1h (West a Park View); D1a-h (Central Park View)\n\n\n \n \n \n\n\nLastly, we come to the most luxury and biggest unit \u2013 Type D (1537sf) in South Brook, this 3 bedrooms unit offers additional study area and much larger space of living hall with powder. If space is what you want and you have a million buck budget, it is the perfect unit for you. Hardly you see the big unit sold out so easily and it reflects the buyer demographic here is so strong that they appreciate space and view. Other than type D1a and D1-h which will get the evening west sun, no much comment on the view of type D as it is the best unit in entire South Brooks.\n\n\nFreebies\n\n\n\n\n\n\nFinal Verdict\n\n\nThis time round, Perdana Parkcity has improved significantly on its layout design compares to previous projects. The size is optimised, practical and airy with natural light. Nothing much you can criticize given its size. If you really want to pick on it, then it will be no wet kitchen. So, thumbs up to South Brooks!\n\n\nSouth Brooks is priced at the lowest in current projects in Desa Parkcity! You will never buy Desa Parkcity product if you still use Sentul (eg. recent RM550-650psf in YTL\u2019s Fennels) or other places to compare with Desa Parkcity without recognising the premium attached to Desa Parkcity. This round, it is like Prada selling at Coach\u2019s price. It is no way to get the two or three bedrooms apartment at this price in current subsales market in Desa Parkcity. You just need to look at the search results on the Desa Parkcity Highrise units in the market (RM800-900k for two bedrooms and 1.3-1.4mil for 3 bedrooms with bigger unit) and transacted price (refer the table earlier).\n\n\nCertainly, South Brooks will be the one to beat in rental market in future. The expatriate pool is expected to grow given more choices of affordable 3 bedrooms. The current rental pricing or market value of 3 bedrooms type is way out of affordable range. The safest, for sure, is the Type A1, it will be the most affordable and easiest entry point to Desa Parkcity. However, two bedrooms the most is for young and small family living and also unlike mass market, Desa Parkcity tenants or subsales market buyers could be rather fussy (at least based on current demographic). So, it is not about whether to buy or not, it is more on which unit to buy, ya the right one! Anyway, no one has the crystal ball. So, let\u2019s wait for another 4 years! No matter what, South Brooks provides the best opportunity for many, who loves Desa Parkcity\u2019s address and environment, to call it Home. It is definitely a buy call here. Yes, it is Now or Never!\n\n\n\n\nHappy Hunting! Let\u2019s revisit Desa Parkcity in the next launch!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-suite-starz-kl-south/", "title": "PROPCAFE\u2122 Review: The Suite Starz @ KL South By CMMC", "body": "\n\n\n\n\u00a0\n\n\nKuchai Lama is a place that is known for its vibrant buzz with high concentration of the commercial shoplots. Some of the famous restaurants that can be found in Kuchai Lama are Meng Kee Char Siew, Tangkak beef noodles, Fish Head noodles and plenty of well hidden old establishments. Ask the foodies and they will recommend countless of places. Alongside OUG, Happy Garden, Lian Hoe Garden etc, these are considered as \u201cOld Gold Mines\u201d.\n\n\nBig scale development in Kuchai Lama started with Dynasty Garden by Akisama and those buyers who bought a 3 bedders apartment in 2005 just for RM150-180K. The same unit currently asking for more than RM500K, tripled the initial developer price. Since then, many other developments have been launched such as Arte Kuchai Lama, G Residence, Dynasty series commercial centre and more recently luxury condos such as Le Yuen, Seringin, The Leafz, The Riyang and etc. All these developments mushroomed due to the demand of local population, strategic location, conveniences of amenities and accessibilities and proximity to KL city. The newcomer in Kuchai Lama is The Suite Starz @ KL South by CMMC Sdn Bhd.\n\n\nThe Suite Starz @ KL South\n\n\nLocation \n\n\nThe Suite Starz @ KL South is neighbouring Salak South and south of Desa Petaling and Kuchai Lama. If we look closer we would term The Suite Starz @ KL South is located at the fringe of Kuchai Lama and sandwiched in between Salak South and Seri Petaling.\n\n\n\n\nSuites Starz Location\n\n\nAmenities\n\n\nThe Suite Starz @ KL South has no lack of conveniences and amenities, however it seems all necessities are within short drive away. In short, it is not a pedestrian friendly and any residents will require form of transport for commuting.\n\n\nSchools: \u00a0SJK (C) La Salle, SJK (C) Salak South, SJK (C) Choong Wen, SMK Sri Sentosa, International MedicUniversity\n\n\nShopping needs:\u00a0 NSK Kuchai Lama, Endah Parade, AEON, Plaza Salak Park, Giant, Mid Valley Megamall The Mines Shopping Centre, Pavillion Bukit Jalil (up and coming)\n\n\nHighways:\u00a0Sg Besi Highway, KL Seremban Highway,\u00a0KESAS Highway,\u00a0MEX Highway, Bukit Jalil Highway, Salak South Highway\n\n\nPublic Transportation:\u00a0LRT Terminal Bersepadu Selatan\n\n\nOther places of interest: National Stadium Bukit Jalil,\u00a0 Technology Park Bukit Jalil, Bukit Jalil Golf Club\n\n\nFa\u00e7ade development and aspiration\n\n\nWe in PROPCAFE would like to consider ourselves as intern in Property Market and we always explore and engage with salesperson and developer about their project not just about the project brief, investable development and location but anything under the sun and moon. Sometimes\u2026 when we have friendly salesperson or developer, we can have good few hours of chat and in the case with The Suite Starz @ KL South, they have been kind enough to entertain our unorthodox questions and exchange of some banter. Stunted (or more like amused) with our question with regards the aspiration of fa\u00e7ade, the developer has been kind to share the architect\u2019s development sketches before translated into the artist impression.\n\n\n\n\nSuite Starz @ KL South Architect Inspiration\n\n\nWith any project, the first task performed by architect is to perform a site visit. A site visit is very important for architect to observe site condition, contour, site restriction, accessibility, views etc. Prior the development started, the architect needs to aware of site and authority restriction and requirement. In The Suite Starz @ KL South, due to close proximity with RMAF, there is building height control by aviation department that limit the height to 25storeys. The developer is also required to surrender reserve land on both end for the future highway widening of KL-Seremban and Besraya highways. Building setback line is required for internal road and to keep minimum distance between the neighbouring buildings. This explains a smallish land < 1 acre is less valuable as after deducting the building setback line and land that is surrendered for future road expansion, there is not much developer can do on the leftover space.\n\n\nFor more privacy of the residents, rather than staying with monotonous single block design with one lobby to serve entire residents, the developer has opted for two 25 storey blocks of A and B with dedicated lobby and drop off area. Both blocks are joined with common corridor. For added security, access door is installed in between to monitor the movement.\n\n\nTo break the monotonous facade that associated with single block design even with current trend of glassy and modern fa\u00e7ade, the architect has included varying element such as vertical stainless steel bar to break the monotonous fa\u00e7ade.\n\n\n\n\nSuite Starz Facade\n\n\nTaking advantage of the majestic KL skyline view, the architect has converted the whole 25\nth\n floor to rooftop facilities. Complete with array of facilities which will be covered later part of the review; the Arcadian deck is approximately 18,850sqft. In any development the highest floor is usually reserved as penthouse and typically it command the highest premium due to higher privacy, security and view. Assuming that the penthouse can command RM700psf, the developer has foregone approximately RM13.2million sales that potentially can go into their bottom line.\n\n\n\n\nSuite Starz @ KL South Arcadian Deck\n\n\n\n\nExpected 270\u00b0aerial view from Arcadian Deck (25\nth\n floor)\n\n\nFinally, with the magic touch of graphic designer, they transformed the architect\u2019s vision into what we can see today as artist impression and developer construct a scaled model with show units to assist those with less imaginary mind.\n\n\n\n\nSuite Starz Facade Artist Impression to Scale Model\n\n\nIn PROPCAFE we live, breath and talk property. We are bunch of property aficionados. \u00a0There is always something to be learnt every day.\n\n\n\u00a0\n\n\n\n\nMasterplan\n\n\nSituated on approximate 2 acre of commercial freehold land, The Suite Starz @ KL South consists of 346 units distributed in both blocks.\u00a0 The unit distribution is as followed\n\n\n\n\n\n\n\n\nType\n\n\nSize, sqft\n\n\nConfiguration\n\n\nTotal Unit\n\n\n% composition\n\n\n\n\n\n\nTwin Suites\n\n\n900-920\n\n\n2 + 1 bedrooms\n\n\n130\n\n\n37.5%\n\n\n\n\n\n\nDual Keys\n\n\n1200\n\n\n3 bedrooms\n\n\n171\n\n\n49.5%\n\n\n\n\n\n\nDuplex\n\n\n1523\n\n\n3 bedrooms\n\n\n45\n\n\n13%\n\n\n\n\n\n\n\n\nThe lower ground to 5\nth\n floor is occupied with lobby, mail room and carpark lots where the units start from level 6 until level 24. The highest floor@25\nth\n floor is reserved myriad of facilities for the enjoyment of the residents.\n\n\n\n\nSuite Starz Artist Impression at Ground and Guardhouse\n\n\nLayout, Orientation and View\n\n\nTower A comprises of twin suites and duplex where all units with Sungai Besi facing are twin suites where else all the duplex units are with KL City skyline facing. The corners are twin suites. Tower B only comprises dual keys unit.\n\n\n\n\n\n\nSuite Starz Floor Plan\n\n\nThe strangest layout is the twin suites where the yard is accessible via the bathroom for twin suites. A strange design.\n\n\nAmong the layouts, dual keys caught the attention of PROPCAFE.\n\n\nWhat we like about dual keys layout?\n\n\n\n\nThe master suite is true-blue dual keys unit with its own pantry, bathroom and separate electricity and water meter from the main unit.\n\n\nAmple storage space and nook and cranny space. For example a makeup table space next to master bathroom.\n\n\nExpansive balcony.\n\n\nSMD concept where each unit is only sharing one wall. This allows more window on dining and living as well as huge window on the master suite.\n\n\nAll bedrooms are sized proportional and generously.\n\n\n\n\nWhat we do not like the dual keys layout?\n\n\n\n\nThe living and dining space seem compromised to accommodate the concept of dual keys as well as generous bedroom size. However the kitchen open concept and widows at kitchen and living and expansive balcony will open up the space.\n\n\nThe laminated flooring on the master suite\u2019s pantry area. Require higher maintenance and any water dripping and splash should be wipe soonest.\n\n\nThe yard is quite far away from the dry kitchen\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nThe units with KL City skyline should enjoy unobstructed view at time being. However units which facing Sungai Besi the view will blocked by neighbour development, The Central Residences by Yuk Tung Land.\n\n\n\n\nSuite Starz Majestic KL View\n\n\n\u00a0\n\n\nThe Suite Starz Landspace Layout Podium\n\n\nArcadian Deck @ 25\nth\n floor\n\n\nThe STAR attraction (no pun intended) of this development is the rooftop facilities. The tag is Get High at Starz especially if you are entertaining guests; you no longer need to do it in home. You can book Gastro Lounge and call in caterer or celebrity chef to whip up storm in the designer kitchen and impress your guests with amazing KL City skyline view. Imagine dining and throwing party basking under the KL skyline light and the view.\n\n\nThis slideshow requires JavaScript.\n\n\nFacilities at Arcadian Deck@25th floor\n\n\nAfter the dinner, you can bring your guests to the Hammock Garden and Neptune Infinity Pool where you can socialize while enjoying the KL skyline view or under the Star light, away from noises at ground floor.\n\n\nFor families they are not forgotten. There is Nova Fitness Gym for healthy lifestyle. For some family moment, you can bring your kids to the kid pool or playroom or book the AV room for the whole family to watch a movie in cozy setup without disturbing your neighbors.\n\n\nThere is a reading loft for residents who need \u201cquiet time\u201d with their books.\n\n\nFurnishing and special features\n\n\nApparently there are myriad of rebates and freebies thrown in by developer such as Air-Con, Water heater, Renovation rebate and VIP Card to the prospect buyers. Please check with the developer for the latest offer.\n\n\nThis is in line with the developer\u2019s concept for The Suite Starz @ KL South where they determine to create a quality common space at rooftop with myriad of facilities for residents and their guests to enjoy and socialize.\n\n\nThe Interior Design exudes vibrancy and modern lifestyle where contemporary setting is used. The wall art and furniture exudes youth and this probably bodes well with the target market which is young demographic that will appreciate the offerings by this development.\n\n\n\n\nShow unit for Dual Keys\n\n\nHowever if buyers require a fully furnished package, there are 18 units of fully furnished duplex unit on the highest two floors.\n\n\n\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nWhat else differentiate the development versus other? For start, developer has provided a car park storage for each unit. Yes! If you are condo dweller, you will know the hassle of moving your belongings from your car be it golf set, grocery bags, umbrellas, spare shoes etc from your car to your house. The carpark storage is 2\u2019W X 1.5\u2019D X 6\u2019H which sufficiently big to put most of the above mentioned stuffs.\n\n\nTo encourage healthy lifestyle, developer will provide bicycles for residents\u2019 usage. There is no indication of design but to compliment the whole development concept, maybe wall mounted rack to mount the bicycle can be provided. The developer can look into providing battery driven bicycle.\n\n\n\n\nSuite Starz Carpark Storage Box\n\n\nAnother special feature despite the commercial title land, the developer has decided not include retail at the ground floor despite the potential higher GDV. This will allow traffic control, better security for the residents. Sometimes if retails are empty or tenant mix is not desirable, it can bring detrimental effect to whole development.\n\n\nAptly put by the developer, The Suite Starz @ KL South is a lifestyle development that provides an ineffable privacy of urban high-rise living with its sleek, flexible units compliment by luxurious rooftop facilities. The Suite Starz @ KL South provides an idyllic home setting for people are looking for a dynamic and holistic lifestyle that closes to the KL city. Keeping within similar price range for that area, home buyers can enjoy a high-quality, distinctive residential living lifestyle with rooftop facilities.\n\n\nAccessibility and Infrastructure & Future Infrastructure\n\n\n\n\nSuite Starz Accessibility\n\n\nThe Suite Starz @ KL South is flanked by 2 of the busiest highway in Klang Valley, Sg Besi Highway and KL Seremban Highway. If you are traveling town or coming back from town, needless to say, these 2 highways will be main arteries to The Suite Starz @ KL South.\n\n\nAlternatively you may also access to The Suite Starz @ KL South via Kuchai Lama through Old Klang Road. If you are coming from Shah Alam to The Suite Starz @ KL South you may opt to use KESAS Highway then passing through Sri Petaling or Kuchai Lama.\n\n\nWe see the drawbacks having Sg Besi and KL Seremban Highway as the main access to The Suite Starz @ KL South. Sg Besi and KL Seremban Highway highways are 2 main mainly accesses for south Klang Valley busy traffic is pretty much a given factor.\n\n\nGetting in from KL town no problem and to KL you need make U-turn along Sg Besi Highway. You can go try yourself with Waze as it is only 250m away from the development.\n\n\nDespite the site is near to amenities but one has to drive. Somehow this gives us the feel of near to everywhere but it is also feels like out of nowhere.\n\n\nThe Suite Starz @ KL South\n\n\nInfrastructure & Future Infrastructure\n\n\nHighways\n\n\nAside main access via Sg Besi Highway, The Suite Starz @ KL South is linked to KL Seremban Highway,\u00a0KESAS Highway,\u00a0MEX Highway, Bukit Jalil Highway, Salak South Highway, plenty of options travel options, even easier when you have WAZE apps in your smartphone.\n\n\nPublic Transportation \n\n\nIf you are thinking of public transportation in terms of a bus stop right in front of The Suite Starz\u00a0@ KL South doorstep or 50m away to the MRT station (which has its other own set of issues if it is THAT close), then you will be solely disappointed. However, from a convenience point of view, The Suite Starz\u00a0@ KL South is in fact not very far from one of the busiest regional express bus/train hub of KL South, as Terminal Bersepadu Selatan at Bandar Tasik Selatan (TBS-BTS) is about 3.5 km away.\n\n\nFuture Infrastructure\n\n\nKVMRT LINE2 Station 23 Kuchai Lama & 24 Taman Naga Emas\n\n\n\n\nThis part of town in Southern Klang Valley has been in the buzz lately with the inclusion of couple of KVMRT Line 2 stations. We expect The Suite Starz @ KL South to stand to gain. KLMRT Line 2 route map was finalized in October 2015, and presently the construction of the KVMRT Line 2 is ongoing and to completed in second quarter 2022.\n\n\nIt is interesting to know that that MRT Line 2 Station 23 Kuchai Lama and Station 24 Taman Naga Emas are located within 3KM and 1.5KM from The Suite Starz @ KL South. Yes, it is arguable again that it is not a walkable distance and back to the argument the Suite Starz @ KL South is really neither here and there.\n\n\nHigh Speed Rail at Bandar Malaysia South (Integrated with KVMRT Station 22)\n\n\n\n\nNotwithstanding the 2 stations of KVMRT Line 2, another up and coming mega infrastructure that is coming to this part of the town would be the HSR. In case you do not know what HSR is, The Kuala Lumpur-Singapore High-Speed Rail is an alternative mode of public transport travel between Kuala Lumpur and Singapore.\n\n\nIt will connect 5 cities in Malaysia to Singapore, connecting Seremban, Melaka, Muar, Batu Pahat & Nusajaya following a coastal route. It will also provide safe, efficient and optimal transportation and will be the solution for heavy congestion in this areas.The economic and social benefits derived from the agglomeration of 2 metropolises bring about a huge development potential. The geographical concentration of clusters of businesses and employees will result in an enlarged pool of specialist skills, labour and talent.\n\n\nHSR is integrated into KLMRT Line 2 Station 22 at Bandar Malaysia South, a mere 2 mrt stops away from Station 24 Taman Naga Emas.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nGame Changer, Lifestyle changing enabler\n\n\nThese 2 major infrastructures will be the game changer not just for The Suite Starz@ KL South but KL South as a whole hugely benefiting Salak South, Kuchai Lama, Sri Petaling, Taman Naga Emas folks.\n\n\nThis is a lifestyle changing infrastructure will enable folks at The Suite Starz @ KL South to enjoy seamless connectivity to various destinations in Klang Valley, Southern region of Malaysia as well to Singapore.\n\n\nImagine the convenience of just hopping on near MRT train station for school, workplace and vacations! Away from jam and unpredictable travel time, in exchange for more to spend quality time with love ones or other favourite activities, this indeed will change your lifestyle.\n\n\nInvestment analysis\n\n\nSo this is for investment or own stay? Before we go into this, let\u2019s apply Sun Tzu\u2019s The Art of War theory, know yourself and know your \nenemy\n \u2018nearby developments\u2019.\n\n\n\n\nSuite Starz\u00a0@ KL South Price Comparison\n\n\nProduct differentiation\n\n\nIf we look at the surrounding development, there are plenty of new supplies coming into this part of town. Majority of nearby developments in this vicinity are dishing out practical and good family size 3-bedder units ranging from 1200-1400sqft.\u00a0 In our opinion, this is the right type of products especially for upgraders and young families.\n\n\nBut however coming in from investment point of view, the product has to stand, and The Suite Starz @ KL South provides certain differentiation among above developments, that offer good family sized units ranging from, dual-key units (3-bedders), duplexes (3-bedders) and twin suites (2-bedders).\n\n\nPrice comparison\n\n\nIf we were to compare nearby newly launched properties, The Suite Starz @ KL South is priced within the expected range average at 600-620psf. With current buyer\u2019s market, PROPCAFE think the pricing is quite ambitious where many newly launches are priced even lower than few year ago launches.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nThe Investment Game Plan\n\n\nCapital gain and rental yield play has always been the core considerations for property investors. We don\u2019t have the crystal ball to tell all but if you heard Ho Chin Soon mantra \u201cfollow the infrastructure\u201d, all the major infrastructure such as HSR, KVMRT2 and Bandar Malaysia are coming to KL South and all these will be turn out to be booster or game changer for The Suite Starz @ KL South\n\n\nHowever the downside of these catalysts is the timeline of completion for these infrastructures expected to happen beyond 2022 and that is provided there is no delay in completion!\n\n\n\u00a0\n\n\nOther matter\n\n\nMaintenance fee inclusive the sinking fund is expected to be RM0.33psf. 3 lifts are serving each block with total of 6 blocks.\n\n\nThere are in total 570 carpark lots for residents and 55 visitor lots. For the smallest size twin suites, 1 carpark is provided\u00a0 for intermediate unit and tandem parking for corner units. For the larger sizes dual keys and duplex units minimum of 2 carparks are provided. If you buy dual keys at high floor (>22th floor), 1 single and 1 tandem lots (total 3 carpark lots) will be provided.\n\n\nTypical security controls are via access card for car and residents at guardhouse, carpark and lobby access and access door between block.\n\n\nIt is worth to note that across the Besraya highway there is a small Muslim cemetery. However it is not expected any of the units in The Star @ KL South will have a view on it due to its site orientation. The only unit which is unit. No. 12@ Tower A will have small angle of view on the newly expanded Muslim cemetery.\n\n\n\n\n\u00a0Suite Starz\u00a0@ KL South Face Malay Cemetary\n\n\n\u00a0\n\n\n\u00a0\n\n\nWHAT WE SAY: \n\n\nIdeal for own stay that comes with golden exit key\n\n\nIf you considering yourself a local in within this KL South zone, it would be a pretty ideal proposition. This is simply a new lifestyle that existing development cannot offer, with modern sky deck facilities, proximity to town, amenities within reach, mega infrastructures are heading this way, this part of the town which was sort of \u2018neglected\u2019 previously, now is slowly getting notice can only get better!\n\n\nThe Suite Starz @ KL South has some distinctive catalysts are definitely coming post 3-5 years post occupation with the completion of some key infrastructures. However it maybe long wait for all these catalyst to come online before you can reap the fruit\u2026\n\n\nHappy Buying and Investing!\n\n\nFrom,\n\n\nIntern of PROPCAFE\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-sunway-velocity-two-tower-c-d-part-1/", "title": "PROPCAFE Review : Sunway Velocity TWO Tower C & D \u2013 Part 1", "body": "\n\nA New \nChapter\n Begins\n\n\nPROPCAFE had done quite an extensive coverage on Sunway Velocity and also other developments at Taman Maluri. Our \nfirst article\n on Sunway Velocity was dated on 9th June 2014 to introduce Sunway Velocity. We still remember that PROPCAFE was exited at that time to hear the news that Sunway Property is coming to Cheras. \n\n\nI mean\u2026 come on, it had been few decades that this part of Cheras \u2013 Jalan Peel, Jalan Cheras and Jalan Cochrane had been stagnant without any major changes on the landscape; squatters housing, backyard work shops, used car sellers and government servant housing were probably those few scenes which you able to recall from your memory.\n\n\n\n\nNot until when all the heavy weights  like the MRT, IKEA, MyTown and Sunway started to come here to join other heavy weights in the ring. As we were watching just like any of the spectators, things started to move progressively. Changes taken place at its own pace without even we noticing it as most of us were must distracted by other daily stuff in our life.\n\n\n\n\nFrom merely just illustration in brochures and digital prints to real physical brick and mortar, year 2022 going to be the 8th year anniversary from our first post of Sunway Velocity. It is amazing to see how Sunway Velocity is transforming to become the heart of Cheras at Taman Maluri given its indisputable strategic location and rich connectivity.\n\n\nWith our latest entry review on the \nPlatinum Mira Residences \nat Taman Maluri recently , we were thinking how can we miss the latest and most probably the \nlast phase\n of the residential development of the entire master plan of Sunway Velocity \u2013 \nSunway Velocity TWO phase 2 Tower C and D\n.\n\n\nOverall Development \u2013 \nLive & Thrive\n\n\n\n\nSunway Velocity TWO Overall Development Scale Model\n\n\nBefore we go into the details, let\u2019s have a quick recap on Sunway Velocity TWO overall development.\n\n\nFor those missed our earlier review in 2019 on Sunway Velocity Two Phase 1 Tower A and B , can click \nhere\n.\n\n\nSunway Velocity TWO, with a GDV of RM2 billion is sitting on an 8.5-acre site in Cheras, Kuala Lumpur and located right opposite the transit-oriented integrated development, Sunway Velocity Mall. \n\n\nWith three upcoming linkways managed by Sunway, Sunway Velocity TWO is directly connected to the comprehensive amenities such as Sunway Velocity Mall, medical center, college, hotel, 2-acre central park and many more. \n\n\nThe development will comprise \nfour residential towers\n and \nt\nwo commercial towers\n to further add value to the success of Sunway Velocity.\n\n\nType of development\nMixed Development (Residential & Commercial)\nTotal GDV\nRM 2 billion\nSize of development\n8.5 acres \nLand Tenure\nLeasehold\nProject Status\nOngoing\nLaunch Date\nPh1 (Tower A) : October 2018\nPh1 (Tower B) : March 2019\nPh2 (Tower C) : Q1 2021\nPh2 (Tower D) : Q4 2021\nStarting Price\nRM525,000 (Phase 2)\n\n\nDevelopment Phase\n\n\n\n\n\n\nPhase\nCompletion Date\nComponent\nGDV\n1\n2022\nPhase 1 residential towers\nTower A : 436 units\nTower B : 436 units\nFully sold\nTower A: RM360 million\nTower B: RM372 million\n2\n2024\nPhase 2 residential towers\nTower C : 467 units\nTower D : 584 units\nTower C: RM355 million\nTower D: RM438 million\n3\nTBA\nPhase 3 commercial tower\nRM90 million\n\n\nDo you know?\nTower A and B which were launched at the end of 2018 received quite a remarkably successful results where \nall units were sold in less than a year\n. (except some units dropped out or cancelled in between).\nTower C was soft previewed in Nov 2020 and \nclose to 80%\n sales take up rate as to date.\n\n\nSunway Velocity TWO Phase 2 Tower C and D \n\n\nLocation \u2013 \n3.8km to KL City Centre\n\n\n\n\nSunway Velocity Two Tower C And D is located along Jalan Peel (opposite of Sunway Velocity Mall) in between of Tower A, Tower B and Sunway Velocity Sales Gallery. \n\n\nThe land where the \nsales gallery\n is currently sitting on will be \nphase 3\n which is a commercial tower. \n\n\n\n\nFor exact location, you can refer to the Google Map \nhere\n.\n\n\n\n\nMaster Plan\n\n\nThe \n47-floors\n Tower C and Tower D are two independent towers forming a \u2018V\u2019 or maybe \u2018L\u2019 \u2013 shape structure buildings sitting on 3.14 acres land. The facade of Sunway Velocity Two Tower C and D is nothing fancy but common. \n\n\n\n\nYou won\u2019t be able to find French inspired haute couture look or anything alike to its neighbour\u2019s New York inspired architecture. Most, if not all, Sunway Property\u2019s facade DNA goes for the safe side- the timeless design. Refer to the photo below.\n\n\n\n\n\n\n\n\nSunway Velocity TWO Phase C and D Scale Model\n\n\nThe number of units for Tower C and Tower D are \n467\n and \n584\n respectively giving a total number of \n1,051\n units. The density of units is higher compared to phase 1 Tower A and B where total number of unit is only \n872\n \u2013 an increase of approximately 20% from phase 1 Tower A and B.\n\n\nGround floor will be the grand lobby and drop off area.\n\n\nLobby\n\n\nLobby and Drop Off area\n\n\nLevel 1 to 7 is the car park podium. In order to lessen the \u201cmerry go round\u201d effect, Sunway Property came out with a smart solution building two direct speed ramps which give you direct access to level 2 and 3 and level 5 and 6.\n\n\n\n\nLevel 8 is facilities podium. Level 9 to 47 is residential floors and level 48 the sky rooftop. \n\n\nFacilities \u2013 \nThe Ultimate Contemporary Lifestyle\n\n\n\n\nSunway Velocity Two Tower C and D comes with generous facilities which spread across the \nground floor\n,\n level 8\n and \nlevel 48 roof top\n.\n\n\n\n\nModern and comprehensive facilities such as an \noutdoor fitness station\n, \ninfinity swimming pool\n, \nintegrated playground, \nkaraoke\n \nand\n games rooms, multipurpose hall cum \nbadminton courts\n, \nsky garden\n, kids water play, \n1-acre private park\n \nex\nclusive for residents\n and even \nco-working space\n \nto cater to the \u2018new normal\u2019 work-from-home trend for the benefit of homeowners. \u200b\n\n\nGround Floor\n\n\nOutdoor fitness station\nJogging path\nShoot hoop\nCo-working space\nGrand Drop-off\n1-acre private park exclusive for residents\n\n\nHardly, we see Sunway Property willing to emphasize heavily on soft furnishing to their facilities and common area based on our observation on their previous development at Sunway Velocity. Emptiness, loneliness or lack of soul perhaps are the words to describe their past developments of Sunway Velocity. \n\n\nIf we were you, we wouldn\u2019t put high hope on getting what we see from the illustration. We will take it with a pinch of salt. Let\u2019s wait and see, perhaps this time will be different. (Keep our finger crossed)\n\n\n1-acre Private Park\n\n\nThe co-working space illustration did catch our eyes if only they able to deliver as per tastefully done in the computer graphic illustration. No doubt, ever since pandemic Covid-12, the job shift has caused the uprising of work-from-home individuals. \n\n\nCo-Working Space\n\n\nCo-working space will be one of the basic facilities for new urban development in the future to serve the need of new working trend. It might not important to everyone but we reckon it would be handy to have it in the future as many of old developments do not come with it.\n\n\nLevel 8 Podium\n\n\nInfinity pool\nKaraoke rooms\nIntegrated playground\nMultipurpose hall / badminton court\nGames rooms\nGymnasium\nKids water play\nExclusive kitchen\nReading lounge\nYoga room\n\n\n\n\nThe main and common facilities are concentrating on Level 8. For those who buying low floor might want to consider the potential noise and privacy invasion in the future as the infinity pool is quite near to those units overlooking the pool.\n\n\n\n\nWe also notice that there is a \nbadminton court\n-cum-multipurpose hall. There are not many developments nowadays provides badminton court.\n\n\nAnother note is also the shape of infinity pool is L shape rather than the conventional rectilinear rectangular shape. If Sunway Property would have opted for the rooftop infinity pool instead, it will be a \u201ckiller\u201d pool in this part of town.\n\n\nNow come to think of it, the swimming pool podium area also can be seen and exposed to those who live in phase 1 -Tower A; making level 8 podium at phase 2 just like the Opera House taking as the centre stage of Tower A, C and D. \n\n\nRoof top \u2013 \nPanoramic View of KL City Skyline\n\n\n\n\nSky Garden\nRooftop BBQ\nSky Terrace\n\n\nAlthough the rooftop pool did not materialize but Sunway Property did their best to turn the roof top into sky garden, sky terrace and BBQ area. It will be such a waste if Sunway Property did not take the advantage of being one of the highest buildings in the surrounding area. We reckon the KL skyline view from the rooftop if unblocked, should be nothing less than breath taking.\n\n\n\n\n\n\nGreen Design \u2013 \nThe future is already here\n\n\nSome of you might think this is not important, to drive the real estate industry towards sustainable development? Honestly speaking, we know that not many of us care about whether to go green or not to go green especially when come to property development. \n\n\n\n\nHow many developers in Malaysia would put it into consideration from the beginning? \n\n\nProfits and Sales figures need to go green first and do the talking before anything else. \u201cGreen\u201d to some people is considered as luxury and only for the privileged. \n\n\nWhile this might sound like a cliche, it is true. (or it is a misconception?)\n\n\n\n\n\n\nNevertheless, everyone has to start it from somewhere. Even a small or modest beginning can be sufficient or can be enough to make an impact. As we are progressing to become a developed nation, the real estate industry players should not turn a blind eye to this any longer. \n\n\n\n\nProperty development demands quite a lot of space, sacrificing part of the mother nature (which plays an important role in the ecosystem) to cater the space needed by mankind. The equation is not as simple as involving cut and build anymore especially if the eccentric development is at urban area. It needs more effort and attention to it as our Earth is getting unwillingly more fragile and sensitive, as the time goes by.\n\n\n\n\nThe massive disastrous Klang Valley flood which landed on our nation not long ago in December 2021  will be one of the darkest moments in Malaysia\u2019s history and to some of us it will remains as a permanent scar in our heart  for a very long time. We hope this incident serves as a wake up call to remind us that nothing will last forever and nothing will be changed if we ourselves do not change. \n\n\n\n\nIt is noticeable that for the past few years, quite a number of developments are located within or near to the urban area. If you realised, green pockets are disappearing and urban development has been manifesting their presence. \n\n\nAs they are many reasons which contributes to flash flood; unplanned or poorly planned urban redevelopment is one of them. We think, for urban development or redevelopment, meeting the standard of Green Building Standard, shall be the minimum standard requirement for long term sustainability living \u2013 especially urban area.\n\n\n\n\nSunway Velocity 2-acre Central Park\n\n\nWe like the fact that Sunway Property has found various way to incorporate sustainable elements into their townships and buildings, that includes Sunway Velocity Two Tower C and D \u2013 a \nGreen Re certified development.\n\n\nDo you know?\nSunway City is Malaysia\u2019s first fully-integrated green township as certified by Green Building Index (GBI) and Sunway Property Sales Gallery and Regional Office @ Anson Road is the first sales gallery to be certified Green Building Index (GBI) Gold in Penang.\n\n\nHere are some of the green and sustainable features that Sunway Property injects into this development :\n\n\nGreen Material Resources\n\n\nUse of\n low VOC\n (Volatile Organic Compounds) internal paints and adhesives for 90% of internal wall areas to minimize airborne contaminants to promote a healthy indoor environment.\n\n\n\n\n\n\nWhat is VOC?\nVOC stands for \"volatile organic compound\" containing carbon that changes easily into a gas and that can be harmful to people's health or to the environment. VOCs are found in many building materials and are partially responsible for that new paint smell.\nSource: https://dictionary.cambridge.org/dictionary/english/voc\n\n\nGreen Plot Ratio of 6 to encourage greater use of greenery to reduce \nheat island effect\n. As cities grow and develop, more buildings and people are added. The process of urban development leads to this phenomenon.\n\n\nPhoto Source : gosmartbricks.com & www.granitecrete.com\n\n\nWhat are Heat Islands?\nHeat islands are urbanized areas that experience higher temperatures than outlying areas. Structures such as buildings, roads, and other infrastructure absorb and re-emit the sun\u2019s heat more than natural landscapes such as forests and water bodies. Urban areas, where these structures are highly concentrated and greenery is limited, become \u201cislands\u201d of higher temperatures relative to outlying areas. These pockets of heat are referred to as \u201cheat islands.\u201d \n\n\nSource: https://www.epa.gov/heatislands/learn-about-heat-islands\n\n\n\n\n\n\nWater Efficiency\n\n\nUse of rainwater harvesting tank for landscape irrigation\nUse of energy efficient air-conditioners certified by Energy Commission\n\n\nEnergy Efficiency\n\n\n66% improvement in lighting power budget through the use of energy efficient lighting at common areas\nEnergy efficient lifts which use AC variable voltage and variable frequency (VVVF) motor drive and energy efficient features such as sleep mode\n\n\n\n\nSunway Property is already one step ahead and in different league when it comes to sustainable green development. We hope to see more developers will adopts sustainable \u201cGreen\u201d features as their cornerstone in their upcoming development because we believe sustainable green development will be the next \u201cbig thing\u201d shaping the future landscape of real estate (our one and only Earth).  \n\n\n\n\nSunway Velocity Central Park\n\n\nWe don\u2019t need another world. Everything we need is here, if not now, then when?\n\n\nWe hear often people talk about the future, but do you believe actually the future is already here?\nWilliam Gibson\n\n\nTo be continued \u2013 The next \nChapter \n: T\nhe Epitome of Elevated Urban Living\n\n\nThank you for reading until here.\n\n\nUnfortunately, the time is almost up. We are afraid that we have to stop here. This is only the appetizer (introduction). The \u201cmain\u201d will be served in our next post. \n\n\nJust for some preview, next write up will cover on the analysis of accessibility, connectivity, layout and the usual stuff that we normally do. \n\n\n\n\nFor the upcoming next post, we think it is not light and getting some digestion remedy standby is recommended for those who are not used to it. \n\n\nBut for now, just relax and enjoy.\n\n\nSo please stay tuned.\n\n\nIf you like and enjoy what you read, please don\u2019t forget to click \u201clike\u201d or \u201csubscribe\u201d to our blog. This simple action will keep us moving. Thanks!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-the-clio-2-residences-ioi-resort-city-putrajaya-by-ioi-properties/", "title": "PROPCAFE\u2122 Review: The Clio 2 Residences @ IOI Resort City, Putrajaya By IOI Properties", "body": "\n\nPROPCAFE seized the chance to peek the latest offering \u2013 The Clio 2 Residences in IOI Resort City recently, after we visited the IOI City Mall and witnessed its Phase 2 construction progress.\n\n\nThanks to the location of this project, the mall and integrated development township will always be the unique selling point. Wait a minute, mall factor is a very tricky subject nowadays and to tag with it under current climate can be a tough sell!\n\n\n\n\nHow do we digest this? No doubt, Malaysian loves to shop at mall! Over the last two decades, there are so many developers targeted this trend by offering residential properties near to or sitting at the mixed integrated development comes with mall component. Often, the properties are charged with premium. Nevertheless, it works tremendously well in early 2000-2010.\n\n\nUnfortunately, property and economy are always about the basic figure of demand and supply. To date, Klang Valley itself has more than 150 malls and everyone know that not all are successful. It means, the property that you purchase could be affected if you punt on a wrong mall or mixed integrated development, the premium that you paid initially could be evaporated.\n\n\n\n\n\u00a0\n\n\nWould IOI City Mall pass the grade?\n\n\nPROPCARE is obliged to talk about this mall first since it is one of the most critical factors for all potential buyers here.\n\n\nPROPCAFE revisited this relatively new mall and formed few key observations that may surprise many non-southern Klang Valley folks! Yes, the mall is vibrant and successful! HOW COME and WHY?\n\n\n\n\n\u00a0\n\n\nWhat\u2019s make IOI City Mall different from other 150 malls in Klang Valley?\n\n\nIOI City Mall is built to serve as a Regional Mall in Southern Klang Valley. There is none in this part of Klang Valley (within 30mins driving distance) that offers more than 1.5mil sqft of Nett Lettable Area (NLA) with 377 shops. Tell you what, with the phase 2 (to be completed in 2021), the NLA will increase to 2.5mil sqft with additional 250 shops.\n\n\nIt will be at par with the combination of the famous Midvalley Mega Mall (1.82mil sqft) and The Gardens Mall (866k sqft)! It goes without saying, the extension plan will not Be here if there is high vacancy rate in the current mall. The mall now stands at 98% Occupancy Rate!\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nSustainability Issue? Under-served Klang Valley Southern Corridor\n\n\nThe under-served Klang Valley Southern Corridor is huge. The township is sitting in between Puchong, Sri Kembangan, Cyberjaya and Kajang. By simply pick up the population count in Kajang \u2013 957k (including Semenyih, Beranang etc), Bangi 178k (including Serdang & Sri Kembangan), Putrajaya 92k, Sepang 257k (including Cyberjaya, Dengkil etc), and Puchong \u2013 400k, the total catchment is already easily hit\n 1.9mil\n. IOI Properties certainly knows its business and strikes it right to fill the gap here.\n\n\nPROPCAFE Klang Valley Southern Corridor \u2013 Key Development Points\n\n\n\u00a0\n\n\nTenant Mix \u2013 Beyond the Standard Mall\u00a0\n\n\nWith the disruption of online shopping, many malls are relying on eateries to pull crowds. PROPCAFE does not see the mall can thrive further without more differentiation factors. Again, IOI City is simply spot on! The mall brings in more value proposition other than just entertainment, eateries and retails. Literally, the developer end game is to make the families stay here for your whole day if not weekend! \n\n\n\n\nOther than the usual cinemas, grocers, hypermarket, departmental stores, and edutainment stores, how many malls come with a large indoor adventure park and Olympic-sized ice skating rink? Hearsay, there is some exciting \u201caddition\u201d of leisure components in Phase 2 as well. The information of top performance stores below also proved the sustainability, high footfall and business volume of this mall. \n\n\nIOI City Mall Stores Performance\n\n\n\u00a0\n\n\nTownship + Complete Integrated Mixed Development\n\n\nA Mall will not become successful with just a fantastic mall itself, the 788 acres township has cover all elements including entertainment commercial, hotels (Le Meridien, Marriott, Palm Gardens), Office Towers (IOI City Tower & IOI Square Offices). \n\n\nMore so, it is surrounding with the gorgeous Palm Garden Golf Course/Club. Together with the universities and industrial activities nearby, it brings in very diverse crowds and shoppers, from day time workers, business persons, tourists, students, sport persons, residents, to visitors which is pretty complete. \n\n\n\n\nIn fact, family members can fulfill all their leisure needs all here which is no surprise for IOI Properties to name it as Resort City. Any other resort kind of township in your mind? Checked!\n\n\nLatest Master Plan of IOI Resort City\n\n\nWell-designed Ingress and Egress for The Mall and Township\n\n\nPROPCAFE can go on for another 10 pages but we better leave it to our next PROPCAFE Guide on the Choice of Township Development. Anyway, based on the above and what we have observed inside the mall during weekday and weekend, PROPCAFE can safely conclude the mall factor here is definitely a BIG PLUS with no execution risk. \n\n\nFor investors/owners, your mall premium attached to your properties here are still and will be pretty intact!\n\n\n\n\n\u00a0\n\n\nLet\u2019s go straight to The Clio 2 Residences @ IOI Resort City\n\n\nAlthough this property also named as \u201cClio\u201d but Clio 2 is a totally separate project from the previous development The Clio Residences.\n\n\nIt is located at the rectangle land besides The Conezion and The Clio. It may looks far to walk 1.1km or 20mins to the current IOI City Mall, the completion of Phase 2 IOI City mall will make it to merely around 600-700m away (depends on which tower in Clio2) and less than 10mins walk.\n\n\nThe Location of Clio 2 Residences\n\n\nWalking Distance from The Clio 2 Residences to IOI City Mall \u2013 Phase 2\n\n\nClio 2 is a freehold development of three service apartments with commercial title. Sitting at 4 acres rectangle land, the Clio 2 residences have a total of 550 residential units which translate to around 137 units per acre. It is still a very decent density ratio in today\u2019s standard especially considering its price range.\n\n\n\n\nThe developer is currently selling the Block A that comes with 23 floors and 152 units. This is the least dense block (similar to Block C) in Clio 2 as Block B will be housing 246 units in 35 floors.\n\n\nMaintenance fee is tentatively set at 0.35psf (including sinking fund).\n\n\n\n\nThe Clio 2 Residences Exterior Facade\n\n\nThe architect is smartly made the slanting arrangement for each block of the building on top of the facility deck to avoid both the dull conventional architectural design and the heat from direct west or east facing.\n\n\nFuture Towers and Orientation\n\n\nFor those who do not like the Clio\u2019s curvy fin shape facade, you may take a look at the Clio 2, which is a much clean, neat and evergreen concept. The large windows in each unit, easily 8ft height in living hall and bedrooms, make the facade looks more \u201cglassy\u201d and classy (see below).\n\n\nLarge Windows In Living Area and Bed Rooms\n\n\nThe nonparallel units which splits into two wings allow majority of units to have the benefits of side windows just like the Semi-D concept in the sky, even with such small size offering.\n\n\nThe Clio 2 Residences \u2013 Block A Facade\n\n\n\u00a0\n\n\nGuardhouse, Drop-offs and Car Park Design \u2013 Clever\n\n\nThe guardhouse will be well equipped with CCTV surveillance and\u00a0 long range proximity card reader at barrier gate. When PROPCAFE tried to capture the scaled model of guardhouse and drop-off area, we realised there is another drop-off point near the Block C. It is at the lower ground level due to the slope of the site.\n\n\nGuardhouse and Main Drop-Off Area\n\n\nSecond Drop-Off Area\n\n\nAlthough the two drop-off areas are at the same street level, the second drop-off is at different level i.e. Ground and Lower Ground Level of Car Park.\n\n\n\n\nThe architect utilised the slope of the site to ease the stress of drivers and reduce the needs to go through many ramps inside the carpark. This idea has extended to its carpark design which you can see (below) that there are many entries and exits points for 1\nst\n, 2\nnd\n, and 3\nrd\n floor of the carpark podium.\n\n\nIt means that those who allocated for the carpark from LG to 3\nrd\n floor can choose its own entry (exit) point to park their car (leave the carpark) without going through the ramp insides the carpark area, except those at the level 4 that need to go through 3\nrd\n floor.\n\n\nWell done to the developer. It is indeed very thoughtful, not just cut down the time and stress for the residents but also help to diverse the traffic during the peak period.\n\n\nCar Park Podium Design \u2013 Multiple Entrance and Exit Points for Different Level \u2013 1st and 2nd Floor\n\n\nCar Park Podium Design \u2013 Multiple Entrance and Exit Points for Different Level \u2013 3rd and 4th Floor\n\n\nOther than the guardhouse, the Clio 2 residences also incorporates CCTV Surveillance and access card at the lift lobby, lift (floor access), and given the digital lock as the last defense of security.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nFacility \u2013 Just about right!\n\n\nIOI Properties is seasoned enough to understand not to over-do the facilities. But, the Clio 2 residences is certainly not short of facilities, the developer know the needs of families, millennial, and couples by spreading the facilities over two floors with a total of 59ksf.\n\n\n\n\nThese include Lap Pool, Wading Pool, Jacuzzi, Gym (Indoor & Outdoor), Playground, BBQ area, Multipurpose Hall, and Theatrette. The developer also carefully crafted some facilities for individual who like to have own quiet space like Reading Lab, Exploratory Lab, Playground, Green Terrace, and Hang Out Deck. Check out the facility layout below.\n\n\nFacility Layout \u2013 5th Floor\n\n\nFacility Layout \u2013 6th Floor\n\n\nThis slideshow requires JavaScript.\n\n\nFor those of you who like small quiet area outside your unit, you may choose the floor that comes with extra Sky Garden Decks feature (see below). Mark the floors below!\n\n\nSky Gardens \u2013 Limited Floors\n\n\n\u00a0\n\n\nFloor Plan \u2013 Semi-D Setting\n\n\nThere are two passenger lifts and one service lift in Clio 2 Residences. Each floor only comes with 8 units and the design shows a Semi-D set-up to have minimal wall sharing with each neighbour.\n\n\nThe plus point is there are two separate wings and each wing only accommodates 4 units. This floor plan is very commendable as it cuts down the traffic and nuisance to maintain the privacy of each unit. With the exception of the smallest unit type D, all other types are end lot.\n\n\nThe Clio 2 Residences Floor Plan\n\n\n\u00a0\n\n\nLayout \u2013 Horizontal and Panoramic View\n\n\nAll units are 3 bedrooms, so it is your choice to pick the smaller or bigger size in Clio 2. Let\u2019s see how these units are designed to cater 3 bedrooms layout.\n\n\n\n\nType D \u2013 829sf 3 \u2013 Bedrooms C& 2 Bathrooms\n\n\nThis is the smallest unit but because of the horizontal layout with the rooms tuck at both end, the combination of living (good 12ft width), dining and open kitchen in the middle may make it more spacious visually.\n\n\nThe small size does not affect the en-suite master and second bedroom. Both bedrooms have ample natural lights and space for all the furniture fitting and setting.\n\n\n\n\nThe third room is rather small, not surprise given the size of less than 900sf, but it still manage to have a window without compromising the importance of sunlight. Second bathroom size is consider big to 800sf type of apartment (see show unit to confirm it :)).\n\n\nLastly, it comes with a very handy yard to cater drying activities. It is amazing to see how efficient the apartment can be even at the size of 829sf. Kudos to developer.\n\n\n\n\nType C1/C2 \u2013 902sf/969sf \u2013 3 Bedrooms & 2 Bathrooms\n\n\nSimilar to Type D, the layout is very efficient. The difference is all three bedroom in this unit are wider, less rectangle layout, and more windows which is a big plus for sunlight and furniture arrangement.\n\n\nThe horizontal layout will still make a good spacious view in the unit (living area with 13ft width). However, due to the kitchen\u2019s location which at the opposite end (instead of linking at the side of dining), it may reduce the visual width and space of the unit.\n\n\n\n\nJust imagine you are standing at the middle of the unit, you will realise what we just pointed above. Yes, you won\u2019t see the kitchen at your back. Not a big deal though. It is just matter of choice between better bedroom layout or visual space in common area in the unit.\n\n\n\n\nType B2/B1 \u2013 947sf/1,023sf \u2013 3 Bedrooms & 2 Bathrooms\n\n\nThis is a typical 3 bedroom unit with all bedrooms at one end with longer corridor and a standard setting of rectangle living (13ft width), dining, and kitchen (ending at the bottom part the rectangle), this layout may affect visual space of the unit unlike the horizontal layout mentioned earlier.\n\n\nOf course, the advantage of this type is the equal size bedrooms (three of them!) that comes with proper ventilation and natural sunlight. Those who will utilise kitchen more often will certainly prefer this longer and wider kitchen setting (11.7ft).\n\n\n\n\n\u00a0\n\n\nType A \u2013 1,216sf \u2013 3 Bedrooms & 3 Bathrooms\n\n\nThis is the best layout in Clio 2. PROPCAFE loves the horizontal layout with side by side living and dining area. This will give you a full panoramic view from the long stretch of windows in the common area (21ft width). So, the placement of furniture for both living and dining can be very flexible.\n\n\n\n\nThe squarish area of living, dining and kitchen will enhance interactive points between family members and guests. This layout will allow kitchen lover to include a grand island and plenty of cabinet space from the long kitchen (14ft).\n\n\nIt is noted that no wet kitchen in this layout, however, it can be easily added it besides the yard area (5.5\u00d75.3ft). By just top up the price for 300sf space, you get this great horizontal layout with three bedroom and three spacious bathrooms. Nothing to complain!\n\n\n\n\n\u00a0\n\n\nQuality Assurance?\u00a0\n\n\nSince IOI Properties started to adopt Quality Assessment System in Construction (\u201cQLASSIC\u201d) on its projects, we can consistently verify the workmanship of its construction works and projects.\n\n\nBased on the information, we noticed the efforts from IOI Properties as they have consistently achieved above the score of 80 over last few years (see table below). With the latest completed project \u2013 \nPavilion Residences\n and N\u2019Dira scored the highest of 84 and 85 respectively, it showed IOI Properties is serious about improving its workmanship. It is definitely a good news for the buyers of The Clio 2 Residences.\n\n\nIOI Properties \u2013 Projects QLASSIC Score\n\n\nLatest Completed Porject \u2013 Pavillion Residence, Bandar Puteri Puchong\n\n\n\u00a0\n\n\nHow about the pricing?\n\n\nThe developer set the pricing of Clio 2 around RM470k to RM600k. For a minimum three rooms and 2 baths unit, the price is quite reasonable as RM500k is always the sweet spot and chewable for many first time home buyers.\n\n\nIn fact, the price is very attractive compares to previous developments. With this pricing, why go for high density affordable housing property with relatively inferior quality?\n\n\n\n\nDepending on the type, the pricing above translates to about RM490psf to RM570psf. So, it is up to the individual to pick the type that they can afford. The price will move around RM1500 up for each floor except certain nice floor number like 8,18,28 or 9,19,29, which you may need to pay additional RM3,000 to RM9,000 premium.\n\n\n\n\n\u00a0\n\n\nShow unit and Freebies\n\n\nThere are two show units at the sales gallery. Other than the nice IDs, few things to note here:\n\n\nThe clear ceiling height is about 3m (10ft) except those areas with piping that cover by plaster ceiling (8.5ft). Well, 10ft is luxury enough for today\u2019s\u00a0 standard.\n\n\nThe bathrooms comes with quality 2\u2019 x 1\u2019 wall tiles in full height.\u00a0\n\n\n\n\nStandard 2\u2019 x 2\u2019 tiles are used in the Living, Dining, Storage area while bathrooms will feature 2\u2019 x 1\u2019 tiles.\n\n\nAll bedroom floors are using laminated timber flooring with polymer composite skirting.\n\n\nIt is great to see the developer to provide wardrobe for all bedrooms and kitchen cabinet. It is not just save money for owners but also the stress from dealing with carpenters too.\n\n\n\n\nHowever, the kitchen features 2\u2019 x 1\u2019 tiles in a 5 ft height configuration. Well, likely that is due to the cost cutting measure by developer. However, PROPCAFE realised the developer is clever on this as not many kitchen walls are exposed after your kitchen cabinet installed.\n\n\nWe captured the photo below and you know what, those potential exposed wall can easily be resolved by hanging a nice decorative item or picture. To me, it will be nicer than full wall tiles (e.g see the wall besides the fridge).\n\n\n\n\nThe unit comes with Instant water heater to all bathrooms.\n\n\nIn short, the developer is generous enough to provide the above freebies based on the price tag. The only down side is all units are running on single-phase wiring which means you may need to manage your electronic setting and usage properly. For normal use of standard home requirements, single phase is still sufficient enough.\n\n\nShow Unit: Type D \u2013 829sf\n\n\nThis slideshow requires JavaScript.\n\n\nShow Unit: Type B2 \u2013 947sf\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\n\u00a0\n\n\nHow to conclude it?\n\n\nIOI Resort City may sits at the border of Putrajaya, PROPCAFE never see this location as Putrajaya but a focal point between Kajang, Puchong, Sri Kembangan and Cyberjaya.\n\n\n\n\nSo, the stigma of Putrajaya does not apply here. In fact, this location may benefit from the recent government plan of making Putrajaya Sentral (linked up with Cyberjaya City Centre (CCC)) as the Transit Oriented Development (TOD) hub to \u201chost\u201d MRT, ERL (Express Rail to KLIA), and ECRL (East Coast Rail Link).\n\n\nWho know the HSR (High Speed Rail to Singapore) and Putrajaya Monorail may also revive in near future?\n\n\n\n\nThe township and economy activities of IOI Resort City are expected to grow further with the latest Phase 2 of IOI City Mall, with additional business hotel (597 rooms), All-suite hotel (304 rooms) and 3 more office towers on top of the new mall.\n\n\nTo add another positive point, the infrastructures in the township are all readied. Given that there is no landed property offering here, so buyers who like this place have no other choices but only the highrise.\n\n\n\n\nFurthermore, the pricing and offering now (thanks to the slow down of property market) is rather attractive without much mall premium being attached on it. So the price may still have room to move.\n\n\nIt is definitely one of the top choice for those who already (or like to) staying at Klang Valley Southern Corridor and prefer to have the convenience of big regional mall and\u00a0 leisure activities here.\n\n\n\n\nThe developer knows the important of having three bedrooms for all families. So, they made all units come with 3 bedrooms but designed it with different sizes to fit the budget of buyers.\n\n\nThis way, the buyers do not need to give up one or two bedrooms just because of the budget.\n\n\n\n\nIn term of space arrangement, by sacrificing the balcony, it makes all layouts very decent with good ventilation/sunlight for bedrooms, living hall, kitchen and yard. PROPCAFE observed the efforts from IOI Properties in Car Park podium design and lifestyle elements of facilities in Clio 2 Residences.\n\n\nPROPCAFE sees The Clio 2 Residences as a very functional and practical offering. All features are there at the right balance. \nNo More, No Less!\n The concept of \u201cthree bedrooms for all\u201d with its affordable pricing is indeed very commendable.\n\n\nThe Clio 2 Residence \u2013 Progress\n\n\nThis slideshow requires JavaScript.\n\n\nTo know more about the masterplan, accessibility, amenities, and other projects in IOI Resort City, you may visit the previous PROPCAFE reviews here:\n\n\nPROPCAFE\u2122 Review: IOI Resort City Part 2\n\n\nPROPCAFE Review : Conezion @ IOI Resort City By IOI Properties\n\n\nPROPCAFE\u2122 Review: Par 3 @ IOI Resort City By IOI Properties\n\n\nPROPCAFE Peek : District 21 @ IOI City Mall Putrajaya\n\n\nFor further inquiries and to know more, click >>>>>>>> \nhere\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-the-connaught-one-by-uem-sunrise/", "title": "PROPCAFE\u2122 Review: The Connaught One @ Cheras by UEM Sunrise", "body": "\n\nIntroduction \n\n\nNo stranger to the Malaysian property development scene, UEM Sunrise, the Master Developer of the vibrant Mont\u2019 Kiara has been fairly quiet in rolling out their property new launches in the recent years. In 2021 and 2022, the Gross Development Value (\u201cGDV\u201d) of their property launches were only in the region of RM550 million and RM517 million respectively, comprising predominantly from launches of Kaia Heights in Equine Park and Serene Heights in Bangi in the past 2 years.\n\n\nIn 2023, UEM Sunrise is looking to re-build its earnings visibility by launching new projects with a total GDV of RM2.5 billion which focuses on The Minh in Mont\u2019 Kiara (RM947 million), the 2\nnd\n\u00a0residential launch of their Kiara Bay masterplan, codenamed KMP 7 (RM646 million) and the property under coverage today, The Connaught One (Phase 1) comprises 1,334 units and 15 retail lots with a GDV of RM740 million.\n\n\nThe Connaught One (TCO)\n\n\nRecently, UEM Sunrise has introduced a new segmentation of its products based on the following categories:\n\n\n\n\n\n\n\n\n\n\nKASIH Series\n\n\n\n\n\n\nStarter homes programme focusing on encouraging community-centric lifestyles in line with the Government\u2019s initiative to help Malaysians realise their homeownership dreams\n\n\n\n\n\n\n\n\n\n\nRISE Series\n\n\n\n\n\n\nAttainable homes embodying practical living with an environment that exudes simplicity, recreation and convenience. The homes are designed as flexible and agile spaces able to shape and shift to suit customers\u2019 lifestyle\n\n\n\n\n\n\n\n\n\n\nNEST Series\n\n\n\n\n\n\nMultigenerational oriented homes designed with the customers\u2019 extended families in mind. These homes offer nurturing and secured environments as well as generous gardens and parks with recreational facilities\n\n\n\n\n\n\n\n\n\n\nCLUB Edition\n\n\n\n\n\n\nCurated residences that are part of a beautifully designed hospitality with an inspired environment offering high-end features emphasising prestigious resort living\n\n\n\n\n\n\n\n\n\n\nLUXE Collection\n\n\n\n\n\n\nLuxurious homes showcasing our ambitions and vision as space creators, designers, and property developers. This unique and exquisite collection of homes emphasises crafted, sophisticated and privileged living; created especially with an appreciation for the finer things in life\n\n\n\n\n\n\n\n\n\n\nThe Connaught One is UEM Sunrise\u2019s first RISE Series property which appears to be a \u201cstarter series\u201d for aspiring young and small families entering into their first home ownership journey.\n\n\nLocation and surrounding\n\n\nOn 4 June 2021, UEM Sunrise purchased the 6.86 acre freehold land for RM197 million from Accolade Land Sdn Bhd (\u201cAccolade\u201d). UEM Sunrise had bifurcated the 6.86 acres land into 2 phases, with the first phase measuring 3.4 acres.\n\n\nThe Connaught One Location\n\n\nThe Connaught One Map\n\n\nThe Connaught One is located in the old neighborhood area of Taman Len Sen behind Cheras Sentral mall and its guardhouse entrance is situated right next to Gate C of MRT 1 Taman Connaught Station (SBK 26).\n\n\nCheras is one of Kuala Lumpur\u2019s largest suburbs by number of electorates and is predominantly occupied by Chinese (77.1%) following by Malay (14.8%) and Indians (7.6%) based on the recent General Election (\u201cGE\u201d) 15 statistics. It is noteworthy to know that Cheras is split into Cheras KL and Cheras Selangor with the former within Dewan Bandaraya Kuala Lumpur\u2019s (\u201cDBKL\u201d) purview and the latter being under Majlis Perbadaran Kajang\u2019s (\u201cMPKJ\u201d) purview.\n\n\nThe Connaught One is within the fringe of Cheras KL and is approximately 2km before the Batu 9 toll (typically viewed as the border for Cheras KL and Cheras Selangor). A Cheras KL address is favored as it is perceived as \u201cnot too deep\u201d into Cheras and no toll is required to drive into the city centre.\n\n\nThe Connaught One Accessibility\n\n\nDistance to the city centre from The Connaught One is about 10.5km away but the time required greatly varies depending on the time of the day as the Cheras traffic jam is notorious.\n\n\nThe Connaught One \u2013 MRT Line\n\n\nThe main USP for The Connaught One is its proximity to the Taman Connaught MRT gate C. MRT line 1 has several key noteworthy hotspots for job opportunities and lifestyle districts as follows:\n\n\n\n\n\n\n\n\n\n\nKey working districts\n\n\n\n\n\n\n\n\n\n\nTRX Station\n\n\n(6 stations away)\n\n\n\n\n\n\n\u2022\u00a0In the recent budget 2023, the PM had announced TRX as Malaysia\u2019s global financial hub and is expected by Lendlease to have a 45k working population\n\n\n\u2022\u00a0Seamless direct interchange to MRT 2 (PJL) which can be connected to KLCC east (2 additional stations) and Ampang Park (3 additional stations)\n\n\n\n\n\n\n\n\n\n\nMerdeka\n\n\n(8 stations away)\n\n\n\n\n\n\n\u2022\u00a0PNB 118\n\n\n\n\n\n\n\n\n\n\nMuzium Negara\n\n\n(10 stations away)\n\n\n\n\n\n\n\u2022\u00a0Linked to KL Sentral which is KL\u2019s transport hub and MNC hotspot\n\n\n\n\n\n\n\n\n\n\nLifestyle districts\n\n\n\n\n\n\n\n\n\n\nTaman Mutiara\n\n\n(1 station away)\n\n\n\n\n\n\n\u2022\u00a0Ekocheras mall\n\n\n\u2022\u00a0Leisure mall\n\n\n\u2022\u00a0Taman Segar pasar malam (Friday nights)\n\n\n\n\n\n\n\n\n\n\nMaluri\n\n\n(4 stations away)\n\n\n\n\n\n\n\u2022\u00a0Aeon HQ\n\n\n\u2022\u00a0Velocity mall\n\n\n\n\n\n\n\n\n\n\nCochrane\n\n\n(5 stations away)\n\n\n\n\n\n\n\u2022\u00a0MyTown shopping mall\n\n\n\u2022\u00a0Ikea Cheras\n\n\n\n\n\n\n\n\n\n\nBukit Bintang\n\n\n(7 stations away)\n\n\n\n\n\n\n\u2022\u00a0Pavilion Bukit Bintang\n\n\n\n\n\n\n\n\n\n\nNB: It is also noteworthy that there is a proposed MRT 3 interchange in Taman Midah which is only 2 stations away.\n\n\n[Gate C for SBK 26, Taman Connaught]\n\n\nUEM Sunrise will create a zebra crossing and open up a shortcut entrance-way into Gate C of MRT Taman Connaught. Based on discussion with the developer\u2019s sales agents, there is no promise of a covered walkway from the guardhouse to the end of the zebra crossing. PropCafe feels that this is such a waste, given the short distance of the covered walkway and the TOD nature of the development.\n\n\n[Scale model illustration from Phase 1 of The Connaught One to Gate C of SBK 26 Taman Connaught]\n\n\n[Artist illustration of the entrance]\n\n\n[Opened up walkway for the proposed new access from the proposed zebra crossing]\n\n\n[Distance between the gate C entrance to the proposed new access]\n\n\nWithin the vicinity, it appears that The Connaught One is the final piece of a reasonably sized empty land to be developed and is one of the few freehold land in the area. However, it is important to note that there\u2019s a sewerage pond nearby and Ceria Apartments looks dilapidated.\n\n\nCheras Sentral mall is also connected to the MRT gate. At the date of writing, the mall has poor foot traffic \u00a0and the only attraction would only be the ease of getting TGV cinema movie tickets on the 9\nth\n\u00a0floor.\n\n\nThe Connaught One \u2013 Surrounding Developments and Properties\n\n\nHaving said the above, the density of the number of residential units in the area is expected to be over 6k residential units. An analysis is summarised below for your reading pleasure:\n\n\n\n\n\n\n\n\n\n\nDevelopment\n\n\n\n\n\n\nDeveloper\n\n\n\n\n\n\nLand tenure\n\n\n\n\n\n\nCompletion\n\n\n\n\n\n\nTotal units\n\n\n\n\n\n\n\n\n\n\nThe Connaught One (Phase 2)\n\n\n\n\n\n\nUEM Sunrise\n\n\n\n\n\n\nFreehold\n\n\n\n\n\n\nUnknown\n\n\n\n\n\n\n\n\n\n\nThe Connaught One (Phase 1)\n\n\n\n\n\n\nUEM Sunrise\n\n\n\n\n\n\nFreehold\n\n\n\n\n\n\n2027(E)\n\n\n\n\n\n\n1,334\n\n\n\n\n\n\n\n\n\n\nAster Residence\n\n\n\n\n\n\nAmber Homes\n\n\n\n\n\n\nLeasehold\n\n\n\n\n\n\n2022\n\n\n\n\n\n\n960\n\n\n\n\n\n\n\n\n\n\nMaxim Majestic\n\n\n\n\n\n\nMaxim\n\n\n\n\n\n\nLeasehold\n\n\n\n\n\n\n2022\n\n\n\n\n\n\n2136\n\n\n\n\n\n\n\n\n\n\nThe Annex @ Medan Connaught\n\n\n\n\n\n\nAccolade\n\n\n\n\n\n\nFreehold\n\n\n\n\n\n\n2020\n\n\n\n\n\n\n258\n\n\n\n\n\n\n\n\n\n\nMaxim Residence\n\n\n\n\n\n\nMaxim\n\n\n\n\n\n\nLeasehold\n\n\n\n\n\n\n2017\n\n\n\n\n\n\n542\n\n\n\n\n\n\n\n\n\n\nTotal\n\n\n\n\n\n\n5,615\n\n\n\n\n\n\n\n\n\n\nProperty review \u2013 The Connaught One (Phase 1)\n\n\nRoad access\n\n\nThe road access is from Jalan 3/144a, whereby the commercial and residential entrances are split:\n\n\nRetail entrance: Facing Annex shoplots\n\n\nResidential entrance: Facing MRT Gate C entrance\n\n\n[Visual access from Jalan 3/144a]\n\n\n[split between residential access road and MRT gate C entrance]\n\n\n[existing link bridge from Annex residence and shoplots to The Connaught One retail commercial lots]\n\n\n[Proposed traffic flow from Jalan 3/144a]\n\n\n\n\nThe developer did a good job in segregating the commercial and residential entrance, each to a certain extent, can be segregated as though it\u2019s a totally different development. This eases the potential bottleneck of cars for the commercial patrons away from the residents wanting to go home to the residences.\n\n\nIn addition, there is a well thought entrance for the loading bays for renovation/goods delivery away from either commercial and residential entrance as well.\n\n\nThe only qualm on the commercial space is that the developer intends to sell them rather than keeping them and managing the quality of tenants it rents out to.\n\n\nThe Connaught One \u2013 Actual Site\n\n\nThe Connaught One \u2013 Site at Night\n\n\nCommon facilities\n\n\nThe Connaught One \u2013 Facilities\n\n\nThe common facilities are nothing spectacular. We would think that a development with this level of density (1,334 units) should have a 50m size lap pool; but unfortunately, only a 30m lap pool is provided. However, this is compensated by having other pool features such as fun pool, play pool, wading pool and jacuzzi.\n\n\nHaving said the above, credit must be given to the developer in keeping up with the current times by having a parcel room, co-working lounge and 4 common EV charging bays on top of the other usual facilities. The maintenance fees including sinking fund is budgeted at 33sen/sq ft.\n\n\nThe car park floor from the guardhouse starts at level 3 and the developer has thoughtfully designed a speed ramp that enables direct access for every 2 floors of car park. For example, from the level 3 guardhouse going up to level 9, the car will need to turn a total 3 rounds (L3 -> L5 -> L7 -> L9)\n\n\nThe Connaught One \u2013 Modern Lobby\n\n\nThe Connaught One \u2013 Gym\n\n\nThe Connaught One \u2013 Co-Working Space\n\n\nThe Connaught One \u2013 Parcel delivery room / segregated by block and floors\n\n\nThe Connaught One \u2013 Jogging Track\n\n\nTypical floor plan, unit sizes and layouts\n\n\nThe Connaught One \u2013 Floor Plan\n\n\nMost of the layouts are designed on a north-south orientation, except for a few to minimize direct overlooking issues between block A and B and maximizing external unblocked views. As the 53-stories Connaught One being the tallest tower within this vicinity, most of the external views are unblocked.\n\n\nFor units facing south, do take note that The Annex @ Medan Connaught is approximately 29 stories high, though The Annex is merely a thin building and would not be fully blocking your view even if you are below that.\n\n\nUnits with access to western views may potentially be blocked by Phase 2 of The Connaught One and may need to face noise and dust pollution issues when its being constructed.\n\n\nThe Connaught One \u2013 Facing North\n\n\nThe Connaught One \u2013 Facing East\n\n\nThe Connaught One \u2013 Facing South\n\n\nThe Connaught One \u2013 Facing West\n\n\nA typical floor layout is served by high speed 4+1 lifts with speed of 3.5m/second, giving a units/lift ratio of 135units/lift and 131units/lift for block A and B respectively and there is no segregation of high/low zone. In PropCafe\u2019s view, the units/lift ratio is on the high side for a building of 53-stories.\n\n\nFrom the lift lobby, it is worth taking note that the east-side of the units has only 6 units while the west side has 10 units. Thus, the east side residents will have more privacy and more natural lighting, given that Phase 2 will be built west to Phase 1. Smart purchasers will also note that the higher floors of the building have lower density.\n\n\nThe Connaught One \u2013 Level 48 to 53 low density floors, the higher the floor, the lower the density for these floors\n\n\nThere are also 2 refuse chambers per floor by the lift core, so avoid getting units too close to lift lobby.\n\n\nThe Connaught One \u2013 Layout\n\n\nThe Connaught One \u2013 Layout\n\n\nThe developer is very cost conscious in developing this project and this can be seen from the simple facilities and bare unit offerings (except Type A). This means that even the aircon piping are not provided and owners will need to spend additional costs for the piping and requiring additional hacking or casing to install aircons.\n\n\nHaving said the above, the developer has thoughtfully included laminated timber flooring for the entire unit, except for wet areas such as the kitchen and toilets which gives a feeling of comfort and exclusivity in the layouts. (Note: There is a demarcation line in the layout plan above which shows the transition between floor tiles and laminated timber flooring)\n\n\nIn addition, the balcony door feels very premium with the railing being flat and leveled with the internal flooring. All windows are also facing the external fa\u00e7ade and are decently sized to maximise natural lighting into the unit.\n\n\nThe Connaught One \u2013 Balcony Door Railing\n\n\nBelow is a summary of the supply and unit configuration within the development:\n\n\n\n\n\n\n\n\n\n\nType\n\n\n\n\n\n\nSize (sqft)\n\n\n\n\n\n\nCar parks\n\n\n\n\n\n\nConfiguration\n\n\n\n\n\n\nBlock A\n\n\n\n\n\n\nBlock B\n\n\n\n\n\n\nOverall\n\n\n\n\n\n\n\n\n\n\nA\n\n\n\n\n\n\n452\n\n\n\n\n\n\n1\n\n\n\n\n\n\nStudio\n\n\n\n\n\n\n28.8%\n\n\n\n\n\n\n0.0%\n\n\n\n\n\n\n14.6%\n\n\n\n\n\n\n\n\n\n\nB\n\n\n\n\n\n\n708\n\n\n\n\n\n\n2 (tandem)**\n\n\n\n\n\n\n2 Room 1 bath\n\n\n\n\n\n\n12.4%\n\n\n\n\n\n\n38.1%\n\n\n\n\n\n\n25.0%\n\n\n\n\n\n\n\n\n\n\nC\n\n\n\n\n\n\n960\n\n\n\n\n\n\n2\n\n\n\n\n\n\n3 Room 2 bath\n\n\n\n\n\n\n35.5%\n\n\n\n\n\n\n31.2%\n\n\n\n\n\n\n33.4%\n\n\n\n\n\n\n\n\n\n\nD\n\n\n\n\n\n\n1,000\n\n\n\n\n\n\n2\n\n\n\n\n\n\n3 Room 2 bath\n\n\n\n\n\n\n17.1%\n\n\n\n\n\n\n24.2%\n\n\n\n\n\n\n20.6%\n\n\n\n\n\n\n\n\n\n\nE*\n\n\n\n\n\n\n1,270\n\n\n\n\n\n\n2***\n\n\n\n\n\n\n4 Room 3 bath\n\n\n\n\n\n\n6.2%\n\n\n\n\n\n\n6.5%\n\n\n\n\n\n\n6.4%\n\n\n\n\n\n\n\n\n\n\n* Dual key-able\n\n\n** Side by side for certain (high) floors\n\n\n*** Certain (high floor) units come with an accessory parcel for storage in the parking floor with no price premium loading\n\n\nNote: The list price escalation is RM5,000 for every 5 floors\n\n\nType A commentary\n\n\nSelling price: From approximately 300k\n\n\nThis layout is most popular amongst investors as it\u2019s fully furnished and low absolute price. Do take note that Type A is only available in Block A and represents 14.6% of all units in The Connaught One.\n\n\nIt comes ID furnished with carpentry, electrical equipment, loose furniture, kitchen cabinets etc. This unit is move-in ready and provides a hassle-free renovation which is virtually financed into the mortgage (hence the higher price PSF).\n\n\nWe like the AC ledge design which allows for it to be used as an urban yard. Residents can place their washing machine here and dry their clothes in this space, without being forced to dry their clothes in living area as there is no balcony and yard in this space.\n\n\nHowever, due to the intermediate nature of the layout, the toilet doesn\u2019t have a window and will need to be mechanically ventilated.\n\n\nAs this the typical studios are facing the internal pool, it is best to get the lower floors for better visual of the pool (also cheaper pricing for investors) and unit 3 would be the top pick as it doesn\u2019t share an adjoining wall with unit 2.\n\n\nThe Connaught One \u2013 Type A\n\n\nType B commentary\n\n\nSelling price: From RM420k\n\n\n25% of the units in Phase 1 is Type B. Most Type B units come with a tandem car park rather than 2 side-by-side carparks.\n\n\nThe unique point in this layout is the position of its kitchen and dining area being closer to the balcony and there\u2019s sufficient space for the corner of the space to be a study or a kids play area.\n\n\nIn addition, the balcony is power-point ready to fit a washing machine and ample space to the urban yard to dry clothes.\n\n\nThis unit is an own-stay layout and is suitable for singles or couples with one child. Investment-wise, despite being a smaller unit, its not ideal as the carpark is tandem and it comes with only 1 toilet (which makes the masterbedroom lose its privacy and not a true an ensuite bathroom). Partitioning of another balcony room (which is illegal, but yet practiced by some investors) is also restricted as the kitchen is located by the balcony.\n\n\nWhilst unit 7 of block A and unit 11/12 of block B has no adjoining walls with the next door unit, it is advisable to check the proximity of the refuse room to the unit.\n\n\nThe Connaught One \u2013 Type B\n\n\nType C commentary\n\n\nSelling price: From RM530k\n\n\nType C is the most common layout within the development with about 1/3 of the units in both blocks being Type C. Despite being intermediate units, they are segregated with a void area (semi-D style) which improves ventilation, natural lighting and reduces inter-unit vibration/noise.\n\n\nThe wall in the plus 1 area next to the proposed dining area is hackable and adjustable into an extended kitchen or wet kitchen area. The developer has thoughtfully included a window opening in this area into allow penetration of natural light which also allows for greater flexibility of use.\n\n\nThe urban yard for the washing machine area, cum clothes drying area and cum aircon ledge is best illustrated in this layout. The developer had thoughtfully carved out a glass area to allow sunlight into the urban yard to accelerate the clothes drying and yet not having rain exposure.\n\n\nThe downside of this layout however, is that its common bathroom does not come with windows and needs to be mechanically ventilated.\n\n\nIn our view, units 2/11 in block A and units 2/7 in block B are the preferred choice as it shares the wall with the emergency staircase which is usually less utilized. Also, unit 2 in block A has the swimming pool view and potential KL view (depending on the positioning of Phase 2) while unit 11 in block A is located in the lower densed wing of the lift lobby (6 units only) and faces the Bukit Besi forest reserve (if the unit is higher than the 29-floor Annex complex)\n\n\nThe Connaught One \u2013 Type C\n\n\nType D commentary\n\n\nSelling price: From RM550k\n\n\nAll Type D units are corner units. Each zone from the kitchen, to the living and to the rooms comes in the and ideal size for a family with kids. The area next to the dining area also presents a very good space for a study cum play area for kids.\n\n\nIn addition, typically for these kinds of layouts, the space away from the balcony would feel darker as there is lack of window openings. The developer has thoughtfully included a window opening outwards to allow penetration of natural light into the study cum play area and dining area.\n\n\nIn PropCafe\u2019s view, this is the best layout for the price as it is a corner unit without having a corner price premium when compared with Type C.\n\n\nWe believe unit 1/10 in block A and unit 6/8 in block B are the preferred units.\n\n\nUnit 1/10 in block A have no adjoining walls with other units. Unit 10 is located in the lower densed wing of the lift lobby (6 units only) and faces the Bukit Besi forest reserve (if the unit is higher than the 29-floor Annex complex) while unit 1 low floor would come with the swimming pool view and potential KL view (depending on the positioning of Phase 2).\n\n\nUnit 6/8 of block B faces the external unblocked view while unit 6 would still have the KL view. Similarly, unit 8 have no adjoining walls with other units.\n\n\nThe Connaught One \u2013 Type D\n\n\nType E commentary\n\n\nSelling price: From RM680k\n\n\nType E is the largest layout size in the development and are corner units. In addition, this type is dual key-able which is able to segregate bedroom 2 into a standalone studio with water points for a pantry and ensuite toilet. This is to promote multigeneration living for added privacy or the studio can be rented out separately to subsidise the purchaser\u2019s mortgage burden.\n\n\nIn addition, the beauty of this unit is that it comes with the +/- 20 feet living and dining area which exudes an impression of exclusiveness only available in luxury developments.\n\n\nIt is also noteworthy to know that some units come with an additional accessory parcel for storage in the parking floor with no price premium loading.\n\n\nThe shortcoming is that its bedroom 2 (or studio) ensuite bathroom does not have any window opening and needs to be mechanically ventilated and its bedroom 4 size is small and its window is facing the aircon compressor.\n\n\nThe Connaught One \u2013 Type E\n\n\nConclusion\n\n\nBeing UEM Sunrise\u2019s first RISE series product as a \u201cstarter series\u201d for aspiring young and small families into their first home ownership journey, it can be seen that the developer has carefully balanced the affordability of the property and to maintain important aspects of the design practicality and facilities.\n\n\nCompared to the surrounding properties, the design and layouts are not as \u201cefficient\u201d for investment purposes. The developer has put in a lot of thought to increase the livability and quality of space of the units by introducing new concepts such as the urban yard and additional window openings for the 3 bedroom units. In view of this, this development is designed more towards an own stay development for young families who frequents the use of MRT 1 or 2 line.\n\n\nOverall, for a Transit Oriented Development (\u201cTOD\u201d) (within 100m from the MRT gate) freehold development and developed by one of the top tier developers in Malaysia, being priced around 550-570psf; it provides very good value for prospective buyers.\n\n\nHaving said the above, being a TOD, adding a covered walkway to gate C of the MRT would significantly add value to the development in our hot, humid and wet climate in Malaysia which unfortunately is not within the plan by the developer at the date of writing this article. Hopefully the developer would reconsider this to improve the USP for its Block B and Phase 2 in the future.\n\n\nHappy property hunting folks!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-the-story-of-johor-bahru-and-southkey-what-is-going-on/", "title": "PROPCAFE\u2122 Review: The Story of Johor Bahru Properties and SouthKey \u2013 What is going on?", "body": "\n\nPROPCAFE have\u00a0read enough Johor property market over last few years, especially comes to oversupply issues in Johor. However, being PROPCAFE, we would not just absorb whatever we read to\u00a0come out\u00a0a desktop review.\n\n\nSo, this time we head down to Johor to check out the situation, hear from Johorean, feel the sentiment and find out\u00a0any misconception and\u00a0opportunities\u00a0of Johor properties.\n\n\nWith the opening of one of the biggest and most prominent malls in Johor Bahru\u00a0\u2013 The Mid Valley, South Key Mega Mall, PROPCAFE\u00a0has more reasons\u00a0to make our hands dirty this time. Stay\u00a0with us, we will bring you there!\n\n\nJohor Properties? What\u2019s going on!\n\n\nLet\u2019s go back to the basic and solve two questions below. You\u00a0will\u00a0then\u00a0know what to do next.\n\n\n(1) Where are the oversupply clusters in Johor? \n\n\nJohor\u2019s new launches increased 17% in 2018\u00a0which contradicted with\u00a0the states like Kuala Lumpur and Selangor (significant dropped\u00a0in new offerings). The continuous rise\u00a0of supplies in Johor is rather worrying given the current weak property sentiment in Malaysia. Unless these launches can translate\u00a0to sales,\u00a0we may see\u00a0potential worsening mismatch of supply and demand in Johor.\n\n\n\n\nWait a minute! We cannot generalise and conclude the oversupply in Johor by just using this data without digging out more information about the actual oversupply\u00a0issues\u00a0in Johor.\n\n\nSource: NAPIC\n\n\nNAPIC showed Johor is ranked as no 1 state in 2018 Property Overhang table. With this, it is common for investors to say \u2013 \u201cOh, Johor property market is oversupplied! Cannot touch anymore!\u201d.\n\n\nWell, no doubt the risk is there but decision making for property investment is not so direct and at the same time, it is not so difficult either. Well, you just need to zoom in further to search for the \u201ccancer\u201d of Johor property market!\n\n\n\n\nWith no surprise, the oversupplies are mainly coming from a\u00a0well-known property zone. Where else? Iskandar Malaysia. Although this economic zone probably comes with the best blue print and masterplan in Malaysia, it is unfortunate that the over zoning of Flagship Zone A to E (basically to \u201ceverywhere\u201d in Johor state) made\u00a0it too large for\u00a0the master developer and Iskandar Regional Authority Development (IRAD)\u00a0to control.\n\n\nThe\u00a0opaque\u00a0execution and bad\u00a0timing of the offerings from many big developers have caused\u00a0the gluts of supply over a\u00a0short period.\n\n\n\n\nBased on the latest KPKT\u2019s data source, by extracting few key developments in Johor Puteri Harbour and Forest City, it showed the unsold units were amounted to 22,847 units (see table below).\n\n\nIt is more than the Napic report of 16k units in the whole Johor state above. Although we could not reconcile the figures with NAPIC, the official KPKT data did reflect the biggest majority of the overhang units are actually coming from these few developments in the Flagship zone, outside the \u201cold\u201d and \u201cmatured\u201d Johor Bahru City Center!\n\n\n\n\nSource: KPKT Malaysia\n\n\nSo what have we learn from this? Many argued that the above projects were\u00a0not built and targeted for local! In fact, it is proven in the foreigner ownership database revealed in KPKT source and it is also proven during our quick survey with many\u00a0Johorean\u00a0on the street.\u00a0\n\n\nFor local folks,\u00a0inconvenience is their main concern. For example, some of us in Klang Valley\u00a0still willing to travel from Setia Alam to Kuala Lumpur City Centre on daily basis, but\u00a0this is not the case for Johorean!\n\n\n\n\nWe all know that Iskandar Malaysia is supposed to be seen as \u201cShanghai equivalent\u201d which aimed to push regional growth\u00a0by\u00a0leveraging the spillover from neighbor country\u00a0\u2013 Singapore\u00a0with its benefits of a much lower cost environment.\n\n\n\n\nSadly, this ambitious plan needs a very sustainable model over a long period and a proper execution with\u00a0local participation to fill up the new zone like Iskandar Puteri (formerly called Nusajaya).\n\n\nWith the already large flagship zones and now added in the 5000 acres of reclaimed land\u00a0of Forest City, without local joining the move, how could these places\u00a0not oversupplied?\n\n\n(2) Where are the areas with \npotential \npend-up demand in Johor?\n\n\nSince we knew the key overhang area, so let\u2019s forget about the new zone\u00a0for time being! The Johorean, whom we talked to, do not see the new zone like Puteri Iskandar relevant to them. It is mainly due to the location and pricing.\n\n\nThe local in Johor are not as adventurous as Klang Valley folks. They like the old and readied amenities. Our visit to Puteri Iskandar has proven that the population and amenities in Puteri Iskandar are still at the infant stage with limited entertainment areas, eateries, conveniences of daily needs, and transportation.\n\n\n\n\nThe current stage of Puteri Iskandar will not fulfill Johorean or possibly Singaporean needs as well. It will take some times. The question is, why wait for it if you have a better opportunity to explore?\n\n\nThe focus should go back to matured area surrounding Johor Bahru City. Johor Bahru folks\u00a0and many Singaporean\u00a0like to be near to everywhere for their daily routine\u00a0and entertainment activities.\n\n\n\n\nAlthough Johor Bahru city center\u00a0is considered as Iskandar Flagship Zone A, PROPCAFE re-classifies it back to Johor Bahru city\u00a0here\u00a0to isolate it from the mis-conception of the over-supplied in Iskandar Malaysia.\n\n\nWhere is the potential demand in Johor Bahru? The answer is simple. It is on the\u00a0map!\n\n\nVacant Land \u2013 Johor Bahru vs. Iskandar Puteri (Nusajaya)\n\n\nBased on the map above, you can easily see \u00a0how matured Johor Bahru is. It means limited lands for future development. In the other hand, what happens\u00a0to the new Iskandar flagship zones\u00a0in Nusajaya/Puteri Iskandar? There are plenty of vacant lands there i.e. many developments to come.\n\n\nHow about\u00a0the most \u201cIN\u201d areas near to Johor Bahru city?\u00a0After we surveyed with many Johorean and visited the places there over the weekend, it is surprisingly easy to conclude! \u00a0You will never go wrong with the upside down of the \n\u201cAvengers\n\u00a0\u2013\n\u00a0A\u201d\n, based on\u00a0the starting point of Johor Bahru City Centre!\n\n\nAvengers Heading to South\n\n\nThe focus point\u00a0of Johor Bahru is as simple as below!\n\n\nFollowing \u201cAvengers\u201d\n\n\nJBCC (Point A) \u2013 Austin Height (Point B) \u2013 Skudai/Taman Ungku-Tun Aminah (Point C) \u2013 Taman Molek (Point D) \u2013 Bukit Indah (Point E) \n\n\nPROPCAFE can safely conclude that the highlighted\u00a0potential areas are the preferred choice of Johorean! By looking at the map, these places\u00a0are mostly developed, which mean limited supplies. Each area has its characteristic. Johor Bahru City Center (JBCC)\u00a0that being near to coast way\u00a0to Singapore are mostly old areas that occupied by Singapore work-bound workers. You may have everything there but the existing properties in JBCC looks \u201ctired\u201d and \u201crun down\u201d.\n\n\n\n\nMount Austin, a higher end market in Johor,\u00a0has plenty of up-market hangout commercial activities that providing night life\u00a0atmosphere\u00a0equating to\u00a0Sri Hartamas in Kuala Lumpur. You can find Sunway College and a water themed\u00a0park there as well.\n\n\nA quick check on Semi-D in Austin Height showed the property pricing there has been holding around RM1.2-1.4mil over last 5 years after the spike in early 2010s (from the low of around RM700k).\n\n\n\n\nNext is Sekudai (together with Taman Ungku Tun Aminah), a relatively quiet place that has transformed very well with the rise of\u00a0commercial activities and shopping malls over last 10 years.\n\n\n\n\nTaman Molek, a banking district, is also one of the favourites to\u00a0Johorean with aplenty of decent and nice properties\u00a0there. Price is not cheap though\u00a0(2s Terrace has surged from around RM500k in 2010 to RM800k now).\u00a0Further up is Tebrau city, we expect more demand will flock\u00a0in there with the new boost \u2013 the opening of Ikea store.\n\n\n\n\nLastly, Bukit Indah. This township\u00a0grew significantly\u00a0after the completion\u00a0of Malaysia-Singapore Second Link Bridge (included as part of Iskandar Puteri region). The 2 storey terrace price has moved from RM360k in 2010 to RM550k in 2019. The capital appreciation is indeed commendable. Many higher end properties are offered there over\u00a0last 10 years.\n\n\nThe most notable one would be Horizon Hills. With its economy activities and amenities\u00a0(clearly better than the newer part of Iskandar Puteri), Bukit Indah township will continue to take full advantage of the spillovers from\u00a0the grand plan\u00a0and infrastructure development\u00a0of Iskandar Malaysia.\n\n\n\n\nIn short, it is obvious that these places are holding well due to the scarcity of the lands and location of being near to City Center. It is also not difficult to see the above areas are well supported by key toll-free highways from city center. Check it out more in next section.\n\n\nRiding on The Toll-Free Highways\n\n\nYou can easily notice the three key highways that branch out from JB city center (see yellow lines).\n\n\nFrom JBCC, it splits into EDL (through SouthKey to link up North South Highway), Tebrau Highway (from SouthKey to Taman Molek and Tebrau City direction), Jalan Tun Abdul Razak (to Taman Ungku Aminah and Sekudai and link to Coastal Highway).\n\n\n\n\nFrom east to west (Pasir Gudang to Bukit Indah), it starts with Pasir Gudang Highway to Singapore-Malaysia Second Link. In Johor, to find a gem, basically you can just search through the routes along these highways. It won\u2019t go too wrong. \u00a0\n\n\nNext is\u00a0to follow back the proven results\u00a0in the \u201cAvengers\u201d and \u201cHighways\u201d indicator\u00a0above.\n\n\nNew Super Hero after \nthe \nIron Man\u2019s death\n?\n\n\nWith the dead of Iron Man, you need to find a\u00a0new\u00a0super hero! \u00a0Spider Man?\n\n\nSuper Hero needs Power and \nwhat are his\n\u00a0\u201cPowers\u201d\n?\n\n\n\n\nYup, SouthKey!\u00a0The New Super Hero!? If you dig into the \u201cAvengers\u201d and Routes of \u201cHighway\u201d, \u00a0you will find SouthKey is the only\u00a0available\u00a0large undeveloped land in\u00a0the JB city centre! It is not \u201cFar From Home\u201d!\n\n\n\n\n\u2013 \nLocation and Accessibility\n\n\nSouthKey is the only large development land left in Johor Bahru City Center (see below). This 330-acre lifestyle development is residing in the middle of city, literally besides the \u201cOld World\u201d like Taman Sentosa, Holiday Plaza (3km) and KSL Mall (3km), which mean it comes with full amenities. You have everything here within 5km.\n\n\nSouthKey \u2013 Last Piece of Jewel\n\n\nSouthKey enjoys the direct access to the new Eastern Dispersal Link (EDL) that would bring you to City Square and CIQ (Singapore Coast Way) within 6km distance.\n\n\nThe EDL also connects\u00a0to the other three most important highways\u00a0in Johor i.e. North South Highway (to Kuala Lumpur), Pasir Gudang Highway (to east and west of Johor), and Tebrau Highway (to Tebrau City/Kota Tinggi).\n\n\n\n\nWhat else? It is sitting along Jalan Bakar Batu (to JB East Coast Highway & Permas Jaya) and easily links up with the JB city inner roads\u00a0and the main Jalan Tun Abdul Razak. The connectivity in the city is really superb.\n\n\n\n\n\u00a0\n\n\n\u2013 \nMaster\nplan that\n\u00a0\nt\nake Johorean Lifestyle to \nthe \nNext Level\n\n\nIt is the fact that Johor city center\u00a0is dated and lacking of \u201cenergy\u201d. Many projects\u00a0are scattering\u00a0around the city without any\u00a0large scaled integrated developments.\u00a0SouthKey is now changing this\u00a0scene and putting a big plan there with \u2013\n\n\n\n\n18-Acre Central Park \u2013 Probably it is going to be the only big landscaped park under the integrated mixed development in Johor Bahru. The 18-acre recreational park with lush greenery will take the focal point of the whole development to rejuvenate the experience and lifestyle for Johorean, visitors/shoppers, residents and office employees nearby SouthKey.\n\n\nHigh Street \u2013 Office suites, Soho, Service Apartment and Condominium to boost the day and night population in SouthKey.\n\n\nBusiness Park with the range of boutique pod, offices, and shop offices to cater\u00a0different business purpose and usage.\n\n\nPark Residences \u2013 Approximate 45 acres park-front modern residential enclave.\n\n\nColumbia Asia Medical Center. The medical centre has opened its door and now serving the city folks in JB.\n\n\nHotel and Commercial Retail Shophouses. This component will make the township more balance and complete.\n\n\nEducation zone will host various type of education institutions to further stimulate the vibrancy of SouthKey and meet the educational needs for residents in JBCC and SouthKey.\n\n\n\n\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nLastly, it comes with \nthe\n\u00a0Biggest Mall in Johor\n. \nThis is the \u201cSuper Power\u201d!\n\n\n\n\n\u2013 \nMid Valley, SouthKey Mega Mall\n\n\nThis is the \u201cSuper\u00a0\u201cPower \u2013 Spidey Sense\u201d\u00a0that prompted PROPCAFE to visit Johor properties. All of us missed the boom of properties surrounding Mid Valley \u2013 Mega Mall in Kuala Lumpur 20 years ago, this time round we will not simply let\u00a0this opportunity to slip through us\u00a0without checking it out. The\u00a0first phase of SouthKey Mega Mall has been opening its door\u00a0to public\u00a0in April 2019. Apparently, Corporate\u00a0and Hotel\u00a0Towers are\u00a0also work\u00a0in progress.\n\n\nThe Rise of Mid Valley in Johor\n\n\nThis slideshow requires JavaScript.\n\n\nBased on the component of Mid Valley City in Kuala Lumpur\u00a0(see below), you can expect the similarity in SouthKey Mid Valley Master plan, for example\u00a0Hotels (WIP), Grade A Corporate Office Towers\u00a0(WIP), and Residential Service Apartments\u00a0(expected in future phase). IGB also already put in plan for the extension of existing SouthKey Mega mall in Phase 2. Garden Mall? Not a surprise.\n\n\nMasterplan of Mid Valley City \u2013 Kuala Lumpur\n\n\nDon\u2019t It Sound Familiar?\n\n\nEveryone in Klang Valley know how successful Mid Valley City is. Tan & Tan/IGB Berhad\u00a0certainly knows how to create value and ensure the survivor-ship of the mall with day time footfall to form its ecosystem, especially from the hotel and corporate offices. In order to make the corporate offices work, they certainly know the location will decide everything.\n\n\n\n\nTo recap, Mid Valley City Kuala Lumpur is located few km from City center, besides the old world like Bangsar, Kerinchi, Brickfields and etc. It is right besides\u00a0the link roads in Kuala Lumpur i.e. Jalan Syed Putra and Federal Highway. Let\u2019s stop here. Aren\u2019t we talking about the same characteristics\u00a0above when we touched on\u00a0SouthKey\u00a0location earlier?\n\n\n\n\nUndeniable, IGB\u00a0is one of the most successful corporates\u00a0and developers\u00a0in Malaysia. They have tones of resources and consultants to serve them.\u00a0Without a proper homework and research, SouthKey will not be their choice.\n\n\nThe strategic direction is not only to bring more lifestyle and up-market segment to Johorean, they are also targeting the \u201cflow\u201d from Singapore who very familiar and used to the \u201cintegrated\u201d modern environment and facilities.\n\n\n\n\nYes, Singapore folks can come straight from ICQ to the mall directly from the elevated EDL highway within few km without the needs to go through the inner roads in JB.\n\n\nDue to its location and new facilities/amenities, PROPCAFE sees SouthKey as the new life in Johor\u00a0Bahru, in term of the choice of higher end residential and commercial activities.\n\n\n\n\nBased on IGB\u2019s proven track record of Mid Valley City, it is easier just to follow the successful big boy like them which will save you hundreds of research hours and millions of consultation fees (yup, they had already paid it\u00a0for sure Lol).\n\n\n\n\nWith this end note of \u201cSuper Powers\u201d, we would like you tell us if there is any other project in Johor Bahru City Center that matches SouthKey\u2019s offering above. If not, the answer is writing on the wall. SouthKey will be one of the rare gems in Johor Bahru City Center.\n\n\nWhat have been completed\n\u00a0in SouthKey\n?\n\n\n\n\nPROPCAFE visited SouthKey Mosaic, which consists of 5 units of 4-storey boutique pods (occupied by Great Eastern, Hong Leong Bank, CIMB and Allianz), 41 units of 4 storey shop offices and two towers of serviced apartments.\n\n\n\n\nWithout a doubt, commercial areas\u00a0in SouthKey\u00a0are much better designed in term of infrastructure (proper road planning) and better looking facades compares to its neighbour townships and\u00a0\u201cold world\u201d in Johor City Center.\n\n\nThis slideshow requires JavaScript.\n\n\nActual Site of Mosaic, SouthKey\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nMosaic \u00a0Service Residences is the only completed residential property in SouthKey\u00a0so far.\u00a0Well, we need to highlight that we failed to get a two bedrooms Airbnb unit at Mosaic during our visit in JB as all units were fully booked.\u00a0\n\n\n\n\nThe two towers of 584 units over 34-storey comes with 1 to 3+1 bedroom layouts (676sf to 1509sf). For those who like facilities, Mosaic has allocated 105k sqft at the 7\nth\n\u00a0floor for the \u00a0facilities (see below) for residents, which is rather huge in today\u2019s standard.\n\n\n\n\nMosaic comes with decent ambience and it is the One to catch if you want and need a place now in SouthKey.\n\n\nMosaic Service Residences \u2013 Facilities Floor Plan\n\n\nThis slideshow requires JavaScript.\n\n\nActual Site of Mosaic Service Residences\n\n\nThis slideshow requires JavaScript.\n\n\nShow Unit and Actual Bare Unit\n\n\nThis slideshow requires JavaScript.\n\n\nFantastic View from Mosaic Service Residences\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nWhat is NEXT?\n\n\nThere are so many things to write about Johor Bahru and of course the development of SouthKey as well. Without coming down Johor to witness it, we probably would still holding some mis-conception of property market in Johor.\n\n\nJohor property market is big and we cannot make judgment by consuming high level information. Hopefully, the \u201cAvengers\u201d and \u201cSuper Powers\u201d would help you to gain more insight and use the methods to evaluate the properties in Johor Bahru.\n\n\nMidValley SouthKey\n\n\nPROPCAFE will stop here for the first part of Johor Bahru and SouthKey series. It is definitely not the end of our Johor Bahru series. What\u2019s in the line? During our trip, we managed to peek on the next offering of SouthKey \u2013 \u201cThe Herald\u201d, a very interesting new generation Shop-Offices and business suites tower with co-working and common facilities. If you are looking for commercial opportunities, don\u2019t miss it.\n\n\n\n\nPROPCAFE also found out SouthKey\u2019s another plot of land that developer coded it as \u201cEntertainment City\u201d. Hearsay, some big fast food chains have comfirmed its presence there! Well, not hard to see the drive-through feature in the photo below \ud83d\ude42\n\n\nContainer Market Place _ SouthKey\n\n\nThe most interesting part of this latest plan is the inclusion of the container market place. Check out the photo below \u2013 before we are summoned to take it down by developer!\u00a0\n\n\nContainer Market Place _ SouthKey\n\n\nFor those who do not know about this concept and cannot wait for our next series, you may check out the Common Ground in Korea (youtube below). Yup, one of the most trendiest hipster hangout market places and instagrammable spots in Korea! Cool stuff! It will be in SouthKey in near future.\n\n\n\n\nSo stay tuned, we will publish SouthKey series two soon!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-tr-residence-jalan-tun-razak-titwangsa-by-mkh/", "title": "PROPCAFE\u2122 Review: TR Residence @ Jalan Tun Razak, Titwangsa By MKH", "body": "\n\nPROPCAFE first come across this project in February 2017. Although PROPCAFE had all information, we had to re-prioritise it due to overloaded projects in our tight schedule. However, this will not stop us to share this interesting project, the project that you will love it at your first sight if you know this part of Titiwangsa well! Yes, a bit late but hope it will be a good read for all our readers since no much details could be found online.\u00a0 \ud83d\ude00\n\n\nTR Residence \u2013 How much do you know about it?\n\n\n\n\nTR Residence is a 36-storey building that sits on the one level basement carpark and 6 levels elevated carpark (level 3 to 8).\n\n\nThis slideshow requires JavaScript.\n\n\n12 units of duplex retail lots are located at the first two levels to provide basic conveniences for residents.\n\n\n\n\nTotal of 642 units (4 penthouses) service apartments in TR Residence are residing at a1.5 acres land that provides various options in term of size \u2013\n\n\n\n\nType A \u2013 850sf \u2013 3Bedroom & 2Bathroom\n\n\nType A1 (Dual Keys) \u2013 850sf, 3Bedroom & 3Bathroom\n\n\nType A2 \u2013 636sf, 1Bedroom & 1Bathroom\n\n\nType B \u2013 753sf, 2+1Bedroom & 2Bathroom\n\n\nType B1 \u2013 710sf, 2Bedroom & 1Bathroom\n\n\nType C (Duplex) \u2013 850sf, 2Bedroom & 2Bathroom\n\n\n\n\nThere are four special duplex units (850sf) with an extra garden land at facility level.\n\n\n\n\n\n\n\n\n\u00a0Size\n\n\n\u00a0Total Unit\n\n\n\u00a0%\n\n\n\n\n\n\n\u00a01690sf\n\n\n\u00a04\n\n\n0.6%\n\n\n\n\n\n\n\u00a0850sf\n\n\n\u00a0324\n\n\n51%\n\n\n\n\n\n\n\u00a0753sf (corner)\n\n\n\u00a050\n\n\n8%\n\n\n\n\n\n\n\u00a0753sf\n\n\n\u00a054\n\n\n8%\n\n\n\n\n\n\n\u00a0710sf\n\n\n\u00a0156\n\n\n24%\n\n\n\n\n\n\n\u00a0636sf\n\n\n\u00a054\n\n\n8%\n\n\n\n\n\n\n\n\nTypical floor will house 24 units and share 6 lifts. While the density seems high (428 units per acre), half of the total units are\u00a0 relatively small size with only 2 or 1 bedroom units, therefore, human traffic could be manageable. It should note that the density ratio based on unit per acre could be the measurement of the past due to the compact size offering nowadays. Generally, one would expect less residents per unit based on layout with lesser bedrooms. The comparison of density ratio going forward should be based on project\u2019s total bedrooms per acre to make the comparison more meaningful.\n\n\n\n\nThe 850sf type have most competition internally and come with the highest price tag (except the penthouse). Next is the type of 710sf with a total unit of 156. 636sf has the least competition and comes with cheapest entry price, so it can be the ultimate winner among all. The valuable unit would be 753sf type with 2+1 configuration which would have clear advantage against both 850sf (much lower entry price and has similar set-up) and 710sf type (extra bathroom and bedroom with similar price level). This is just pure paper talk, it could be totally different outcomes in reality. All the best!\n\n\nUnit 6 to 10 are facing LRT track but thanks to the bus station, it still has a distance to it. One additional point to note is all units comes with one carpark lot except the penthouse. So, in this sense, bigger units do not have the usual advantage of additional car park bay.\u00a0\n\n\n\n\nDue to the previous land owner\u2019s work, this lease will be expired on in the end of year 2084. However, the developer has promised to renew it back to 99 yrs with an estimated cost (premium to pay) of RM3mil.\n\n\nLayout \u2013 Small But Practical?\n\n\nLet\u2019s do a short summary for each of the layout.\n\n\nType A (850sf, 3b2b) \u2013 Balcony (checked); Yard (checked); Bedroom wise, the third bedroom has no window! So, PROPCAFE would see this third room as utility or guest room/study room. Kitchen\u2019s location is rather weird and may make the unit looks smaller. Type A1 is meant for Dual Key, same layout but developer moved the foyer further to accommodate a small window at the entrance foyer. Well, let\u2019s be realistic. This extra room is way too small to be used as standalone unit.\n\n\nThis slideshow requires JavaScript.\n\n\nType A2 (636sf, 1b1b) \u2013 Yard (checked); Kitchen location (checked). Decent layout for one bedroom apartment without any issue of natural sunlight. The downside is no balcony but no big deal though for one bedder unit.\n\n\nType A2\n\n\nType B (753sf, 2b+1, 1b) \u2013 Yard (checked), Balcony (checked), Kitchen Location (checked). The horizontal layout of living and dinning area in this unit will make it looks more spacious visually. The extra bedroom 3 is a bit stretched to be proper bedroom though small window is there at the entrance foyer. However, it one is looking for extra rental yield, this layout probably is better than 850sf or 710sf type to have extra room (be it small bedroom or use it as utility/study room purpose). Unit 11 of this type are the two units that comes with the most natural lights from the whole floor (see below). The most valuable unit according to price point perspective. There is another type with same layout and size located at the corner of the building with extra RM20k without any additional window, so one would question why there is such high premium attached to these corner units.\n\n\nType B\n\n\n\n\nType B1 (710sf, 2b1b) \u2013 Yard (checked); Balcony (checked); Kitchen Location (checked). Very spacious two bedrooms apartment but the biggest issue is that it only has one bathroom compare to the rest of units above.\n\n\nType B1\n\n\nType C (Duplex, 850sf) \u2013 Interesting and limited unit with L shape land and duplex feature i.e. double volume for living and kitchen area. However, it has only 2 bedrooms with master bedroom located at mezzanine floor. It will cater for those who appreciate duplex living and garden. Since it is at facilities level, do expect more direct noise to go into the unit.\n\n\nType C\n\n\nTR Residence \u2013 View\n\n\nIt is pretty much self explanatory based on the diagram below. Can the direction of KL city view able to peep the KLCC? As it is not highlighted by developer, it is hard to tell based on the map. We would say No Chance. The direction to PWTC and Jalan Raja Laut will be blocked by Vistana and Tititwangsa Sentral.\n\n\nView from TR Residence\n\n\nFacilities and Rooftop Garden\n\n\nOne of the surprises from this project is that this is one of the rare developments from MKH to provide rooftop sky garden facility. Hardly see it from MKH, kudos to developer this time! Make it more green and less floor tiles please! \ud83d\ude42\n\n\nThis slideshow requires JavaScript.\n\n\nThe main facility floor comes with standard common facilities (except wall climbing\u2026Wow!):\n\n\nGymnasium; Swimming Pool; Children Play Ground; Children Play Pool; BBQ Area; Jogging Area; Landscape Gardens; Management Office; Multi Purpose Hall; Open Amphitheatre; Wall Climbing (new and interesting!); Nursery (Provision Space only)\n\n\nThis slideshow requires JavaScript.\n\n\nThis slideshow requires JavaScript.\n\n\nDeveloper \u2013 Familiar Name\u00a0\n\n\nMKH is the King of Kajang with plenty of land bank there and has been developing all type of properties in Kajang since 1979. The developer also currently very active in Cheras, Mont Kiara, Puncak Alam and many other parts of Klang Valley. Surely, those who are following forum or MKH will point to a controversial case happened in its Saville Bangsar near Bangsar South which created an outcry in social media world due to the complaint of one buyer. It ended badly for the buyer but other sources also claimed that there was proposed solution from developer but being rejected by the buyer. No one know the full story and we do not speculate. The key is, defect works are always due to the bad contractor and also the bad quality control personnel. Don\u2019t expect perfect home (yes, no matter how expensive it is) and zero defect. Investors know they need to get the unit up asap and many times they will settle small defects themselves. Be aware that minor defect if not fix it soon may end up as major defect. As an ownstayer, you would love to stay in your dream home asap also to save costs as well, find the solution with developer and sometime compromising minor issue will save you more money in the long run. Don\u2019t drag it but fix it (many ways to do it and it is part of the property ownership survival in Malaysia property market), most importantly, must see the big picture. The latest completion project from the developer is commendable, Saville Kajang, a mid cost project launched couple of years back with starting price from RM2xxk. The quality looks reasonably good (see the photos below). In short, MKH is an established developer with long history and proven track records. You just need to hope they appoint the decent contractors and do a their jobs right as they proved that they can still deliver a decent property. Finger crossed.\n\n\nThis slideshow requires JavaScript.\n\n\nTransportation at its best in Malaysia \u2013 MRT Line. How about the \u201cConnector\u201d of MRT, LRT and Monorail?\n\n\nThis is the core section or i have to say this part is all about TR Residence! After MRT started its operation, all citizen of Klang Valley were impressed on its state of art facilities, comfort covered linked bridge/underground connection to LRT, efficiency, convenience, city connectivity and timeliness/frequency of trains. In short, transportation at its best in Malaysia! Everything looks good and seems like lastly we have a developed country\u2019s public transportation system. For sure, MRT will be the core transportation for Klang Valley folks in future, no doubt about it.\n\n\nTitiwangsa Station \u2013 MRT SSP Line Progress\n\n\nDoor Steps to MRT + LRT + Monorail + Bus Station\n\n\nSorry to LRT, which is quite a failure in the first place for its wrong locations (majority of the stations), poor linkages, bad design & facilities, and small trains size/no of coaches. Similarly, Monorail has the same issues except the location of stations are at prime areas which served as the connector to existing LRT to reach various parts of KL city central. This suppose to be replaced by MRT 3 line, unfortunately, we may need to wait till 2025-2030 at least since it has been postponed. The uncomfortable state of these two transportation have made it hard to entice public to rely on it. However, with MRT in place, LRT could be given second chance as you may use it as complement basis i.e. only for just few LRT stations before or after you hop on MRT train.\n\n\nTR Residence \u2013 Connectivity At Its Best\n\n\nQuestion is, would it make you feel better if you can totally avoid the LRT? Of course, Yes. But too bad, the reality is, MRT\u2019s coverage for KL city itself could still be limited, at least for MRT 1. We need to wait for MRT 2 line to nicely link up the rest of key points in KL city centre (if you study closely). Based on the location of the stations, MRT 2 line will be the main line for many riders in city centre! You can have many different lines (LRTs, MRTs, Monorail, KTM), the connectivity comes in very importantly as no individual line is perfect for all to reach everywhere, you need to change line all the time similar in any big cities. Therefore, staying near to the interchange stations for these lines are the next level playing field for investors and key considerations for ownstayers or tenants due to the conveniences to reach out as many places as possible without the needs to drive around all the time.\n\n\nThis slideshow requires JavaScript.\n\n\nPlease think about it. How many developments come with MRT, LRT, Monorail and Bus & Taxi Station (not bus stop, ok)? We are talking about walking distance like 200-300m not 800m to 1km away! TR Residence has it all, yup, literally right next to it!\n\n\nThis slideshow requires JavaScript.\n\n\nDefinitely, as of now, TR Residence is one of the rare projects in whole Klang Valley that comes close to perfect in term of transportation conveniences (alright, still cannot beat KL Sentral Haha). And we know that the best public transportation choice is always refers to the convenient of interchange or some said Transit Oriented Depot (TOD). \nTR Residence \u2013 Connectivity at its best!\n\n\nFacelift to Happen?\n\n\nMany of us would think that this area is a bit run down. Yes, at current stage. But look further, you would notice a big peace of land right besides TR residences (which visible directly from Jalan Tun Razak) is hoarding up by MRT works. See below\n\n\n\n\n\n\n\n\nBased on the signboard, this land is meant for the following upgrades:\n\n\nThe designed of MRT Entrance Right Opposites TR Residences\n\n\nPhase 1\n\n\n\n\n3 \u201cEntrance Box\u201d to MRT\u2019s underground\n\n\nVentilation structure on the ground\n\n\nCooling tower\n\n\nRefuse chamber\n\n\nSealed space and Concourse\n\n\nUnderground platform\n\n\n\n\nPhase 2\n\n\n\n\nBus Terminal\n\n\nLink to Titiwangsa LRT Station\n\n\nLink to Monorail Station\n\n\nFacelift on LRT and Monorail Station\n\n\n\n\n\n\nThe surrounding of TR Residence will be refreshed thanks to this upgrade work from MRT Corp.\n\n\nAmenities\n\n\nBasically, you have everything you want as it is at the central of Kuala Lumpur. Titiwangsa Lake Garden, Eateries, shopping malls, banks, clinics, shops, different type of schools and etc. We simply do not need to waste more time on this part.\n\n\nWhat else should we take note then? Ownstayers look for amenities for conveniences but investors look at it with more dimensions! As the great amenities would create more benefits of having bigger tenant pool and in this case good profile tenant. How and why? Ask the neighbour Titiwangsa Sentral, they have many doctors and \u00a0medical staffs as their tenants as there are may hospitals and medical centres within few km (see below \u2013 It is not including the famous IJN which is not far from TR Residence).\n\n\n\n\nLocation \u2013 Should we even talk about it?\u00a0\n\n\nIf the place comes with good connectivity and amenities means the location cannot be bad. However, a great location still needs to fulfill more requirements like near to central of gravity (COG) of the city. For this development, it has many COGs! KLCC (6 km), Bukit Bintang (5.5 km), and future COG TRX (6km). Wait a minute, we should talk about how many stations away rather than driving distance :).\n\n\nHow about the local favourite Petaling Jaya (15km to 1 Utama), Mont Kiara (9km), Desa Parkcity(12km) is just a short driving distance away (in fact, many locations are reachable by MRT in future together with LRT 3. Yup all the way to KLANG!). Again, we spend little time here as KL folks know where is\u00a0 Jalan Tun Razak!\n\n\nExpensive in term of RM PSF?\n\n\nDepend on the timing you get into sales office to pick your unit. Well, PROPCAFE checked in the sales gallery back to February 2017, the early birds who booked during this period will get a deal with from slight below RM700 psf for all the types except smallest unit starts above RM700psf nett. Of course, this was for limited units and and floors only. RM500 increment per floor. The lowest psf deal only for certain low floors during the first released and the higher floors were up around RM20-30k just after one or two weeks but given slightly more rebate. This follows by another 5% increased of the price after developer obtained overwhelmed responses from the market. God know what\u2019s the price now for the remaining limited units (sorry, PROPCAFE did not follow up) after 1.5 years. Last heard about rm800psf up. Buyers may check it out directly with developer.\n\n\nHow does it fair to other future competitors?\u00a0 A quick search will show that is much higher in term of RMpsf than the nearby apartments. For example, Titiwangsa Sentral, which is the best performer in this area. Technically it is just cross the road from TR, if you do not based on the main entrance as the benchmark. This 38-storey apartment was the first project built by Monoland in Kuala Lumpur at the launching price around RM2xxk 10 years ago (see\u00a0 below).\n\n\n\n\nThis building is near to 7 years old and majority of the units are relatively larger compare to TR at around 1,100sf for 3 bedrooms which it currently priced around rm650-680k in the market. When TR completes, this building will be 10 years old. Similar to Vue Residences, which was vacant possessed about 2 to 3 years later than Titiwangsa Sentral. The advantage of Vue Residence is that it has more smaller units compare to Titiwangsa Sentral for couple and city workers who always prefer privacy rather than 3 bedrooms sharing basis. The downside of Vue is, same to Tiwangsa Sentral, Vue residents may need to walk deeper into this part of KL toward the rundown shops and area that one would not want to avoid. Unlike Vue and Titiwangsa Sentral, TR Residences is at the best location in this area which just door steps to\u00a0 the existing LRT and monorail without the need to pass through the \u201cugly\u201d scenes toward Chow Kit. The best thing is, surrounding of TR Residences will be refreshed by the modernised design of MRT \u201centrance box\u201d (underground walkway to the opposite MRT station at the other side of Jalan Tun Razak) mentioned earlier which is just across the lane of this project.\n\n\nWhat are CONs for TR Resdence?\n\n\nIt has to be the facade of this building. MKH apparently miss out this part to at least make the facade less conventional. At this prime location with nice facade, it will definitely generate more interest and add more value to the property. Based on one of the press conferences, the aim from the developer is to make this prime property more affordable. With this assumption, this (cut cost) might be the reason. What a shame. Hopefully developer will add more spark to the facade (as surprise) of this property during construction. Just a simple tweak, it will make a massive different! Come on MKH!\n\n\n\n\nWhen Titiwangsa Sentral first launched, everyone doubt about the potential tenant profile in this location just because it is not too far from Chow Kit. However, over the years the liquidity and the majority of the tenancy profile in Titiwangsa sentral, Vue and Vistana proved otherwise and there is no implication on its performance. It reflects that the property with its good location will be able to catch wider net of tenants and potential buyers across the city due to the higher demand from its the \u201cjob centric\u201d location.\n\n\nThere are another two/three pieces of empty land (see below) near to TR Residence which could potentially add more supplies to this area and block of the view from the building. Well, so far there is no board or any sign of new developments there so no concern on massive supplies come together during handover period of TR Residences.\n\n\n\n\nShow Unit of 1 Bedroom Layout (636sf)\n\n\nBear in mind that TR Residence almost comes as bare unit so you may not need to take serious look on the furnishing here. In general, the compact one bedroom apartment based on the show unit is reasonably comfortable for couple.\n\n\nThis slideshow requires JavaScript.\n\n\nProspect of TR Residence?\n\n\nAs it is the newest development in this part of Tun Razak/Titiwangsa, therefore, RM per square feet wise is slightly higher than the average to its neighbours which is no unexpected as there is always a \u201ccompensation\u201d for a \u201cnewer\u201d factor since other hot property here like Titiwangsa Sentral will be close to 10years old by then. All of us know no matter how good is the highrise property, the age will slow the growth of capital appreciation and always the new one will be preferred even though pricing wise is at the higher side, or else you won\u2019t see the new height of price in Klang Valley over years. Good thing about TR Residences, the premium that priced in the property is still reasonable and \u201cchewable\u201d, so it seems like there is still room to grow.\n\n\nAlthough MRT\u2019s premium is yet to reflect in most of the MRT line 1 properties, it is still a relatively safer choice to buy the future properties based on this transportation lines. If you observe the prices in all major cities in any part of the world, all properties near to the convenient of MRT equivalent will stand to benefit greatly in term of capital appreciation over years compare to other general properties. It is just that Malaysia, especially KL, is one of the rare countries with \u201cSuper Car Friendly\u201d environment. The peneration rate in term of conversion of car to public transport is rather low. It will take longer time for Malaysia to achieve it. The positive note is that MRT at least does it right this time by choosing the location, building quality stations with good facilities and putting efforts to form the good connectivity with other transportation services, therefore, it is just matter of time! The best is, this project is not just about MRT line, it comes with LRT, Monorail and Bus Station! Let\u2019s the time to be the judge. Coffee first, see you then!\n\n\nCurrent Progress\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-review-tropicana-miyu-petaling-jaya-section-17/", "title": "PROPCAFE Review: Tropicana Miyu @ Petaling Jaya Section 17", "body": "\n\nPROPCAFE has been delaying to publish this review due to resources, MCOs, lack of information and unconfirmed information on this project. Anyway, PROPCAFE has decided not to wait anymore and here is the short review for all our followers. Not as detail as PROPCAFE\u2019s usual standard but hopefully the content is good enough for those who are interested on this project.\n\n\nTropicana Miyu Grand Lobby\n\n\nTROPICANA MIYU\n\n\nTropicana MIYU is developing by Tropicana Corporation, a reputable developer which specialised mostly on mid to high-end property development in Malaysia. Tropicana Corp is season developer and the risk of completion is relatively low. PROPCAFE highlighted it because choosing the right developer is crucial to avoid high abandon risk in current \u201ccrisis\u201d period. Quick search in google will help you to know more about this developer.\u00a0\n\n\nThe name of a property is important as it is the name for many residents to call HOME. Yup, \u201cI am staying at \u201cMIYU\u201d!\u201d. Why MIYU? The Developer is thinking about ME & YOU! Sound a bit selfish :P. How about others? \ud83d\ude42 In Mandarin, it sound like MEI YOU (\u6ca1\u6709 = Tak Ada). Joke aside, it is at least an unique name that can be easily remembered. MIYU in Japanese also can be interpreted as \u201cBeauty, Dream.\u201d So, name wise, not too bad.\u00a0\n\n\n\n\nDensity\n\n\nThis project is sitting at a 2.28 acres land, with a total of 271 units. It translates to a density ratio of 119 units per acre. Although many claim that this is low density project, PROPCAFE disagreed because you simply cannot use gross units to conclude the density of the development (how about 150 units in 0.5 acres?). The land is very small and the units are offered with the layout of 2 bedrooms and above. To call it mid density is probably more appropriate. Anyway, living with less units like 200+ units within a project is getting rare nowadays and you still have much less traffic compares to larger lands with similar or slightly lower units offering. It is still a bless to owners. Decent density ratio, but not low.\u00a0\n\n\nThe good news is, with only 37 storeys (7 storeys are carpark podium) and eight units to share a floor, there are still 3 & 1 lifts to share among 271 units which come in a reasonable lift sharing ratio, therefore, waiting time for lift is not an issue.\n\n\n\n\nFreehold and Orientation\n\n\nIt is hard to get freehold property in prime Petaling Jaya land nowadays. MIYU, is clearly having great advantage of this compare to nearby leasehold properties. To add on, it is a fully residential property without any commercial units within the property, yup no 7/11, no laundry shop, no shops. But it also no such convenient within the building :). So, it really depends on how you see it. The units\u2019 orientation of either South and North Facing made it easier for buyers to choose the units as all of them could avoid \u201cWest Sun\u201d, except a wall from the corner unit. In term of the architectural design, well done, MIYU.\n\n\n\n\nFacade\n\n\n\n\nThe design is mainly based on the featuring of \u201ctimber and gold cladding\u201d elements which you can observed it from its guardhouse design then it flows to the podium, common and facilities areas. The external look of facade is very typical Tropicana\u2019s property, simple and squarish look, but no surprise. Sometimes, ever green design could be safer, so not much to complain here :). \n\n\nMIYU Facade\n\n\nFacilities and Maintenance Fee\n\n\nMIYU comes with pretty standard facilities at ground level and podium level 7 (see the list below). You will get water features, grand lobby, 40 meter long infinity pool, floating gymnasium, cabana, leisure lounge etc. \n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nBear in mind that MIYU only has 271 units and it will be a disaster to maintain \u201coverstretched\u201d facilities. And surely, owners do not want to see the maintenance fee to be increased from the existing pre-fixed RM0.33 psf fees.\u00a0PROPCAFE thinks developer is providing a good balance of facilities to owners based on the future maintenance and number of owners. So focus should be more on the quality of these facilities instead of count of facilities.\n\n\n\n\nWell, from previous project with similar pricing, Tropicana always very reasonable and not stingy to spend on common areas/lounge and its landscape. So, it should deliver it with its own class. More is Less, Less is More. Buyers should be happy to have this \u201csufficient enough\u201d allocation of facilities by developer. If we really need to nitpick, with the price tag touch on million bucks, PROPCAFE like to have a rooftop garden to fully enjoy the view of surrounding and fully embrace the high-rise living. However, it should not be treated as negative point to this project. \n\n\n\n\nEvery unit come with at least two carpark bays, however it may take a while for those to drive up to level 6 :). No choice, the building is on a small land, so this is unavoidable. You just need to pray to get a lower floor allocation.\u00a0\n\n\n\n\nFloor Plan\u00a0\n\n\nEach floor will be shared by 8 units with the smallest unit stuck in the middle of the floor and larger units will be located at both end of the corridor. This floor plan allows corner units to enjoy its privacy and ventilation since only one wall shared with another unit and it has the 26ft width \u201cair-well\u201d in between the units. \n\n\nPlease take note a wall from the smallest units will be attached with the lift, especially unit 2 and 3 with the main 3 residential lifts. One of the walls at Unit 1 and 8 may still expose to west sun. If given choice, you may avoid this as it is the wall in its master bedroom.\n\n\nLayout And Pricing\n\n\nType A \u2013 851sf\n\n\n\n\nSince it is a two bedrooms design, this should then be considered as family size (unwillingly) under the standard of city centr or prime PJ area. This type of layout provides two proper bedrooms (can fit even King size bed), standard living and dining area, and a small yard. The open kitchen is a bit too small though. One need to build peninsula in the dry kitchen to allow more space storage and working areas to compensate the existing tiny kitchen layout. Well, unlike many developers, MIYU has a separate aircond ledge area from its balcony, so owners can enjoy a proper balcony without the eyesore of having the aircon compressor right above or besides the sliding door.\u00a0\n\n\n\n\nPricing ~ RM700k up\u00a0\n\n\nType B \u2013 1030sf\n\n\n\n\nPROPCAFE likes this layout a lot as it has three bedrooms which is also more affordable than type C and D without to hit a million or above. To have a proper family living environment, three bedrooms are necessary and should be sufficient in most of the scenarios (live-in parent, baby, future planing etc). The architect has utilised the space well and setting it up as horizontal layout design to increase the dimension (width) and create much spacious feeling when the living and dining area sit side by side with each other. Two bathroom, large L shape kitchen, and a yard are good  enough to make it a very functional and practical 3 bedrooms unit.\u00a0\n\n\nPricing ~ RM850k up\n\n\n\n\nType C \u2013 1410sf\n\n\n\n\nIf you need extra space or are having a maid, this unit give you an extra utility room and additional two toilets. The rest are just similar as the type B which come with a good\u00a0\u00a0horizontal layout as mentioned above.\n\n\nPricing ~ RM1.1mil up\n\n\nType D \u2013 1520sf\n\n\n\n\nThis is the largest unit type in MIYU. Basically, it is a dual key design layout which allows owner to split a room for studio living purpose. PROPCAFE never believe of using it as two generation living i.e. keep\u00a0\u00a0privacy for either young or elderly. Come on, as a family, please. So, it is more for those who want to increase the rental yield or for owner to rent out the studio separately. Good thing is, the developer is thoughtful enough to provide a small pantry and washer area in the studio unit. We have seen developers left it for owners to take care of the piping for pantry and washer which would be a big headache for investors, not to say cause the leaking in future. Kudos to Tropicana.\n\n\nPricing ~ RM1.2mil up\n\n\n\n\nOverall, this project is priced (nett) at slightly above market price at around RM800-900psf.\u00a0\u00a0You can still get the large units below RM800psf though. The subsales pricing of decent properties nearby like Ameera and 5 Stones are around asking around RM650-750psf. Well, in fact you can still get many properties with cheaper price tag in section 13. However, PROPCAFE sees this as the different segment based on its density, developer brand name, and location.\u00a0\u00a0You can see our PROPCAFE Review on \nPetaling Jaya Section 13 here\n.\n\n\nShow units \u2013 \n3D furnished Unit vs. Unfurnished Unit\n\n\nYou don\u2019t have to go showroom! Tropicana has combined the 3D furnished and unfurnished unit in their 360 degree virtual showroom and shared in their website. Absolutely brilliant! It gives a sense of easy viewing of the unit in most accurate manner. Please visit the developer\u2019s \nMiyu\n website to enjoy it. \n\n\n\n\nNow we move to the most important parts of this development.\n\n\nLocation and Accessibility\n\n\nThe key selling point of this project has to be the location. This is the prime Petaling Jaya address which neighbouring with Damansara, TTDI, Bangsar, Bukit Kiara, and PJ section 17 (14 \u2026.), SS2, Bandar Utama, Damansara Jaya etc. It is right in between Kuala Lumpur and Selangor and surrounded by all established and matured townships with full amenities (Private hospitals/ medical centers, art centres, sports faciltiies, parks etc). Just count the malls nearby, you will have 3 Damansara, Starling Mall, Glo Dsara (ops can ignore this\u00a0:)), Atria Mall, Bangsar Shopping Center, One Utama etc and the countless eateries. Basically, this area of PJ has everything you need.\u00a0\n\n\n\n\nHowever, buyer needs to know this good location is actually right besides the Sprint Highway.\u00a0\u00a0Of course, it gives you great accessibility to Kuala Lumpur and Petaling Jaya. But you also need to bear with the noise of this busy highway. Ask or visit your mates who are living beside the highway to understand and get the taste of such noise pollution before making your decision. However, many times we were told it is acceptable, so it is very individual. Nevertheless, buyer should ask developer about the quality of sliding door that can mitigate this issue. Convenient & Accessibility vs. Noise. Choice is yours. If not, to get the least impact, choose the direction towards the section 17. This can avoid the cemetery view toward sprint highway direction as well.\n\n\n \n \n \n \n \n \n \n \n \n Jalan Harapan \n \n \n \n \n \n \n \n \n \n \n \n Jalan Harapan \n \n \n \n \n \n \n\n\nPROPCAFE would like to highlight that while Jalan Harapan is new, clean and wide, buyers need to aware about the \u201cbengkel\u201d and rundown shops at the end of the development which near to the sprint highway exit (see below). Hopefully developer will do some road upgrades and beautification works to make it more pleasant. This site could be the bottleneck jam area as well during the peak hours if Jalan Harapan to be utilised by more road users in near future.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nLet\u2019s focus on MRT here which many would like to have it near to their place. Yes, you have it here. The nearest station will be TTDI station which is 1.3km away and take 17 minutes to walk there (see below), though the brochure of developer shows 750m away with dedictated bridge to cross the sprint highway. We are not sure Malaysian used to take 1.3km uncovered walk, especially to cross two main roads, one at the Sprint highway and another near to TTDI station there. Okay at least, you have an option here and I doubt buyers who are paying RM1mil bucks of MiYU will use it often.\u00a0\n\n\n\n\nThe down side of this project is that the residents have EVERYTHING nearby but NOTHING within walking distance. Even to go the Hub, you need at least 500-600m walk. It means you need to drive out all the time. Well, I guess it is not a big deal to majority of Malaysian. The only and truly walkable township in entire Malaysia is probably just Desa Parkcity. \n\n\nRisk Factors\n\n\nThis last section, PROPCAFE would like to bring out two risk factors of this property. First, the Rumah Selangorku units are allocated at floor 8 to 11 according to the developer signboard hoarded at the site. Based on the available 226 units for sale, PROPCAFE would assume 45 units of Rumah Selangorku to be available here. The implication is huge to mix the units worth 800psf with the RSKU gross price of RM250k (max ceiling price for Rumah Selangorku units). The sharing of facilities, maintenance fees, and huge disparity of resident demographic may cause issues among the residents. Nothing to discriminate here, but we need to be realistic enough that it is hard earn money from buyers who are looking for specific living lifestyle when they pay such huge amount to call its a home. The developer is fully understanding this and many were told that they are in the process to convert it to normal units which has fixed the price at RM580k. PROPCAFE has to make it clear that until today, we couldn\u2019t confirm anything about the conversion. So, we will leave it to owners to do their due diligence and check with developer. We have to say it is nothing new for developer to convert it with other forms of compensation or fulfilling this requirements in other developments. PROPCAFE feels that the developer can do better on this i.e. only launch it after the conversion is approved to avoid creating anxiety for many buyers who could have sleepless nights on this matter.\n\n\n\n\nThe second and last risk factor here is the PJD link or KIDEX highway which was previously planned to build near to the site of MIYU. Although the plan was shelved early, the proposal was put up again early this year (see below links). Jalan Harapan is wide and spacious, so there is no issue to build a highway there there to link up with other part of PJ and Kuala Lumpur. After MRT line 1, 2, 3, do we really need so many highways? The last thing we want to see is to have a highway right in front of the properties. Damansara Perdana folks know the best.\n\n\nhttps://www.theedgemarkets.com/article/revival-mega-pj-highway-plan-cards\n\n\nhttp://pjdlink.com.my/draft/\n\n\n\n\nFinal Say\n\n\nIn short, it is very rare to see a fully residential and freehold property in prime Petaling Jaya location. Although it is sit at a small land, the number of units and pricing are reasonable compares to other properties within the vicinity. \n\n\nTo date, this project is very \u201claku\u201d and left with limited units. This show PJ lang supports are still there especially good location. While location is key for property buying decision, other areas highlighted above also cannot be neglected. PROPCAFE do not have crystal ball but we believe ownstayers who hunt for new property would still take MIYU as one of their choices in next couple of years. Those who are risk averse can wait for few more years when all the risk factors above becomes much clearer, of course there is always price to pay if you want to wait. I wish you very best to find your dream home and stay safe!\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-revistis-cyberjaya-the-mist-over-cyberjaya/", "title": "PROPCAFE\u2122 Review: Cyberjaya Revisit @ The \u201cMist\u201d Over Cyberjaya", "body": "\n\nBeing born in end of baby boomers or some said early Gen Y, landed properties are almost a given to many of us, especially those who are not the local in Kuala Lumpur. If you are at the same boat with me, you would have also witnessed the evolution of acceptance of living from landed to highrise. However, many Gen Y still love the convenience of staying at landed with the car porch right in front for the ease of going out and at the same time prefer to be living in guarded and gated environment to ensure the family safety, and nice landscape and facilities for kids to roam around and adults for a walk (ya, to destress). Sound a bit demanding? Well, if you can afford, why not? That\u2019s why PROPCAFE recently covered more landed properties, since it is not as affordable like last time, we better know more about the values that property can deliver so that informed decision can be made.\n\n\nThis time, PROPCAFE revisits Cyberjaya which the master plan only gazetted about 3,000+ landed properties. This limited supplies in future shows the important to have a share now than future. While Cyberjaya will be filled with thousands of highrise units, landed will be the gem in Cyberjaya in years to come. For this, we paid a visit at the site of Sejati Residences recently, the project that has been in PROPCAFE\u2019s to-be-reviewed list for a long time after our extensive coverage for Setia Eco Glades and Lake Point Residences previously. This visit has also prompted us to re-assess the Cyberjaya township as a whole which have changed significantly since our first review \u2013 \u201cCyberjaya @ Love it or Hate it\u201d (\nhttps://propcafe.net/cyberjaya-love-it-or-hate-it/\n).\n\n\n\n\nCyberjaya Scenic View \u2013 Wonderful Drone Work by\u00a0Handinugraha\n\n\nFor the buyers who can afford the landed properties in Cyberjaya, the hurdle is always not the price and property itself but the doubt of Cyberjaya\u2019s future. Many still think to reside in Cyberjaya is tough.\u00a0 \nThis \u201cmist\u201d over Cyberjaya\n is always the \nPerception\n.\n\n\nFirst, Oh it is suburb and far! \n\n\nLet\u2019s assume the time spend to KLCC (as a guide and point of reference) based on off-peak period since peak period is really hard to estimate and varies all the time. Do you know the distance from Setia Walk Mall in Puchong to Suria KLCC is about 28km and it will take you 40-45mins? From Putra Height to Suria KLCC, you would also need to drive 33km for approximate 40-45min to reach the destination. From the point of Ara Damansara Medical Centre to the same destination, you needs minimum 35-40mins of traveling time (26km). Even from Subang Jaya\u2019s DaMen Mall to KLCC Park, it will take you 35-40mins too with a 28km journey.\n\n\nHow about living in city centre? Cheras Leisure Mall is only 12km away from Suria KLCC but it would cost you at least 30mins to reach there before you can shop at KLCC. Tropical Medical Centre in Kota Damansara to \u201cTwin Jagung\u201d is 22km (Petaling Jaya is not so near either, right?) and you still have to spend the same travelling time of 30-35mins to Suria KLCC during off period.\n\n\nWith the opening of new Cyberjaya interchange to Lingkaran Putrajaya in 2016, the distance from Cyberjaya CBD (MDec/D\u2019Pulze) to KLCC is now shorten to about 32km via MEX highway, with approximate 30-35mins (off peak).\n\n\nWait a second! We just mentioned Puchong/ Ara Damansara still take you about 30km and 30-40mins to go the heart of Kuala Lumpur, right? And those perceived live near to the city like Cheras or Petaling Jaya would take similar time to reach Suria KLCC too. So, do you get it now?\n\n\nWell, KLCC is an easy reference point and we cannot cover all different point of reference here, but google map can always help!\n\n\n\n\nSecond, No much choices of eateries!\n\n\nFour years ago, when PROPCAFE first written about Cyberjaya (The Article: Cyberjaya @ Love It or Hate It), this is the deal breaker to many potential own-stayers. Fast forward now 2017, it is a totally different scenario. You wouldn\u2019t believe it until you act! \u201cAct what\u201d? Please search whatever food you fancy in Google. \u201cVietnamese, Balinese, Japanese, Asian, Chinese, \u2018Mamak\u2019, \u2018Tai Chow\u2019, Western, Middle Eastern, Myburgerlab, McDonalds\u2019, KFC, Mixed Rice (Chap Fan) and etc in Cyberjaya. You will know that your perception may need to change now. Also, you won\u2019t believe how many nice cafes are now around in Cyberjaya (till you search) to chill and enjoy time with families and friends.\n\n\nOne of the problems in Cyberjaya is the buildings and shops are scattering around i.e. not centralised like other township (except nearby D\u2019Pulze mall), you may need Waze to lead you there if you are not yet a Cyberian! And, yes, weekend food choices may reduce easily 30 percent as some stores are targeting only workers in Cyberjaya. Well, it can only be better when more residential properties completed with the increase of \u201clocals\u201d here. However, to many, weekend maybe a better time to travel a bit more to Dengkil, Puchong, Kajang etc for your authentic favourite foods, which is the common activities for Malaysian.\n\n\nSejati Residences @ Cyberjaya By Paramount Property\n\n\nThird, Lack of entertainment!\n\n\nIt was the real issue few years back. Come on, now tell me what you want for entertainment. \ud83d\ude09 SPA & Massage, Karaoke, Bowling, Cinema, Archery, Golf, Indoor or outdoor football/basketball, Go-kart, Resort and etc. Seriously, many have been deceived by the scene when one just drives around Cyberjaya. Time to search and go rather than just drive and drive. Oh ya, you may try to have a day staycation at one of its kind Dash Box hotel to enjoy the wet and water activities with your family.\n\n\nFourth, Cyberjaya is hot and badly need a nice centralised site or mall to hang out, with all needs within one roof!\n\n\nThe opening of D\u2019Pulze two years back has changed the shopping experience in Cyberjaya for workers and residents here. It is a fairly busy mall during weekend and has all your needs to shop or do grocery activities with families and friends. There are also few more small scaled commercial retail spaces in Shaftbury, and GEMS to complement the other needs for residents and workers in Cyberjaya. Again, Cyberjaya will never in static mode. The soon to be completed SkyPark mall, Tamarind Square, and Centrus will bring more choices to Cyberian. Alright, the question now has turned from \u201cNo Mall?\u201d to \u201cWould it be too many?\u201d\n\n\nSejati Residences @ Cyberjaya\n\n\nFifth, Cyberjaya has all type of schools but no Chinese school for my kids!\n\n\nCyberjaya is famous for having many universities and colleges but it is more than just for university students. It hosts all type of primary and secondary schools, from government, international, local & foreign boarding, vision (Wawasan) school to even islamic childcare centre. What is the highest demand\u2019s school in local scene nowadays, especially to Malaysian Chinese? Surely, SRJK(c)! Yes, SRJK(c) Union, which classified as Smart School with its start-of-art facility, opens its door in 2018 (see progress below). To PROPCAFE, we see SRJK(c) Union as one of the key catalysts to bring more young families to Cyberjaya, from the over-crowded old townships nearby like Puchong, Kajang, Seri Kembangan, and etc. Imagine the time and money you can save on kids\u2019 routine to/from school. And your grown up kids may not even need a school bus or yourself as they could safely walk/cycle back home in Cyberjaya like what we used to do in old days! It would solve all the headache from parents. Yes, education planning always play a very important part to own-stayers when they are considering the place to call HOME.\n\n\nThis slideshow requires JavaScript.\n\n\nSixth, what\u2019s make Cyberjaya so special? How could Cyberjaya lure me to sacrifice the matured amenities that I am enjoying now?\n\n\nHead up to see each traffic light and surrounding in Cyberjaya. You will see the CCTV are around you. Yes, Cyberjaya comes with integrated Malaysian Emergency Response System (MERS) and 999-CCTV (closed-circuit television) system. Under the safe environment, Cyberjaya is also the cyclist\u2019s heaven as it comes with dedicated bicycle lanes in the township! What more for green lover? 30% of 7000 acres of Cyberjaya is reserved as green lung. You can have scenic view at the lakes and parks like Cyberjaya Lake Gardens and Cyberjaya Lakeside (link to Putrajaya lake). The Cyberjaya\u2019s Low Carbon City Framework (\nhttp://www.cyberjayamalaysia.com.my/about/clean-and-green\n) will further impress you if you want to know more about the green and clean vision here. Lastly, if one loves something unconventional like Cruise, WaterSki, wakeboard and hot air balloon, short drive to Putrajaya will easily satisfy you. Huge regional mall and indoor theme park? IOI City Mall at the border of Putrajaya will occupy your whole day. What else to \u201cshoot\u201d on Cyberjaya? Healthcare? On top of existing healthcare centre and Putrajaya hospital, the first Cyberjaya government hospital has been firmed up and now in tendering stage.\n\n\n\n\nAbsolute Beauty \u2013 Cyberjaya Lake Garden (Fantastic Job by Razak Abdullah)\n\n\nThe above are all about the Cyberjaya \u201cnow\u201d. How about the game changer or the next big things in future? PROPCAFE always love to look into the future prospect and catalysts to evaluate the potential capital appreciation in any township development, so stay tuned! It will cover under our next review of \nSejati Residences @ Cyberjaya.\n\n\nStill hate Cyberjaya? Nevermind, you always have other choices in Klang Valley. For those who love it, enjoy your stay in Cyberjaya!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafe-sunway-velocity-two-cheras-by-sunway-property/", "title": "PROPCAFE\u2122 Review : Sunway Velocity Two @ Cheras by Sunway Property", "body": "\n\nWhen Sunway Property launched its first phase of residential property \u2013 V Residence as part of the integrated mixed development project \u2013 Sunway Velocity in 2014, the selling price from RM8xx psf to around RM1,000 psf in Cheras has freaked out many investors. Still, it was sold out! Similar reception happened again for its V Residence 2 and V Residence Suites even though developer continued to hike the price and offered it above RM1,000 psf. Yup, a whooping price that close to 2nd tier KLCC property value! \u00a0 Amazing! It does not stop there, buyers still \u201cBBB\u201d and the \u201chot\u201d scene continued in the recent Sunway Velocity TWO launch. Let\u2019s PROPCAFE covers this latest project and share some insight for all PROPCAFE followers.\n\n\nSource: Sunway Property\n\n\nWhy the buyers willing to pay the premium for property under Sunway Velocity?\n\n\nFor the first three phases, PROPCAFE believe that it was mainly due to (1) buyers\u2019 belief on Sunway\u2019s execution; (2) Sunway Velocity\u2019s masterplan that apparently nicely crafted and meet most of the daily needs for residents. The 5 Vs \u2013 V Retail, V Office, V Residence, V Boulevard and V Garden, on paper, look impressive; (3) the infrastructure upgrade in this southern part of Cheras which include MRT and redevelopment plan of Cochrane. Summary? One layman word \u2013 CONVENIENCE!\n\n\nOf course, the convenience does come with price like any other similar projects! The general\u00a0perception among investor community was that\u00a0the selling price seems fully factored in all these positive potential values. Well, being the market price leader in Cheras can never be easy! Kudos to the developer.\u00a0\n\n\nSunway Velocity Master Plan\n\n\nThis article will not repeat all the unique selling points of Sunway Velocity that mentioned many times by various published articles over the years. PROPCAFE will focus more on what have been delivered to gauge the potential by looking at the current Sunway Velocity together with the offering of Sunway Velocity TWO. PROPCAFE hopes these information would help readers to determine Sunway Velocity TWO\u2019s value and potential upside in future.\n\n\nHow is Sunway Velocity doing now?\n\n\nV Retail \u2013 The lifestyle retail mall is executed well and it is probably the best mall to hang around in Cheras, with plenty of eateries, entertainment and shops. The footfall is very reasonable during both weekdays and weekend. No one will expect it to draw customers with high spending powers like the shoppers in Mid-Valley or Bandar Utama, so far it is doing very well and it is very commendable in this part of KL.\n\n\nThis mall is currently the ONE to go for Cheras folks, however, PROPCAFE sees the increasing crowds at its neighbour \u2013 MyTown mall, thanks to IKEA\u2019s presence. In future, some crowds are expected to diverse further to Eko Cheras Mall once its retail shops fully opened. It is due to the great location of Eko Cheras which is sitting at the centre of Jalan Cheras with many mid and up market residential enclaves there (e.g. Taman Billion, Bukit Segar and etc). Although three big malls in Cheras could be very competitive, Southern KL is still underserved. So, it is a good news to Southern Kuala Lumpur shoppers as varieties and choices will always benefits the customers. Directory of the Velocity retail listing is available \nhere\n. To add, previously PROPCAFE was there to witness the the mall pre-opening (coverage of the mall \u2013 \narticle\n).\n\n\n\n\nV Office \u2013 It is important to have offices near or at the mall as it will at least pull some weekday crowds to spend at the mall. Currently, the good occupancy and some co-working space in Sunway Velocity do bring in traffic which is rather positive.\u00a0Having said that, the Velocity office\u2019s lobby look grade but it may not be grade A office and in fact, based on the facade, Eko Cheras Office tower looks more \u201cglassy\u201d and classy.\u00a0\n\n\nSunway Velocity V Office\n\n\nV Boulevard \u2013 Plenty of activities and eateries there. It will only get better! Good crowds too.\n\n\nThis slideshow requires JavaScript.\n\n\nV Residence/V Residence Suites \u2013 PROPCAFE feels the facade is a bit \u201cDull\u201d. With market pricing of RM1000-RM1200psf, one may expect more fanciful building to live in. \u00a0Sunway did keep its high standard in term of landscape and facilities there though.\n\n\nThis slideshow requires JavaScript.\n\n\nV Garden \u2013 The 2 acre garden, well, definitely a lot of room to improve. \ud83d\ude42 It is a bit below the expectation from the artist illustration in the brochure. After couple of visits, we still could not see anyone there. Sorry, something might not be right here. Could be the timing of my visits i.e. too hot in the afternoon. Or maybe due to its \u00a0location, design or simply not green enough?\u00a0\n\n\n\n\n2 Acres V Garden\n\n\nHotel component is completed and Sunway Medical Center will be ready in 2019 (see the recruitment advertisement below). Certainly it will improve the tenant profile in Sunway Velocity and future Sunway Velocity TWO. Checked!\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nThe education center for professional courses will be set up at the current office block.\u00a0 It will only bring in few faculties from Sunway College and occupy about 5 floors. We do expect some tenant queries from lecturers, rich students. Good news indeed for investors. Not sure whether residents welcome the news.\n\n\nWhat do you need to know about Sunway Velocity TWO?\n\n\nThere is no doubt that Sunway Velocity TWO has all conveniences and everything you needs However, there are still plenty of things that buyers need to take note as well while considering this project.\n\n\nLocation\n\n\nSunway Velocity TWO, strictly speaking, is not located at Sunway Velocity integrated development but at the opposite land.\n\n\nThis slideshow requires JavaScript.\n\n\nIn other words, Sunway Velocity and its previous residential properties are sitting at the triangle land surrounded by Jalan Cheras, Jalan Peel and Jalan Shelley. This Sunway Velocity TWO is located at Jalan Peel itself which is directly facing Sunway Velocity with a dedicated link bridge (to be built) to connect the mall and other facilities at Sunway Velocity.\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nEven though Sunway Velocity TWO may not be as convenient as Sunway Velocity site that comes with a great ingress and egress for Jalan Cheras and Jalan Peel direction, there is not far away for Sunway Velocity TWO\u00a0to connect and drive over to Jalan Cheras from Jalan Peel. It is acceptable. \ud83d\ude42 Anyway, with only 4-5km to reach Kuala Lumpur City Centre, Sunway Velocity TWO still allows residents to fully enjoy downtown lifestyle.\u00a0\n\n\nMap of Sunway Velocity, Sunway Velocity TWO and UNA (SDB)\n\n\nSurrounding of Sunway Velocity and Sunway Velocity TWO. Not so pretty. That is the price you pay for getting a matured location in the old part of city centre.\u00a0\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n myTown from Cochrane MRT Station \n \n \n \n \n \n \n\n\nLand Title\n\n\nAlthough the land is right opposite the freehold Sunway Velocity, Sunway Velocity TWO is residing at a leasehold land. This is one of the factors that this project is launched at a much lower price than V Residences/ Suites. If general rule of thumbs applies, it means the leasehold property should come with a discount of 10-15%, some investors even have the perception of 20-25%. No one like to buy condominiums with 70 year left in the lease and also it is not favoured by bank when comes to loan application when lease drops below certain years. So while it may not reflect the negative value fully in short term, it would show in long term for sure when buyers comparing the freehold V Residences/Suites with Sunway Velocity TWO.\u00a0Having said that, since this land is so close to the amenities given by Sunway Velocity, 15% discount is rather fair. Buyers just need to know that this project may probably always be marked in discount with the benchmark of Sunway Velocity\u2019s freehold residential towers in future. If the price of Sunway Velocity freehold residential towers stagnant means it could be very hard for Sunway Velocity TWO to move beyond it. In short, it always needs to directly rely on its \u201cparent\u201d to perform, which is not PROPCAFE\u2019s cup of tea.\n\n\nPublic Transportation\n\n\nOne of the biggest plus points for Sunway Velocity\u2019s residential property and Sunway Velocity TWO is its fantastic commuting facilities. Two MRT stations and one LRT are all within walking distance. Sunway Property is smart enough to ensure that the link bridges are all over the place to connect all properties here which includes Sunway Velocity TWO.\n\n\n\n\nBoth Cochrane MRT and Maluri MRT stations are about 300-400m away from Sunway Velocity TWO (Maluri Station is relatively nearer for SV2 residents but Maluri LRT is a bit way too far). Good news is most of the pathway are covered, credit to the developer. Again, V Residence/Suites are in better position in term of the distance to MRT station (especially Cochrane station). Well, additional 200m will probably burn more calories, good for Sunway Velocity TWO residents. \ud83d\ude42\u00a0\n\n\n \n \n \n \n \n \n \n \n \n Covered Walkway to Sunway Velocity Mall from Cochrane MRT Station \n \n \n \n \n \n \n \n \n Covered Walkway to Sunway Velocity Mall from Cochrane MRT Station \n \n \n \n \n \n \n \n \n \n \n \n MRT \u2013 Maluri Station \n \n \n \n \n \n \n\n\nAccording to developer , they will open the access route via the mall for Sunway Velocity TWO residents according to MRT station operation hours, therefore, residents do not need to worry about the need to walk at the main roads in this part of Kuala Lumpur during off hours :). Two stations to Bukit Bintang and six stations to Kuala Lumpur Transportation Hub \u2013 KL Sentral, you simply cannot complain much about it. \u00a0\n\n\nForget about the LRT station and MRT 2 line interchange at Chan Sow Lin mentioned in the brochure, it is hard to imagine Malaysian to walk that far under Malaysia hot weather.\u00a0\n\n\n\u00a0\nWhat do you get from Sunway Velocity TWO?\n\n\n\n\nSunway Velocity TWO will be sitting at 3.89 acres land with a total unit of 872 from two towers (each with 436 units). This translate to a pretty high density ratio of 224 units per acre!\u00a0\n\n\nEach floor comes with 10 units which sharing six lift. Lift sharing ratio is about 73 units per lift within the tower and again the ratio is at high side.\n\n\nThe ceiling height of 3.3meter (near to 10 feet) is something to cheer about.\u00a0\n\n\nThe unit is bare i.e. no kitchen or electrical items. Think positively, at least air conditioners and heater(s) are given. Bathroom is comprehensive enough to have full wall tiles, shower screen (without door), basin with solid top.\u00a0\n\n\nAll units come with at least one carpark lot. Type D, E, and F are allocated with two side by side car park bays. For the largest unit type F, high floor units (22nd floor up) are given additional carpark lot (2+1 i.e. one is tandem carpark lot).\u00a0\n\n\n\n\nSunway Velocity TWO Scaled Model\n\n\nSunway Property\u2019s project will not short with nice facilities. You would expect all standard facilities to be available together with some thematic facilities to wow the buyers (see below). If Sunway Property can delivery similar quality of facilities as V Residence/Suites and V Residence 2 then it will be certainly a Plus for Sunway Velocity TWO given the price is at easily around 15pc discount. Double volume grand lobby is spotted in the brochure which can be a key differentiating factor when come to competing the tenant or buyers with other residential properties nearby. The exposure of such lobby to main road of Jalan Peels will make it more noticeable unlike Sunway Velocity\u2019s earlier phases.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\nGrand Lobby\n\n\nLayout\n\n\nThere are six different layouts available at Sunway Velocity TWO.\u00a0\n\n\nType A 635sf (1+1 Bedroom + 1 Bathroom)\n\n\nSunway Velocity TWO \u2013 Type A\n\n\nAn efficient layout that occupies a reasonable master bedroom with an extra study room that can still fit for a single bed. The yard is a plus point as many small pad could hardly fit it in the layout. Nothing much to pick and if there is really one then it will be the kitchen that without an window which nowadays doesn\u2019t really exist for small unit anyway.\u00a0\n\n\nType B 840sf (2 Bedrooms + 2 Bathrooms) \u2013 Dual Key Ready\n\n\nSunway Velocity TWO \u2013 Type B\n\n\nThis unit has some advantages as it comes with a balcony, yard, and windows for kitchen. The kitchen location also nicely sit at the end corner without fully expose to dining and living area. However, PROPCAFE is never a fan of dual key unit as many times the extra ROOM is way too small for tenant to live even for short term stay, not to say a year. Come on, Malaysia is not in such a bad condition like Hong Kong to squeeze human being into four narrow walls. The master bedroom that means for extra unit has limited natural daylight via only a small window. If one buy it for own stay, would this room to be used as master bedroom? It is unlikely that the master will stay there with such a small window without much natural light! Also,\u00a0Sunway Velocity TWO does not supply kitchen, so owners need to build two fully equipped kitchens in this unit.\u00a0\n\n\nIn short, this will be the unit solely for investors who believe a better yield in dual key concept. PROPCAFE does not have any statistics on the rental rate for such a \u201ctiny unit\u201d but we wish all investors the best of luck in future. Bear in mind, when come to investment, yes rental yield is key but not everything. Exit plan is the ultimate end game when you sell the unit to subsales buyers at premium. For a dual key unit to fly, you need another similar minded investor/subsale buyer because own stayers may not fancy this layout with such a tiny window. This means the pool of your subsale buyers will be restricted. Anyway, based on the sales chart and according to the ballot session, dual key type was the hottest and sold out in no time! So, let\u2019s leave it to the market to determine the outcome in future.\n\n\nType C \u2013 883sf (2+1 Bedrooms 2 Bathrooms)\n\n\nSunway Velocity TWO \u2013 Type C\n\n\nPROPCAFE likes this proper 2+1 unit because it has all the plus points mentioned in Type B \u2013 Balcony, Kitchen with window, and yard. Study room can also fit a single bed or a baby room for a small family. Alternatively, use it as utility/store room (yup, many buyers only realised the importance of it when they don\u2019t have enough to store all their accumulated stuffs!).\u00a0\n\n\nType D \u2013 969sf (3 Bedrooms 2 Bathrooms)\n\n\nSunway Velocity TWO \u2013 Type D\n\n\nThe only difference of this unit from type B is that it is corner unit with extra bedroom. This dual key unit has all the same issues in the \u201csplit room\u201d. Room without much natural sunlight, doom!\u00a0\n\n\nType E \u2013 1044sf (3+1 Bedrooms 2 Bathrooms)\n\n\nSunway Velocity TWO \u2013 Type E\n\n\nA very decent layout that all units come with wide windows and good ventilation with natural sunlight. All are good except if you do not mind small rooms. Ya, four rooms fit into around 1ksf is a bit too stretch.\u00a0\n\n\nType F \u2013 1281sf (4+1 Bedrooms 3 Bathrooms)\n\n\nSunway Velocity TWO \u2013 Type F\n\n\nThis corner unit is the only layout that comes with horizontal combination in living + dinning area. Horizontal layout always makes the living area more spacious. Too bad, in the case of Sunway Velocity TWO, it is only available for those who can afford it! The rest may need to stuck into the longish vertical living cum dining. Just think about it and pull out your memory on visiting the luxury condo\u00a0 above RM1k psf, you will always see living and dining are side by side not head and tail! :).\u00a0\n\n\nOverall, the layouts are reasonable except what has been highlighted \u2013 lack of natural sunlight for the split unit in dual key concept, narrow (10ft wide) and longish living and dining area.\n\n\nOrientation\n\n\nOh my, this is the bad topic to talk about. Based on the floor plan below, you would notice smallest unit Type A, B and D are facing Cheras. The first block (which has launched) will be affected by the developer\u2019s future office block. It may not directly block the view but Type D, B and A toward the office block will be partially affected without having a full wide view. Also, the same units could be slightly obstructed by SDB\u2019s UNA project which is \u00a0parallel with the developer\u2019s future office block. Second Tower will not be affected but be prepared for minimum 5% increase of price (indicative by sales personnel).\u00a0\n\n\n\n\nBrochure mentioned about facility facing instead of KL Tower view. Why? Because the first block of Sunway Velocity TWO that face this direction will be totally blocked by the future development (residential) . Buyers should prepare to have their units with \u201cwall paper and window\u201d view, probably 100-120m distance (you may check with developer). Even half of the units from future second tower (to be launched in few months time) that facing this direction cannot escape this. To add salt on it, all units will be hit by West Sun in the evening. Hot x 3. Thanks to its North West orientation. Well, the consolation is that the future building in front will probably shield some of the heat for these units.\u00a0\n\n\nSunway Velocity \u2013 Cheras View\n\n\n\u00a0\n\n\nSunway Velocity TWO \u2013 Facility View\n\n\nAll new phases that including Sunway Velocity TWO, future office block and residential towers are all integrated with Sunway Velocity via the bridges (see pictures in below). Well planned by developer.\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nWhat is the pricing?\n\n\nThe price tag on the chart are all near to RM1,000psf. However, everyone know that it cannot be sold at this price given the current market price of freehold fully integrated V Residence, V Residence 2 or Residence Suites are just slightly above RM1,000psf. After all the rebates, the net price should be about 11-12% discount from list price. Let\u2019s zoom into the pricing. We obtained this pricing when it was launched and revisited to the sales gallery in late November which showed the late comers do not lose much as the net price is just around 2-3% higher due to the changed of package. In general, incremental price for each floor is about RM1k.\n\n\n\n\nThe smallest unit Type A \u2013 635sf \u00a0was listed as RM614k to RM646k.\u00a0\n\n\nType B (840sf), the list price starts from RM738k to RM770k before the rebate.\u00a0\n\n\nType C (833sf), the gross price range is RM763k to RM795k.\n\n\nType D (969sf), the gross price was set at RM897k-RM1.04mil. We observed that there is a jump of price about RM75k from 45th to 46th floor onward.\u00a0\n\n\nType E (1044sf) \u2013 \u00a0Gross price listed from RM925k to RM1.034mil. Similar to Type D, there was large adjustment on price from 45th floor \u2013 RM954k to RM1.031mil (46th floor).\u00a0\n\n\nType F (1281sf) \u2013 All units are listed above RM1 million gross price with the range of RM1.057mil \u2013 RM1.124mil.\u00a0\n\n\n\n\nYou may easily work out the net price with the estimate rebate around 11-12%. Some large units should get below nett RM800psf and as usual smallest unit price will be at the high side which can go near to nett RM890psf.\n\n\nIs Sunway Velocity TWO cheap (compare to Sunway Velocity earlier phases)?\n\n\nThe scene of the launching day proved that buyers/investors believed Sunway Velocity TWO \u00a0is value buy! Many would think that if the market price of Sunway Velocity earlier phase is now above RM1kpsf, Sunway Velocity TWO that priced from RM7xxpsf to RM900psf would be SAFE! It is under the perception that Sunway Velocity TWO having the same unique selling points like Sunway Velocity. It sound right. But, is that really true? Maybe. As a sophisticated buyers/investors, we should also think differently here. RM800/900psf is not cheap in Cheras for sure in the first place. It looks cheap because of the price of earlier phases was high. Have the buyers checked the capital appreciation of earlier phases? The price of earlier phase apparently did not move much from the previous launched price because the property is still in Cheras in the end of day.\u00a0 To break and move way above RM1,000psf is not an easy cake. Therefore, the assumption of cheap will be challenged when the market price of Sunway Velocity earlier phases continue to be stagnant. It means Sunway Velocity TWO could be stuck too with discount against SV Residence as it will likely not be able to over take V Residence (due to all the factors mentioned) i.e. it will rely on the market price trend of Sunway Velocity that is rather saturated around RM1,000psf at the moment.\n\n\n\n\nNo right or wrong answer. This article is to help all of us to think more than convention with all the factors listed here. It is all down to the value in your heart in term of Leasehold vs. Freehold, Bare Unit vs. Kitchen Fitted Unit, distance (slightly further) to public transportation, convenient of retail/facilities \u2013 cross the road vs. down stairs, good vs. undesirable view offered, And finally, instead of keep thinking it is cheap because of Sunway Velocity previous phases launch or market price, one should also try to think about the value of the property itself and compare it with other development nearby to fully understand the potential and sustainability (and room to grow) of such pricing in Cheras. Good thing is, those competitors within walking distance are pretty much priced at the similar range. It should be safe but capital appreciate to move above current price is a big question mark \u00a0which is a million dollar question to answer. PROPCAFE certainly has no crystal ball to see it. So, let\u2019s pray for property market in next 5 years! Lol.\u00a0Happy Hunting!\n\n\nNote: Master plan, commercial video and layout were sourced from public domain and credit to Sunway Property.\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafes-editor-outlook-and-summary-of-the-property-market/", "title": "PROPCAFE\u2122 Guide : PROPCAFE\u2019s Editors\u2019 Outlook and Summary of The Property Market", "body": "\n\n\n\n\u00a0\n\n\n\n\nThis 2015 outlook was actually prepared a few weeks ago, but due to the CNY festivities, it\u2019s been put on hold \u2013 but as the clich\u00e9 goes \u2013 better late than never. These are the views of the few fellas in Propcafe \u2013 do remember whilst we are all investors here, none of us are involved directly in the property development industry \u2013 here we are, a bunch of investors with diverse background, sharing with you \u2013 our thoughts of the current state of the market, as well as outlook.\n\n\n\n\n\u00a0\n\n\n\n\nWhat are your thoughts on the real estate market in Klang Valley in 2014 and the sentiment in the market?\n\n\n\n\nBlack Coffee\n\n\nThe sentiment is bearish and reflected in volume of the transaction in first half of 2014 where it is flattish compared to 2013.\n\n\nCafe Correto\n\n\nDefinitely not the year for investors. There is nothing in favour for investors.\n\n\n\n\nEconomy does not look good at all especially on the dark cloud of lower oil price crisis that spillover the whole world especially to the oil net exporter like Malaysia. This will affect the \u201ccash flow\u201d of investors to buy or to hold the properties.\n\n\nTightening of credit lines from Bank and BNM does not help at all.\n\n\n\n\nBNM has placed a lot of pressure on Banks to watch out its portfolio risk and indirectly enforced stricter lending criteria than its official BNM guidelines. Less credit means less opportunity to investors. Year to buy VALUE BUY properties. Property at market value (not overpriced) will not entice me to waste my limited credit lines. Like Chinese says, year to aim \u201cChun Chun\u201d. Developer will be difficult to offer CHEAP properties during bad economic climate due to forever rising cost and also the soon to be started GST. Although residential properties is exempted, relevant material cost still will incur at least additional 2 to 3 percent building cost to add into selling price. Unless, developer reduce its profit margin significantly (to 10 percent?) and put in high density, good deals will be hard to find. Sentiment \u2013 Ownstay buyer will be happy as more choice units will be available for them in primary and secondary market. Those bbb days are over and number of investor will be significantly reduced. Cheap units in secondary may not be there except those projects that previously buy x3 by vulnerable investors. Seasonal investors have made their buck last 5 years so holding power would be there. Strong intention to sell will not there from season investors because disposal does not mean they can get back the credit lines to purchase again due to the stringent lending policy which change all the time. The year starts with oil crisis with terrible stock market or other asset investment environment, so first 3 months will be SLOW. Then GST kicks in on April, wait and see from buyers is expected. Second half of the year, if global and Malaysia economy continue to be sluggish then we can expect whole year to be SLOW. If government react to the slow market by loosening the financing/cut rate and start giving incentive to support real estate market or economy getting better (start to recover) then there is some hope to get the performance that close to the year 2014. Or else, it will be a bad year to property market for sure. How bad? Million dollar question. Stagnant in the price likely. Those non strategic location and luxury properties with huge supplies may see more auctions and some selling lower than market price.\n\n\nFlat White\n\n\nExtremely slow for landed over 1mil. Lower priced properties such as condos under 500k or landed between 300k to 700k still see good take up rate. However the mad rush to queue overnight is over, as of now. Same sentiment for subsale market.\n\n\nKopi O Peng\n\n\nGovernment\u2019s anti speculation policies had shown its impact, judging from the shrinking overall property transactions, short term property flippers have switched to other investment tools such as stock and commodity market)\n\n\nLatte\n\n\nBrisk take up rate from primary sales. Subsales remain tough, seeing signs of softening asking price from secondary market. In general, we still see value buys were snapped up like hot cakes despite property cooling measures in place.\n\n\nOn market sentiment, many exercise caution however that properties with good value propositions will still perform well.\n\n\nSoy Cappuccino\n\n\nIn 2014 can be felt that the market was softening and the consistent buying pushing force hardly been felt throughout the years of 2014. Season wise investors started slowly withdrawing from the market as compared early 2008 and can see the market is dominated by younger generation buyer of investors. Nevertheless based on total value of properly transacted, 2014 market was still fairly healthy in some categories especially commercial retail, landed residential and well planned township project which comes with good concept.\n\n\nAffogato\n\n\n2014 was an uneventful year, with not many \u2018valued\u2019 launches (from the presepctive of an investor). With prices everyhere, from Old Klang Road, to Puchong to Setapak all breaching the RM500psf barrier; it makes getting a healthy yield an even more daunting challenge. Sentiment was pretty soft, with a lot of real estate investors choosing to stay sidelined whilst the late comers snap up various launches.\n\n\n\n\n\n\nWhat did you think was the hottest launch or best launch of 2014 ?\n\n\n\n\nBlack Coffee\n\n\nThe hottest launch would be those affordable mass market, family size house with price range of 400-600k with at least 3 bedrooms. Launches such as Midfields2, Season Gardens, Saville Kajang have been well received.\n\n\nCafe Correto\n\n\nVortex@KLCC. New launch starts with 1000psf (some units even slightly lower than this) from KLCC zone 1 area, is almost impossible to get nowadays. The layout is superb which utilised fully the space. With the less than or around 800sf, it fits in 2bedrooms and 2 bathroom with addition study area. 2+1 set up with the price starts less than rm800k, what else can you get there at the busy junction between Jln P Ramlee and Jln Sultan Ismail. You won\u2019t miss it if you drive around KLCC which means the visibility and location cannot be wrong. Unfortunately, not even all Monoland previous customers could get it, not to say others.\n\n\nFlat White\n\n\nVortex by Monoland \u2013 they don\u2019t even need to sell to fully sold out.\n\n\nKopi O Peng\n\n\nHigh rise \u2013\n\n\n\n\na) Midfields by YTL, Q started a night before the launching, and the developer do not have enough to sell,\n\n\nb) Vortex, by invitation only, below market price.\n\n\n\n\nLanded \u2013 Ecohills, despite siberfar, many SP Setia and Ecoworld supporters.\n\n\nLatte\n\n\nFor highrise: Vortex by Monoland it was literally sold off without much marketing efforts.\n\n\nFor landed properties: Few pockets of launches by INP in Bandar Kinrara and Temasya Glenmarie, these launches did not see light and they are all taken \u2013 at least the non bumi units.\n\n\nSoy Cappuccino\n\n\nThere were few launches were quite hot despite the property market is starting to be soften by the incoming influx of newly completed of subsales, to my surprised Eco Majestic by Eco World is doing pretty good as what I had expected.\n\n\nAffogato\n\n\nAgain, from an investor point of view. For those who want to go into KLCC, it was no doubt Vortex Residence by Monoland \u2013 as usual pricing it below market average, making all the other KLCC projects look expensive. Saville Kajang, and absolute price of RM300k++ , for a livable 2/3 bedroom unit, quite unheard of. But this IS Kajang mind you.\n\n\n\n\n\n\nWhat are your thoughts on the Klang Valley real estate market in 2015, and going forward?\n\n\n\n\nBlack Coffee\n\n\nWith all the tough measures that still in place by BNM and government such as ban of DIBS, LTV70, using net income instead of gross income, RPGT etc, the general real estate market in Klang Valley expected to be flattish or slightly dropped compared to 2015. Furthermore, the residential high supply from 2011/2 primary market is hitting secondary market from 2014-6. The potential buyers are also wait and see from the gst impact 1.April.2015 onwards. However most developers if not yet they already built in the cost into the selling prices.\n\n\nCafe Correto\n\n\nYear 2015, well, if you can still buy (cash and credit lines available), why not? Market will be soft means more opportunities for this group of buyer. Many believe that buy new launches now and by 2018/19 bad time could be over (which around election year), many policies in favour for Rakyat should be there to support the market. Peak time again in 3 or 4 years time? The call is yours.\n\n\nFlat White\n\n\nWill be slower than 2014 with fewer launches. The 1\nst\n 6 months will be testing as GST implementation will cast doubt over people\u2019s minds.\n\n\nDevelopers will try to launch mid priced properties (around 500psf).\n\n\nKopi O Peng\n\n\nSlower and reduced transactions, but higher overall transacted amount.\u00a0 Less cooling measurement policies from government as the current policies already successfully cooled down the market.\n\n\nLatte\n\n\nPrice will likely to be stagnant with lower number of transactions. Credits supply will continue to be tight in near term. Should BNM ease the rates and borrowing restrictions, we may able see more transactions and more positive market sentiment\n\n\nSoy Cappuccino\n\n\nMoving forward to 2015, I think the real estate market in 2015 will be more or less same as 2014 due to the continuous lacklustre buying sentiment. Quick flip market is shrinking. Back to basic\u00a0where normalization of 20% of cap gain. Market uncertainties due to other economical factor, government policy of introduction of more and more affordable homes, min house price regulation for foreigners, adoption of coming GST scheme, Oil price fluctuation, financial institution is more cautious in giving loan, BNM intervention and ringgit paper weakening; somehow will affect the 2015 real estate market where more likely buyers would likely adopt a wait-and-see strategy for six to nine months after the implementation of the GST. For all these indicators, I am expecting to see the change in most developers in Malaysia in their marketing and pricing strategy to adopt to the market comfortable digestion level to introduce product price range of 400k-600k with smaller unit size to the market. It will interesting also that I am anticipating the change of property market trend in term of market requirements and paradigm shift of definition of home, where the emerging of new market is getting clearer \u2013 The Gen Y&Z lifestyle product\n\n\n\n\nEmphasing more on Lifestyle living with premium elegant address\n\n\nIntegrated mixed development will be getting more acceptable\n\n\nThe rise of SoHo, SoVo, SoFo , SoXo \u2026\n\n\nNew developments of township at outer Klang Valley to keep the price at affordable range (The expansion of Klang Valley\u2019s perimeter).\n\n\n\n\nAll In all, I would say 2015 property market is the key year to dictate the market on 2016!\n\n\nAffogato\n\n\nLaunches will continue to take place, but developers will need to re-strategize to target more \u2018affordable\u2019 housing price. VP-ed units from 3-4 years ago will be coming online these few months. Will be a test to see investor\u2019s holding power; and if there\u2019s any shift in tenant preferences.\n\n\n\u00a0\n\n\nPropCafe Property Market Outlook 2015\n\n\n\n\nAny particular launch you are anxiously waiting for in 2015 and why?\n\n\n\n\nBlack Coffee\n\n\nWe subscribe to anytime is a good time to buy provided it is a good buy. Launches with good location and accessibility, amenities, affordable mass market pricing, family size will always will be in demand. A new trend is follow the infrastructure. Saville Cheras and Ekotitiwangsa should greatly benefited from the MRT and DUKE extension highway. As for landed, a well thought township from reputable developer is always a good bet. I am looking forward for Eco Sanctuary albeit high end landed from EcoWorld.\n\n\nCafe Correto\n\n\nHot deal in 2015. It has to be again Monoland product \u2013 Sky Suites. Fantastic location but don\u2019t expect great view from this building though it is right opposite KLCC. Rumous the size would be small and pricing starts from rm1200psf up. Next door, the land owned by TA is expected to launch more than rm2000psf. Eventhough it has 1000 units to sell, expectation is, it will be taken up in no time. Hope the message can be sent to other developers. Don\u2019t squeeze the buyers, leave more money on the table then the customers will be always there with you during good or bad times. Another deal would be the affordable Lakefront project by MCT. The launch of project with rm400psf and size from 1ksf means rm400k (hopefully before discount) will be a good buy for 1st time home owner or investors who still believe there is strong rental market in Cyberjaya. Bear in mind, Cyberjaya has ample supplies but this rm400k deal with family size condo looks promising, both on rental or ownstay purpose. Similar size of condo in Cyberjaya either very old or too expensive. This may fit in just nice if you believe in Cyberjaya.\n\n\nFlat White\n\n\nWe see people are rushing to lock in capital items such as cars, furnitures, luxury items BUT houses prior to the GST. There is no mad rush to lock in properties.\n\n\nNo particularly anxiously waiting but would like to see how is the pricing for Tropicana Aman and Eco Sanctuary.\n\n\nBut my property friends are EAGERLY anticipating Sky Suites by Monoland, a high densed boring but well located project. Was told all 1000 units are fully \u201cbooked\u201d even before they were launched. Such a rumour.\n\n\nKopi O Peng\n\n\nI personally do not expect any new launch, as i see more value buys in the sub sales market. Savvy investors will look for undervalue gems in the matured market.\n\n\nLatte\n\n\nSky Suites at KL by Monoland, location, location, location.\n\n\nSoy Cappuccino\n\n\nNo particular launch, so long is valuable buy, I will buy. I am looking around area of Cyberjaya, Cheras ( nearer KL side), Redevelopment of Pudu, KLCC & Bukit Jalil. If talking about specific particular launch, it will be The Sky Suites @ KLCC by Monoland.\n\n\nAffogato\n\n\nNumerous PJ area launches, because this are does not have any more land.. From the F&N land, to the Sentosa cinema, as well as the whole section 13 area.\n\n\n\n\n\n\nWhat will be the strategy you are going to adopt in the near future?\n\n\n\n\nBlack Coffee\n\n\nThe property market is getting tougher with both liquidity in primary and secondary market is drying up.Home buyers and investors must be resilient and have strong holding power. The flipping game (gameplan or accidental flipper) for property is getting tougher. Going forward Property with good cash flow and high liquidity for rental will be safer investment.\n\n\nCafe Correto\n\n\nValue buy in primary market and bargain hunting in secondary market and auction market (if cash allowed to do it). Focus still very much on mass market around rm400 to 500k. Leaving some cash as emergency aid and prepare the worst. If bank suddenly loosen the lending criteria then this cash can be used to BBB again.\n\n\nFlat White\n\n\nVALUE BUY, VALUE BUY, VALUE BUY.\n\n\nKopi O Peng\n\n\n\u201cBuy to Let\u201d strategy, buy and rent, focus on matured area.\n\n\nLatte\n\n\nTo be cautious, to go back the basic to focus to maintain good mix of CF+ portfolios and have sufficient reserves for good deals coming along, or to buffer the uncertain market conditions.\n\n\nSoy Cappuccino\n\n\nBuy and hold strategy. Change strategy from Short term to midterm plan. Buy \u201cLimited Unique Product\u201d. My focus will more to these two words of \u201cValue\u201d And \u201cBuy\u201d and apply some knowledge and tools to combine these two words together. Do I need to make it so clear? You do the sum and let me know!\n\n\nAffogato\n\n\nAim sharply before pulling trigger , given the limited credit availability due to LTV70,\n\n\n\u00a0\n\n\n\n\nWhat is your advise to budding new investors ?\n\n\n\n\nBlack Coffee\n\n\nEquipped yourself with knowledge and surrounded yourself will like minded friends/networks. For example Propcafe consists of 7 enthusiast founders with different background but sharing similar love in property investments. Never have herd mindset and always perform own due diligence for investment making decision.\n\n\nCafe Correto\n\n\nIn this end of property boom cycle, make sure you have enough buffer to cover: 1 year property installment with zero rental on your empty unit. 2. Buy those you can use as ownstay. 3. Don\u2019t listen too much from the so called guru.\n\n\nFlat White\n\n\nBuy whenever you can afford, but applying bank loan is more stricky than one thought currently,\n\n\nKopi O Peng\n\n\n\n\na) Buy for own stay first before buying for investment\n\n\nb) If there is no good buy, rent first while waiting for good deal.\n\n\n\n\nLatte\n\n\nWork hard to understand the underlying value of the properties. Network, be humble and learn from those who had made it in real estate investment.\n\n\nSoy Cappuccino\n\n\nDo you own diligent and be more hard working. Don\u2019t trust others including news and media as well as don\u2019t trust yourself so much either, trust on facts and actual numbers. Don\u2019t extremely over analyzing and do it within your mean. If you look hard enough, there will be good buy regardless of time and location. Last but not least, of course please subscribe to us at PropCafe.Net and following us on our facebook \nhttps://www.facebook.com/propcafe.net\n \ud83d\ude42\n\n\nAffogato\n\n\nBe smart and practical in your investment. If you can wait, then go for valued buy new launches, else can just invest in many of the subsale units available, where the rental yield is still pretty decent. Always always do your own due diligence \u2013 and buy with eyes wide open, not eyes wide shut.\n\n\n\u00a0\n\n\n\n\nWhat has been your best investment to date, and why ?\n\n\n\n\nBlack Coffee\n\n\nThere are plenty of invested properties yield more than 50% cap gain, some with 5/95 scheme or zero down during the heydays of 2009/10. However my best investment was my first flipped condo in Sentul. From the proceeds, I have re-invested in multiple condos that yield multiple folds return compared if I still keep the condo.\n\n\nCafe Correto\n\n\nIt has to be investment on Regalia. Not so much in term of profit but the self satisfaction on the execution part. Booked a leftover underpriced unit from developer (maybe 20 over layouts has confused the marketing team) few months before its VP in Aug 2012. I signed the SPA in March 2013 (don\u2019t ask me how I dragged it) for a 860sf unit 2 bedder at nett rm450k. Received keys in May 2013 then rented out and sold in the same month of Oct 2013 at rm690k. Technically 6mths+ flip with rm240k gross profit. This show that it is still possible to have gems from leftover units from the soon to be vp project.\n\n\nFlat White\n\n\nSetia EcoPark. Look no further especially any launch prior to 2012 where its prices still affortable. Best ROI ever especially Setia\u2019s innovative 5/95 DIBS package. Just kicking myself didn\u2019t buy enough.\n\n\nMy big miss was Desa Parkcity. Otherwise I would have been sipping my white wine somewhere in France region while replying this questionnaire.\n\n\nKopi O Peng\n\n\nAll the auction deals with 30% below market value.\n\n\nLatte\n\n\nConsider myself lucky to start looking at property investment on early days, did enjoy some good appreciation for properties purchased pre BBB era. What was a good gain earlier doesn\u2019t mean you may also gain later, real estate investment is a long haul journey, in all, I enjoy it.\n\n\nSoy Cappuccino\n\n\nI think my best investment to date is not property but rather the knowledge of property and friends who are share the same common interest and passion in property. There won\u2019t be any best investment so long you are still investing !\n\n\nAffogato\n\n\nEmpire Damansara for its liquidity and capital appreciation. Pacific Place, for it\u2019s almost zero down entry scheme; and proximity to LRT station, from low RM400psf ; \u201cwhere to find\u201d these days. So cheap, compared to the other new launches in the Ara Damansara area.\n\n\n\u00a0\n\n\n\n\nAny thoughts on MRT2, MRT3, Kidex, Kwasa \u2013 and how it will influence your investment strategy\n\n\n\n\nBlack Coffee\n\n\nFollow the infrastructure as this will enhance accessibility and conveniences of the properties.\n\n\nCafe Correto\n\n\nMRT 2 and 3 just too far away. There are plenty of MRT 1 and LRT opportunities, why bet on something that may change or fail to execute? When bad time come, everything will be shelved.\n\n\nFlat White\n\n\nNo thought. I don\u2019t buy on rumours, sell on fact.\n\n\nKopi O Peng\n\n\ni am avoiding properties closed to these amenities as developers have priced into the selling price.\n\n\nKwasa, MRT2, MRT3 more like a vision 2020, a medium term investors with 3-5 years time horizon, would unlikely to see the impacts.\n\n\nLatte\n\n\nDo be very careful to potential new developments that priced in these infrastructures, as track records show that projects under current government administration has the tenancy to delay project completion, and to be further \u2018tertangguh\u2019 It would be safe to only invest in these location when these infrastructure materialise.\n\n\nSoy Cappuccino\n\n\nNo doubt these are the area labeled as hot spot. It does not influence my investment much unless the price and product match my target. Of course, MRT2, 3, KIDEX, KWASA, DUKE2 & DUKE3, SKIP; all this require a longer investment horizon, perhaps I might look at it for long term strategy. No doubt is worth to have your eyes here and maintain a flexible strategy to accommodate some of the properties around here.\n\n\nAffogato\n\n\nLook at the time horizon of the estimated completion date, then decide on your time horizon for investing \u2013 does it tally, can you hold that long ? i.e. I-City and promise of an LRT line .. when will it materialize , 2020 ? 2025 ?\n\n\n\n\n\n\nIs the usage of rental yield as a benchmark, still reliable ?\n\n\n\n\nBlack Coffee\n\n\nYes, it is still relevant as rental yield (whether net or gross) is the first yardstick to be used to filter a good cash flow game properties. However, many other factors in play that need to be considered. For example the potential of the \u201cupcoming areas\u201d that might rendered current rental yield insignificant.\n\n\nCafe Correto\n\n\nForget about great rental yield. Reality hits due to highly priced property nowadays and stagnant income growth. Low and mid cost apartment may still provide relatively good yield but to manage it with high number of property and low quantum may not be everyone\u2019s cup of tea. I will keep the existing portfolio (with pretty good yield) while slowly add in MRT infrastruture driven project. Slow down is the theme of this year.\n\n\nFlat White\n\n\nIt depends on what is your inclusion as your cost.\n\n\nKopi O Peng\n\n\nRental yield is just a number, as long as rental can cover monthly instalments, investors shall look at the capital appreciation instead.\n\n\nLatte\n\n\nYes, this is the core fundamental value of asset investment, anything without CF or yield is likely to be speculation than investment.\n\n\nSoy Cappuccino\n\n\nYes to some extent but I won\u2019t be too rigid with that. It is just one of the key factor but not the ultimatum. There are lot more to consider other than rental yield for today\u2019s scenario.\n\n\nAffogato\n\n\nAs a novice investor, it should be one of the key benchmark during decision making time.\n\n\n\u00a0\n\n\n\n\nYour thoughts on \u201cbubble\u201d in the Klang Valley real estate scene?\n\n\n\n\nBlack Coffee\n\n\nPrices have been escalated steeply and BNM, government has taken step to curb speculation since 2011 and thanks to them the transactions have been trending down and flattish for past 2 years. Nevertheless, most developers have sold well and holding large unbilled sales that can last them for next 2-3years therefore they could hold the prices for the inventories and future prices. Nevertheless the Malaysia demographic is young and there are still demand for new housing. 2015/6 will be an interesting period where tough measures, wait and see attitude of buyers, uncertainties of world economy and gst impact, the oil prices etc all are interwined and affecting Klang Valley property market.\n\n\nCaf\u00e9 Coretto\n\n\nI missed the forummer called Toptail when talk about bubble. I am more incline to believe that market will be stagnant in 2015 and some projects in \u201csi beh ulu and far place\u201d may suffer if it is vp this year. Bubble? No. We don\u2019t have subprime loans in Msia. But, those who thought they are so smart to get loan via \u201ccreative\u201d ways, god bless them.\n\n\nFlat White\n\n\nThere wont be any real bubble in Klang Valley as demand for property is still rather consistent, however certain type of properties at certain locations might not be performing as well as other. I keen to say SOVO buildings not close to public transportation will not be doing that well.\n\n\nKopi O Peng\n\n\nBubbles = oversupplies, Not applicable on all property categories. High rise properties are oversupplies in general, especially in the new area like Cyberjaya, or overdeveloped area like in Jalan Ampang, or Mont Kiara.\n\n\nLatte\n\n\nNo sign of property overhang yet. If we were to compare our real estate prices to our neighbouring countries, such as Vietnam, Myanmar, Thailand, and Singapore, in fact Malaysia properties prices are not so bad.\n\n\nSoy Cappuccino\n\n\nBubble? I heard it since 2007 , and very often in 2010-2012 and I hardly hear today. I would say more to price correction especially for high-end market and also overly supplied market with \u201chigh end price\u201d.\n\n\nAffogato\n\n\nYes, in selected areas, e.g. Mont Kiara and high-rise, especially studio-sized units in places like Cyberjaya.\n\n\nIn the traditional areas, do not expect a bubble \u2013 even if price corrects, there will be people who will snap it up right away.\n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propcafes-property-buyer-dictionary-120-dont-when-purchase-residential-property/", "title": "PROPCAFE\u2122 Guide : Property Buyer Dictionary \u2013 \u201c120 Don\u2019t\u201d When You Purchase A Residential Property By PROPCAFE", "body": "\n\nFORWARD\n\n\nPROPCAFE founders are not property gurus but a bunch of crazy property enthusiasts who just could not stop sharing property information and experience among each other. We have a 24/7 PROPCAFE\u2019s founders\u2019 Whatsapp group chat ON (YES, we have founders who just do not sleep at night) and over years, we have accumulated many discussion on properties. Many situations, there were many strong statements come out from PROPCAFE founders. This article combined most of the statements which could be helpful to many. Bear in mind, don\u2019t apply it \u201cbuta buta and bulat bulat\u201d to yourself as some may not necessary help in your situation. Read it as a novel, if you like the quote, please use and apply it and of course remember to quote us. If you think it is bullock, then just skip it. No right or wrong! If you cannot finish reading it (how can you finish any dictionary in one go?), please come back again!\n\n\n\n\nPhoto Credit: WC Khong (Putrajaya/Cyberjaya Shot)\n\n\nLet\u2019s start the PROPCAFE Property Buyer Dictionary \u2013 \u2018120 Don\u2019t\u2019 When You Purchase A Residential Property!\n\n\nA1. For Investment Purpose (General Observation)\n\n\n\n\n1\n Don\u2019t buy what you want, buy what the mass want when it comes to investment. It has proven to be easier to rent and sell in future instead of investing in high end properties. Niche market play, you need different level of holding power. Why try to make yourself stuck when you can roll your money?\n\n\n\n\nHomework: What is the mass market entry for your target area? Remember, different area comes with different level of mass market.\n\n\n\n\n2\n Don\u2019t wait! Anytime is a good time to buy property for investment (or ownstay) especially it\u2019s a good buy. Good and liquid properties hardly suffered from significant price drop.\n\n\n\n\nHomework: What level is considered a good buy? Many sources to refer nowadays.\n\n\n\n\n3\n Don\u2019t be over excited to buy a subsales property that is way below market value!\n\n\n\n\nHomework: Always check if any caveat charge before plunging in. It might be already an auction property.\n\n\n\n\n4\n Don\u2019t buy the property types that you are not familiar. Don\u2019t just buy different type of properties for the sake of portfolio diversification.\n\n\n\n\nHomework: Understand your own financial and exit strategy well.\n\n\n\n\n5\n Don\u2019t make decision solely based on the price tag and market value (over/under). Some properties and location can stir emotional feeling of purchasers, especially in a matured area with limited supplies.\n\n\n\n\nHomework: Matured location comes with more transaction data, find out the supply and demand there!\n\n\n\n\n6\n Don\u2019t buy property without a visit to the site. It is like choosing a wife from cinema with light off.\n\n\n\n\nHomework: Visit the site, day and night. Of course, peak and off peak period too.\n\n\n\n\n7\n Don\u2019t buy property with cemetery view! Although to some it could be WONG (brings good luck) but to majority, it is likely to be SUI (unsighted, brings bad luck).\n\n\n\n\nHomework: Mr Google will help. To be 100% sure, please check local authority to know the future plan on the vacant land surrounding your property.\n\n\n\n\n8\n Don\u2019t be too engrossed with your rental income in the same building. It depends on luck (and to some extent, the agent you appointed) when someone can rented out higher or lower.\n\n\n\n\nHomework: Understand the market rental in your building, set a range. Hit it then just take it.\n\n\n\n\n9\n Don\u2019t attend all property seminars just to find out how to buy more beyond your means and use smart financing to beat the system. While you are beating the system, you may dig yourself a grave yard. Don\u2019t bet but invest!\n\n\n\n\nHomework: Always buy within your mean.\n\n\n\n\n10\n Don\u2019t bargain for 5k or 10k to close the deal if you really intend to buy or sell the project and get trap into penny wise pound foolish behaviour.\n\n\n\n\nHomework: Set your own price range, not price!\n\n\n\n\n11\n Don\u2019t be a sheep. Make a stand and have a view. If the deal goes lemon, you have no one to blame but yourself\n\n\n\n\nHomework: Do homework by yourself! No short cut.\n\n\n\n\n12 \nDon\u2019t be stingy on lawyer fees or squeeze them for better discount. Get a good one and pay them reasonably and make them your long term partner if u want to be remain in property investment for longer term.\n\n\n\n\nHomework: Check with season investors to get one to start with.\n\n\n\n\n13\n Don\u2019t be superstitious on house no.8 over no.4 when picking property. No.4 which facing N/S could be carrying more value than No.8 but facing West.\n\n\n\n\nHomework: Moral of the story, don\u2019t overpay the premium due to No. of the Unit. Make sure the premium paid would not make your unit lose out the competitiveness.\n\n\n\n\n14\n Don\u2019t be too particular on the quality of recent vped unit and demand perfection and with full rectification from developer if your unit is meant for rental investment. Every minute wasted on rectification cost you money.\n\n\n\n\nHomework: Be friend with defect workers and supervisors, there is way to make the defects rectified much faster than you. Scolding, yelling, and complaining does not help.\n\n\n\n\n15\n Don\u2019t believe in GRR scheme. A good deal does not need any incentives to sell.\n\n\n\n\nHomework: Study and find out the \u201cactual\u201d value of the property. Most of the times, you will be surprise, you are paying GRR yourself.\n\n\n\n\n16\n Don\u2019t buy because everyone is buying or every news tell u it is a buy call. A too good to be true project especially government initiated projects, most of the time it will take longer time to materialize. If government said it is 10years then better take it as 20 years and make sure you can hold.\n\n\n\n\nHomework: Go back to 101 Economic Fundamental. Find out the Demand and Supply!\n\n\n\n\n17\n Don\u2019t buy emotionally, take a break, go outside (from sales gallery), get some fresh air. Don\u2019t make decision in the sale gallery.\n\n\n\n\nHomework: You can go to sales gallery many times, but always make your decision before enter the sales gallery to swipe and sign your cheque.\n\n\n\n\n18\n Don\u2019t buy just because of ego or try to impress other investor friends by quantity. A good property investor always pay more attention on quality of his investment portfolio instead of quantity.\n\n\n\n\nHomework: Know your capability of handling the quantity of properties and amount of installment.\n\n\n\n\n19\n Don\u2019t buy the LRT/MRT hype, unless it\u2019s confirmed or WIP.\n\n\n\n\nHomework: Always verify the news and best if you can see the tender notice! We can still see the talk on MRT3 in 2025!\n\n\n\n\n20\n Don\u2019t discount student rental or commercial rental even if they do offer lower rent. Most of the times, they are better paying masters than some dodgy individuals as Malaysia doesn\u2019t have a national tenants verification database. Don\u2019t get blind on high rental offer.\n\n\n\n\nHomework: Get a good agent to filter and make sure all valid documents in place.\n\n\n\n\n21\n Don\u2019t increase rental unnecessary if your tenant pays promptly and take good care of your unit.\n\n\n\n\nHomework: Understand the market situation, demand and supply at least surrounding your property.\n\n\n\n\n22\n Don\u2019t rely on property forum to gauge reception, many have his/her own agenda in promoting or discredit certain developments or developers. Genuine discussion is hardly found nowadays.\n\n\n\n\nHomework: Get information from different sources.\n\n\n\n\n23\n Don\u2019t reverse your final confirmation when agreed to buy or sell. No one will serve you or buy/sell for you in future if you can\u2019t keep to your final decision. Word is Gold in property investment.\n\n\n\n\nHomework: Make up your mind earlier.\n\n\n\n\n24\n Don\u2019t get too happy on how much you have already gained (vs. market value) during the purchase process. It\u2019s like count the chicken before it is hatched.\n\n\n\n\nHomework: Check the market value will do then lock it in your spreadsheet and move on.\n\n\n\n\n25\n Don\u2019t forget the \u201cLocation of the Location\u201d factor. Not all locations in demanded areas such as SS2 or TTDI is good. Same applies to KLCC, not all KLCC properties can demand the same liquidity and price.\n\n\n\n\nHomework: \u201cSegmentise\u201d the demand and rental price in one location. You will be surprise to see big differentiation there.\n\n\n\n\n26\n Don\u2019t get suck into crazy package. Free car? Really? Or for some cases, free kitchen and what nots. Make sure you can get cash discount equivalent instead of tangible freebies. Cash is and always be your dear friend than some consumables.\n\n\n\n\nHomework: Know the actual/market value of the property. Study the market price in the location. Price in the right \u201cpremium\u201d. How to determine the premium? That\u2019s will come after you buy many properties later.\n\n\n\n\n27\n Don\u2019t just borrow x 3. Gearing, gearing, and gearing. Never ever over-geared your debts service ratio and cry at night silently before going to bed every night. Property investment supposed to be your passive income, and not your daily nightmare.\n\n\n\n\nHomework: Talk to few of your mortgage bankers, they can tell your whether you are over geared. Average number don\u2019t lie, in this case.\n\n\n\n\n28\n Don\u2019t buy outer view, if you have doubt or not sure what will happen on the vacant land infront of the property. Go for inner view or pool view unit to mitigate the risk of unpleasant outer future view. View is not everything.\n\n\n\n\nHomework: Mr. Google and local authority will help.\n\n\n\n\n29\n Don\u2019t buy the properties that come with many agencies (to sell). Think twice before you plunge in. Do ask yourself the question why can\u2019t they sell it internally? Don\u2019t you worry on a developer that cannot afford to have marketing arm themselves? Are they serious on their property business? Even external agencies may keep the developer cost low, why so many?\n\n\n\n\nHomework: Check out the external agencies appointment with developer. Ask them the reason. Then see whether it is logical. If it is \u201cbullshit\u201d, then just skip it.\n\n\n\n\n30\n If the property is still for sale from developer after VPed, it is likely overpriced (when first launched) and oversupplied.\n\n\n\n\nHomework: Check the launched price and understand the demand and supply of the location.\n\n\n\n\n31\n Don\u2019t subscribe into the statement of \u201cGood thing not cheap, cheap thing not good\u201d. It is not always true, especially for auction market. U may find good deals in the market, like many do.\n\n\n\n\nHomework: Focus on the properties you want. Monitor the market price and auction market, execute you plan when it hits your floor price.\n\n\n\n\n32\n Don\u2019t Invest in a property that more than 50km away, or 10 zones away (international standard = 1 zone equal to 5kms radian) from your existing own stay property. Renovation and arrangement will cost more time (to travel) and money (sub it to outsider for help)! Tiring journey to \u201cenjoy\u201d. It also impacts on the maintenance of your tenanted units on later stage as well.\n\n\n\n\nHomework: Mr Google Map can do wonder.\n\n\n\n\n33\n Don\u2019t take the title too seriously. Leasehold in good area could be better than freehold in unproven area.\n\n\n\n\nHomework: Know the market value.\n\n\n\n\n34\n Don\u2019t listen too much from property gurus and miss out on own homework before purchase the property.\n\n\n\n\nHomework: You are doing it now when reading this article. PROPCAFE standard is always to spend 200 hours on research before buying a property.\n\n\n\n\n35\n Don\u2019t expect all of your investment will be your cash cow. Market goes up and down all the time. Sometimes you made, sometimes you lose and most time you break even, in term of rental return and capital appreciation.\n\n\n\n\nHomework: Study micro and macro factors. Put them together to make up your mind.\n\n\n\n\n36\n Don\u2019t try to get too many opinions from too many parties in your decision making process. You have your own criteria and usually only you know what best for you.\n\n\n\n\nHomework: Try to get more information from many parties and sources, not opinions.\n\n\n\n\n37\n Don\u2019t convince yourself to invest a property with assumption of \u201cmove in for own stay if cannot sell or rent out\u201d. The two criteria can\u2019t tango together. Better buy one strictly for investment value and later resell and use the capital gain to buy something for own stay.\n\n\n\n\nHomework: Make up your mind first whether it is for investment or ownstay. Then only move on to other aspect to evaluate the property.\n\n\n\n\n38\n Don\u2019t just look at new project! Primary market purchase gives you profit after 2-3 years later whereas sub sale property may get you immediate profit when you buy, either through positive rental income or sub sale. So, don\u2019t limit yourself to primary purchase direct from developer.\n\n\n\n\nHomework: Spend more time with trusted agent to get the first hand undervalued properties. Alternatively, raise your hand in auction room.\n\n\n\n\n39\n Don\u2019t rush to queue to buy one as the crazy hype may impair your judgement in getting a suitable unit. Don\u2019t just buy because others are buying.\n\n\n\n\nHomework: Find out what\u2019s the hype about. Talk to the person or source that \u201crelease\u201d the hype.\n\n\n\n\n40\n Don\u2019t put on the criteria of traffic congestion in deciding to buy the property. Heavy traffic location always turns out to be one of the highest capital appreciation projects for mass market segment.\n\n\n\n\nHomework: Study more on demand, supply and market value not traffic. High traffic could be bad for super high end enclave project.\n\n\n\n\n41\n Don\u2019t just follow the developer. Keep the mantra of \u2018location, location, location\u2019. A project from a well-known developer in unknown area could be worse than a project from new developer in an establish area.\n\n\n\n\nHomework: Study the profile of new developer. Make sure the premium priced from well-known developer justified.\n\n\n\n\n42\n Don\u2019t assume that property booming period (2008-2012) is a decade event cycle, it comes once every blue moon which you cannot predict. Be careful what you buy for flipping or for rental income.\n\n\n\n\nHomework: Keep on eyes on the latest cycle and move your strategy accordingly. No one can believe US. Interest rate near to zero so many years. Same should apply to property cycle.\n\n\n\n\n43\n Don\u2019t be upset. There is always a better buy ahead, missed out one good deal will not make you poorer.\n\n\n\n\nHomework: Get yourself updated all the time on property news/information. So, you won\u2019t miss out a good deal next time. Follow our Facebook!\n\n\n\n\n44\n Don\u2019t assume well known developers translate into good quality delivery. The end product quality much depends on the main contractor that they appointed. Many developers are just a \u201cmarketing companies\u201d, they sell but not build. Same applies to the maintenance under warranty period. Of course, developer plays a role to manage the contractor but sometimes it can be hard to manage when it is completed and many defects come in. It will take time to solve it.\n\n\n\n\nHomework: Visit more completed sites rather than show units. Note down the main contractor information.\n\n\n\n\n45\n Don\u2019t assume all developers can delivery as in BBB days (good economy). When buy from new developer with no track record in property development, make sure you did a thorough check on the directors\u2019 background and their ability to execute the project. During property booming time, any Tom, Dick and Henry can build and sell properties, but not when the economics hit the snail. Many newbie developers that have no financial backing might find themselves in a dark hole to crawl out, especially young directors that never gone through recession prior.\n\n\n\n\nHomework: Check out SSM information, it won\u2019t cost much to know more about the developer.\n\n\n\n\n46\n Don\u2019t buy from a developer that don\u2019t spend money on marketing even the reputable old name, if your intention is to flip it. The market audience/buyer has changed, many love the hype and instant brand creation. Old way of selling property nowadays does not push the price up in short term. This is solely based flipping perspective.\n\n\n\n\nHomework: Flip newspaper more and read more social media. Understand what own-stayers want.\n\n\n\n\n47\n Don\u2019t forget that \u201cYou made when you buy, not when you sell\u201d. Because everyone can sell, it\u2019s the price discrepancy between buying and selling that counts.\n\n\n\n\nHomework: As an investor, do homework earlier than the rest and jump in to get the \u201cbest value\u201d units. When market is slow, winner or loser is likely to depend on the price and unit that purchase compares to other owners. If you cannot beat external competitors, you must make sure you can beat the internal one (not just to throw price of course!)\n\n\n\n\n48\n Don\u2019t ever put in the mentality of \u201cjust follow the Top 10 biggest developers will do\u201d. This will not work in the challenging property market such as at current. Even good developers are throwing prices, give better discount and incentives to move their unsold stock. Earlier buyers usually are the ones that suffered from either stagnant price movement or lower price movement.\n\n\n\n\nHomework: 200 hours on and offsite research please.\n\n\n\n\n49\n Don\u2019t borrow from loan shark or \u2018ah long\u2019 to buy property or swipe your credit card to buy. Seriously, no property is worth the capital appreciation of what these credit \u2018institution\u2019 charged for the fund. Don\u2019t always think that you are so brilliant that can have a cheaper fund or can make higher return than from this funding source. When situation turns, you will be in deep trouble.\n\n\n\n\nHomework: Do you financial planning. If you cannot afford, don\u2019t put yourself in trouble.\n\n\n\n\n50\n Don\u2019t buy from property fairs (especially the Bumiputera fairs), developers participate to clear overhang stocks. If the properties are such a good buy, even bumi released units, they will sell out in no time and no need to wait for property fair to clear stock.\n\n\n\n\nHomework: Good to go property fairs to collect information and understand the \u201coverhang\u201d stocks in the market. Property fair is a good place to know more, not to buy more.\n\n\n\n\nA2. For Investment Purpose (Observation on High Rise Property)\n\n\n\n\n51\n Don\u2019t forget your property\u2019s surrounding. Usually views are temporary, especially in a highly built out area. High floor doesn\u2019t mean anything, next door property can be higher than you.\n\n\n\n\nHomework: Site visit and check with local authority.\n\n\n\n\n52\n Don\u2019t assume liquidity is the same for different layout and size. Condo larger than 2000sq usually very illiquid in sub sale market due to unaffordable price tag to mass market.\n\n\n\n\nHomework: Don\u2019t just look at per square feet price but also the absolute price.\n\n\n\n\n53\n Don\u2019t be too engrossed with the image of pride of KL skyline KLCC view, especially for investment properties. The premium imposed by developers usually not worth the additional cost.\n\n\n\n\nHomework: Balance the premium and view. If view is crucial in this market segment, get the \u201cmedium premium\u201d unit not \u201ccrazy premium\u201d.\n\n\n\n\n54\n Don\u2019t be too fascinated by the building facade and ignore the fundamentals, rental demand and location of the property.\n\n\n\n\nHomework: Back to 101 of property investment. Reading this article will definitely help!\n\n\n\n\n55\n Don\u2019t buy affordable home for investment purpose as there is little product differentiation amongst units, and there is capped sub sale period.\n\n\n\n\nHomework: Affordable housing is meant for those who can hardly get a property. Be an ethical investors. There are money elsewhere! No homework needed, skip it!\n\n\n\n\n56\n Don\u2019t buy high floor inner views, the premium is not worth it.\n\n\n\n\nHomework: Get the information like distance between buildings from the developer! You don\u2019t want to end up with high floor but facing window/wall/balcony.\n\n\n\n\n57\n Don\u2019t buy mickey mouse \ud83d\udc2d residence or office setup such as so(x)o at non-prime area with far rung unpopulous location only for the sake of lower entry price.\n\n\n\n\nHomework: Do more research on the segmental market demand and pricing differentiation between landed, highrise and pigeon holes products. If the differentiation is small, forget the mickey mouse units.\n\n\n\n\n58\n Don\u2019t forget the factor of high density with no product differentiation when it is for investment, meaning floor plans for all units are either the same or with very little variations. It usually translates into lower gain on sub sale as potential buyers will have a field day to cherry pick in the same development.\n\n\n\n\nHomework: Check out those completed projects with more than 1000 units. You will usually find out the answer there.\n\n\n\n\n59\n Don\u2019t just think about the location in broader sense. For example, KLCC properties, location of the property must be on the main artery road or at least the ground of building is visible from main artery road, and not some hidden alley street, back lane or \u2018lorong-lorong\u2019 if you expect your property to fletch premium in both rental or sub sale.\n\n\n\n\nHomework: \u201cLorong\u201d doesn\u2019t jive with KLCC tag. Drive your car around, if you have difficult to find it from the main road, forget it!\n\n\n\n\n60\n Don\u2019t buy property with high tension cable view. Even if you don\u2019t mind, there are many subsales buyers mind, or take the opportunity to press your price down because of the unsighted view out.\n\n\n\n\nHomework: Site visit! Make sure there are massive discount if you insist to buy it.\n\n\n\n\n61\n Don\u2019t buy property with too futuristic facade or complex design. Beautiful thing usually hard to maintain. Even if it can be maintained, the maintenance fees will be high. Also some developers may not be able to build futuristic design concept to the artist\u2019s impression or cutting corners to save unbudgeted construction cost. Vertical garden or hanging garden comes to mind.\n\n\n\n\nHomework: Check out the developer\u2019s previous project. If they never built such futuristic or complex design, then discount the beautiful fa\u00e7ade delivery from them.\n\n\n\n\n62\n Don\u2019t overpay the premium for the high-rise above shopping mall where the mall is sold by strata title and not managed by a reputable retail team.\n\n\n\n\nHomework: Check out the demand of amenities and sustainability of mall in the area. Be prepare to see slow take up or shop opening in the mall. Everyone will be waiting for each other as no concrete plan or strategy to make the commercial to be successful in the mall.\n\n\n\n\n63\n Don\u2019t forget the cost and time of renovation for investment purpose. It is best to buy partial furnished unit fitted with kitchen and aircon to minimize the up fitting cost (and it also formed part of your loan financing, hence reduced your actual cash outflow before rented your unit).\n\n\n\n\nHomework: Do your maths on renovation cost on \u201croti kosong\u201d unit. Opportunity cost can be huge if installment is large and it takes long time to get your carpentry to deliver the necessary kitchen cabinet or furnishing\n\n\n\n\nA3. For Investment Purpose (Observation On Landed Property)\n\n\n\n\n64\n Don\u2019t buy property that facing inner T junction or backing T junction external road as it will always see the unit \u201cFor Sale\u201d.\n\n\n\n\nHomework: Thorough check on development plan and direction. The best, check the architecture plan if possible.\n\n\n\n\n65\n Don\u2019t buy the corner unit with super large parcel of extra lands which normally will not turn the property super valuable for investment purpose. It will reduce the demand drastically due to affordability.\n\n\n\n\nHomework: Measure the extra land psf price to see whether it is worth for the price to compare with absolute price for other corner unit.\n\n\n\n\n66\n Don\u2019t wait. For investment, it\u2019s always better to buy the initial phases of a larger development because developers\u2019 price push inflation will ensure the future phases won\u2019t be priced lower than the earlier launch. Make sure you have confident of the developer and its execution of the masterplan.\n\n\n\n\nHomework: If there are many phases and huge lands to be developed, make sure the developer is reputable enough (with strong financial capability) to execute it.\n\n\n\n\nB1. For Ownstay Purpose (General Observation)\n\n\n\n\n67\n Don\u2019t choose west or east facing if possible, for landed investment. It takes longer time to sell normally. Time = Money.\n\n\n\n\nHomework: Orientation is the first thing to check for landed property investment.\n\n\n\n\n68\n Don\u2019t buy those projects that besides or near sewerage pond. Although these days some sewerage ponds are odorless to some extent, but the price appreciation might not be shared with your future sub sale buyer.\n\n\n\n\nHomework: Site visit. See it and smell it.\n\n\n\n\n69\n Don\u2019t assume that \u201cunwelcome foreigner\u201d or students will not be your neighbour even though currently no sign of having it. When market is slow, investor can be desperate, no matter how luxury or high end is the property.\n\n\n\n\nHomework: Understand the demographic in your interested location and talk to management office. The rest will be out of your control.\n\n\n\n\n70\n Don\u2019t over subscribe on the readiness of broadband services promised by developer, most likely than not, they are not ready at VP. In many cases, it take months for TM or Maxis to set up the infrastructure.\n\n\n\n\nHomework: If it is so important to you or always want to move in very early, check around the fiber optic infrastructure nearby your interested property. Nowadays, developer will use second tier broadband service providers as they are more keen to expand the business.\n\n\n\n\n71\n Don\u2019t assume nothing will change in the surrounding of your property. Be wary of buying property next to main artery road as it might turned to highway or lrt/mrt track built on it.\n\n\n\n\nHomework: Check with local council or any other source that has the planning in this area.\n\n\n\n\n72\n Don\u2019t buy property in the view of \u201cmoving in\u201d without consider all other factors in longer time horizon. The change of scenario (p/s: trust us, the only constant factor in life is \u2018constant changing\u2019) in few years\u2019 time such as growing family structure or taking live-in ageing parent(s) may cause the property stuck in not so rental friendly segment/area.\n\n\n\n\nHomework: Make longer term planning, especial it is for new under-construction property.\n\n\n\n\n73\n Don\u2019t buy property with a restricted master bedroom\u2019s space that have no room to fit a king size bed. Ageing, snoring and horizon expansion of body sizes will make it very uncomfortable to share the matrimony bed for life with your partner (to someone it does matter. Lol). Serious note, master bedroom always need more space for other reason e.g. to put in baby cot in future or add in more cupboard etc.\n\n\n\n\nHomework: Always check the scale and size of master bedroom.\n\n\n\n\n74\n Don\u2019t buy property that besides an under-construction project as it will bring u pain of noise and dust pollution, not to mention possible of break in crime. Of course, if you love the place so much and this issue is secondary to you then ignore this.\n\n\n\n\nHomework: Nothing beat site visit and check out with local council on the empty lands besides your property.\n\n\n\n\n75\n Don\u2019t buy property that too far away from the parent or in-law\u2019s house. With a baby or kid, it becomes very taxing on travelling time for all families to visit each other for bonding and emergency purposes.\n\n\n\n\nHomework: Weigh up the need of being near to your parent or in-law/relatives and privacy. Some prefer to be away to maintain a better relationship in long term. It works both ways.\n\n\n\n\n76\n Don\u2019t believe fully what sale agent says, data don\u2019t lie. Do your homework, trust your instincts and facts.\n\n\n\n\nHomework: Take back the information and check with Mr. Google then only ask relevant and important or specific question from property investors. Asking question of whether this X project a good buy, is a rubbish question!\n\n\n\n\n77\n Don\u2019t believe fully in artist\u2019s impression. That is how they make their living on painting your dream home. To play safe, discount 50% on what the \u201cartist\u201d is trying to sell to you.\n\n\n\n\nHomework: Check out the developer\u2019s previous project and its brochure.\n\n\n\n\n78\n Don\u2019t buy property that join name with your girlfriend, boyfriend or relatives to avoid any future complication should your relationship went sour in near future.\n\n\n\n\nHomework: Take the worst case scenario and put in black and white on the action with the persons if you really intend to do it. No point to predict the future relationship as it will always change.\n\n\n\n\n79\n Don\u2019t buy too near to river or monsoon drainage system to avoid flash flood or stagnant waterway during drought season. It\u2019s a breeding ground for mosquito too.\n\n\n\n\nHomework: Site visit, site visit, site visit!\n\n\n\n\n80\n Don\u2019t let Feng Shui master to choose the property for you. You are the one who stays there not him. And you can only blame yourself when everything doesn\u2019t go right, with or without Feng Shui master.\n\n\n\n\nHomework: Go to the unit and feel it. All human comes with special talent. When you step into the unit, you will know whether it fits you or not. Save the cost of Feng Shui master to renovate your house nicer!\n\n\n\n\n81\n Don\u2019t sign SPA before obtaining at least a loan offer from bank, no matter what sort of promise the SA told you so, such as obligation free cancellation and etc. (Unless you plan to buy with cash \ud83d\ude09 )\n\n\n\n\nHomework: Apply loans to 3 banks if you are not confidence on your affordability. Pre-loan check is possible too. Make more friends from mortgage sales.\n\n\n\n\n82\n Don\u2019t wait for the property price to come down only to buy for ownstay. Try to get yourself always ready to buy but to press the price down. There is difference between waiting for price drop and pressing for price drop.\n\n\n\n\nHomework: Always put an eye on the price of the property that you are interested to understand the market price, not to wait for the \u201cdurian runtuh\u201d.\n\n\n\n\n83\n Don\u2019t hope a miracle will happen in a brand new township to have full population and amenities in short term. Usually township needs time to mature and comes vibrant approximately 10years!\n\n\n\n\nHomework: Understand the master plan of the township and developer planning. Add another 5 to 7 years on top of developer\u2019s plan.\n\n\n\n\n84\n Don\u2019t think of buying a property if you can\u2019t afford to at least pay for the down payment of 10% of the property price, and needed some sort of zero entry or installments arrangement in order to afford to buy from developer for own stay. Even with the help of family, you may struggle to maintain or renovate it. Some also wrongly estimate the affordability, after the help of family, when he takes over the keys. Disaster may happen.\n\n\n\n\nHomework: You know the best on your financial capability. If you FAMA decided to chip in, make sure can handle the future \u201ccost\u201d of having a property.\n\n\nPROPCAFE 120 DON\u2019T BUY #85 Photo Credit to Joonz\n\n\n\n\n85\n Don\u2019t buy property that come with haunted stories/murder/suicidal case for own stay, no matter how much below the market price. Especially, those do not dare to watch haunted movie.\n\n\n\n\nHomework: Key word search (ghost, haunted, murdered incident etc) on google to the property that you intend to buy from subsales.\n\n\n\n\n86\n Don\u2019t make your own decision, if you intend to buy own stay property to setup family, do let your wife be the decision maker (well, mostly). A happy wife is a happy life.\n\n\n\n\nHomework: Bring her to view the property or sales gallery. Make sure she is ok on all aspects that she would be expected for a family home. Make sure she is fine with open kitchen if no wet kitchen, size of bedroom and living hall. Sometimes, if the house is too big and too many staircases or split areas, make sure she is ok too!\n\n\n\n\n87\n Don\u2019t discount the family plan if you are planning to have children in near future (say within 2 years). Make sure you factor in the \u201cfamily grow factor\u201d and look for suitable size property and not start hunting for new abode when it\u2019s happened. It\u2019s usually quite stressful to having to relocate your family after short period of time.\n\n\n\n\nHomework: Family plan!\n\n\n\n\n88\n Don\u2019t wait for show unit to be ready in order to make decision. It\u2019s usually translates into higher price when compared to the earlier entries.\n\n\n\n\nHomework: Learn how to visualize based on layout and scale model. Visit more completed properties to learn the skills.\n\n\n\n\n89\n Don\u2019t overly impressed on the artist\u2019s impression video, brochure, master plan and show unit but ignore the track records of the developer to deliver as promised.\n\n\n\n\nHomework: Visit more sites and properties from the developer.\n\n\n\n\n90\n Don\u2019t buy the property too close to mosque or temple or church if you cannot take the noise, jam, illegal carparks, and crowds during specific day/time.\n\n\n\n\nHomework: Site visit to \u201ctest\u201d your tolerance level.\n\n\n\n\n91\n Don\u2019t expect perfect home. Each home will have some imperfection. It\u2019s up to owners to turn the negative energy \ninto positive force.\n\n\n\n\nHomework: Don\u2019t rush to make decision for ownstay purpose. Multiple visits will help. If the more you go, the least you like it, means you need to visit another unit or properties.\n\n\n\n\n92\n Don\u2019t underestimate the noise (and dust) pollutions from the main road or highway. Not everyone can bear this \nimperfection on longer term.\n\n\n\n\nHomework: Site visit to \u201ctest\u201d your tolerance level.\n\n\n\n\n93\n Don\u2019t just look at the actual distance or time distance mentioned in the brochure. When buy for own stay, make sure amenities are close by and not have to drive 15mins to 30 mins just to enjoy your breakfast, lunch or dinner in restaurants or caf\u00e9. Life is short, make sure it\u2019s productive.\n\n\n\n\nHomework: Again, nothing beat site visit. If you cannot even stand on the visit, forget it to do on daily basis.\n\n\n\n\n94\n Don\u2019t over excited on buying new \u201cHOME\u201d. When buying new home off the plan for own stay, make sure the floorplan suit your requirement, and not carry out major renovation when vped. It does cost significant move in budget.\n\n\n\n\nHomework: Go through every aspects on the layout and estimate the cost to renovate if major changes are required before you make up your mind. Knock this wall down or revamp the house is \u201cno no\u201d as it doesn\u2019t add any value when you intend to sell it in future. Sometimes, you own taste of layout can be a disaster in subsales market when you want to upgrade.\n\n\n\n\nB2. For Ownstay Purpose (Observation on High-rise Property)\n\n\n\n\n95\n Don\u2019t discount the need of ventilation in kitchen for ownstay purpose. Avoid unit with kitchen where no window!\n\n\n\n\nHomework: Check the layout properly!\n\n\n\n\n96\n Don\u2019t buy a property without a yard or balcony for ownstay, it makes laundry and waste disposal management a nightmare, not to mention smoker\u2019s puffing habit in an enclosed area and disposal of cigarette butts.\n\n\n\n\nHomework: Normally property comes with choices, with and without balcony. For ownstay, no brainer.\n\n\n\n\n97\n Don\u2019t buy condo with split or standalone carpark podium especially for ownstay. Carry your grocery or shopping item from carpark block to your residence can be exhausting when many properties comes with bridges and open space walkways.\n\n\n\n\nHomework: Ask yourself and imagine whether you can do it few times per day, not to mention you suddenly think of your stuff leftover in the car when you are already at 40\nth\n floor corridor!\n\n\n\n\n98\n Don\u2019t buy property with no car park or only one car park bay for ownstay. Not all properties such as KLCC where tenant has less interest on parking bay. Usually Malaysians have more than one car per household. It will usually end up parking outside the condo which posting security risk especially for the ladies in retrieving their cars on daily basis.\n\n\n\n\nHomework: Know your requirement!\n\n\n\n\n99\n Don\u2019t buy property with super high maintenance fees if you can barely afford it or don\u2019t like to pay it (which everyone does), usually it related to either super low density or projects with host of fancy amenities which one will not use them regularly. Once retire, it will eat up your saving pretty quickly. Weigh the own affordability well before commit.\n\n\n\n\nHomework: Ownstay home normally for longer term means you expect it to be there and stay for long time. Build in the inflation rate of 10% per year. Do your maths and decide.\n\n\n\n\n100\n Don\u2019t buy mass market units which don\u2019t have wet kitchen, or at least an open air yard if you cannot stand on the odour at corridor or your unit. Your neighbor will be frying fish n veggie every day. This is no high end market with proper expensive exhaust n ventilation.\n\n\n\n\nHomework: Understand the limitation and know your tolerance level.\n\n\n\n\n101\n Don\u2019t assume all windows can be opened, especially the property is for ownstay long term purpose! Try to avoid those building with completely sealed windows and heavily relied on air-conditioner for ventilation because once the air cond breaks down, you will be in sauna land, not to mention long term health risk of inhaling recycled air that usually carried harmful gems.\n\n\n\n\nHomework: Check it out with developer. Point it to the scale model and get the answer then compare to the specification mentioned in the brochure.\n\n\n\n\n102\n Don\u2019t assume the more the facilities the better! If the condo offers two or three swimming pools and hosts of other \u2018wellness\u2019 and sporting amenities, it usually means you will be paying for unused and un-necessary facilities. It translates into higher maintenance fees.\n\n\n\n\nHomework: Check out those properties that come with such facilities and understand the cost of it. Talk to those JMB/JMC/MC members in those projects if you have any.\n\n\n\n\n103\n Don\u2019t ignore the important of powder room. If you have visiting day guests often, make sure you buy property with dedicated guest powder room or toilet and not using your bedroom\u2019s ensuite as guests washroom and proudly display your \u201cbedroom scene\u201d, no matter how well presented your private bedroom is. Usually the maids\u2019 bathroom is not designed for guests\u2019 powder room as well.\n\n\n\n\nHomework: Check out the layout. Know your own set of requirements.\n\n\n\n\n104\n Don\u2019t ever assume that no one will or can dry their clothes at balcony. Dream of perfect condo facade after moving in. This is Malaysia!\n\n\n\n\nHomework: Nothing can be done unless you know you will be the chairman of JMB to impose the most hated rule (with fine) in the property and becomes the common enemy.\n\n\n\n\n105\n Don\u2019t make assumption that no pet is allowed in condo. Malaysian loves pet. \ud83d\ude04 House rule can change too from DMC.\n\n\n\n\nHomework: At least check out the DMC first to see anything has stated there. Make sure it will enforce or not to change when JMB takes over. At least, to mitigate it.\n\n\n\n\n106\n Don\u2019t miss the Rule of thumb on space when buying own stay property. If one person staying, minimum space required should be 500sq. if 2 persons, then 1000sq. Too small of space, it\u2019s hard to maintain harmonium in the household.\n\n\n\n\nHomework: Try to do some homestay at 500sf unit. If you think you can live with it for long term. Go for it!\n\n\n\n\n107\n Don\u2019t assume that you will fully utilize the gym facilities and gave up your outside commercial gym membership. Gym needs companion. It is no fun to do alone in an empty gym room at condo. It won\u2019t last long.\n\n\n\n\nHomework: Ask around to confirm this statement. Lol.\n\n\n\n\n108\n Don\u2019t assume want to get high floor because of the superb view (usually, not necessary). When the lift is malfunction, you need more patient and yes, you need super strong legs.\n\n\n\n\nHomework: Balance the view and practically. Unfortunately, this is Malaysia and quality of services can be disaster sometimes.\n\n\n\n\nB3. For Ownstay Purpose (Observation on Landed Property)\n\n\n\n\n109\n Don\u2019t believe the developer\u2019s sale pitch to build another \u201cDesa ParkCity\u201d alike landscape environment. Not many developers, even the reputable one, can deliver fantastic landscape and environment like Desa ParkCity, not to say can afford to maintain it.\n\n\n\n\nHomework: Visit the site that developer delivered. See it by your own eyes.\n\n\n\n\n110\n Don\u2019t buy property that kitchen not at the ground floor or entrance. It\u2019s always a big \u201cno no\u201d to housewife. Practicality comes into picture.\n\n\n\n\nHomework: Check the layout and ask your wife!\n\n\n\n\n111\n Don\u2019t purchase a 3-storey landed property with master bedroom on top floor if you are now in your late 30s. Constantly taking 3 flights of staircases will not be gentle on the ageing knees and most probably will ended up in the guests bedroom on ground floor in the matter of time.\n\n\n\n\nHomework: Try the staircase at the show unit. Do it 5 times within 30mins. Then take a rest and think about it.\n\n\n\n\n112\n Don\u2019t assumed individual titled FnG is equal to strata title development. Many FnG developments are now turn to be rainbow colors development. Your neighbor may turns the whole house to Disney\u2019s pink or demolish the whole unit and make it a \u201cspecial one\u201d. Even the development comes with DMC, unfortunately the main regulators are still the local council which has much relax rules when comes to repainting and renovation with individual title properties.\n\n\n\n\nHomework: Ask right question to developer \u2013 Strata title or individual title. Not so much about whether there is fence or guardhouse or not.\n\n\n\n\n113\n Don\u2019t believe in developer telling you surau or mosque will be built next to your house after 20 years, due to low Muslim population. The surau might be under construction the moment you get your key. Bear in mind that developers have no say on the building of mosque or school on the allocated parcel if local council has decided to do it with sufficient funds.\n\n\n\n\nHomework: Masterplan, masterplan and masterplan. Check with local council if any plan in place.\n\n\n\n\n114\n Don\u2019t forget the masterplan especially for own stay and buy into brand new township. Make sure the developer builds its commercial same time as their 1st phase residential launch, so that when your house is ready, so does the commercial. Not like some developers that usually only start to build commercial only when there is sizeable staying residents (such as Sime Properties or I&P). One or two mamak stalls just won\u2019t fit the bill as vibrant commercial zone.\n\n\n\n\nHomework: Visit the site and surrounding.\n\n\n\n\n115\n Don\u2019t just look at the scaled model. For terraces or link house, make sure the car porch can park at least 2 cars, side by side and not in tandem. If tandem or only can fit one car under car porch, most house owners will end up street parking and fight might set off between neighbors to occupy these curbside street space. Also some developers purposely built elevated street curb to deter house owners to street park their cars, at the end all cars will end up parking on road proper, making the interior road extremely tight for passing vehicles and poise unnecessary risk to pedestrians and road users.\n\n\n\n\nHomework: Check out the width and length of the car porch. Take out the width that taken up by the columns.\n\n\n\n\n116\n Don\u2019t just think about the house but ignore the security. Given a choice of non G&G with larger built up and gng with smaller built up in the same area, always choose the one with G&G or F&G. Your family will thank you for your decision given the crime rate in Malaysia, generally.\n\n\n\n\nHomework: Check out the security features given by the developer.\n\n\n\n\n117\n Don\u2019t assume the developer will build a nice guardhouse or change the fa\u00e7ade at later stage if the developer never built a nice one before, even it is near to a million ringgit property.\n\n\n\n\nHomework: Visit the guardhouse of the properties that delivered by the developer.\n\n\n\n\n118\n Don\u2019t build a private pool in your house and hope that the sub sale will be easier and can fletch premium when you want to sell it. Malaysians do like pool, but not in their own backyard and maintain it.\n\n\n\n\nHomework: Think twice whether it is necessary for you to have your own pool especially there is pool facilities in your community.\n\n\n\n\n119\n Don\u2019t buy landed property with super large balcony on 1\nst\n or 2\nnd\n floor, or roof top garden which can host party. It will end up totally un-utilized due to the weather and lifestyle of majority of Malaysian. Maintenance of roof top garden also a hassle unless you have green thumb and willing to put in the time and effort.\n\n\n\n\nHomework: Visit your friend\u2019s house to know the truth.\n\n\n\n\n120\n Don\u2019t buy the link house that next to corner lot when you buy into non G&G housing estate. It is always a chance that it will turn out to be play school or kindergarten. It\u2019s not only noisy, but traffic management could be a nightmare during drop off and pick up hours.\n\n\n\n\nHomework: Be cool when you choose the unit.\n\n\n\n\nCONCLUSION\n\n\nPROPCAFE loves to share but sometimes can be biased too (we all human afterall). The above \u201c120 Don\u2019t\u201d are meant for reference purposes especially for those who want to start invest or choose a ownstay property. Well, to meet all the requirements above is impossible, so do you own prioritization and weigh the importance of each factor based on your own criteria and try not to repeat the mistake. But, don\u2019t take it too seriously if some statement totally does not make sense for you. Sharing is caring, do share your view with us and readers here. Let\u2019s make this article and post to be the most valuable reference for all property enthusiasts.\n\n\nTell your mates: If you want to know what to consider when you\u00a0are hunting a property for whatever reasons, please read\n\n\n\n\n\u201c120 DON\u2019T\u201d WHEN YOU PURCHASE A RESIDENTIAL PROPERTY!\n \n\n\n\n\nYes, exclusively shared by PROPCAFE!\n\n\nEnjoy! Happy Property Hunting!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/propertyguru-asia-property-awards-malaysia-2017/", "title": "PROPCAFE\u2122 News : PropertyGuru Asia Property Awards Malaysia 2017", "body": "\n\nA yearly affair but this year contenders and nominees are more interesting compared to last year. There are few projects were reviewed by PROPCAFE among the nominees for this year.\n\n\nThe fourth annual PropertyGuru Asia Property Awards Malaysia 2017 have revealed the official shortlist of nominees who are competing for honours in the country\u2019s most prestigious real estate awards ceremony. A total of 18 deserving developers made the cut with projects ranging from residential, commercial, mixed-use and green developments across the country, from Kuala Lumpur to Penang and Iskandar.\n\n\nLeading this year\u2019s race for the gold is Tropicana Corporation Berhad, a company known for its mixed retail, commercial and leisure developments. The Selangor-based firm collected a total of seven nominations, more than double the nods received by second placers UMLand and Bon Estates Sdn Bhd, which earned three spots in the shortlist each. Among the nominated projects under leading nominee Tropicana\u2019s umbrella include the master planned communities of Tropicana Aman and Tropicana Heights, both competing in the Best Housing Development (Kuala Lumpur) category, the integrated community Tropicana Metropark, and the themed urban garden, aptly named Tropicana Gardens.\n\n\nPROPCAFE 360 Degree View : Arnica Service Residences \u2013 Tropicana Gardens @ Kota Damansara by Tropicana Corporation\n\n\nMeanwhile, two of UMLand\u2019s nominations are for special awards in Sustainable Development and Corporate Social Responsibility. The company is in a three-way tie in the same categories with Tropicana Corporation and the 2016 Best Developer winner Sime Darby Property. Other companies that received double nominations in 2017 include Southkey City Sdn Bhd, LBS Bina Group Berhad, UDA Holdings Berhad, Mayland, and Ideal Property Group.\n\n\nThe final shortlist was determined, under the strict supervision of BDO Malaysia, from 40 eligible entries received by the independent judging panel, which is headed by incumbent chairman Prem Kumar, executive director of Jones Lang Wootton.\n\n\n\u201cThe Asia Property Awards (Malaysia) showcase a wonderful evolution of the industry from where we were 20 or 30 years ago, bringing recognition to the developers for a job well done,\u201d said Kumar. \u201cThe growth in the industry is extremely important and during a period such as now, when the property market may not be performing at its best, a lot rests on the shoulders of the developers, and of course, various other stakeholders to steer us and our country through the rough seas.\u201d\n\n\nAll shortlisted finalists in Malaysia will be recognised either as Winner or Highly Commended during the gala dinner that will host around 300 key senior figures from real estate and related industries. This year\u2019s event will once again be graced by Guest of Honour Yang Amat Mulia Tunku Seri Menanti Tunku Ali Redhauddin ibni Tuanku Muhriz, chairman of PropertyGuru Malaysia.\n\n\nPROPCAFE Guide : PROPCAFE Property Investment Strategies in Year 2017. Whack, Keep, or Cut?\n\n\n\u201cIt is our pleasure to announce the full shortlist of deserving nominees. Together these companies represent the best of the industry as selected by its leaders,\u201d said PropertyGuru Malaysia country manager Sheldon Fernandez. \u201cIn today\u2019s challenging market conditions, Malaysian consumers can certainly rely on a trusted source of recommendations for outstanding real estate developments such as the PropertyGuru Asia Property Awards (Malaysia) to aid them in making confident property decisions.\u201d\n\n\nAside from the completion categories, there will be a special presentation during the ceremony for the 2017 Malaysia Real Estate Personality of the Year winner Glen Chan, CEO and managing director of Pacific Star Development Ltd, who was chosen by the editors of PropertyGuru Property Report magazine for elevating the standards of mixed-use and leisure developments in the country. Chan spearheaded the award-winning Puteri Cove Residences project, which is set to be completed by year-end.\n\n\nThe highly anticipated black-tie awards gala evening takes places on Thursday, 17 August 2017, at the InterContinental Kuala Lumpur. More than 20 categories will be handed out during the three-hour long presentation.\n\n\nPROPCAFE Review: Sentral Suites @ KL Sentral by MRCB \u2013 Part 2\n\n\nThe full shortlist of the PropertyGuru Asia Property Awards (Malaysia) 2017 is below:\n\n\nDEVELOPER CATEGORY\n\n\nBest Developer\n\n\n\n\nWINNER will be revealed on 17 August 2017 during the gala dinner\n\n\n\n\nBest Boutique Developer\n\n\n\n\nBon Estates Sdn Bhd\n\n\n\n\nThe Estate At South Bangsar by Bon Estates\n\n\nDEVELOPMENT CATEGORIES\n\n\nBest Luxury Condo Development (Kuala Lumpur)\n\n\n\n\nDorsett Residences Bukit Bintang by Mayland\n\n\nTropicana Residences by Tropicana Corporation Berhad\n\n\n\n\nTropicana The Residences KLCC\n\n\nBest High End Condo Development (Kuala Lumpur)\n\n\n\n\nAnggun Residence by UDA Holdings Berhad\n\n\nThe Estate by Bon Estates Sdn Bhd\n\n\nThe Luxe by Infinitum by Macly\n\n\n\n\nPROPCAFE Review : Anggun Residences @ KL City Centre by UDA Holdings\n\n\n\u00a0\n\n\nBest Housing Development (Kuala Lumpur)\n\n\n\n\nSierra 6 at 16 Sierra, Puchong South by IOI Properties\n\n\nTropicana Aman by Tropicana Corporation Berhad\n\n\nTropicana Heights by Tropicana Corporation Berhad\n\n\n\n\nBest Condo Development (Penang)\n\n\n\n\nCity Residence by Ivory Properties Group Berhad\n\n\nQueens Residences Q1 by Ideal Property Group\n\n\n\n\nBest Condo Development (Iskandar)\n\n\n\n\nSuasana Iskandar Malaysia by UMLand\n\n\n\n\nBest Housing Development (Iskandar)\n\n\n\n\nAster 2 \u2013 Double Storey Semi-Detached House by UMLand Seri Austin\n\n\n\n\nBest Mass Market Development (Landed)\n\n\n\n\nDesiran Bayu by LBS Bina Group Berhad\n\n\n\n\nBest Mass Market Development (Condo)\n\n\n\n\nBSP21 by LBS Bina Group Berhad\n\n\n\n\nBest Mixed Use Development\n\n\n\n\nLegasi Kampong Bahru by UDA Holdings Berhad\n\n\nSouthkey Mosaic by Southkey City Sdn Bhd\n\n\nTropicana Metropark by Tropicana Corporation Berhad\n\n\n\n\nPROPCAFE Review : 16 Sierra @ Puchong South By IOI Properties\n\n\n\u00a0\n\n\nDESIGN CATEGORIES\n\n\nBest Condo Architectural Design\n\n\n\n\nIsola@KLCC by O&C Resources Berhad\n\n\nTTDI Segaris by Naza TTDI Sdn. Bhd.\n\n\n\n\nPROPCAFE Review: Isola @ KLCC by OCR\n\n\nBest Retail Architectural Design\n\n\n\n\nAman Central by Great Realty Sdn Bhd\n\n\nS Cube Mall by Brunsfield Bhd (ERM Project Management Sdn Bhd)\n\n\n\n\nBest Landscape Architectural Design\n\n\n\n\nHampton Damansara by Mayland\n\n\nThe Estate by Bon Estates Sdn Bhd\n\n\n\n\nPROPCAFE Buyer Diary : Top 10 Reasons To Buy Hampton Damansara @ Country Height Damansara\n\n\n\u00a0\n\n\nBEST OF THE BEST CATEGORIES\n\n\n\u00a0\nBest Condo Development (Malaysia)\n\n\n\n\nWINNER will be revealed on 17 August 2017 during the gala dinner\n\n\n\n\nBest Housing Development (Malaysia)\n\n\n\n\nWINNER will be revealed on 17 August 2017 during the gala dinner\n\n\n\n\n\u00a0\n\n\nSPECIAL AWARDS CATEGORIES\n\n\n\u00a0\nSpecial Recognition in CSR\n\n\n\n\nIdeal Property Group\n\n\nSime Darby Property Berhad\n\n\nTropicana Corporation Berhad\n\n\nUMLand\n\n\n\n\nSpecial Recognition in Sustainable Development\n\n\n\n\nSime Darby Property Berhad\n\n\nTropicana Corporation Berhad\n\n\nUMLand\n\n\n\n\nBest Universal Design Development\n\n\n\n\nGravit8 by Mitraland Group\n\n\nSouthkey Mosaic by Southkey City Sdn Bhd\n\n\n\n\nBest Green Development\n\n\n\n\nTropicana Gardens by Tropicana Corporation Berhad\n\n\n\n\nPROPCAFE Guide : Property Buyer Dictionary \u2013 \u201c120 Don\u2019t\u201d When You Purchase A Residential Property By PROPCAFE\n\n\nPUBLISHER\u2019S CHOICE\n\n\nReal Estate Personality of the Year\n\n\n\n\nGlen Chan, CEO and Managing Director, Pacific Star Development Ltd\n\n\n\n\nAs always, main domestic winners in Malaysia will advance to the PropertyGuru Asia Property Awards Grand Final in Singapore this November to compete with peers from 16 other markets in regional categories to be named the \u2018Best in Asia.\u2019 Good luck Malaysia.\n\n\nFor more information about the PropertyGuru Asia Property Awards (Malaysia), email\u00a0\ninfo@asiapropertyawards.com\n\u00a0or visit the official website: \nAsiaPropertyAwards.com/malaysia/\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/puteri-hills-ioi/", "title": "PROPCAFE Peek : Puteri Hills @ Bandar Puteri Puchong By IOI Properties", "body": "\n\n\u00a0\n\n\nPuteri Hills (\nhttp://www.puterihills.com.my\n\u00a0) by IOI Properties, is located at probably the most organized and exclusive part of whole Puchong, with elevated grounds and organized development. \u00a0It is located right at the end of Bandar Puteri.\n\n\nLaunching this Wednesday 18/9 at the IOI Sales Galleria at The Cube, it comprises 120 units of condominiums and 120 units of luxurious town villas.\n\n\n\n\nLocation is on the left hand side \u2013 right before the Puteri Bayu apartments. \u00a0Do take note of the giant UFO right in front of the Puteri Bayu apartments \u2013 certain units in Puteri Hills will get this UFO view.\n\n\n \n \n \n\n\n\u00a0\n\n\nEarly bird package includes 8% discount, DIBS ? Easy Payment Scheme (balance of 10% will be via credit note for the 8%, minus your RM10,000 \u2013 balance will be in 6 months time).\u00a0 The Easy Payment scheme will be similar to Skypod\u2019s.\u00a0 For those who are interested in this scheme, and capped by LTV70%, you only pay the remaining 20% \u2013 spread out through the next 3 years.\u00a0 Paying each 5% at every 6-months interval.\n\n\n\u00a0\n \n \n\n\nThere are total of a very limited 120 units of the condominium, with 8 units per floor.\n\n\nTotal of 3 lifts servicing the 8 units.\n\n\nEach floor, there are only 2 \u2013\u00a0 1,400sf units, the remaining 6 are all the larger 1,700sf units.\u00a0 As the 1,400sf units are quite limited, do expect them to be taken up first (only 25% are 1400sf cheaper units).\n\n\nPrice for the smaller 1400sf units is expected to start from RM899k before the 8% discount\n\n\n \n \n\n\nMy personal take :\n\n\nExpect the 1,400sf units to be snapped up fast.\n\n\nThere are limited number of \u2018high end\u2019 condo in this part of Puchong, it can cater to upgraders who are looking for condominium living.\n\n\nGood for ownstayers \u2013 nice luxurious feel, quite neighborhood of Puchong, full facilities.\n\n\n\u00a0\n\n\nFor investors :\n\n\nRather hefty pricing, despite a discounted RM580psf\u00a0 (wow, anything below RM600psf looks palatable these days!).\n\n\nWith this type of pricing, you will need rentals of above RM2,500-3,000 to break even.\u00a0 Doable in Puchong ? I doubt so.\n\n\nFlipping \u2013 with the expected (rumoured) increase in RPGT, I wouldn\u2019t be too gung ho on flipping strategies these days.\u00a0 And at a price of RM800++k what level will you target to sell ?\n\n\n\u00a0\n\n\nPuteri Hills also has \nTown Villas\n to sell, starting from RM1.7mio\n\n\nTown houses at RM1.7mio, I hope they come with lifts as they are up to 4-storeys tall \u2013 from buildup of 3000sf +. There is already a completed model on site (not sure if it\u2019s opened to public) \u2013 but rather boring and outdated don\u2019t you think so ? When compared to something like, say \u2013 Duta Villa in Setia Alam ?\n\n\n\u00a0\n\n\nShow model (looks nice) :\n\n\n\n\n\u00a0\n\n\nActual unit on site \u00a0 (do you guys think its nice ? worth the 1.7mio ? )\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n \n\n\n\u00a0\n\n\nPrepare your cheque book if you are keen!\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/quadvilla-hills-precinct-jade-hills-kajang-vped-pixs/", "title": "PROPCAFE\u2122 360 Degree View : Quadvilla \u2013 Jade Hills in Kajang", "body": "\n\n2 Storey Quad Villas\n\n\nThis article is mainly concentrating on the vped state of 2storey Quadvilla which vped has been started in Feb to Mar 2013.\n\n\nBackground\n\n\nQuadvillas were launched in Dec\u20192010 and they are situated at one of the highest peaks (approx 83m above sea level) of Jade Hills, a freehold and GnG housing environment.\u00a0 They are essentially cluster SMDs of 4 bearing land size of 35\u2032 x 80\u2032, however the clever mixed and matched of 2s QV with 3s Qv backing (but sits on lower ground) provided much breathing space at rear with only partial linked at back.\n\n\nfor floor plans of 2s n 3s QV, please refer to earlier published article here\u2026\n\n\nTwin Villas & Quad Villas @ Jade Hills\n\n\nfor Jade Hills general landscapes and club house, please refer to earlier published article here\u2026\n\n\nJade Hills @ Kajang\n\n\nThe Street\n\n\nFrom the main guard house, a smooth and tree lined road will take you to the hills precinct. Each resident is issued with 2 access cards and more will be issued at a nomimal fee.\n\n\nFrom mail box to mail box, the internal artery roads are said to be 60\u2032 width, however there is no obvious visitor car park allotment except cars are expected to park on the curb.\n\n\nStreet scene\n\n\nThe House\n\n\nDuring launch time, there was no artist illusrative of the QV being offered. Only scale models (all in white colors) and master plan of hills precinct were presented at show gallery. The main brochure spelled out the internal layout with foot print but no mention on land size as well. However, the land size is said to be 35\u2019x80\u2032, and the footprint of the house is said to be 25\u2019x55\u2032. The car porch can easily fit in 2 segment C vehicles, a bit of a struggle to fit in 3 vehicles of any combination of A, B or C\u2026.the author\u2019s own opinion.\n\n\nfront facade of the house. thanks godness that it comes with a splash of color.\n\n\nGarden strip\u2026.\n\n\n\u00a0\n\n\nView from MBR overseeing Setia Impian on the left hand size.\n\n\n\u00a0\n\n\nThe Internal Layout Spacing\n\n\nPillarless internal layout ensures space is well utilised on ground floor. Rear end of the house is fully extended except for yard area when one can \u201ccover\u201d it up if hand itchy and wanted to do \u201creno\u201d. There is a very spacious guest bedroom on the ground floor that comes with indoor and outdoor showers, and a green patch for more light to penetrate and brighten up the usually rather stuffy guest bedroom in other housing projects of similar homes. How we wish they should provide an outdoor jacuzzi instead of an outdoor shower as compliment \n . Grohe sanitary sets were provided for all bathrooms. Very good!\n\n\n\u00a0\n\n\nView front living to the end of dry kitchen. On the right is the guest bedroom.\n\n\n\u00a0\n\n\n\n\n\n\n\u201clinked\u201d to the unit at the back.\n\n\nView of wet kitchen\n\n\ngallery to bedrooms 1st floor.\n\n\nview to family lounge\n\n\n\u00a0\n\n\nview from family lounge\u2019s balcony.\n\n\nMaster bedroom@1st floor.\n\n\n\u00a0\n\n\nView from MBR overseeing Setia Impian on the left hand size.\n\n\n\n\n\n\n\u00a0\n\n\nOthers\n\n\nThe Vp process was a breeze through. 1st the Vp team set you up in a cosy room with powerpoint presentation, clearly explained the DO and DONT living in an GnG environment, reno process and final settlement. There were light refreshment and food being served.\n\n\nThen you will be transported to your unit where gamuda teams of people will test every single power outlet (including aircond point), water point, closet, door key and panic bottom. The unit was\u00a0washed-clean and defective form was presented (but from the `initial inspection\u2019, there was hardly any defect been noted). These series of homes are not CONQUAS tested yet but could easily score 80 and above point should this be carried out later.\n\n\nHome comes with 2 years free maintenance with 3rd year\u2019s maintenance starts from Rm270 (we believe). club house subscription is seperate (Rm100) and is optional.\n\n\nThere is a generous free gift awaiting at the house for every purchasers, courtesy of Gamuda marketing division.\n\n\nThe process is the best one could find in our limited landed vp experience. Job well done Gamuda\u2026\u2026..wish all landed vp is like gamuda standard.\n\n\n\n\nCONCLUSION\n\n\nA non frill linked SMD with nice touch at rear by Gamuda. The site at highest point is the highlight with southerning view to Country Heights and beyond. Its simply a cosy home for a small family with or without elderly.\n\n\nOther forum quoted unwritten bank valuation of Rm1.4mil for 2sQV. We shall monitor and report the actual transacted price in time to come.\n\n\nWas told that the last of developer\u2019s unit of QV being sold at 1.295mil recently.\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/rafflesia-setia-alam/", "title": "PROPCAFE 360 Degree View : Rafflesia @ Setia Alam by SP Setia", "body": "\n\n\n\n\u00a0\n\n\nAs promised\u2026 it is my \u201cnot\u201dprofessional review about Rafflesia after visiting the site for the first time\u2026..Allow me to begin with an opening poster\n\n\nThe epic battle between the good and the evil continues\u2026.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nWelcome to \u201cThe Rise of Rafflesia\u201d\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nJust for a laugh only\u2026\n\nserious review after this jump.. please remain seated\u2026.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nHonestly speaking\u2026.it is my first time to visit Setia Damai 14 although numerous trip i had made to Setia Alam.\n\n\nA quick drive around the neighbourhood , and I can start to feel a peaceful, simple and humble enclave..this is the first impression printed in my mind .Wide road , low pavement where your car can climb over and an well organized housing area.Period.\n\n\nJust a short distance from the guardhouse, immediately one can see the 3storey gigantic Rafflesia on your right.From a distance, exactly same like what being commented .. busy fa\u00e7ade. I have to agree on that. Due to Rafflesia has more than one colour scheme.. thus making my head a bit spinning and it did remind me of Disneyland for awhile.\n\n\nThings start to change as walking closer the unit\u2026\n\n\nThe first image that x my mind is the stretch of Rafflesia does resembles a battalion of strong army at the front line\u2026.\n\n\n\u00a0\n\n\nView from outside \n\nThe extra 10ft land\n\n\n\n\n\n\nType F\n\n\n\nType E\n\n\n\n\nAs you can see\u2026 there are 2 colours variation as I can recalled\u2026\n\n\nAt a closer distance.. it does remind me of this \u2026\n\n\n\n\nOne thing I notice is, the highest floor balcony is a glass balustrade but the brochure which I m still keeping\u2026 showing normal cast iron grille balustrade\u2026hmmm wondering why it had been changed..\n\n\n\n\n\n\nAnd from the side view\u2026. It does look like a battleship atleast for me.\n\n\nWalking pass a small garden beside the last few rows of Rafflesia.. where having cul-de-sac and nearer to green\u2026. Those units where are nearer to it can be considered themselves lucky.\n\n\n\n\n\nWithout wasting much of time lets view what is inside..but please erase DV ID from your memory \u2026.\n\n\nGround Floor\n\n\n\nLiving \n\n\n\u00a0Dry Kitchen\n\n\n\n\nDining Hall\n\n\n\n\nRafflesia footprint is 30ft wide Vs DV 26ft.. so it is approx 4ft wider\u2026 lot of glass panel on the ground floor maximizing the sunlight as usual and giving u maximum seamless view to outside taking the full advantage of being a SMD.\n\n\nI notice something which trouble me a lot is those windows or glass panel where beyond reach of normal cleaning process. It will be quite disturbing if the owner need to engage outside to clean it if it is the only alternative.\n\n\nRafflesia is more to serving 2 generation under 1 roof. Initially when I went in to the 1st Floor MBR.. I was like \u2026emm OK it is a room with walkin wardrobe ready and nice toilet \u2026 but the highlight of Rafflesia is the 2nd Floor MBR. It is rather long and spacious.\n\n\nHaving said that\u2026. After seeing Raff myself I would say one of most interesting highlight of Raff itself is the highest floor. I will wait for you to see it youself\u2026.\n\n\nThere is another thing which is quite interesting is one of the toilet of the bedroom behind has a \u201cpartial\u201d double volume ceiling. It is rather unusual to have a double volume ceiling toilet for me\u2026????\n\n\nThe house is equipped with Air Cond points and piping for plug and play ready.. and I did notice the door latch is somehow higher quality compared to those conventional door knob. Besides that.. all switches if not almost are Zencelo switches.\n\n\nAs for the car porch , I am looking at 4 cars \u2026in 2\u00d72 maybe can fit for 2 segment C and 2 segment D.\n\nSince this is not a true blue SMD, where behind is half linked on the first floor\u2026 somehow I found it quite weird when it is joined\u2026.and now the question \u2026is how much your neighbor can hear your activity for this room\u2026.hmmmmmmmmmm\n\n\nOverall\u2026. After seeing the actual product.. it is much better than I anticipated\u2026..probably from the first day.. did not have any high expectation looking at the fa\u00e7ade from the brochure but somehow after seeing the actual product \u2026. It is not that bad after all\u2026.Rafflesia itself is more like a piece of art\u2026some see it beautiful and some see it not\u2026.but the fa\u00e7ade no doubt is really the unconventional \u2026 you have to see the actual one to appreciate it. Now after seeing it.. after viewing one can be easily very much emotionally attached and mostly likely to feel heavy hearted to sell it \u2026.\n\nMy verdict is , I have to say it is rare to get this kind of product at 1.6mil anymore nowadays\u2026\n\n\n\u00a0\n\n\nOutside\n\n\n\nBack Joining\n\n\n\n\nDifficult to clean\n\n\n\n\n\n\nView from 2nd Floor\n\n\n\n1F MBR\n\n\n\n2F MBR\n\n\n\n\n\n\n\n\n\n\nBathroom\n\n\n\n\n\n\nSide View From Balcony\n\n\n\n\nBackyard\n\n\n\n\nWet Kit\n\n\n\n\nThat\u2019s all folks\u2026\n\n\nLast but not least\n\n\nThe End\u2026\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/reachtitiwangsa-binastra/", "title": "PROPCAFE Peek : The Reach @ Titiwangsa By Binastra", "body": "\n\nIn the past Binastra built their reputation as reliable contractor. Few notably high end projects that they built were The Treez by Exsim and KM1 West by Bland. From what posted by some forumner in Lowyat, their construction order book is full at the moment.\n\n\nSimilarly with other contractors, since they have the ready expertise, they have turned to developer. They have successfully sold and delivered projects such as Green Terrain@Cheras and currently full swing with Green Residences@Cheras. Apparently Binastra is a cash rich company and apparently all their projects are constructed without bridging loan. This will give assurance to the buyers the strong financial background. They have launched their high end condo named The Reach@Titiwangsa. The project was soft launched last year.\n\n\nOverview\n\n\nLocated on freehold 3.12acre of land, The Reach consists of 528units\u00a0 on 2 blocks of 35storeys and 1 block of 41 storeys. However block A and B are joint with different lift lobby.\n\n\nLocation and Accessibilities\n\n\nDespite the project is named as The Reach@Titiwangsa, the location of the project is more towards Setapak rather than Titiwangsa itself.\n\n\n\n\nLocation shown from the developer website\n\n\n\n\nFrom Wikimapia\n\n\nThe main access of this project is via Jalan Pahang where residents need to make U-turn at Traffic Light turning into Jalan Kolam Air. Currently you only can exit the site via Jalan Timah and from here to Jalan Pahang. The developer has undertake to widen the road leading to Jalan Timah and build additional access to Jalan Pahang. There should be another access road to Setapak that built by others that currently under construction.\n\n\n\n\nAccessibilities of the Site\n\n\nHowever judging from the number of the units (528 units) and land limitation surrounding the site, the road access seems to be still a concern particularly if you are coming from KL and you need to make an U-Turn from Jalan Pahang. Furthermore the road seems to be narrow with just 20ft.\n\n\nHowever DUKE extension is under progress now and there will be new interchange at Bulatan Pahang and Jalan Gombak. How this DUKE extension will bring benefit to The Reach is remain to be seen.\n\n\n\n\nDUKE Extension\n\n\nAmenities\n\n\nFor past few years from old and rustic town Setapak has undergone a massive redevelopment and spill over from the TAR college student market. The almost completed Danau Kota developed by Platinum Victory contributed few thousand of new condos that quickly taken up by residents due to affordable pricing, ready rental demand from local family and TAR college students. Commercial such as KL Festival City, Platinum Walk, Starparc Point and PV128 mushrooming due to the ready demand. There is a private hospital Columbia Asia Hospital as well.\n\n\nFa\u00e7ade\n\n\nSuffice to say the fa\u00e7ade is safe design. 3 boxy buildings in a triangle piece of land. The window are large enough to avoid it looks medium cost-ish and each unit comes with balcony.\n\n\n\n\nArtist Illustration of Fa\u00e7ade\n\n\n\n\n\n\nScale Model\n\n\nFloor and Unit Plan Layout\n\n\nReaders can check out the site plan, facilities and floorplan in the developer website http://www.millionwonderful.com.my/features.php?page=site\n\n\n\n\nSiteplan\n\n\n\n\nFacilities Plan\n\n\n\n\n\n\n\n\nScaled model of facilities\n\n\nThe Reach comes with array of facilities such as tennis, squash, badminton and half basketball court, Olympic length swimming pool on the 7\nth\n floor however the selling point is the sky club on the 34\nth\n in block A and B. Developer has consciously joint both block A and B together and put massive size sky club that consist of function hall, hydro and normal gym, infiniti pool etc on it.\n\n\nFloorplan\n\n\nAll the floorplan are available in the developer website \nhttp://www.millionwonderful.com.my\n\n\nIn general all units come in 3 bedroom with the variance on the add on study or utility or both. One type caught the reviewer which is type D. Type D is smallest however the uniqueness of type D is owners could convert the 3\nrd\n room as STUDIO by install additional door as shown below\n\n\n\n\nType D\n\n\nPrices\n\n\nThe price start from RM590psf for the bigger size and RM610psf for the smaller. The smaller type D and E are almost sold out. Price is increased by approximately RM2k for each floor.\n\n\nFinancing and Package\n\n\nThe package is regularly revised by developer. Please check with developer for the latest promotion.\n\n\nSpecification, Maintenance Fee and carpark\n\n\nThe specification is pretty standard for condos nowadays. Porcelain tiles, pretty much no freebies except aircon for all bedrooms and living. 2 carparks are provided for unit with size 1500sqft and 1carpark for anything smaller. There is no public transport and personally I think developer should provide minimum 2 carparks regardless the size of the unit. The maintenance + sinking fund is tentatively fixed at RM0.25psf.\n\n\nSite progress\n\n\nhttp://www.binastra.com.my/thereach_siteprogress_nov.php\n\n\nConclusions\n\n\nSetapak is more well known as affordable housing with close proximity to KL City Centre. However, this set to be changed with the entry of The Reach. One of the first high end luxury condo in this area. The sales has been well received so far. The rental is remain a concern where the cheapest unit currently is around RM850K. which mean you need rental anything rm3500-4000 to make it worthwhile. In my opinion, the property is more on the own stay market that looking for some unique propositions and favour the Setapak location.\n\n\nHappy Investing and Merry Christmas!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/regalia/", "title": "PROPCAFE 360 Degree View : Regalia @ KL City Centre by Mayland", "body": "\n\n\n\nCould have, should have ? Given the opportunity, I chickened out and didn\u2019t pull the trigger \u2026 2 taikors did. \u00a0 No where else within such proximity of the city center, can you find a brand new freehold high rise residential with walking distance to LRT and a-soon-to-be brand new spanking Sunway Mall, not mention the price not breaking the ridiculous RM1000psf barrier.\n\n\n\u00a0\n\n\n\u00a0\u00a0\n\n\n\n\n\n\n\n\n\u00a0 \n\n\n\n\n\n\nMayland always disappoint you in term of quality but it hardly let you down in term of facilities! For Regalia, What can i say? At this price range\u2026\u2026.\nSIMPLY LUXURY!\n\n\nCosy liabrary with nice reading corner\n\n\n\n\n\n\n\n\nOutside Liabrary\u2026\nWater Features\n are beautifully done. Well, it serves the purpose to reduce the noise from Jln Kuching as well\n\n\n\n\n\n\n\n\n\n\n\n\nGrand Lobbies\n in different blocks! Of course Block A is the best as it uses as ARK Hospitality\u2019s reception for short term tenants. Mayland is still very Mayland\u2026\nGOLD X 3!\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nGym, Squash, Music Room, Nursery\n\u2026.Where is the Movie Room? Opps It was locked, couldn\u2019t snap the photo (I ll update later)\n\n\n\n\n\n\n\n\n\n\nMovie room\n pic taken from the website\n\n\n\n\nCommon Areas and Small Swimming Pool\n (??). Wait, there is a skypool at the top of the building! Stay tune\u2026\n\n\n\n\n\n\n\n\n\n\nEven the \ncommon toilet\n is not too bad, right? (Opps, sorry guard!)\n\n\n\n\nBeautiful KL and KLCC view at the very top! (even in the rainny day) Infinity Pool\n\u2026.One can imagine, at night, how nice the view could be. You have skylounge beside the pool as well. You don\u2019t have to pay KLCC\u2019s price to enjoy this!\n\n\n\n\n\n\n\n\n\n\nBad camera make the skylounge looks so ordinary and dark. It is much nicer than it looks here!\n\n\n\nOk update here with the better \nskylounge\n pic from the website\n\n\n\n\n\n\n\n\nPersonal View:\n\n\nThose who bought it during launch\u2026HOME RUN! (But, i salute your patient on the progress of this development!) Most of the owners/investors have taken the free car park as the compensation of LAD. So, those who intend to buy from subsales, look out for units that come with carpark! During launch, only those unit at 8xxsf abovve entitled one carpark lot, studio units alll not come with it.\n\n\nAny studio unit priced below 400k i think it still a good buy at subsales market based on the rental that \u201ctransacted\u201d recently, fully furnished studio@RM2300 permonth. Problem is, is it still available? Ok, this is not including those facing the neighbor residential tower. High floor unit which faces internally has no advantage in term of view and the distance between blocks are too near! Low floor owners with garden view should be priced premium rather than high floor (sorry, high floor owners, you were caught!). Outter facing units i.e. Kenny Hills (Opps Jln Kuching Noise), KLCC (Opps LRT Track & Noise), Putera Villa (Opps eyesore!).\n\n\nThe covered walkway from Regalia to PWTC LRT has no sign in progress. Being Mayland, it may take ages to get it up. But in most of the circumstances, they did deliver. Question now\u2026How Long would it take?\n\n\nDeveloper is still having many units and giving 10% rebate (if you still qualify for LTV90, Wow Zero Down!), mainly bigger size-high floor-or bad facing. All priced at the premium. If one seriously wanna invest a unit there, perhaps you can search through the subsales market here. I believe if you work hard enough, you should still be able to get a jewel out of this Regalia.\n\n\nGood thing about Regalia is ARK is there to manage their service suites for short term tenants. That will ensure continuity of maintanence works and security. You may take a look the website below.\n\n\nwww.booking.com/Regalia-Residence\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/renovation-z-real-life-experience-episode-ii/", "title": "PROPCAFE\u2122 Guide : RENOVATION a TO z, MY REAL LIFE EXPERIENCE (EPISODE II)", "body": "\n\nThank you all for sticking by.\n\n\nID THEME and IDEAS\n\n\nHaving seen what my house will eventually looked like, now I can gather ID theme and ideas to be implemented in my dream house. Internet is the easier source of references but I am more towards hard evidence therefore I started to buy a lot of magazines and some selected coffee table books. Whenever I saw something that I like, I will scan it down and save it as part of collection. Yes you need to index them well for quick references. I always like my house a clean line look, definitely white color as base and lets the soft furnitures do the color talking.\n\n\nAs for the house itself, I was taking up options provided by developer and also requested few amendments to the interior of the building. Understand that not all developers will do this these days. Amongst the alterations:-\n\n\n\n\nremoved of powder room on ground floor. I intend to use this space for a dry bar.\n\n\nGuest room on ground floor \u2013 not to build the wall. It will turn into TV room with sliding door installed instead of windows.\n\n\nWet kitchen \u2013 replaced door with glass door, to open up the space.\n\n\nRequest for double vanity sinks instead of single bowl.\n\n\n\n\nI must say that the developer was extremely obliging.\n\n\nThe ID processes were like a never ending story because you have approximately 1.5 years to plan and you never tend to find the best ID because the industry always seen to able to come out with something better everytime. Anywhere here are some of the ideas I have scanned from magazines or pixs that i came across that suited my dream house:-\n\n\nPrivate Bungalow at Damansara Indah. Like the furniture and artwork arrangement\n\n\n\n\nLike the interplay between wooden and white panels.\n\n\n\n\nPuchong LakeEdge \u2013 liked the wooden timber outdoor area with pool at the side.\n\n\nDua Residency- loved the abstract art of Bodhi Tree commissioned by Royal Selangor\n\n\nBelow: TV display unit by Poliform\n\n\n\n\nSetia Ampang Hills \u2013 like how the outdoor plants bring life to the indoor furniture.\n\n\nBelow: Liked the hollow display cabinet units.\n\n\n\n\n\u00a0\n\n\nBelow: liked the canterlever gallery kitchen\n\n\nVacant Possession of the House\n\n\nfinally the long wait is over. Received VP of the house despite developer had been putting on extra hours to hand over the houses in 2 years to us. As expected, pretty bare unit but to our surprise, the common area looks spacious and the house arrangement in circus instead of straight row does give us the feeling of less mass production. And it does help when there are 7 different models in 32 units.\n\n\n\n\nBird eye view\u2026\n\n\n\n\nLiving Lounge\n\n\n\u00a0\n\n\n\n\nLiving towards dry bar (proposed) and TV lounge (afar)\n\n\n\u00a0\n\n\n\n\nStaircases with internal pond\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\nGarden strip\n\n\n\u00a0\n\n\n\n\nDining area\n\n\n\u00a0\n\n\n\n\nDining and dry kitchen\n\n\n\u00a0\n\n\n\n\n1st floor family lounge\n\n\n\u00a0\n\n\n\n\nGround floor Guest bedroom now turns into TV lounge\n\n\n\u00a0\n\n\n\n\nMasterbedroom\n\n\n\u00a0\n\n\n\n\nMasterBathroom\n\n\nWhat was next? While pending for defect rectification, I guess next will be appointment of an interior designer. Someone that shares my vision and budget I guess. See you in Part III.\n\n\nNext Episode\n\n\nEpisode 3 : The Finishing Moment\n\n\nhttps://propcafe.net/renovation-z-real-life-experience-episode-iii/\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/renovation-z-real-life-experience-episode-iii/", "title": "PROPCAFE\u2122 Guide : RENOVATION a TO z, MY REAL LIFE EXPERIENCE (EPISODE III)", "body": "\n\nThank you for sticking by.\n\n\nNow where the real deal begin, the appointment of interior designer and start work. The appointment of interior designer can be done via:-\n\n\n\n\nRecommendation by someone you know;\n\n\nVouched through his/her work through print media, reputation, show units;\n\n\n\n\nFor me, I want the interior designer to share the same or semilar DNA in their previous/current work, obviously not that top notch reputable outfit (I am not that rich) and office must be closer to where I stay easier to deal with them. It didnt take long for me to find \u201cthe one\u201d\u2026.and its close by too..I was impressed with their works on the show unit at Serai Saujana and its name was Capsule Creative, an outfit run by two siblings.\n\n\nShow unit of Serai Saujana\n\n\n\u00a0\n\n\nOutdoor Serai Saujana\n\n\nThe meeting with Capsule Creative was fruitful. After having a meeting with them and sent related files for their principal to study my wants and needs, within 3 weeks, they had sent their 1st draft of 3D illustration. We kept on working on fine tune, costing and materials and signed off the final draft approximately 2 months later. Due to work related copyright, I wont be able to share the work here.\n\n\nAs this firm mostly can deal with carpentary works, blinds and ceiling, however due to complication of my dry kitchen, they had recommended two outside kicthen cabinet makers for me to chose. Also the outdoor area plus lap pool too they had recommended other professional outfit to undertake the task. As the construction of pool required council and neigbours consent, the application took few months before we can carry out earth work and the whole process took about 6 months from start to finish. All in all, the interior part of the job wasnt complicated. Most works done in 2-3 months. The delay was on the construction of pool and it took 6 months for the entire process. I also spent some times doing shopping with my interior designer for soft furnitures around town and they were corodinated all the delivery of electrical appliances and cabinets, soft furnitures and etc.\n\n\nThe last thing I need to do is to display my artworks and the house was DONE! Hope you guys enjoy the final outcomes.\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\nLiving Lounge overlooking dry bar and TV lounge\n\n\n\u00a0\n\n\nDry kitchen\n\n\n\u00a0\n\n\nTV Lounge and dry kitchen\n\n\n\u00a0\n\n\noutdoor area\n\n\n\u00a0\n\n\nMasterBedroom, staircases and 2nd bedroom\n\n\n\u00a0\n\n\nFamily lounge and MasterBathroom\n\n\n\u00a0\n\n\nEvening scene\n\n\n\u00a0\n\n\nEvening scene\n\n\n\u00a0\n\n\nFront lawn\n\n\n\u00a0\n\n\nThe bank valuation for this property on 3Q14 was Rm3.3mil.\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/renovation-z-real-life-experience-episode/", "title": "PROPCAFE\u2122 Guide : RENOVATION a TO z, MY REAL LIFE EXPERIENCE (Episode I)", "body": "\n\nHow do you start your renovation process of a newly acquired landed home? Like thousand of new home buyers in Malaysia, typically those bought STB (Sell Then Build) concept, once you had identified your purchase, placed deposit and signed SPA, this is when your dream started. You will have thousand images running over your head for the next 2-3 years on your alleged DREAM HOME while waiting for your property to be built. It helps when the property you bought there is show house that you can envisage.\n\n\nDuring the construction period, you will drive to building site and hope to view the process (yes admit it\u2026you are doing it), snap pictures and if there is any possibility at all, risk your safety and venture into the unit itself and take more pictures. You will more keen in visiting other show houses, to \u201csteal idea\u201d so to speak, buy ID mags or at least flip through them whenever you got a chance in the bookstores and took more interest in your friend\u2019s house warming parties, investigate every nooks and crooks and never failed to ask the famous question \u201chow much you paid for this ah?\u201d\u2026\u2026\n\n\nMy process was relatively straight forward. The year was 2007 and I was just followed the text book method:-\n\n\n\n\nBought my dream house based on 2D brochure (and a tiny scale model sample);\n\n\nWait for the construction and completion of show house;\n\n\nVisited show house, took like over 100 pictures;\n\n\nPlaying mind game\u2026.try to visualize how I want my dream house to be, constantly consulting my bank account as well;\n\n\nDoing research on ID. Identify the theme and style of the dream house;\n\n\nCollect key to my dream house (finally). Excited but also feel empty\u2026\u2026.;\n\n\nFinalise ID firm and appoint ID firm;\n\n\nExchange ideas between ID firms. Work begin;\n\n\nFinal Product.\n\n\n\n\n\u00a0\n\n\n2D Brochure, Scale Model and Model House\n\n\nManaged to secure a corner zero lot with 20\u2019 gardening strip on one side and 10\u2019 gardening strip on the wet kitchen side. Good built up (3,518sq inclusive of car porch) with 5+1 rooms. The Bauhaus design with concrete flat roof was one of its kind for landed and the architect was a young Indonesian. Ground floor it was flooded with tall glass panels with open living concept. I was dreaming that the house must come with water all around, just like in the scale model concept.\n\n\n\n\n(2D brochure of the facade of my dream home)\n\n\n\n\n(Unit layout and floor plan)\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n(Scale model. Somehow the scale model of my model house was missing. This is one of the models available for sale at that time)\n\n\nFew months later, finally their show village was finally opened to the public and I was delighted to be able to see the 1st time my actual dream house. Its like they bought forward my house 2 years earlier and kept my dream alive, or did they? To my disappointment, the show house didnt fare as well as in my imagination. Whilst the exterior of the house stayed true to its brochure and to my liking, however their interior designer team had missed the mark well below my standard. They used plenty of wooden panelling (in foyer, media room, family room and master bedroom), wooden furnitures for living and dining, and to top it of, an L sharpe dry kitchen that to me, felt out of place. Maybe it did appeal to the customers of this house model but certainly it did nothing to me. Here are some of the pictures:-\n\n\nFoyer\n\n\n\u00a0\n\n\n\u00a0\n\n\nLiving room.\n\n\n\u00a0\n\n\nView to Guest bedroom but with wall removed and turned into mahjong room.\n\n\n\u00a0\n\n\nDining area with a little breakfast zone at far end I guess.\n\n\n\u00a0\n\n\nThe horrible dry kitchen setup. OKok admitedly part of my photo snapping skill as well,\n\n\n\u00a0\n\n\nfamily room upstair\n\n\n\u00a0\n\n\nMaster Bedroom. Timber timber timber everywhere\u2026.pensang!\n\n\n\u00a0\n\n\nMaster bathroom. Well they just got to keep up with the theme of more timber.\n\n\n\u00a0\n\n\nLastly, 10\u2032 gardening strip with concrete path and water features.\n\n\n\u00a0\n\n\nWell it\u2019s not entirely a whitewash, at least it did bring my expectation down to earth a bit having seen the show house and the kind of space I have to work with. I did like the gateless concept although a bit disappointed with the space allocation in the living room. Well all in all, we are not getting the ID but an empty home.\n\n\nSo see you all in episode II where I will detailing my ID concept and the vacant possession of my so called \u201cdream house\u201d. See you in a tick.\n\n\nNext episode\n\n\nEpisode 2: The Journey of Discovery\n\n\nPROPCAFE\u2122 Guide : RENOVATION a TO z, MY REAL LIFE EXPERIENCE (EPISODE II)\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/residensi-ava-at-kiara-bay-by-uem-sunrise/", "title": "PROPCAFE\u2122 Review: Residensi AVA at Kiara Bay By UEM Sunrise", "body": "\n\nIntroduction\n\n\nUEM Sunrise is best known for their flagship development such as MK10, 11, 22, 28, Solaris Mont Kiara and Solaris Dutamas which are located in Mont Kiara and Dutamas. Sunrise was found and used to be helmed by Datuk Alan Tong. A man of vision and also known as Condo King, Sunrise has established their reputation and branding as premium condo, mixed used developer. Well thought architect design without compromising built quality and workmanship, stringent quality control and professional after sales service are the hallmark of Sunrise. In summary, the buyers are assure receiving highest quality property. It is not a surprise that Sunrise sold quite significant of their launches through their repeat buyers and Tresor program.\u00a0\n\n\nSunrise\u2019s stronghold is at Mont Kiara where it already established as one of the most exclusive address and desirable location in Klang Valley not just among expatriates but among well affluent locals as well. \u00a0The combination of developer branding, location and pricing making Sunrise development one of the most desirable development in Mont Kiara.\n\n\nHowever due to the depleted landbank in Mont Kiara and for the continuity of company\u2019s operation, UEM Sunrise has acquired 73 acres of leasehold land to be developed as next Mont Kiara. Read the link \nhere\n\u00a0for the introduction of the master plan.\n\n\nUEM Sunrise previewed Residensi AVA at the newly built sales gallery, Kiara Bay\u2019s first residential launch. Read on for Propcafe\nTM\n review.\n\n\nLocation\n\n\nResidensi AVA located in The Walk@ Kiara Bay which consists of waterfront promenade, retail, mall, recreation, residential, office tower and hotel. Residensi Ava located at most southern parcel of The Walk@ Kiara Bay\n\n\n\n\nThe location of Residensi AVA\n\n\nFa\u00e7ade and Masterplan\n\n\nLocated on 4.41 acres of leasehold land, Residensi AVA consists is a mixed commercial and residential development consists of 870 residential units spread to 2 towers of 41 storeys each and 1 level of 11 nos retail lot, drop off and carpark.\n\n\nThis slideshow requires JavaScript.\n\n\nRetail level\n\n\nEach tower has 436 units and for more privacy, each floor split to two wings and each wing is designed only with 6 units/wing. Both wings are connected to lift core and only accessible via security card. This means if you are staying on left wing you would not able to access to right wing and vice versa. Each block is served with 4 passengers +1 service lifts which worked to be 109 units/lift. The density of units/lift is quite comparable with other condos. From the sales kit, the lift speed is 3m/s which considered as high speed lift.\n\n\n\n\n\n\n\n\n\n\nDevelopment\n\n\n\n\n\n\nLand Size\n\n\n\n\n\n\nTotal Units\n\n\n\n\n\n\nDensity\n\n\n\n\n\n\nNo of Lift\n\n\n\n\n\n\nUnits/ lift\n\n\n\n\n\n\n\n\n\n\nRica Sentul\n\n\n\n\n\n\n2.31\n\n\n\n\n\n\n473\n\n\n\n\n\n\n205units/acre\n\n\n\n\n\n\n5+1\n\n\n\n\n\n\n95units/acre\n\n\n\n\n\n\n\n\n\n\nCourt 28\n\n\n\n\n\n\n1.04\n\n\n\n\n\n\n311\n\n\n\n\n\n\n299units/acre\n\n\n\n\n\n\n3+1\n\n\n\n\n\n\n104units/acre\n\n\n\n\n\n\n\n\n\n\nPano\n\n\n\n\n\n\n1.8\n\n\n\n\n\n\n363\n\n\n\n\n\n\n202units/acre\n\n\n\n\n\n\n4+1\n\n\n\n\n\n\n91units/acre\n\n\n\n\n\n\n\n\n\n\nThe units per lift density comparison\n\n\nFrom observation of UEM Sunrise past high end launches such as MK Astrea and Solaris Parq and Residensi Sefina, the facade is always safe and conventional. With residensi AVA it is not exception as well.\n\n\n \n \n \n \n \n \n \n \n \n Artist Impression Front Facade \n \n \n \n \n \n \n \n \n \n \n \n Artist Impression Rear Facade \n \n \n \n \n \n \n\n\nAVA Fa\u00e7ade Front and Rear (Artist Impression)\n\n\nGenerous size of windows is provided to allow natural sunlight comes inside the unit. The block orientation is designed with North and South orientation to avoid glaring morning and evening sun glaze inside the unit.\n\n\n \n \n \n \n \n \n \n \n \n Scale Model Front Facade \n \n \n \n \n \n \n \n \n \n \n \n Scale Model Rear Facade \n \n \n \n \n \n \n\n\nAVA Fa\u00e7ade Front and Rear (Scale Model)\n\n\nThe residents and visitor carpark with the facilities on level 8 are detached from the main residential towers. The carparks and facilities deck will be linked to residential towers via linkage. Propcafe\nTM\n is not big fan of this configuration however this concept is quite common in DPC and Mont Kiara. Aesthetically the condo fa\u00e7ade looks more pleasing and obviously developer can bill buyers faster as they can construct the carpark block later stage. However not all the carpark level are linked with residential towers and hence the process to reach the unit from your carpark is much more time consuming and cumbersome.\u00a0\n\n\n\n\nThe Link Bridge between facilities deck and Residential Towers\n\n\nTo enhance the livability of the residents, few concept are adopted throughout the design of the development. One of the most important for any safe living environment is the security system. Despite the mixed development, AVA has split the retail level and rest of residential with split entrance and drop off area for residential and retail. From the guardhouse, you need to take ramp up to the residential drop off area which located at 2\nnd\n level, tucked between the carpark and lobbies for block A and B. After drop off, the visitors can park the car inside the covered dedicated visitor carpark.\u00a0\n\n\n \n \n \n \n \n \n \n \n \n Level 2 Plan \n \n \n \n \n \n \n \n \n \n \n \n Drop Off Area Artist Impression \n \n \n \n \n \n \n\n\nThe drop off area for residential at Level 2\n\n\nLocated at level 2, you also have leisure pod, management office, reading room etc.\n\n\n\n\nLeisure Pod\n\n\nThe residential also equipped with perimeter intrusion detection system and dedicated guardhouse where the guardhouse will have full control management of visitor entrance and exit. CCTV are installed at main lobbies and lift cars. And to further enhance the privacy and security, card access for residential lift to dedicated floor and wing.\n\n\n \n \n \n \n \n \n \n \n \n Guard house Artist Impression \n \n \n \n \n \n \n \n \n \n \n \n Grand lobby comes with CCTV \n \n \n \n \n \n \n \n \n \n \n \n Scale model guardhouse with perimeter \n \n \n \n \n \n \n \n \n \n \n \n Wing design for each floor \n \n \n \n \n \n \n\n\nSecurity feature in residensi AVA\n\n\nLayout and Orientation\n\n\nThere are 5 types of layout as summarized by table below. \u00a0The size range from 813 sqft to 1285sqft with configuration of 2+1, 3 and 4 bedrooms. Majority of the units are 3 bedrooms where 2+1 and 4 bedrooms are split quite equally.\n\n\n\n\nComposition of Unit Layout\n\n\nEach floor consists of 12 units where equally divided to two wings. The residents from each wing cannot cross over for privacy and security purpose.\u00a0\n\n\n\n\nFloor Layout\n\n\nAll bedrooms and bathrooms are designed with natural ventilation in mind. All type will come with yards to wash and dry clothes. For hassle free moving in and renovation, developer equipped each unit is partly furnished with kitchen cabinet fitted with hood & hob, air-conditioners to living and all bedrooms and instant water heaters to all bathrooms.\n\n\nIn general the layout is safe and practical and nothing fancy. However it is worth to mention for type D/D1, the enclosed kitchen setup is suitable for Asian style cooking especially daichow. Also being the corner unit, all bedrooms, yard will enjoy natural ventilation and sunlight without facing to the internal air well.\n\n\nThis slideshow requires JavaScript.\n\n\nThe unit layouts\n\n\nAs part of embracing and keep up with technology, all house will be equipped with Fibre-to-the-Home (FTTH) infrastructure ready and SMATV-ready for system compatible for HD resolution transmission.\n\n\n\n\nTechnology\n\n\nThe best part is all units are provided with at least 2 carparks! This is important as most household nowadays have 2 car and residensi AVA is quite far and not walkable from any public transport.\n\n\nFacilities\n\n\nThe facilities are equipped at 3 levels in Residensi AVA\n\n\n\n\nLevel 2 \u2013 Leisure Pod, Surau, Management Office, Reading and Games Room\n\n\nLevel 8 \u2013 50m Olympic Length Pool, Multipurpose (badminton court) hall, half basketball court, gym, playground, garden etc\n\n\nLevel 41 \u2013 on each tower there sky deck for viewing\n\n\n\n\n \n \n \n \n \n \n \n \n \n Swimming Pool at Level 8 \n \n \n \n \n \n \n \n \n \n \n \n Gym at Level 8 \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Sky Deck at Level 41 \n \n \n \n \n \n \n \n \n \n \n \n Level 8 plan \n \n \n \n \n \n \n\n\nFacilities Deck at Level 8 and artist impression of facilities\n\n\nThe facilities in residensi AVA are designed and catered for all around ages and lifestyle. Gym, badminton and basketball court and 50mtr length swimming pool for active lifestyle person. For kids fret not there are playground and kid\u2019s wading pool.\n\n\n\n\nMulti Generation Facilities\n\n\nOne interesting feature is the dining pavilion where well equipped kitchen and dining space can be rented from management to entertain guests.\n\n\n\n\nPavilion Dining\n\n\nPrice and Other Matter\n\n\nThe price is approximately RM650psf+/- after attractive rebate and generally south facing units will have RM10K premium. The maintenance fee including sinking fund is estimated around RM0.28psf. The range of fee will be from RM228 (for 813sqft) to RM360 (1285sqft). Given the security, amount of facilities, density etc the fee is quite reasonable.\n\n\nThe construction period expected to take 54 months (4.5 years) which is quite a long wait! If a newlywed just purchase a home in residensi AVA, by the time they move in in 2024, their first kid may turn to 4 years old! J .\n\n\nSummary\n\n\nIn previous review, we covered quite lengthy what Propcafe\nTM\n did not like about Kiara Bay. In this part 2, we will cover what we think is appealing for buyers. First is the reputation and branding of UEM Sunrise. Basically at the price of medium cost condominium, you get a premium product from reputable developer.\n\n\nUEM Sunrise being one of the biggest developers in the country is well committed to deliver and complete the self-sustainable township which will take 10-15 years. They envisage Kiara Bay as next Mont Kiara. It will take a lot but if someone can pull it off, it will be UEM Sunrise.\n\n\nWe also like the eco-living and wellness living concept for the township where urban farming, Linear and community parks are part of the green lung designed for the township. For self-sustainable, the township is designed with hotel, retail and mall and office tower.\n\n\nAs covered quite extensively in Part 1, developer recognize the location is not ideal and therefore will construct 2 new interchanges which one of them will be completed prior the completion of residensi AVA.\n\n\nHowever at current property market where oversupply in virtually every segment coupled with political instability and MCO due to covid-19 (and post MCO economy normalization activity), it will take a lot for any prospect buyers to buy long term asset and home. Developer probably need to put in more effort such as marketing, incentive or even defer launch to more suitable market climate.\u00a0\n\n\nUntil then, Happy Buying!\n\n\nFrom Propcafe\nTM\n Intern.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/rev-o-lifestyle-suites-bukit-jalil-city-launching-event/", "title": "PROPCAFE News : REV.O Lifestyle Suites @ Bukit Jalil City Launching Event", "body": "\n\nWelcome to REV.O Lifestyle Suites Bukit Jalil City ! \ud83d\ude1b\n\n\n#throwback \n\n\n31st Oct Saturday @ Menara MBMR Mid Valley: After weeks of suffering the depressing gloomy and hazy weather, it has never been feeling better like this before for awhile for waking up in the morning seeing the beautiful blue blue sky. Remind me of someone eyes which I had come across in my life \ud83d\ude09 . It is the smile of the sky which made my decision to land myself to the launching event of REV.O Lifestyle Suites Bukit Jalil City at Menara MBMR @ Mid Valley (previously Federal Auto Show Gallery).\n\n\nMenara MBMR @ Mid Valley (previously Federal Auto Show Gallery)\n\n\n\n\nThe REV.O Lifestyle Suites Bukit Jalil City launching event was held at Menara MBMR @ Mid Valley itself, and for those who do not know, Menara MBMR was built by the same developer of REV.O Lifestyle Suites at Bukit Jalil City. The sales gallery of REV.O Lifestyle Suites is currently located at the ground floor lobby area of Menara MBMR and it wasn\u2019t that hard to miss it since by the time when I arrived I can see the crowd was already there. \ud83d\ude2f . My intel told me that the line started a night before and there were people camping overnight outside the building.\n\n\nREV.O Lifestyle Suites Bukit Jalil City Launching Event. Taken before noon\n\n\n\u00a0\n\n\nREV.O Lifestyle Suites Bukit Jalil City Launching Event. Taken before noon\n\n\n\u00a0\n\n\nREV.O Lifestyle Suites Bukit Jalil City Launching Event. Queuing patiently waiting for their turn to go in as there is crowd control inside the sales gallery. Taken before noon\n\n\n\u00a0\n\n\nREV.O Lifestyle Suites Bukit Jalil City Launching Event. Queuing patiently waiting for their turn to go in as there is crowd control inside the sales gallery. Taken before noon\n\n\n\u00a0\n\n\nREV.O Lifestyle Suites Bukit Jalil City Launching Event. Queuing patiently waiting for their turn to go in as there is crowd control inside the sales gallery. Taken before noon\n\n\nThe sales gallery entrance of REV.O Lifesytle Suites was well taken care of by two gorgeous ladies and the crowd control was well managed. The management only allow one group after another to enter the sales gallery to proceed unit selection and booking payment. This is to prevent overcrowded and rowdiness causing any unwanted kissing behavior in the sales gallery \n . In other word, even when we buy property as a customer we want to have some comfort in term of spacing. We don\u2019t really want to buy in a \u201cPasar Malam\u201d (night market) kind of environment unless we are buying \u201cPasar Malam\u201d product. \n( Don\u2019t get me wrong here, I ain\u2019t looking down on pasar malam, in fact I love pasar malam and the environment \ud83d\ude42\u00a0 but not when I am buying property)\n\n\n\n\nIf we want to buy, we want to buy with class \ud83d\ude0e\n\n\n\n\n\n\nI guess a lot of new or established developers had long forgot or miss out about this especially during the good time. We are buying a product with a price tag of at least six figures and as a customer we deserved the utmost service quality and class. There is a difference buying a Rolex in a Rolex shop and buying a watch at night market. Is not the customer to determine which developer is Rolex or not , but most of the time is the developer themselves. \ud83d\ude44\n\n\nREV.O Lifestyle Suites Bukit Jalil City \u2013 The Crowd inside the sales gallery where only certain number of people to enter at one time.\n\n\n\u00a0\n\n\nREV.O Lifestyle Suites Bukit Jalil City -Booking Payment Counter\n\n\n\u00a0\n\n\nREV.O Lifestyle Suites Bukit Jalil City \u2013 While this unknown gorgeous lady busying with the booking, I stole a shot of the background of REV.O Lifestyle Suites. I give me an almost perfect imagination some one living working in the actual REV.O Lifestyles Suites itself \ud83d\ude1b\n\n\nIt is quite clear to me the intention of developer of REV.O Lifestyle Suites event was held at Menara MBMR is to present themselves to the invited and uninvited guests to have a feel and get to know more what kind of product that this developer Gemilang Eramaju : Developer of REV.O Lifestyles Bukit Jalil City is delivering. It would be a pretty good gauge by seeing their actual finished product of MBM Land and of course we hope that REV.O Lifestyle Suites won\u2019t disappoint REV.Os \u2018buyers.\n\n\nREV.O Lifestyle Suites Bukit Jalil City \u2013 Menana MBMR @ Mid Valley\n\n\n\n\nAlready way past noon, yet the crowd was still hovering around and there were remaining people still queuing behind the sliding glass door to make their way inside to see what is still available for booking. Today turn up crowd estimated to be more than the total units of \n421 freehold REV.O Lifestyle Suites\n . At this time, the booking had reached more than \n88% taken\n. Despite the soft market as what most people thinking, there must be a strong reason for purchasers willing to queue overnight and stand-wait for few hours just to try their luck.\n\n\nREV.O Lifestyle Suites Bukit Jalil City Event Launch \u2013 Picture taken after lunch hour. People still waiting for their turn to go in\n\n\n\u00a0\n\n\nREV.O Lifestyle Suites Bukit Jalil City Event Launch \u2013 Picture taken after lunch hour. Still a small crowd waiting outside before proceed to the sales gallery\u2019s entrance\n\n\n\u00a0\n\n\nGemilang Eramaju is not newbie in the market, according to one of the director \u2013 \n\u201cthey are confident about their project looking at the proven past record, experience and knowing the market well what the market want ; REV.O Lifestyle Suites provide the right product at the right location to the right crowd.\u201d\n Well I guess the turn up and result of today speaks for itself.\n\n\n\n\nNot only that, the event was well organized. Gemilang Eramaju was very generous with the foods and beverages unlike those typical catering where serving typical fried rice, curry chicken, fried noodles, curry puff, instant coffee and etc. For those who visited property launching frequently enough will understand what I am trying to say.\n\n\nFor those coffee lovers you will be able to get free flow of full fledged coffee \nfreshly grinded and pressed on the spot\n by \nCaf\u00e9 Marmo\n and I just can\u2019t stop myself keeping my coffee cup full all the time during the entire event.\n\n\nREV.O Lifestyle Suites Bukit Jalil City Event Launch \u2013 While others queuing to go in sales gallery, I queue for coffee \ud83d\ude42\n\n\n\u00a0\n\n\nREV.O Lifestyle Suites Bukit Jalil City Event Launch \u2013 Freshly pressed and brew coffee! Finally my turn, and I ordered Flat White, Long Black, Cappuccino, Latte, Expresso ( ALL x3) . Yes I am caffein-intoxicated)\n\n\n\n\n\n\n\n\n\n\nDelicious cakes and pastries were provided and it just blend well with my coffee \ud83d\ude42 and how often you will get Spanish dish like \nPaella\n, the \nGarrett premium popcorn\n as well as drink like \nSangria\n in the property launching event? You tell me about it. I hope Gemilang Eramaju is not setting a standard too high for other developers in the coming future events, not that I mind at all and I will be glad to attend. For those who think that \n\u201cHey I am a property developer and selling property, who care about the food and beverages? As long as my product is good and affordable who will care about the food and I am not in F&B business\u201d\n Well it is quite true and I agree to some extent but for me being a good developer is more than that,\n\n\n\n\nthe only constant thing is life is change\n\n\n\n\n\n\nIf you can improve and give extra alpha, why not? In some way, it will exhibit how thoughtful you are as a developer, thus in directly giving some confidence to your customer as well your potential customers. Most important is being able to keep your customer happy during entire process from \nbefore\n buying till the end when your customer receiving the \nend product\n. If you can do it, you are separating yourself a different level from other developers.\n\n\nREV.O Lifestyle Suites Bukit Jalil City \u2013 Canapes\n\n\n\n\nGarrett PopCorn\n\n\nREV.O Lifestyle Suites Bukit Jalil City Launching Event \u2013 Paella is so yummy!\n\n\nKeep Calm and Drink Sangria!\n\n\nAll in all, well done to Gemilang Eramaju and the success of REV.O Lifestyle Suites, I can see majority of the people attended the event was quite happy regardless going home with empty handed or with booking form.\n\n\nBefore I end here, I just have to say, I was having a problem finding the toilet! There ain\u2019t any signboard or indication where the toilet is located until I asked or did I miss it?\u00a0 \n For this I have to minus your point. \ud83d\ude00\n\n\nIf you are reading this, you better not to miss any signage at REV.O Lifestyle Suites Bukit Jalil City! \ud83d\ude42\n\n\nCongratulation to all the buyers and wishing you all the best.\n\n\n-Pen Off For Now \u2013 I am JJ the intern of PROPCAFE\n\n\nREV.O Lifestyle Suites Bukit Jalil City Launching Event\n\n\nFor those who wants to know more about REV.O Lifestyle Suites Bukit Jalil City\n\n\nPlease click on the link below :\n\n\nThe REV.O @ Bukit Jalil City By MBM Land [ Executive Summary Review]\n\n\nThe REV.O @ Bukit Jalil City \u2013 REV.Olutionary Lifestyle Office \u2013 Part Two\n\n\nFrom The Edge Property Malaysia \u2013 \nREV.O office suites 95% taken up after launch \n\n\nThink Differently Work Creatively!\n\n\nIt was really fun to attend such an event! I am JJ \u2013 the intern of PROPCAFE \ud83d\ude42\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/rimbum-2-bandar-kinrara/", "title": "PROPCAFE\u2122 360 Degree View: Rimbun 2 Bandar Kinrara by SP Setia", "body": "\n\nRimbun 2 Bandar Kinrara by SP Setia\n\n\nThese days landed property in NON SBF (very painfully far) location are really hard to come by.\u00a0\n\n\nLocation of Rimbun 2\n\n\n\n\nRimbun 2 Bandar Kinrara is developed by SP Setia. Bandar Kinrara Puchong, some said it\u2019s Kuala Lumpur\u00a0 need no further elaboration, it is a\u00a0 prime location township developed by I&P (now SP Setia) neighboring, Bukit Jalil, Bandar Sunway and Seri Kembangan.\n\n\nA bit of history here, I&P was the township developer of Bandar Kinrara, it was previously a sister company of SP Setia, a corporate exercise took place in 2017, where SP Setia \nbough\nt over I&P for RM3.65B.\n\n\nBy reviewing even the latest product offerings of SP Setia, we notice that the core product features, from product rendering, facade design, layout, they are cookie cut from I&P previous launches. Even the name of this landed development is a reflection of that. Rimbum 2 Bandar Kinrara is the development after Rimbum 1, sharing almost similar facade, layout as well as land plot (ok this one differs by a little).\u00a0\n\n\nTime of launch\n\n\nRimbun 2 was launch around June 2017. Just about time when SP Setia announce the acquisition of I&P. So technically this is still an I&P brainchild. Fast forward to 2020, we saw the subsequent launches of Legasi 2, Rimbum 3, they actually inherit past I&P product DNA bulat bulat.\n\n\nProduct information of Rimbun 2\u00a0\n\n\nRimbum 2 is freehold double storey landed property. Typical land plot size is 24\u00d770 or 1,680 sqft. The standard built up is approximately 2,034sqft and price starts from RM900,000 for a typical intermediate unit, price point wise during in 2017, it was pretty decent actually. Standard unit comoes with 4 bedroom and 3 bathrooms.\n\n\nThe unique selling point, of Rimbun 2 is the good plot size with 24ft frontage, we would 24ft width terrace is very good size, a rare one these day, the extra 2 ft against a common 22ft can do wonder for furniture placement. This can easily fit 2 cars, meanwhile the 70ft length is standard to present day usage\u00a0\n\n\nAll the units of Rimbun are \nNorth\n\u00a0and\u00a0\nSouth\n orientated, they are very much feng shui compliant and lesser exposure to west sun.\n\n\nDeep into BK7\n\n\nIf you access Rimbun 2 from Giant Bandar Kinrara, it is real deep, length drive in, however if you are coming in from Lebuhraya Bukit Jalil that\u2019s another story. Tucked into BK7 means it is very near to Pavilion Bukit Jalil, Rimbum 2 is located approximately \n3km\n from the heart of Bukit Jalil, Kuala Lumpur.\n\n\n\n\nActual Product Review\n\n\nSo enough of introduction, Rimbun 2 took vacant possession on July 2019, let\u2019s take a look at the actual product against it\u2019s initial artist illustration shall we.\n\n\n24ft wide frontage\n\n\nComing in to the door entrance of the unit.\n\n\n\n\nThere is a additional provision storage space, ideal to keep some bulk gardening items perhaps.\n\n\n\n\nWhile looking inside the living hall, as well, it is an open plan layout. While ceiling height is approximately 11ft. First impression stepping into the unit it is quite bright and spacious.\n\n\n\n\n\n\nThe wet kitchen looks smallish here. While you have see next pics.\n\n\nGetting out the to back of the unit, there is a good 5ft space, that give you an option to further extend to wet kitchen or laundry drying area.\n\n\n\n\nThere is a storage area underneath the staircase, UNIFI point should be here.\n\n\n\n\nMoving on to the upper floor shall we.\n\n\n\n\n\n\nStarting from the staircase to upper floor, they are all on wooden flooring.\n\n\n\n\nIt is particularly bright and airy when such volumes ceiling heights >16ft and provision of windows for air ventilation.\n\n\n\n\n\n\nLet\u2019s us tour the master bedroom, very spacious indeed.\u00a0\n\n\n\n\n\n\nWhile the finishing of master toilet is well expected the norm these days.\n\n\n\n\nLet\u2019s check out the view at the master bedroom.\n\n\n\n\nWhile the common bedroom are pretty good size too.\n\n\n\n\n\n\nIf we are to nitpick, it would be great to have en-suite bath rooms for these common rooms instead of a share bathrooms.\u00a0\n\n\n \n\n\nThe common rooms are also comes with some open views.\n\n\n \n\n\nAfter touring the house, it is also good to check out other surrounding right. The internal road is approximately 50ft. So your opposite neighbor may not be that right up your face. Jokes aside, this would made parking, or navigating around the neighborhood to be at breeze.\n\n\n\n\nThere is also a community park within the Rimbun 2, ideal for those who enjoyed some outdoor exercise.\n\n\n\n\nSo there you have it, PROPCAFE has just taken you through a walkthrough of a sub sales landed property viewing. What you have just seen, Rimbum 2 at Bandar Kinrara has an asking price of RM1.15m.\n\n\nSo you like what you see, do subscribe to our blog, like our Facebook page for more posts like this.\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/rumawip-suria-pantai-pantai-sentral-park/", "title": "PROPCAFE\u2122 News : RUMAWIP Suria Pantai @ Pantai Sentral Park", "body": "\n\nAffordable home at \nRM275,000\n \nRUMAWIP\n \nSuria Pantai\n @ \nPantai Sentral Park\n by IJM Land & Amona Development for you to work, live, and play.\n\n\nYoung professionals and families looking to start a home \u2013 hear ye, hear ye! Smoothen those furrowed brows because IJM Land and Amona Development have built the perfect solution to your concerns \u2013 the attractively-priced and strategically-located SURIA PANTAI.\n\n\nWhen the city is brimming with opportunities and commercial hubs, living then comes with a hefty price tag \u2013 one most young adults cannot afford. Hence, IJM Land and Amona Development in supporting the government\u2019s initiative \u2013 Rumah Mampu Milik Wilayah Persekutuan (RUMAWIP) \u2013 to cater to the need for more affordable mass-market homes have developed SURIA PANTAI that is priced at a very affordable RM275,000.\n\n\n\u201cWe support the government\u2019s efforts to make houses more affordable for our fellow Malaysians, especially the younger generation. SURIA PANTAI is located in The New Golden Triangle of Kuala Lumpur \u2013 positioned accessibly within reach of amenities as well as paths of connectivity. It\u2019s about \n3km to Mid Valley and 5km to KL Sentral\n. Considering its prime location, where surrounding properties are priced at the millions, this development is a true value for money option that should not be missed,\u201d said Dato\u2019 Hoo Kim See, Senior General Manager (Central Region) of IJM Land.\n\n\nSuria Pantai Aerial View\n\n\nSURIA PANTAI will benefit significantly from the upcoming Pantai Sentral Park Interchange, set to be completed by the \nfourth quarter of 2018\n. The interchange will link homeowners to major hotspots in neighbouring areas including KL, Petaling Jaya, Bangsar, Cheras, Subang, and Sunway.\n\n\nWith \n896 units\n in total, SURIA PANTAI is low-density and offers sufficient built-up space measuring \n810 sf\n in a building that comprises of \n34 floors with 26 units per floor.\n The \n3-bedroom, 2-bathroom\n layout is functional as it meets the needs of all home buyers be it single working professionals, married couples, and families. With each unit, homeowners are entitled to \none parking unit in the covered car park\n. The development will feature facilities such as a swimming pool, a playground, and a multipurpose hall for work and play.\n\n\nAdditionally, SURIA PANTAI is gated with a security service to ensure the safety of its dwellers. Another major highlight is \nTaman Rimba Bukit Kerinchi,\n \na 200-acre forest reserve\n that lies at the edge of the development \u2013 a sure hit among nature lovers who would be overjoyed to partake in a multitude of different activities such as hiking, jogging, and cycling. Even residents who are not nature-enthusiasts would find peace and tranquillity amidst the verdant views and lush greeneries that the forest reserve has to offer. Bukit Kerinchi is the perfect getaway from the city and an entrance into a different world.\n\n\nAt SURIA PANTAI, homeowners will wake up to crisp morning air accompanied by the music of birds that will still every dweller\u2019s heart and bring them happiness as they start their day. There is a zen quality; a gentle hum from the natural surrounding and the fresh air will allow homeowners a break from the hustle and bustle of the city. A time and space to heal, to reflect, and to spend time with loved ones.\n\n\nRUMAWIP Suria Pantai Swimming Pool\n\n\n\u201cHomeowners will love how close they are to nature and to surrounding amenities like shopping outlets, education centres, healthcare institutions, retailers, hotels, golf clubs, and parks,\u201d added Dato\u2019 Hoo.\n\n\nCouples with children will be glad to know that schools are within the vicinity of the residence, which include SK Bangsar and SMK Seri Pantai, located roughly 2km away. Even running errands and performing everyday necessities are convenient with retail stores and malls like Mid Valley, KL Gateway, Aeon Prime and bank facilities within close proximity.\n\n\nThe development is strategically located near train stations along the LRT and KTM lines such as KL Sentral, Universit LRT and Pantai Dalam KTM. Other nearby amenities include educational\n\ninstitutions like Universiti Malaya as well as healthcare centres such as University Malaya Medical Centre, Pantai Medical Hospital, and Columbia Hospital.\n\n\nSingle individuals with a monthly income of \nless than RM10,000\n and \ncombined household \nincomes of no more than RM15,000\n are eligible to enjoy a life of convenience this residence offers\u2014provided they are currently working and residing in Wilayah Persekutuan.\n\n\nThe development is now \nopen for registration\n via SURIA PANTAI\u2019s official portal:\n\n\nwww.suriapantai.com\n\n\nFor more information, interested buyers can also visit the sales gallery,\n\n\nICE Gallery PantaiSentral Park,\n\n\nLot No 2, Level 1,\n\n\nJalan Pantai Sentral, 59200 Kuala\n\nLumpur.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/rymba-hill-damansara-by-sunway-group-%e4%b8%ad%e8%8b%b1%e8%af%84%e8%ae%ba/", "title": "PROPCAFE 360 Degree View : Rymba Hill @ Kota Damansara by Sunway Group", "body": "\n\nLast\u00a0month i did a bllingual review on Damansara Foresta, where the development comes with 21 acres of reserve forest, in fact, DF is not the first development comes with this forest theme.\u00a0\u00a0Sunway Bhd has already launched the similar concept 3 years ago.\n\n\n\n\nFor Rymba Hills, the 6.5 acres of private forest park are owned by the residences via strata titles ownership, and could be\u00a0only accessed\u00a0by the residences and their guests.\u00a0 This development covers 80 units of zero lot bungalows\u00a0in\u00a05 designs,\u00a0all are in 3 storey. Its\u00a0BU area ranging from 4500 sqft to 4650sqft. The phase 1 are all in Type C,\u00a0while Type B is unique in the sense that the entrance is at the 2nd floor. Type A and Type D\u00a0are the only types backing the hills, and comes with lift.\n\n\n\n\n\n\nAbove : the jungle tracks at the back of the house which leads to the 6.5 acres forest\n\n\nThe initial pricing for Phase 1 (Type C) was RM2.98mil, before the 5% rebate + RM50K cash voucher, Sunway PAL Members additional 3% Discount, with DIBS scheme. The phase 1 already VPed, while Phase 2 would be\u00a0handovered in 3 months time. When visited the open house today, there are around 10 units still available for grabs, price starts from RM3.6Mil.\n\n\n\n\nLeft:\u00a0 Club house and Armanee Terrace, Damansara Perdana,\u00a0at the back\n\n\n\n\n\u00a0\n\n\n \n\n\n\n\n\n\nAbove: Out door Gym and Sports.\n\n\nThe nearest competitor of Rymba Hill (RH) would be SHC\u2019s The Effingham (EF) at Bandar Utama. It is fair to compare both as\u00a0both are closed to each other with around 5 mins driving distance,\u00a0and both are in ready to move in condition, given EF is BTS.\n\n\nBelow are the summary and comparison:-\n\n\na) Leasehold (RH) vs\u00a0Freehold (EF)\n\n\nb) Lower density for RH, i.e. only 80 units in the entire development, or merely 4 units per acres. There is no information on the total land\u00a0size of\u00a0EF, but i believe the EF\u2019s total number of 212 units\u00a0are higher in density.\n\n\nc) Fenceless open concept for RH, thus can easily park up to 6 cars in own compound, whist EF is fenched. It won\u2019t be surprise if the EF\u2019s car pouch can only fit in 2 SUVs or 3 Kancil, unless one sacrifies the small piece of greens.\n\n\nd) Both come with Club House, RH\u2019s club house is generos\u00a0in size with 4 storey\u00a0+ lift compared to EF\u2019s 2 storey. but the 6.5 acres exclusive forest reserve for RH is definately a PLUS\n\n\ne) EF Zero Lot has bigger BU of average 6000 sqft, whist RH BU\u2019s is 25% lesser. But then EF only has 2 sides open\u00a0vs RH has 3 sides open +\u00a0only 1 side covered by wall, thus better air circulation, and more spacious feel.\u00a0 EF is designed with 2 walls closed, as the back of the house is either facing the main road (Persiaran Surian) or other units.\n\n\nf) There are ample of\u00a0visitor car parks for RH, EF has none, and if the visitors were to park at the road side, it would be no different then its BU1- BU12, It would\u00a0look very messy.\n\n\n \n\n\nThose who\u00a0fed up\u00a0of the congestion at Persiaran Surian, can use the altrnative underpass\u00a0near Palm Spring, and the road will lead to the SRJKC Damansara,\u00a0then to the juction in between BU8 and BU 11, passing the old Sony factory. From here can be linked to SPRINT Highway, LDP\u00a0or NKVE.\n\n\n \n \n\n\n \n\n\n\u00a0\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/saville-kajang-metro-kajang-2/", "title": "PROPCAFE Peek : Saville @ Kajang By MKH", "body": "\n\nKajang .. is at the south of KL\u00a0 .. probably more reknown for it\u2019s Kajang sate than anything else.\u00a0 Kajang has also seen its burst of growth the last few years.\n\n\n\n\n\u00a0\n\n\nFrom Gamuda\u2019s picturesque Jade Hills, to Nadayu 92, TTDI Grove , \u00a0Tropicana Heights and of course the King of Kajang \u2013 Metro Kajang\u2019s Kajang2 and the various Kajang Boulevard, etc\n\n\nThere\u2019s also been a hodge podge of various other smaller developers with projects mushrooming around the area.\n\n\nLatest being .. Saville Kajang.\u00a0 Perhaps being overshadowed by its more glamorous Saville Cheras brother (located above the MRT at Taman Cuepacs), Saville Kajang was just recently opened for pre-launch pre-booking.\u00a0 Are there such words ? Or should it be pre-launch booking.\n\n\n \n\n\n\u00a0\n\n\nLocated along the busy Jalan Reko, Saville Kajang is closer to the SILK end of Jln Reko than the middle Kajang 2 location.\u00a0 Jalan Reko itself, is a busy long road, starting form the workshops , passing by Kajang2\u2019s location, then the KTM station of Alam Sari, before approaching a greener Bangi and eventually the border of Universiti Kebangsaan Malaysia (UKM \u2013 Bangi).\u00a0 It\u2019s an important artery connecting the 2 township of Bangi-Kajang, which is slowly blending melting into each other, like how PJ and Shah Alam has gradually merged through the years. \u00a0There\u2019s even a Jaya Grocer nearby. \u00a0Kajang 2 which will include a new Rafflesia International school, will also see the building of a new KTM station.\n\n\n \n \n\n\n\u00a0\n\n\nThere are 2 blocks \u2013 A and B, total of 576 units. The units come in 3 different sizes, 709sf (2 bedrooms,1 car park), 855sf (3 bedrooms, 2 car parks) and 1004sf (3 bedrooms and 2 car parks).\u00a0 Units are bare units, with no cabinets, kitchen fittings or plaster ceilings \u2013 but this is to be expected given the target market of such offerings.\n\n\n \n \n\n\n\u00a0\n\n\nFor Block A, the units come in North facing (faces Kajang town) and South facing (facing future Kajang 2 skyscrapers, as well as high tension cable).\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nUnits are going fast, with the 855sf units 7 and 13 (north facing) all taken up; whilst similarly sized corner units on the same floors \u2013 units 9 and 11 \u2013 moving slower due to the more expensive pricing (about RM15k more) and also because these units open directly to the lift lobby.\u00a0 But unit 11 is considered more \u2018jialat\u201d as there\u2019s a possibility of the waste disposal door bring right in front of its front door!\u00a0 And this is a premium priced unit, mind you. \u00a0For the 10xxsf unit, there were lower floor units still available, these are all pool facing units. \u00a0I don\u2019t see much premium in higher floor units, as the pool is actually quite tiny \u2013 and higher pool view floors will not have much of a view! (charts and layout plan taken from Lowyat forum)\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n \n \n \n \n \n \n\n\n\u00a0\n\n\nCurrent promotion for Saville Kajang :\n\n\n+1% for Metro Kajang\u2019s repeat buyers\n\n\nFree legal fees on S&P and loan agreement\n\n\n\u00a0\n\n\nConclusion\n\n\nSeems a decent proposition for novice investors.\u00a0 Although the 705sf can be viewed as cheap, sub-RM300k \u2013 bear in mind these 2-bedders come with only 1-car park each.\u00a0 The 855sf unit seems more palatable for investors.\n\n\nWith Metro Kajang putting its reputation at stake in the development of Kajang 2 (building a brand new KTM station right at its door step), developments in this vicinity will augur well for Saville Kajang.\u00a0 Investors are advised to do their own due diligence on the surrounding\u2019s rental market on the rentability and affordability of such units by the local population.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/say-no-to-c-a-m-p-say-no-to-illegal-agents-a-campaign-by-bovaea/", "title": "PROPCAFE Guide : SAY NO TO C.A.M.P, SAY NO TO ILLEGAL AGENTS : A Campaign By BOVAEA", "body": "\n\nSAY NO TO C.A.M.P , SAY NO TO ILLEGAL AGENTS : Six-month awareness campaign unravels new methods of breaking the law\n\n\nMost of the time we hear about new launching here and there, property market outlook up or down, how to invest in property, how to become a smart investor, where to buy, what to buy, market gloom and market boom but hardly the ugly side of the story- Property scam : How I was cheated or scammed\n\n\nPhoto Credit to www.diffen.com\n\n\nPROPCAFE received an invitation from \n\u202a#\u200e\nBOVAEA\u202c\n (BOARD OF VALUERS, APPRAISERS AND ESTATE AGENTS MALAYSIA) to cover a press conference to reveal several new methods that illegal agents are using to dec\neive Malaysians. These new methods were discovered during the recent six month awareness campaign to combat the spread of illegal brokers.\n\n\nThe campaign, called C.A.M.P, was organised to educate the public on the various methods used to con unsuspecting property buyers. C.A.M.P encapsulates the four main methods used by the illegal brokers, namely, \u201cCheating, Absconding, Misinterpretation and Profiteering.\u201d\n\n\nNew threats have emerged in the property market as individuals, investors, business entities and companies have become illegal brokers in the country to cash in on new projects development opportunities. In fact, it was discovered even a \nhighly recognizable public listed company\n had started a property portal to promote developer\u2019s product. So the next time when you hear anything about public listed company, it does not mean you are safe from being cheated.\n\n\nThe Board of Valuers, Appraisers and Estate Agents Malaysia (BOVAEA), the governing body for registered estate agents in the country said they are concerned at the apathy of these groups that disregard the law.\n\nThe issues above were discovered during a six-month campaign called C.A.M.P that was organised to educate the public on the various methods used to con unsuspecting property sellers, buyers, landlords and tenants. C.A.M.P encapsulates the four main methods used by the illegal brokers, namely, \nCheating, Absconding, Misinterpretation and Profiteering.\n\n\n\n\nDuring this campaign, BOVAEA also discovered individuals and companies using new age media to market properties illegally. An example is where web page applications (app) that urged landlords to refrain from using the services of Real Estate Agents, undermining the legal authority that encompasses the practise through an Act of parliament. Their action may cause problems and legal challenges to landlords who use their services as neither the law nor the web-based company will protect them. With the technology advancement of internet and the booming era of tech startup, a lot of activities including scam and con job been made more simple, fast and convenient. Thus when one comes to apps or website where involving money or personal info, you have to be extra sensitive and cautious. There also another thing about pre, pre pre , pre pre pre registration of property; where most of us here have experienced, there is another way to fish and collect info to create merely a database without any intention of registering you to the so called project. If you want to register for any project, go for those proper one with well-known established legal agency or developers.\n\n\nPresident of the Board of Valuers, Appraisers & Estate Agents, Tuan Haji Faizan Bin Abdul Rahman said such incidents have increased in view of the constant demand for properties and the current challenging market.\n\nHe stressed that it is time for those who are breaking the law, to stop as the law permits only trained and competent people to market and sell real estate.\n\n\n\u201cBOVAEA has since investigated the matter and found that the listed company infringed the Valuers, Appraisers and Estate Agents Act 1981 (Act 242). We also want to reiterate that those who appoint these illegal brokers may also be contravening the law as abetting also falls under the Act,\u201d he added.\n\n\nFrom left to right: Eric Lim Chin Heng, Chairman, BOVAEA Estate Agents Practices Committee, Tuan Haji Faizan bin Abdul Rahman, President of Board of Valuers, Appraisers and Estate Agents (BOVAEA), K. Soma Sundram, Member BOVAEA Estate Agents Practices Committee.\n\n\nFaizan who is also the Director General of Valuation and Property Services, said \u201cthat one of the Boards aim is to protect the public against illegal brokers and as such the public must be aware that when selling, purchasing, letting or renting they should seek the representation of registered agents and or Negotiators.\u201d If you engage a registered real estate agent or certified negotiator, then BOVAEA can take action should there be a dispute. When using an illegal broker or firms not registered with the Board, there is little we can do to help the parties concerned. Hence we continue to urge the public to be prudent when they appoint an agent and please check their legality\u201d he added.\n\n\nRegistered Estate Agents must go through 4 years of study i.e. having to have passed Part 1, Part 2 comprising 12 papers and undergo two years of practical training before sitting for the test of professional competence exam after which they are registered with the Board and as such only registered real estate agents as specified in section 22C of the Valuers, Appraisers and Estate Agents Act can act as agents in selling, purchasing, letting or renting of any properties.\n\n\nHe said, \u201cIf a registered agent is convicted of any offence involving fraud, dishonesty, contravening or failing to comply with provisions of the Act or Rules, found guilty of professional misconduct or any conduct that is disgraceful, the Board may take punitive actions against the agent.\n\n\nPunishment includes removing the agents name from the register, suspension of practice, admonishment (warning) and/or a fine.\n\n\n\u201cDealing with registered estate agents and negotiators provides a certain standard of service and there are options for recourse should negotiations or deals go badly,\u201d stressed Faizan. He reminded those using the services of Agents to deal with registered estate agents with an authority card or Probationary estate agents and real Estate Negotiators wearing a \nRed REN\n tag issued by BOVAEA.\n\n\nHe sought the cooperation of REHDA and the developers to work with the Board to make sure that those appointed by the developers are registered agents. He also pointed out that RENs who are marketing projects for developers and participating in exhibitions \nmust carry the red tag\n to identify themselves.\n\n\nPhoto Credit to www.ipohhouse.com\n\n\nFaizan, also said the Board is proactive and are taking quick action against such fraudulent behaviour and reminded illegal brokers that they would not tolerate infringement in any form.\n\n\nHe also envisaged that the Board is now actively working with the police and the AG chambers office to take action. Those found guilty under Section 30 of the Act is liable to \na fine not exceeding RM 300,000\n or imprisonment for a term \nnot exceeding three years or both\n.\n\n\n\u201cThe Estate Agency Practice Committee (EAPC) committee is now actively monitoring and identifying such illegal activities\u201d\n\n\n\n\nRegistered real estate agents are also reminded to act within the code of conduct set by the board that helps protect the public against fraud, misrepresentation and unethical practices in respect to all real estate transactions.\n\n\nHe also added agents and public to report such abuse to the board immediately at \n603-22876666\n or login at \nwww.lppeh.gov.my\n or \nwww.propertyagent.gov.my\n for further action.\n\nDetails of the four schemes are as follows:\n\n\nCheating\n\n\nCheating would be acting dishonestly or unfairly to gain an advantage over the client. A simple example would be to conduct a sale or rental of a property with the intention to withhold information. The key word is\u00a0intention. In Malaysia it is estimated that 20% of house buyers are cheated every month based on complaints received, the actual numbers may be higher.\n\n\nAbsconding\n\n\nAbsconding on the other hand means running away with client\u2019s money \u2013 usually with the deposit money. However other instances could include asking for payments to be issued in their personal names or not refunding the deposit when a sale or tenancy is aborted for a legitimate reason.\u00a0 It is often hard to trace an agent once he has absconded so prevention is better than cure in this case.\n\n\nMisrepresentation\n\n\nMisrepresentation can be a false fact or an omission of fact that could have affected the purchase decision. For example, a material fact that would have affected the decision to purchase a property.\u00a0If a person masquerades as an agent, omits facts of the land status, lease period or even termite infestation, it is deemed as misinterpretation as well.\n\n\nProfiteering\n\n\nProfiteering may refer to situations when someone attempts to take advantage of circumstances to make excessive profits. It is the generation of unfair or unauthorised profits through manipulation of prices.\u00a0Collecting higher fees than as prescribed by law or collecting a differential sum from the vendor\u2019s price and selling price is also considered profiteering.\n\n\n\n\n\n\nMy friends, there are unprofessional and unethical brokers out there. These bad apples usually give a very bad name and in general will tarnish the reputation of those true professional agents in long run.\n\n\nIf you smell something like MLM, Sure, Guaranteed or like the money FALL FROM THE SKY , please be double triple more careful! Be extra cautious, be skeptical because greed might blind our intelligence. It does not discriminate and\n it can happen to anyone of us at anytime and anywhere\n.\n\n\nEquip yourself with knowledge, please don\u2019t save on the agent fee and go get a reputable established real estate agent/broker/negotiator. Do you need help for recommending a good property real estate agency from PROPCAFE? \n\n\n\n\nAbout BOVAEA\n\n\nThe Board of Valuers, Appraisers and Estate Agents Malaysia was set up in 1981 under the purview of the Ministry of Finance, Malaysia. The setup and operation of this Board is governed by the provision of Valuers, Appraisers and Estate Agents Act 1981 and the Rules 1986. Its primary function is to regulate the Valuers, Appraisers and Estate Agents practising in Malaysia.\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/seasons-garden-wangsa-maju-scp-group/", "title": "PROPCAFE Peek : Seasons Garden @ Wangsa Maju By SCP Group", "body": "\n\nWe have been busy for quite sometimes and we had some property preview with some of our regular readers.\n\n\nNevertheless, we are back and we will continue to provide our impartial views of project launches. Propcafe went to visit Seasons Garden (SG) couple of weeks ago however only now able to put this review in the blog.\n\n\nOverview\n\n\nDeveloped in 6acre of commercial leasehold land (expire at 2083), The SG located at the quieter part and old neighbourhood of the Wangsa Maju Section 10. The project is sandwiched between Sapura Wangsa Maju and Medium cost apartments. This project will take 4 years and expected to be completed in July.2018.\n\n\nLocation and Surrounding\n\n\n\nWikimapia: Location of Seasons Garden\n\nThe project consists of 1502units spread in 4 blocks that consist of 2 blocks 35 storeys, 1 block of 33 storeys and 1 block of 34 storeys. There are 40units of shops to serve the need of the residents as well as the surrounding neighbourhood.\n\n\n\n\n\n  The Project Notice Board\n\n\n\n\n\n\n\n  The construction progress@October.2014 and the surrounding\n\n\n\nAccessibility and Surroundings\n\n\nLocated approximately 7.1km driving distance from Avenue K, SG is easily accessible from Jalan Setiawangsa, AKLEH and Duke highway. For public transport users, Sri Rampai LRT station is approximately 2km away from development, not exactly a walking distance for pedestrians.\n\n\n\nThe Map\n\n\nThis is the access from Jalan 34/26 to Jalan 26/26\n\n\n\nThe access\n\n\n\nThe Road\n\n\n\nThe Site Signboard\n\n\nFrom the googlemap snapshot below, From KLCC to SG is easily accessible via AKLEH and Jalan Ampang and turn into Jalan Setiawangsa. The driving distance is approximately 7km. However due to the notorious jam along Jalan Setiawangsa and Jalan Ampang during the office hour rush, the driving can turn out to be longer than expected.\n\n\n\nGoogle Map: From KLCC to Seasons Garden\n\nIf residents need to go to Mont Kiara, Hartamas and Petaling Jaya, it is easily accessible via DUKE highway. For example the distance is approximately 15km via DUKE highway to Hartamas. In future when the DUKE extension is completed, it will be a breeze from SG to DesaParkCity.\n\n\n\nGoogle Map: From Hartamas to Seasons Garden\n\n\nMasterplan, Layouts and Fa\u00e7ade\n\n\nMost of the information are available in the developer\u2019s website\n\nhttp://www.seasonsgarden.my/\n\n\n\nThe artist illustration of aerial view\n\n\n\n\n\nThe scale model\n\n\nTwo blocks (the first phase launches) have been trimmed from above scale model. Nevertheless, 1500 units in 6 acre of land is pretty dense and purchasers should expect the density is on par with those serviced apartments nearer to KLCity such as Regalia. However unlike Regalia where units are ranging from studio to 3 bedrooms, all units in SG come with either 3 or 3+1 bedrooms layout. Assuming each unit can be occupied by 3 residents, there will be additional 4500 residents in 6 acre of land which worked to be 750ppl/acre. I was told generally 200ppl/acre is considered to be acceptable density for high rise lifestyle. Nevertheless, developed has packed comprehensive facilities and amenities to keep the residents occupied. On the lower ground, comprehensive facilities such as humongous landscaped garden with jogging tracks, recreational ponds, gazebo etc\n\n\n\nModel of the Landscaped Garden\n\n\nThere are two decent size swimming pools\n\n\n\nSwimming pool\n\n\nIn order to keep the traffic flow, developer has smartly design the dedicated access for each carpark level. To ensure security, each level will come with own boomgate and access card system\n\n\n\n\n\nThe units are spread in 4 blocks and block A and B (with Melawati view) have been almost sold out. Developer opened block C and D with KL city view\n\n\n\nBuilding orientation\n\n\n\n\n\n\n\n\n\nWith exception of type C, the rest of the layouts are available in block C and D. All type A 850sqft are KL City view with south-west facing with 6units/floor for each block. The corner type B 900sqft is only available in block D and type D 770sqft are with inner facing with 5units/floor.\n\n\nWith exception of type D with 3 bedrooms configurations, the rest are with 3+1 bedrooms configuration. In author opinion, the developer is ambitiously fit in too many bedrooms that on paper looks good however practical wise many end users will find it neither here nor there. The room is longish and making and furniture, cabinet and bed placement will make the room very cramped. With exception of type B, the kitchen is pretty small for a family setup layout. Most likely owners will demolish the yard to make the kitchen bigger. Ironically developer has demolish the wall and joint the yard and kitchen in their showunits.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThe showunit\n\n\nAmenities\n\n\nSG located in established and well mature WangsaMaju. Within a short driving distance you can go to WangsaWalk, Sri Rampai LRT station, AEON etc. For accessibility DUKE highway will zip you to Mont Kiara Hartamas and Petaling Jaya and via AKLEH to KLCC within minutes.\n\n\nPrices and Specification\n\n\nMinimal price different between Block C and D. The price starts from RM444K for type D 770sqft before any rebate by developer. This worked to be RM580psf. For KL City facing units, the type A 850sqft starts from RM507K. The psf worked to RM595psf, which is about RM15psf dearer compared to central park views. For all the type, each floor the price is increased by RM2k.\n\n\n\n\n\nThe first two blocks are almost fully booked and the block C and D sales chart was snapped about one month ago with about 40% taken up. In author opinion, RM400-500k is a sweet spot price for a young family setup with monthly instalment approximately RM2-2.5k. the commitment just fall nicely within household income between RM7-10k. However, no freebies such as aircon, wardrobe, heaters and kitchen cabinet will be provided by developer due to the absolute price.\n\n\nFinancing\n\n\nAttractive financing incentive given by developer. Please check with developer for the further arrangement.\n\n\nCatalysts\n\n\nThe junction between Jalan Jelatek and Jalan Ampang is notorious for jam especially in weekdays peak hours. The government announced upgrade on the junction to ensure a free flow and Jalan Jelatek will be linked via under pass to Jalan Pandan. Beside reducing the congestion, the motorists can go to Bukit Bintang and Imbi via Jalan Kampung Pandan.\n\n\n\n\nConclusions\n\n\nIt is mature location with excellent road networks. Most amenities are within short driving distance. The biggest concern of this project is high density however compensated with affordable entry prices for mature location.\n\n\nHappy Investing!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/secoya-residences-pantai-sentral-park-by-ijm/", "title": "PROPCAFE Review : Secoya Residences @ Pantai Sentral Park By IJM", "body": "\n\nIJM Land\u2019s Secoya Residences @ Pantai Sentral Park Defines Eco-centric Elegance\n\n\nHomeowners offered two distinct interior styles based on their lifestyle needs \n\n\nLet me walk you through with a video on a brief introduction of Pantai Sentral Park \u2013 Kuala Lumpur\u2019s One and Only Urban Forest City\n\n\n\n\n\u00a0\n\n\nInspired by the dream of luxurious living\u00a0 amidst verdant urban\u00a0 forest, IJM Land\u2019s Pantai Sentral Park is a singularly unique development that combines the best\u00a0 aspects of urban and rural living to create\u00a0 Kuala Lumpur\u2019s One and Only Urban Forest City.\n\n\nLocation and Accessibility of Pantai Sentral Park\n\n\nLocation of Pantai Sentral Park\n\n\nPantai Sentral Park is situated at Bukit Kerinchi smacked in between Kuala Lumpur, Bangsar and Petaling Jaya. Pantai Sentral Park is also strategically connected to Kuala Lumpur to the north east, Bangsar/Damansara to the north, Petaling Jaya/Subang/Sunway to the west and Cheras/OUG/SungeiBesi to the south eastern side. It sits within a close vicinity to the Universiti LRT and Pantai Dalam KTM stations which connect to KL Sentral. Pantai Sentral Park is linked to various road networks such as the Federal Highway via Jalan Kerinchi and from Bukit Gasing via Jalan Pantai Dalam. In addition to the existing amenities, IJM Land is building a direct link to Pantai Sentral Park from the New Pantai Expressway (NPE). At the crossroads and located right in the heartland of Kuala Lumpur, Pantai Sentral Park is but a few minutes away from the Mid Valley Megamall, one of Malaysia\u2019s premier shopping locations as well as being located right on the doorstep of the burgeoning MSC Malaysia Cybercentre at Bangsar South.\n\n\nSecoya Residences @ Pantai Sentral Park\n\n\n\n\nNestled amidst 200 acres of prime forest reserve, the landmark development which consists of 7 residential phases and 6 commercial phases is expected to be completed within 10 \u2013 15 years, with the 3.47 acre Secoya Residences ready for homeowners in the beginning of 2019. In realising that home buyers have diverse wants and needs, Secoya Residences are styled in two inspiringly distinct interior designer concepts, each with their own unique appeal that are also eminently customisable. Combined with generous development sizes ranging from 1050 square feet all the way to 1,670 sq ft, each property within Pantai Sentral Park is able to offer ample space for home owners to truly make their home a unique extension of their personality.\n\n\nSecoya Residences Facade\n\n\nSecoya Residences Pantai Sentral Park Overall Development\n\n\nSecoya Residences is Phase 2 of IJM Land\u2019s Pantai Sentral Park Development, and comprises of 243 units of residential condominiums with built-ups ranging from 1,050 to 1,670 sq. ft. for its two-to-four bedroom units, priced from RM850,000 onwards.\n\n\nEvery unit is oriented towards the North with city views and the South with forest and pool views to prevent undue heat gains. The 41-storey development will break away from traditional point blocks and the deep unit notion of high rise living; instead, Secoya Residences adopts a non-conventional housing model with wide fronting living spaces combined with shallow floor plates that allow for natural lighting and ventilation along with strategically designed bedrooms with wide window panes in order to allow for an unparalled view of the generous green realms and vertical gardens while framed by the lush forest surroundings of Bukit Kerinchi.\n\n\nThe visionary township of Pantai Sentral Park sits on a significant 58-acre parcel of land and has a gross development value of RM2.5 billion. Surrounded by the lush 200-acre forest reserve, homeowners will have direct access to a number of gardens, parks, hiking trails, leisure and flora educational parks, natural streams and creeks.\n\n\nPantai Sentral Park with 200 acre forest park\n\n\nSecoya Residences Facilities\n\n\nRAINFOREST GARDEN FEATURES & FACILITIES\n\n\n\n\n\n\n\n\n1\n\n\nFitness Station\n\n\n6\n\n\nAdventure Trail\n\n\n\n\n\n\n2\n\n\nPerforming Plaza\n\n\n7\n\n\nYoga Deck\n\n\n\n\n\n\n3\n\n\nParty Lawn\n\n\n\u00a08\n\n\n\u00a0Cascading Waterfall\n\n\n\n\n\n\n4\n\n\nAmphitheater\n\n\n\u00a09\n\n\n\u00a0Seating Alcove\n\n\n\n\n\n\n5\n\n\nThe Lake\n\n\n\n\n\n\n\n\n\n\nSecoya Residences Podium Facilities\n\n\n\n\nPODIUM\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n1\n\n\nInfinity Edge Swimming Pool\n\n\n8\n\n\nSaunas\n\n\n\n\n\n\n2\n\n\nJacuzzi\n\n\n9\n\n\nChanging Rooms\n\n\n\n\n\n\n3\n\n\nWading Pool\n\n\n10\n\n\nBasketball Court\n\n\n\n\n\n\n4\n\n\nBBQ Area\n\n\n11\n\n\nChildren\u2019s Playground\n\n\n\n\n\n\n5\n\n\nMultipurpose Hall / Function Rooms\n\n\n12\n\n\nLifestyle Pavilions\n\n\n\n\n\n\n6\n\n\nReading Room\n\n\n13\n\n\nGym\n\n\n\n\n\n\n7\n\n\nGames Room\n\n\n14\n\n\nSunken Sundeck\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nSecoya Residences Pantai Sentral Park Layout Plan\n\n\n\n\nSecoya residences \u2013 the shallow floor plate design which maximises the penetration of light as well as energy saving.\n\n\n\n\nSecoya Residences Pantai Sentral Park Type A & B Unit Layout\n\n\nSecoya Residences Type A and Type B\n\n\nThe 2 bedroom, 1050 square feet Secoya \nType A\n has a \u2018Young and Energetic\u2019 concept, aimed at\u00a0 upwardly mobile professionals that are within the age group of 27 \u2013 35 years old who are young and energetic with a passion for life and everything it has to offer. This design concept incorporates many of the lifestyle elements that are important to this target group, such as sports and exercise, fun loving and enthusiasm, and harmonious simplicity with spaciousness.\n\n\nThere is a touch of sporty chic in the overall interior design concept with a strong emphasis on refinement. The living area adopts a duo-tone colour scheme to accentuate expansiveness and vibrancy. The ceiling panelling incorporates lighting arrangement that casts light and shadows on the walls and floor to create an illusion of the outdoor sunlight and leafy shadows. The clever use of wall space to display exercise and sports equipment is not only space-saving; it underscores the prominence of sports and exercise in the lives of the residents. The wall moulded panelling and \navantgarde\n shelf for the TV area is an artistic touch to accentuate contrast and a sense of movement to a blank space. The open kitchen area with its high countertop promotes the sense of understated elegance.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThe wall lighting and artistic d\u00e9cor are custom-made to complement the interior design concept.\u00a0 The master bedroom incorporates a spotlight to cast a shadow of a yoga pose on the wall, enhancing the atmosphere of fitness and well-being. The 2\nnd\n bedroom uses the same concept of spotlights and shadows to create a mood of fun and exuberance, which is perfect for younger children. The open wardrobe with its fashionable d\u00e9cor and display creates a comforting sense of space, which is undoubtedly what the young professionals seek, in asserting their personal style.\n\n\n\n\n\n\n\n\n\n\n\n\nSecoya Residences Pantai Sentral Park Type B1 & B2 Unit Layout\n\n\nSecoya Residence Type B1 and B2\n\n\nSecoya Residences Pantai Sentral Park Type C & C1 Unit Layout\n\n\nSecoya Residence Type C and C1\n\n\n\n\n\n\nHowever, older homebuyers with larger families are likely to be drawn to the 4 + 1 bedroom, 1,670 square feet Secoya \nType C\n unit. The interior design here is a seamless union of vintage feel with a modern treatment of textures and expressions. As the sense of nostalgia is especially strong for those in their early 40\u2019s onwards, this \u2018Modern-Retro\u2019 theme is based on their need to \u201cconnect\u201d with their fond memories of the past. Aimed at prospective home owners in their fifties with grown children who have spread their wings as young adults in college and high school, this interior design concept will fulfil their unique wants and needs by offering a more cosy, compact living space that is not only easier to maintain but exceptionally stylish too.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nFor the living area, honed marble is used to highlight the wall texture in a classic Paisley floral motif. The TV is not placed in the living room and the furniture is loosely arranged, to further add to the chic appeal. The custom-made rug with the floral motif accentuates the retro mood, while the d\u00e9cor is entirely vintage-looking with an antique gramophone, radio, and other similarly vintage items. The dry kitchen and dining area with the high countertop gives an illusion of space and while encouraging a family atmosphere. The TV has its own room, with blue LED lighting to complement the exclusive wallpaper for an extraordinary modern-retro effect.\n\n\n\n\n\n\n\n\n\n\n\n\nThe master bedroom is uniquely retro, with an interlinked ring motif on the wall to symbolise marital harmony, and vintage wood furniture helps to recapture the fond memories of years past. The open wardrobe with a gold framed structure projects an aura of exclusivity and spaciousness, while the retro concept extends to the other bedrooms with open wardrobes, custom-made pendant lighting and wooden furniture. The modern-retro interior design concept and its execution in this unit is an ideal match for the target market of professionals in their fifties with a family.\n\n\n\n\n\n\n\n\n\n\n\n\nGrace Foo, Sales & Marketing Manager of Pantai Sentral Park explained that the rationale of offering such distinct interior styles for Secoya Residences stemmed from a deep understanding of the diverse demands of homebuyers.\n\n\n\u2018We understand that a home must fulfil the needs and wants of its residents, and that can only happen when the space that surrounds them is finely tuned in to their lifestyle. Secoya Residences Type A and Type C have been carefully designed after considering the fact that home buyers want to feel a connection with their homes right from the moment they set foot inside the door. Their home has be a reflection of their personality, and this is what we believe we have achieved with Secoya Residences, she further elaborated.\n\n\nSecoya Residences Pantai Sentral Park Specifications\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nStructure\n\n\nReinforced Concrete\n\n\n\n\n\n\nWall\n\n\nBrick Wall / Reinforced Concrete Wall\n\n\n\n\n\n\nRoofing Covering\n\n\nReinforced Concrete Flat Roof\n\n\n\n\n\n\nRoof Framing\n\n\nReinforced Concrete\n\n\n\n\n\n\nCeiling\n\n\nPlasterboard & Paint / Skim Coat & Paint\n\n\n\n\n\n\nWindows\n\n\nPowder Coated Aluminium Framed Glass Window\n\n\n\n\n\n\nDoors\n\n\nTimber Door\n\nPowder Coated Aluminium Framed Glass Door\n\n\n\n\n\n\nIronmongery\n\n\nQuality Locksets\n\n\n\n\n\n\nWall Finishes\n\n\nCeramic Tiles\n\nHomogenous Tiles\n\nCement Render & Paint Skim Coat & Paint\n\n\n\n\n\n\nFloor Finishes\n\n\nEngineered Timber Flooring\n\nCeramic Tiles\n\nHomogenous Tiles\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nSanitary And Plumbing Fittings\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nType A\n\n\nType B\n\n\nType B1\n\n\nType B2\n\n\nType C\n\n\nType C1\n\n\n\n\n\n\n\n\n\n\nWater Closet\n\n\n2\n\n\n3\n\n\n3\n\n\n3\n\n\n4\n\n\n4\n\n\n\n\n\n\nWater Basin With Tap\n\n\n2\n\n\n3\n\n\n3\n\n\n3\n\n\n4\n\n\n4\n\n\n\n\n\n\nKitchen Sink Tap\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n\n\n\n\nHand Bidet\n\n\n2\n\n\n3\n\n\n3\n\n\n3\n\n\n4\n\n\n4\n\n\n\n\n\n\nShower Head\n\n\n2\n\n\n3\n\n\n3\n\n\n3\n\n\n4\n\n\n4\n\n\n\n\n\n\nTap\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nElectrical Installation\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nType A\n\n\nType B\n\n\nType B1\n\n\nType B2\n\n\nType C\n\n\nType C1\n\n\n\n\n\n\n\n\n\n\nLighting Point\n\n\n20\n\n\n22\n\n\n25\n\n\n23\n\n\n28\n\n\n28\n\n\n\n\n\n\nPower Point\n\n\n20\n\n\n23\n\n\n24\n\n\n23\n\n\n24\n\n\n24\n\n\n\n\n\n\nCeiling Fan Point\n\n\n3\n\n\n4\n\n\n5\n\n\n4\n\n\n6\n\n\n6\n\n\n\n\n\n\nAir-conditioner Point\n\n\n3\n\n\n4\n\n\n4\n\n\n4\n\n\n6\n\n\n6\n\n\n\n\n\n\nWater Heater Point\n\n\nNil\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n\n\n\n\nHot Water System\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n3\n\n\n3\n\n\n\n\n\n\nSMATV Point\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n\n\n\n\nDoor Bell Point\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n1\n\n\n\n\n\n\nData Point\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n\n\n\n\nTelephone Point\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n2\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nFor a more holistic appreciation of Secoya Residences, do drop by the new IJM Land Centre of Excellence or ICE Gallery at Pantai Sentral Park. Designed by leading architecture firm Surbana Consultants Sdn Bhd, in collaboration with renowned interior design firm DWP (Design Worldwide Partnership), the new ICE Gallery offers a unique multi-sensory experience, which includes architectural models and show rooms as well as the various interactive and experiential exhibits.\n\n\n\n\n\n\nThe ICE Gallery is now open daily from 9:00am to 6:00pm Monday through Friday, 9:00am to 5:00pm on Saturday and 10:00am to 5:00pm on Sunday.\n\n\nFor more details, please call 1800 880 456 or visit \nwww.pantaisentralpark.com\n.\n\n\nLast but not least, Selamat Menyambut Hari Malaysia! Let\u2019s stay united together as ONE nation for a better, stronger, peaceful and harmonious place for the coming many generations.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/section-13-shah-alam/", "title": "PROPCAFE Guest Review : Section 13 @ Shah Alam", "body": "\n\nContributor Review By : Muhammad Nasrullah\n\n\nThis article is contributed by a property enthusiast who share the same passion as most of property lover out there. Thanks to his generosity to share his work and research with the public. His initial work of Section 13 Shah Alam Analysis consist of 60 pages and hardly\u00a0 we come by such a comprehensive analysis on such a huge coverage area \u2013 Section 13 Shah Alam . Below article had been modified by the contributor to suits for general reading purposes and serves more to an introduction of Section 13 Shah Alam. As most of us much focusing on other part of hot area of Greater Klang Valley, Shah Alam\u00a0 had been in the shadow of the lime light. Will this be the sign of awakening of Shah Alam? Only time will tell and for those who will first see the first light in the darkness is just a moment of life, t\nhe amount of gain is depending on how early you can see light in the darkness. It need someone who believe in themselves who is special to be able to see it. In investment there are no hard rules. Only the true genius create a new rules. What other think doesn\u2019t matter. What you believe in what uyou think matters. Enjoy the article by Nasrullah\n PSFInsight\n.\n\n\n\n\nNote: PROPCAFE welcomes all property enthusiasts to submit their own assessment or review on a specific project to PROPCAFE. PROPCAFE always respect the view from contributor, however, PROPCAFE would like to highlight that to publish the article or review from PROPCAFE\u2019s guest contributor doesn\u2019t mean the PROPCAFE is agree (or disagree) the point of view of the contributor. PROPCAFE always promotes the sharing of healthy information on property and hopefully we will receive more contributor review in future.\n\n\n\n\nSection 13 Shah Alam Analysis By Nasrullah \n PSFInsight\n\n\n\n\nSection 13 Shah Alam used to be rubber plantation estate. Today, it grows into Shah Alam\u2019s flourishing commercial centre. It currently has 3 hypermarkets; Giant, Tesco, and Tesco Extra.\n\n\nThere are 2 mixed developements in Section 13 Shah Alam. One nearly completed is Sri Acappella Residences and Hotel, and Naza TTDI\u2019s TTDI Gateway. TTDI Gateway comprises of 2 phases. Phase 1 comprises of TTDI Sentralis and phase 2 will comprise of shopping mall, serviced apartments, office block and hotel.\n\n\n\n\nTTDI Sentralis is mixed development which consists of mall, 220 units of serviced apartments and 220 units SOVO units. Located next to Giant Hypermarket. Currently their shopping mall retail units being sold separately to individual buyers. There will be 2 drive thrus in TTDI Sentralis, McDonalds and Starbucks.\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\nNot far from TTDI Sentralis project is AEON mall, Emira serviced apartments by OSK properties and Management and Science University(MSU). Emira serviced apartment consists of 440 units.\n\n\nOther ongoing projects in Section 13 Shah Alam is Metia serviced apartments by Hua Yang which consists of 300 plus units.\n\n\nDevelopments in Section 13 Shah Alam are low density and therefore creates exclusivity.\n\n\n\n\n\n\n\u00a0\n\n\n\n\nComparison table of new projects in Section 13 Shah Alam and nearby\n\n\n\n\n\u00a0\n\n\n\n\nAEON mall slated for completion by early 2016. As stated by Malaysia Retail Insight in their FB page, AEON mall Shah Alam will have few good retail brands, for middle income to high middle income. Among them are H&M, Padini, Cotton On, Starbucks, Coffee Bean, Green Olive and Red Lobster.\n\n\nSo far AEON mall Shah Alam has the best tenant list in the area. It thus reflects in overall prospect of Section 13 Shah Alam. As mentioned in our research, \u201cShah Alam Section 13 Property Analysis\u201d, both commercial and residential property value per square foot increase steadily especially those with access and near to infrastructures, facilities and commercial centres.\n\n\n\u00a0\n\n\n\n\n\n\nLRT line 3 will have their station, called stadium station, just in front of Emira serviced apartment located across Persiaran Sukan. It merely a stone\u2019s throw away. Basically those who bought Emira will enjoy LRT and a good Mall (AEON Mall) at their doorstep.\n\n\nLRT line 3 in Section 13 Shah Alam will give a huge impact to its population. Residents will be spoilt with choices of shopping malls as the station will connect Section 13 Shah Alam to major parts of Greater Kuala Lumpur(GKL), such as One Utama, The Gardens, Mutiara Damansara (home to IKEA, IPC, and The Curve), and the interchange at Bandar Utama with MRT line 1 will connect Section 13 Shah Alam to places like TRX, IKEA Cheras, MyTown Shopping Mall, Sunway Velocity, KLCC and many other major places. Including Bandar Malaysia where SSP line will integrate with SBK line at TRX.\n\n\nThus, due to this integrations of MRT lines and LRT line 3, residents of Section 13 Shah Alam will be connected directly to major infrastructures in GKL. It will be very convenient for Section 13 Shah Alam visitors.\n\n\n\n\nSection 13 Shah Alam currently still enjoy low rate psf i.e investors can still buy property at less than 500psf at a place where there will be plenty of quality commercial centres.\n\n\nPrice Chart Over Time of Property at Section 13 Shah Alam (info:Brickz.my)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nNot far from Section 13 Shah Alam is Bukit Jelutong, which is currently home to another mixed development by UEM Sunrise and Sime Darby JV called Radia Residences and Mall. Not far away to the east of GKL, we can find Tropicana Metropark (currently underconstruction) offering residences, office buildings, medical centre and a mall. In the north, we can see Glenmarie with their high end residences and home to KDU Glenmarie Campus which will house 7000 students.\n\n\nYes, in this vicinity, there will be few quality malls. One by UEM Sunrise, one by NAZA TTDI, and also another one by Tropicana.\n\n\nSection 13 Shah Alam located not so far from International Schools, such as Fairview International school in Subang Hi Tech, Real International school at Cahaya SPK, and HELP international school in Subang Bestari.\n\n\nShah Alam is known for their numbers of millionaires. And it is surrounded by established residential areas with high networth individuals i.e Bukit Jelutong, Glenmarie and Subang Jaya.\n\n\nNot far from Section 13 Shah Alam, to the east, we can find SS16 which is home to Subang Parade, Empire Mall, and AEON Big Mall. Soon, Sime Darby will develop their Subang Jaya City Centre(SJCC) which will have another mall and some residences.\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\nGKL as a whole will have a lot of commercial centres in future. But quality ones will be numbered. It will depend on who the mall\u2019s operator and their track record.\n\n\nFrom the views I gave thus far, I can say that, Section 13 Shah Alam has a very high potential to grow for investments and business. With the infrastructures and quality commercial centres being built, no doubt this place will see its value continue to rise.\n\n\nAbout the contributor:\n\n\nMuhammad Nasrullah\n \u2013 Contributor\n\n\nMuhammad Nasrullah has a background in medicine. He is a property investor and entrepreneur and his skill is in property analysis. Throughout his investment journey, he learn the meaning of value in property. He recently started a Facebook page \u2013 \nPSF Insight\n to share his thoughts on developments and property news and he can be contacted via : \nwww.facebook.com/PSFInsight\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sejati-residences-cyberjaya-by-paramount-property/", "title": "PROPCAFE\u2122 Review: Sejati Residences @ Cyberjaya By Paramount Property", "body": "\n\nPROPCAFE always loves to cover the landed property project in Cyberjaya as every project here always comes with its unique concept and proposition for property enthusiasts. For Sejati Residences, the review lastly materialised. This late visit, in fact, works in our favour as it is so much easy to conduct the review when houses from early phases are all in front of us! No more fancy artistic illustration on concept, overly beautified 3D video, grand clubhouse or landscape design on paper or brochure. For potential home seekers, it means you don\u2019t have to buy a house with imagination like in other projects, you have almost everything to vet! Internal finishing materials and quality are all there for you to assess! No more guessing on the final product of your clubhouse and backlane linear garden! When you are considering more than a million worth of property, it could not have come at a better time to view, touch and feel your dream HOME at Sejati Residences before you commit!\n\n\nSejati Residences @ Cyberjaya\n\n\nWhere is Sejati Residences?\n\n\nSejati Residences is located at the central of gravity of Cyberjaya. This stretch towards Sejati Residences is going to be \u201crevolutionised\u201d with some fabulous architectural commercial/office buildings of Tamarind Square which early phases have been vacant possessed. Also, you will soon see some fantastic buildings of King Henry VIII College that scheduled to open in September 2018. Its reception and administration building will inherit its traditional European architecture design from its sister college \u2013 Christ College, oldest private school in UK, founded in 1540. Do expect some radical change of street scene and vibrancy in this part of Cyberjaya!\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\n\n\nHow is the connectivity and accessibility here?\n\n\nCyberjaya township is well planned with the easy connectivity to many part of Klang Valley via\n\n\n\n\nMaju Expressway (MEX); Expressway Lingkaran Tengah (ELITE), Lebuhraya Damansara-Puchong (LDP), South Klang Valley Expressway (SKVE), and North-South Expressway (PLUS).\n\n\n\n\nSejati Location and Accessibility\n\n\nFrom MEX to Kuala Lumpur City\u00a0\nCentre (20+ minutes \u2013 off-peak). Since the opening of new interchange in Cyberjaya, Cyberian can now get on to MEX easily. It will take you straight to Jalan Tun Razak. From the Kampung Pandan roundabout, you have all options to choose your destination in KL city. It can never be so easy for KL working folks.\n\n\nFrom Cyberjaya to Petaling Jaya (30+mins \u2013 Off Peak). Head on to LDP. You will pass by Puchong and follow by Subang Jaya, Kelana Jaya, SS2, TTDI, Kota Damansara, and Damansara Perdana.\u00a0 The exit of LDP toll will bring you to Kepong, Sg Buloh and Desa Parkcity. It is not an easy ride with the infamous LDP traffic though. Again, if you need to get into these areas, no alternative route will make you happy anyway except ride on the MRT! The other link like ELITE from Putrajaya interchange will lead you to other part of Klang Valley, for instance Setia Alam, Subang, USJ, and KLIA (20mins).\n\n\nWithin Cyberjaya, the distance to all amenities is never a concern. Even the heaviest traffic Persiaran Multimedia is not an issue nowadays with the help of SMART traffic lights system. It is always breeze to drive around Cyberjaya to reach any destination, at least, from my experiences and frequent visits here so far.\n\n\nSejati Residences @ Cyberjaya\n\n\nWho is behind Sejati Residences?\n\n\nParamount Property is the developer of Sejati Residences. PROPCAFE has covered Paramount Property Profile for many projects (see our review on \nUtropolis\n and \nGreenwoods\n). With this project now at Phase 3, PROPCAFE sees zero risk of abandon given its financial strength and proven track record. Being \u201cThe People\u2019s Developer\u201d, Paramount Property has been consistently delivered quality homes to its buyers over 35 years. It is also worth to mention that Sejati Residences has bagged many awards over last few years:\n\n\n\n\nFIABCI Prix d\u2019 Excellence 2017: Silver Award (Purpose-Built Category) for Chengal House, Sejati Residences.\n\n\nThe Earth Conscious Excellence Award 2017 in the StarProperty.my Awards.\n\n\nFIABCI Award 2016 \u2013 Purpose-Built Category for Chengal House, Sejati Residences.\n\n\nQLASSIC Achievement Award 2016 \u2013 Accolades of Excellence in Construction Quality.\n\n\nMalaysia Landscape Architecture Awards (MLAA) \u2013 Landscape Design Award, Chengal House at Sejati Residences.\n\n\nBest Project Award & Special Award 2015 by CIDB.\n\n\nPrestigious Developer Award 2015 by PropertyInsight \u2013 Best Boutique Development.\n\n\n\n\nSejati Residences @ Cyberjaya\n\n\nSejati Residences, Cyberjaya\n\n\nLet\u2019s come back to Sejati Residences. A total of 249 units of landed freehold properties will reside at a 40-acres land of Sejati Residences (6 acres \u2013 Green allocation), comprising bungalows, semi-detached, courtyard villa and superlink homes.\n\n\nWhile getting into Sejati Residences, PROPCAFE was first pleasantly welcomed by the grand entrance statement of Sejati Residences before heading to the guardhouse.\n\n\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nDeveloper has put in place a two-layer guardhouse with information scanner, a multi-layered zonal system with fibre-optic fences, CCTV, motion detectors which designed by GDSS security consultant. The detail security planning shows the developer\u2019s priority for this gated and guarded environment. You may try to hang around, you will see the security guards are behind you with bicycle!\u00a0 \ud83d\ude42\n\n\nThis slideshow requires JavaScript.\n\n\nOnce entered into Sejati Residence, you can observe the undulating and well-crafted streetscape between the Sejatian Homes. The dedicated walkway is carefully designed to ensure the ease of residents. The streetscape is neat and serene with a 50ft wide road to separate the opposite units. Plenty of visitor carpark bays were spotted in different locations during our short drive in the community. Apparently, the gateless concept makes more space for owners\u2019 car porch and common area. Drivers will surely appreciate it!\n\n\nThis slideshow requires JavaScript.\n\n\nThe streetscape is just an appetizer. From the layout design of Sejati Residences, you will know the main dish is at the linear park that is accessible directly from the homes. This linear park, comes with 8km jogging and cycling track, is the perfect outing space for family activities like elderly gentle walks, kids energetic runs, and evening cycling. Along the way, you will find plenty of outdoor exercise equipment, park benches, bird bath and water features. From our 10 mins walk, we observed that the linear park doesn\u2019t really deviate much from its brochure\u2019s artist impression (see photos below). Fantastic job! Perhaps, more shaded resting points could help to reduce our sweats under Malaysia hot weather.\u00a0 \ud83d\ude00\n\n\nThis slideshow requires JavaScript.\n\n\nUp till now, PROPCAFE can sense the detail and thought behind this project from the developer, to deliver not just home but community of Sejati Residences. The educational herb and spice garden with the theme of \u201cGarden of 5 Senses\u201d \u2013 See, Touch, Hear, Smell, Taste are there for residents to spare their time together. And yes, it is edible and consumable!\n\n\nIt is common to see all the pathetic small and young trees planted around the new development, but not Sejati Residences. 1200 trees, including some gracious grown canopy tree were planted within Sejati Residences and many rich flora and plants were purposely selected to attract butterflies and deter mosquitoes.\n\n\nThis slideshow requires JavaScript.\n\n\nA delicious dessert always needed for a happy ending meal. Many times, we only remember how nice is the dessert, aren\u2019t we? At Sejati Residences, the dessert has to be the Chengal House. PROPCAFE is so impressed by this wonderful piece of work. Not just the architectural concept but also the story behind. The Chengal House is an 11,000sf clubhouse that was built by Chengal wood. Wait a second! How many trees have been sacrificed? Contradictory, Paramount reused the 200-year old Chengal woods that they discovered from a 70 years old shoe factory. The old factory was mainly constructed by the highly valued and durable Chengal wood which do not need much treatment to maintain its beautiful and natural texture when it is upcycled for Sejati Residences Clubhouse. You can see the double volume clubhouse is supported by \u201cChengal\u201d built columns, beams, roof trusses. Together with the steel bar supports, it reflects the ecological sustainable design concept. Paramount, like the chef, is so detail on its dessert. Extensive efforts were put in to preserve this precious Chengal wood\u00a0 and surely, this masterpiece will be there for many years (sss) for residents to enjoy!\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nWhat else on the work and design behind the scene of Chengal House?\n\n\nSizing of Clubhouse for 249 units of Sejati Residences \u2013 \u201cA comparison of maintenance charges was also conducted across other similar developments; this provided a bearing on the level of allocations required for maintenance and sustainability of operations. The 11,000 square foot design, with its lofty 27-foot ceiling was the resultant of this study.\u201d\n\n\n\u201cA naturally sun-shading green wall \nusing \nGlass Fibre Reinforced Concrete (GFRC) louvres \nand \nmetal mesh screen \nfurther contribute to the ventilation and cooling effect. GFRC louvres \u2013 require zero maintenance.\u201d\n\n\n\u201cCreepers as shade at the side to minimise the radiation from sunlight.\u201d\n\n\n\u201cPedestrian access is vehicular-free connecting linear park to clubhouse via bridge\u201d\n\n\n\u00a0\u201cBig Ass Fan\u201d maximises the natural cool breeze \nand \nprovides qualification points \nfor \nvarious green rating certification systems \ni.e. LEED, etc.\u201d \n\n\n\u201cThe Variable Voltage Variable Frequency (VVVF) Drive Lift uses \nless electrical current.\u201d\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\nChengal, Chengal, and Chengal!\n\n\nNot just the Chengal smell at the clubhouse, developer brings Chengal in every parts of Sejati Residences. Unit number block for each home, directional signage in the community, foot path across the development, benches, decorative mural and reception counter. Chengal is not just for the clubhouse. \ud83d\ude09 \u00a0When you see Chengal, you think of Sejati Residences. Your Home!\n\n\nThis slideshow requires JavaScript.\n\n\nOther Facilities\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nSeriously, a maintenance fee of just RM0.12 psf (inc. sinking fund) for what you get in Sejati Residences, it is \u201cdamn\u201d worth it.\n\n\n\n\n\u00a0\n\n\nSejati Residences @ Cyberjaya\n\n\nSejati Residences Master Plan and Latest Phases\n\n\nSejati Residences offers Bungalow, Semi-Detached, Courtyard Villa and Superlink homes over the three phases with a low density of 6-7 units per acre. A diligent allocation of each unit in its master plan shows that over 80% of the Sejati Residences are having North-South orientation to allow natural sunlight to be optimised and ensure the heat of sunset to be reduced significantly.\n\n\nSejati Residences Master Plan\n\n\n\n\nThe latest Phase 3B provides the choice of Amelia (Type I) \u2013 2-Storey SMD (40x90ft; BU 4k-4.2ksf), 2-Storey Courtyard Villa and Eugenia II \u2013 3-Storey Superlink Home (24x80ft; BU 3.8ksf) for buyers. It is worth to highlight that both Amelia (Type I) and Eugenia II have the advantage of much nearer distance to Chengal House and facilities.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0\n\n\n\n\nLayout \u2013 What does PROPCAFE think?\n\n\nAmelia (Type I)\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nAll four rooms are in good size and en-suite (yup, maid room too!).\n\n\nThree bedrooms at upper floor are all big enough to have walk-in wardrobe.\n\n\nThe guest room at ground floor is perfect for elderly with direct access to garden and linear park.\n\n\nPROPCAFE always like the living room tucks at the end of the house to have great visibility and greenery view of garden especially in Sejati Residences, it joins the linear park to your door steps. \u201cBring the outdoor in!\u201d\n\n\nUpper family hall provides space for other family members when different activities need to take place.\n\n\nThe double volume at dining area will make an \u201cextra\u201d space to the house and great to have it for more \u201cconnection & interaction\u201d within the house.\n\n\nMaster room is well placed to face the linear park.\n\n\nTo be greedy and higher expectation on SMD, PROPCAFE would love to have more than 10ft width at side of the house to fully enjoy the privacy of outdoor activities. Well\u2026\u2026 Okay, you still have the gardens and linear park at the back!\n\n\nIt is a bit tight to have a fully equipped dry kitchen with island fronting the dining and living room.\n\n\n\n\n\n\nEugenia \u2013 Type II\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nMaster bedroom at 1\nst\n floor (good that it is not at 2\nnd\n floor) comes with garden and linear park view.\n\n\nIts supersize balcony/deck at the top floor is nicely connecting with its family hall to attract natural elements into house. PROPCAFE loves this deck with sun roof & louvres as you can do so much up there with different purposes e.g. yoga, gym, meditation, family activities and etc.\n\n\nSimilar to Amelia, double volume dining brings more space and joy to family. A nice IDs will make the house stands out.\n\n\n\n\nPROPCAFE likes the floor to ceiling windows and sliding doors that will bring more natural lights and scene into homes.\n\n\n\n\nWhat other small details have been considered for Sejati residents by developer?\u00a0\n\n\nPROPCAFE sees a lot of efforts from Paramount to build a quality Home for Sejati residents. The detail plan on the environmental and sustainable green features of each home (see below) proved that developer is not just to create values for the property but also has the great intention to change the lifestyle of Sejati residents by living in a truly green environment.\n\n\nSejati Residences @ Cyberjaya \u2013 The Green Mission\n\n\n\u201c\nA functional, open plan layout seamlessly integrate private and family space.\u201d\n\n\n\u201cWide floor-to-ceilling windows and sliding doors allow the outdoors to sweep into house.\u201d\n\n\n\u201cQuality window and sliding door material to further reflect outdoor sunlight.\u201d\n\n\n\u201cRainwater harvesting system provided for all homes to efficient manage the water consumption.\u201d\n\n\n\u201cThe use of LED lighting for street lamps and external lighting reduces energy consumption, which translates into cost savings and reduced carbon footprint.\u201d\n\n\n\u201cPromotion of rainforest replanting with Sejati Residences including 50 trees of Khaya Senegalensis.\u201d\n\n\nAll these small details reflect the \u201ccare\u201d from developer to deliver a quality home and environment for Sejati residents.\n\n\n\n\nPricing\u00a0\n\n\nSejati Residences\u2019 key attraction is its indoor and outdoor space for family. The large built-up and well-designed landscape say it all. This, of course, comes with a premium to pay. Although the Amelia (Type I) and Eugenia II is priced from RM2.53mil and RM1.85mil respectively, the 70% \u201csold\u201d in sales chart at sales gallery shows that there are many families can afford it! In the end, it is the product matters most!\n\n\n\n\nProspect of Cyberjaya\n\n\nWow, it is a big debatable topic within PROPCAFE and other property investors\u2019 inner circle. Cyberjaya 20 years history is always a baggage, especially the first 15 years. PROPCAFE will not repeat the old Cyberjaya story again. Let\u2019s look forward. What\u2019s in plate in next 10-15years? The new mandate and township planning is rather exciting! There are many catalysts in Cyberjaya but let\u2019s pick just two!\n\n\n\n\nMRT SSP Line \u2013 Confirmation of two MRT stations in Cyberjaya. Work has already started and it is expected to complete in 2022. One of it would have walkalator to link with ERL station at Putrajaya Sentral (see more \nhere)\n\u00a0.\n\n\n\n\n\n\nCyberjaya City Centre (CCC) \u2013 OMG! Some newspapers claimed that it is Game Changer, some said it is Next Big Thing. It is no doubt that government is serious about this project though it has been delayed for sometimes. This time, it is not just the fancy video and master plan, many MOUs have been inked with technology companies included Chinese companies to make it happen (see the BIG THINGS table below). The impressive plans that align with latest demand from the industry shows a lot of great works have been done this round. Another key aspect is, CCC will open up the border between Putrajaya and Cyberjaya which will attract more cross border traffics between two townships and make Cyberjaya less isolate. Forget about previous perception of MSC stories, shared service offices, technology support and back office jobs, let\u2019s track this new mandate and technology nucleus in Malaysia going forward (see masterplan \nhere)\n\n\n\n\nCyberjaya City Centre Location\n\n\nCyberjaya City Centre (CCC) \u2013 Phase 1 \u2013 11 Projects\n\n\n\n\nOf course, these two catalysts above still subject to the risk of execution but at least, Cyberjaya development will not experience the static mode like other townships and there is always something to look forward, which is the key of potential upside of Cyberjaya with the additional job creation, technology hub and more vibrant economy activities. That\u2019s the fundamental for the property demand and opportunity of capital appreciation.\n\n\n\n\nCyberjaya is definitely one of the unique and well-planned townships! If you can throw away the baggage of its old Silicon Valley Vision, the fantastic infrastructure and new vision of this township should easily entice you to set your home here. Of course, no location can satisfy everyone. Cyberjaya may only be ideal for families that meet their tolerance of daily travelling routine for time being, be it car, ERL or future MRT. For some, they love human traffic in the township to feel the \u201cWongness\u201d but others may love to have serene and peaceful environment to call it as HOME. \u201cHome is the place/parcel you stay and has nothing to do with the people on the street!\u201d by one of the PROPCAFE founders. A relatively quiet township during the weekend is non-issue to many as they would stay at home most of the time or travel a bit for leisure if needed (just like everyone does in other township, isn\u2019t it?). Again, many property lovers have no problem on landed property offering in Cyberjaya as most of them are nicely built with great theme like Sejati Residences, the only challenge is to get rid of (overcome) \nthe mist over Cyberjaya\n\u00a0(read here) and if you are still reading now then the change is on the way! PROPCAFE always see the potential of Cyberjaya property with its unique proposition. When would it happen and fly? No one has the crystal ball, however, if you do your detail homework you may see the gem that other don\u2019t.\n\n\n\n\nWhat to conclude?\n\n\nPROPCAFE has repeatedly mention that there are only about 3,000+ landed properties \u00a0gazetted under Cyberjaya\u2019s master plan. With the statistics and number reaches around 2400 units now (completed and work-in-progress), there are not many left! If you have done your homework, you would notice that each of the landed properties development in Cyberjaya has its own unique features to cater for different type of residents. \u00a0As in Sejati Residences, it against the trend to offer big built-up in Cyberjaya to cater for families who treasure the space. It is for family who can afford the premium and prefer lower density and secured environment. From its take up rate, it works exceptionally well for the developer. In fact, the sign of less investors in this development also means the environment would be more \u201cpeaceful\u201d (with less \u201cfunny\u201d tenants) and price would be more stable (less depress subsales market price), which are not the case for many developments nowadays.\n\n\nSejati Residences is offering a 3 generation HOME. The Chengal House in Sejati Residences will last for many years. When you becomes grandpa and revisit this Chengal House, you will still get the same Chengal wood smell, your same Chengal house, your sweet old times with your love ones there at Sejati Residences\u2026 \u2026 Chengal will stay there for a very long time and your memory too.\n\n\nHappy Property Hunting!\n\n\nSejati Residences @ Cyberjaya \u2013 Chengal House\n\n\nParamount Property Sales Gallery:\n\n\nNo 1, Jalan Sejati 1, Sejati Residences,\u00a0\nPersiaran Bestari Cyber 9, 63000 Cyberjaya\n\n\nSelangor Darul Ehsan\n\nT : 6018 605 6000 F : 6018 593 6110\n\n\nhttp://www.sejatiresidences.my\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/selayang-18-bandar-baru-selayang/", "title": "PROPCAFE Peek : Selayang 18 @ Bandar Baru Selayang By F3 Capital", "body": "\n\n\n\nSelayang 18 is another project from F3 Capital. The developer is quite active over last two years after it completed the Manjalara 18 project besides Desa Parkcity. They recently also launched another two projects called 360 degree Urban in Gombak and Dua Majalara. This is a leasehold project with total of 360 units from two towers. Each tower has 21 storeys. Tower A \u2013 10 units per floor and Tower B \u2013 12 units per floor.\n\n\n\n\n\n\nThe project is located at the round about of Bandar Baru Selayang. It is just besides the Majlis Perbandaran Selayang building. The current site was belong to Telekom Malaysia. The location is quite decent as it is at the centre of selayang and about 15km to kuala lumpur city centre without toll. MRT2? I have no idea. Last heard selayang has a  station in future MRT2 line. Being at the centre of selayang, it should not be too far away. Since developer didn\u2019t mention anything on this, perhaps we can ignore it for time being.\n\n\n\nInner road \u2013 access road to the site\n\n\n\nSite\n\n\n\n\n\nTiara Residence view/round about\n\n\n\n\n\n\nSeems like the management of F3Capital has strong relationship with TM. Manjalara 18\u2019s  land also used to be owned by TM. This Selayang 18 site (see photos above) has few facing. 1. Facing pool/round about and Hill view (and premium project called Tiara Residence). 2. Facing Perbandaran Masjilis Selayang. 3. Selayang/Genting View.\n\n\nIt offers mainly 900sf (2 bedder), 1017sf (2+1 bedder)and 1264sf (3+1 bedder). The 900sf type has already been taken up and overheard many booked by staffs. Tower A comes with west or east view whilst Tower B is either south or north oriented. South orientation units do not come with good view (Selayang view), so one can realise that there are no much difference in term of psf for view, block, and size. The price starts from rm477psf and about rm2 to rm3psf up per floor. So, roughly it is around  rm430k, rm485k and rm600k up for 900sf, 1017sf and 1264sft respectively. This is before the 5% rebates. With near to rm400k after rebates, no wonder 900sf type has been sold out. There are also some odd and big size penthouse. \n\n\nEvery three to four floors comes with a small parcel of green area (see below). Floor plan is pretty standard but it seems like kitchen area is a bit too small and only 2 rooms for 900sf and 1017sf (ignore the utility room) is a let down. With psf is getting higher nowadays, family maybe more receptive for smaller room but i believe majority of the families still prefer 3 rooms.\n\n\n\n\nFacade is quite nicely designed (less wall more glass theme). Great landscape concept provided (see below) by developer. It comes with sky lounge together with a very comprehensive list of facilities but i feel it is a bit over for this segment of condominium. rm0.35psf maintenance fee is considered a norm nowadays but whether it can be maintained well is another story especially comprehensive facilities and segment like this.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThe take up is reasonable (see below) and higher floor like 13a level up still  many to pick. The photo is not clear enough but one can see the sales status by the stickers (as at 16/06/13 \u2013 2pm)\n\n\nTower A\n\n\n\nTower B\n\n\n\n\nEdge 18 is the commercial shoplots infront of this Selayang 18. 4 storey 22x75ft with lift if i m not wrong. Only bumi lot available for sale at rm2.7mil up and the rest are kept by directors. We have seen many not so successful developments over years and normally come with unsuccessful commercial retail lots downstair. It is important to control the profile of shop tenants. Let\u2019s see what the directors will do on this commercial lots.\n\n\n\n\n\n\nIf the developer can execute nicely the facade, landscape and facilities according to what its promised in artist illustration, it will be worthwhile for ownstay for this pricing.  But, for investment, investors need to work out the rental market there or think thoroughly whether it is possible to flip with your own minimum target ROI  in future. I have to say not easy.  Having said that, developer did put in a lot of effort to provide good quality of living for ownstayers. Great concept, especially its landscape!\n\n\nThere are many details information in the developer\u2019s webiste: Layouts for condo and shoplots etc.\n\n\nwww.f3capital.com.my \n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sentral-residences-kl-sentral/", "title": "THE SENTRAL RESIDENCES \u2013 KL SENTRAL", "body": "\n\nThe writer recently had made a visit to the show gallery since it has relocated to Sentral Plantinum recently.\n\n\nThe original launch date for this last condominium should be approx. 1 year ago with price was told started from 1,1oo psf, however we couldnt verify the fact of this price.\n\n\nWith KL Sentral masterplan comes to a close with the launch of this Sentral Residences, the only vacant land left is a plot of land further away from Nu Sentral which currently used as car park and is targetted at lower rise office blocks (approx. 15 storey). Nu Sentral is targetting to open to public mid next year after a numerous false starts. With St Regis taking shape and two earlier condo launches (Sausana and Loft) having great capital appreciation and rental demand, no wonder this Sentral Residences did have a great responses from the public, despite of its absolute high entry prices.\n\n\nAt a quick glance, this twin-tower 56 storey freehold project sits at the edge of KL Sentral, closer to Museum Negara and one side over looking Lake Garden and beyond and the other side having Seputeh view. Brickfield is already passed the look out of this condo. And to make your investment worth every single ringgit and sen, you have the bragging right of your condo just sits next to the 6 star St Regis Hotel & Residences and a MRT line right in front with dedicated walkway just right in front of Museum Negara. Oh\u2026we haven\u2019t even talked about Kl Sentral Station as the hub of transport for KTM, ERL and LRT yet with Monorail just a few steps away. It actually make perfect sense that this is the BEST public transport connectivity condo project anywhere else in Klang Valley.\n\n\n\n\n\n\n\u00a0\n\n\nSo any units left after 1 year launch? Yes they are but not the choice units of course. There are two units of 1 bedder (1119sq) on 40th and 44th floor Seputeh View. Currently MRCB is provided 3% discount and DIBS and the net price for the 40th floor unit is at RM1,289psf or absolute value of 1.4mil. If you value the finishing of these units (comes with complete kitchen, airconds and marble flooring for bathroom and others), its not that \u201cexpensive\u201d when you compared to what The Star Residences got to offer recently. Yes, these are the larger one bedder, and you wouldn\u2019t feel that you are living in a shoe box at all as compared to the other current offerings of 1 bedder with 500, 600 or 700 sq elsewhere. 1 cp is included in its price. Maintainence is 40sen and this condo is due to complete by 3Q16.\n\n\nLayout of Unit H, Tower A, 1 bedroom 1119sq\n\n\nOther available units are on lowest floors and they are all 2 bedder with absolute entry price of Rm2mil onwards. The writer just stopped asking questions on these units.\n\n\nAttached please find some loose shots of display units at the sales gallery to give you some ideas of this condo.Should you have any interest of owning the last piece of KL Sentral and do have the budget of over 1.4mil, please head over to Sentral Plantinum (the green color low rise office), ground floor. \u00a0Enjoy reading.\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sentral-suites-kl-sentral-by-mrcb-part-2/", "title": "PROPCAFE\u2122 Review: Sentral Suites @ KL Sentral by MRCB \u2013 Part 2", "body": "\n\nIntroduction\n\n\nWhy the part 2 the readers may ask? It\u2019s been PROPCAFE\u2019s DNA to be as meticulous as possible in each of our review and sometimes due to timing and hectic schedule we couldn\u2019t produce the review to the level of PROPCAFE\u2019s DNA. PROPCAFE will do part 2 (like Rev.O @ Bukit Jalil City and Ekocheras) or whenever the editors drop by to the sales gallery for more updated information. This is more prevalent when the first review didn\u2019t\u2019 do justice especially to the prominent project. Sentral Suites @ KL Sentral is one of the cases that PROPCAFE think deserve a 2\nnd\n review.\n\n\nBefore you read on the Part 2, please click on the link below for the first review that done by PROPCAFE way back in September 2016.\n\n\nPROPCAFE\u00ae REVIEW : Sentral Suites @ KL Sentral by MRCB\n\n\nFor a start, despite the first review covers in length the micro location and accessibility of the development, we didn\u2019t look into \nTHE BIG PICTURE\n where KL Sentral is unique being not only Transit Oriented Development (TOD) but KL Sentral has emerged as Self-sustainable City where residents can work, live and play within the 79 acre development. With completion of Nu Sentral Shopping Centre, it is adding conveniences not only to the 60-70,000 working population (Refer to link \nhttp://www.theedgeproperty.com.my/content/1125939/mrcb-offer-more-residences-tods\n ) but many have called KL Sentral as their home. With completion of Sentral Residences, there will be another 752 residential units which will call postcode 50470 as \u201chome\u201d.\n\n\nWe were invited to visit The Sentral Residences, 55 storeys twin towers with majestic unobstructed KL skyline and Taman Tasik Perdana view. Surprisingly, the facilities were pretty decent and was told that Sentral Suites @ KL Sentral will probably have similar level of facilities despite lack of rooftop facilities. Also, the view from Sentral Suites @ KL Sentral especially upcoming tower 2 will enjoy unobstructed KL Skyline and PJ view.\n\n\nKL City Center View from Sentral Residences KL Sentral\n\n\nAlso many readers wrote in expression their interest in Sentral Suites @ KL Sentral however they have concern about the supply and demand in KL Sentral? Does their concern is warranted? The Readers shall find out. Read on.\n\n\nInvestment X 3!\n\n\nSentral Suites KL Sentral Show Unit\n\n\nBuying property as investment is probably one of the toughest decisions we will make in our life time and PROPCAFE is always inundated with questions from investors who need to re-affirm their buying decision or where to buy.\n\n\nPROPCAFE did a short review on KL Sentral being the TOD (Click the link here \nhttps://propcafe.net/the-central-transportation-hub-of-kuala-lumpur/\n) but what not covered is the significant impact of KL Sentral not only being TOD but it is combination of the MSC status that pull companies to operate from KL Sentral, the strategic location where sandwiched between Bangsar, Petaling Jaya and\u00a0 Kuala Lumpur with network of highways serving the development and experience of MRCB being commercial developer. There are few of TODs around the world such as redevelopment of Paddington and 67acres of King\u2019s Cross\u00a0 in London. The King\u2019s cross redevelopment is pretty exciting with what used to be industrial wasteland (similar to KL Sentral). the King\u2019s Cross itself houses 6 tube lines which are Picadilly, Northern, Victoria, Hammersmith and City, Circle and finally Metropolitan Line. Yes the King\u2019s Cross is massive building. Excerpt from the website \nhttps://casestudies.uli.org/kings-cross/\n\n\n\u201cKing\u2019s Cross is a mixed-use, urban regeneration project in central London that is also a major transport hub for the city. Located on the site of former rail and industrial facilities, the 67-acre (27 ha) redevelopment is ongoing and involves restoration of historic buildings as well as new construction, with the entire plan organised around internal streets and 26 acres (10.5 ha) of open space to form a new public realm for the area. Principal uses include 3.4 million square feet (316,000 sq m) of office space, 2,000 residential units, 500,000 square feet (46,400 sq m) of retail and leisure space, a hotel, and educational facilities. The site is served directly by six London Underground lines, two national mainline train stations, and an international high-speed rail connecting to Paris.\u201d\n\n\nAnd not only the 6 tube lines but King\u2019s Cross also linked to 2 train lines and high speed train to Paris.\n\n\n\n\n\n\nSource: \nhttp://rehdainstitute.com/wp-content/uploads/2016/08/Matthew-Holloway_Distribution-Slides-v2.compressed.pdf\n\n\nHow this staked up against our KL Sentral?\n\n\nLet\u2019s do comparison side by side between KL Sentral and King\u2019s Cross\n\n\n\n\n\n\n\n\n\n\nKL Sentral\n\n\nKing\u2019s Cross\n\n\n\n\n\n\nLocation\n\n\nKuala Lumpur\n\n\nLondon\n\n\n\n\n\n\nSite\n\n\nFormer KTM rail yard\n\n\nformer rail and industrial facilities\n\n\n\n\n\n\nLand, Acre\n\n\n79\n\n\n67\n\n\n\n\n\n\nTransit\n\n\n1 LRT, 1 MRT, monorail, 2 KTMs, main train line, ERL Transit/ Express\n\n\n6 tube lines, 2 main train lines, HSR to Paris\n\n\n\n\n\n\nOffices, million sqft\n\n\n12.5 (include 3.2 future lot F) GFA\n\n\n3.4\n\n\n\n\n\n\nResidential\n\n\n3,400 units (include St. Regis)\n\n\n2,000\n\n\n\n\n\n\nRetails, millions sqft\n\n\n1.3 GFA\n\n\n0.5\n\n\n\n\n\n\nGreen Area\n\n\nNo Info\n\n\n26 acres open space\n\n\n\n\n\n\nEducation, Healthcare\n\n\nYes\n\n\nYes\n\n\n\n\n\n\nHospitality\n\n\nMeridien, Hilton, St Regis and Aloft (2.75million sqft)\n\n\nYes\n\n\n\n\n\n\nDaylight population\n\n\n60-70,000\n\n\n45,000\n\n\n\n\n\n\n\n\nBenchmarked again the size, the composition of offices, retails, residential, hospitality etc, KL Sentral is stacked up nicely against King\u2019s Cross. As Malaysians we should be proud that KL Sentral is world class development and suffice to say it is up to the par with the best such as King\u2019s Cross redevelopment project.\n\n\nPlenty of MNCs, GLCs, Government Bodies and SMEs companies have call KL Sentral as their business address and home.\n\n\nThis slideshow requires JavaScript.\n\n\nMNCs, Banks, SMEs, GLCs etc have call KL Sentral as home\n\n\nThe oil giant, SHELL for example has a long term lease at menara SHELL for 15 years (\nhttp://www.thestar.com.my/business/business-news/2012/11/01/gapurna-wants-to-grow-further-designbuildlease-business/\n) and that itself showing the level of commitment to set the base in KL Sentral. Google sets their 10,000sqft office in Quill 7 in 2013 and subsequently the space expanded to 150,000sqft and relocated to 1 Sentrum. Even though the office is primarily for marketing and sales activities, the office setup is full with Google DNA \u2013 work and play.\n\n\nThis slideshow requires JavaScript.\n\n\nHow cool to work in such office with vibrant set up with playing space for mind to take off from work\n\n\nThe purchasers of strata office lot of Plaza Sentral are swear by the liquidity of tenancy where the strata office lot could be rented for about RM7.50psf. Those who have sold off are making more than double of the initial developer price.\n\n\nHow about the residential properties? The buyers of Suasana Sentral and Sentral Loft have enjoy tremendous capital gain of the properties where the current subsale PSF are easily double the initial developer price.\n\n\n\n\n\n\n\n\nDevelopment\n\n\nCompletion Year\n\n\nUnit***\n\n\nSize, sqft**\n\n\nGDV, million\n\n\nLand\n\n\nLaunching Price, psf\n\n\nCurrent subsale, psf*\n\n\n\n\n\n\nSuasana Sentral\n\n\n2002\n\n\n400\n\n\n1410-1551\n\n\n249\n\n\nFreehold\n\n\nAppr RM300\n\n\n750-850\n\n\n\n\n\n\nSuasana Sentral Loft\n\n\n2008\n\n\n600\n\n\n818-1665\n\n\n351\n\n\nFreehold\n\n\nAppr RM350\n\n\n900-1100\n\n\n\n\n\n\nSt Regis\n\n\n2016\n\n\n160\n\n\nN/A\n\n\nN/A\n\n\nFreehold\n\n\nN/A\n\n\n>RM2500\n\n\n\n\n\n\nSentral Residences\n\n\n2017\n\n\n752\n\n\n1087 \u2013 1873\n\n\n1,200\n\n\nFreehold\n\n\nAppr RM1100\n\n\n1300-1450\n\n\n\n\n\n\nSentral Suites @ KLS\n\n\n2021\n\n\n1434\n\n\n650-1166\n\n\n1,500\n\n\nLeasehold\n\n\nAve RM1200\n\n\nN/A\n\n\n\n\n\n\n\n\nTotal Units\n\n\n3,346\n\n\n\n\n\n\n\n\n\n\n* subsale psf from theedgeproperty.com\n\n\n** standard size units, exclude penthouse\n\n\n*** 208 hotel suites from St Regis not included\n\n\nWith approximately 60-70,000 working population and only less 3,400 units of supply until 2021, it is pretty safe to say even just tap the demand on the working population in KL Sentral, the supply is pretty much limited and this yet to take into account the residents who prefer to live next to KL Sentral but work somewhere else.\n\n\n\u00a0\n\n\n\n\nThe location of residential properties in KL Sentral\n\n\nEven with the limited of less 3,400 units in KL Sentral, the size, layout configuration, age, property class and grade are widely different. On one end of low spectrum Suasana Sentral asking for RM750-850psf,\u00a0\u00a0 you have another high end spectrum St. Regis currently asking for more than RM2,500psf and touted as 6 star uber luxury serviced apartment. In PROPCAFE\u2019s view, \u00a0Sentral Suites @ KL Sentral which will be latest addition to KL Sentral in 2021 are priced at quite a rather sweet spot RM1,200psf average where slightly premium against the aging Sentral and Sentral Loft where in 2021 these condos will be 20 and 14 years old respectively.\n\n\nWith all new development, the layouts are much efficient and in space utilization. Despite the same layout configuration, the buyers are paying lower absolute price due to the smaller sizes. In next chapter readers can see the shootout! Between Sentral Suites @ KL Sentral and Sentral Loft to illustrate the point.\n\n\nRental wise, Sentral and Sentral Loft despite the healthy capital gain enjoyed for past few years due to booming property market from 2009-2012, the rental yield remain to be quite healthy at 5% and 4.3%. For example a 3 bedrooms 1532sqft at RM1,050psf if rented out at RM5,500 the rental yield is about 4.1%.\n\n\n\n\n\n\n\n\nDevelopment\n\n\nRental (RM)\n\n\nRental (PSF)\n\n\nRental Yield, %\n\n\n\n\n\n\nSuasana Sentral\n\n\n3.800-5,500\n\n\n2.60-3.90\n\n\n5\n\n\n\n\n\n\nSuasana Sentral Loft\n\n\n3,500-5,500\n\n\n3.00-4.30\n\n\n4.3\n\n\n\n\n\n\nSentral Residences\n\n\n4,200 \u2013 8,000\n\n\n3.60-4.80\n\n\n3.8\n\n\n\n\n\n\n\n\n* Rental data from theedgeproperty.com\u00a0\n\n\nThe property market has been in conundrum for past 3 years therefore the lacklustre demand in property market. Sentral Suites @ KL Sentral VP-ed probably in right timeframe in 2021 to ride on trending up cycle property market. And with limited future residential supply and coupled with expected increase of demand of brand new properties and rental demand of KL Sentral, PROPCAFE was not be surprise if the buyers are pretty bullish with Sentral Suites @ KL Sentral. In fact MRCB acknowledged RM550million worth of Sentral Suites @ KL Sentral the purchasers already signed the SPA. A healthy 34% of GDV translated into sales even without \ntower 2, the premium and the best of all 3 towers yet to be launched. \n\n\nIn order to create a conducive work, live and play environment, all elements must be in balance without ignoring one another. With 79 acre of land it allow MRCB to create all these elements in KL Sentral.\n\n\n\n\nWith Nu Sentral Shopping Centre, it has balanced all the elements where workers and residents can play and shop within. To catch movie after the office hour? No problem. To entertain clients, plenty of F&B such as Chili Espresso (Foods is really good here!) and Outback Steakhouse. For grocer and shopping can drop in to Sam\u2019s Grocer and Parkson.\n\n\nIf you are looking for rustic and authentic living experience, fret not as KL Sentral is neighbour to one of the oldest town which has more than 100 years or rich tradition and history, Brickfields. F&B experience whether you are looking for authentic Chettiar Banana Leaf Rice, Fried Banana Fritter, Char Kueh Tiaw, Pork Noodle, Nasi Kanda and Claypot chicken Rice, Brickfield is truly a melting pot. Having a sore foot and legs? Just dropby to few massage parlours that ran by professional masseurs who are blind.\n\n\n\n\nThis slideshow requires JavaScript.\n\n\nRandom images of Brickfield from Google Image Search\n\n\nThe combo of these factors are making the KL Sentral truly a unique proposition development that unrivalled in Malaysia probably with many years to come.\n\n\n\n\nSentral Suites @ KL Sentral: Facilities\n\n\nSentral Suites KL Sentral Show Unit\n\n\nIn our first review, we didn\u2019t mention much about the facilities due to time constraint. Essentially the main amenities and facilities are located Level 8 where \u00a0more than 2 acres allocated for family and infinite pool, Jacuzzi, playground, full length basketball court, meditation deck, BBQ Area, Gym, multipurpose hall, surau etc.\n\n\n\n\nMore than 2 acres of facilities on level 8 to serve the need of residents of Sentral Suites @ Kl Sentral\n\n\nIn our review, PROPCAFE mentioned the fa\u00e7ade is busy however what PROPCAFE forgot to mention 5 sky gardens with different theme are located on different level. These gardens not only a space for residents to chill, relax or congregate but it is also serve as a break to the facade and by punch through it allow fresh air to circulate the internally block and therefore cool the building more efficiently.\n\n\nThis slideshow requires JavaScript.\n\n\nThe concept of each themed garden\n\n\nEach block will have 5 of these sky gardens and on top of these themed sky gardens, each block will also have pocket gardens spread in 5 different levels. Therefore in total there are 15 themed sky gardens and another 15 pocket of gardens spread across all 3 towers.\n\n\n\n\n5 level of Pocket of Garden on each tower at Levels 28, 31, 33A, 37 and 40\n\n\n\n\nTheme Garden on Level 13, 18, 28, 32 and 36 on each tower\n\n\nFor property observers\u2026. MRCB has been known as their reputation as commercial player and has been delivering the more than 9million sqft of commercial office and 1.3million of retail space in KL Sentral. Their past track record in delivering residential high rise probably limited to highly popular Suasana Sentral and Suasana Sentral Loft. Therefore when PROPCAFE received invitation to visit The Sentral Residences, a luxury residential developed jointly by MRCB and Quill, PROPCAFE received with open arm.\n\n\nOne word. Spectacular. The KL Skyline and Taman Tasik Perdana view from 55\nth\n floor of The Sentral Residence was simply breathtaking and worth the top dollar paid just for the unobstructed view alone.\n\n\n\n\nOverlooking KL Skyline View from Lap Pool\n\n\n\n\nPanorama setting of the KL Skyline View\n\n\n\n\nBreathtaking Taman Tasik Perdana View\n\n\nHow were the execution and delivery facilities the readers may be wonder? Despite the majestic view and impressive concept with the 2 infinite and lap pools to booth in, somehow PROPCAFE think the MRCB execution of residential is lack of cutting edge and slightly found wanting. You need to visit development by Tan&Tan to appreciate the \u201cpackage\u201d where the ID, furniture selection, space utilization in the Sentral Residences are still quite lacking despite the price tag.\n\n\nThe visitors and residents are greeted with Sentral Residences signboard which somehow feel soulless. Despite the ample of space in the sky villa to allow the creativity to decorate the space, it was left empty and kinda of wasted. The dining set selection seems to be wanting and lack of wow effect. Rather than solid rock for seating at the rooftop garden like what SDB did on 5Stones, MRCB has installed plastic seating.\n\n\nThe Sentral Residences represent excellent development to allow MRCB showcase what they can do with the prime location. PROPCAFE observed some efforts taken such as nice water feature before the lobby and arts along the wall etc however being flagship residential development, PROPCAFE hope MRCB will spare no effort to execute and delivery Sentral Suites @ KL Sentral to surpassing The Sentral Residences.\n\n\nThis slideshow requires JavaScript.\n\n\nThe Sentral Residences Facilities\n\n\nThis slideshow requires JavaScript.\n\n\nRandomly chosen arty photos\n\n\nLooking over the majestic KL skyline from The Sentral Residences, PROPCAFE couldn\u2019t stop wandering and seems that Sentral Suites @ KL Sentral Tower 2 and 3 will enjoy some unobstructed KL Skyline view.\n\n\n\n\nThe Site of Sentral Suites with possible KL Skyline View\n\n\nShootout! Sentral Suites VS Suasana Sentral Loft\n\n\n\n\nOne of the most underappreciated element in buying property is the unit layout and efficient i.e. how well the space is utilized. You can have one bedroom apartment for 1,000sqft however the space is disproportion or a wasted space which will serve no real purpose. In current climate where affordability is a big concern among the purchasers, this factor has become more and more relevant and important. PROPCAFE has compile and do a shootout comparison between Suasana Sentral Loft (SSL) and Sentral Suites @ KL Sentral.\n\n\nFrom the table comparison below for the same configuration 1+1 bedrooms, SSL is bigger by 13 \u2013 19% compared to Sentral Suites @ KL Sentral. This has become more obvious in larger type for example for a 3 bedrooms configuration the size has become 45-55% larger than Sentral Suites @ KL Sentral!\n\n\n\n\n\n\n\n\nConfiguration\n\n\nSuasana Sentral Loft\n\n\nSentral Suites @ KL Sentral\n\n\n%\n\n\n\n\n\n\nUnit Type\n\n\nBuilt Up\n\n\nUnit Type\n\n\nBuilt Up\n\n\n\n\n\n\n1 bedroom\n\n\nN/A\n\n\nType A~A1\n\n\n650-653\n\n\nN/A\n\n\n\n\n\n\n1+1 bedroom\n\n\nType A~A2\n\n\n818-913sqft\n\n\nType Corner A~A1\n\n\n724-762\n\n\n13-19%\n\n\n\n\n\n\n2 bedroom\n\n\nType B~B1\n\n\n1119-1135sqft\n\n\nType B~B2\n\n\n826-858\n\n\n32-35%\n\n\n\n\n\n\n2 + 1bedrooms\n\n\nType C~C5\n\n\n1441-1665sqft\n\n\nN/A\n\n\nN/A\n\n\n\n\n\n\n3 bedrooms\n\n\nType D~D1\n\n\n\u00a01532-1544sqft\n\n\nType C, Corner C\n\n\n1,025-1,138\n\n\n35-49%\n\n\n\n\n\n\n3 bedrooms\n\n\nType E~E1\n\n\n1584-1652sqft\n\n\n45-55%\n\n\n\n\n\n\n2 bedrooms + 1 suite\n\n\nN/A\n\n\nType D (DK)\n\n\n1166\n\n\nN/A\n\n\n\n\n\n\n\n\nOn absolute price point wise, the 3 bedrooms in Sentral Suites @ KL Sentral will cost less than RM1.25m where else it will cost a whopping RM1.65m ( absolute price wise 32% more expensive) for similar 3 bedrooms configuration in SSL just like the deal that concluded in Nov.2016 (Click the link \nhttp://www.theedgeproperty.com.my/content/1101829/done-deal-suasana-sentral-loft-kl-sentral-condominium-unit\n )\n\n\nThe layout must be practical and no wastage of space. PROPCAFE compare the 2 bedrooms type B in SSL and type B1 in Sentral Suites @ KL Sentral and readers can immediately appreciate which type is a more efficient layout. Even size is smaller, type B1 allow for storage area as MRCB recognizes living is compact apartment residents will have plenty of infrequent used of items that they wish to tuck it aside. Another corner infront of bedroom designed to be flexible as cabinet or study area space.\n\n\nSimilarly comparing the 3 bedrooms configuration between SSL and Sentral Suites @ KL Sentral, a distinct advantage observed such as walk in wardrobe space in the master bedroom. Two bedrooms enjoy en-suite bathrooms where else in SSL, only the master bedroom enjoys ensuite bathroom with another 2 bedrooms sharing common bathroom. Again, a space between yard and living used as study area where developer propose the space can be converted to guest bed if necessary.\n\n\nWhat does this tell you? When consider buying and investment decision, do not only solely look at the PSF but the size and layout efficient play important factor especially you are comparing against different condominium.\n\n\n\n\nComparison of 2 bedrooms between SSL and Sentral Suites\n\n\n\n\nComparison of 3 bedrooms between SSL and Sentral Suites\n\n\nFrom the table mix of composition of Sentral Suites @ KL Sentral, more than 60% or 878 units are below 1,000sqft and therefore the price should be below RM1m. This also means from absolute pricing and layout configuration POV, these units are not with direct competition with any of the residential condos within KL Sentral. Even for type C and D, the 3 bedrooms in SSL are much pricier due to absolute size and unless you could accept 20years old Suasana Sentral post 2021, Sentral Suites @ KL Sentral will be preferred choice for buyers and tenants who are looking for brand new apartment.\n\n\n\n\n\n\n\n\nUnit type\n\n\nBuilt Up, sqft\n\n\nConfiguration\n\n\nNo ouf Units\n\n\nTotal Unit\n\n\n%\n\n\n\n\n\n\nA\n\n\n652\n\n\n1BR + 1 Bath\n\n\n270\n\n\n430\n\n\n30%\n\n\n\n\n\n\nCorner A\n\n\n724\n\n\n1+1BR + 1 Bath\n\n\n131\n\n\n\n\n\n\nA1\n\n\n653\n\n\n1BR + 1 Bath\n\n\n5\n\n\n\n\n\n\nCorner A1\n\n\n762\n\n\n1+1BR + 1 Bath\n\n\n24\n\n\n\n\n\n\nB\n\n\n826\n\n\n2BR + 2 Bath\n\n\n327\n\n\n\n\n\n\nB1\n\n\n858\n\n\n2BR + 2 Bath\n\n\n96\n\n\n448\n\n\n31%\n\n\n\n\n\n\nB2\n\n\n812\n\n\n2BR + 2 Bath\n\n\n25\n\n\n\n\n\n\nC\n\n\n1138\n\n\n3BR + 3 Bath\n\n\n138\n\n\n347\n\n\n24%\n\n\n\n\n\n\nCorner C\n\n\n1025\n\n\n3BR + 3 Bath\n\n\n209\n\n\n\n\n\n\nD\n\n\n1166\n\n\n3BR + 3 Bath\n\n\n209\n\n\n209\n\n\n15%\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\n\nSentral Suites @ KL Sentral: The launch of Tower 2\n\n\n\n\nGiven that booking rate was over 700units out of 976 units offered for tower 1 & 3 with RM550million confirmed sales with SPA signed, MRCB is optimistic and plan to launch tower 2 on \n20.May.2017\n. In PROPCAFE\u2019S view, MRCB is saving the last for the best as this Tower 2 will not only enjoy unobstructed view to KL Skyline but for the low floors, they will also enjoy the idyllic pool view.\n\n\n\n\nScale model of overall KL Sentral in the Sentral Suites @ KL Sentral Sales Gallery\n\n\nThe Sentral Suites @ KL Sentral sales gallery located along Jalan Tun Sambathan, next to the open carpark. The GPS coordinates is 3\u201908\u201906.7N 101\u201941\u201921.3E or follow the google map by clicking \nThe Sentral Suites @ KL Sentral sales gallery\n\n\nSales Gallery\n\nLot 74, Jalan Tun Sambanthan,\n\nSeksyen 70, 50470 Kuala Lumpur, Malaysia.\n\n\nEmail: \nsentralsuites@mrcb.com\n\n\nT: \n+603-27277510\n\n\n\n\nView and Orientation of Sentral Suites\n\n\nEnd Note\n\n\n\n\nSentral Suites @ KL Sentral may located at the fringe of KL Sentral but so far it didn\u2019t stop the interest from prospect buyers even at current property market where developers are struggling to sell unlike the heyday 2009-2012. Aside of the future development Lot J and YTL\u2019s land opposite the YMCA, KL Sentral lacks of prime available land and this make Sentral Suites @ KL Sentral as interest proposition investment. Oh well do not forgot this is leasehold status development which can be a bump for purchasers.\n\n\nChill and have cuppa of coffee! Happy Investing Folks!\n\n\nFrom Intern of PROPCAFE\n\n\n\n\nHOME is Where the Heart is\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sentral-suites-kl-sentral/", "title": "PROPCAFE Review : Sentral Suites @ KL Sentral By MRCB", "body": "\n\nKL Sentral Day to Night 2016\n\n\nEnjoy the magnificent beautiful Day to Night view of Kuala Lumpur Sentral Malaysia dubbed as the central transportation hub of Kuala Lumpur.\n\n\n\n\nVideo Credit to : \nVince Goh\n\n\nKL Sentral, the transport hub mooted by YAB Tun Dr. Mahathir Mohammad, opened in 2001 with the idea to integrate\u00a0 the public transportation in Klang Valley. Commuters could transit in KL Sentral by using different mode of public transport, could reach to different part of Klang Valley via ERL, KTM, Monorail and LRT. By 2017, the country first MRT line will also linked to KL Sentral via Museum station.\n\n\nMRCB the master developer of KL Sentral has developed hotels, mall, offices and residential around the hub. Due to conveniences and accessibility, KL Sentral has gain popularity among corporate and residential tenant. For investors who are still holding the properties, it has given them reasonable good return and gain. The last residential and strata office launched by MRCB were Sentral Residences (Now known as The Epic) and Q Sentral where it were launched somewhere in 2010/1.\n\n\nNow MRCB has come out with new launch called Sentral Suites. Is this place belongs as part of KL Sentral? Does it enjoy the same accessibility and conveniences as in KL Sentral? We shall find out.\n\n\nLocation\n\n\nSentral Suites sit on the site that formerly known as 100 Quarters where a controversial surrounded the site where heritage preservation was at concern. \u00a0The 3 rows of colonial-style 100 quarters was built exactly one hundred years ago, was used to house employees of the Malayan Railways, who helped to build the country\u2019s trade and commerce.\n\n\nhttp://kl.coconuts.co/2015/05/27/brickfields-historic-100-quarters-be-demolished-beginning-next-week\n\n\n\n\n100 Quarters in dilapidated condition\n\n\nThere were calls by NGO to restore the quarters to the former glory as national\u2019s heritage. Well the site ended with MRCB where the development now known as Sentral Suites.\n\n\nThe 4.92 acre of leasehold land located across Jalan Tun Sambathan, opposite the impressive 348 Sentral where Shell Malaysia headquarter is located.\n\n\n\n\nWikimapia the location of Sentral Suites\n\n\nThe Sentral Suites is franked by Jalan Rozario at the East and Lorong Chan Ah Tong at the West.\n\n\n\n\nJalan Rozario\n\n\n\n\nJalan Chan Ah Tong\n\n\n\n\nStreet Stalls along Jalan Chan Ah Tong\n\n\n\n\nThe busy 5 Lanes Jalan Tun Sambathan. Imagine trying to cut in to reach your home on daily basis\n\n\nOpposite the Sentral Suites is the majestic and national heritage, Vivekananda Vashram.\n\n\n\n\nVivekananda Vashram\n\n\nThere is another historical look building along Lorong Chan Ah Tong\n\n\n\n\nThe area is filled with historical looked building\n\n\nBrickfields is a popular place among tourists due to deep heritage and strong Indian culture influence in the area. In fact, Indian Prime Minister Narendra Modi has came in 2015 to officiate Brickfield as \u2018Little India\u2019. Well, development does take place especially in KL Sentral where land is running out and developers are replenishing their landbank in anticipating of the demand.\n\n\nAccessibility and Amenities\n\n\nOn macro glance, the location of Sentral Suites is hard to beat, with easy access to major roads such as NPE, Mahameru, Federal Highway and public transport in KL Sentral transport hub. It is easy to understand why many property investors are eagerly participating this project. However on deeper look , does it really command the premium as what KL Sentral properties do?\n\n\nFirst look on the accessibility via cars. KL Sentral despite the crowded with offices and can be choked with traffic during peak hour, it enjoy great ingress an egress where in minutes it will bring to almost every direction of KL. However does Sentral Suites enjoy of this?\n\n\n\n\nThe traffic Flow around KL Sentral\n\n\nFrom the map above, if you are coming from KL Sentral, you need to take ramp down to Jalan Tun Sambathan and make steep turn at HongLeong Bank or safer turn at YMCA. However the traffic can be choked especially during the peak hour.\n\n\n\n\nAccessibility for Sentral Suites\n\n\nIf you are coming from Federal Highway, you are can take Jalan Tun Sambathan however for the experienced locals, they will tell you due to haphazard parkings (despite the change of traffic flow and roads widening), you can stucked in the jam for 15minute on that short stretch.\n\n\nIt seems that the access that make most sense would be the Jalan Rakyat from NPE and Mahameru but wait wait\u2026. It seems the developer attempted to allow the access directly from Jalan Rakyat without going further down to the busy Jalan Tun Sambathan by cutting in, however, the motorists need to slowly cut in the busy 5 lanes road before can reach in\u2026. I am not sure after few times of attempt, the residents would prefer to drive further up or not.\n\n\n\n\nThe scaled model showing the short stretch to cut into the development\n\n\n\n\nHaphazard parking is normal along Jalan Tun Sambathan\n\n\nIn summary, there are many accesses however none it seems none are perfect and as owners who are paying similar premium as real KL Sentral properties, it is a question that you need to ponder\u2026.\n\n\nAmenities are abundant where eateries, shoplots, Nu Sentral is just around the corner. Not sure whether the stalls here will make out as it seems that it is not part of the development\n\n\n\n\nThe stalls in front of Sentral Suites site\n\n\nSentral Suites will build a elevated pedestrian walkway that will be linked to existing covered walkway in front of 348 Sentral. However, it is a good 10minute brisk walk and you need to go through the ground level carpark and the KLIA bus stop before taking the elevator to KL Sentral.\u00a0 Alternatively, you can walk along the shoplots before taking the elevator on the Monorail station.\n\n\n\n\nThe Proposed pedestrian walkway linking Sentral Suites\n\n\nDevelopment\n\n\nHow does the fa\u00e7ade looks? One word. Busy\n\n\n\n\n\n\n\n\n\n\nThe fa\u00e7ade\n\n\nThere are 3 blocks of 43 storey sit on 4.92 acre of leasehold land. With the first block has 458 units,\u00a0there will approximately 1434 units in Sentral Suites. The density looks high however each\u00a0block will have 5+1 lifts therefore the ratio\u00a0is\u00a0about 76unit/lift which I think is reasonable.\u00a0There are amples of facilities such as 6 thematic gardens to break the monotonous fa\u00e7ade and all the facilities such as full size basketball court, infinite and family pool, playground, gym and multipurpose hall sit on 8\nth\n floor. Surprising there is no rooftop facilities which synonym with high end development nowadays. Hm\u2026.\n\n\n\n\nFacilities on 8th Floor\n\n\nUnit Layout\n\n\nCurrently only one block being launched which was the western block (Next to Lorong Chan Ah Tong).\u00a0 In general there are 4 types of layout with configuration below\n\n\n\n\n\n\n\n\nUnit Type\n\n\nBuilt Up\n\n\nConfiguration\n\n\nCarpark\n\n\n\n\n\n\nA, Corner A\n\n\n650-762\n\n\n1, 1+1 bedroom\n\n\n1\n\n\n\n\n\n\nB/ B1\n\n\n826-858\n\n\n2 bedrooms\n\n\n1\n\n\n\n\n\n\nC, Corner C\n\n\n1,025-1,138\n\n\n3 bedrooms\n\n\n2\n\n\n\n\n\n\nD (Dual Key)\n\n\n1,166\n\n\n2 bedrooms + 1 suite\n\n\n2\n\n\n\n\n\n\n\n\nThere are 2 showunits on the show gallery which is the dual key type D and type B 2 bedrooms.\n\n\n\n\nUnit Layout\n\n\n\n\nFloor Plate Layout and Orientation\n\n\nGeneral observation of the layout the bedrooms felt cramped and longish. For dual keys, the common bathroom seems too crowded. The bedrooms seem small and the layout seems to make space for the study area and the suite.\n\n\nShow Units and Finishes\n\n\nIn general the quality tiles provided for living and dining and engineered timber flooring for the bedrooms. Water heater, aircon will be provided. Surprising for kitchen, only hood and hob will be provided without fridge and microwave oven. And the design of the kitchen is not finalized and depends on the final contractor that will be appointed. Hm\u2026. Washer/ Dryer will be provided as well. The expected ceiling height is around 10ft.\n\n\n \n \n \n \n \n \n \n \n \n \n\n\nShow Unit for Dual Key\n\n\n \n \n \n \n\n\nShow Unit for type B\n\n\nWhat else?\n\n\nMaintenance fee expected to be RM0.39psf inclusive the sinking fund which is reasonable given the density and the size of each unit. And the most important question is the price. At this moment, it seems the 1\nst\n block receive a good booking response with all the 1 and 1+1 bedrooms have been booked. Starts from RM730K, there is an early bird of 7% rebate\u00a0from the developer. In general, the nett price is expected around RM1100psf+/-. Do check the exact price\u00a0of each unit/type/level\u00a0with the friendly SA. The construction is expected to take about 48months. If you plan to buy additional carpark, the price is RM35K which in my opinion is very reasonable.\n\n\nSummary\n\n\nPropcafe always like KL Sentral and the accessibility and conveniences associated with it. However Propcafe cannot help but think that Sentral Suites is riding on the popularity of KL Sentral with premium price.. also for the price, the provided freebies and facilities can be \u2018better\u201d. End of the day, not much of land available in KL Sentral (if you can accept this location as part of KL Sentral) and in long run, the supply is limited despite the 1400units in 5acres land\u00a0in Sentral Suites itself.\n\n\n\u00a0\n\n\nHappy investing!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sentrio-desa-pandan-hua-yang/", "title": "PROPCAFE Guest Review : Sentrio Suites @ Desa Pandan By Hua Yang", "body": "\n\nHere is another Guest Review by Mr. Tengster! Hope everyone will enjoy it! Great piece of work again! Thank you Mr. Tengster.\n\n\nSentrio Suites \nis located in the bustling township of Desa Pandan, Sentrio Suites is a serviced-apartment development spread across 1.55 acres, a rectangular land surrounded by shoplots. The building has a fa\u00e7ade covered in vertical fins to provide shading for the residence within and reduce the need for artificial cooling. This is probably in line with their intention to achieve Green Building Index (but not known of which class???)\n\n\n\n\n\n\nHow does the site look like? \n\n\n\nPhoto is taken from LYN forum.\n\n\nShow units \u2013 There are two show units available at sales gallery. They are Type D (950sqft) and Type E (856 sqft). Some photos perhaps.\n\n\n\n\nType E  (856 sqft) \u2013 Living Hall\n\n\n\n\nType D (950sqft) \u2013 Wider living hall with small study room\n\n\n\n\nView of the kitchen (The curvy kitchen top with sink is not part of the deal)\n\n\nBelow are the vital information:\n\n\nDeveloper : Prop Park Sdn. Bhd. (70874-H) (subsidiary of Hua Yang Bhd.)\n\n\nAddress: No. 20G, Jalan 4/76C Desa Pandan, 55100 Kuala Lumpur, Malaysia.\n\n\nContact: T +603-92828889\n\n\nGPS Coordinates: +3\u00b0 8\u2032 52\u2033, +101\u00b0 44\u2032 14\u2033\n\n\nLandsize \u2013 1.55 acres\n\n\nTenure:  Leasehold\n\n\nOpening hours (for Sales Gallery): 10-6pm 7 days a week including public holiday.\n\n\nLocation and Amenities\n\n\nThis project is located at centre of Desa Pandan(see below map). Technically, it is under Kuala Lumpur territory. The site is about 4.2 km from Suria KLCC Mall. \n\n\nThe entire project site is pretty much surrounded by row of shoplots. This could be double edge sword (not shop) that could cause congestion and lack of car park during office hours but also provide good convenience. Just to name some of the shops available. They are McDonalds, KFC, Secret Recipe, Sari Ratu, KTM, 7-Eleven, Pos Malaysia, tire shops, hardware shops, watch shop (may not have IWC or Panny there), pet shop, laundry shop, stationery shop, several sundry shops, pharmacy like Watson and several banks (I think Maybank and RHB).  I think in short, macam-macam ada.\n\n\nWhat else are located adjacent?\n\n\n1.\tRaintree Club & Royal Selangor Golf Club \uf0e0 < 1.5km\n\n2.\tGE Mall & Glen Eagles Hospital \uf0e0- 2.6 km\n\n3.\tTesco Ampang \u2013 2 km or less (can use the shortcut) & proposed Jusco site is just beside Tesco.\n\n4.\tPrince Court Medical Centre, Pavillion & StarHill area \u2013 5km\n\n5.\tMRT Station Line 2 \u2013 Not known and it\u2019s not an USP for time being.\n\n6.\tSchools are SK Desa Pandan, SK Tun Hussein Onn, SJKT Kg Pandan, Fairview International School, Mutiara International School, Sayfol International School, etc.\n\n7.\tParks \u2013 Ampang Lake (3 km away)\n\n8.\tNearest LRT station is probably at Jelatek or Dato Kramat station.\n\n9.\tRapid Putra Bus Stop is located about 200 meter away. [Bring you to LRT Jelatek.]\n\n\n\n\nLand Tenure\n\n\nThis plot of land is LEASEHOLD LAND. The 1.55 acre land was purchased from for from U Thant Square Sdn Bhd for RM32 million. Since it\u2019s leasehold (LH) and the LH tenure reduce over time including during holding and also construction period (of about 4 years). The developer came out with announcement that they will renew the LH status to 99 years upon VP. See the attached letter.\n\n\n\n\nSentrio Suites\u2019s Residential\n\n\nThe building comprises of a low rise (North Wing) and high rise tower (West Wing) with a total of 16 units per floor from levels 9-17, and 8 units per floor for levels 18-40 with total 327 units.\n\nAttached below is the breakdown of units.\n\n\n\n\nSizes \u2013 ranging from 537 sq.ft to 1230 sqft. All the Type F i.e. studio units with 537 sqft were prebooked internally. None is available for public. Don\u2019t even bother to dream. I think for sizes, Hua Yang got it spot on. They offer 537, 856 and 950 sqft plus those DKs.  Such sizes won\u2019t direct compete with G Residence that have relatively larger units (474-nos units of 1080 sqft\uf0e0 1545 sqft). Then we look at Mutiara Upper East (MUE). Quick check on rental at MUE, they have mostly large units i.e. 1281 sqft to 6319 sqft\u2026. Rental is minimum RM5k for midsize units as shown in iproperty.com.\n\n\nLayout \u2013 Type A \u2013 1230 sq.ft, Type B \u2013 1211 sq.ft, Type C \u2013 1200 sq.ft, Type D \u2013 950 sq.ft, Type E \u2013 856 sq.ft and Type F \u2013 537 sqft. Layout A, B and C are basically DK units with a pantry and ensuite bathroom . For location of each type please refer to the floor layout plan. The type is indicated by the letters A B C D E F.\n\n\n\n\nTypical Floor Layout will be as follow. The design is telling you that you are getting a semi-D in the air\u2026.. \n\n\n\n\nConcept \u2013 Contemporary aesthetics fuse harmoniously with eco-friendly functionality in this GBI certified building. In simple layman term, nice clean modern fa\u00e7ade.\n\n\n\n\nFacilities \u2013 The podium facilities at Level 8 for sports and open-air activities include a 25m lap pool, wading pool, trickling pond, yoga deck, TaiChi deck,  gymnasium, playground, kindergarten, etc. At Roof Top, there is a small gourmet kitchen, sitting area with a long reflective pond and also outdoor dining area that is facing clear twin Jagung. And KL skylines. Roof Top is at 40th floor and it should clear most of the buildings.\n\n\n\n\nMaintenance cost \u2013 Expected to be 30cent PSF (inclusive of sinking fund). First year maintenance fee is borne by developer. Sentrio is merely targeting to obtain single green certification i.e. GBI at certified level only (I supposed). Details could be read from the link \nhttp://www.greenbuildingindex.org/why-green-buildings.html\n or google for more.\n\n\nAccess & Security \u2013 Access is a bit challenging. There is no direct access from the main road. It has to go through row of shoptlots. There is 3-tier security for the residential.  CCTV system and security patrol are deemed to be put in place.\n\n\nLift \u2013 There are 5 lifts to serve all the 327 units. Averagely 65 units per lift. For Level 18 and above, the 5 lifts only serve 8 units per floor \n\n\nPrices \u2013 Pricing is a bit tricky. They initially opened booking for Level 9 \uf0e0 12 and then Level 13 \uf0e0 17 and then Level 18 \u2013 23 with PSF ranging from 650 to 790 PSF depending which types and levels. Naturally larger units have smaller PSF. For Level 13 \u2013 17, there is additional RM10-20k increase apart from the floor incremental of RM1k each. Thereafter, Level 18 \u2013 23 have another price increase. These prices are before discount. Can someone do a price benchmark against M-City and Arte or equivalent.\n\n\nOne eye see all type of Layout\u2026\n\n\n\n\nUnique Selling Point\n (taken from HuaYang\u2019s website)\n\n\n\u2022\tModern building fa\u00e7ade with full heights window glass and fins.\n\n\n\u2022\tThe tallest building in Desa Pandan. [Those at higher floors can pretty much get unobstructed views of Jagung and other KL skylines.]\n\n\n\u2022\t1 to 2 covered car park provided for each unit.\n\n\n\u2022\tDual-key design come with own pantry & ensuite bathroom. [One can think of renting it out as two separate smaller units. Moreover, DK units with larger built up areas have smaller PSF.]\n\n\n\u2022\tTo ensure maximum privacy & natural sunlight, most units are uniquely designed where every unit is a corner unit.\n\n\n\u2022\tTypical design with the choices of 3-bedroom & 2-bathroom; 2-bedroom & 2-bathroom & Studio type.\n\n\n\u2022\t3-tiered security card access system from car park entrance, lift lobby and to own floor.\n\n\n\u2022\t24-hour security surveillance, CCTV and security protected indoor parking bays.\n\n\n\u2022\tInfinity lap pool with spa beds, spa seats and pool loungers.\n\n\n\u2022\tFull heights wall tiles for all bathrooms with plaster ceiling.\n\n\n\u2022\t600mm x 600mm porcelain tiles for living & dining and quality laminated flooring for bedrooms.\n\n\n\u2022\tSelected unit enjoy 180\u00b0 panoramic view from either KLCC Petronas Twin Tower, KL Tower & Royal Selangor Golf Club views or Maluri, Ampang Hill & pool views.\n\n\n\u2022\tMajority unit door entrances do not face opposite unit entrance.\n\n\n\u2022\tRoof Top at level 40 comes with reflective pond, small gourmet kitchen, sitting area and outdoor dining area while enjoying almost-lah 360\u00b0 KL panoramic view.\n\n\n\n\nThat is IT? What about the proposed TRX (Tun Razak Exchange)\n\n\nTun Razak Exchange (TRX) will be a dedicated international financial and economic hub, promoting Malaysia as a new global economic growth nucleus.\n\n\nThe 70-acre real-estate development in the heart of KL is intended to tightly cluster economic and financial sector players, where Tun Razak Exchange will be the enabler for a new leg growth \u2013 an iconic destination and a model for easier cooperation.\n\nReportedly earthwork package has been awarded to a contractor namely WCT. See below link:\n\nhttp://www.thestar.com.my/Business/Business-News/2013/04/17/WCT-gets-RM169mil-1MDB-contract-for-earthworkssubstructure-works-at-Tun-Razak-Exchange.aspx\n\n\n\nTaken from LYN forum\n\n\n\nTaken from LYN forum\n\n\nThe current site condition of TRX.\n\n\n\nTaken from LYN forum\n\n\nHow far is TRX from Sentrio?\n\n\nTo be precise. 7km drive for a distance of 3.8 km. Is this TRX a Super USP? Hard to answer lah\u2026.\n\n\n\n\nWill this TRX stall or go ahead?\n\n\nThis is a bit tough to answer for now but a JV agreement has been recently signed with the China counterpart.\n\n1Malaysia Development Bhd (1MDB) and the Export-Import Bank of China (China EXIM Bank) have signed joint venture agreement to explore mutual investment investment opportunities in Malaysia, China and elsewhere for a sustainable economic cooperation between the two nations. \n\n\nAmong the investments being explored is the partnership to develop the landmark tower in the Tun Razak Exchange (TRX). \n\n\nThe Signature Tower, situated at a prime location within TRX, will be an anchor to the development, serving as a primary physical marker to the 28ha business and financial hub.\n\n\nChina EXIM Bank chairman and president Li Ruogu said the joint venture will also look into the investment potentials, at home and abroad, offered by sectors such as hospitality, commercial aquaculture, agriculture and infrastructure. \n\n\nLi said Malaysia continues to be a great investment destination, and the joint venture will bring 1MDB and China EXIM Bank together to create new sources of growth for the long term economic prosperity of both countries. \n\n\n\u201cThe joint venture hopes to build on the long and successful history of economic cooperation between China and Malaysia. China is currently Malaysia\u2019s biggest trading partner while Malaysia is China\u2019s top trading partner in Asean,\u201d he said in a statement issued yesterday\n\n\nThe agreement was signed by Li on behalf of China EXIM Bank, while 1MDB was represented by its managing director and chief executive officer Mohd Hazem Abd Rahman.\n\n\nIt was witnessed by Chinese President Xi Jinping and Prime Minister Datuk Seri Najib Razak.\n\n\nhttp://www.btimes.com.my/Current_News/BTIM\u2026icle/index_html\n\n\nOthers\n\n\u2022\tThe louvred aluminium sliding sun shades to protect each unit from the unforgiven sun. This make the fa\u00e7ade look more uniform. If this sun shade is REALLY SLIDING-able, it will make it practical and aesthetically pleasant\n\n\n\u2022\tDeveloper unable to confirm the brand of the sanitaryware at press time. In the showroom, they are using Kohler and Hansgrohe.\n\n\n\u2022\tFloor to floor height is about 10 feet while door size is the standard same old 3\u00d77.\n\n\n\u2022\t The windows for masterbedroom (MBR) (confirmed) and living halls are full height. There is also a small section of full glass window on other side o MBR wall.\n\n\n\u2022\tIn the toilet, there is provision of 20-25mm drop at shower area prior installation of shower screen (not sure shower screen included) though this is not reflected in show units.\n\n\n\u2022\tCommercial lots are all sold out. There are some unconfirmed tenants at press time.\n\n\n\n\nCurrent offering :\n\n\u2013 Promotion is 8% rebate, full documentation costs for SPA and Loan, first year maintenance free. Application of rebate depends on margin of loan ie whether on first 10% or second 10%\n\n\n\u2013 Free service charge for first year. Service charge is 0.30psf including sinking fund. This translate to 950sqft x 30cent x 12 months \uf0e0 RM3420 [Insurance cost may be excluded.]\n\n\n\u2013 Free legal fees on Sales & Purchase Agreement (SPA) and loan agreement plus loan stamp duty\n\n\n\u2013 Booking/Reserved fee is RM10,000. \n\n\n\u2013 semi furnished package (covers kitchen cabinet top & bottom, electrical hob and cooker hood, air condition units for each bedroom and living area, basin counter top for all bathrooms, washing machine & dryer, visual intercom handset). Type A, B & C (i.e. Dual Key DK units) have additional pantry with sink, electrical hob and cabinet to master bedroom. This package may worth about RM15-20k.\n\n\n\u2013 price loading is RM50K for KLCC view and RM23k for Ampang lake facing (it\u2019s just a lake, do you need to price that way!!!)\n\n\n\u2013 Instant water heater for all bathrooms with fixed rainshower head ( in main bath ) and handheld shower, bathrooms with full height tiles, glass shower screen. Bathrooms with full height ceramic tiles.\n\n\n\u2013 Units come with louvred aluminium sliding sun shades to shield from sun since glazing is floor to ceiling (this could be part of the efforts to meet GBI requirements)\n\n\n\u2013 Carpark allocation is 1 for Type E and F (2 bedroom and Studio ) and 2 for all others. DK units will get 3 bays from Level 34 onwards will receive 3 bays. Lower levels for Type D (3 bedroom ) will get back-to-back bays or tandem parking. No additional bays available for sale and no additional charges for parking bays. Commercial and visitor parking in basement, tenants and residents on podium parking. For carpark allocation, it will be higher the floor, lower the carpark floor. This is sensible and practiced throughout generally.\n\n\n\u2013 Construction period is 42 months. Targeted VP delivery is Q1 2017. STRATA title will be issued upon VP, thus MOT payment is required at that time. Roughly MOT is about RM20k thereabouts depending on the purchase price.\n\n\nSo ROSY meh\u2026.. but where are CONS?\n\n\n1.\tNo DIBS\u2026. \n\n\n2.\tMOT payment is needed upon VP. This is a good and bad news too. Strata-title will be made available sooner than the norm.\n\n\n3.\tThere are quite a number of low cost flats located not far from the project site.\n\n\n4.\tThere are some stalls located the south side that have been operating mainly at night only with or without license for donkey years. Are they moveable?\n\n\n5.\tThe Ramadhan Bazaar is operating at that area too. Reportedly, this is legal and operates for Ramadhan Month only.\n\n\n6.\tAccess through row of shoplots could be quite challenging at times. Can the traffic get better?\n\n\n7.\tInstant heater is a bit too simple/cheapo for such development. Instant heater is a potential electrocution hazard too. Remember the Japanese couple in MT condo recently. (read here : http://www.thestar.com.my/News/Nation/2013/09/09/Crime-Japanese-Coupl-dead.aspx ). Developer should at least provide those boiler type water heaters. Aesthetically, it\u2019s also more pleasant. Hot water to sink should be considered as well.\n\n\n8.\tNo option to buy additional carpark. This can be a quite \u201cphaek-chaek\u201d scenario. We know a lot of condo dwellers are now having at least like 2 cars. If no option to buy carpark, it can be quite stressful.\n\n\n9.\tThere is HTC located about 350 meter thereabouts from the east side of the project. Could be eyesore. I may think those units at level 10 and above will or may clear from HTC view. \n\n\n10.\tThere are no units with balcony. Some are crazy over balcony including myself.\n\n\n11.\tThere is no open yard area for cooking activities. The unit is equipped with hob and hood, one has to make good of it.\n\n\nAre there any concerns on the sink hole incident at nearby project?\n\n\n\nSource : Local newspaper.\n\n\nTill date, I am not sure whether the neighbour developer has came out to clarify this incident but Hua Yang Berhad has shown their efforts in explaining the issue after a few days of voluntary stop work at Sentrio site. See below letter. The consultant finding is basically the sinkhole at the road  was due to sheet pile failure instead of soil condition.\n\n\n\n\nBottom line\n\n\nThis development is located in the center of Desa Pandan which have demographic of more inclined to Malay with some smaller cluster of Chinese communities and expat community at the other end (near to the Embassy Row). At RM650PSF onwards, it is not cheap neither it is too expensive considering the relatively good location despite surrounded by rows of shoplots and lowcost flats. For comparison sake, G Residence (located 50 meter apart or so) was launched more than 1+ years ago was launched at RM550-600 PSF thereabouts with larger size units i.e. 474-nos units of 1080 sqft-1545 sqft. VP date for G Res is scheduled to be in Feb 2015 while Sentrio is expected to be VP in Q1 2017. Above 2 years after G Res, there should be enough time for market to absorb the supply.\n\n\nOn the other hand, MUE is offering even larger units. Smallest units in MUE are 1281sqft. Largest is 6381 sqft. Total is 312 units in MUE.\n\n\nIs there good rental market for Sentrio? Have they position themselves at the right spot with layout size from 537 sqft to 950 sqft and with 3 variation of larger units with 1200+- sqft DK units. Can these DK units successfully be rented out as two smaller units?\n\n\nWhat about competition from M-City, Element and Arte? What are their PSF at time of purchase?\n\n\nFor DK units, I didn\u2019t have adequate time to probe further. Do they have separate utility meters, mail box, assessments, etc. DK is like two small units with lower PSF but some say weird layout and Fengshui.\n\n\nWho are the design team since we know Hua Yang Berhad by now?\n\n\nVeritas Architects is one of the most reputable architects in town that had won several awards. Google to find out. Can they work well with Hua Yang to deliver the concept? Let\u2019s see.\n\n\n\n\nBefore saying sanyonara, let\u2019s do a pantun to cheer up the mood.\n\n\nBersantai-santai kat kampung bersama Ema,\n\nTercantas pisang rastali harum setandan,\n\nSentrio pencakar langit makin menjelma,\n\nMembawa transformasi kat Desa Pandan.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/setia-alam-new-2-3-storey-link-terraces-n-smds/", "title": "PROPCAFE Peek : Dillenia and Erythrina @ Setia Alam", "body": "\n\nSo what happens to our darling of property development Setia Alam in the last 2 years? Is there anymore landed launch after the success of their last batch of 20\u00d770 launch in Precinct 7?\n\n\nAs some of you might be aware, Setia has been busied with the launch and relaunch of its Duta Villa (which by the way, still have plenty of unsold units, by setia\u2019s standard), the 3 blocks of Trefoil SOVOs next to Setia City Mall and the sold out mid cost apartment series, being Seri Mutiara was the last phase and all have been taken up licin licin\u2026\u2026\n\n\nWith the completion of Setia Alam south side, now the attention is on the north side when the Setia City is sitted. However, this parcel of land has been shared by Setia and PKNS, hence you see the launch of Casa Sutra, Sunsuria\u2019s apartments, Alam Nusatara and Anjung Sari.\n\n\nThe next setia\u2019s landed launches, unfortunately will be their next rather smallish link terraces and linkedSMDs and they will be BUILD THEN SELL concept. This means the earliest available will be likely to be mid to end of 2014 and it will be fully completed when released to the public. When asked if this will be the method going forward for all setia\u2019s landed in Setia Alam, however, their SA cant confirmed this.\n\n\nThese Dillenia and Erythrina Series are sitted on Precinct 11 and its a NON GnG precinct. Not much information is available (such as built up and etc) and models of link terraces were not available during our visit.\n\n\nSo if you are keen to know more about this launch, please head over to Setia Alam Welcome Centre and make enquiries.\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n(Serrata LSMD, 32\u00d770, 3storey, expected selling price approx. Rm800k \u2013 BTS)\n\n\nScale models of Seri Mutiara, just for your reading pleassure\n\n\nseri mutiara scale model\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/setia-eco-glades-cyberjaya-part-ii/", "title": "PROPCAFE Review : Setia Eco Glades @ Cyberjaya By SP Setia \u2013 Part II", "body": "\n\nThe Part I of Setia Eco Glades @ Cyberjaya has covered the Master Plan of the project and this Part II will focus on the parcels that have been launched so far (till May) i.e. (a) Lui Li Gardens Parcel A1 & A2, (b) Lepironia Gardens Parcel B2, and (c) Charms of Nusantara. Those who like to know the master plan and the concept of each island and mainland garden should refer to the previous coverage here: \nhttps://propcafe.net/setia-eco-glades-cyberjaya/\n\n\n\n\nWhat have been launched?\n\n\n\u2013 Lui Li Garden (Link Villa) \u2013 Parcel A1 and A2 (half of the available units): Type \u2013 Huan Xi and You Mei\n\n\n\u2013 Lepironia Garden (SMD) \u2013 Parcel A1: Type \u2013 Grasilis and Lugwigia\n\n\n\u2013 Charms of Nusantara (Link Villa, SMD, and Bungalow): Type \u2013 Samaya (Linked Villa), Legian (SMD), Nusadua (SMD), Gianyar (Bungalow), and Sanur (Bungalow).\n\n\n\n\nLui Li Garden (Linked Villa)\n\n\nTwo types of link villas: Huan Xi (\u2018Joy\u2019) and You Mei (\u2018Exquisite\u2019). These linked villas are designed by Ong & Ong team from Singapore.\n\n\nTwo Parcels\n:\n\nParcel A1 \u2013 104 units (Huan Xi \u2013 51 Units and You Mei \u2013 53 Units)\n\nParcel A2 \u2013 115 units (Huan Xi \u2013 41 Units and You Mei \u2013 74 Units)\n\nNote: Only half of Parcel A2 is available for booking as at 13th April 2013\n\n\nFacade:\n\nSome claimed the the curvy roof and exterior design is very futuristic but personally, i would put it into \u201cRetro\u201d category which is like the 80s landed houses in Hong Kong\u201d. After a decade of \u201cBoxy\u201d design appears in most of the developments in Klang Valley, this design gives an alternative choice to the buyers. There are some thumbs up and down sort of comments over the property forums. My personal view, at least, it give a fresh air to the segment of terrace house. Time will tell whether it will be dated in no time.\n\n\n\n\n\n\n\n\n\n\nLand Size:\n\nIntermediate Unit \u2013 26 x 95; Corner land (varies but the standard one is 10ft i.e. 36\u00d795); End Lot comes with 5ft land at the side i.e. 31 x 95)\n\n\nLayout:\n\nHuan Xi \u2013 3 Bedrooms, 1 Utility room, Living Hall, Kitchen (Wet and Dry), Storage area, 5ft side terrace (~5x25ft; from kitchen to dinning area).\n\nYou Mei \u2013 3 Bedrooms, 1 AV room, Living Hall, Kitchen (Wt and Dry), Storage area, Internal Courtyard(~12 x15ft; Air-well)\n\n\n\n\n\n\nComparison \u2013 Ground Floor\n\nStaircase location:\n\nHuan Xi\u2019s staircase is located at the middle of the unit which horizontally separates the living room and kitchen/dinner area. That\u2019s is not ideal for those who like the spacious living hall and a better connection of living and dinning area. It works well for bungalow or SMD, but it will only makes the linkhouse feel shorter and narrower. You Mei has an advantage on this as the staircase is located at the side. Eventhough the internal courtyard (15ft x 12ft) separated the living and dinning area but with a proper renovation, it could be visually more spacious than Huan Xi.\n\n\nKitchen and Living Hall:\n\nHuan Xi second half of the ground is dedicated for kitchen and dinning. Therefore, it is much bigger than You Mei for both dry and kitchen as well as dinning area. However, if one decided to close up the courtyard than You Mei living or dinning area could be more interesting and spacious.\n\n\nSide Terrace vs. Internal Courtyard:\n\nHuan Xi has a side terrace (5ft x 25ft) at the dinning area which makes it unconventional to terrace house and brings in more sunlights and the slidding doors will make the intermediate unit unconventional. However, for end-lot or corner unit, this doesn\u2019t add value at all. In fact, this side deck makes corner and endlot units built-up unnecessarily smaller. The preference of Internal courtyard is very personally. Some like it because it brings in sunlights and double volume chating area (to make as another close up living area see the photo below) or courtyard in the middle of the house can nicely give more features and characters to the intermediate link unit. Again, for corner and end-lot units, it could be redundent. Likely that the corner and endlot owners will seal it up in the first floor to utilise this space and extended living hall and dinning area.\n\n\n\n\nAV Room:\n\nHuan Xi has no AV room whilst You Mei has an AV room at the ground floor which is facing the rear garden. This AV room can be easily converted to be second living hall or guest room separated by the foldable ceilling height door with curtains. Dual usage i.e. guest room or AV room.\n\n\nRear Garden:\n\nHuan Xi has a bigger garden (additional ard 5ft longer) than You Mei.\n\n\nStore Room:\n\nYou Mei has a store room (underneath staircase) that almost double the size of Huan Xi.\n\nComparison \u2013 First Floor\n\n\nBalcony:\n\nHuan Xi\u2019s all 3 bedrooms have the balcony and You Mei only has one at master bedroom. However, for endlot, You Mei has 3 balconies at the first floor which master room has two (front and side) and 2nd bedroom\u2019s side balcony.\n\n\nInternal Air-Well \u2013 Due to the courtyard design, the air well is available at the first floor. It gives more lights to master and 2nd bedroom which can also overlook the internal courtyard downstair (see photo below).\n\n\n\n\n\n\nFamily Hall:\n\nNo family hall at the first floor for both You Mei and Huan Xi. Again, You Mei unit can easily convert the air-well area to family hall/study area or even a small guest room by sealing the void area.\n\n\nBuild-Up: Huan Xi is generally smaller than You Mei ( Huan Xi: 2836sf \u2013 2900sf(corner & endlot) vs. You Mei: 2963sf \u2013 3130sf(corner & endlot)) though Huan Xi is priced more premium than You Mei (due to Lui Li Garden facing).\n\nFootprint: Huan Xi (45\u20199\u201dx 26ft) vs You Mei (52\u20196\u201dx26ft). On paper, You Mei has a much longer house (almost 7ft more) than Huan Xi.\n\n\nOverall Huan Xi vs. You Mei:\n\nHuan Xi, on surface, looks better for link house as the living area has additional lights from the side unlike normal intermediate link unit. However, the kitchen layout is not ideal and worst is this type\u2019s layout doesn\u2019t give the owner any chance to revonate for additional room.\n\n\nYou Mei, on paper, the internal courtyard in the middle of the house could be viewed as a waste of space for many (though I have many friends still like courtyard design link house as it gives more lights and flavor within the house especially intermediate unit). The space of the internal courtayard is rather big (15ft x 12ft) which can easily be sealed as the extension of the living and dinning area. By doing this, it will make the ground floor much more spacious (visually given its width of 26ft). As mentioned above, the space on the 1st floor can be used for family hall or it can covert as study or guest room. By sealing up the area, the build up of You Mei will increase another 350sf to 3313sf \u2013 3480sf (which is huge for a terrace).\n\n\nThe preference of layout is very individual. Personally, I believe anyone who is paying RM1+mil landed property is expecting more than 3 bedrooms(+1 maid room). Unfortunately, given such a big land of 26x95ft and built-up of 3k(+-)sf, only 3 bedrooms are provided. While Huan Xi\u2019s owner has no choice of making additional room, You Mei has the flexibility to turn the ground floor AV room as a guest room or utilise the courtyard area as additional room.\n\n\nHuan Xi type is the purchasers\u2019 darling during the ballot time (for Parcel A1) and recently soft launch (Parcel A2) which i guessed buyers liked the facing of Lui Li Garden. However, in term of practically together with the pricing perspectively, You Mei has better advantage than Huan Xi. Bear in mind, most of the You Mei units has the Orchard Garden at the back too without adding any premium on it (this garden has less human traffic too compares to Lui Gardens which will be the center stage of residents). Contradict to the flow of buyers\u2019 preference indicated earlier, I will not be surprised if You Mei performs better than Huan Xi in subsales market later on.\n\n\nSite Plan:\n\nLui Li Garden \u2013 Parcel A1\n\n\n\n\n\n\nRow A (LV 01 \u2013 LV 22)\n\n\nPro\n\n\n\u2013 Near to Hammock Clubhouse\n\n\u2013 Rear garden facings Orchard Garden (20ft to 40ft) which provides \u201cadditional\u201d garden/space for the residents since only hedges separate the two.\n\n\u2013 Next to the guardhouse (Safer? Very subjective)\n\n\u2013 South-East Orientation\n\n\nCon:\n\n\u2013 Backing the Lingkaran Putrajaya i.e. Noise. However, 8ft or 10ft (submitted for approval-10ft) sound barrier wall will be built (together with the trees at Orchard Garden) to mitigate this issues.\n\n\u2013 Interchange ramp at the back i.e. Ramp is higher than the units.\n\n\u2013 Near to the entrance i.e. more traffic\n\n\u2013 Potential parking issues due to the Hammock Clubhouse (don\u2019t think the clubhouse has the carpark lots) especially those units toward LV01\n\n\nRow B (LV 56 \u2013 LV 70)\n\n\nPro:\n\n\u2013 Near to Lui Li Garden and majority of the units at this row are facing Lui Garden.\n\n\u2013 Near to Hammock Clubhouse\n\n\u2013 Next to the guardhouse (Safer? Very subjective)\n\n\u2013 North-East Orientation (Good/Bad depends on individual\u2019s preference)\n\n\nCon:\n\n\u2013 Backing the entrance/ route to Guardhouse. Noise and no-privacy especially for someone who like to spend time at the rear garden.\n\n\u2013 Unlike ROW A and C, this row (You Mei) has no Orchard Garden at the back of the house. This row has the least green compares to all rows in Lui Li Gardens Parcel A1.\n\n\u2013 Potential parking issues due to the Hammock Clubhouse (don\u2019t think the clubhouse has the carpark lots) especially those units toward LV70.\n\n\nRow C (LV 23 \u2013 LV 38)\n\n\nPro:\n\n\u2013 Rear garden facings Orchard Garden (avg 20ft) which provides \u201cadditional\u201d garden/s for the residents since only hedges (1200mm) separate the two.\n\n\u2013 Near to Lui Li Garden and many units in this row are facing Lui Garden.\n\n\nCon:\n\n\u2013 Farthest from Hammock Clubhouse\n\n\u2013 South-West Orientation (G/B depends on individual preference)\n\n\u2013 Backing the entrance of Setia Eco Glades from the interchange. However, 8ft or 10ft (submitted for approval-10ft) sound barrier wall will be built (together with the trees at Orchard Garden) to mitigate this issues. Not all units will be affected by the incoming ramp from the interchange (see photo below)\n\n\n\n\nRow D (LV 39 \u2013 LV 55)\n\n\nPro:\n\n\u2013 Rear garden facings Orchard Garden which provides \u201cadditional\u201d space and garden for the residents since only hedges separate the two\n\n\u2013 Near to Lui Li Garden\n\n\u2013 Staggered design (unlike conventional st. line) on LV47-LV52 i.e. more refreshing concept\n\n\u2013 Curvy road i.e. not so boring\n\n\nCon:\n\n\u2013 Backing the inner road of Setia Eco Glades. Lingkaran Putrajaya i.e. Noise. However, 8ft or 10ft (submitted for approval-10ft) sound barrier wall will be built (together with the trees at Orchard Garden) to mitigate this issues.\n\n\nRow E & F (LV 71 \u2013 LV 104)\n\n\nPro:\n\n\u2013 Facing Lui Li Garden and Fountains\n\n\u2013 This Lui Li garden provides \u201cadditional\u201d space and garden for the residents since only hedges separate the two\n\n\u2013 Staggered design (unlike conventional st. line) on i.e. more refreshing concept (see photo)\n\n\u2013 Near to Hammock Clubhouse\n\n\n\n\nCon:\n\n\u2013 Privacy issues as the Lui Li Garden is the main hang out area for residents. No wall but only hedges (1200mm) to separate the unit and Lui Li Gardens\n\n\u2013 One should pray the opposite neighbours do not dry their clothes at the rear garden which will spoil the entire view and values of this Huan Xi Lui Li Garden units.\n\n\nLui Li Garden \u2013 Parcel A2\n\n\nParcel A2 has a similar set-up like Parcel A1 (though A2 more units), therefore, the above analysis should be pretty closed to each other (I am not going to repeat it). One need to pay attention is, only those units backing highway are having Orchard Garden unlike Parcel A1 where most of the You Mei units are having this Garden at their back. This is the negative point for Parcel A2 despite being put on a higher price tag. Also there is no staggered row in this parcel i.e. more conventional.\n\n\n\n\nThe sales chart as at 13th April 13 (see below)\n\n\n\n\nOnly half of the parcel is current available for sales. It is expected to have another price hike after the first half is fully sold. Currently there are about 15 (+-) units available.\n\n\nFrom the Parcel A2\u2019s pricing, one can notice that almost all units are priced about RM100-RM120k higher than Parcel A1, except end-lot units which are now priced RM170k more than previous Parcel A1. There are only 4 units and 2 units of end-lot (only 5ft land at the side) in Parcel A1 and A2. It is limited. While many thought that it is direct junction facing (based on the brochure\u2019s site plan), one should check out the architecture plan and scaled model to realize it is actually not. The end-lot also enjoy the extra green at the side (given only 1200mm hedges as the fence) which is the common area for the access of Orchard Garden. See the photo below to understand more.\n\n\n\n\n\n\n\n\nLepironia Garden (Semi-Dee)\n\nTwo types of SMD: Ludwigia and Grasilis\n\n\nTwo Parcels\n:\n\nParcel B2 \u2013 102 units (Ludwigia \u2013 38 Units and Grasilis \u2013 64 Unit)\n\nParcel B1 \u2013 To be launched later with different facade and floor plan\n\n\nFacade: \n\nWhile many uncles feel that the exterior looks like a factory, i personally quite like this futuristic design. The curvy concept works well especially Grasilis looks more like a bungalow than SMD. However, according to sales personnel, the feedback wasn\u2019t that encouraging and SP Setia decided to change the facade and layout for the next Parcel B1.\n\n\n\n\n\n\nLand Size:\n\n41ft x 90ft& 41ft x 95ft (Grasilis) and 41ft x 95ft (Ludwigia)\n\n\nLayout:\n\nGrasilis & Ludwiga \u2013 4 bedrooms, 1 Utility room, Living Hall, Family Hall, Kitchen (wet and dry),\n\n\n\n\n\n\nComparison \u2013 Ground Floor\n\nLiving hall: Ludwigia has its living hall at the front and Grasilis has it at the back. Unlike most of the SMDs, Grasilis has no sliding door in the middle of the house but has it at the inner part that carve out from it living hall. Technically, it makes Grasilis living and dinning area looks smaller. The Grasilis\u2019s curvy layout of living hall may not be ideal for furniture set-up as well. Well, it is very personal though.\n\nGarden view: Ludwigia has a more conventional SMD layout but its living hall does not come with a rear garden view (only side garden view) whilst Grasilis enjoys both rear and side garden view. However, Grasilis, due to the layout, has no side terrace compares to Ludwigia.\n\nStaircase location: Grasilis\u2019s staircase is almost block and isolate its living hall. It doesn\u2019t help for the space visuality whilst Ludwigia has no such issue.\n\n\nFootprint:\n\n47\u20195\u201d x 30\u201d9. The footprint is reasonable for SMD but it could be better if there is slightly longer lenght (it is shorter than Lui Li Garden\u2019s Linked Villa \u2013 You Mei type).\n\n\nComparision \u2013 1st Floor\n\nBoth are pretty standard design with 3 bedrooms sit. The only difference is the balcony. Ludgiwia has no balcony and Grasilis is having 2 big balconies. It is really depend on whether you are a balcony person or not to decide which one is better.\n\n\nBuild-up:\n\n3257sf (Grasilis) vs 3253st (Ludwigia). The length of these SMDs is 47\u20193 (Grasilis) and 47\u20195 (Ludwigia). It is even shorter than the Lui Li Garden link villa. The BU is also only slightly bigger than link villa. The bu is a bit small for SMD especially with big family.\n\n\nSite Plan\n\n\n\n\n\nGrasilis is mostly located at the premium rows which are facing the Lepironia garden. Similar to Lui Garden\u2019s You Mei units, while Ludwigia has the disadvantage of not facing Lepironia Garden, it has the Orchard Garden at the back of its rear garden (except the row that backing the guardhouse).\n\n\nSP Setia has difficulty to sell this Parcel due to the facade (complained by many uncles), layout, and build-up. Buyers expects more than what had offered. More standard facade will be offered by SP Setia in Parcel B1, and the source implied that it could be those standard tropical design (which probably more acceptable for this segment\u2019s purchaser). To those who have bought the Grasilis or Ludwigia, not to panic. Sometimes, reception during launch doesn\u2019t reflect the subsales market. Desa Parkcity\u2019s Zenia garden deck concept is the classic example (many opt for more standard units in Zenia than garden deck units) when the garden deck units did much better in secondary market.\n\nSales Charts at at February 2013\n\n\n\n\nCharms of Nusantara Island (Link Villa, SMD and Bungalow)\n\n\n\n\nLinked Villa \u2013 Samaya\n (30 units) \u2013 26ft x 85ft, BU 3039 to 3071sf\n\n\nFacade:\n\nLinked Villa \u2013 Samaya\u2019s facade is like a typical balinese home which it is pretty common since balinese architectural design no longer new to Malaysian. However, it is a very safe design as there are still many balinese fans out there. The architect has added in a bit of SMD component in its facade by having shared frontage (roof) carporch area by two units. The facade at the back is not shown in any brochure (and no scaled model available), so it is hard to visualise the final product.\n\n\n\n\nLayout:\n\n4 bedrooms, 1 utility room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area. Standard but very practical layout with 4 bedrooms.\n\n\n\n\nFootprint:\n\n51\u201910\u201d x 26\u2019. It is much longer than SMD Lepironia Garden but it is shorter than Lui Li Garden\u2019s You Mei type. The build-up of 3ksf is just about right. With its conventional rectangular layout in most of the areas, the end product is expected to be felt as a very spacious island linked villa.\n\nStaircase Location: It is located at side which doesn\u2019t have the problem like some of the layout abovementioned.\n\n\nLiving Hall: \n\nIt is at the back of the unit which facing the rear garden.\n\n\nSite Plan:\n\nSamaya located near to Hammock Clubhouse and the entrance of the island. Based on the site plan, one can see the linked villas are at the land that near to the narrowest waterway surrounding the island while most the wide lake views are meant for bungalow (of course).\n\n\nOverall, it has nothing much to talk about as it is very standard unit that one can find in most of the balinese development. It is 10ft shorter than Lui Garden Link Villa but priced with a premium due to the advantage of being part of the island. Although it is RM200k expensive than You Mei, it is only RM100k+ higher than Huan Xi. It is clearly better choice compares to Huan Xi.\n\n\nSMD \u2013 Legian\n (14 units) \u2013 41ft x 85ft, BU 3342sf;\n Nusaduo \n(20 units) \u2013 41ft x 85ft, BU 3220sf\n\n\nFacade:\n\n\nLegian and Nusaduo \u2013 It is one of the closest Balinese style architectural design that i can see in Malaysia\u2019s residential development. Both are pretty similar and i can see many fans of it during launch.\n\n\n\n\nLayout:\n\nLegian & Nusadua: 4 Bedrooms, 1 Utility Room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area.\n\n\n\n\n\n\nGround Floor\n\nBoth types\u2019 living hall are at the back which facing the garden cum waterway/lake view. Nusadua has an edge of being felt more like a bungalow when its unit is only half linked to the neighbour\u2019s unit. The long foyer from the entrance to living hall of Legian type is not helping to create space for this SMD.\n\n\n1st Floor\n \u2013 Very standard layout. Legian\u2019s master bedroom has a long wardrobe area in front of the bathroon. Surely, this layout is not everyone\u2019s cup of tea.\n\n\nFootprint: Legian \u2013 45\u20191\u201d x 29\u20197\u201d and Nusadua \u2013 46\u20195\u201d x 29\u20197\u201d. Again, one would expect it to be longer than 50\u2019 especially if one compares it with the Linked Villa are offering.\n\n\nSite Plan:\n\n\nThe best SMD in this island is clearly the one facing the wide lake view i.e. SD 61 \u2013 64. The rest of the units are mainly having a view of narrow waterway surrounding the island.\n\n\nBungalow \u2013 Gianyar\n (6 units) \u2013 59ft x 85ft, BU 3893sf;\n Sanur \n(5 units) \u2013 65ft x 85ft, BU 4297sf\n\n\n\n\n\n\n\n\nFacade: \n\nBalinese design with U shape layout. If one travels enough in bali or balinese theme resort, then it may be considered as standard Balinese home. Nothing much to shout about.\n\n\nLayout:\n\n\n\n\n\n\nGlanyar: 4 Bedrooms, 1 Utility Room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area.\n\nSanur: 5 Bedrooms, 1 Utility Room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area.\n\n\nGround Floor:\n\nBoth types have the same ground floor layout. The brochure shows the lap pool at the back of the house but the specification didn\u2019t mention about it. So likely that it is not included.\n\n1st Floor \u2013 Although Sanur has the advantage of having five bedrooms compares to Glanyar, three of the four bedrooms at the first floor are rather small. Having said that, Sanur has a smaller family hall but it comes with a small pool area (more like a Jacuzzi area). Four or Five room? It is your choice.\n\n\nFootprint & Built-Up:\n\nBoth types \u2013 52\u20196\u201d x 34\u20199\u201d. Nothing to complain enough given its land size. Well, as a bungalow\n\ni believe many are expecting more than 5k sf or it could be i am just too greedy (:P).\n\n\nSite Plan: \n\nNot surprisingly, the bungalows are having the best lake view, however, obviously this island doesn\u2019t come with the best wide lake view compares to other islands. There are only about 5 units were up for sale during the ballot day and the rest of the units were internally booked by SP Setia bosses.\n\n\nConclusion\n\n\nAs usual, developer will keep the jewels in the last to accomodate its pricing strategies. After the \u201csecond half\u201d of the Lui Li Garden Parcel A2, the next launch for the island is expected to be the Sanctuary of Western and Eastern Heritage. Again, the island\u2019s bungalows and SMD will be sold out in no time as i think many rich investors would treat it as the \u201cstamp collection\u201d who are less sensitive to the pricing.\n\n\nAlthough the developer mentioned that SEG will take six years to complete, by observing the pace of launching and the number of parcels (yet to be launched) it is unlikely to archieve this target. It may take at least 10 years to complete the entire Setia Eco Glades projects.\n\n\n____________________________________\n\n\nLatest Sales Chart \u2013 2nd Half of Parcel A2 Opened for Sales (as at 16Jul 13)\n\n\nAlmost sold out\n\nNote: Photo \u2013 Credit to Yunelesca from Lowyat.net\n\n\n\n\nSales of Linked Villa Parcel A2 as of 9 Dec 2013\n\n\n\nThanks to Tower\u2019s update!\n\n\nIf you missed the first part of Setia Eco Glades, you can find it via the link below: \nhttps://propcafe.net/setia-eco-glades-cyberjaya/\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/setia-eco-glades-cyberjaya/", "title": "PROPCAFE Review : Setia Eco Glades @ Cyberjaya By SP Setia  (English/\u4e2d\u6587)", "body": "\n\nSetia Eco Glades\n, a waterfront revolution project by SP Setia (70:30 JV with Setia Haruman), is one of the most unique developments in Malaysia. It sits on 268 acres land, of which 80 acres will be set aside for the lakes and green spaces.\n\n\nSetia Eco Glades\uff0c\u4e00\u4e2a\u4eba\u6027\u5316\u7684\u72ec\u7279\u6e56\u6cca\u5c9b\u5c7f\u73af\u7ed5\u5f0f\u666f\u82d1\u3002\n\n\n\n\n\n\nSetia Eco Glades\n\n\u4e00\u4e2a\u5750\u843d\u4e8e\u65e0\u70df\u7684\u57ce\u5e02,\n\n\u4e00\u4e2a\u751f\u6001\u56ed\u5f0f\u7684\u5bb6\u56ed,\n\n\u4e00\u4e2a\u878d\u5165\u6587\u5316\u9057\u4ea7\u8bbe\u8ba1\u7684\u5c45\u6240,\n\n\u4e00\u4e2a\u72ec\u7279\u5c9b\u5c7f\u548c\u6d77\u6ee9\u6982\u5ff5\u7684\u73af\u5883,\n\n\u4e00\u4e2a\u96c6\u5408\u827a\u672f\u55b7\u6cc9\u4e0e\u81ea\u7136\u548c\u8c10\u7684\u56ed\u6797\u4f4f\u5b85,\n\nSetia Eco Glades\uff0c\u7ed9\u60a8\u7684\u662f\u4e00\u4e2a\u7eff\u610f\u6bc5\u7136\u7684\u73af\u5883\u3002\u3002\n\n\n\n\n\u66fe\u51e0\u4f55\u65f6\uff0c\u8fd9\u4e00\u5207\u4e00\u5207\uff0c\u4eff\u4f5b\u53ea\u98d8\u8361\u4e8e\u6bcf\u4e2a\u4eba\u7684\u68a6\u5883\n\n\u5b9e\u8fbe\u751f\u6001\u56ed\u6797\u7684\u51fa\u73b0\uff0c\u5524\u9192\u4e86\u8bb8\u8bb8\u591a\u591a\u6c89\u7761\u7684\u8ffd\u68a6\u8005\n\n\u5b9e\u8fbe\u751f\u6001\u56ed\u6797\u7684\u5883\u610f\uff0c\u4e5f\u5706\u4e86\u597d\u591a\u597d\u591a\u5bb6\u5ead\u7684\u7406\u60f3\u56ed\u68a6\u3002\u3002\u3002\n\nSetia Eco Glades\uff0c \u4e00\u4e2a\u5929\u4eba\u5408\u4e00\u7684\u5883\u754c\u3002\n\n\nOverall Development\n\n\nSetia Eco Glades is an eco-consciousness development which inspired by cultural diversity and perfected by nature and technology. It consists of a collection of thematically eight different islands and two gardens, namely Isle of Botanica, Charm of Nusantara, Glades of Westlake, Jewels of Grasmere, Isle of Kamares, Isle of Fantasia, Santuary of Western Heritage, Lui Li Gardens, Lepironia Gardens. Three parcels which planned for condominium (high and low rise) are now tentatively being named as Reef of The Tropics (I, II, III).\n\n\n\n\nSetia Eco Glades \u56ed\u6797\u8ba1\u5212\uff0c\u5c06\u53d1\u5c55\u516b\u4e2a\u5c9b\u5c7f\u6982\u5ff5\u548c\u4e24\u4e2a\u4ee5\u516c\u56ed\u4e3a\u4e3b\u9898\u7684\u5bb6\u56ed\u3002\u6b64\u5916\uff0c\u672a\u6765\u4e5f\u4f1a\u552e\u5356\u4e09\u4e2a\u4e0d\u540c\u6982\u5ff5\u7684\u516c\u5bd3\u3002\u8fd9\u6982\u62ec\u4e86920\u4e2a\u56f4\u7bf1\u5f0f\u8d85\u7ea7\u6392\u5c4b\uff0c\u534a\u72ec\u7acb\uff0c\u72ec\u7acb\u5f0f\u6d0b\u623f\u548c\u5927\u7ea61500\u4e2a\u516c\u5bd3\u5355\u4f4d\u3002\u5728Setia Eco Glades\u91cc\uff0c\u53d1\u5c55\u5546\u4e5f\u5c06\u5efa\u7b51\u4e00\u5ea7\u793e\u533a\u5546\u573a\u3002\u8fd9\u5c06\u523a\u6fc0\u5546\u4e1a\u5a31\u4e50\u6d3b\u52a8\uff0c\u4e5f\u5c06\u8fdb\u4e00\u6b65\u63d0\u9ad8Setia Eco Glades\u7684\u623f\u4ea7\u4ef7\u503c\u3002\n\n\nSetia Eco Glades \u571f\u5730\u9762\u79ef\u8fbe268\u82f1\u4ea9\uff0c\u662f\u4e00\u4e2a\u9c7c\u866b\u805a\u96c6\uff0c\u5947\u82b1\u5f02\u6811\u7684\u6cbc\u6cfd\u6797\u3002\u90e8\u5206\u9762\u79ef\u4e5f\u6982\u62ec\u4e86\u6a61\u80f6\u6811\u548c\u68d5\u6988\u56ed\u3002\u6700\u96be\u80fd\u53ef\u8d35\u7684\uff0cSetia Eco Glades \u6bd7\u90bb\u4e8e\u8d5b\u57ce\u6e56\u6ee8\u516c\u56ed\u3002\u8fd9\u610f\u5473\u7740\u672a\u6765\u7684\u56ed\u6797\u5c45\u6c11\uff0c\u9664\u4e86\u80fd\u4eab\u53d7\u60a0\u7136\u9752\u8471\u7684\u8349\u539f\u4e0e\u516b\u79cd\u827a\u672f\u55b7\u6cc9\uff0c\u66f4\u6709\u591a\u4e2a\u5c0f\u516c\u56ed\u7684\u8bbe\u8ba1\u548c\u4e94\u6240\u540a\u5e8a\u4e3b\u9898\u4ff1\u4e50\u90e8\uff0c\u72b9\u5982\u8eab\u4e8e\u5ea6\u5047\u98ce\u60c5\uff0c\u60a0\u60a0\u81ea\u7136\u3002\n\n\n\n\nSetia Eco Glades offers a total of 2,400 residential units which 920 units are for link villas, semi-dees and bungalows and the rest is caters for high-rise and low-rise condominiums at a later stage. There is a proposed commercial which is located beside Reef of the Tropics III. The whole development is expected to complete in six years time.\n\n\n\n\n\n\n\n\nConservation\n\n\n\u5728\u5b9e\u8fbe\u7528\u5fc3\u94bb\u7814\u4e0b\uff0c\u539f\u6709\u7684\u4e03\u767e\u591a\u79cd\u690d\u7269\uff08\u4e00\u5343\u4e09\u767e\u68f5\u6811\uff09\u5c06\u4f1a\u88ab\u4fdd\u5b58\u3002\u5404\u79cd\u9e1f\u7c7b\uff0c\u8774\u8776\uff0c\u873b\u8713\u4e5f\u5728\u56fd\u5185\u5916\u4e13\u4eba\u7684\u534f\u52a9\u4e0b\u5f97\u4ee5\u4fdd\u7559\u5728\u672a\u6765\u7684SEG\u7eff\u610f\u56ed\u6797\u4e2d\u3002\u8fd9\u4e0e\u81ea\u7136\u548c\u8c10\u5e76\u5b58\u7684\u7cbe\u795e\u4e0e\u70ed\u8bda\u662f\u503c\u5f97\u5609\u8bb8\u7684\u3002\n\n\nThe site is a previous rubber and palm oil estate and it also a home to an abundance of flora and fauna. SP Setia was team up with Forest Research Institute Malaysia (FRIM), Malaysia Nature Society (MNS) and Zoo Negara to safeguard the local wildliffe for re-introduction and re-transplantation (by Big John Tree Transplater) works in the future Setia Eco Glades.\n\n\n\u201cOver 40 pieces of trees and seedings have been identified for transplantation at the parks and recreation space, clubhouses, sales office, and the Bund. 72 bird species and 27 fish species have been tagged for migration, while nectar plants have also been planted to provide a rich food source for the 8 pieces of butterflies slated for re-introduction to the landscape. Other food plants will also be located all over the township to attract and support the migration of new wildlife species.\u201d \u2013 SP Setia\n\n\nThis conservation and preservation program is to ensure the continuation of eco-system (which costs SP Setia RM2mil). The comprehensiveness of the study and work plans are clearly way ahead for many so called \u201cEco\u201d developments in Klang Valley.\n\n\n\n\n\n\n\n\n\n\nGreen Features\n\n\nSetia Eco Glades follows Green Building Certification requirements. All homes are given Rainwater Harvesting and LED lighting, and BiPV Solar Panel. The solar panel, which already promoted and installed by SP Setia in the project like Setia Eco-Park homes, can be used to store solar energy and re-sell electrical power to Tenaga (see photo below). The developer is also aim to be certified by Singapore\u2019s Building and Construction Authority\u2019s Green Mark.\n\n\nSetia Eco Glades\u662f\u4e00\u4e2a\u7eff\u8272\u5efa\u7b51\u6307\u6570\u8ba4\u8bc1\u7684\u53d1\u5c55\u8ba1\u5212\u3002\u9664\u4e86\u5927\u84dd\u56fe\u73af\u5883\u4fdd\u62a4\u89c4\u5212\uff0c\u6bcf\u6240\u623f\u5b50\u90fd\u6709\u7efc\u5408\u5149\u4f0f\u592a\u9633\u80fd\u7535\u6c60\u677f\uff08\u80fd\u6e90\u56de\u552e\u7ed9\u7535\u80fd\u516c\u53f8\uff09\u548c\u96e8\u6c34\u91c7\u96c6\u7cfb\u7edf\u3002\n\n\n\n\nSecurity\n\n\nAdopting the Strata Gated & Guarded concept; each two parcels are protected and controlled with a single entry and exit point via a main guard house with integrated perimeter fencing; fibre optic CCTV and house alarm linked to Central Monitoring System (CMS)\n\n\nAccording to SP Setia, the whole development will take about six years to complete. Within the development,\n\n\nConcept \u2013 Homes at Eight Islands and Two Gardens\n\n\n\n\n\n\n\u201cEach Island is a distillation of an exotic location, each park and garden a loving remembrance of countries visited and experiences lived\u201d \u2013 SP Setia\n\n\n1. Charm of Nusantara \u2013 Balinese Style Architecture\n\n\nThe Balinese lifestyle revolves around an open verandah surrounded by lush greenery. To mimic Bali\u2019s mesmerising landscape and signature island atmosphere, waterspouts are placed around swimming pools and ponds, while plants like palms, lotus lilies and jasmine flourish, perfectly evocative of balmy island nights. The result is a dreamy, idylic island paradise where shades of blue serenity and hues of green tranquility pop amidst a backdrop of white sands. \u2013 SP Setia\n\n\n\n\n\n\n2. Sanctuary of Western Heritage \u2013 Late Renaissance/ Early Colonial Aesthetics Architecture\n\n\nThis island boasts of impressive and ornate architecture derived from the romantic colonial era of the English, Dutch, French and Spanish, with a modern twist that grounds the enclave in the 21st century. Doors and windows are tall and narrow, arched with derative pediments, while cornice crowns and colums are large and intricate, adding distinctive character to these homes. Red tiled roofs, double-hung windorws, french balconies and attics complete the classical look of this enclave, while maincured lawns and organised plantings add harmony to the indoors and out. \u2013 SP Setia\n\n\n\n\n\n\n\n\n\n\n3.Santuary of Eastern Heritage \u2013 Peranakan Style Architecture\n\n\nA showcase of oriental cultures and striking landscapes, this island enclave is inspired by the colourful expression and ornate adornments of Peranakan architecture. Terraced buildings with internal courtyards are enriched with decorative facades and historical ornaments like wrought iron staircases and heritage-pattern floor tiles.. \u2013 SP Setia\n\n\n\n\n\n\n\n\nWithin the sactuary of Eastern and Western Heirtage, heritage gardens are included into the island (see pic below). This garden is a deidication that consists of sculptures and fountains celebrating Malaysian history and legacy, all standing amidst rubber trees. Other shrubs and trees native to the original site were also transplanted to the Heritage Gardens to enhance the look and feel of this communal area, and creative illumination will add another layer of depth, bringing this ode to history to glorious life. \u2013 SP Setia.\n\n\n\n\n4. Jewels of Grasmere \u2013 English Countryside Architecture\n\n\nCozy stone cottages with shuttered windows are quintessentially rustic dwellings, and low stone walls add to the simple allure of this storybook neighbourhood. Paths meander around homes, parks, perglas and gazebos, where the wanderer can take in the classic charm of the classic English gardens. \u2013 SP Setia\n\n\n\n\n\n\n\n\n\n\n\n\n5. Glades of Westlake \u2013 China Xi Hu (HangZhou) Architecture\n\n\nA tranquil composition, this enclave\u2019s design reflects Oriental philosophies peppered with pavilions, courtyards, rock formations, and water. Bridges are gracefully over calm waters, where Lotus flowers bloom pink and white, Koi fish dart around in peaceful play, and rock formations rise from the surface like mythical creatures. \u2013 SP Setia\n\n\n\n\n\n\n\n\n\n\n\n\n6. Isle of Kamares \u2013 Mediterranean and Grecian Styles Architecture\n\n\nBlue is widely used in the architecture of this Greek-inspired island, a callback to the cerulean waters of the Mediterraneath Sea. Domed rooftops and doorways are clad in a blue that pops against the off-whites and creams that are used for exteriors. These homes come complete with courtyards and verandas for airy outdoor entertaining. Further Greecian influences like stone, marble, limestone, Byzantine tiles, and Cypress are widely used. This modern-rustic ambience is softtened by the soothing sound of fountains and the grace of Cypress trees, delicate flowering shrubs, and exuberant boungainvillea. \u2013 SP Setia\n\n\n\n\n\n\n\n\n7. Isle of Botanica\n\n\nParks and gardens are outdoor galleries of natural beauty, displaying a wide range of trees and shrubs, all labeled with botanical names. An adventure in escapism, these leafy pockets of green are the residents\u2019 retreat from the heat and stress of the city. \u2013 SP Setia\n\n\n\n\n8. Isle of Fantasia \u2013 Mixed Futuristic Architecture\n\n\nThis island combines interesting architecture with practical creativity; an exercise in luxury, lifestyle and sustainability. Designed to be completely energy-independent, homes combine lines, curves and green in an ultra-urban fashion, where funnel like entryways and overhead ceiling-suspended recessed-lighting catch the eye. Yucca and palm trees are effectively used to create height, while cascades and fountains are also used to produce complex effects. Creative illumination enhances the sculptural quality of the design, creating an avant-garde neighbourhood destined to turn heads and inspire conversations. \u2013 SP Setia\n\n\n\n\n\n\n9. Liu Li Garden\n\n\nThis is a non-island parcel and the only linked villa parcel in Setia Eco Glades\n\nThe Lui Li Gardens blends lush green foliage with these captivatingly beautiful creations that will be incorporated in fountains, water features and street lights all over this crystal garden. A defined route leads visitors past gazebos, a playfround, and central water feature, to the Lui Li sculptures, each a hand-sculpted and hand-fired work of art. \u2013 SP Setia\n\n\n\n\n\u201cLui Li is the name of for artistic coloured glassware name with an ancient Chinese technique founded to the 11th century B.C., and was confined for the exclusive use of the Imperial family.\u201d\n\n\n\n\n\n\n\n\nIn addition to the garden of Lui Li and Lepironia in respective parcel, there are also Orchard Gardens to be embeded at the border of these two parcels.\n\n\nA 40\u2019 belt of calming serenity, the Orchard Garden is populated by fruit trees like banana, papaya and ciku that also double as a sound barrier, cloaking Setia Eco Glades in the harmonies of natures. Gazebos and benches are scattered about for residents to sit down and take in the lush landscape. Tables and chairs are also placed in the Orchard Garden for residents to enjoy the abundant bounty of sweet fruits. \u2013 SP Setia\n\n\n\n\n\n\n10. Lepironia Garden\n\n\nThis is another non-island parcel and the only Semi-D parcel in Setia Ecoglades\n\nNamed after a water plant native to the site, the Lepironia is a slender reed that can prevent erosion by stabilising the base of the ponds. It is also absorbs tixins and heavy metals in the water, thus purifying it, and provides crucial shelter for small birds as well as fish. \u2013 SP Setia\n\n\nThe Lepironia Gardens in the parcel will be created in this parcel to enhance the sense of peace, calm and tranquility in Setia Eco Glades. \u2013 SP Setia\n\n\n\n\n11. Reef of the Tropics\n\n\n\n\nLake View\n\n\nWhile i was in the sales office, i overheard many investors or visitors are doubtful about the island concept especially the waterway surrounding the islands. Some even said it could end up as a big \u201clongkang\u201d and \u201ckopi\u201d lake. According to the developer, they admitted their mistakes in term of the execution method for the \u201ckopi\u201d lakes at Setia Eco Park (SEP) and promised that a different approaches and methods will be applied in Setia Eco Glades.\n\n\nSP Setia seems to be very meticulous to conceptualise this waterfront development. The developer, in fact, showed me the research works and their visits to many waterfront environments in other parts of the world (with the measure of the width of waterway etc) like Moscow, St. Petersburg, Singapore, Local Garden, SEP projects etc. It allowed potential investors to have some actual visualisation of the future lake and waterway scenes at Setia Eco Glades. You just need to give this to SP Setia.Thumbs up! See photo below. The following plan on the waterway is as below:\n\n\n\n\nTo actually visualise the lake view, one can refer to the actual site photos in other waterfront environment below which indicated similar witdh of the lake view in Setia Eco Glades above.\n\n\n\n\n\n\n\n\nThe Fountains\n\n\nThe eight difference fountains located throughout Setia Eco Glades are a tribute to the fluidity and necessity of water in everyday life. Symbolic of prosperity and wealth, the fountains are also a source of restful relaxation that can be the focal point of repose, or a comforting presence in the background. These hyrical, sentimental tributes to serenity and humanity are poised to enrich the everyday lives of residents in Setia Eco Glades \u2013 SP Setia\n\n\n\n\n\n\n\n\n\n\n\n\nHammock Clubhouse\n\n\nHealthy and wholesome, each Hammock Club is shared between two island-enclaves, and will house facilities like a swimming pool, gym, half basketball club, as well as social spaces designed to encourage conversations. Eponymous hammocks are also strung around the clubhouse, adding to the resort ambience. Each unique in atmosphere and function, these smaller and more intimate clubhouses conform to the eco-friendly and urban way of life as espoused by Setia Eco Glades. \u2013 SP Setia\n\n\n\n\n\nTotal of five Hammock Clubhouses are in the masterplan of Setia Eco Glades:\n\n1. Lui Li Garden\n\n2. Lepironia Garden\n\n3. Charm of Nusantara & Santuary of Western & Eastern Heritage \u2013 Shared\n\n4. Isle Kamares & Jewels of Grasmere \u2013 Shared\n\n5. Glades of Westlake & Isle of Botanica & Isle of Fantasia \u2013 Shared\n\n\nThe Bund\n\n\nMost of the native tree and plant species harvested under SEG\u2019s conservation program will be transplanted on The Bund to create a lush green belt that fringes the cool blue water. This family recreation area also has a meandering pathway and jogging track shadowed by leafy trees, making it an idea spot for a leisurely evening stroll or an early morning run. \u2013 SP Setia\n\n\n\n\n\n\n\n\n\n\n\u201cThe Bund is envisioned as a warm embrace, a strip of tropical greenery and modern boulevard that hugs the water\u2019s edge. The green platform was designed to rise 15 meters above the water level, commanding a spectacular view of 300 acres wetlands that is the only Green Reserve in Cyberjaya. This higher vantage point perfectly captures the peace and serenity that encompassess Setia Eco Glades.\u201d \u2013 SP Setia\n\n\n\n\nThemed bridges\n\n\nSP Setia will come out the themed bridges to serve residents as the linkages of mainland and islands. The thoughtful design of the bridges will make more flavour to this unique Setia Eco Glades homes.\n\n\n\n\nInterchange to Lingkaran Putrajaya\n\n\nThe developer already obtained the approval to build a RM35mil interchange from Setia Eco Glades to Lingkaran Putrajaya which technically will reduce half of the current distance from the site to MEX highway. This will reduce the travel time significantly for Cyberjaya CBD residents who currently need to go through a big round to get into Lingkaran Putrajaya before link up to MEX highway (to KL). The bad point is, this interchange will be the key access for majority of the Cyberjaya CBD residents i.e. increase the traffic of inner road in Setia Eco Glades. Personally, i am indifferent. For example, the sucess of Desa ParkCity is clearly due to the publicity and accessible to its common areas (Lakes and Park). You need more peoples to appreciate and like the environment to spread the good words. The value of the development will then escalate with a strong interest from public to own a piece of masterpiece there. I came across a nice development but the public access to the park and lakes are prohibited which of course is not as popular as other developments. That development called Gita Bayu. Surely, the price there has been increased over years but it could have been performed even better if more peoples can experience the environment and know more about it . So, sometimes it is not necessary a bad thing to have higher traffic in a nice environment and it may work better for the project like Setia Eco Glades. Most importantly, the execution need to be good to impress the by passer and visitors.\n\n\n\n\nThe highest point of the interchange will be at the back of the row within Lui Garden that is backing the lingkaran Putrajaya.\n\n\nLandscape and Architect\n\n\nAlthough sales personnel mentioned that the landscape will be handled by SP Setia internal team, Mace Studio seems to be the one that designed the landscape master plan for them. See http://www.macestudio.com.sg/work. According to the developer, minimum 16ft of land will be allocated at both side of the main inner roads (see photo below) to allow more trees and wider cycling path at Setia Eco Glades\u2019 common area and environment.\n\n\n\n\nArchitectural design of Lui Li Garden was managed by Ong and Ong from Singapore.\n\n\nCyberjaya Lake Garden Beautifying Project\n\n\nThere was a plan to beautify the Setia Eco Glades\u2019 neighbor \u2013 Cyberjaya Lake Garden with a budget of RM20mil. According to my source, on top of the standard beautifying works, some camping facilities and \u201cWind Tunnel (the design of trees plantation method and arrangement)\u201d will be included in the Cyberjaya Lake Garden to generate a windy environment for both sites. The lakes at Setia Eco Glades and Cyberjaya Lake Garden will then be joined to allow wider space for residential boating activities. Unfortunately, the plan was scrapped after few rounds of lengthy discussion with Sepang Council due to some technical and security issues. Based on sales person\u2019s feedback, the management has decided to use this budget to further enhance the master plan of landscape and infrastructure.\n\n\nHow is Setia Eco Glades stands in Cyberjaya landed properties?\n\n\nFirst of all, one should check out the masterplan of Cyberjaya to understand the scarcity of landed properties in Cyberjaya (see the photo below). It can be easily counted by 10 fingers. From the masterplan, one can realise that the remaining lands are mostly for \u201centerprise (i.e. commercial offices). With the limited choices of landed project in Cyberjaya, and if one like (to invest or ownstay) landed properties, in fact there are not many choices (in term of project).\n\n\n\n\nLanded property development in Cyberjaya: Garden Residence, Symphony Hills, Sejati Residence, Mirage of the Lake (limited), Lakefront Residence (limited), Perdana East & West, SummerGlades. Nadayu\u2019s Project (likely to be landed). There is another one in the pipeline (which is more affordable), Propcafe will announce it here once it is firmed up.\n\nSetia Eco Glades has the largest land size compared to the rest of the landed property developments in Cyberjaya. The research efforts and preparation on this Setia Eco Glades which explained in the first section showed SP Setia is not just to build houses but \u201chumanised\u201d homes with eco, lake and island-living. Malaysian have been living \u201cinside the house\u201d too long, many have been looking for not just a house itself but a place and most importantly the environment that can blend with the house to call it as a HOME.\n\n\n\u201cI can still remember vividly waking up to birds chirping, the sweet scent of wild\u00ac flowers and refreshing sight of dew on the grass at the place where I lived as a little girl \u2026 tree branches heavy with fruit, the brook teeming with small shes and meandering by a bamboo grove, the tiny tadpoles in puddles of water after the rain, the sound of crickets at night, All these memories of nature are coming back to me now \u2026 it\u2019s a wonderful feeling and I just can\u2019t wait to move in three years\u2019 time!\u201d\n \u2013 Zara , a knowledge worker and one of the purchasers of Setia Eco Glades (extracted from MalayMail).\n\n\n\u201cIf you are looking for a twin brother of Desa Parkcity, Setia Eco Glades is definitely the closest you can get in term of its environment and concept. If SP Setia can execute it nicely, in fact, it can be even better than Desa Parkcity! You can\u2019t get a link villa with this sort of footprint (26x95ft) in Desa Parkcity, not to say the price is 50% cheaper.\u201d\n \u2013 Setia Eco Glades Purchaser, who currently staying at Desa Parkcity with an intention to move over to SEG.\n\n\nOther advantages of SEG compares to other landed development in Cyberjaya.\n\n\u2013 Setia Eco Glades is sitting at the northwest of Cyberjaya (see below) which is nearest to the MEX highway, after the completion of the interchange, compare to the other landed developments.\n\n\n\u2013 It is located besides a big Lake Garden which blend with the ideology of green and eco system well. The residents can enjoy both SEG unique lake cum island living and the Lake Garden\u2019s greenery environment.\n\n\n\u2013 Setia Eco Glades is the only landed development that will be integrated with a proper commercial/community mall component.\n\n\n\u2013 Setia Eco Glades is going to develop by the largest developer in Malaysia.\n\n\n\u2013 Setia Eco Glades is giving 36mths defect liability periods compares to the rest which are expected to be 2 years.\n\n\n\u2013 Setia Eco Glades provides biggest footprint of 26x95ft for the linkhouses in Cyberjaya and yet, priced it at similar price band with other projects.\n\n\n\u2013 Setia Eco Glades development is surely more unique than other landed developments in Cyberjaya\n\n\n\u2013 Chinese school will be built at Lakefront development which is technically opposite Setia Eco Glades\n\n\n\u2013 Near to medical center. A plot land which opposite from SEG (beside Lakefront residence) has been designated for Health Care Medical Center.\n\n\n\u2013 Setia Eco Glades are near to CBD and all amenities in Cyberjaya and yet, it is at the secluded end of Cyberjaya.\n\n\n\u2013 Sstia Eco Glades is very near to a new access, a toll-free exit to Puchong.\n\n\nDisadvantages of SEG compares to other landed development in Cyberjaya\n\n\u2013 SEG is a bit far from Cyberjaya ERL station compares to the development like Garden residence.\n\n\n\u2013 There is a new Mosque which is not too far away (after the Lake Garden, Sepang Council, and Royal Uni of Islam).\n\nHowever, the new Green mosque is really \u201ccanggih\u201d and modern! I personally quite like its architectural design and concept (see video below)\n\n\n\n\nConclusion\n\n\nCyberjaya is getting even more momentum recently especially after the ground breaking of SRJK (C) Union school and the announcement of Cyberjaya City Center project. This Setia Eco Glades blog doesn\u2019t talk about Cyberjaya at all (in term of its location, infrastructure, transportation, popularity etc) as it has already been discussed extensively in the previous blog: Cyberjaya @ Love It or Hate it. \nhttps://www.propcafe.net/cyberjaya-love-it-or-hate-it/\n\n\nIt is worth to highlight again that there are only limited landed property developments in Cyberjaya according to its master plan. So, if one intends to buy landed property in Cyberjaya, it seems like Setia Eco Glades is one of the best bets if one study thoroughly its location, size of development, developer reputation, timing (commercial/maturity of the city), concept, pricing and buyer profiles.\n\n\nBecause of its unique concept and the abovementioned, this project has higher chance to lure more own-stay purchaser compared to the other landed property projects in Cyberjaya. The generous land size of 26\u00d795 in Linked Villa is considered very rare (couldn\u2019t remember any terrace house offered this land size in the market over last few years) and not to mention it is only at sub RM1mil mark. Apparently, there is no other development that offered similar product, concept and pricing in Klang Valley. I believe in few years time, when peoples talk about Cyberjaya residential development, they will start with \nSETIA ECO GLADES\n, the potential twins of Desa Parkcity.\n\n\nNote: To know more about the individual parcel and pricing which have been launched, please continue to read our Setia Eco Glades Part II: \nhttps://www.propcafe.net/setia-eco-glades-cyberjaya-part-ii/\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/setia-eco-glades-island-series-sanctuary-western-eastern-heritage-sp-setia/", "title": "PROPCAFE Review : Setia Eco Glades Island Series \u2013 Sanctuary of Western and Eastern Heritage @ Cyberjaya by SP Setia", "body": "\n\n\n\n\n\nAlmost after a year since the first phase\u2019s launch, SP Setia is now launching another phase of its Setia Eco Glades project in Cyberjaya.  Previous launch of its island\u2019s units called Charms of Nusantara was fully sold out due to its limited units. This round, SP Setia introduces another island called Sanctuary of Western & Eastern Heritage.\n\n\nThe island is basically split into two parcels. The Western Heritage features a total of 51 unit of Linked Villa whilst Eastern Heritage contains of 8 Bungalows and 24 SMD units.Iin total, only 83 units for sale this time.However, based on my casual talks to SP Setia sale person, only 5 bungalows will be available for sale which is similar to the previous phase. It was snapped up with no time during previous ballot session.\n\n\nClubhouse\n\n\n\n\nPrevious theme was Balinese. What about this round?\n\n\nSanctuary of Western Heritage \u2013 Concept\n\n\n\n\n\n\nFa\u00e7ade & Layout\n\n\n\u201cOh my god!\u201d. That\u2019s the first impression when everyone sees the scaled model and architectural design. Seriously, in the first glance, I am sure majority of local will not appreciate it, including me. However, if you look thoroughly and combines with its concept and theme, it is in fact not hard to accept it. Most importantly, there is a CHARACTER there! Since there are not many units in the island, it will not be as horrible as people\u2019s first thought. The concept above may also works well with its park and fountain\u2019s concept. I think Malaysian still prefer modern, glassy, and boxy type of fa\u00e7ade which I think 9 out 10 launches offer the same things nowadays. At least, SP Setia is daring enough to test the market and I guess it will be well accepted especially due to its island concept. Having said that, I leave it to individual and surely everyone has his or her own taste. This facade is surely very controversial! Ha.\n\n\nLayout\u2026. Emmm. Seems like SP Setia didn\u2019t really hear the feedback from the first phase owners. The ownstayer wants a guest room at the ground floor! It is still missing from the layout. There are two different types and layouts. First one is Heeran (only 12 units), the dinning and living is located the back to fully appreciate the waterway view (I won\u2019t say it is lake view as there is simply no wide lake view). Second type is called Stafford (39 units). This layout splits the living and dinning which is front and back respectively. So it is really depends on your own preference. Both types comes with courtyard (opps not many local appreciate it again!) and likely with a very dark entrance due to the covered car porch design. One of the things that improved in this phase is the layout of the back of the units which comes with side and back sliding doors rather than like a normal linked houses. Also, this round, SP Setia provides an additional study room at the top. Good to see all rooms are en-suite but I won\u2019t say it is 2.5 storey linked villa, it is more like 2.25 storey. Land size is similar to Charms of Nusantara which comes with 26\u00d785 ft with the built up of more than 3000sf.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nMaster Layout and Site Plan\n\n\n\n\n\n\nOne can clearly see that most of the units are either west or east facing. It means the limited south-west facing units will be having an edge than others. These better units also are having a much wider view of waterway. Most of the units will be coming with waterway view at the back of the house except the row that located in the middle of the island. However, this row of house are giving extra  fountain and garden view which is called Secret Garden.\n\n\nPricing? During the preview, I was told it will be priced at sub RM1.39mil up (junction facing unit from rm1.37mil). Perhaps those who attended the launch can update us here. This price is about RM200k more than the previous launch \u2013 Charms of Nusantara.\n\n\nSanctuary of Eastern Heritage \u2013 Concept\n\n\n\n\n\n\n\n\nFa\u00e7ade and Layout\n \n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nAgain, what is in SP Setia\u2019s mind to offer this sort of Eastern Heritage fa\u00e7ade? Ha\u2026\u2026This one is hard to swallow but due to its limited units, I guess it will be sold. It is very localized design and some even said it is like haunted house in 80s. Lol. However, the rustic look of SMD Bastion looks more character than Bel Retiro. I am again have to stress that there are only 24 units of SMD and 8 bungalows, so these offering of \u201ccharacter\u201d should be \u201cOKAY KUA\u201d(feedback from one of my mates!). I am sure the talking point of this launch of SEG will be more on fa\u00e7ade than any other things. Lol.\n\n\nPretty standard SMD and Bungalow layout. Nothing much to talk about.\n\n\nMaster Layout and Site Plan\n\n\n\n\n\n\nMost of the units are west or east facing again, but the four bungalows that come with south orientation will be the first to snap up especially it comes with a much wider view of lake.\n\n\nPricing? SMD starts from RM2mil and Bungalow likely RM3 to 4mil up (not for sales. Likely taken internally).\n\n\nWhat\u2019s next?\n\n\nPersonally, I am more interested to see the Isle of Kamales and Jewels of Grasmere which likely to be the well accepted by Malaysian. Isle of fantasia will be too much to \u201cimagine\u201d and oppositely, Isle of Botanic will be too predictable (Botanic Lo ha). The other island called Glades of Westlake will be very CHINA which may not be the best choice for my generation (but I surely my dad will love it). \n\n\nSP Setia has been slow to launch its Setia Eco Glades products and progress on the previous mainland linked villa, SMD and Charms of Nusantara is pretty slow due to the massive ground work. Certain works are in progress which can be seen below (photo obtained from developer\u2019s website). There is still long way to go!\n\n\n\n\n\n\n\n\n\n\nSales Update as of 9 Dec 2013\n\n\n\n\n\nThanks to Tower\u2019s update!\n\n\nUpdated as at 19 Jan 14\n\n\n\n\n\n\nSee other Setia Eco Glades review here\n\n\n\nhttps://propcafe.net/setia-eco-glades-cyberjaya/\n\n\nhttps://propcafe.net/setia-eco-glades-cyberjaya-part-ii/\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/setia-eco-glades-site-visit/", "title": "PROPCAFE Peek : Setia Eco Glades @ Cyberjaya \u2013 Site Visit", "body": "\n\nSetia Eco Glades has been launched almost 1.5 years. Many have enquired PropCafe to provide an update to buyers. Some are looking forward to get keys for own stay and some are hoping its to be delayed so that LAD can be claimed. Lol. Only limited information provided by SPS\u2019s Setia Eco Glades Facebook page. We, therefore, update here the progress of the whole Setia Eco Glades.\n\n\nAs Lui Li Garden has less coverage in the forum like Lowyat, PropCafe started it with this Lui Li Gardens.\n\n\nDifferent contractors have been assigned to take care of different parcels. Here is the detail for Lui Garden. It stated to be completed by June 2015!\n\n\n\n\nHuan Xi \u2013 Staggered Units facing Lui Li Garden\n\n\n\n\n\n\nThe staircase issues mentioned in previous review.\n\n\n\n\n\n\n\n\nCommon Lui Li Garden, pretty wide and big green area.\n\n\n\n\n\n\nYou Mei\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThe pillars below means one of the four beams at courtyard can be taken out (since it is not there in the first place)?\n\n\n\n\n\n\nYou Mei side door and front sliding door\n\n\n\n\n\n\nLiving Hall\n\n\n\n\n\n\nCourtyard\n\n\n\n\n\n\nFrom Living to Courtyard to Dining to AV Room to Garden\u2026\u2026\n\n\n\n\n\n\nCorridor between courtyard and store room\n\n\n\n\nDry Kitchen\n\n\n\n\nAV Room\n\n\n\n\nMaster Bedroom\n\n\n\n\n\n\n\n\n\n\nMaster Bedroom Wardrobe Area\n\n\n\n\nStore Room \u2013 Wow the wiring!\n\n\n\n\nThe progress of SMD Mainland units \u2013 Lepironia Gardens is the most advance among all. Many units already painted nicely.\n\n\n\n\n\n\n\n\nGuardhouse of Lepironia Gardens\n\n\n\n\nClubhouse for Lepironia Gardens\n\n\n\n\n\n\n\n\n\n\n\n\nPool is a bit too small\n\n\n\n\nThe new mainland SMD (likely name will be changed) \u2013 Balinese Ever Green Fa\u00e7ade. This time, I guess, uncle and aunty will like it more! Lol.\n\n\n\n\n\n\n\n\n\n\n\n\nDoor \u2013 Actually I quite like this door and hope it will be using the same for all phases.\n\n\n\n\nThe \u201clongkang\u201d that separate Islands infront Lepironia Gardens. Hopefully, it will be nicer than what we could imagine from this state. WHen the show units are up for viewing, this really need to be fixed and beautified.\n\n\n\n\n\n\nThe inner road of Setia Eco Glades\n\n\n\n\n\n\nNusantara Island\n\n\n\n\n\n\n \n\n\nSo far, it seems like the progress is on track but the infrastructure set-up has long way to go. SPS previously mentioned that the show units will be opened in 3rd quarter this year and based on this progress, I think it will be a bit rush to make it. Not because of show unit readiness but the whole environment to be ready to impress the visitors. Overall, the quality of works look quite good. So, let\u2019s wait for the open house of its clubhouse and show units in near future! PropCafe signoff here. \n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/setia-ecohill-semenyih-sp-setia/", "title": "PROPCAFE Guest Review : Setia EcoHill @ Semenyih By SP Setia", "body": "\n\nPropCafe welcomes another property enthusiat Ms CMY to be our guest review on Setia EcoHill by SP Setia.\n\n\nSetia Ecohill\n\n\n\n\n\n\n\n\nThe long awaited Setia Ecohill terrace, semi-D and bungalow wait is finally over on 11 October 2013 when the registrant got a surprise sms message from the Setia Ecohill group as early as 6.46 am. Instead of usual stance of balloting, they adopted the first-come-first serve sales procedure with interested registrants only needs to provide RM20K cheque bearing name Setia Ecohill Sdn Bhd. Crowds congregated in as early as 7 am with the number breaching 401 out of 428 units offered for terrace by 10.30 am. By noon all terraces were sold out including 100 reserved purchasers for dropout units. The Setia Ecohill management has taken very good effort to keep the launching as discreetly as possible with most of their staff not even aware of the launch. We were told that even the food caterer was told to prepare food in very short notice.\n\n\nIn short, the launch of Setia Ecohill caught everyone by surprise. Anyway, the selling process was done in systematic and organized manner with barcode system implemented for electronic booking but we have to endure long wait for the staff for the processing part. The first day of purchase was restricted to booking and the second day was for unit selection. The restricted queue and booking area helps to prevent chaotic finger mapping or multiple units reservation by unscrupulous individual. Each purchaser was allowed only one unit and allocated with a barcode. They were not allowed to change their unit once the scanning was done into the computerised system.\n\n\nKey informaton on Setia EcoHill\n\n\nSetia Ecohill has a total area of 753 acres of freehold land with planned 673 acre of township with facilities and Setia has pledged 80 acres for parkland with greeneries. Setia Ecohill is a thoughtfully planned eco township with a low density of less than 10 units per acre. Situated between Jalan bangi and Jalan Semenyih, Setia Ecohill is conveniently located opposite the Semenyih Tesco hypermarket, about 3 km away from Semenyih town or 4 km from Broga hill and Nottingham University. At present, immediate access to Setia Ecohill is via Jalan Semenyih.\n\n\nIn the future LEKAS-Ecohill link will strategically connect the township to the LEKAS highway, making it accessible to SILK, PLUS and LDP. Based on highway speed limit, the estimated travel time is 10 minutes to Bangi, 15 minutes to Kajang, 20 minutes to Cheras, 22 minutes to Putrajaya and 30 minutes to Kuala Lumpur. The whole plan was seem to have picked up from the previously successful Setia Alam. If Setia Alam overwhelming success was attributed by great number of rich Klang folks upgrading their abode, then Setia Ecohill will have to tap into the rich population of the quiet southern part of the Klang Valley which is unprecedented at this moment.\n\n\n\n\n\n\n\u00a0\n\n\nAs the information is overwhelming the review shall be posted in two parts. Here we will cover terrace. Below is the snapshot of the terrace model and number of units offered for the public, associates and staff alike. Favourable units having desirable number based on superstition, south-facing and facing waterways are dearer by RM3K and RM5K. Corner lot pricing is more expensive by RM120K for extra land area of 15 feet or RM150K for extra land area of 20 feet. Semi-D and bungalow residents have the option to join the clubhouse membership by paying monthly fees which is unfinalised at this time of writing.\n\n\nSP Setia has listed of panel banks and solicitors for the buyers to enjoy their negotiated benefits such as:\n\n\n1) DIBS\n\n2) Free SPA and legal fees\n\n3) Free stamp duty on SPA and loan\n\n\n\u00a0\n\n\n\u00a0\n\n\nTerrace pricing and number of units\n\n\n\n\n\n\n\n\nPallida (20 x 65) from RM 416K onwards\n\n\n\n\nI\n\n\n\n\n\n\n2\n\n\n\n\n\n\n\n\n\n\n3+1 rooms, 3 baths\n\n\n\n\n\n\n\n\nBuilt up\n\n\n1556 sf\n\n\n1528 sf\n\n\n\n\n\n\nNo. of units offered to public\n\n\n41 units\n\n\n39 units\n\n\n\n\n\n\nNo. of units reserved\n\n\n12 units\n\n\n24 units\n\n\n\n\n\n\nTotal units\n\n\n53 units\n\n\n63 units\n\n\n\n\n\n\nPilosa (20 x 65) from RM 438K onwards\n\n\n\n\nI\n\n\n\n\n\n\n2\n\n\n\n\n\n\n\n\n\n\n3+1 rooms, 3 baths\n\n\n\n\n\n\n\n\nBuilt up\n\n\n1630 sf\n\n\n1630 sf\n\n\n\n\n\n\nNo. of units offered to public\n\n\n26 units\n\n\n26 units\n\n\n\n\n\n\nNo. of units reserved\n\n\n12 units\n\n\n12 units\n\n\n\n\n\n\nTotal units\n\n\n38 units\n\n\n38 units\n\n\n\n\n\n\nPistia (20 x 65) from RM 463K onwards\n\n\n\n\nI\n\n\n\n\n\n\n2\n\n\n\n\n\n\n\n\n\n\n3+1 rooms, 3 baths\n\n\n\n\n\n\n4 rooms, 3 baths\n\n\n\n\n\n\n\n\nNo. of units offered to public\n\n\n1682 sf\n\n\n1677 sf\n\n\n\n\n\n\nNo. of units reserved\n\n\n38 units\n\n\n40 units\n\n\n\n\n\n\nTotal units\n\n\n24 units\n\n\n12 units\n\n\n\n\n\n\nTotal units\n\n\n62 units\n\n\n52 units\n\n\n\n\n\n\nAngusta (20 x 70) from RM 455K onwards\n\n\n\n\nI\n\n\n\n\n\n\n2\n\n\n\n\n\n\n\n\n\n\n4 rooms, 3 baths\n\n\n\n\n\n\n\n\nBuilt up\n\n\n1690 sf\n\n\n1710 sf\n\n\n\n\n\n\nNo. of units offered to public\n\n\n40 units\n\n\n43 units\n\n\n\n\n\n\nNo. of units reserved\n\n\n23 units\n\n\n12 units\n\n\n\n\n\n\nTotal units\n\n\n63 units\n\n\n55 units\n\n\n\n\n\n\nArgentea (20 x 70) from RM 488K onwards\n\n\n\n\nI\n\n\n\n\n\n\n2\n\n\n\n\n\n\n\n\n\n\n3+1 rooms, 3 baths\n\n\n\n\n\n\n4 rooms, 3 baths\n\n\n\n\n\n\n\n\nBuilt up\n\n\n1810 sf\n\n\n1810 sf\n\n\n\n\n\n\nNo. of units offered to public\n\n\n27 units\n\n\n27 units\n\n\n\n\n\n\nNo. of units reserved\n\n\n12 units\n\n\n12 units\n\n\n\n\n\n\nTotal units\n\n\n39 units\n\n\n39 units\n\n\n\n\n\n\nAquatilis (20 x 70) from RM 528K onwards\n\n\n\n\nI\n\n\n\n\n\n\n2\n\n\n\n\n\n\n\n\n\n\n3+1 rooms, 3 baths\n\n\n\n\n\n\n\n\nNo. of units offered to public\n\n\n1820 sf\n\n\n1820 sf\n\n\n\n\n\n\nNo. of units reserved\n\n\n39 units\n\n\n42 units\n\n\n\n\n\n\nTotal units\n\n\n24 units\n\n\n12 units\n\n\n\n\n\n\nTotal\n\n\n63 units\n\n\n54 units\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nRepresentatives from numerous banks and customers filled in the Setia Ecohill Welcome Centre main hall.\n\n\n\n\n\nThis is the restricted area where the buyers waited for their turn with abated breath to choose their desired units. Several late buyers were seen preached precariously at the edge of the ladder to check if their dream units had been snapped up.\n\n\n\nThe two days events had caterer on their toes filling up food as soon as the trays are empty.\n\n\n\nThe long queue waiting for their turn as seen at around 11.00 am.\n\n\nLayouts and Scaled Models\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nZero lot bungalow\n\n\nZero lot bungalow pricing from RM1.59 M onwards and number of units\n\n\n\n\nAs you can calculate from the picture displayed below only 5 units of Tralas 1A, 6 units of Tralas 1B, 6 units of Tralas 2A and 7 units of Tralas 2B are available for the public inclusive of some special units of Tralas 1B1 and 2B1.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nSemi Detached\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nLinked Semi-Detached\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nAgain, thank you CMY for this great information!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/setia-ecopark-nusantara-series-phase-8e/", "title": "PROPCAFE Peek :  Nusantara Series Phase 8E @ Setia Eco Park By SP Setia", "body": "\n\nSetia Eco Park, one of the few flagship projects that kicks start the nation\u2019s number one developer, SP Setia to stardom and won numerous top awards in FIACBI has many times escaped the coverage of this propcafe reviews. Guess it\u2019s never too late for such inclusive now that the super hype \u201cBBB\u201d phenomena has subsided to certain degree and the mad rush to the launches has died down, or hasn\u2019t it?\n\n\nWe shall leave the introduction and development to date of Setia EcoPark (hereon named \u201cSEP\u201d) for another day and now just emphasizes on its latest launch.\n\n\nSoft launch during the CNY\u201914 (we never know when will be the proper launch anywhere) is the brand new series of NUSANTARA Series with fresh and brand new fa\u00e7ade borrowing key elements of Balinese inspired theme of SMD and bungalow homes code named Phase 8E. For reader\u2019s knowledge and information, Nusatara series is more sit well with homes of Malaysian and Asean heritage inspired homes. Phase 8E is situated to the extreme north western corridor of Setia Ecopark and just next to the access to the 77acres of Forest Park, a signature green lung and designer\u2019s forest park for the enjoyment of residents.\n\n\nCommon Garden Landscape\n\n\n\n\nType: 2-storey Semi-D Homes (A, A1) \u2013 NUSA DUA\n\n\nSit on land side of 46\u2019x85\u2019 (intermediate with 15\u2019 gardening space), these homes come with BU of 2,794sq and featured 4+1 rooms. With its limited edition (16 units only) and priced at 1.8mil and above, they have been almost fully booked soon after the preview (last check after CNY, it left only ONE unit priced at 1.89mil). With no dibs and other investors inducement incentives, we think the response is very encouraging but it does seem like a slap in the face for earlier SEP investors that bought into their earlier launches and were hoping for a grand windfall. Bear in mind that when this was made known to the public, it doesn\u2019t sit well with most investors perception of the fa\u00e7ade of the design. Some said it looks like \u201cruman papan\u201d and others think it\u2019s just pure plain and lack imaginative. The smaller built up (under 3000sq) also back fired as these days home owners are looking for bigger build up homes with this sort of money.\n\n\nThe signature layout plan for this series is the U shape configuration providing better segmentation of space and gardening room. I believe at the end of day, most buyers will eventually sealed up the inward outdoor gardening space, strictly the writer\u2019s opinion.\n\n\nThis will be the 1\nst\n launch since the departure of TanSri LKS.\n\n\n\n\n\n\n\n\n\n\nPictures:-\n\n\nSite Plan for SMDs\n\n\nExterior Facade for NUSA DUA\n\n\nGround Floor Layout Plan for NUSA DUA\n\n\n1st FLoor Layout Plan for NUSA DUA\n\n\nType: 2-Storey Bungalow Homes \u2013 NUSANTARA SERIES\n\n\nAs in typical SEP\u2019s style, these brand new bungalow homes come with 4 different facades (All follows typical balinese\u2019s favourite hot spots namely Saneh, Ayana, Lovina and Sanur) and currently on offer only 10 units with further 15 units yet to be released to make up the completion of the entire western side of SEP.\n\n\nTypical size of 59\u2019x115\u2019, each home comes with minimum 10\u2019 gardening strip on both sides and boosts a 40\u2019 rear garden to compliment the \u201cBalinese\u201d feel to the house. However despite of the land size, don\u2019t expect the super large built up. Typical built up for these homes ranges from 3049sq to 3523sq only. Follows the DNA of U shape layout plan, they are just the Balinese interpretation of the earlier 1.5storey models but extended to full 2 storey building. Prices are from 2.7mil.\n\n\nAs of to date, selected units have been taken but there are units to be picked if you rush to the sales gallery soon. These are typically single or dual generation homes only suitable for small family setup, unlike some other development promised 3 full storey and with built up of 5,000sq or more.\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nPictures:-\n\n\nSite Plan for NUSANTARA Series\n\n\nExterior Facade for SANEH (59\u00d7115, 3049sq)\n\n\nExterior Facade for AYANA (59\u00d7115, 3523sq)\n\n\nExterior Facade for LOVINA (59\u00d7115, 3523sq)\n\n\nExterior Facade for SANUR (various, 6735sq and 8471sq, 3212sq BU)\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/setia-pearl-island-%e4%b8%ad%e8%8b%b1%e8%af%84%e8%ae%ba/", "title": "PROPCAFE Peek : Setia Pearl Island @ Penang By SP Setia (\u4e2d\u82f1\u8bc4\u8bba)", "body": "\n\n\u8fd9\u90e8\u843d\u5ba2\u5728\u4e8c\u6708\u4efd\u5f00\u5f20\u4ee5\u6765\uff0c\u5199\u4e86\u4e0d\u5c11\u5409\u9686\u5761\u53ca\u96ea\u5dde\u7684\u623f\u5730\u4ea7\uff0c\u9c9c\u5c11\u6d89\u53ca\u5317\u90e8\u6216\u5357\u90e8\u7684\u4e2a\u522b\u623f\u5730\u4ea7\uff0c\u6240\u4ee5\u8fd9\u4e2a\u661f\u671f\u6211\u4eec\u4f1a\u628a\u7126\u70b9\u653e\u5728\u69df\u5c9b SETIA PEARL ISLAND \uff08SPI\uff09 \u7684\u53d1\u5c55\u3002\u7531\u4e8e\u67d0\u4e9b\u8d44\u6599\u53d6\u81ea\u53d1\u5c55\u5546\u7f51\u9875\uff0c\u6211\u5c31\u4e0d\u5c06\u5b83\u7ffb\u8bd1\uff0c\u5c31\u539f\u6c41\u539f\u5473\u7684 CUT AND PASTE\n\n\n\n\n \n\n\nLocation\n\n\nSetia Pearl Island is well located at the heart of modern conveniences with linkage \nto network of roads, bridges and expressways. The Jelutong and Bayan Lepas \nExpressway, Penang Bridge and the upcoming project of 2nd bridge link from Batu \nMaung to Batu Kawan which will enable easy access to the four corners of the \nIsland and mainland. Conveniences are further enchanced with the availability \nof landmarks such as Penang International Airport, Free Industrial Zone,\nshopping complexes, colleges, golf course, Penang International Sport Arena, \netc.\n\n\nSPI \u7684\u5730\u70b9\u9002\u4e2d\uff0c\u5d07\u6b63\u534e\u5c0f\u8fd1\u5728\u54ab\u5c3a\uff0c\u79bb\u5d07\u6b63\u4e0d\u8fdc\uff0c\u4e5f\u6709\u4e09\u4e24\u95f4\u534e\u5c0f\uff0c\u56fd\u5c0f\uff0c\u72ec\u4e2d\uff0c\u56fd\u9645\u5b66\u6821\u7b49\u3002\u8d2d\u7269\u5e7f\u573a\u5305\u62ec\u9633\u5149\u5e7f\u573a \uff08SUNSHINE SQUARE\uff09\uff0cBJ COMPLEX, \u7687\u540e\u6e7e\u5e7f\u573a (QUEENSBAY MALL),\u00a0 \u540e\u8005\u4ea6\u662f\u69df\u5c9b\u5357\u90e8\u6700\u5927\u7684\u8d2d\u7269\u5e7f\u573a\u3002SPI \u79bb\u69df\u57ce\u56fd\u9645\u673a\u573a\u53ea\u662f5\u5206\u949f\u7684\u8f66\u7a0b\u3002\n\n\n\n\nAmenities & Infrastructure\n\n\n\n\nShopping Complexes\n\n\nHotels\n\n\nColleges / School\n\n\n2nd Penang Bridge Link \u00a0\u00a0\u00a0\u00a0 (Opened on the 2\nnd\n half of\u00a0 \u00a0\u00a0\u00a0\u00a0 2013)\n\n\nMonorail (Future development)\n\n\nHospital\n\n\nAirport ( 5 minutes driving distance)\n\n\nLocal University (USM, Inti Universities, SEGI \u00a0\u00a0\u00a0\u00a0 Universities)\n\n\n\n\n\n\nSetia Pearl Island is an exclusive residential area with a significant character and style of its own. It\u2019s an innovative designed modern tropical lifestyle home comprises of terrace and semi-detached bordered with well-designed landscapes and facilities. Be eluded to a nature-inspired lifestyle and be whisked away to a bliss of harmonious environment. Setia Pearl Island is a haven of quiet serenity where life is living in balance with nature. Here, the architectural design emphasized on a relaxing & comfortable lifestyle with a touch of greenery surroundings.\n\n\nGuarded Community\n\n\nA special consideration is placed on the security & safety of residents. Setia Pearl Island homes\u2019 is well-guarded within a guarded community with24-hours security services, CCTV & double layered security system.\n\n\nSPI \u7531\u516d\u4e2a\u201c\u5c9b\u5c7f\u201d\u7ec4\u6210\uff1a\n\n\n1\uff09 ISLE OF LIFE\n\n\n2\uff09 ISLE OF AROMA\n\n\n3\uff09 ISLE OF PALM (SHOW HOUSE VILLAGE)\n\n\n4\uff09 ISLE OF CONNIFER\n\n\n5\uff09 ISLE OF VIEW (FUTURE DEVELOPMENT)\n\n\n6\uff09 ISLE OF DISCOVERY (Low cost apartment)\n\n\n7\uff09 SETIA TRIANGLE\n\n\n\n\nIsle of life and Aroma, \u662f\u53d1\u5c55\u5546\u57282007\u5e74\u5174\u5efa\u7684\u7b2c\u4e00\u671f3\u5c42\u6392\u5c4b\uff0c\u5efa\u7b51\u5730\u4e3a20X70, \u5efa\u7b51\u9762\u79ef\u4e3a2400 SQFT,\u00a0 \u53d1\u5c55\u5546\u7684\u552e\u4ef7\u4e3a650K, 2009\u5e74\u5efa\u597d\uff0c\u73b0\u5728\u7684\u4e8c\u624b\u5e02\u4ef7\u4e3a960K \u5230 1 MIL \u5de6\u53f3\uff0c\u5347\u503c\u6f5c\u80fd\u76f8\u5f53\u53ef\u89c2\u3002LIFE & AROMA \u7684\u5730\u52bf\u8f83\u4f4e\u3002\n\n\n\u7531\u4e8e\u53d1\u5c55\u5546\u5fc5\u987b\u5c65\u884c30% \u7684\u623f\u5c4b\u9500\u552e\u7ed9\u571f\u8457\uff0c\u53d1\u5c55\u5546\u632a\u51fa\u4e86 ISLE OF DISCOVERY \u7684\u5730\u6bb5\u6765\u5174\u5efa\u5ec9\u4ef7\u7ec4\u5c4b\uff0c\u552e\u4ef7\u4e3a42K, ISLE OF DISCOVERY \u7684\u5730\u52bf\u867d\u9ad8\uff0c\u4f46\u662f\u6bd7\u90bb\u534e\u4eba\u4e49\u5c71\uff0c\u5730\u7406\u4f4d\u7f6e\u6263\u5206\uff0c\u53d1\u5c55\u5546\u5c06\u8fd9\u5730\u6bb5\u62ff\u6765\u5efa\u5ec9\u4ef7\u7ec4\u5c4b\uff0c\u662f\u5408\u60c5\u5408\u7406\u7684\u3002\n\n\n\u76f4\u5230\u4eca\u5e74\u4e8c\u6708\u4efd\u4e3a\u6b62\uff0c\u4ee5\u4e0b\u4e3aSPI \u6b63\u5728\u70ed\u5356\u4e2d\u7684\u623f\u5730\u4ea7\u3002\n\n\nA\uff09\nReflection Condo\n\n\n\n\n\n\n\n\nREFLECTIONS CONDOMINIUM (99% sold)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0Reflections, a single\u00a0condominium tower of generous living spaces are the ideal epitome of home\u00a0sweet home. Residents are assured of maximum peace and serenity, lavishing\u00a0in built-up areas ranging from 1,077 sq ft to 1,512 sq ft. With its revolutionary designs, the freehold project also boasts both a sky deck and\u00a0rooftop garden. Located at Setia Pearl Island, the 25 storey Reflections\u00a0condominium has definitely set a benchmark for contemporary living.\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\nSpecial Features, Common \u00a0\u00a0\u00a0 Facilities & Services:-\n\n\n\n\n\n\n\n\n\n\nMulti-Purpose Hall\n\n\nSquash Court\n\n\nViewing Deck\n\n\nLandscape Gardens\n\n\nGymnasium Room\n\n\nSwimming Pool\n\n\nWading Pool\n\n\nJacuzzi\n\n\nSauna\n\n\nMini Basketball Practice Court\n\n\nChildren\u2019s Playground\n\n\nRecreational / Fitness\u00a0Platform\n\n\nReflexology Path\n\n\nBBQ Corner\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\u00a0B) Setia Triangle (50% Sold)\n\n\nSetia Triangle is right located in the entrance of Setia Pearl Island, it comprises of Commercial Shop office, Community Mall, Commercial Suites and Condo\n\n\n\n\nLow rise Condo\n\n\n\n\nCommercial Shop office\n\n\n\n\nCommercial Suites\n\n\n\n\nC) 35 PEARL VILLA ( Zero Lot Bungalow at Setia Peal Island) \u2013 50% Sold\n\n\nType: 4 storey zero lot villa\n\n\nLand area: 35\u2019 x 100\u2032\n\nBuild up area:\u00a0 6,577 sq.ft.\n\nNo of units: 35 units\n\nSelling Price: From RM3,287,880 onwards\n\nPrivate pool & Function deck\n\nPrivate lift\n\nHome automation system\n\nGuarded enclave\n\nAll bedrooms with attached bathroom\n\n\nAs at march, half of the 35 units are sold. For now, \u00a0SP Setia offer 1% down payment, 9% rebates, meaning if you are qualified for 90% loan, you will enjoy paying 1% and snp signed. There is DIBS offered to successful purchasers, and 5% bumiputera discount offered.\n\n\n90% of\u00a0units are come with unblock Harbour cum Airport view, except for the 2-3 units would be blocked by Reflection High rise Condo.\n\n\nI was told that 35 pearl villa have attracted foreign purchasers/investors especially Singaporeans.\n\n\n\n\nFloor Plan\n \n \n\n\n\u00a0\n\n\nD) Caribea (Semi Dee)\n\n\nCaribea is the last semi D and landed\u00a0property developed by Setia Peal Island and only 8 units in total.\u00a0It was launched in 2010 and completed end 2012.\n\n\nIt is also located at the highest spot of all the landed development in the entire Peal Island. \nThe subsales price is around RM1.85 mil, any potential purchasers who interested to buy can contact the editor for details.\n\n\n\n\n\n\n\n\n\n\nFeatures :-\n\n\n\n\n\n\n\n\n\n\nType: 3 storey semi-detached house\n\n\nLand area: 37ft x 73ft\n\n\nBuild up area: 3,450 sq.ft.\n\n\nNo of units: 8 units\n\n\n\n\n\n\n\n\n\n\n\n\nfrom the 1st floor and 2nd floor balcony it can view the 2nd Penang Bridge and Penang International\u00a0Airport\n\n\n \n \n\n\nA well planned Guarded community by Sp Setia\n\n\n\n\n\n\n\n\n \n\n\n(Reference : SP Setia website)\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/setia-sky-residences-photo-gallery/", "title": "PROPCAFE\u2122 360 Degree View : Setia Sky Residences \u2013 Jalan Tun Razak & Jalan Raja Muda Abdul Aziz  By SP Setia", "body": "\n\nSetia Sky Residences was just VP-ed about a month ago. It is first\u00a0high end\u00a0high rise residential project from SP Setia.\n\n\nEnjoy the photos below!\n\n\nSky Deck\n\n\n \n \n \n \n \n \n \n \n \n \n\n\n\n\nSky Club and Infiniti Pool\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nAround Boheme\n\n\n \n \n \n \n \n \n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/shamelin-star-sales-gallery-visit-part-3/", "title": "PROPCAFE Peek : Shamelin Star By Landmark Zone \u2013 Sales Gallery Visit (Part 3)", "body": "\n\n \n\n\n\u00a0\n\n\nRecently PropCafe.Net paid a surprise \u201cuninvited\u201d visit to Shamelin Star Sales Gallery to look see look see\u2026.\n\n\nQuite a decent Sales Gallery considering to be done within such a short period of time.\n\n\nEnjoy the picture\u2026\n\n\nThe Sales Gallery\n\n\n \n \n\n\nLobby and Floor Walkway\n\n\n\u00a0\n\n\nScale Model\n\n\nOn the scale model, please take note in actual there will be shops surrounding Shamelin Star. Someone might overlook or miss out this important point,\n\n\nShamelin Star\n\n\nFacility Floor\n\n\n2nd Entrance \u2013 Rear\n\n\nMain Entrance\n\n\n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\nFacilities Floor\n\n\n \n \n \n\n\n\u00a0\n\n\nSite and Floor Plan\n\n\n \n \n \n\n\n\u00a0\n\n\nShow unit (Type D @ 774sf)\n\n\nKitchen Cabinet \u2013 Type 1\nUnit come with 2 choices of Kitchen Cabinet Design\n\n\nKitchen Cabinet \u2013 Type 2\n\n\nLiving Hall\n\n\nMain Door\n\n\nDining Area\n\n\nLiving Area\n\n\nBedroom 1\n\n\nOffice\n\n\nBathroom\n\n\nMaster Bedroom\n\n\nMaster Bathroom \u2013 Open Concept\n\n\n \n \n \n \n \n\n\nAs for final finishing, it is better refer to your final SPA. You definitely won\u2019t get exactly what shown in the show unit.\u00a0I heard SA informed that room comes with laminated floor and the wallpaper does not come with it. The toilet wall tiles is quite decent but not sure whether it will be included or not.\n\n\n-The End-\n\n\nPart 1 \u2013 \nShamelin Star SoHo Residences @ Taman Shamelin\n\n\nPart 2 \u2013\n Shamelin Star SoHo Residence \u2013 The Star of KL @ Taman Shamelin (Part 2) \n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/shamelin-star-soho-residence-the-star-of-kl-taman-shamelin-part-2/", "title": "PROPCAFE Review : Shamelin Star SoHo Residence \u2013 The Star of KL @ Taman Shamelin By Landmark Zone (Part 2)", "body": "\n\nThe Night View of Shamelin Star\n\n\nThe GE13 is just over. The sky looks clearer now and developers are all geared up and start to launch their project which they have been keeping in their sack. Property business where once was a bit quiet during the pre-election period starts gaining the momentum and we can see the post election syndrome of what happened to Elmina!\n\n\nWhen the sky is clear after the rain, we can see the stars. The Shamelin Stars \u2013 The Star of KL.\n\n\nGreat\u2026 We have Star Hill and now we have another star \u2013 Shamelin Star!\n\n\n\u00a0\n\n\nAnyway..\n\n\nIt is almost months since my review of the 1\nst\n part of Shamelin Star. Sorry to keep u guys waited for so long. It is about the right time to get the part 2 done as what had been promised in Part 1. \nhttps://propcafe.net/shamelin-star-taman-shamelin/\n\n\nFor those who have not read the part 1, I do recommend that you read the Part 1 before proceed any further from here.\n\n\nJust a quick update\u2026\n\n\nDeveloper started to send out letter to those who registered earlier to inform registrants their \nunique registration number\n. This number is exclusively reserved for those who registered earlier for the pre-launch event and entitles you to their \npre-launch price\n. The number is strictly \nnon-transferrable.\n\n\nIn the letter it also mentioned that the Sales Gallery is under construction and will be completed by \nMid May 2013\n. The date of pre-launch event \u00a0yet to be announced.\n\n\nOkey Dokie\u2026 Shall we start with the background of the creator of Shamelin Star\n\n\n\u00a0\n\n\nThe Developer\n\n\n\n\nLandmark \nZone \nSdn \nBhd\n, incorporated in Malaysia under the Companies Act, 1965 on 21 May 2009 and having its registered address at 38-3-1, Jalan 4/91, Taman Shamelin Perkasa, Cheras, 56100 Kuala Lumpur, has been dormant since incorporation. It has an authorised share capital of RM1,000,000 divided into 1,000,000 ordinary shares of RM1.00 each and an issued and paid-up share capital of RM250,000 divided into 250,000 ordinary shares of RM1.00 each and Landmark Zone Sdn.Bhd is 100% owned by Perduren (M) Berhad.\n\n\nAs far as we know, it is worth a note that Shamelin Star is Landmark Zone Sdn Bhd maiden project.\n\n\nPerduren (M) Berhad\n\u00a0 is a public listed company on the Main Market of Bursa Malaysia Securities Berhad. \u00a0The Company was incorporated in Malaysia on March 1992 under the name of Orlando Holdings Berhad and was first listed on the Second Board of Bursa Securities December 1992. Subsequently, on March 2000, the Company changed its name to Formis (Malaysia) Berhad (\u201cFMB\u201d) before being transferred to the Main Board March 2000.\n\n\nPerduren (then known as FMB) was previously involved in the IT and garment retailing industry. With the disposal of its IT and garment businesses in 2006, the company changed to its present name, Perduren.\n\n\nPerduren is now principally a property investment holding company engages in the property investment business in Malaysia. It operates in three segments: Rental, Car Park, and Hotel Operations. \u00a0Perduren owns Plaza Sentosa commercial complex that has a total lettable area of approximately 730,456 square feet in Johor Bahru; and Holiday Plaza, a commercial and office building comprising approximately 193,500 square feet of lettable area in the retail podium in Johor Bahru. It also operates a 260-room Grand Sentosa Hotel; and provides car park operator services.\n\n\nOne of the good thing being a listed company is their financial report can be obtained easily with the today technology.\n\n\nPropcafe.Net \u00a0is not in the position to comment the financial background of any company but we would like to advise readers that regardless whether you are buying for own stay or for investment, it will be at your best interest and own diligent to study the fundamental and background of the developer especially when their name sounds new to you.\n\n\nThis is to give you some good sleep upon after signing the SPA. I always believe in buying property or in fact anything in life, there is no short cut. PropCafe.Net at our current best knowledge will try to share as much as we know with all readers but there is always possibility that we will missed out some important points. If there is, and you know something we don\u2019t, kindly share with us here for the benefit of all the readers.\n\n\nFor more detail of Perduren including the annual audited financial report, please visit their website \nhttp://www.perduren.com.my/\n\n\nFor Perduren financial status, you can refer to the few following websites below:\n\n\nhttp://www.securities.com/Public/company-profile/MY/Perduren__M__Berhad_en_1661202.html\n\n\nhttp://www.klsedata.com/reports/company-financial-reports/perduren-m-bhd\n\n\nIn the midst of studying Perduren (M) Bhd, I came across 2 person names which are quite interesting to be shared here although they are not directly affiliated to this project.\n\n\nDato\u2019 Ong Chong Sek\n \u2013 Also known as Dato CS Ong, the ex-CEO of Country Height (CHHB \u2013 2003-2008) is currently the Executive Director of Perduren (M) Bhd. If you all still remember the Country Height Hillside project, then perhaps you will know who he is.\n\n\nhttp://www.perduren.com.my/BoardofDirectors.asp\n\n\nhttp://biz.thestar.com.my/news/story.asp?file=/2008/12/13/business/2786765\n\n\nhttp://www.klta.org.my/news/view.cfm?id=8D81CF88-188B-76AA-004FA2B2B46416BC\n\n\nTan Sri Dato\u2019 David Law Tien Seng\n, Executive Chairman of TS Law Holding \u2013 One of the Malaysia\u2019s Top Richest man and according to the Perduren (M) Bhd Annual Report as of\u00a0 at 15 Aug 2012, is one of the major share holder of Perduren (M) Bhd with 26,000,000 shares (19.27%).\n\n\nhttp://www.tslaw.com.my/\n\n\nhttp://www.tnt.net.my/Taikor-Watch/david-law-tien-seng\n\n\nhttp://top10malaysia.com/home/index.php/special-features/malaysia-s-top-40-richest\n\n\nhttp://www.theedgemalaysia.com/sports/157886-cover-story-surprise-sale-of-the-icons-east-wing.html\n\n\nhttp://www.mmail.com.my/story/ts-law-cashes-out-icon-tun-razak-rm47m-profit-50672\n\n\n\u00a0\n\n\nKoperasi \nShamelin \nBerhad\n was registered on 13 April 1971 as a society with limited liability under the Cooperative Society Act 1993. Its registered address is at 38-6-4, Shamelin Business Centre, No. 38, Jalan 4/91, Taman Shamelin Perkasa, 56100 Kuala Lumpur. Koperasi Shamelin Berhad, which has 22,424 members and a share capital of RM12,531,156.61 as at 31 December 2010, is principally involved in investment holdings, consumer financing, property development, multi-level marketing and agro-based businesses. Koperasi Shamelin Berhad is the registered and beneficial owner of the Land.\n\n\n\u00a0\n\n\nThe Project\n\n\nThe developer of Shamelin Star is Landmark Zone Sdn.Bhd. (LZSB), a 100% owned subsidiary of Perduren (M) Berhad (PMB) . On Feb 2011 Landmark Zone Sdn\u00a0 Bhd (Company No. 857848-V) (\u201cLZSB\u201d or \u201cthe Developer\u201d) has entered into a Joint Venture Agreement\u00a0 with Koperasi Shamelin Berhad (Registration No. 4624) \u00a0(\u201cKSB\u201d or \u201cthe Proprietor\u201d) for the development\u00a0 of the the Land comprises of two parcels of non-contiguous land (separated by a road) measuring in aggregate approximately 2.36 acres held under PN 31207 Lot No. 11749 and PN 31208 Lot 11750, both in the Mukim of Ampang, Daerah of Kuala Lumpur, held under leasehold titles expiring on \n11 September 2082 \ninto a mixed development project\u00a0 called Shamelin Star SoHo Residence.\n\n\nLot 11749, measuring approximately 1.45 acres, has been approved for commercial development while Lot 11750, measuring approximately 0.91 acres has been approved for use as a car park.\n\n\nThe parties intend to acquire certain parcels of leasehold land contiguous with and adjoining the Land measuring in aggregate approximately 0.64 acre, and to amalgamate the same with the Land, with the amalgamated land measuring approximately 3.0 acres in aggregate.\n\n\nAs per announcement dated in Feb 2011, the project is tentatively proposed to comprise of service apartments and retail units, but the final development mix is subject to change depending on market survey and research. The Gross Development Value (\u201cGDV\u201d) of the Project is projected at RM220 million based on the tentative development proposal and regulatory approval of 1:6.5 in respect of the plot ratio. The actual GDV, however, is dependent on the final development mix and plot ratio approved and market conditions at time of launch.\n\n\nThe developer had obtained the bridging finance from Malaysian Building Society Berhad (\u201cMBSB\u201d) for purposes of financing the development of the Shamelin Star.\n\n\n\u00a0\n\n\nThe Location\n\n\n\n\n\u00a0\n\n\nThe Fa\u00e7ade\n\n\n\n\nThere will be 2 modern blocks of 37-storey (including 6-storey car park) high buildings name \nCapella\n and \nRigel and the total number of units are 630 \n. Could it be the highest at this area? Gosh\u2026 37 storey! This is awesome! The fa\u00e7ade is quite decent.\u00a0 The architect of Shamelin Star is \nDMP Architect Sdn Bhd\u00a0\n which previous they did it for the high end Marc Residence and Hamsphire Residence KLCC.\u00a0 I kinda like the fa\u00e7ade. In my opinion, could be one of the best around this area until today.\n\n\n\u00a0\n\n\nThe View\n\n\nThe Triple Dazzling Views\n\n\n37-storey high with choices of unblock view of either the KLCC view (North-West), the 61 acre of park view (South-West) or the mountain view(North-East). Please do take note on the KLCC view where there is HTC cable and also Besraya Extension Highway which is under construction. So which view you prefer? For me, I personally like the North East Mountain View , maybe because I like to see the sunrise coming out behind from the mountain.\n\n\n\u00a0\n\n\nThe Main Entrance Statement\n\n\nThe Proposed Main Entrance Statement\n\n\nMain Entrance Statement Area\n\n\nThis will be quite interesting to observe how is the developer going to transform the current 0.64 acre land which is serving as car park beside Perduren (M) Berhad into a grand main entrance statement.\n\n\n\u00a0\n\n\n\u00a0\n\n\nThe 61 acres Public Pudu Ulu Park\n\n\n61 acres Pudu Ulu Park\n\n\nI think I had mentioned before that the park is directly across the main road of Shamelin Star. Although is directly across but one need to walk quite a fair distance to the traffic light in order to cross this road safely. Don\u2019t even think that you can walk across the main road from the Shamelin Star entrance to the park unless a pedestrian crossing is gazetted or a pedestrian bridge is built. Nevertheless, it is good to have this public park in front of Shamelin Star because atleast you know there won\u2019t be any eye sore building or tower will be built on this reserved land.\n\n\n\u00a0\n\n\nThe Facilities\n\n\n\n\nPool\n\n\nGym\n\n\nBBQ Area\n\n\nFor the facilities, I think there is nothing to shout about. Pretty standard for me for this day. With the\u00a0 limitation of the land size, I do not really expect anything fancy can be pulled out from it. I am more curious on how much of \u201cGreen\u201d is allocated for this project? and who is the landscaper? We will dig more about this info during the pre-launch.\n\n\n\u00a0\n\n\nGreen Building Index (GBI)\n\n\n\n\nIt is kinda cool to have a GBI building in Taman Shamelin! Everyone likes Eco Green building. I am wondering will this contributing to reduce the maintenance fees? Everyone been talking about GBI certified building, but what does the developer\u00a0 exactly has in the Shamelin Star\u2019s blue print to make this one of the most environmental;y friendly building?\n\n\n\u00a0\n\n\nAccessibility\n\n\n\n\n\u00a0\n\n\nI think I had covered this part on my part 1 review of Shamelin Star. Please take note that the new Besraya Extension Highway which is just right beside Shamelin Star is already under constuction.\n\n\n\u00a0\n\n\nThe Layout\n\n\n\u00a0\n\n\nIn total there are 8 types of layout :\n\n\nType A : 1272sf 2Bedroom + 1 Office +2Bath\n\n\nType B:\u00a0 1054sf 2Bedroom + 1 studio + 1 Office + 3Bath\n\n\nType C: \u00a0897sf 2Bedroom + 1 Office + 2Bath\n\n\nType D: 774sf 2Bedroom + 1 Office + 2Bath\n\n\nType E: 1587sf 3Bedroom + 1 Office + 4Bath\n\n\nType F: 893sf 2Bedroom + 1 Office + 2Bath\n\n\nType G: 844sf 2Bedroom + 1 Office + 2Bath\n\n\nType A : 1272sf 2Bedroom + 1 Office +2Bath\n\n\nType B: 1054sf 2Bedroom + 1 studio + 1 Office + 3Bath\n\n\nType C: 897sf 2Bedroom + 1 Office + 2Bath\n\n\nType D: 774sf 2Bedroom + 1 Office + 2Bath\n\n\nType E: 1587sf 3Bedroom + 1 Office + 4Bath\n\n\nType F: 893sf 2Bedroom + 1 Office + 2Bath\n\n\nType G: 844sf 2Bedroom + 1 Office + 2Bath\n\n\n\u00a0\n\n\nYou will notice that all layout come with \nmin 2 bedrooms and 1 office\n! And probably you will ask the question why there is office in the layout?\u00a0 Well, I guess Shamelin Star is the true\u00a0 SoHo! LOL.\n\n\nAs you notice some \u201cOffice\u201d could be possible to be converted into Bedroom but some is too small that can be only used as a store or a single chair-desk work place. I think the key here is depends on individual creativity on how to make use\u00a0 and utilize the space of this office area. One good thing is all the \u201cOffice\u201d come with window for better ventilation.\n\n\nType B is the only layout that comes with a Studio! A studio in the SoHo! Personally I like type B the most due to the reason of there is 3 Bathrooms and most important the layout design adopting the horizontal layout (Wider Width and Shorter Depth) with all the rooms located parallel with living hall from one corner to the other corner of the house so all room will have the same view as the living hall view. Generally speaking, this kind of horizontal layout design will give you more spacious feeling as compared to a typical vertical layout unit (Narrow Width and Longer Depth). Nowadays it pretty hard to get the Horizontal Layout Design in highrise.\n\n\nType E is the only layout that all bedroom come with attached bathroom!\n\n\n\u00a0\n\n\nCar Park Issue\n \n\n\nNow with all the layouts come with min 2 bedroom, the question is how many car parks will be given for each unit? Shamelin Star being built on this prime land, I don\u2019t think the car park price will be that generous! The fact is as much as most of us agree, 2 car parks per unit is rather a necessity and in fact I think most likely it won\u2019t be enough as you can see quite a number of layout where the office can be used as bedroom. On this part, developer really has to examine on this and putting a deep thought for the solution. I am pretty sure we don\u2019t want to see double parking at Shamelin Star. Could it be possible that Shamelin Star is situated near to LRT station, so developer is expecting the future owners of Shamelin Star will not own more than 2 cars per unit? If it is so, I can tell most likely they are wrong.\n\n\nCommercial & Retail Units\n\n\nAs far as I can remember, this project does come with a proposed of commercial element with basement car park. Could this be the solution\u00a0 for the car park issue?\n\n\nFrom the developer website, it never mentioned any single info regarding the commercial element beneath this Capella and Rigel buildings. Perhaps we shall leave his question till the pre-launch event but this is definitely an important question. Knowing that Shamelin Star is located among the quite old shoplots area, I am very curious on the actual human traffic of Shamelin Star\u2019s commercial element. Although Shamelin Star could be one of the highest building in Taman Shamelin or Taman Maluri, but due to the fact of Shamelin Star is surrounded by all the current old shoplots, the semi hidden commercial\u00a0 of Shamelin Star is possible to be partially paralyzed and unseen from the outer traffic. The question is who will come all the way from \u201coutside\u201d into the commercial or retail of Shamelin Star. On this part, developer definitely really need to look into it and help the commercial tenants to pull the crowd in for example by having some influential anchor tenants. Without the developer\u2019s assistance, Shamelin Star\u2019s commercial will be really tough and might end up sharing the same fate as other commercial retails nearby \u2013 Half to almost dead fish. In my opinion, the success of the commercial retail of Shamelin Star might somehow has a direct effect on the value of those above residential units.\n\n\nSurrounding Shoplots Condition of Shamelin Star\n\n\n\u00a0\n\n\n\u00a0\n\n\nConclusion\n\n\nUntil today, developer has not revealed anything regarding the package, freebies , pre-launch price and launching price. I have to admit that for this part, the Developer is doing quite good job by keeping all the interested buyers suspensed until today. There are not much info being circulated over the internet and PropCafe.Net will definitely not going to hide it and will share it unconditionally\u00a0 if we know.\n\n\nWell well well \u2026perhaps developer really want to give the registrant a good \u201csurprise\u201d on the day during the pre-launch.\n\n\nPropcafe.Net also would not want to speculate so much on the per-launch price either.\n\n\nDo share with us here if you know! You are always welcome!\n\n\nBut\u00a0 \ud83d\ude42 the price info that we found from \nKPKT\n is as per below :\n\n\n\n\nShamelin Star is sitting on a very strategic location in viewing of the current and future potential of Taman Maluri and the up coming proposed MRT station which is under construction already and its close proximity to the city Centre with current\u00a0 two existing LRT stations nearby.\n\n\nThe only problem is the locality and environment of Taman Shamelin itself is not really a well developed area and lack of nice and classy commercial elements as compared to some other area. Like I had mentioned earlier, another holding back reason is the concern of the fate of the Shamelin Star\u2019s commercial elements which looks a little bit gloomy at this point of time if the developer does not has any concrete plan or intention to bring \u201clife\u201d into Shamelin Star.\n\n\nSomeone had actually asked me before, do you think the expatriates or foreigners will consider to rent\u00a0 Shamelin Star if given a choice as compared to other area which is more \u201cexpatriate\u201d friendly ? Tough question as no one has the crystal ball. Perhaps you should ask yourself this question too.\n\n\nFor me is very straight forward and down to the final price and the \u201caffordability\u201d of Shamelin Star. I always believe \nmost\n of the things can be compromised and it does come with a price tag.\n\n\nAlrighty readers , hope you enjoy it.\n\n\nGota pen off here and we will talk again if there is part 3 of Shamelin Star! Live from the pre-launch? Stay tuned.\n\n\n\u00a0\n\n\n\n\nPropCafe.Net Review Part 1 :\nShamelin Star SoHo Residences @ Taman Shamelin\n\n\nPropCafe.Net Review Part 3: \nShamelin Star \u2013 Sales Gallery Visit (Part 3)\n\n\nRenderings and illustrations herein are artist\u2019s impression only.\n\n\n(Reference: \nhttp://www.shamelinstar.com.my/\n )\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/shamelin-star-taman-shamelin/", "title": "PROPCAFE Review : Shamelin Star SoHo Residences @ Taman Shamelin By Landmark Zone", "body": "\n\nComputer illustrated graphic\n\n\n\u00a0\n\n\nShamelin Star SoHo Residences \u2013 The New Shinning Star Among the Meteors\n\n\n\u201cShining Star among the Meteors\u201d \u2013 This phrase was actually came from one of my friend and indeed a good one to describe this project prematurely. It did give me a little spark on how I shall begin my \u201ctyping\u201d. So I am going to borrow this line for this one. Shall this \u201cphrase\u201d end with a period or question mark; I will leave it to you.\n\n\nLEASEHOLD. \nYes it is a leasehold. Beside \u201chow much?\u201d, one of the most frequent asked question \u00a0\u2013 \u00a0\n\u201cFreehold or Leasehold?\u201d \u00a0\nSo reading until here, it is at your own discreet judgment whether you still want to continue or end here.\n\n\nYes, \u2026 the next most frequent asked question, \n\u201cwhere is the location?\u201d\n. The answer for this question will cover quite a major portion of this review since one of the main purposes of this review is to introduce this area which is totally stranger to some readers here. It is unusual for me to disclose the price of this project at this early stage so please bear with me. Not that I know it.\n\n\nBy the way, just in case if you are still reading\u2026 the name of this project is called \u201cShamelin Star\u201d .\n\n\n \n\n\nShamelin Star as the name already suggested is located at Taman Shamelin Perkasa.\n\n\nAccording to the brochure, the exact GPS location of SS is N 3\u00b0 07\u2019 33.4\u201d E 101\u00b0 44\u2019 11.0\u201d.\n\n\nTaman Shamelin Perkasa\n \u2013 \u00a0Also known as Taman Shamelin is located in Klang Valley sandwiched in between of Taman Pudu Ulu, Taman Maluri, Pandan Indah and Pandan Perdana.\n\n\nTaman Shamelin Perkasa is approximately at the radius of 3.7km from Pavilion @ Bukit Bintang and radius of 4.4km from KLCC. Indirectly, this means that SS is located pretty close to the so called \u201cCenter of Gravity\u201d with less than 5km radius.\n\n\nTaman Shamelin currently can be access via MRR2, Jalan Pandan Indah or Jalan Cheras. According to Besraya Extension which is currently under construction, there will be an interchange at Shamelin as well. If the Shamelin Expressway is materialized, this is definitely good news to the Shamelin folks. Details can refer to \nhttp://en.wikipedia.org/wiki/Shamelin_Expressway\n and \nhttp://www.ijm.com/infrastructure/toll/besraya/map.asp\n\n\nBesraya Estension \u2013 Shamelin Expressway\n\n\nThis 135 acre piece of land at \u201cCheras\u201d was acquired for mixed residential, commercial and industrial development purpose by a company named SHAMELIN also known as Koperasi Shamelin Berhad (KSB) in the early \u201980s. At the beginning, the property development business was taking off quite well and smooth, but in the mid of 80s, it began to have some problem and this development project was abandoned. Following with other business which they were engaging also facing problems, Shamelin was at the verge of bankruptcy. For more details of KSB , you can visit their site \nwww.shamelin.com\n\n\nPerhaps this could be the reason why Taman Shamelin\u2019s commercial did not fly well as compared to Taman Maluri despite only separated just by the river of Sungai Kerayong. To be frank, I don\u2019t really know much of Taman Shamelin , nothing really \u00a0fancy me over there. The only few times I went to this part of world is to the Pos Malaysia Cawangan Serahan Jalan Cheras to collect my parcel. Those undelivered parcel for Cheras area, usually will be parked at this post office for collection. The other occasion to Taman Shamelin was to get my bespoke suit.\n\n\nSurprisingly to my notice, most of the shops here are used as a \u201cclosed\u201d shop operation. Not much of into open door retail business. Most of the shops here are either used as an operational office or light industrial commercial. As far as I know, there is quite a number of clothing or garments factory/office here such as Wardrobe, Sparkmanshop, Depi and Orlando.\n\n\nOther than these few rows of quite rundown shop lots, there are also few light-medium size industrial factories nearby. Well, please do not expect this area to have the same vibrancy and environment of Mutiara Damansara. This place is pretty quiet and the environment is not so appealing. The old run down shop lots around Shamelin Star does give you a cold shiver down to your spine.\n\n\nYou really cannot expect much from an area where lack of retail commercial and mostly for industrial business operation. If you are expecting Mount Kiara or Beverly Hills environment, save your petrol mate.\n\n\nCurrent shops beside Shamelin Star\n\n\nCurrent shops around Shamelin Star\n\n\nCurrent shops around Shamelin Star\n\n\nFactory behind Shamelin Star\n\n\n\u00a0\n\n\nSo what make this Shamelin Star having the chance to be sustainable in long term despite sitting on this dull area? The key is the recent completed Shamelin\u2013Maluri viaduct where connecting Shamelin to Maluri.\n\n\nBesraya Extension & Maluri Viaduct\n\n\n\u00a0\n\n\nThis viaduct \u00a0is connecting Jalan 4/91 of Shamelin to the intersection of Jalan Jejaka and Jalan Mahkota of Taman Maluri. The best part is this link bridge is located right in front of SS. Having this link is vital for Shamelin Star because it does really cut the distance and time needed to travel from Shamelin to Taman Maluri without needed to go through the notorious Jalan Cheras.\n\n\nShamelin \u2013 Maluri Viaduct\n\n\n\u00a0\n\n\nWhy Taman Maluri? At Taman Maluri Commercial area, I believe this area able to serve if not all then most of the daily needs such as banks (Maybank, CIMB, Alliance, Public Bank), Kopitiam, Clinics, Hotel Maluri, restaurant, 7-11 , not to mention \nAEON Jusco Taman Maluri \n\u00a0and etc at merely less than 500m from Shamelin Star to this juncture of Taman Maluri\u2019s commercial center. The average price of shops at Taman Maluri is around 7 figures and this will at least give you some scale indication of the vibrancy of this part of world. Someone told me before how wrong could it be when Jaya Jusco Taman Maluri \u00a0is nearby?\n\n\nTake a drive there and see it yourself!\n\n\nPersonally if I am looking for a home, I would not want my place to be located at a too vibrant and congested area with cars and high human traffic. If I were to be given a choice, I would like to have both of the worlds, balance of \u201cpeaceful\u201d and \u201cconvenience\u201d. My definition of balance here is calm and quiet surrounding yet at the same time \u201cconvenience\u201d is within arm length.\n\n\nThe Influence of Surrounding\n \u2013 What are the other key components surrounding Shamelin Star? Take a look on the below picture\u2026\n\n\nThe key components\n\n\n\u00a0\n\n\nNeedless to say more, I guess the picture above tell everything. I will not go into details of each component as such it will become boring. But one thing I would like to highlight here is the availability of the public schools nearby, being not too far from the future of the MRT Exchange and smacked in between of two current LRT stations, a lavish 61 acre park right across the main road in front of Shamelin Star and with the presence of one of the Sunway Group\u2019s megaproject \u2013 Sunway Velocity nearby; these all factors definitely add additional \u201coomph\u201d to whatever you are sipping now be it \u00a0Coffee or Teh Tarik.\n\n\nWhen there is LRT station nearby, the question of whether is walk able will be arises. I am not going to say whether is \u201cwalkable\u201d or not since it is very subjective but I am much interested to find out the actual distance and the experience of the journey to the LRT station in person and see what I can discover along the journey.\n\n\n\n\nFollowing the path above to Pandan Jaya LRT station, the recorded time and distance was 10 mins and 780m with an average walking speed of 4.5km/h. On the way, it is worth to note that there is a covered walk way starting from the junction of Jalan 1/91 and Jalan 6/91. Furthermore, on this stretch of road is where Poly-Tech Mara and University Kuala Lumpur located as well.\n\n\nPortion of covered walkway\n\n\nBelow is picture of access to the Pandan Jaya LRT station from Shamelin.\n\n\nPandan Jaya LRT Station\n\n\n\u00a0\n\n\nIMHO, 780m distance with 10 mins walking distance is merely acceptable but it still requires quite an effort to walk there at least\u00a0 for old man like me.\n\n\nSo is there any shorter alternative? It will be very much depending on Shamelin Star whether will there be any second entrance point of Shamelin Star. IF there is another entrance point at the rear side of Shamelin Star as per picture below, then the distance to the LRT station from this alternative entrance point will be approximately 550m-600m and walking from this rear entrance of Shamelin Star to LRT is much more \u201cwalk able\u201d compared to using the front entrance of Shamelin Star. Well\u2026 if there is one\u2026\n\n\n\u00a0\n\n\nProposed rear access of Shamelin Star?\n\n\n\u00a0\n\n\nLet\u2019s have a look on what is in front and rear of Shamelin Star. \u2026\n\n\nShamelin Star Front View\n\n\nShamelin Star Front Access\n\n\nThe only thing which I would like to comment is the road in front of Shamelin Star entrance is a single way lane. This means that future residents of Shamelin Star have to make another loop if they missed the junction turning in from the main road to the road in front of Shamelin Star entrance. If you look at the other side of the coin, with single flow traffic is always smoother compared to two way traffic at the dispense of convenience just like the saying \u201cThere is no turning back\u201d.\n\n\nShamelin Star Rear View\n\n\n\u00a0\n\n\nOn the rear side of Shamelin Star nothing much of any pleasant sight. Factories and \u201cGerai \u2013 gerai makan\u201d\u00a0\u00a0 \u00a0(Hawker stalls) nearby and again here is also single way lane. Not sure whether this gerai-gerai is operating during evening/night and whether walking from here at night time will be a comfortable walk or not. But like I say, I have not tried to scout this area at night time so I cannot tell much. Please bear in mind, this path will be your nearest distance to Pandan Jaya LRT station if SS going\u00a0 to realize this rear entrance of Shamelin Star. Whether you like it or not, for those who commute daily by LRT this will be your daily route.\n\n\nUntil here with all those not so pleasant sights and pictures, allow me now to bring you to the opposite side. It is always good to let you see the hell first and then bring you to see the \u201cHeaven\u201d.\n\n\nPudu Ulu Park\n\n\n\u00a0\n\n\nThe park!\n\n\nWhat else I can say more! Right in front of Shamelin Star entrance across the main road is the \n61 acre\n Pudu Ulu Park. The land has been gazetted as a park area and \nno development\n will be allowed on it which means unblock view! The park was designed with the patterns of the hibiscus as the central theme. Hibiscus motifs are heavily present in terms of decor as well as layout of the park.\n\n\n\n\nThe park is very well equipped with up-to-date facilities, including toilets for the disabled, surau, dustbins, drinking water tap, a playground, jogging tracks, reflexology paths, centralised parking lots, bicycle tracks, parking lots for bicycles, football field, multi-purpose courts, and a sculpture garden.\n\n\nSuch a big park is very rare within 5km from the city centre. Those who appreciate greenery and outdoor activity will know how to appreciate this! Maintaining healthy lifestyle throughout your age is vital to keep you fit mentally and physically, one of the most economic way to maintain your fitness is to have a morning jog or have a simple workout around the park , forget about those costly air-conditioned high tech gym.\n\n\nBest of the best, this park is FOC! \u00a0You want a run? Well, just go across, and you can run. Forget about the iPad!\u00a0 On the weekends bring your kids and let them get in touch with the nature. This moment is priceless.\n\n\nOther than the park, how about the KLCC view from the Shamelin Star? With standing on the 37 floor high building, if unblocked, will you get such a view as below picture?\n\n\nWill this be the KLCC view from Shamelin Star?\n\n\nOkey, it time \u00a0for me to wrap up my 1\nst\n part of review of Shamelin Star.\n\n\n\u201cWill Shamelin Star be the new shining star among the meteors? I will leave the answer to you. To be honest, it is quite difficult for me to give the answer now. Instead I am far more interested to know \u201cWould Shamelin Star able to sustain its shine? Or over time,\u00a0 will Shamelin Star become the fallen abandoned star just like its neighbor?\n\n\nFor the Part 1 review, there is an executive summary with lesser words especially\u00a0 f or those Big Boss and Tycoons who do not have much time to read.\n\n\nFrom the info heard, showroom and sales gallery will be ready somewhere in April\u2026 somehow do watch out for the surprises\n\n\nMy next post will cover more on the developer\u2019s background, master plan, showroom, room layout, design, package, freebies and intrinsic value of Shamelin Star and if possible the price tag as well. As of now all I can tell the master plan,\u00a0 room size and layout is really pretty interesting!\n\n\nBefore I end here, according to Chili Source the architect for Shamelin Star is \nDMP Architect Sdn Bhd\u00a0\n which previous they did it for the high end Marc Residence and Hamsphire Residence KLCC but little bird told us that the facade has been revised and the archi\u2019s website is showing \nold facade\n of Shamelin Star. Perhaps this info might be interesting to you!\n\n\nSo stay tuned \u2026..\n\n\nSome teaser about the project :\n\n\nProject Name : Shamelin Star SoHo-Residences\n\nDeveloper :\u00a0Landmark Zone Sdn\u00a0 Bhd (Company No. 857848-V) (\u201cLZSB\u201d or \u201cthe Developer\u201d)\n\nType of Project : Mixed Development\n\n\nSize of Project : Approximately 3 acres\n\nTenure : Leasehold (99 years)\n\nType of Development : Two blocks of 37 storey oOHo-Residences with retails at ground floor\n\n\nDevelopment :\n\n\n1) Retail lots located at ground floor Components\n\n\n2) Car park \u2013 Underground (Non-Resident) , 1st \u2013 6th Floor (Resident)\n\n\n3) SoHo-Residences located from 7th \u2013 36th floor\n\n\nLand\n\n\nThe Land comprises of two parcels of non-contiguous land (separated by a road) measuring in aggregate approximately 2.36 acres held under PN 31207 Lot No. 11749 and PN 31208 Lot 11750, both in the Mukim of Ampang, Daerah of Kuala Lumpur, held under leasehold titles expiring on 11 September 2082.\n\n\nLot 11749, measuring approximately 1.45 acres, has been approved for commercial development while Lot 11750, measuring approximately 0.91 acres has been approved for use as a car park.\n\n\nThe parties intend to acquire certain parcels of leasehold land contiguous with and adjoining the Land measuring in aggregate approximately 0.64 acre, and to amalgamate the same with the Land, with the amalgamated land (\u201cthe JV Land\u201d) measuring approximately 3.0 acres in aggregate.\n\n\nSo stay tuned \u2026..\n\n\nDeveloper Landmark Zone Sdn Bhd \u2013 Perduren Bhd\n\n\np/s for any discussion for this project, you are welcome to leave a comment at this site or discuss at the \nforum.propcafe.net\n\n\nThanks!\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sime-darbys-elmina-ariza-ph1-keana-ph2-regia-ph3/", "title": "PROPCAFE Peek : Elmina \u2013 Ariza (Ph1), Keana (Ph2) & Regia (Ph3) By Sime Darby Properties", "body": "\n\nThis is the first time Propcafe.net has done a brief review of a project before the official launching, the official launching scheduled to be on 18/5/2013 Saturday, 830am \u2013 10am for registration and the balloting will start at 10:30am.\n\n\n\n\nBefore we start the chronology of the event let us go thru brief info of the project :\n\n\nLocation x 3 \u00a0\n\n\nPurchasers always confused Elmina and Denai Alam. \u00a0Sales gallery is located in Denai Alam, thus purchasers may confuse that Elmina is part of Denai Alam. In fact Elmina is stand alone and not part of Denai Alam. \u00a0The invitation material only stated the location of DA sales gallery but didn\u2019t highlight the exact location of Elmina. From Denai Alam, one need access to the Gurthrie Express Highway and go towards Kuala Selangor/Rawang direction. From Denai Alam to Elmina, it would take around 5 mins by driving.\n\n\n\n\n\n\nElmina \n\n\nElmina is a township development like Denai Alam and Putra Heights by Sime Darby, to name a few. The phase 1 link house Ariza is the first project of the entire Elmina development. Sime Darby, as a GLC and one of the top 3 developers by assets in the country, it owns extensive land bank in this part of KLV. \u00a0With the success of Denai Alam, Sime Darby is looking to replicate the success of DA and started Elmina, Ariza is the first launch of Sime Darby right after General Election 13.\n\n\nPhase 1 \u2013 Ariza \u2013 2 storey Link (Land Size 20\u00d788, BU \u2013 from 1935 sqft to 2400 sqft), The lake facing row at south is double frontage (from RM714K intermediate), the rest are single frontage (from RM600K), I wonder why Sime Darby can only build 1935ft on 20\u00d788 lan size? as other developer such as SP Setia can build up to 2200 sqft on a 20x70ft land size.\n\n\nPhase 2 \u2013 Keana \u2013 2 storey Super link (Land Size 24\u00d779, BU \u2013 2200 sqft \u2013 subject to confirmation) \u2013 from 708K\n\n\nPhase 3 \u2013 Regia \u2013 2 storey Super link (Land Size 30 x 65 \u2013 BU unknown) \u2013 from 800K\n\n\nPhase 2 and 3 scheduled to be launched in Aug and Sept 2013 respectively.\n\n\n\n\n\n\n\u00a0\n\n\nChronology of the launching event \n\n\n\n\n\n\n\n\nDate \n\n\nRemarks\n\n\n\n\n\n\n13 May\n\n\nReceived email from SA to registered our interest via email/ online \u00a0 or by sms.\n\n\n\n\n\n\n15 May\n\n\nReceived invitation by SMS for the balloting invitation, RM10K per \u00a0 ballot on 18 May\n\n\n\n\n\n\n16 May\n\n\nInformed by SA that there would be 117 units of Ariza for sales, Management \u00a0 will block 12 units and keep it till Vp and sell at higher premium. The \u00a0 remaining 105 units, 59 units will be reserved for staffs, and 46 units for \u00a0 general public.\n\n\n\n\n\n\n17 May (Today)\n\n\nAt 10:00am, around 250 Sime Darby staffs showing their interest for \u00a0 Ariza, so 250 staffs fighting for 59 units by balloting.At 11:00am. \u00a0All 59 units of \u00a0 staff allocation was sold, the management has no choice but to open the 46 \u00a0 units that reserved for public to the staffs with the condition that staff \u00a0 will not enjoy 5% staffs discount.At 12:00pm. 50% Bumi quotas met. Some Bumi Staffs that bought at no \u00a0 staff discounts, did not get 7% bumi discount as well, as Ariza 50% bumi \u00a0 quota has met before open to the public.\n\nAt 1:00pm. Some Bumi staffs who\u00a0 \u00a0 can\u2019t get both staff and bumi discount pushed the\n\n\nManagement to open up Phase 2 for sales. Thus Phase 2 \u00a0Keana start selling to staffs at 1pm\n\n\nAt 4:30pm \u2013 Phase 2\u2019s 50% staffs quotas were met, so staffs would not \u00a0 enjoy 5% discount anymore, Bumi quota just left few units. \u00a0This forced the Management to open up Phase \u00a0 3 for staffs booking.\n\n\n\u00a0\n\n\nUpdated on 5pm.\n\n\nPhase 1 Ariza \u2013 out of 117 units, < 10 units left, there are still \u00a0 around 20 staffs waiting for the ballots numbers to be called.\n\n\nPhase 2 Keana \u2013 Total 70 + units, all North facing units that facing \u00a0 Phase 3 were taken, the South Facing row (for future development) 10 units were \u00a0 taken out of 30 units.\u00a0\n\n\nPhase 3 \u00a0Regia \u2013 Total 60 + \u00a0 units, 7 units were booked by staffs\n.\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\nThe staff booking will be carried on until all Phase 1 to Phase 3\u2019s staffs quota are met this evening at 17 May 2013. What we anticipate tomorrow (18 May 2013) would be as follows:\n\n\n1)\u00a0\u00a0\u00a0\u00a0\u00a0 All Phase 1 would be gone with the wind. Not even bones left for public\n\n\n2)\u00a0\u00a0\u00a0\u00a0\u00a0 Phase 2 link houses might left few units, but the developer would no longer offering Bumi discount for general public even if you are a Bumi. As 50% bumi quota would be met internally by staffs booking. Majority of Sime Darby\u2019s employees are Bumi.\n\n\n3)\u00a0\u00a0\u00a0\u00a0\u00a0 Phase 3 super links are the only ones that would be available tomorrow, but be prepare to pay above 800K for this 30 x 65 land size unit.\n\n\n\n\n\n\nWhat will we see after 2 years?\n\n\n1)\u00a0\u00a0\u00a0\u00a0\u00a0 Phase 1 + 2 would be renamed from Ariza + Keana to \u201cTaman Sime Darby Staffs Hostel\u201d (if staffs purchases are for own occupation)\n\n\n2)\u00a0\u00a0\u00a0\u00a0\u00a0 If the staffs\u2019 purchases are for flipping, we would see stiff competitions among staffs to let go their units. Apparently, Bumi staffs who has got 7% +5 %, has the strongest buffer to compete in the sub-sales market\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/singapore-property-purchase-guide/", "title": "PROPCAFE\u2122 Guide: Singapore Property Purchase Guide The OTP", "body": "\n\nSingapore Property Purchase Guide\n\n\nSearching for the perfect Singapore property\n\n\nWe have earlier touched on our preferred property search portals that are www.99.co or www.propertyguru.com.sg. Property advertisements are typically advertised and paid by property agent. In this edition of Singapore Property Purchase Guide, we share more with you, first as to whether the property agent or the real estate agency is registered with the Singapore Council for Estate Agencies (CEA) you may check it \nhere\n.\n\n\n\n\nAvoid Fake Ads\n\n\nSome portal such as 99.co actually got their ad verified and allow the consumer to report as to they are genuine or other. We think this is a quite a good feature, to evaluate if the ad or the deal is \u2018legit.\u2019\n\n\nOur take on property agent, do your due diligence, interview and engage someone you are comfortable with and someone that is aligned to your interest. Most of the time, what you are seeing on the advertisement post in property portal as agent engaged by the owner, so it is not so hard to guess their interest is, that is yield best price for the owner. So engage another agent that is aligned to your interest may yield better result at least from the price negotiation point of view. As likely you may be presented with options, or other value add such as additional information to the unit you are interested in.\n\n\nOur experience told us that the best deals are usually not found on the internet, good deals will come and go fast within a \u2018circle\u2019. A good agent will likely to share with you the best deal if he is in the circle. So how extensive network of the agent is also important.\n\n\nCOVID-19 remote viewing, E-viewing\n\n\n\n\nWith the onset of COVID-19 pandemic, there are lots of remote viewing, e-viewing, 3D-view made available by property agents. For this writer, traditional view the actual house still preferred. Few fundamental reasons that we need to address.\n\n\nFirst, if we will eventually stay in the house, for investment perhaps not so critical but still is not advisable to skip the actual viewing for resale/subsale properties. Not going to argue on the primary developer sales, as the most we can see are probably mock up sales flat.\n\n\nOther benefits, include touch and senses the unit, noise pollution, smell, brightness, view. See it with your own-eyes. Other matters including the surrounding, the upkeep of the facilities, accessibility to the carpark, etc. \u00a0There are also a saying, you are shown what \u2018they\u2019 want you to see.\n\n\n\n\nDONE viewing \n\n\nSo you have gotten your cash ready, done your online viewing to your 100% satisfaction, it is time to sign the dotted line eh\u2026\n\n\nHang in there before you do so, let\u2019s go through this important document, OPT, Option to Purchase. This is no OTP ala Malaysia style. OTP in Singapore is an all serious document that you should be well versed off, as the implication is significant at least financial, or the timeline of completion (\u2018vacant possession\u201d)\n\n\nDisclaimer here: Not acting as a legal adviser.\n\n\nThe information, materials and opinions contained on this article are for general information purposes only, are not intended to constitute professional advice, and should not be relied on or treated as a substitute for specific advice relevant to particular circumstances\n.\n\n\nWhy so serious here:\n\n\nOption to Purchase (OTP) is a legal agreement between the buyer and seller (or developer) for the sales of a residential property. When you sign the OTP agreement, you\u2019ll need to pay an option fee to \u2018reserve\u2019 the property. If you \u2018back out\u2019 of the purchase \u2013 i.e. you do not exercise the option by the expiry date \u2013 you forfeit the amount paid.\n\n\n\n\nThat\u2019s the major difference here for private property purchase.\n\n\n\n\n\n\n\n\n\n\nTypical terms\n\n\n\n\n\n\nMalaysia OTP\n\n\n\n\n\n\nSingapore OTP\n\n\n\n\n\n\n\n\n\n\nOption fees\n\n\n\n\n\n\n3%\n\n\n\n\n\n\n1%\n\n\n\n\n\n\n\n\n\n\nRefundable\n\n\n\n\n\n\nGenerally yes\n, if loan not approved\n\n\n\n\n\n\nGenerally no\n, unless specifically both buyer and seller consent on refund of options fees for loan rejection\n\n\n\n\n\n\n\n\n\n\nOption period\n\n\n\n\n\n\nGenerally 14 days (negotiable)\n\n\n\n\n\n\nGenerally 14 days (up to 2 months) \n\n\n\n\n\n\n\n\n\n\nOption extendable\n\n\n\n\n\n\nGenerally yes subject to agreement by both buyer and seller\n\n\n\n\n\n\nNo. Reissues of OTP is longer allowed.*\n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\nRecently there is a clamp down on developer sales by the Singapore government, as usually sellers (developers) have the right to forfeit the option fee and put the property back up for sale when buyers do not exercise their option by the OTP expiry. However instead of forfeiting the option fees, developer then reissues a fresh OTP to the same buyer, making the OTP to appear as new. OTP shelf-life extension, cool right.\n\n\nSo with effective from 28 September 2020, this is no longer allowed. We understand that there are instances that developers could extend the OTP for up to 18 months.\n\n\ntop developers from re-issuing OTP to the same purchaser(s) for the same unit within 12 months after the expiry of the earlier OTP\n\n\nThis means that if you want to buy the property, you must exercise your option within the option period. However if you need time, you need to apply to the Urban Redevelopment Authority, maximum extension is up to 12 weeks from the OTP date.\n\n\nhttps://www.ura.gov.sg/Corporate/Guidelines/Circulars/COH20-03\n\n\nCome to think about it, buying properties in Malaysia is of lesser restrictions.\n\n\nSo how a OTP looks like vis a vis comparison. There you go.\n\n\nAfter going looking through at these a headache or not. This writer also feels headache while putting these article up.\n\n\nGet expert advice\n\n\nWe would advise the both purchasers and buyers to obtain professional legal advice on the drafting of OTP and as well as proper review of OTP ahead of signing off the dotted line.\n\n\nLife is already so stress, let\u2019s make our life easy by outsourcing those complicated matters to the professional shall we. After all the legal fees (typically SGD3-4k) is a small portion of incidental fees of the property price.\n\n\nWhat else do you need in PROPCAFE Singapore Property Purchase Guide\n\n\nSo we have covered pretty much the all the key areas in this Singapore Property Purchase Guide. do let us know you want us to do more.\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/skyluxe-bukit-jalil/", "title": "PROPCAFE Review : Skyluxe @ Bukit Jalil By Skyworld", "body": "\n\nSkyluxe Bukit Jalil by Skyworld\n\n\n\n\nBukit Jalil Madness, BBB\u2026\n\n\nHave you been to Bukit Jalil lately, we bet you hate the traffic at Bukit Jalil especially the long Bukit Jalil Highway stretch. Endless constructions from LRT previously to now new constructions of interchange. \u00a0All these temporary inconveniences are to give way to the making of Bukit Jalil City, BJC.\n\n\n \n \n \n \n \n\n\nBukit Jalil has started to evolve and the scale of rapid development will eventually transform Bukit Jalil to a peaceful suburb to a \u2018city\u2019, in fact we have actually covered masterplan of Bukit Jalil City extensively\u00a0\nhere\n. But if you fancy about living in a City next to a park, yet able to access to the city and park freely, read on to our review at Skyluxe Bukit Jalil By SkyWorld.\n\n\n\n\nSkyluxe Bukit Jalil the project essentials\n\n\nSkyluxe Bukit Jalil is located along \nJalan Jalil Perkasa 1, Bukit Jalil, (Jalan Jalil Perkasa 4),\n confused? lets us explain. If you aware Jalan Jalil Perkasa 1 is a long stretch of road, SkyLuke is also on Jalan Jalil Perkasa 4. A left turn off if you coming from left inroad from Jalan Jalil Perkasa 1 heading toward Awan Besar LRT direction.\n\n\nSkyluxe Bukit Jalil is developed by SkyLuxe Development Sdn Bhd. Localized project name will be SkyLuxe Residensi, it sat on \n1.85\nacre freehold land under Wilayah Persekutuan Kuala Lumpur. Skyluxe Bukit Jalil is made up of 2 residential blocks with 225 units in \u00a0(Blok A) and 252 units in Block B, total 477 units.\n\n\nThis translate to 258 units per acre, high dense, but it is hugely mitigated by the green as it is next to Bukit Jalil Park.\n\n\nFacade of Skyluxe\n\n\n \n \n\n\nBlock A\n\n\n\n\n\n\n\n\nType\n\n\nSize (sqft)\n\n\nUnits\n\n\nConfiguration\n\n\nCarpark Allocation\n\n\n\n\n\n\nB\n\n\n1011-2102\n\n\n97\n\n\n3\n\n\n2\n\n\n\n\n\n\nB1\n\n\n1024-1081\n\n\n29\n\n\n2+1\n\n\n2\n\n\n\n\n\n\nC\n\n\n905-1675\n\n\n33\n\n\n2+1\n\n\n1-2\n\n\n\n\n\n\nD\n\n\n1140-1240\n\n\n33\n\n\n3\n\n\n2\n\n\n\n\n\n\nD1\n\n\n1130-1223\n\n\n33\n\n\n3\n\n\n2\n\n\n\n\n\n\n\n\nBlock B\n\n\n\n\n\n\n\n\nType\n\n\nSize (sqft)\n\n\nUnits\n\n\nConfiguration\n\n\nCarpark Allocation\n\n\n\n\n\n\nA\n\n\n661-727\n\n\n65\n\n\n1+1\n\n\n1\n\n\n\n\n\n\nA1\n\n\n661-727\n\n\n61\n\n\n1+1\n\n\n1\n\n\n\n\n\n\nB\n\n\n1011-2102\n\n\n63\n\n\n3\n\n\n2-3\n\n\n\n\n\n\nB1\n\n\n1024-1624\n\n\n30\n\n\n2+1\n\n\n2\n\n\n\n\n\n\nD\n\n\n1140-1204\n\n\n33\n\n\n3\n\n\n2\n\n\n\n\n\n\n\n\nThis is the view driving along Jalan Jalil Perkasa 1.\n\n\n \n\n\nTurn here left to Jalan Jalil Perkasa 4 to the show gallery and the site, this is the TNB substation you can\u2019t miss, before the turn in.\n\n\n\n\nThe site along Jalan Jalil Perkasa 1.\n \n \n \n \nWhen Skuluxe VP will this stretch at Jalan Jalil Perkasa 4 be the private outdoor carpark for the residents?\n\n\n\n\nLocation, Accessibility, Amenities\n\n\n\n\nApproximate Direct Displacement (*by Car)\n\n\nPavilion Bukit Jalil City \u00a0ready in by 2018 (1km, by foot)** with terms and conditions\n\n\n\n\nKLCC : 12.5km (*19km)\n\n\nOne Utama : 12.2km (*23km)\n\n\nSunway Pyramid : 7.2km (*9km)\n\n\nMid Valley : 7.3km (*10km)\n\n\nIOI Mall Puchong : 5.7km (*8.0km)\n\n\nThe Mines : 6.0km (*8.5km)\n\n\nCyberjaya : 15km (*25km)\n\n\nKLIA : 33.5km (*50km)\n\n\n\n\nMajor Highways \u2013 6 Major Highways\n\n\n\n\nLebuh raya Bukit Jalil\n\n\nKESAS Highway\n\n\nMRR2\n\n\nSungai Besi Highway\n\n\nMEX Highway\n\n\nLebuh Raya KL-Seremban\n\n\n\n\nTrain \u2013 LRT (*Approximate distance) 3 LRT stations\n\n\n\n\nAwan Besar \u2013 1.5km\n\n\nSri Petaling \u2013 3km\n\n\n.Bukit Jalil \u2013 4km\n\n\n\n\nSkyluxe Bukit Jalil is ridding on Pavilion Bukit Jalil City?\n\n\nOne of the biggest unique selling point of Skyluxe is its proximity to Pavilion Bukit Jalil City. BJC is the next big thing in Bukit Jalil, Puchong, even Selangor as a whole.\n\n\nLike it or not, like many other new developments in Bukit Jalil, Skyluxe Bukit Jalil also rides on Malton\u2019s Bukit Jalil City, the people behind Pavilion Kuala Lumpur. In nut shell, the master plan of BJC Pavilion Bukit Jalil by Malton as follow.\n\n\n\n\nRegional Shopping Mall: 2 million Net Let-able Area (rival Mid Valley)\n\n\n50acre freehold land\n\n\nRetail Shops\n\n\nSignature Offices\n\n\nPedestrian cross from Bukit Jalil City to Bukit Jalil Recreational park\n\n\nLuxury Park Residence: 2 and 3 Bedroom. Total 6 Blocks of Service Apartment\n\n\n4 blocks of Service Apartment launched with >1000 units, 95% sold, 2 more blocks coming soon\n\n\nProposed infrastructure work in progress overhead u-turn to Bukit Jalil City from Puchong/Technology Park highway\n\n\n\n\n**\nSee above we have highlighted nearest way to Pavilion Bukit Jalil will be via the Pedestrian cross from Bukit Jalil City to Bukit Jalil Recreational park, meaning Skyluxe residents are required to walk pass the park, then only can sampai the mall.\n\n\nNow, where is the link bridge, cannot be seen here as it part of BJC masterplan. Safe after dark? When will it be built? Hmmmmm\u2026.so in the meanwhile as it can be so near yet so far to Pavilion Bukit Jalil.\n\n\nSkyluxe on the Park, yes it really next to a park, and opposite golf course.\n\n\n\u00a0\nSecond biggest USP, as Skyluxe Bukit Jalil is just next to a park. The site of Skyluxe Bukit Jalil is bordering Bukit Jalil Recreation Park (\u201cBukit Jalil Park\u201d), Bukit Jalil Park in a 80acre nature green lung conserved exclusively for the folks in Bukit Jalil and Skyluxe\u2019s site is as if part of the park!\n\n\n\n\n\n\nLooks who\u2019s here: Kwek, gwek x3 \u2026:::::You, PROPCAFE fellows shall not pass!!!!! LOL\n\n\n\n\nSkyluxe on the golf course!\n\n\nOpposite Skyluxe Bukit Jalil along Jalan Jalil Perkasa is the Bukit Jalil Golf and Country Resort, some units at Skyluxe Bukit Jalil will be able to get some nice unblocked golf view.\n\n\n \n\n\nSkyluxe also next to TNB substation\n\n\nThis one cannot run it is, pretty huge and visible, we wonder what kind of impact it is capable of? Can we look at other element of the projects, how about we explore the facilities.\n\n\n\n\n360 View of Skyluxe Bukit Jalil\n\n\n \n \n \n\n\nAfter looking at this, high floor view best\u2026..\n\n\nCondo Facilities at Skyluxe\n\n\nCondo facilities at Skyluxe Bukit Jalil meets the benchmark of modern condo these day, as it boast 24 lifestyle facilities including a sky terrace at the rooftop of each block! Level 23A-25 Sky garden, level 9 Aquatics with infinity pool, ground floor, maze garden, and entrance water feature. Literally top to bottom pun ada facilities!\n\n\n\n\n \n \n \n \n \n \n\n\nRooftop facilities, potential purchaser may verify these illustration with developer as to they will remain as illustration or otherwise.\n\n\nUnit built up type at Skyluxe Bukit Jalil\n\n\nThere are 6 types to choose from. We particularly like type D!\n\n\n \n \n \n \n \n\n\nType D & D1 first comes with expansive living, expansive masterbed room, a good size balconies, and unobstructed park view. However each unit only has 2 bathrooms and bedroom 2 looks too small.\n\n\nSkyluxe on the park price.\n\n\nAverage price 700-800psf. Pricey, this is the market rate at Bukit Jalil now for new condos.\n\n\nSome sample price for your kind consideration price herein before rebate, and we are told rebate ranges about 10%.\n\n\nB-26-3 RM625,000\n\n\nB-33-3 RM649,000\n\n\nB-26-1 RM655,000\n\n\nB-36-1 RM700,000\n\n\nA-33-8-RM892,000\n\n\nA-36-8-RM886,000\n\n\nA-29-1 RM880,000\n\n\nA-38-1 RM1,000,000\n\n\nA-41-5 RM1,027,000\n\n\nA-25-1 RM778,000\n\n\nA-13A-1 RM746,000\n\n\nNever mind the price, let\u2019s look at the sticker board.\n\n\n\n\nSkyluxe Show Room Review\n\n\nWe notice the ceiling for the show unit is on the high side >11ft. The sales personnel are kind enough to inform that the actual unit will be approximately 10ft. Maintenance is RM0.35 psf, most unit comes with 2 car parks. Unit is partially furnish with kitchen cabinet and aircond.\n\n\nWe thought spec wise at the price, developer should give timber flooring for all bedrooms.\n\n\nType B1 of the show unit\n\n\n \n \n \n \n \n \n\n\nNow the Type D1 Show unit, Like x 3\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n\n\nAbout Skyworld\n\n\nThe developer, Skyworld is a new comer in the property development scene, so we would advise purchase to exercise caution on the developer track record. In this development as a whole, this is residential land, so purchaser will be contracted with statutory confined Schedule H.\n\n\nIt is worth to note that Skyluxe Bukit Jalil will be in compliance with Singapore CONQUAS, it is good commitment by the developer to showcase their confidence in marketing the product.\n\n\nWe also like the setup of the show gallery, quite tastefully done.\n\n\n \n\n\nThe Verdict\n\n\nAs is it, the project is >80% booked\n, \nBBB in present day standard\n.\n\n\n\u00a0\nWe can understand why.\n\n\n\u00a0\nGood location, KL address\n\n\nPavilion Megamall is coming\n\n\nThe park\n\n\nThe LRT\n\n\nA good residential development\n\n\nFeel intrigued and want to visit the show gallery. Here go you.\n\n\nSkyWorld Property Gallery @ Bukit Jalil\n\n\nJalan Jalil Perkasa 4, Bukit Jalil, 57000, Kuala Lumpur\n\n\n(03) 4031-2999\n\n(016) 211-9831\n\n(016) 211-9892\n\n\nYou may waze there too, look out for Skyworld Gallery Bukit Jalil\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/skypod-residence-bandar-puchong-jaya/", "title": "PROPCAFE Peek : Skypod Residence @ Bandar Puchong Jaya By IOI Properties", "body": "\n\n\n\n\n\n\n\n\u00a0New project by IOI Properties, launched in the middle of 2012. \u00a0Another white faced facade like Jadite \u2026 I like! Hopefully end product will look the same, unlike some other tacky IOI products .. like the Odora .. ahem ..\n\n\n3-storey Odora townhouses in 16 Sierra .. looks so industrial ..\n\n\n\u00a0\n\n\nthe view from the main road .. \u2018the Golden Mile\u2019\n\n\n\u00a0\n\n\nactual site, hidden and blocked from LDP by the very dead IOI Business Park\n\n\nfreehold high rise, walking distance to future LRT station, directly opposite IOI mall, within the Golden Mile .. quite a no brainer isn\u2019t it \u2026 oh, not forgetting \u2013 setting a benchmark psf for high-rise in Puchong area :p\n\n\nwe weren\u2019t the only ones who thought this was worth a look, apparently lotsa local dragons thought so too ! bumped into an old friend, who also came all the way from Kota Kemuning to book a unit for \u2018investment\u2019 \u2026\n\n\nthe queue that morning! \ud83d\ude41\n\n\n\u00a0\n\n\n\u00a0\n\n\nbah, this is what happens when you procrastinate and leave home late!\n\n\n\u00a0\n\n\nBBB fever at its peak .. wait and blink, and your choice unit will be taken .. most investors would have done their research on choice units and orientations ..\n\n\npictures of the product .. wonder how much of it will actually materialize .. IOI\u2019s attempt at sky gardens .. a la M City or USJ 1 .. lol ..\n\n\nleft side is the block with the smaller units, right side is the block with the larger units\n\n\ncorner units are 3r/3b and comes with 3cp .. hard to go wrong with that type of combo .. sub RM500psf .. where to find :p\n\n\n\n\nby noon of the same day; after all the elephants have trampled the room ..\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/skypod-residences-ioi-properties-360-degree-view/", "title": "PROPCAFE 360 Degree View : Skypod Residences @ Puchong by IOI Properties", "body": "\n\nLaunched in 2012 Skypod Residences Puchong is a 640 units service apartment located along Puchong Golden Mile. Fast forward to February 2016, the 2 towers of Skypod Residences Puchong had both now VPed. Skypod Residences Puchong Tower B VPed approximately 1/2 year ago.\n\n\nTo those who frequent Puchong Golden Mile (herein defined as the mega 12 lanes carriage way from IOI Mall to Bandar Puteri Puchong or \u2018the straights of Puchong\u2019), you will unlikely miss Skypod Residences Puchong.\n\n\nSkypod Residences Puchong\u2019s 2 Towers stood majestically opposite IOI Mall, unfazed and hugely recognizable despite being tucked behind IOI Business Park.\n\n\nUnlike the Setiawalk or Bandar Puteri Puchong stretch, there are no many highrise around Bandar Puchong Jaya, IOI Mall stretch Skypod is be poised to be the land mark of Bandar Puchong Jaya, and we will tell you why.\n\n\nDo pay attention to the facade of Skypod Residence Puchong, it is not easy to not remember!\n\n\nIt is definitely one of the memorable one! \u5fd8-\u671b\u4e0d\u4e86 Get the point? This iconic building will definitely here to stay!\n\n\nPros:\n\n\n\n\nLocation, location, location\n\n\n\n\n\nAll amenities just 1-2km away, Setiawalk, cinemas, kareoke, banks, coffee, mamak, cafe, public transport,\u00a0walking distance to IOI Mall & LRT station.\n\n\n\n\n\n\nAverage units are priced very competitve at sub 500psf to 600psf, and developer managed to deliver few months ahead of contractual VP.\n\n\n\n\n\n\nCons:\n\n\n\n\nFacade choice of color can be better.\n\n\nAccess is via Persiaran Puchong Jaya Selatan only.\n\n\nSignificant cost cutting measures are seen. \u2018Cut Spec\u2019. We can point out a few again the brochure artist illustration.\n\n\n\n\na) lift lobby area are under-delivered, we thought we saw double volume lobby, grand lobby is not grand at all\n\n\nb) club house is short that it is supposed to be in \nbrochure\n.\n\n\nc) green areas in \nbrochure\n, i.e attached to facilities, attached to facade, wall areas are intentionally left blanks\n\n\nd) Skypod Residences Puchong \nbrochure\n branded the Skypod Residences as New Age Luxury, it is otherwise, mid cost apartment at best.\n\n\ne) windows size shrank, sliding door size shrank\n\n\n\u00a0\n\n\nDon\u2019t take our words for it, like usual we will have the picture to do the talking, enjoy!\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/soho-suiteklcc-vp-ed/", "title": "PROPCAFE 360 Degree View : SOHO Suite @ KLCC by Monoland", "body": "\n\nAfter The Vipod is VP-ed on last year August and Quadro at the end of November, the last series of Monoland\u2019s KLCC Trinity, SOHO Suites is just VP-ed recently. The site is currently busy with the contractors doing up the finishes touches at the common area (lobby, corridors, carparks etc) and facilities (pool deck) and unit itself before progressive handing over to eagerly awaited owners who received VP letter since end of January.\n\n\nThey were the developer for Titiwangsa Sentral and Oval Damansara and these project have made some handsome gains for earlier investors. Those property buyers and investors that familiar with property market in KL and Penang will know Monoland. In Penang, they are well known to develop 8 Gurney and Gurney Park at Gurney Drive and Central Park. Monoland also own the Northam Hotel. Where else in Klang Valley, they started with Oval Residence@KLCC and as mentioned in our previous reviews, they developed Quadro and Vipod and their next project is Vortex which was launched recently.\n\n\nPropcafe editor has joined the visit for the key collection of associates. Similarly to previous projects, Monoland has rushed the delivery of the VP without the whole development in complete condition. The site is still buzzing with people doing up the works. The guards will stop any curious visitors that intend to enter the building without the valid appointment letter.\n\n\nFor those been to Vipod, it\u00a0is a dejavu feeling where the finishes on the common and the unit itself is quite similar to each other.\n\n\nThe fa\u00e7ade\n\n\nThis is the artist impression of the facade\n\n\n\n\nAnd the actual facade\n\n\n l \n\n\nThe\u00a0building exterior\u00a0has stayed close to the artist impression notably the protruding and intruding wall creating the mashes. However two major differences are the color scheme which is more grayish and the rather than boxy the developer has painted two vertical strip on the side of the building.\n\n\nSome close up shot\u00a0of the building facade\n\n\n\n\n\n\n\n\nCommon Area\n\n\nThe main access to SOHO suite is via Jalan Perak, sharing the same stretch of road with Bank Islam, HonLeong Bank, Fraser Place. For the unitiated, the concept of SOHO Suite is where the residents are live, work and play under the same\u00a0roof. For more information about the development, readers can go to\u00a0\nhttp://www.soho-klcc.com/\n\n\nTherefore unlike pure residential OR office, certain area blocked for residential and certain area are opened to the public access. It is quite confusing at the moment due to lack of signage where no proper direction to pinpoint which lobby is for residential access and which is for office access.\n\n\nUpon arrival, the visitors will be greeted with the small landscape area\n\n\n\n\nand\u00a0the design\u00a0of the landscape\u00a0is quite different with the artist impression\n\n\n\n\nThe entrance to the office the residential lobby\n\n\n\n\nThe first impression of the lobby is quite cold due to glass effect and lack of soft furnishing such as sofas at the waiting area.\n\n\n\n\nThe receptionist counter\n\n\n\n\nAll Glass on the lobby\u2019s wall\n\n\nthe only different between the residential and office lobby is\u00a0the way of access\n\n\n\n\nThe access to the office\n\n\n\n\nThe access to residential\n\n\n\n\nThe lift lobby\n\n\nSimilarly to Vipod, no floor button and to go to specific residential floor, access card is required.\n\n\n\n\nThe lift button\n\n\nAs mentioned earlier to add the extra privacy to the residential and ppl who drive, they need the access card and go through the gate\n\n\n\n\nThe carpark ramp is quite spacious. A thumbup.\n\n\n\n\n\n\n\n\nHowever the carpark annex is not completed with traces of unfinished works left behind\n\n\n\n\nAlso the ramp is a bit low and the ceiling\u00a0can be reached\u00a0by hands\n\n\n\n\nThe mailbox room\n\n\n\n\n\n\nThe pool deck is clearly not ready and workers are busy to finish up the area.\n\n\n\n\n\n\n\n\nWith Monoland \u201csignature\u201d Palm Tree. Somehow were wandering the need to have the trees at the middle of the pool.\n\n\n\n\n\n\nthe Pool with lined palm trees at the middle of the pool\n\n\nUpon the reaching the your floor, this corridor will greet you.\n\n\n\n\n\n\nOffice Unit\n\n\nWe have randomly visited few office unit at the office block and SOHO block\n\n\n\n\n\n\n\n\n\n\nMost of the units are not in handover conditions.\n\n\n\n\n\n\nAll office units are provided with plaster ceiling, aircon, ceiling lights and junction boxes\n\n\n\n\n\n\n\n\nFujitsu and Mitsubishi aircon are provided for different type of unit\n\n\nFor lucky few type of units they will have ensuite bathroom with designer fittings, and rain showers throwed in.\n\n\n\n\n\n\nFor the units without ensuite, they have to do with common bathroom\n\n\n\n\nResidential Unit\n\n\n\n\nSignage for the unit no.\n\n\n\n\nKitchen cabinet.\n\n\n\n\n\n\nTeka microwave oven, hood and hob are provided. Thumb up!\n\n\nSpace for washer and dryer\n\n\n\n\nFor SOHO duplex, a spiral staircase provision space is provided to link both office and residential unit. The following space with door is provided.\n\n\n\n\n\n\n\n\n\n\nThe View\n\n\nSome units enjoy unobstructed Petronas Twin Tower and KL tower view\n\n\n\n\n\n\n\n\nKL Tower View\n\n\n\n\nPTT view\n\n\n\n\nKLCC park view\n\n\nSome units will be blocked like this\u2026\n\n\n\n\nThe Vortex Site, the project recently launched by Monoland\n\n\n\n\n\n\nThe other random views\u2026\n\n\n\n\n\n\n\n\n\n\n\n\nConclusion\n\n\nDespite the developer has obtained CCC and progressively handling over the keys to owners, SOHO suites is clearly not ready. the utiility electrical meter is not installed by TNB yet. The facility deck is not completed. The gym equipment is not installed yet. It will take at least another 3 months before SOHO suite is up and running.\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/south-east-asia-property-awards-malaysia-2016/", "title": "PROPCAFE News : South East Asia Property Awards (Malaysia) 2016", "body": "\n\n\n\nMalaysia\u2019s finest developers come out for South East Asia Property Awards (Malaysia) 2016\n\n\n\u00a0\n\n\nNew supply from outstanding Malaysian developers shows the market\u2019s continued signs of recovery\n\n\n\n\nPrestigious property tilt welcomed more entrants in 2016, with 15 developers being shortlisted\n\n\nNew categories are added this year for Best Boutique Developer and Special Recognition in Sustainable Development\n\n\nProperty Report Congress Malaysia launched to highlight the resilience of the real estate industry\n\n\n\n\n(L-R): Prem Kumar (Judging Committee Chairman & Executive Director, Jones Lang Wootton), Sheldon Fernandez (Country Manager, PropertyGuru Malaysia), Rachel Gianchandani (Business Development Director, PropertyGuru International), Audrey Chan \u9648\u6167\u73b2 (Partner \u2013 Audit, BDO) & Jason Tan \u9648\u6c38\u5229 (Consultant, representative from Hansgrohe, title sponsor)\n\n\nKUALA LUMPUR, Malaysia \u2013 21 July 2016\n\n\nThe Malaysian real estate industry leaders have spoken and today unveiled the official list of nominees for the third annual South East Asia Property Awards (Malaysia) 2016, the country\u2019s most prestigious industry honours organised by the PropertyGuru Group.\n\n\nOne of Malaysia\u2019s leading multinationals, Genting Property, dominates the list of nominees with four nods going to its residential developments; two of them, The Raintree and The Crystal, are even competing against each other for the Best Housing Development (South Malaysia) gong.\n\n\nNot to be outdone, three established real estate firms \u2013 namely Sime Darby Property Berhad, United Malayan Land Berhad (UMLand), and Pacific Star Group \u2013 clinched three nominations each for their exceptional mid-range and luxury condominium projects located in South and Central Malaysia.\n\n\nSime Darby and UMLand, both Highly Commended for the Best Developer award in 2015, are also shortlisted this year in a new category for Special Recognition in Sustainable Development.\n\n\nIn its three-year history, the South East Asia Property Awards (Malaysia) have gathered the country\u2019s biggest and emerging developers to celebrate their achievements, despite certain challenges the industry has witnessed in the last couple of years.\n\n\nPic 3: (L-R): Jason Tan (Consultant, representative from Hansgrohe, title sponsor), Rachel Gianchandani (Business Development Director, PropertyGuru International), Sheldon Fernandez (Country Manager, PropertyGuru Malaysia), Prem Kumar (Judging Committee Chairman & Executive Director, Jones Lang Wootton), Audrey Chan (Partner \u2013 Audit, BDO), Pauline Rungruengrayupkul (Awards Entries Manager, PropertyGuru International)\n\n\nAccording to 30-year property veteran Prem Kumar, executive director of Jones Lang Wootton, and the chairman of this year\u2019s central panel of judges, the Malaysian real estate sector has always been known to be resilient and its long-term growth will not be hampered by a temporary market slowdown, especially in view of government policies that have always encouraged growth of the sector as one of the key contributors to the advancement of the Malaysian economy.\n\n\nPositive signs are being seen in the sector as the South East Asia Property Awards (Malaysia) returns for a third consecutive year. Real estate investors are said to be warming up again to the idea of purchasing local properties with the prospect for long-term capital appreciation, based on the latest Malaysia investor sentiment report from PropertyGuru.\n\n\n\u201cThe annual South East Asia Property Awards (Malaysia) showcases the year\u2019s best properties and investments, which have gone beyond mere financial gains and specific attributes pertinent to the difference and enhancement it has created in the property industry,\u201d comments Kumar.\n\n\nThe 2016 central panel of judges, comprising prominent leaders in real estate development, management, architecture and design, have been working together in the last few months under the fair and transparent supervision of BDO, one of the world\u2019s biggest accountancy and auditing firms, to deliberate on the eligibility and quality of nominations.\n\n\nAside from returning contenders Mah Sing Group, IOI Properties Group Berhad and Hatten Group Sdn Bhd, first-time nominees such Belleview Group, Curah Bahagia Sdn Bhd, LBS Bina Group Berhad, Matrix Concepts Sdn Bhd, Asal Harta Sdn Bhd, EweinZenith Sdn Bhd, and Medini Iskandar Malaysia Sdn Bhd, have also come out to prove that the industry is on the road to recovery.\n\n\n\u201cWe are delighted to reveal the official shortlist of the third annual South East Asia Property Awards (Malaysia) to celebrate the finest developments in the country,\u201d says Terry Blackburn, founder and managing director of the Asia Property Awards, which is now in its 11th year.\n\n\nWhile the industry has certainly faced some hurdles in the past quarters, our international Awards programme recognises the strengths of Malaysian real estate and provides a credible platform to showcase their innovations and world-class developments to a wide, regional audience.\u201d\n\n\nAs is the with the other Asia Property Awards events in ASEAN, the Best of the Best winners in Malaysia will move on to compete in Singapore at the South East Asia Property Awards grand finals in November.\n\n\nIn addition to the 15 award categories in Malaysia, the editors of industry-leading \nProperty Report \nmagazine will present the Real Estate Personality of Year accolade to an individual who has contributed significantly to the property sector in the past year. It is the only award not selected by the judging panel.\n\n\n(L-R): Jason Tan (Consultant, representative from Hansgrohe, title sponsor), Blaine Robert (Judging Committee Panel Member \u2013 Blain Robert Design), Rachel Gianchandani (Business Development Director, PropertyGuru International), Sheldon Fernandez (Country Manager, PropertyGuru Malaysia), Prem Kumar (Judging Committee Chairman & Executive Director, Jones Lang Wootton), Dr. Daniele Gambero (CEO REI International), Khalil Adis (Khalil Adis Consultancy), Audrey Chan (Partner \u2013 Audit, BDO), Karen Tan (Pocket Projects) & Pauline Rungruengrayupkul (Awards Entries Manager, PropertyGuru International)\n\n\nYB Datuk Chua Tee Yong, the Deputy Minister of the Ministry of International Trade and Industry, is confirmed to be the Guest of Honour of the South East Asia Property Awards (Malaysia) 2016 Gala Dinner, which expects to welcome some 300 guests.\n\n\nThe black-tie event will boosted by the support of title sponsor Hansgrohe, a leading global manufacturer of innovative and designer bathroom products, official media partner \nProperty Report\n, host of the high-level real estate networking conference Property Report Congress Malaysia 2016, which debuts in Kuala Lumpur right before the annual Gala Dinner, as well as the network of 16 million real estate consumers of the PropertyGuru Group, including Malaysia\u2019s No. 1 property portal, PropertyGuru.com.my.\n\n\nEarly bird tickets to Malaysia\u2019s premier real estate event are offered until 26 July only. For tickets and more information, contact \ninfo@asiapropertyawards.com\n or visit the official website: \nAsiaPropertyAwards.com/southeastasiapropertyawardsmalaysia/\n\n\n\u00a0\n\n\nThe full list of official nominees in the South East Asia Property Awards (Malaysia) 2016 is below:\n\n\nDEVELOPER\n\n\nSpecial Recognition in Sustainable Development\n\n\n\n\nSime Darby Property Berhad\n\n\nUnited Malayan Land Berhad (UMLand)\n\n\n\n\nDEVELOPMENT\n\n\nBest Residential Development (North Malaysia)\n\n\n\n\nMoulmein Rise (Luxury Suites) by Belleview Group\n\n\nUpper East @ Tiger Lane, Ipoh by Curah Bahagia Sdn Bhd\n\n\n\n\nBest Luxury Condo Development (Central Malaysia)\n\n\n\n\nSerai, Bukit Bandaraya, KL by BRDB Developments Sdn Bhd\n\n\n\n\nBest Mid-Range Condo Development (Central Malaysia)\n\n\n\n\nBSP21 by LBS Bina Group Berhad\n\n\nSerini Melawati by Sime Darby Property Berhad\n\n\nSkyz Residence by IOI Properties Group Berhad\n\n\n\n\nBest Housing Development (Central Malaysia)\n\n\n\n\nClusia by Sime Darby Property Berhad\n\n\nElymus Resort Homes by Matrix Concepts Sdn Bhd\n\n\nTamansari, Rawang by BRDB Developments Sdn Bhd\n\n\n\n\nBest Luxury Condo Development (South Malaysia)\n\n\n\n\nImperio Residence by Hatten Group Sdn Bhd\n\n\nPuteri Cove Residences by Pacific Star Group\n\n\n\n\nBest Mid-Range Condo Development (South Malaysia)\n\n\n\n\nD\u2019Lagoon \u2013 Development by the Lake by United Malayan Land Berhad (UMLand)\n\n\nThe Atlantis Residences @ Kota Laksamana, Melaka by Asal Harta Sdn Bhd\n\n\n\n\nBest Housing Development (South Malaysia)\n\n\n\n\nThe Crystal by Genting Property\n\n\nThe Raintree by Genting Property\n\n\n\n\nBest Commercial Development\n\n\n\n\nMedini 10 by Medini Iskandar Malaysia Sdn Bhd\n\n\n\n\nBest Mixed Use Development\n\n\n\n\nD\u2019Sara Sentral by Mah Sing Group\n\n\n\n\nDESIGN\n\n\nBest Residential Architectural Design\n\n\n\n\nCity Of Dreams by EweinZenith Sdn Bhd\n\n\nPuteri Cove Residences by Pacific Star Group\n\n\nThe Crystal by Genting Property\n\n\n\n\nBest Residential Interior Design\n\n\n\n\nPuteri Cove Residences by Pacific Star Group\n\n\nThe Crystal by Genting Property\n\n\n\n\nBest Landscape Architectural Design\n\n\n\n\nD\u2019Lagoon \u2013 Development by the Lake by United Malayan Land Berhad (UMLand\n)\n\n\n\n\nNote: \nThe awards for \nBest Developer\n, \nBest Boutique Developer\n, \nBest Residential Development (Malaysia)\n and \nBest Commercial Development (Malaysia)\n will be revealed during the Gala Dinner.\n\n\nAbout South East Asia Property Awards (Malaysia):\n\n\nReturning for a third successful year in 2016, the South East Asia Property Awards (Malaysia) is part of the regional Asia Property Awards programme. The South East Asia Property Awards (Malaysia) is the most credible and prestigious industry awards in the country, with the top and emerging names in real estate celebrating the best developers, projects and designs in the country\u2019s top-tier markets and emerging destinations.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/southbank-residence-uoa/", "title": "PROPCAFE Peek : Southbank Residence @ Old Klang Road By UOA", "body": "\n\nNext to Ara Damansara, Old Klang Road seems to be the rage these last 12 months.\u00a0 We\u2019ve seen the launches the like of \nSuria Pearl \n(Aikbee Timbers), \u00a0Residency V (near Pearl Point),\n 9 Seputeh\n (Gapura-MRCB), \nAvantas Residence\n (CPI Development), \nVerve South\n (Bukit Kiara Properties) ; and further into Old Klang Road, the likes of \nPetalz\n\u00a0(Exsim).\n\n\nFuture launches on the opposite side of the Klang River includes \nPantai Sentral\u00a0 Park \n(by IJM) and \nNova Pantai Residence\n by Malton. Below are pictures of Pantai Sentral Park, taken near the Pantai NPE toll plaza, heading south.\n\n\n \n\n\n\u00a0\n\n\nNow we have the latest launch, \nSouthbank Residence\n by the UOA Group.\n\n\nIt has not been officially launched due to lack of Approval Permit, but that has not stopped developer from collecting cheques \u2013 which are payable to a stakeholder.\n\n\nThere altogether 2 blocks, which are in an L-shaped orientation. \u00a0If you have seen Le Yuan (both by UOA), then you have a rough idea of what I am talking about. \u00a0There is a total of 37 floors for both towers, first 10 floors are mixed between carparks and offices. Facilities are on the 11th floor. \u00a0Current launch is 12-17th floor, and 30th to 37th floors. Le Yuan\u2019s artist rendition as follows.\n\n\n\u00a0\n\n\n\n\nBlock A has a north/south orientation.\n\n\nNorth \u2013 faces KLCC/KL Tower view, could be obstructed by 9Seputeh (4 residential towers of 40+ storeys each).\n\n\nSouth view faces pool, and the rest of Old Klang road (i.e. Scott Garden, Pearl Point, etc).\n\n\n\n\n \n\n\n\u00a0\n\n\n\u00a0\n\n\nBlock B (first launched on Friday), faces an east/west orientation.\n\n\nEast \u2013 faces Taman Desa, potentially blocked by future A\nvantas Residence\n, whilst West directly faces Bangsar South/Kerinchi view \u2013 currently \u2018loji kumbahan\u2019 as well.\n\n\n\u00a0\n\n\nThere are a few different units sizes, starting from 7xxsf (1+1, master bed room + study room) to 9xxsf (3 rooms + 2 bath)\n\n\nAll units come with 1 car park regardless of size.\n\n\nIndicative maintenance is RM0.22/psf\u00a0 inclusive of sinking funds.\n\n\nAs of today, Saturday (1/3/2014), all east facing units in Block B has been fully taken up, whilst partial of Block B west facing is still available.\n\n\nIndicative price after discount, is around RM630psf (for west facing unit); and around RM680psf (for east facing units). Like a taikor said, one can easily find good window tinting for <RM10k, so West facing units could carry some potentials as the price differential is quite great. \u00a0The prices increase by RM1,000 per floor.\n\n\nUnits are all bare, no kitchen cabinets, wardrobes etc, just comes with air-cond points.\n\n\nSample pricing, Block A corner unit, pool facing (south) , 978sf (3 room, 2 bath)\n\n\nPrice \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0: \u00a0RM 759,800\n\n\nDiscount \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 : RM 55,000\n\n\nPrice after discount : RM 704,800 (SPA Price)\n\n\n\n\n5% Discount : \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 \u00a0 RM 37,990\n\n\n\n\nPrice after discount : \u00a0 \u00a0 RM 666,810\n\n\nPSF : RM 681, total due upon signing of SPA \u00a0: RM 27,990 (after minus initial booking fee of RM 10,000)\n\n\n\u00a0\n\n\n\u00a0\n\n\nThe current package is :\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 UOA is giving RM55,000 off all the listed price, then you get the nett price (which is the SPA price).\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 In addition to that, there is a 5% discount from the SPA price.\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Therefore, a purchaser will pay only RM10k for booking, and balance of 5% \u2013 RM10k upon signing of SPA. As this project is expected to receive its APDL in March, signing could take place as early as April.\n\n\nUnits are being snapped up fast, at least this round UOA is being transparent (unlike Desa Green or Scenaria) \u2013 more of the details of this project can be found at the UOA show village in Bangsar South.\n\n\nComments\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 I personally like this OKR stretch \u2013 it is like 9 Seputeh, ala at the mouth of the OKR, unlike Pearl which is at the belly, or Petalz at the tail-end towards PJ state.\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 This stretch is easily accessible via Old Klang Road or via Taman Desa, is using the OKR then the U-turn is a must. Observe the picture above, OKR is even jammed on a weekend.\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Just 10 minutes away from MidValley, easy access to Federal highway, Seremban Highway, Connaught highway, (future NPE link ? that will also mean future Komuter link?) as well as proximity to KL Sentral and future KL EcoCity. \u00a0UOA also touts \u201c500m to future monorail\u201d, but I wouldn\u2019t really use monorail as the deal clincher.\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Price of RM680psf is not cheap, buyers/investors are urged to consider properly the exit plan, unless it is for own stay \u2013 then the considerations are different altogether.\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Or use Scotts Garden/Saville Residence as benchmarks. Indicative asking rentals ranges from RM1500 (Scott\u2019s loft studio) to RM2500 (Saville\u2019s 1 bedder upwards)\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/southlink-bangsar-south-by-uoa/", "title": "PROPCAFE\u2122 Review: SouthLink @ Bangsar South by UOA", "body": "\n\nPrologue\n\n\nFinally we come to the development itself, Southlink! For overview of Bangsar South, readers is recommended to read it here \nPROPCAFE\u2122 Review : Bangsar South @ Kuala Lumpur\n for the full appreciation of what the township can offer. Similarly to township such as DPC, you are not just buy a standalone condo. The price you are paying will attach to the how well the township is planned with its dedicated access/exit, amenities such as mall, hospital, school, restaurants, security, linkage to public transport and of course commitment of the developer.\n\n\nFor those who are familiar with UOA, they are reliable developer who always completes the project ahead of time. PROPCAFE\u2122 never heard so far any of the delayed project OR buyers compensated with LAD. In other words, they are Monoland 2.0. The workmanship is decent and seldom any complaint. Then again\u2026 the development lack of any WOW effect and usually is just run-of-the-mill. Even selection of finishes such as tiles and laminated flooring not differs from one project from another where we will touch more on this later.\n\n\nLocated on 2.39acre of Freehold land that recently purchased from YNH for RM81million, The \n52 storeys SINGLE BLOCK L Shape\n Southlink consists of whopping 1,422 units where the density comes around 595units/acre. On first glance the density seems overwhelming and with 32units/floor, the concern is merited. The fear of overcrowd, lack of privacy due to number of units/floor, more cars will pile in to the already well known traffic issue in Bangsar South. For investors, the sheer number of units upon VP can be a nightmare and bloodbath will be expected during VP.\u00a0 Tenants and subsale purchasers will hunt for the best deal and desperate owners may found themselves at the other end of bargain with buyers have plenty of options.\n\n\nA fair comparison will be with studio dominant projects like Summer Suites with 877units on 1.65acre which works to be 531units/acre. The next door SouthView with 1204units on 2.13acre is with 565units/acre where else Novum is 729units on 3acres with 243units/acre. Despite 67% of the total units consist of studios and 1+1 bedrooms and another 28% are 2 bedrooms, the high density of Southlink is still a major concern.\n\n\nTo mitigate the issue \u2026 Similarly to SouthView UOA has smartly divide Southlink to low and high zone. The low zone is from level 9-23A and sharing 5+1 lifts where high zone is from level 25-52 sharing 6+1 lifts. This arrangement is much better because it reduce the frequency of stopping and therefore the shorter waiting time for the lift as well as the ride. With total number of 11+2 lifts the lift ratio worked to be 130units/lift. SouthView comparatively has better ratio however readers have to bear in mind that in SouthView there are only 228units (19% of total units) are 1+1 bedrooms with balance of units are 2 or 3 bedrooms. PROPCAFE\u2122 also random picked few other projects, TR@ Jalan Tun Razak with 107units/lift with only 8% of total units are 1 bedrooms and SouthBrooks has 115units/lift however majority of the units are with >1,000sqft.\n\n\n\n\n\n\n\n\nDevelopment\n\n\nTotal Lift\n\n\nUnits/Lift Ratio\n\n\nRemarks\n\n\n\n\n\n\nSouthLInk\n\n\n11 + 2\n\n\n130\n\n\nThe ratio exclude service lift\n\n\n\n\n\n\nSouthView\n\n\n14 + 2\n\n\n86\n\n\n\n\n\n\nTR Residence\n\n\n4+2\n\n\n107\n\n\nService lift double as passenger lift\n\n\n\n\n\n\nSouthbrook\n\n\n6+2\n\n\n115\n\n\n\n\n\n\n\n\nPROPCAFE\u2122 think that the lifts ratio is sufficient however will be interesting to listen to feedback from Southview owners especially with low & high zone arrangement to reduce the waiting time.\n\n\nLocation\n\n\nSouthlink is sandwiched in between SouthView and Novum. However there is a piece of empty land in between Southlink and Novum where PROPCAFE\u2122 couldn\u2019t verify any development order already obtained for that piece of land.\n\n\n\u00a0\u00a0\u00a0\u00a0\u00a0\nSouthlink_Layout\n \n\n\nLocation of Southlink\n\n\n\n\nSouthlink site aerial view from Bangsar South\n\n\nAnd this is the drone image showing the site condition.\n\n\n\n\nDrone shot Site of Southlink\n\n\nDespite the Federal Highway frontage, this part of Bangsar South is more secluded and away from the Bangsar South hustle and bustle at Jalan Kerinchi stretch. To go to Southlink you can bypass the Jalan Kerinchi via the alternate access on Jalan Kerinci Kiri.\n\n\nPersonally PROPCAFE\u2122 prefer the residential component in this part than Park Residences unless the convenience of amenities within the doorstep at Bangsar South Nexus is the priority. Then again KLGateway mall is just across the door and when KLGateway premium residences completed, the mall will be pedestrian friendly access.\n\n\nFa\u00e7ade and Facilities \n\n\nNothing to be shout about the fa\u00e7ade where UOA is always play safe. Just look at SouthView. For the uninitiated, they will think this is a medium cost apartment. Little they know SouthView was selling from RM750psf in 2013. Excellent location no doubt but the facade from UOA is always a let down. We yet to mention about the landscaping at common area\u2026\n\n\n\n\nSouthView End Product\n\n\nSo far no scale model available in the sales gallery however the artist impression as per below. On first glance, do not expect any wow factor from UOA. And given the density\u2026 the expectation should be kept to minimum. Then again for the buyers they should know what they are buying and keep their expectation realistic. For sexy development, buyers should look into project by YTLLand such as The Capers and The Fennels in Sentul East.\n\n\n\n\nArtist Impression of SouthLink\n\n\nHowever PROPCAFE\u2122 notice aesthetic improvement compared for with SouthView. PROPCAFE\u2122 noticed large window with two panels used throughout the bedrooms where in the previous launch like SouthView, only single panel window.\n\n\n\n\nActual product in Southview window versus show unit of SouthLink\n\n\nPROPCAFE\u2122 think that the L shape Southlink with the double panel window quite resembling Desa Green @ Taman Desa which also developed by UOA. Coincidentally Desa Green also a very high density project.\n\n\n\n\nDesa Green @ Taman Desa\n\n\nThe glassy balcony and larger window in Southlink should make Southlink looks classier. PROPCAFE\u2122 is looking forward to check out the scale model once it is available in the sales gallery.\n\n\nAs for facilities, all are located on 8\nth\n floor and no rooftop facilities which associated with modern living condominium.. Bummer\u2026\u2026 the facilities is kept to basic where 25m of swimming pool, multi-purpose hall, playground and BBQ area are offered. No fancy fancy and pretty no frill facilities. On positive note, the basic facilities will keep the maintenance fee low and Salesperson quoted RM0.275psf (inclusive sinking fund) which mean anything <500sqft will cost less than RM135!! For owners this is music in the ears. How many times we always complain about the high maintenance fee to upkeep all the facilities. There is no more excuses not to pay the maintenance fee.\n\n\n\n\nFacilities Plan at 8th floor\n\n\nAgain the expectation shall be kept to the minimum the landscaping to the bare. No SekSan landscaping or ID landscape.\n\n\n\n\nThe facilities deck at SouthView\n\n\n\n\nArtist Impression of Southlink Residential Drop Off Area\n\n\nUnlike Southview which is a pure residential, Southlink will be a mix where there will be 2 storeys of retails to serve the needs of residents (and neighbour).\n\n\nTo improve the privacy of residents, separate ingress and egress for commercial and residential.\n\n\n\n\nSouthlink Residential Traffic Flow\n\n\nDo notice the proposed link bridge to Southview where if the link bridge built from Southview to KLGW Mall, Southlink will have direct access to KLGW Mall and University LRT Station\n\n\n\u00a0\n\n\n\n\nSouthlink Commercial Traffic Flow\n\n\nThere are 2.5 storeys basement parking for the conveniences of Southlink commercial visitors. For residential component, each unit will be entitled of a floating carpark. For more information, please consult UOA Salesperson.\n\n\nLayout and Facing\n\n\nThe layouts in Southlink has been designed as compact as possible where studio starts from 450sqft and UOA has manage to squeeze 1+1 bedroom in 491sqft. You have to pay a visit to UOA sales Gallery to see it and believe it where the space is decent for single professionals or DINKs. A young family with one kid probably is pushing it too much with the +1 space possible to be converted to a kid room. The living is bit narrow with only 8.5ft width where single piece of L shape sofa can be fitted in. A small dining table can be joint to the dry kitchen to maximize the space utilization. Nevertheless the master bedroom size is decent and can fit a King size bed with wardrobe. The bathroom is quite spacious with dual entries so that the guests do not need to pass through bedroom to use it. And most surprise is UOA able to boot in a standing size balcony for a fresh air or smoking.\n\n\n\n\nLow Floor Zone Floorplan Layout\n\n\n\n\nHigh Floor Zone Floorplan Layout\n\n\n\u00a0\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\nSouthLink Unit Layout\n\n\nAs mentioned earlier, 2/3 out of the total units are studio and 1+1 configuration with another 28% are 2 bedrooms configuration. This make the development extremely investor product due to compact size and affordable pricing where even the highest floor for 1+1 bedroom 491sqft still cost less than RM400K. We will look in next chapter why we think the absolute price point is extremely attractive.\n\n\nBalance 5% of the total units are 3 bedrooms configuration.\n\n\n\n\n\n\n\n\nType\n\n\nSize\n\n\nConfiguration\n\n\nTotal Units\n\n\n\n\n\n\nA\n\n\n450~553\n\n\nStudio\n\n\n176\n\n\n\n\n\n\nB\n\n\n491~639\n\n\n1+1 bedrooms\n\n\n786\n\n\n\n\n\n\nC\n\n\n593~919\n\n\n2 bedrooms\n\n\n220\n\n\n\n\n\n\nD & F\n\n\n723~859\n\n\n2+1 bedrooms\n\n\n196\n\n\n\n\n\n\nE\n\n\n823~1141\n\n\n3 bedrooms\n\n\n44\n\n\n\n\n\n\n\n\n\n\nTotal\n\n\n1422\n\n\n\n\n\n\n\n\n\u00a0\n\n\nThe South direction will command premium due to unobstructed view to Bangsar South/School direction. For the North direction, as long as the clear the SoutPoint (hotel developed by UOA in between SouthLink and Federal Highway), the owners will enjoy unobstructed view to Menara Telecom. These will be the most premium direction.\n\n\nFor west direction it will be facing the SouthView and above 46\nTh\n floor, the west direction will have clear view however with direct west sun.\n\n\nFor the east direction, the view will blocked by Novum and interestingly the development planning for the piece of empty land between Novum and Southlink is unknown therefore owners will never know when it is going to be built and or how high and any obstruction. The unobstructed high floor east direction overlooking Novum (and future development on the empty land) will have majestic KL skyline view.\n\n\nThis slideshow requires JavaScript.\n\n\nFacing and View on High Floor\n\n\nThis slideshow requires JavaScript.\n\n\nFacing and View on Mid Floor\n\n\nThis slideshow requires JavaScript.\n\n\nFacing and View on Low Floor\n\n\nObviously the fan of pool view will choose lowest possible North and West direction to enjoy the pool view not only from SouthLInk but SouthView as well. If you would like to take a risk, east direction will have fantastic KL City Skyline (if unobstructed). If you want a safe view, south direction or north direction (only above Southpoint) will be your best bet.\n\n\nShow Units and Free Fittings\n\n\nUOA is famous for giving a bare units without any kitchen, aircon or water heater. However for SouthLink, UOA has been pretty generous (for their standard) and giving a kitchen fitted with Hood & Hob, Aircon for Living and Bedrooms and Water heater for bathroom. And even the water heater, it is storage type and not instant type water heater.\n\n\nAnd not only that, comparing the actual end product Southview and show unit for SouthLink, the type & colour of laminated wood flooring both are exactly the same!\n\n\nFor the benefit of the readers, below is the random photos of the showunits. There are two types \u2013 Type B 491sqft and E 823sqft.\n\n\n \n \n \n \n \n \n \n \n \n Southlink Type B ShowUnit Bathroom \n \n \n \n \n \n \n \n \n \n \n \n Southlink Type B ShowUnit Kitchen \n \n \n \n \n \n \n \n \n \n \n \n Southlink Type B ShowUnit Living \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Southlink Type B ShowUnit Shower \n \n \n \n \n \n \n \n \n \n \n \n Southlink Type B ShowUnit Study Room \n \n \n \n \n \n \n\n\nSouthlink Type B Show Unit\n\n\n \n \n \n \n \n \n \n \n \n SouthLink TypeE showunit 1 \n \n \n \n \n \n \n \n \n SouthLink TypeE showunit Kitchen \n \n \n \n \n \n \n \n \n \n \n \n SouthLink TypeE showunit Bathroom \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n SouthLink TypeE showunit Bedroom 2 \n \n \n \n \n \n \n \n \n \n \n \n SouthLink TypeE showunit Bedroom \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n SouthLink TypeE showunit Living \n \n \n \n \n \n \n \n \n \n \n \n SouthLink TypeE showunit Master Bedroom 2 \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n SouthLink TypeE showunit Master Bedroom. Notice the double panel on window \n \n \n \n \n \n \n\n\nSouthlink Type E Show Unit\n\n\nWalkability to LRT Station\n\n\nCurrently the comfortable walking path from Southlink to LRT is the Kerinchi LRT Station via the elevated link across the Federal Highway. The distance is approximately 650m which take about 10 minute walk where half of walk is uncovered from Southlink to the entrance of elevated link.\n\n\n\n\nWiki distance to Kerinchi LRT Station\n\n\nThis slideshow requires JavaScript.\n\n\nThe walking from Southlink to\u00a0 Kerinchi LRT stations.\n\n\nThe current walk looping Kerinchi Residensi to the University LRT Station is much further and not comfortable due to the distance, uphill walking as well as uncovered walkway. However PROPCAFE\u2122 was told that the first 3 floors under the KL Gateway Premium Residensi is a mall which will be linked to the existing KLGW mall. Therefore residents can cross the Jalan Kerinchi Kiri and use the \u201cshortcut\u201d via kLGW Mall where the walk is more comfortable due to aircon inside the mall.\n\n\n\n\nWiki distance to University LRT Station\n\n\nThis slideshow requires JavaScript.\n\n\nPhoto \u2013 The walk across the KLGW central park to\n\n\n\u00a0\n\n\nPROPCAFE\u2122 will validate this when Premium Residences is VP-ed.\n\n\nPROPCAFE\u2122 recognize the distance to LRT is not exactly ideal as walking under the sun or rain can be quite uncomfortable. Furthermore the distance to LRT station (depends on University or Kerinchi LRT station) can be 500-600m away. 10minute walk is pretty acceptable nowadays however in PROPCAFE\u2122 opinion, it is not the distance or the time but the comfort and safety. The path shall be covered from rain and shine and patrol shall be carried regularly to ensure no petty crimes. There shouldn\u2019t be any blind spot where people can hide.\n\n\nInvestment \n\n\nNow coming to the interesting part. There are many concern of supply in Bangsar South and to certain extend, it does has a merit. It was reported in TheEdge Oct.2016 that close to 60% or 4,567units from the accumulative units in Bangsar South (not include Southlink) which was below 1,000sqft.\n\n\ns\n\n\nExisting and upcoming supply in Bangsar South (exclude Southlink)\n\n\nFrom the figure, more than 3000units are new supply that will be contributed by Novum, KL Gateway and SouthView. The table below is showing the some of the information of completed and under construction in Bangsar South. However, these supplies are VP-ed not in the same time. KLGW residential is VP-ed in 2016 where Southview VP just handover recently. KLGW premium residential is at advance stage of construction and should be handover in early 2018. Between 2018 and 2021, only Novum and Bon Estate are expected to be VP-ed.\n\n\nBangsar South Development Supply\n\n\nBangsar South Development Supply\n\n\nWith the gradual handover of these units spread over 3-4 years, PROPCAFE\u2122 think the supply in Bangsar South should be well absorbed by demand due to the public transport connectivity, ready pool of tenants within Bangsar South and easy access of the highways. And this should bode well with SouthLink where the expected VP is in end of 2021.\n\n\nAnd regardless above, PROPCAFE\u2122 think the supply of affordable and compact units of SouthLink will be well absorbed by the market due primary reason is \nLRT connectivity\n. If you follow the line of LRT between Asia Jaya and KLCC where most of the commercial activities are concentrated in KLEC, Midvalley, KL Sentral, Masjid Jamek, Dang Wangi and KLCC you will notice the limited development within the walking distance to LRT station. And it is even more limited development with studios and compact size residential in this development.\n\n\nFor the benefit of the readers, PROPCAFE\u2122 has list the development and highlighted which development with studio and compact size residential.\n\n\n\nDevelopment along Kelana Jaya LRT Line\n\n\nFrom the observation of table above, the closest development to be compared with SouthLInk are Pinnacles and Summer Suites however these are not pure residential development. KL Gateway which located on top of the mall offers the conveniences of mall at comfort and doorstep however for the same size, 520sqft in KLGateway only offer a studio where you can get 1+1 bedrooms in SouthLink. A 520sqft studio in KLGW was sold from RM900psf by developer in 2013.\n\n\nAnd if you probe research further, a sub RM400k product is even rarer act current market price. For the benefit of the readers, PROPCAFE\u2122 has compiled some of the randomly chosen development along Kelana Jaya LRT Line between Asia Jaya and KLCC Station.\n\n\n\n\nSample of Development along Kelana Jaya LRT Line\n\n\nLooking at above table, with exception of Maytower where the market price is RM325K for 351sqft studio, it is close to impossible to find any property priced at below RM400K at these location. A studio in leasehold Gaya Bangsar is transacted close to RM650,000 and new launch Sentral Suites 1 bedroom 650sqft is priced from RM720,000. Even The Pinnacles PJ when it was launched in 2013, the studio office suites was priced at >RM300K for a 350sqft.\n\n\nIt is very interesting to study the supply of each development and readers are encouraged to study each of them before making a investment decision whether SouthLink will be standout among the crowds during the VP. The combination of public transport connectivity with ready tenant catchment within Bangsar South and along Kelana Jaya LRT line, prime Bangsar South address, affordable absolute price and efficient layout has make this Southlink one of the standout projects in KL.\n\n\nUpdate\n\n\nSince our last visit to the UOA Sales Office, PROPCAFE has received few update or details which not finalised earlier. For example, the completion period for Southlink is 4.5 years from SPA date which is even longer than SouthView\u2026. At 52 storeys and being the highest building so far in Bangsar South, this is understandable will take longer time to finish the construction for Southlink. On top of that, UOA needs to construct 2.5 storeys of commercial\u00a0basement parking where underground work usually will take quite sometimes.\n\n\nAnother interesting point for buyers who are looking for unobstructed view, the west, south and north are the best bet\u2026 Diagram below illustrating the level where it will clear the neighbour Southview and Southpoint\u2026.\n\n\n\n\nDisclaimer: Prospect buyers to use the info at own risk.\n\n\n\u00a0\n\n\nConclusion\n\n\nPROPCAFE\u2122 didn\u2019t go into all the bolts and nuts of the development as PROPCAFE\u2122 believe UOA salesperson can do the job. No perfect project and PROPCAFE\u2122 strongly believe all the pro and cons shall be analysed and depends on which side of coins you strongly believe on. To finish off this review, PROPCAFE\u2122would like to quote this.\n\n\n\n\nHopefully readers can tremendous benefit from it. If you think anyone else could benefit from this, please share this article (It is free anyway) and please LIKE our Facebook page. Your support will motivate us to bring the best property review for all PROPCAFE\u2122 readers.\n\n\nHappy Investing Folks!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sunway-gandaria-bangi-media-first-sneak-preview/", "title": "PROPCAFE Peek : Sunway Gandaria @ Bangi", "body": "\n\n\n\nSunway Gandaria @ Bandar Baru Bangi\n\n\n\n\n1\nst\n Dec 2015 : Decided to crash into the media sneak preview of Sunway Gandaria Bangi because of two reasons.\n\n\nFirst, because of this statement \u2013 \n\u201cIt is also one of the most popularly priced developments within the Sunway Property\u2019s portfolio to be launched in 2016\u201d\n\n\nSecond reason is my curiosity over the name of \nGandaria \u2013\n Before I attended the event, some of my friend did ask me whether is this project of \nGandalf the grey or the white\n?\u00a0 \ud83d\ude06 So to clear the air, with an innocent face, being the ONLY blogger there I asked the noob question \n\u201cWhat\u2019s the meaning of Gandaria? \ndirectly to Mr. Ang Kee Ping, Executive Director \u2013 Property Development Division during the Q&A session together with other medias.\n\n\nHe answered my question with a big smile from this big man and of course together some laughter across the background and I thanked him profusely for the answer. \ud83d\ude09\n\n\nI don\u2019t have a big camera so I stand behind and take with my mobile phone while Mr.Ang is giving the briefing to the media\n\n\n\n\nGandaria\n is actually the combination of two Malay words of \nGanda\n + \nRia\n = Double Happiness \ud83d\ude06 . Double Happiness is a very popular and a common Chinese word as well. According to WikiPedia-\n\n\n\u201cDouble Happiness\n sometimes translated as \nDouble Happy\n, is a Chinese traditional ornament design, commonly used as a decoration and symbol of marriage. Outside of China, it is also used in United States, Europe and South East Asia\u201d\n\n\nDouble Happiness\n\n\n\n\nSunway Gandaria Bangi Radar Map\n\n\nSunway Gandaria Bangi Location\n\n\nSunway Gandaria Bangi Actual Site\n\n\nLocation\n\n\n\n\nI think not many of you here know about Bandar Baru Bangi. If I want to write about Bandar Baru Bangi, I think I can write about it for few pages as I had seen this place how it transform from a small cowboy industrial town to a hustle bustle satellite city now and recently crowned as \n\u201cKnowledge City\u201d \ud83d\ude44\u00a0\n\n\nHow do I define a town is vibrant and prosperous? Don\u2019t quote me but this is my own definition; by looking at the busy car traffics, double parking and difficult to find car park during the peak hour.\n\n\nWhen I left the event, it was near to lunch time and I will let the pictures tell you the story. As I haven\u2019t visited this town during the night time, I am not sure will it be as busy as during the day time but looking at the commercial area which does not consists much of entertainment outlet, I guess perhaps not.\n\n\nBandar Baru Bangi reminds me of the new Shah Alam. It is quite an established town and you will be surprised of the demographic of Bandar Baru Bangi.\n\n\nBasic and daily amenities like public school, mosques, higher private institution, neighborhood mall, restaurants, clinics, medical centre, McDonalds, KFC, Pizza, convenient store, banks, post office, LHDN office, Akademi Percukaian Malaysia, Institut Latihan Kehakiman and Perundangan (LKAP) , National Institute of Occupational Safety and Health (NIOSH), Paparich, Old Town, Kopitiam, child care centre, Bangi Golf Resort, Hotel Bangi Putrajaya, and lot of business hotel, Universiti Kebangsaan Malaysia, Kolej Poly-Tech MARA Bangi, Universiti Kuala Lumpur \u2013 Malaysia French Institute, Secret Recipe, Bangi Kopitiam, police station, Bangi Fire and Rescue and the list can goes on.\n\n\nYou name it there have it. \ud83d\ude0e\n\n\nThe only thing I cannot find here is \nStarbucks\n so I settled it with McDonalds\u2019s coffee \ud83d\ude25 . I am not going to go so details about Bandar Baru Bangi for this time.\n\n\nSurrounding Pictures of Sunway Gandaria Bangi\n\n\nParagon Point Bangi Along Jalan Medan Pb2a\n\n\nParagon Point Bangi Along Jalan Medan Pb2a\n\n\n\n\nDuring lunch hour, the traffic around Sunway Gandaria Bangi\n\n\nDuring lunch hour, the traffic around Sunway Gandaria Bangi\n\n\n\n\nBangi Gateway Mall Source : http://www.gph.com.my\n\n\nJust in case if you don\u2019t know, \nless than 4km\n from Sunway Gandaria Bandar Baru Bangi, there is one new neighborhood mall called \nBangi Gateway Mall\n and with anchor tenants of Jaya Grocer, MPH, Kenny Rogers and Yamaha Music School, the last renting a space of over 11,000sf alone. Bangi Gateway Mall is the first phase of the planned four-phase of 30 acre \nBangi Gateway\n development.\n\n\nThe next two phases will consist of medical center measuring 250,000 sf and an office tower. The office tower will feature a street mall and more three-storey shop and office lots. The last phase will be a mixed development with commercial space and serviced apartments.\n\n\nThe serviced apartment will be built in two layouts. The 2 bedder room units will measure 600sf while the larger 3 room units will measure aroung 1000sf and total units around 256 units. \ud83d\ude09\n\n\n\n\nSunway Gandaria is locate right at the heart of the Bandar Baru Bangi\u2019s New Central Business District beside Sentral @ Bangi CBD a product of a joint-venture between PKNS Holdings and Andaman Realty.\n\n\nMy opinion is if you want to appreciate Sunway Gandaria Bandar Bauru Bangi from a more macro point of view, I suggest that first you have to understand \nSentral @ Bangi CBD\n , \nEVO SOHO Suites Bangi \nand Sunway Gandaria as the part of the entire Bandar Baru bangi City Centre plan.\n\n\n\n\nOverall Plan\n\n\n\n\nSunway Property hardly builds mass market product or affordable range product as Sunway Property is well known more as a township or community builder.\n\n\nSunway Gandaria Bandar Baru Bangi with a gross development value (GDV) of RM226 million (Retail Shops \u2013 RM51mil & Service Apartment \u2013 RM175mil) is a niche or rather a boutique development spanning across 2 acre of prime land at the central of Bandar Baru Bangi commercial area.\n\n\nI can see that Sunway Gandaria being located very strategically at the center of center of Bandar Baru Bangi City Centre and being supported by other commercial elements like the \nParagon Point Bangi, Sentral @ Bangi Bangi and also the four strorey EVO Shopping Centre;\n Sunway Gandaria can be easily integrated as total part of lifestyle integrated development by leveraging those surrounding commercial development.\n\n\nBeyond all this surrounding commercial elements, it is notable that within 300m from Sunway Gandaria, there is a 16.8 hectare public park coming with a sizeable 6 hectare of man-made lake \u2013 Taman Tasik Cempaka.\n\n\nThe construction cost of the lake itself is around RM$6mil while the landscaping cost approximately RM$3mil. This park is well maintained and getting lot visitors especially after office hour. \ud83d\ude2f\n\n\nSunway Gandaria Bandar Baru Bangi is expected to be launched in the first quarter of 2016 and target to be completed by 2020.\n\n\n\n\n\n\n\n\n\n\n\n\nSunway Gandaria Bangi Facilities Floor\n\n\nMasterplan\n\n\nSunway Gandaria Bandar Baru Bangi is a 38-storey tower including 6 storey of car park podium beneath the total 259 units residential unit, facilities such as a 50-metre lap pool and complete with a nearby gym that overlooks the pool on the 7\nth\n floor and 2 storey of retails comprises of 34 units. The density that we are looking here at Sunway Gandaria Bandar Baru Bangi here is about 127units/acre.\n\n\nSunway Gandaria Bangi Retail Shops\n\n\nSunway Gandaria Bangi Pool\n\n\nSunway Gandaria Bangi Side Entrance\n\n\nThe architect of this Sunway Gandaria is Sky db (in association with T+Y architects ) \u2013 a fairly new architect. According to their website SKY db is newly founded by 3 experienced architects who share the same passion and vision. SKY believes in holistic appro ach to building design where good architecture not only provides functional space but aesthetically appealing.\n\n\n\u201cWe LEARN, CREATE & COMMUNICATE.\u201d\n\n\nType and Layout\n\n\n\n\nSunway Gandaria Residences, which consists of serviced apartments ranging from 951sf to 1,410sf. There are type of basic layouts :\n 951sf, 1157sf and 1410sf.\n The latter 1410sf will be the \n58 dual key units\n, which enables the flexibility of multigenerational living for homebuyers.\n\n\nDuring the media sneak preview, only the Type B 1157sf layout was available and the show unit visited is based on the 1157sf layout. All residential units come with \nminimum of 3-4 bedroom type.\n\n\nAs for the retail shops comprise 34 retail units which ranges from 984sf to 6,231sf and it is for sale. Not much info about the commercial units can be gathered during the event, for obvious this 34 unit of retails with RM1mil onwards (~$1016/psf) is not the highlight of the event, but actually I am quite keen to know from the investor point of view.\n\n\nIf you checked the monthly rental and selling price of shop lots at Bandar Baru Bangi on few property portals, you be surprised I believe.\n\n\nSunway Gandaria Bangi Type B 1157sf\n\n\nSunwau Gandaria Bangi \u2013 Living and Dining Hall\n\n\nFor the Sunway Gandaria Residence 1157sf layout, I think is quite practical due to its more to square layout design with measurement of W11800 x D10625.\n\n\nThis Type B 1157sf layout comes with 3 bedrooms , 1 study room, 2 bathroom, living , dry kitchen, and a yard. The kitchen for me is rather narrow for 1157sf but this can be easily solved by combining the yard as part of the kitchen seamlessly.\n\n\nFurthermore, since Sunway Gandaria is located at this part of vibrant commercial area, dine and getting food is not much an issue, aside of that, nowadays working people hardly cook that often anymore, thus the lifestyle integrated development property is getting more popular and acceptable by the market.\n\n\nPrice\n\n\n\n\nSunway Gandaria Bandar Baru Bangi dubbed \u201cThe Peak of Bangi\u201d standing as tall as 38-storey tower will be the tallest building for this moment. Sunway Gandaria comes with a rather quite surprisingly mid range price tag starting from RM 550,000 (approximate 578psf) for residential and its commercial units, starting from RM1 million onwards.\n\n\nMr. Ang Kee Ping, Executive Director \u2013 Property Development Division. Prior to joining Sunway, Ang was the Project Director, Central Region with UEM Sunrise Berhad.\n\n\nAccording to Mr. Ang Kee Ping, Executive Director \u2013 Property Development Division, Central Region, Sunway Berhad said, \u201cSunway Gandaria will be the choice development for first-time owners, upgraders, and business owners who demands value while capitalising on the growing expansion of the Southern Klang Valley development corridor as an optimal business and residential hub.\n\n\nThe entire development is expected to be completed by 2020.\u201d\n\n\n\u201cTo make it an even easier for potential homeowners, investors and businesses to gain value from the development and be a part of this exciting community, we will provide Easy Ownership Package during its launch,\u201d he added.\n\n\nSomeone from the media did try to ask the details of \u201cThe Easy Ownership Package\u201d but nothing much can be revealed at this moment. Who knows Sunway Property might provide \u201c Double Happiness\u201d easy ownership package for Sunway Gandaria Bangi. \n\n\nIn term of price point comparison and competition to Sunway Gandaria Bangi, the nearest current development to Sunway Gandaria Bangi is EVO SOHO Suites Bangi by joint venture between PKNS Holding and Andaman Group.\n\n\nEVO SOHO Suites Bangi was launched back in 2013 and scheduled to be completed in 2\nnd\n Quarter 2016. The price back then was from $245,000 ,from 454sf \u2013 1352sf ( ~$540psf) and it come with fully furnished. \ud83d\ude09\n\n\nComment\n\n\n\n\nAs a property blogger myself, I do have comment on this project Sunway Ganderia Bandar Baru Bangi because my believe there is no perfect property.\n\n\nFirst of all, not all residential units of Sunway Ganderia Bangi comes with balcony. As I understand, only units facing the Cempaka Lake comes with balcony.\n\n\nSecondly, from the scale model, the fa\u00e7ade is rather below my expectation if Sunway Ganderia Bangi to be market as the tallest landmark at Bandar Baru Bangi.\n\n\n\n\nYes I can understand this product is in the mid-range price product but in myhumble opinion, if Sunway Gandaria Bangi development concept is being the \ntallest tower in Bangi\n and setting as one of\n the most prominent landmark\n at Bangi, there are two things needed to be considered.\n\n\nFirst, yes being the tallest building, Sunway Gandaria Bangi will be easily recognized even from far so you are either famous for being the coolest tower\u00a0 \ud83d\ude0e or the other way round and I prefer the former one\u00a0 \ud83d\ude1b since Sunway Gandaria Bangi is the tallest tower and prominent landmark.\n\n\nThis will make the owner to feel proud to stay in the tallest building in Bangi dubbed as \u201cThe Peak of Bangi\u201d . Sunway Gandaria Bangi gota be\n iconic and have its own character\n. \ud83d\udca1\n\n\nSecond, being \u201cThe Peak of Bangi\u201d, majority units without balcony, I feel is kind of a waste not to be able to enjoy the larger unblocked scenery of Bangi from inside of the unit.\n\n\nHaving say so, personally I think being such a tall building, having a larger pan of windows at least\u00a0 (> 8ft height) will make the home connected seamless with the sky and this will give you\u00a0 the feeling of living in the sky. \ud83d\ude33\n\n\n\u201cThe Peak\u201d\n \u2013 This word itself what is it so special? Why some like to live at the peak? Why people climb to the peak despite the tough journey itself? Could it be the \nbreathtaking scenery viewing from the peak is priceless\n? I will leave it to the readers. \ud83d\ude1b\n\n\nThere also could be other possibility that for not having a balcony design layout; some might think is not a main criteria since there are some people who hardly access and utilize it and they rather having a larger living space instead.\n\n\nLast but not least, fa\u00e7ade, larger glass panel, window and balcony is \nnot the deal breaker\n anyway to most commoner.\n\n\nAnd I will end the article with the picture below and I am JJ \u2013 the intern of PROPCAFE\n\n\n\n\n\u201cYou are my \nEveryday\u201d\n\n\n\n\n\n\nFor those who wants to more details\u00a0 and register for Sunway Gandaria Bangi :\n\n\nWebsite : http://www.sunwaygandaria.com/en/\n\n\nLocation of Sales Gallery :\n\n\nSunway Gandaria Sales Gallery\n\n\nC-06-01 & C-07-01, Plaza Paragon Point,\n\n\n43650 Bandar Baru Bangi,\n\n\nSelangor, Malaysia.\n\n\nTel : +6017 964 0688\n\n\n\n\nSunway Gandaria Bangi Fact Sheet\n\n\n\n\n\n\n\n\nDevelopment \n\n\n: Sunway Gandaria\n\n\n\n\n\n\nLocation \n\n\n: Bandar Baru Bangi\n\n\n\n\n\n\nLand Size \n\n\n: 2.04 acres\n\n\n\n\n\n\nTotal Unit \n\n\n: Retail Shops \u2013 34 units & Serviced Apartment \u2013 259 units\n\n\n\n\n\n\nBuilt-Up Range \n\n\n: Retail Shops \u2013 984 \u2013 6,231 sq. ft. Serviced Apartment \u2013 951 \u2013 1,410 sq. ft.\n\n\n\n\n\n\nTotal GDV \n\n\n: Retail Shops \u2013 RM51mil\n\nServiced Apartment \u2013 RM175mil\n\n\n\n\n\n\nSelling Price (Tentative) \n\n\n: Retail Shops-RM1 million onwards\n\nServiced Apartment-RM550,000 onwards\n\n\n\n\n\n\nDEVELOPMENT FEATURES \n\n\n\n\n\n\n1. Development Concept \n\n\n\n\nPeak of Bangi \u2013 Tallest tower in Bangi\n\n\nUnobstructed View of lake garden and Bangi golf course\n\n\nModern lifestyle \u2013 Serviced apartment with facilities & secured community living\n\n\nLocated at the commercial hub of Pusat Bandar Baru Bangi\n\n\n\n\n2. Accessibility \n\n\n\n\nClose proximity to comprehensive amenities such as Bangi golf course, lake garden, universities, supermarket, F&B and financial institution\n\n\nGood accessibility via major highways (KL-Seremban Highway, SILK Highway)\n\n\n\n\n3. Special Features \n\n\n\n\nNew Retail concept in Bandar Baru Bangi\n\n\nDual Keys concept\n\n\nCondo facilities (50m lap pool, pool facing gym, featured pavilion)\n\n\n24-hour 3 tiers security system\n\n\nMinimum of 3 to 4 bedroom type\n\n\n\n\n\n\n\n\n\n\n\n\nShow Unit Gallery\u00a0\n \n\n\nType B 1157sf\n\n\nSunway Gandaria bangi Type B 1157sf Kitchen\n\n\nSunway Gandaria Type B 1157sf Bathroom 2\n\n\n\n\nSunway Gandaria Bangi Study Room\n\n\nSunway Gandaria Bangi Type B 1157sf Bedroom 3\n\n\nSunway Gandaria Bangi Type B 1157sf Bedroom 3\n\n\nSunway Gandaria Bangi Type B 1157sf Bedroom 2\n\n\nSunway Gandaria Bangi Type B 1157sf Bedroom 2\n\n\nSunway Gandaria Bangi Master Bedroom\n\n\nSunway Gandaria Bangi Master Bedroom Bathroom\n\n\nSunway Gandaria Bangi Master Bedroom\n\n\n\n\nThis is irrelevant but just want to share the refreshment served by Sunway Property for those who are curious \n\n\n\n\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sunway-gandaria-bangi-retail-units-95-sold/", "title": "PROPCAFE News : Sunway Gandaria @ Bangi \u2013 Retail Units 95% Sold", "body": "\n\nSunway Gandaria Bangi Actual Site\n\n\nMarket is soft? I guess there are always some exceptional cases. Especially for those come with \u201cDouble Happiness\u201d or \u201cGandaria\u201d perhaps.\n\n\nI still remember that my first visit to the \nSunway Gandaria Bangi Media Sneak Preview\n was dated back early of December 2015 and today Feb 2016, 32 out of total 34 units of Sunway Gandaria\u2019s retail already had been snapped up! As I had mentioned earlier, the commercial market at this Bandar Baru Bangi is kind of strong and in constant healthy demand. It really does not surprised me if the retail of Sunway Gandaria Bangi will be moving at such a rate of a flying torpedo; being located at super prime location of the Bandar Baru Bangi . This area is really very hot. How hot? It is as hot as the Victoria\u2019s Secret Angel \u2013 Adriana Lima  \n\n\nPicture Credit to https://www.victoriassecret.com/vsallaccess/angels/adriana-lima\n\n\nWell it is still early to say that this Sunway Gandaria Bangi is heading up in the right direction despite facing the current market resistance. Nevertheless swimming up against the current market stream would not be easy for the year of 2016. I wish this Double Happiness or Gandaria\u00a0 word of charm will really bring luck to them for Sunway Property and also the purchasers. For any property, nice name which bring luck is a good thing to begin with at least.\n\n\nSunway Gandaria Bangi Side Entrance\n\n\nBelow is the Media Release :\n\n\nFebruary 12, 2016\n \u2013 Master Community Developer, Sunway Property, clinched 95% sales at its debut launch of Sunway Gandaria Bangi\u2019s Retail, which is part of its newest mixed development in the Knowledge City of Bangi.\n\n\nSunway Gandaria Bangi Retail comprises 34 retail units, which ranges from 983 sq ft to 6,071 sq ft, with a new retail concept within the township. Since its preview in mid-December 2015 a total of 32 units have been snapped up. The retail units start from RM 832,000.\n\n\nAng Kee Ping, Executive Director, Property Development Division, Central Region, Sunway Berhad, attributed the success of the retail units to the strategic location and its value for investment, \u201cStrategically located in Pusat Bandar Baru Bangi, Sunway Gandaria Bangi\u2019s retail units are expected to benefit from the catchment of 1,000 residents within the development itself as well as more than 500,000 catchment from the surrounding areas of Bangi, Kajang and Nilai which includes students, residents, as well as employees of multinational corporations. We are encouraged by the successful launch which will indicate a well take up rate for the upcoming launches of the residential component.\u201d\n\n\nSunway Gandaria Bangi Retail is the RM54 million GDV retail component of the mixed development dubbed the \u201cPeak of Bangi,\u201d which is located in the heart of Pusat Bandar Baru Bangi. The entire development has a gross development value (GDV) of RM228 million and expected to be completed by 2020.\n\n\nSunway Gandaria Bangi Retail Shops\n\n\nSpread across two-acre, the development comprise the most popularly priced developments within Sunway Property. Its residential units indicated price from RM500,000 and are housed within a majestic 38-storey tower, which stands as the tallest landmark within the vicinity. The first launch for the residences is slated in April.\n\n\nResidents and business owners within the iconic tower have a spectacular and unobstructed view of the serene Cempaka Lake Garden \u2013 replete with jogging tracks, children\u2019s playgrounds, stretching and exercise spots, reflexology tracks, a football field and picnic gazebos, which is a 10-minute minutes walk away. The development also overlooks the lush greens of the Bangi golf course.\n\n\nSunway Gandaria Bangi Residences provides modern lifestyle living, consists of 259 units of serviced apartments ranging from 949 sq ft to 1,405 sq ft comprises of 3 to 4 bedrooms suitable for families. The serviced apartments will include facilities such as a generous 50-metre Olympic size swimming pool, a sky garden, complete with a nearby gym that overlooks the pool as well as a recreational pavilion in addition to the convenience provided by the retail portion of the development. Residents will be protected with round-the-clock three-tier security system. There will be 58 dual key units, which enables the flexibility of multi-generational living for home buyers or multiple tenancy options for investors.\n\n\n\n\nThe area will have easy access to more than 20 schools and universities, financial institutions, shops and other essential amenities. Schools nearby include SR Sri Al-Amin, Rafflesia International and Private Schools and Tanarata International School. Institutions of higher learning nearby include Infrastructure University Kuala Lumpur (IUKL), Universiti Tenaga Nasional (UNITEN), Universiti Putra Malaysia (UPM), Universiti Kebangsaan Malaysia Bangi (UKM), German-Malaysian Institute (GMI).\n\n\nThere are also several shopping malls surrounding the development, namely Giant, Bangi Gateway, Tesco and IOI City Mall; and hospitals such as Hospital Serdang, KPJ Kajang Specialist Hospital, Hospital Pusrawi SMC and Hospital Kajang.\n\n\nFor leisure activities, besides the Cempaka Lake Gardens and the Bangi Golf Course, residents and business owners can enjoy the golf clubs and parks such as Danau Golf Club, Kajang Hills Golf Club as well as the upcoming Bangi Wonderland Theme Park.\n\n\nIn terms of accessibility, the development can be accessed via eight major highways, from North-South Highway by exiting the Kajang or Putra Bangi interchanges, or via the Silk Highway at Kajang interchange via Jalan Reko, NKVE, SKVE, LEKAS, ELITE, Cheras-Kajang Expressway as well as Sistem Lingkaran-Lebuhraya Kajang. The development is also expected to benefit from its proximity to the MRT Line 1 Kajang station to be operational by 2017, the proposed MRT Line 2 Putrajaya station and the proposed Putrajaya \u2013 Kajang BRT line.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sunway-geo-residences-sunway-south-quay-www-mode-pre-launch/", "title": "PROPCAFE News : Sunway Geo Residences @ Sunway South Quay By Sunway Properties \u2013 WWW mode during Pre-Launch!", "body": "\n\n\u00a0\n\n\nOverview of Sunway Geo at Bandar Sunway\n\n\n\u00a0\n\n\nBandar Sunway, Nov 8 \n~ The inherent value of Sunway Resort City\u2019s superior integration has recently been underscored by the encouraging response received for Sunway Geo Residences Tower A. A total of 200 units have been snapped up during the recent pre-launch event held in Menara Sunway.\n\n\nSunway Geo Residences is part of the Sunway Geo integrated 23.4 acre, RM 1.5 billion GDV development, currently one of the hottest properties amongst Sunway Property\u2019s recent launches and comprises retail shops, flexi suites, serviced apartments and residences.\n\n\nPrevious Sunway Geo phases received overwhelming success with its first phase comprising of 31 units of retail shops and 228 units of flexi suites which was completely sold out and its second phase comprising 46 units of Retail Shops and 228 Flexi Suites with 90% sold out.\n\n\nOverwhelming response for Sunway Geo Residences\n\n\nSunway Geo Residences is the third phase of the development to be launched. It comprises 472 units of residential condominiums within two 30-storey blocks with a gross development value (GDV) of RM 319 million. The Residences range from 829 \u2013 1,496 sq feet in built up offering 2-4 bedroom condominium units.\n\n\nOne key attractions of the Sunway Geo development behind its resounding success is the benefit it will gain from the upcoming elevated Bus Rapid Transit (BRT) \u2013 Sunway Line, which has a station in front of Sunway Geo Retail, linked via a bridge. The 5.4 km line, touted to be the game changer for Sunway Resort City, is currently in progress and connects to future LRT station at USJ (Kelana Jaya LRT extension) and existing Setia Jaya KTM station.\n\n\n\n\n\u00a0\n\n\nThe elevated BRT line reduces traffic congestion, and brings more visitations into the city, while providing an eco-friendly, time-efficient transportation for the 500,000 population in Bandar Sunway and its surrounding areas, including 50,000 students. It will also benefit the 40 million visitations the township welcomes yearly.\n\n\n\n\n\n\nBesides the conveniences provided by the excellent connectivity and accessibility, Sarena Cheah, Joint Managing Director, Sunway Property attributes the enthusiastic response to the development\u2019s strategic location.\n\n\n\u201cSunway Geo is part of the 178 acre Sunway South Quay, an international community which derives great advantages from the surrounding amenities in the matured township Sunway Resort City which offers 7 million sq ft of world- class facilities, including education, shopping mall, healthcare, leisure, commercial, retail, and residential components,\u201d she said.\n\n\n\n\n\u00a0\n\n\nOng Pang Yen, Joint Managing Director, Sunway Property added that the buyers also prize the fact that the development is located within the high-traffic healthcare and education precinct.\n\n\n\u201c Total convenience is what everyone is looking for. Living in an integrated development within an integrated township, means residents can enjoy the best of what life can offer, resort living with a view of a 28 acre lake, and the marvelous benefits of city living. No other developments in Malaysia currently offers the unique lifestyle that Sunway Geo does \u2013 you can practically walk to meet all your needs.\u201d\n\n\n\n\n\u00a0\n\n\nSunway Resort City is currently the only integrated resort city with seven key components. Sunway Geo is walking distance away from Sunway University, Monash University, Jeffrey Cheah School of Medicines and Health Sciences and Sunway International School. The other components are connected with a canopied, secure walkway. The township is secured by 2,046 CCTVs, and patrolled by Sunway\u2019s own security team comprising 850 security personnel under its model Safe City Intiiative.\n\n\nSunway Geo Residences come complete with an Olympic length pool aqua gym, tennis court, squash court, basketball half court. One of the key highlights is the innovative dual key units, which are units with studio apartments attached. The dual key units are ideal for families to stay with their parents, without compromising privacy. These units are also a boon to investors as the additional studio apartment that can be rented out separately.\n\n\n\n\n\u00a0\n\n\nRecently, Sunway South Quay had teamed up with Mitsui Fudosan, Japan\u2019s largest property developer by revenue for this project. With this joint venture, the development is anticipated to bring in more Japanese residents to strengthen Sunway South Quay\u2019s existing international community.\n\n\nSunway Geo Residences Tower B will be launched by next week with price ranging from RM834,000 onwards.\n\n\nFor details of the project can refer to \nhttp://www.sunwayproperty.com/pd/sunwaygeo.asp#\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sunway-mont-residences-mont-kiara-by-sunway-property/", "title": "PROPCAFE Review : Sunway Mont Residences @ Mont Kiara by Sunway Property", "body": "\n\nSunway Mont Residences @ Mont Kiara by Sunway Property\n\n\nSunway Mont Residence\ns at Mont Kiara Kuala Lumpur was launched recently by \nSunway Property\n. We have recently visited and \u2018studied\u2019 the project and we thought we should share this with our avid followers.\n\n\nIt has been awhile since we last covered Mont Kiara. That was on early 2014 and how time flies. If you are keen to know what was our thought on Mont Kiara back then, do read it all \nhere\n.\n\n\n\n\n\n\nSunway Mont Residences the project essentials\n\n\nSunway Mont Residences is located at Jalan Kiara 5, Mont Kiara Kuala Lumpur and sat on a freehold 2.88 acre land (yi fatt fatt, huatt arr!!).\n\n\nSunway Mont Residences is 288 units condominium project developed by Sunway Kiara Sdn Bhd, a subsidiary of Sunway Berhad. Hmmm, noticed that it is conveniently coincided with total number of units of this development!\n\n\nTypical buildup of the condo consists of 1125sqft, 1365sqft, 1609sqft, 1695sqft and 1906 sqft. Each condo unit comes 2 car parks or 3 car parks.\n\n\n\n\n\n\n\n\nType\n\n\nSize (sqft)\n\n\nConfiguration\n\n\nCarpark Allocation\n\n\n\n\n\n\nA/A1\n\n\n1122 & 1125\n\n\n2+1 bedroom\n\n\n2\n\n\n\n\n\n\nB1\n\n\n1365\n\n\n3+1 bedrooms\n\n\n2\n\n\n\n\n\n\nC1\n\n\n1609\n\n\n4+1 bedrooms\n\n\n2\n\n\n\n\n\n\nD1 (dual key)\n\n\n1695\n\n\n3+1 & 1 Studio\n\n\n3\n\n\n\n\n\n\nE1 (dual key)\n\n\n1906\n\n\n3+1 & 1 Studio\n\n\n3\n\n\n\n\n\n\n\n\nMont Kiara the Perception-The Ghost of Mont Kiara\n\n\nMont Kiara is often labeled as a place with oversupply of condo, condo glut, condo hill instead of Kiara Hill, overrated, overgrown with little catalyst and USP. Really we can\u2019t discount all these negative perceptions, as history lessons told us there were avalanche of launches in Mont Kiara over the past few years, and there is none major rail infrastructure (KLMRT Line 1 & Line 2) crossing the Mont Kiara domain.\n\n\nStill an expat enclave yesterday and today\n\n\nBut despite all these negative perception, Mont Kiara is still an expat melting pot, and over the years with all other condos in Klang Valley PSF have actually caught up with Mont Kiara we have seen plenty of local choose Mont Kiara as their home. Location wise Mont Kiara is decent, bearing a KL postal code, Mont Kiara is an middle and up market enclave within 10km drive to downtown KL.\n\n\nLocation, Accessibility, Amenities\n\n\nSunway Mont Residence sat on lot 1906 along Jalan Kiara 5, next to Casa Kiara 2 by Sunway Berhad. Other notable development in Jalan Kiara 5 are, Hijauan Kiara Verve Suite by Dato Alan Tong\u2019s Bukit Kiara Properties. There rest is still jungle, wait wait wait, reword reword, pending developments.\n\n\n\n\n\n\n\n\nSome units at Sunway Mont Residences will be quite close to high tension cable.\n\n\n\n\n\n\n\u00a0\n\n\nThe main access to Mont Kiara is via Jalan Duta, NKVE, Penchala Link, Sprint, Duke and Jalan Kuching.\n\n\nInternational schools, grocer, convenience store, F&B, neighborhood mall all check, Mont Kiara is pretty convenient place to live.\n\n\nA short drive away to Sri Hartamas commercial square, hip places like Publika and Solaris Mont Kiara.\n\n\n \n\n\n\n\n\n\nFa\u00e7ade of Sunway Mont Residences\n\n\nWe somehow find it weird. Sunway Mont Residences fa\u00e7ade based on artist illustration, it looks dated. But when comes to the scale model it does alright.\n\n\nThe fa\u00e7ade is a combination of bricks and mortar (yes not typo) white and grey theme. See picture, see\u2026\n\n\nGiving you a rustic feel. This would be among the more provocative color scheme fa\u00e7ade in Mont Kiara, as mostly of the condo are pretty mundane color grey, white, off white and discolored.\n\n\nWindows look small in the artist illustration but look right size in the scale model.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nSite Plan and block orientation\n\n\nIf you observe this block layout is pretty close to Casa Kiara 2. The block orientation is basically parallel with Casa Kiara 2. To yield more units and the fact that the land\u2019s rectangular shape, the building architect cannot be too creative. Jalan Kiara 5 will eventually look like Jalan Kiara, or Jalan Kiara 3, simply it how the land is sub-divided, macam teres, tapi ini teres condo!!! Lol.\n\n\n\n\nCredit to map owner, Mr Ho Chin Soon\n\n\n \n\n\nLayout Type\n\n\nIn general, the units layout plan at Sunway Mont Residences are good and maximize floor space utilization.\n\n\n\n\nWell done!\n\n\nAll bedrooms make full use of natural light and they are decent enough to fit a queen size bed. Except for Type A all units comes with wet kitchen.\n\n\nAll units come with expansive living room layout with close to 6m length. You will gonna like your living room, check them out the below Sunway Mont Residences show flat pics.\n\n\nType D and Type E are dual key unit. A niche product, appeal to those with extended family who want to live near but not near near near. Or alternatively the dual key unit, can be rented out separately.\n\n\nType A 1125sqft\n\n\nType B 1365sqft\n\n\nType C 1609sqft\n\n\nType D (Dual key) 1695sqft\n\n\nType E (Dual key) 1906 sqft\nFurnishing \n\n\nAll units at Sunway Mont Residences comes partially furnished with air conditions at all bedrooms & study except utility & maid room free Kitchen Cabinet, hood, hob & Sink, while maintenance is expected to be RM0.35 PSF\n\n\nShow Unit Review\n\n\nThe Sunway Mont Residence Show Gallery features the show unit of Type E1. Let\u2019s check it out.\n\n\n\n\n\n\n\n\nScaled unit floor plan\n\n\n\n\n\n\nThe entrance of the dual key unit.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nAnd the finale the 6m living room width to die for, lol.\n\n\nCondo Facilities \n\n\nSunway Mont Residences features full condo facilities as illustrated below. Worth to note there will be a skydeck on level 36.\n\n\nPrice\n\n\nLet\u2019s us share the Sunway Mont Residences before all rebates.\n\n\nType A 20-3A \u2013 RM1,080,000\n\n\nType B 19-03 \u2013 RM1,196,000\n\n\nType D 20-02 \u2013 RM1,416,000\n\n\nType E 19-07 \u2013 RM1,631,000\n\n\nAverage price at RM962 psf before rebate, we are told that Sunway Berhad is having its \nSunway Property Certainty Campaign\n from from 29 March 2016 to 30 September 2016, it features interesting rebates, Guaranteed Loan, Deferred Payment and Voluntary Exit Plan. Under this campaign, Sunway is providing financial flexibility and assurance for the comfort of home buyers.\n\n\nInvestment consideration\u00a0\n\n\nAt present, rental for 1100-1200 sqft units are liquid, a brand spanking fully furnished new condo would probably able command RM3-4PSF. While capital appreciate perspective, another 3-4 year to hit RM1,000 PSF? Hmmm your guess would be as good as ours.\n\n\nshhhh\u2026. this is classified material, under OSA\u2026.\n\n\nBBB is in the air\n\n\nSunway Mont Residences is a BBB project with high take up rate. There several schemes to choose from and at net net net price of approximately 800psf or lower. It is actually priced quite competitively considering it is the product of the The Edge Malaysia Top Developer Sunway Berhad.\n\n\nIf one looks closer into Sunday Mont Residences unit mix, close to 40% of the units are type A/A1 or the 1122sqft 2+1 bed, which pretty rare in Mont Kiara. These units will likely be liquid in the rental market in future.\n\n\nThe fact that Sunway Mont Residences is located at Jalan Kiara 5, to the Mont Kiara insider it commands more premium over Jalan Kiara 3, but lesser to Jalan Kiara itself. Those who frequent Jalan Kiara 3 and tasted the traffic madness during peak hours will likely concur.\n\n\nVerdict\n\n\nLike it or not till to date, Mon\u2019t Kiara is still an expat enclave, there isn\u2019t much supplies coming off from Jalan Kiara 5, Sunway Mont Residences close proximity to Garden International School, grocers, and Verve Suite commercial elements, while the price of all other condo in Klang Valley has picked up, yet Sunway Mont Residences comes with an ordinary Mont Kiara condo price tag, it is actually present quite a value proposition. All these could be the deciding factors to own a unit at Sunway Mont Residences.\n\n\nFor more detail info, you can go to their website : http://www.sunwaymont.com/\n\n\nor you can drop by to their sales gallery open daily from 11am to 6pm at\n\n\nPlaza Mont Kiara,\n\n\nJalan Kiara 4, Mont Kiara, \n\n\n50480 Kuala Lumpur\n\n\nPhone no : +6017 \u2013 964 0822\n\n\nEmail : ericf@sunway.com.my\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sunway-named-best-property-company-2015-asia/", "title": "PROPCAFE News : SUNWAY NAMED BEST PROPERTY COMPANY 2015 \u2013 ASIA", "body": "\n\nAfter watched our Ola Bola, feeling so emotional, exited coupled with Chinese New Year mood, feeling so \u201cON\u201d- Only one reason because is about Malaysia and also a movie made by Malaysian for Malaysia. OK that\u2019s enough for the football, and now back to property.\n\n\nSunway Boleh! Malaysia Boleh! Sunway once again made Malaysia proud for winning \nProperty Company of the Year 2015 \u2013 Asia\n in the World Finance Real Estate Awards presented by World Finance. Congratulation to Sunway Property and Tan Sri Dr. Jeffrey Cheah and to all the Malaysian. \n\n\nAside of that, it is worth to take note that other developers like \nParamount Land, Hatten Group &\u00a0OSK Property Holdings\n also bagging award in other Asia categories\u00a0 . \nProperty of the Year 2015 \u2013 Asia \ndang dang dang! It goes to \nMirage By the Lake @ Cyberjaya \n( the another true masterpiece by Sek San Design ) by OSK Property Holdings, Malaysia ! \ud83d\ude2f\n\n\n\n\nAsia\n\n\n\n\nProperty Company of the Year\n\nSunway\u00a0Property, Malaysia\n\n\nBest Residential Developer\n\n\nParamount Land\n\n\nBest Mixed Use Developer\n\nHatten Group\n\n\nBest Retail Developer\n\nUnited Industrial Corporation\n\n\nBest Office Developer\n\nPT Danayasa Arthatama SCBD\n\n\nBest Advisor\n\nCBRE\n\n\nBest Industrial Developer\n\nSoilbuild Group Holdings\n\n\nBest Leisure Developer\n\nMNC Land\n\n\nMost Innovative Developer\n\nFrasers Centrepoint\n\n\nMost Socially Responsible Developer\n\nSoilbuild Group Holdings\n\n\nOutstanding Contribution\n\nOSK Property Holdings\n\n\nProperty of the Year\n\nMirage By the Lake, Malaysia\n\n\n\n\n\n\nSUNWAY NAMED BEST PROPERTY COMPANY 2015- ASIA\n\n\nBandar Sunway, 10 February 2016 \n~ Sunway Property, the property division of Sunway Berhad (KLSE : SWB), has been named Property Company of the Year 2015 \u2013 Asia in the World Finance Real Estate Awards presented by World Finance, a leading UK-based financial magazine published by World News Media, in recognition of its high standards in design, quality, innovation and sustainable practices.\n\n\n\n\nReaders of World Finance were invited to vote for the nominated organisations and projects across different continents, followed by internal research for final deliberation by the World Finance award selection panel.\n\n\nThe accolade underscores Sunway\u2019s commitment to building for posterity through its unique \nbuild-own-operate\n business model, which ensures the continued and lifelong growth of its communities. Sunway Property has an enviable portfolio of successful and internationally acclaimed properties across Malaysia, Singapore, China, Vietnam, Cambodia, and India.\n\n\n\u201cWe are delighted to award Sunway the title of \u2018Property Company of the Year, Asia, 2015\u2019,\u201d said the World Finance judging panel. \u201cSunway\u2019s commitment towards building a first class infrastructure in Malaysia, is helping to transform the country into one of Asia\u2019s leading economies. At the same time, the company has been steadfast in its determination towards social development, focusing on both education and healthcare in particular. While the competition across Asia was fierce, Sunway\u2019s leading role in rebuilding Malaysia makes it a worthy winner of this year\u2019s award.\u201d\n\n\nIn Malaysia, Sunway has created three value-generating hubs spanning some 4,000 acres across the country, transforming the way people live, learn, work and play in a safe, healthy and connected environment within the integrated townships of Sunway Resort City, Sunway City Ipoh, and Sunway Iskandar. Its first flagship township, Sunway Resort City, is a transformation of a derelict tin-mining land into a world-class township that garners 42 million visitations annually.\n\n\n\u201cWe are honoured to have been recognised as a real estate leader in Asia, a testament that we are on the right-track to pursue sustainable and participatory growth alongside our communities. We will continue to work to enrich the lives of our communities we serve,\u201d said Sunway Group founder and chairman Tan Sri Dr. Jeffrey Cheah.\n\n\nSunway Group founder and chairman\nTan Sri Dr. Jeffrey Cheah with the World Finance Real Estate Awards for Property Company of the Year 2015\n\n\nNominations for the World Finance Real Estate Award were selected by the World Finance award selection panel, comprising experienced finance and business journalists, supported by a dedicated research team, based on a stringent set of criteria which include socioeconomic significance of projects, financials and funding, ongoing service and development, state and quality at completion, regeneration, project quality, innovation and green awareness.\n\n\n\n\nAsia\n\n\nProperty Company of the Year\n\nSunway\u00a0Property, Malaysia\n\n\nBest Residential Developer\n\n\nParamount Land\n\n\nBest Mixed Use Developer\n\nHatten Group\n\n\nBest Retail Developer\n\nUnited Industrial Corporation\n\n\nBest Office Developer\n\nPT Danayasa Arthatama SCBD\n\n\nBest Advisor\n\nCBRE\n\n\nBest Industrial Developer\n\nSoilbuild Group Holdings\n\n\nBest Leisure Developer\n\nMNC Land\n\n\nMost Innovative Developer\n\nFrasers Centrepoint\n\n\nMost Socially Responsible Developer\n\nSoilbuild Group Holdings\n\n\nOutstanding Contribution\n\nOSK Property Holdings\n\n\nProperty of the Year\n\nMirage By the Lake, Malaysia\n\n\nBest REIT\n\nAscott Residence Trust\n\n\nMiddle East\n\n\nProperty Company of the Year\n\nUnited Real Estate Company\n\n\nBest Residential Developer\n\nDar Al Arkan Real Estate\n\n\nBest Mixed Use Developer\n\nAlfardan Group\n\n\nBest Retail Developer\n\nUnited Real Estate Company\n\n\nBest Office Developer\n\nAabar Properties\n\n\nBest Advisor\n\nColliers International\n\n\nBest Industrial Developer\n\nBarwa Real Estate\n\n\nBest Leisure Developer\n\nSKAI Skai Holdings\n\n\nMost Innovative Developer\n\nEmaar Properties\n\n\nMost Socially Responsible Developer\n\nMsheireb Properties\n\n\nOutstanding Contribution\n\nEmaar Properties\n\n\nProperty of the Year\n\nKing Abdullah Economic City, Saudi Arabia\n\n\nBest REIT\n\nEmirates REIT\n\n\nEurope\n\n\nProperty Company of the Year\n\nTrigranit\n\n\nBest Residential Developer\n\nNEF Turkey\n\n\nBest Mixed Use Developer\n\nDana Holdings\n\n\nBest Retail Developer\n\nDana Holdings\n\n\nBest Office Developer\n\nMetrovacesa\n\n\nBest Advisor\n\nCBRE\n\n\nBest Industrial Developer\n\nPrologis\n\n\nBest Leisure Developer\n\nRDI\n\n\nMost Innovative Developer\n\nNEF Real Estate\n\n\nMost Socially Responsible Developer\n\nPrologis\n\n\nOutstanding Contribution\n\nTrigranit\n\n\nProperty of the Year\n\nEiffel Palace, Hungary\n\n\nBest REIT\n\nIgnis UK Commercial Property Trust\n\n\nLatin America\n\n\nProperty Company of the Year\n\nTGLT, Argentina\n\n\nBest Residential Developer\n\nTGLT, Argentina\n\n\nBest Mixed Use Developer\n\nIRSA, Argentina\n\n\nBest Retail Developer\n\nIRSA, Argentina\n\n\nBest Office Developer\n\nOdebrecht Realizacoes\u00a0Imobili\u00e1rias\n\n\nBest Advisor\n\nJones Lang LaSalle\n\n\nBest Industrial Developer\n\nGlobal Logistics Properties, Brazil\n\n\nBest Leisure Developer\n\nOdebrecht Realizacoes\u00a0Imobili\u00e1rias\n\n\nMost Innovative Developer\n\nOdebrecht Realizacoes\u00a0Imobili\u00e1rias\n\n\nMost Socially Responsible Developer\n\nMexico Retail Properties\n\n\nOutstanding Contribution\n\nTerritoria\n\n\nProperty of the Year\n\nJuriquilla Towers, Sante Fe\n\n\nBest REIT\n\nFibra Uno\n\n\nNorth America\n\n\nProperty Company of the Year\n\nNorth American Properties\n\n\nBest Residential Developer\n\nGreat Gulf\n\n\nBest Mixed Use Developer\n\nTishman Speyer\n\n\nBest Retail Developer\n\nSmart Centres\n\n\nBest Office Developer\n\nJay Paul Company\n\n\nBest Advisor\n\nCushman and Wakefield\n\n\nBest Industrial Developer\n\nIDI Gazeley\n\n\nBest Leisure Developer\n\nStarwood Hotels & Resorts\n\n\nMost Innovative Developer\n\nGD Nielsen Development\n\n\nMost Socially Responsible Developer\n\nCadillac Fairview\n\n\nOutstanding Contribution\n\nThe Macerich Company\n\n\nProperty of the Year\n\nSerenity, US\n\n\nBest REIT\n\nWP Carey\n\n\nAfrica\n\n\nProperty Company of the Year\n\nFeenstra Group\n\n\nBest Residential Developer\n\nBerman Bros\n\n\nBest Mixed Use Developer\n\nRabie Property Group\n\n\nBest Retail Developer\n\nFlanagan and Gerard\n\n\nBest Office Developer\n\nAbland\n\n\nBest Advisor\n\nCBRE\n\n\nBest Industrial Developer\n\nAbland\n\n\nBest Leisure Developer\n\nMarriott International\n\n\nMost Innovative Developer\n\nPalm Hills Developments\n\n\nMost Socially Responsible Developer\n\nMcCormick Property Development\n\n\nOutstanding Contribution\n\nPalm Hills Developments\n\n\nProperty of the Year\n\nPalm Hills, New Cairo\n\n\nBest REIT\n\nVukile Property Fund\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sunway-serene-residence-received-hot-response-during-sales-preview/", "title": "PROPCAFE\u2122 News : Sunway Serene Residence Received Hot Response During Sales Preview", "body": "\n\nThe weather has been extremely hot for the past few days but there is another heat wave been hitting on another hot project development at Petaling Jaya \u2013 Sunway Serene Residence, the latest masterpiece from Master Community Developer, Sunway Property, which is located in the mature neighbourhood of Petaling Jaya, has more than 8,000 registrations in less than a month after its registration exercise recently and it received hot response from over 5,000 visitors at its sales preview.\n\n\nThe overwhelming crowd at the Sunway Serene Sales Preview\n\n\nSunway Serene Residence is Sunway Property\u2019s latest development which is anchored on the placemaking philosophy in the heart of Petaling Jaya. The placemaking philosophy capitalises on the community\u2019s assets, inspiration, and potential, with the intention of creating public spaces that promote people\u2019s health, happiness, and well-being.\n\n\nThe development which provides the residents a lakeside living experience, spans across 17 acres and is enveloped in an exquisite nature with an estimated GDV of RM2 billion. Sunway Serene comprises of bungalows and semi-D\u2019s in the sky which overlooks the adjacent 15-acre lake and the lush greens of the 18-hole Subang National Golf Club. The first phase of the development has two towers, Tower A and Tower B.\n\n\n\n\n\u201cWe attribute Sunway Serene Residence\u2019s auspicious start to a combination of factors \u2013 the strategic location of the development, its lush surroundings, and the placemaking philosophy which has guided our design,\u201d said Mr Tan Wooi Teong, Senior General Manager, Central Region, Sunway Berhad. \u201cThe Sunway Serene Residences development puts people as the first principle of design. Everything about this development \u2013 from its exceptional location next to a public lake and golf course, to the innovative facilities podium we have put in, is very much rooted in community based participation and honours community life as the soul of the development.\u201d added Mr.Tan\n\n\nSunway Serene Public registering their bookings at the Sunway Serene Sales Preview\n\n\n\u00a0\n\n\nMore than 50 types of facilities for the community\n\nThe entire development will house more than 50 facilities for residents to encourage community-based activities which centres around active and healthy lifestyles.\n\n\nOlympic-length Infinity Pool\n\n\nInfirmary\n\nOne of the main highlights of the development will be its \n24-hour infirmary operated by Sunway Medical Centre\n where a registered nurse is stationed at the infirmary to meet the need of the residents of all ages; from infants to the elderly within a safe and secured surrounding of the development. The nurse will be able to treat minor conditions like fever, cough, gastric, sore throat, and diarrhea. In addition to convenient round the clock healthcare, the infirmary will also provide health screenings for blood pressure and glucose checking.\n\n\nSunway Serene 210m Lazy River Cruise\n\n\nLongest Private Lazy River and First Mini Water Theme Park\n\nThe development will house an innovative first-of-its kind four-acre facility deck on Level 6. The facility deck will house \nthe longest lazy river to be built for residential development in Klang Valley measuring 210 meters long\n, and a mini water play to be built within a development. Within the deck, outdoor facilities include an Olympic length infinity swimming pool spanning 50 metres in length, a herb reflexology garden, a multipurpose court, an open lawn, multipurpose hall, pavilion, BBQ terrace, pool sun bed, pool viewing lounge, play area, mini water play area, cabana lounge, hammock garden, reading and leisure pod, a curvy bridge and a linear yard garden.\n\n\nSunway Serene Sky Gym overlooking PJ Skyline\n\n\nIndoor facilities on the same deck will include games room, prayer rooms, management office, changing rooms, gym, function rooms, a library, yoga room, lounge area, multipurpose room, theater room. Additional facilities include a sky gym and sky Jacuzzi on Level 50 Tower B. There will be a sky lounge at Level 51, Tower A and an observation deck at the roof top. Despite the plethora of facilities, the developer will be keeping \nthe maintenance fee low, at RM0.26psf\n to deliver exceptional value to the residents.\n\n\n\u00a0\n\n\nSunway Serene Location\n\n\nConnectivity and Accessibility\n\nLocated in the mature neighbourhood of Kelana Jaya, a stone\u2019s throw away from a host of facilities and amenities, the development is also a mere three kilometres away from Sunway\u2019s flagship township, Sunway City. Sunway City is home to over 7 million sq ft of world-class facilities, including educational institutions, Sunway Medical Centre and the Sunway Pyramid Mall. The development is easily accessible and well connected to five major roads and highways such as the LDP, Federal Highway, NPE, NKVE and Kesas, and next to the Setia Jaya BRT & KTM stations & Glenmarie and Kelana Jaya LRT Stations. It is also located closely to the Sultan Abdul Aziz Shah Airport (Subang Airport). Besides, prominent areas such as Petaling Jaya and Kuala Lumpur can be accessed via toll-free routes from Sunway Serene.\n\n\nSunway Serene Exclusive bridge that leads to your home\n\n\nTo enable further accessibility,\n a 250m long paved direct scenic driveway\n is built specially to those who are heading to the residences. The driveway is believed to reduce traffic at the area and drivers moving towards the development will not be caught in the peak hours\u2019 traffic.\n\n\n\u00a0\n\n\nSunway Serene type F Living Dining\n\n\nStarting prices for Sunway Serene Residences are from \nRM 807,000\n. For convenient purchase, Sunway Property is offering the \nSunway Certainty Plus\n which offers a \nguaranteed loan, low down payment & deferred payment till June 2020\n.\n\n\nCommunity Building Initiatives\n\nExtending beyond the development, the developer has also invested in \nbeautifying a 15-acre public lake\n. The lake was transformed from a waste pond into a beautiful scenic community lake, suitable for community and recreational event. Sunway has also built a 1.2 km jogging track for the enjoyment of the residents as well as the public.\n\nTo celebrate the completion of the community works and to honour the placemaking philosophy, Sunway Property had created a number of community events which had gathered crowds to the recently beautified lake, which was undertaken as a community service project by Sunway Property.\n\n\nSunway Serene 1.2KM Jogging Path By The Lake\n\n\n\u00a0\n\n\nThe first was the PJ Festival, which ran for two dazzling evenings, had attracted members of the community who flocked to the free-for-public festival to enjoy the serene lakeside atmosphere which also doubled up at a prelude to the tranquil lakeside living which will be afforded to the Sunway Serene development. Following that, in conjunction with the Mid-Autumn Festival, Sunway Property also organised a Mid-Autumn Get-Together by the lake where a joyous evening of fun festivities and excitement.\n\n\n\n\nThe Mid-Autumn Get-Together saw the community celebrate the spirit of togetherness by the lakeside. Filled with activities such as dough doll making, dragon beard demos and giveaways, game booths, lantern riddles, a Chang-eBeder appearance, and lantern giveaways, the hundreds of families where. The highlights of the evening were a glowing dragon dance performance, cultural dance performance and a mooncake and lantern workshop. Both events attracted more than 5,000 people.\n\n\nFor more information, please log on to \nhttp://www.sunwayserene.com\n or visit the sales gallery\n\n\nView it on google map :\n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sunway-v-residences-2-vr2-sunway-velocity-cochrane/", "title": "PROPCAFE Review : Sunway V Residences 2 (VR2) @ Sunway Velocity, Jalan Cheras", "body": "\n\nSunway Velocity @ Jalan Cheras \u2013\u00a0The City of New Horizon with Endless Dream\n\n\n\n\nSource : http://www.sunwayproperty.com/malaysia-properties/malaysia-property-detail/sunway-velocity/id/e693d3f0-572b-688c-a7be-ff000068ef51/type/1\n\n\n\u00a0\n\n\nSunway Velocity \u2013 The V Residences 2 \u2013 FREEHOLD\n\n\nSize : 850 \u2013 1136 sf\n\n\nPrice : From RM$1,063,000\n\n\n\n\n6 June 2014 \u2013 Sunway Property will be launching Sunway Velocity Residences 2 in June 2014 within its RM 3.7 billion GDV, 23-acre Sunway Velocity development. Sunway Velocity Residences 2 comprises of 334 units in which 13 units are exclusive cabana-style apartments with 2 rooms and 2+1 rooms ranging from 850 sq. ft. to 1,136 sq. ft. and 321 units of serviced residences from 850 sq ft to 1,130 sq. ft. in size.\n\n\n\u00a0\n\n\nView from the balcony of a V Residences 2 unit, overlooking the stunning swimming pool facility\n\n\nThe V Residences 2 units will have a panoramic view of KLCC, unobstructed view of the pool as well as the two-acre park, a double facility deck and top-notch security. The development\u2019s spectacular rooftop facilities include an astronomy observation deck, sky cinema, sky gym and sky floating deck.\n\n\nView from the living room of a V Residences 2 unit with the breathtaking view of the KL Skyline\n\n\nThe cabana-style apartment units are located at the facility floor and have direct accessibility to the comprehensive facilities. With the units, homeowners will have the luxury of private garden areas within their units.\n\n\n\u201cDuring previous launches, we had received a lot of positive feedback from buyers and investors who have attributed their interest in Sunway Velocity to the excellent accessibility and the strategic location. We believe that Sunway V Residences 2 will achieve similar success. Sunway Velocity is set to bring value to its communities with the same co-investment model that has guaranteed Sunway Resort\u2019s City\u2019s resounding success.\u201d said Ong Ghee Bin, Executive Director of Property Development Division, Central Region, Malaysia\n\n\nThe exclusive cabana-style unit with private garden and easy access to the swimming pool facility\n\n\nPrevious Sunway Velocity launches had received overwhelming response with all units fully sold out.\n\n\nDubbed the \nCity of Endless Possibilities,\n Sunway Velocity is a freehold 23-acre self-sustained integrated mixed development located in KL South, only 3.8 km to the city centre. Comprising residential, commercial, office, and retail components with sprawling public spaces, the development is flanked by Jalan Cheras, Jalan Shelly and Jalan Peel.\n\n\nEasily accessible through four major roads, and four highways, the development is well serviced by public buses, taxis as well as two LRTS and two upcoming MRT stations namely Maluri and Cochrane stations. V Residences 2 is expected for completion in 2017, in time with the commencement of MRT operations. Sunway Velocity the only new integrated development of its kind within the area and will contribute to transforming the KL South skyline.\n\n\nSunway Velocity consists of five elements \u2013 V Retail, V Residence, V Office, V Boulevard and V Garden.\n\n\nV-Retail encompasses over 1 million sq. ft. of lifestyle retail areas, and will be managed by the award winning team from Sunway Pyramid. The integrated development also has a hotel component as well as a medical centre.\n\n\nSunway Medical Centre, which is the only healthcare centre in the region to have received full accreditation from the Australian Council on Healthcare Standards (ACHS), will introduce a healthcare component with an enhanced working model to the development. Construction will begin end of this year.\n\n\nSunway has also taken the initiative to ensure absolute accessibility and connectivity within the development by improving on the infrastructure around the development consisting of a covered link bridge walkway to 2 MRT stations, a tunnel with direct link from Jalan Cheras to shopping mall basement car and an underpass from Jalan Cheras to Jalan Peel.\n\n\nFor more information on Sunway V Residences 2, visit \nhttp://www.sunwayproperty.com/pd/sunwayvelocity.asp\n\n\n\u00a0\n\n\nPropCafe.Net\u2019s Comment:\n\n\nSunway Velocity (RM 3.7 billion GDV, 23-acre Freehold) \u2013 They call it as The City of Endless Possibilities but I call it as \u201c\nThe City of New Horizon with Endless Dream\n.\u201d but definitely now NOT everyone can realize\u00a0this dream and I am one of them :p (being sour grape here)\n\n\n\u00a0\n\n\nSunway Velocity Location [Picture Source : www.sunwayproperty.com]\n\n\nSunway Velocity is really located at the best of the best location among all other project along Jalan Cheras. I would label this location as \n\u201c\nMother\u00a0of the Golden Land of Jalan Cheras\u201d\n.\n It is far than you can imagine how strategic this location is as of today at the juncture Jalan Peel, Jalan Cochrane, Jalan Shelly, Jalan Jejaka & Jalan Cheras. \u00a0Around this piece of land, there were quite a lot of primary & secondary schools around, thus I believe this place is quite nostalgic to some of you here where this area used\u00a0be your backyard playground during your early teen timing :). Nevertheless, today we are talking about this prime land where the price is fetching around RM$1000psf almost going near to the price tag of KLCC \u00a0level, if not now it will be just a matter of time.\n\n\n\n\nBeing located merely at\u00a0\n3.8km\n to city center (*as per claimed by Sunway Website) it is rather very near to the CoG, I mean compared to other newly launched projects along Jalan Cheras . This is one of the greatest weapon of Sunway Velocity \u2013 The Location itself!\n\n\n\n\nWith the newly just completed expressway\u00a0\nBesraya Extension\n , the interchange is just a stone throw away from Sunway Velocity is another major booster to make Sunway Velocity an easily accessible spot aside of current exisiting MRR2, Jalan Loke Yew, Jalan Cheras, Jalan Tun Razak and MEX Expressway\n\n\nSunway Velocity Masterplan [Picture Source : www.sunwayproperty.com]\nFor the chu-chu train line, as far as I Know, Sunway Velocity is the only project which has 2- MRTs station and 1- LRT station within walking distance! At the \u201cHead\u201d of Sunway Velocity we have the \nMaluri MRT-LRT Interchange\n at \n220m away and the \u201cTail\u201d of Sunway Velocity we have the \nMRT\n\u00a0\n\u00a0Cochrane station\n which is just \u00a0100m away and both of these stations come with\u00a0covered link bridge walkway! Can you imagine how convenient could it possibly be? Fundamentally\u00a0Sunway Velocity will provide as an alternative roof for those who are sick of KLCC or out of budget of KLCC or those who got traumatized by the notorious Jalan Cheras traffic condition!\u00a0\nImagine for the shoppers, get off at the Maluri Station and starts to sweep their shopping from the \u201cHead\u201d of Velocity till the \u201cTail\u201d then done! Hop on to the Cochrane MRT station, where you don\u2019t even need to U-turn back to the station where you get off earlier at Velocity. Vola! I just just have one word for it \u2013 awesome!\n\n\nSource : www.sunwayproperty.com\n\n\nFor the concept itself, Sunway Velocity consists of 5 -elements : V Retail, V Residence, V Office, V Boulevard & V Garden\n\n\nSunway Velocity \u2013 V Residence 2 : Size: 850 \u2013 1136 sf \u00a0Price: From RM$1,063,000\n\n\nSunway Velocity \u2013 \u00a0V Residence Suites : Size: 624 \u2013 883 sf \u00a0Price: From RM$805,000\n\n\nSunway Velocity \u2013 Signature Retail Shop : Size: 1970 \u2013 6119 sf \u00a0Price: From RM$2,600,000\n\n\nSunway Velocity \u2013 Signature Office : Size: 1835 \u2013 4166 sf \u00a0 Price: From RM$1,839,000\n\n\n\u00a0\n\n\nV-Retail : 1 million square feet shopping\nmall comes with 6,500 car park bays and will be managed by the award winning team from Sunway Pyramid.\n\n\nWill Sunway Velocity becomes the next Sunway Pyramid 2? We will see. So far we haven\u2019t seen the retails managed by Sunway failed , have we? Moreover if it will be managed by the same team from Sunway Pyramid. Sunway Velocity will give an alternative shopping spot to the current Pavillion and KLCC. (*to be honest, I am quite bored with KLCC and Pavillion and also quite reluctant to go down town due to the traffic and car park issue \u2013 no right or wrong \u2013 just me ) . Due to its strategic matured location and easily accessible via variable major transport system , I see no problem\u00a0that Sunway Velocity able to catch not only the local folks but as well as the foreigners. \u00a0Talking about shopping mall, the ultimatum of Sunway Velocity is the development of \nIkea @ Cochrane!\n\u00a0\nCome on! Can you imagine the combo of Sunway Pyramid + Ikea The Curve = ??? OMG, I am going to get a goose bump thinking of the outcome of the equation! What say you?\n\n\nsource : http://www.ien.com.my/projects/ikea.html\n\n\n\u00a0\n\n\n\u00a0\n\n\nV Office [Pic Source : http://www.sunwayproperty.com]\nV Residence [Source : http://www.sunwayproperty.com]\nV Boulevard [Source : http://www.sunwayproperty.com]\nV Garden [Source : http://www.sunwayproperty.com]\n\u00a0\n\n\nAccording to the latest source, Sunway will inject another 2 elements to be integrated into this Sunway Velocity , a \nmedical center and hotel component .\u00a0\n\n\nIt is getting more and more to the mirror image of what happening at Sunway where there have Sunway Medical Center and also Sunway Hotel resort. Well with this, PropCafe.Net decided to give a name to each of these 2 extra elements , \nV-Medical and V-Hotel\n \n\ud83d\ude42\n\n\nAs far as I notice, Sunway Velocity is not perfect in term of concept, there is one piece still missing from this Sunway Velocity where Sunway Group really\u00a0strong at \u2013 \nThe Education Element, \n\u00a0. As we all know well, Sunway University is\u00a0famous, those who know Sunway city , I am sure they know Sunway College / University. Now I am starting to think how could it be possible that the Sunway Velocity has missed out the Education Hub? Well, it is just my personal opinion, if \u00a0Sunway Group would have had incorporated one of their stronghold , the education line\u00a0by formulating the education hub into the Sunway Velocity \u2013 and again we give a name as V-College or V-University , it will be definitely be another extra-alpha element to bring up the whole entire Sunway Velocity as in complete version of\u00a0The City of Endless Possibilities.( I still prefer my version of\u00a0\u201c\nThe City of New Horizon with Endless Dream\n.\u201d \u00a0Well o well, \u00a0Sunway Group please consider this! \ud83d\ude42 We are hoping to see Sunway Velocity\u2019s V-College/University\u00a0here \ud83d\ude42 Complete it please! LOL\n\n\nI think \u00a0I had said enough of this project from the macro point of view. Not going details on the micro part. If you asked me the price of Sunway Velocity, well the\u00a0answer is subjective. You will get the answer if you compared it with current KLCC\u2019s price. I would say it is definitely not for the commoner like me, it is more to the elite group\u00a0and foreigners.\n\n\nEnjoy the video clip\n\n\n\n\nIf \u00a0you want to know the details of this project, please visit this website :\u00a0\nhttp://www.sunwayproperty.com/pd/sunwayvelocity.asp\n\n\nAny comment is welcome and feel free to drop any questions here.\n\n\nThank you and have a nice day.\n\n\nSunway Velocity \u2013 A new landmark of Cheras\n\n\nSource : http://www.sunwayproperty.com/vrsuites/indexfb.html\n\n\nSunway Velocity \u2013 Awesome and Exceptional Connectivity and Accessibility\n\n\n\n\nSunway Velocity \u2013 V Residence Suites (624-883sf\u00a0\u00a0From RM$805,000)\u00a01, 1+1 and 2 bedroom\n\n\nSunway Velocity \u2013 V Residence 2 & Suites Master Plan\n\n\nSunway Velocity \u2013 V Residence Suite Actual Show Unit Photo\n\n\nV Residence Suite Floorplans\n\n\n1 BEDROOM 624 SQ. FT / 58 SQ. M\n\n\nV Residence Suites 624sf\n\n\n1 BEDROOM 689 SQ. FT / 64 SQ. M\n\n\nV Residence Suites 1 BEDROOM\u00a0689 SQ. FT / 64 SQ. M\n\n\n1+1 BEDROOM 694 SQ. FT / 64.5 SQ. M\n\n\nV Residence Suites 1+1 BEDROOM 694 SQ. FT / 64.5 SQ. M\n\n\n2 BEDROOMS 877 SQ. FT / 81.5 SQ. M\n\n\nV Residence Suites 2 BEDROOMS 877 SQ. FT / 81.5 SQ. M\n\n\n2 BEDROOMS 883 SQ. FT / 82 SQ. M\n\n\nV Residence Suites 2 BEDROOMS 883 SQ. FT / 82 SQ. M\n\n\n \n \n \n \n \n \n \n\n\n\u00a0\n\n\n*All info and pictures of Sunway Velocity \u2013 V Residence Suites sourced from\u00a0http://www.sunwayproperty.com/vrsuites/indexfb.html\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/sunway-velocity-shopping-mall/", "title": "PROPCAFE Peek: Sunway Velocity Mall Pre-Opening Tour!", "body": "\n\nSunway Velocity Mall Pre-Opening Tour\u00a0\n\n\n(updated 11 Nov 2016, we add in more mall tour pictures, can Sunway Velocity Mall ready for opening on 8 December 2016, let\u2019s find out soon!)\n\n\nSunway Velocity Mall will be officially open its doors on 8 December 2016. In our PROPCAFE Peek Series we present you, Sunway Velocity Mall Pre Opening Tour!\n\n\n\n\nWhat what, what another shopping mall in KL? Yes, this time in Cheras, not PJ, not along LDP!\n\n\nMalls and more malls to come\n\n\nYes we Malaysian just love malls, everyone loves a good ole shopping malls where we can jalan-jalan, makan, watch movie, grocery shopping, sip some kopi, enjoy air cond.\n\n\nSo what is in store for Sunway Velocity Mall?\u00a0Sunway Velocity Mall, which will have a net lettable area of one million sq ft, we are told it has reached an occupancy rate of 90 per cent.\n\n\nThe key anchor tenants include the big names such as Parkson, AEON Max Value Prime, TGV Cinemas with IMAX, Harvey Norman, Popular and Toys \u201cR\u201d Us, Starbucks, Adidas, Bata, H&M, Uniqlo, Padini Concepts Stores, CHi-X Fitness , JD Sports, Grand Imperial and etc.\n\n\n\n\nPROPCAFE recently has the opportunity to participate in the exclusive pre-opening tour of the \u2018inside of Sunway Velocity Mall before its grand opening to public on 8 December 2016.\n\n\nPeople say sharing is caring and we couldn\u2019t agree more, \u00a0follow us on a tour to Sunway Velocity Mall and it related components of Sunway Velocity Integrated Development.\n\n\nHere we are gather at at the Sunway Velocity Sales Gallery before the tour.\n\n\n\n\nSunway Velocity Sales Gallery\n\n\nThe tour was conducted in batches, visitors will first gather in sales gallery before the mall tour commence.\n\n\n \n \n \n \n \n \n\n\nMakan-makan at Sales Gallery\n\n\nBefore we hit the mall, gotta fill in the fuel\u2026.jom makan first, otherwise where got energy to walk la\u2026\u2026.\n\n\n\n\nIce cream also have\u2026\u2026Haagen Das ..nice..\n\n\n\n\nEat too full later, susah nak jalan also\u2026..\n\n\n \n\n\nBurppss\u2026arhemm\u2026\n\n\nSunway Velocity Tour Commence Now!!\n\n\n \n\n\nLet\u2019s check out the mall facade shall we.\n\n\n \n\n\nWe then arrive to the mall entrance, we see errr.. Starbucks and Doutor.\n \n\n\nThe color scheme of Sunway Velocity Mall is red, orange\u2026.is orange a color or a fruit? Nevermind keep calm and read on.\n\n\n\n\nHere is photo taking pits stop no.1.\n\n\nStarbuck and H&M are spotted in Sunway Velocity Mall, ground floor, near entrance prime lot, prime lot.\n \n\n\nThe mall tour officially begins.\n\n\n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\nIn the sky\u2026.we see stars\u2026..the mall tours of\n\n\n \nMore stars\u2026.\n\n\nWe were then led to the real deal. The story goes like, imagine within vibrant Sunway Velocity Mall, a short stroll you are able to set foot to your office, reach your home?\u00a0\n\n\nSunway Velocity Signature Office\n\n\n \n \n \n\n\nWe were led to the Vped Sunway Signature office.\n\n\n \n\n\nThe lift lobby is modern and clean!\n\n\n\n\nGoing towards Signature office roof top deck.\n\n\nBefore we go further thirsty la, coffee break first\u2026.\n\n\n \n\n\nCheck out the facilities floor at the roof top of Sunway Velocity Signature office.\n\n\n \nWe see the twin jagung from the pool too..\n \n\n\nThe signature office has a gym too.\n\n\n\n\nLet\u2019s rekky around the Sunway Velocity Integrated Development and check out the surrounding shall we.\n\n\n\n\nHere is photo taking pits stop no.2!\n\n\nThe pictures below are lowrise Sunway Velocity Signature Office 2, facing it is the the V Residence Suite 2.\n\n\n \n \n\n\nThis is the V Residence Suite 2, which is under construction expected to be VPed end 2017 or early 2018.\n\n\n\n\nThis is the facilities floor of Sunway Velocity V Residence Suite 2\n\n\n \n \n\n\nV Residence 1 has since Vped some time ago\u00a0is just right opposite V Residence Suite 2. It has been a long wait for the mall to come, and it will be finally here in December 2016.\n\n\n\n\nLet\u2019s look around Sunway Velocity, we have an up and coming KV MRT Line 1 Cochrane Station that is to be integrated into Sunway Velocity Mall and the development as a whole.\n\n\n \n\n\nCan you see the jagung ahead\u2026? Is it worth paying some premium to see it every day people?\n\n\nWe have come to the end of the Sunway Velocity pre opening tour, how\u2019d you like it thus far?\n\n\nAbout Sunway Velocity\n\n\nSunway Velocity is an integrated development with commercial, mall, rail, retail concept located in Jalan Peel/Jalan Cheras/Cochrane, we have previously covered this project extensively \nhere\n.\n\n\nWe understand there are still some handful units available for Sunway Velocity V Residence Suite 2 and Signature Office 2, integrated development in this part of town can jalan or not? We will find out very soon, stay tune and subscribe to PROPCAFE blog and we shall bring you more when the Sunway Velocity Mall unveil on 8 December 2016.\n\n\n \n \n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/suria-rafflesia-suria-ixora-apartments-setia-alam/", "title": "PROPCAFE Peek : Suria Reflesia & Ixora Apartment @ Setia Alam By Sunsuria", "body": "\n\nWhen it comes to lower cost launches, its almost guarantee that units will be going out the door as fast as they come in. Setia experienced them with their offering of Jati, Intan, Baiduri and the recent similar launches of ten of thousand of similar homes. As these homes are not income tested (unlike affortable housing under Pr1ma), the only deterrent is perhaps the bumi quota vs non bumi quota.\n\n\nSunsuria (the developer behind 7th Avenue retail shops next to Setia City Conventional Centre) has just recently launched this new offering, in complianced and joint venture with PKNS which has a piece of sizable land within Setia Alam precinct.\n\n\nThe location of Suria Rafflesia is commendable as it is sit on higher ground, next to PKNS commercial shop lots (west side) and facing yet another Setia\u2019s Taipan shoplots (north side), and was told will be surrounded by Sunsuria\u2019s own bungalow offering on its east side, other PKNS offering on the south. Setia\u2019s prime obsession, Ecopark is just a street away on its east side.\n\n\nSunsuria Rafflesia and Ixora Apartments, Setia Alam \u2013 possible site\n\n\nPKNS shoplots\u2026.a rather huge area\u2026right next to Sunsuria site.\n\n\nAcross the road, Setia\u2019s Jati, Intan, Kasturi series of lower cost (same grade) apartments. By ten of thousand.\nAlso Setia Alam Taipan Shoplots.\n\n\nWith only two pieces of land allocated to such developments (2 blocks each), Sunsuria has launched its 1st 2 blocks of apartments called Rafflesia. The Ixora blocks will be launched in 2 months time.\n\n\nFor this Rafflesia, its on 2 10th storey blocks and consists of 360 units. All units are same size, i,e, 700sq 3bedroom units. All units are selling at same price (yes, no price differences between floors or corner/intermediate units). Its strictly 1st comes 1st get the best units and facing. Its priced at Rm233,600 for bumi quota and Rm242,000 for non bumi quota. Maintenance is 25sen inclusive of sinking fund. Within the development, you get a host of facilities such as pool, badminton and futsal courts, children playground, multi-purpose hall and others. What surprising is that with the size of 700sq, each unit entitled to 2 open car park lots, as compared to Setia\u2019s offering of 1 car park lot (was told).\n\n\nThe non bumi quota (around 100+ units) was told never released to public. They were all pre-sold to staff members and associates prior to official launch. As of last weekend, only handful of bumi quota units available (around 20+ units)\u2026and mostly on the lowest floors. Yes, there wasn\u2019t any balloting exercise either. Strictly sell on 1st come 1st serve basis.\n\n\nMoving forward, there is Ixora to be launched in two months time. Ixora is similar built-up but with 2 storeys higher (12th storey)\u2026same bumi/non bumi quota (70/30) applied. Expected to be around Rm20,000 more expensive than rafflesia.\n\n\nSunsuria Rafflesia \u2013 Exterior Facade\n\n\nSunsuria Rafflesia \u2013 pool view\n\n\nlocation map\n\n\nMaster Plan for Rafflesia\n\n\nTypical floorplan\u2026all same same\u2026no variances.\n\n\nConclusion\n\n\nBy looking strictly at precinct 12 and the entire PKNS development, the mere low density of lower cost offering makes this Suria Apartments a good buy versus Setia\u2019s offering. and its sandwiched by commercial and bungalow houses give these apartments an uplifting feel as well. However, one needs to be mindful that Setia will have few thousands of similar homes available ahead of Suria Apartments, and they are generally larger units as well (900sq) althought these apartments are all clustered together and look really mass, and Setia sells them cheaper as well (from 180k up). So it all boiled down to the demand at the time of VP\u2026..but expect a bloodbath at initial years for tenancy and subsales.\n\n\nNote:-\n\n\nCruising along to the site of Suria Apartments, we encountered this rather modern looking zero lot bungalow homes joint developed by PKNS and Mentari called Casa Sutra. Its sit within the township of Alam Nusatara, just before the site of Suria Apartments. Interested parties please refer info below.\n\n\nCasa Sutra \u2013 zero lot boutiq homes by PKNS-JV (www.mentari.my \u2013 03 56301701..Just completed\u2026in the same piece of land sharing Sunsuria\u2019s land.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/symphony-lakeside-residencec-puchong-by-glomac/", "title": "PROPCAFE Peek : Symphony Lakeside Residence @ Puchong By Glomac", "body": "\n\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Alarm \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\n\n\n\nSymphony Lakeside Residence\n\n\nThe recent launch of\u00a0 the leasehold double-storey terraced Symphony Phase 3 Lakeside Residence @ Puchong by Glomac with min RM728k ( after 6 years from their last launch here) giving a sign that landed especially at this area with is highly sought after even with price tag by looking the ratio of number of people register for the ballot to available unit is almost 7 to 1.\n\n\nThere are totally 139 units available to the public but however a separate ballot for staff was conducted on a day before and seeing 50 units being \u201csapued\u201d by the staff and left remaining 89 units on Friday ballot. Yes it is on normal weekday \u2013 Friday! and not the usual weekends Saturday or Sunday.\n\n\nThis means this ballot is really only for serious buyers where those salary earner has to take 1st half day leave and start the registration as early as 900am. Not to mentioned due to this area is well known for its notorious, to avoid caught in the traffic, there are some people reaching there earlier than that. Out of this 89 units, 54 units are for non bumi and 35 for bumi. So talking about chances\u2026..\n\n\n\u00a0\n\n\nThe scoreboard\n\n\nPeople Mountain People Sea\n\n\nInside office\n\n\noutside tent\n\n\nLooking at the number of available units for non bumi, no doubt there will be a lot of people ended up with disappointment and empty handed. The ballot started approximately 10am and ended around 1037am . So the whole suspense and thrill only lasted for 37 mins. At the end of the ballot, all non bumi taken and the bumi still available.\n\n\nWith the current subsales price of the YTL\u2019s Lakeedge asking around slightly below RM1mil, this make Glomac\u2019s Symphony looks such a good buy! Ofcourse, who does not want to have a piece of this. Although both projects are near to each other, but I can tell the different in class, execution and finishing.\n\n\nAccording to one of the taiko here who went there on Saturday just to \u201csee\u201d around, at that time 28 units of bumi still available. Beside that, current phase 1 design is a bit old fashioned and rundown condition which does not give a very good impression to Lakeside. Phase 1 is having its own entrance and not sharing with other phases but it seems like Phase 2,3,4,5 will be sharing one common entrance. I am not sure how will be traffic like in the morning during peak hour?\n\n\nThere is also hearsay the next phase will be approx 10% up but this is all just speculation.\n\n\nAnyway, it is still a good buy for the price and congratz for those who got it and for those with empty handed don\u2019t be despair, there will always a better buy!\n\n\nThis launch also mentioned in the published article at The Star Online \u2013 \nDemand for landed property remains strong\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/taman-puchong-legenda-by-huges-development/", "title": "PROPCAFE\u2122 Review: Taman Puchong Legenda by Huges Development", "body": "\n\nIntroduction\n\n\nFor past few years despite the conundrum in property market and oversupplied in almost every segment of property, bread and butter property landed houses in good location are always still in good demand.\n\n\nFor the past 4-5 years due to scarcity of available land for development, developers have ventured to far away area such as Kuala Langat, Canal City, Puncak Alam, Dengkil, Rawang etc. for township development. Nothing really wrong with it really, however given it is a green field, it will take times for township to developed and mature with amenities, population and employment opportunities.\n\n\nDuring the digestion period, residents have no choice but to face the inconveniences as developer is still developing all the amenities, commercial and infrastructure. This further compounded with these area are not exactly well equipped with modern facilities and amenities.\n\n\nFrom time to time there will be landed house launches in mature township such as recent Legasi 2 launch in Bandar Kinrara.\n\n\nNow we have alternative where new township is launched and surrounded by ready amenities, commercial and infrastructure. To boost it further, the township is located less than 30km away from KLCC.\u00a0\n\n\nPlease welcome Taman Puchong Legenda by Huges Development.\n\n\n\n\nDeveloper background\n\n\nThe origin of Huges Development can be tracked way back 60 years ago from the humble beginning as construction outfit. They branched out to property development by developing Bandar Baru Kampar with flagship developments like Westlake Villas and Westlake International School.\n\n\nIn 2014 Mahsing had purchased 88.7 acre leasehold land in Puchong for RM657millions. Named as Festival Lakecity, the project development GDV was RM9,3billion. \u00a0\n\n\nThe developer targeted to sell apartment for RM585K. (Source: \nFestival Lakecity\n). And the vendor was none other than Huges Development. Apparently they have kept the land for past 30+ years where Puchong was still a backwater place.\n\n\nHowever in 2015, MahSing informed Bursa Malaysia that they will not proceed with the acquisition of this parcel of land, citing some none fulfillment of SPA conditions.\n\n\n\n\nFestival Lakecity Location and Artist Impression\n\n\nIn total Huges Development is holding approximately 259.3acres of prime leasehold for development in Golden Mile of Puchong. Read on for PROPCAFE\nTM\n review.\n\n\nWhere is the Taman Puchong Legenda?\n\n\nPuchong used to be backwater place until the important missing piece of the jigsaw puzzle was found, the dedicated flyover adjacent to IOI Puchong Mall which completed in 2005.\n\n\nT\nhis also coincide with the property bull from 2008-12, making Puchong a preferred destination for many property seekers. The accessibility and smoother traffic journey has made commercial shop lots constructed along the LDP. The booming of population migration to Puchong has made most of these commercial spots thriving.\n\n\nPropcafe\nTM\n has covered few property reviews in the past. You may click\u00a0\nThe Pavilion\n and \nSkypod\n.\n\n\nAlong the Puchong Golden Mile stretch till Bandar Puteri Interchange, there are no shortage of amenities such as medical centers, shopping malls, hypermarket, shop lots, school etc. In short, it is a self-contained township.\u00a0\n\n\nSpread over 170 acres of leasehold land, Taman Puchong Legenda is flanked between LDP and KESAS highway.\n\n\n\n\nLocation\n\n\nThe land may not visible from LDP and KESAS as it is blocked by the Menara KLH, industry buildings and Trees.\n\n\n \n \n \n \n \n \n \n \n \n Menara KLH along LDP \n \n \n \n \n \n \n \n \n \n \n \n Trees along KESAS \n \n \n \n \n \n \n\n\nMenara KLH along LDP and Tree along KESAS\n\n\n\u00a0Therefore it is not surprising even though the land is quite sizable and located just next to the highways, many passersby are not aware the empty land prime for development. Until Now.\n\n\n\u00a0Taman Puchong Legenda is accessible via two main entrances. One is the South Entrance/Exit which located next to IOI Puchong Mall and second is the North Entrance/Exit which located next to the industry park.\n\n\n\n\nEntrances for Taman Puchong Legenda\n\n\nCurrently the south entrance was blocked by LRT open carpark\n\n\n\n\nThe south entrance current status\n\n\nIf you are coming from Bukit Jalil or Old Klang Road, you may take the U-turn Flyover just after Puchong Jaya. You can turn to left after the IOI Puchong Mall to Taman Puchong Legenda.\n\n\nCurrently the site is only accessible via north entrance which is next to the industry park. If you use LDP from KL or Sunway direction, you may U-turn below the flyover, skipping the traffic jam and use the north entrance to Taman Puchong Legenda.\n\n\n\n\nThe north entrance current status\n\n\nThere is not traffic light and hence residents will have smooth journey from LDP to the township. Some of the deeper township such as Taman Putra Prima and Taman Tasik Puchong will take much more time to reach highways due to multiple traffic lights along the way.\u00a0\n\n\nLDP will leads you to KESAS, NPE, Federal Highway etc which will lead you to the following\n\n\n\n\n\n\n\n\n\n\nKLCC\n\n\n\n\n\n\nFederal Highway, KESAS, NPE\n\n\n\n\n\n\n28km\n\n\n\n\n\n\n\n\n\n\nSunway Pyramid\n\n\n\n\n\n\nLDP\n\n\n\n\n\n\n5km\n\n\n\n\n\n\n\n\n\n\nKota Kemuning\n\n\n\n\n\n\nKESAS\n\n\n\n\n\n\n16km\n\n\n\n\n\n\n\n\n\n\nPJ, OneUtama, Ikea\n\n\n\n\n\n\nLDP\n\n\n\n\n\n\n15km\n\n\n\n\n\n\n\n\n\n\nPutrajaya/Cyberjaya\n\n\n\n\n\n\nLDP\n\n\n\n\n\n\n30km\n\n\n\n\n\n\n\n\n\n\nBukit Jalil City Centre\n\n\n\n\n\n\nBukit Jalil Highway\n\n\n\n\n\n\n8km\n\n\n\n\n\n\n\n\n\n\nOld Klang Road\n\n\n\n\n\n\nJalan Puchong, NPE\n\n\n\n\n\n\n8km\n\n\n\n\n\n\n\n\n\n\nSeri Petaling\n\n\n\n\n\n\nKESAS, Bukit Jalil Highway\n\n\n\n\n\n\n11km\n\n\n\n\n\n\n\n\n\n\n\n\nTaman Puchong Legenda Location and Proximity\n\n\nConcept and Masterplan\n\n\nThe township consists of landed houses, mosque, low cost apartment, shop lots and school. Majority of the launches will be landed houses. In general, there will be 4 precincts which developer intend to launch progressively for next 10-15 years.\n\n\n\n\nTaman Puchong Legenda Masterplan\n\n\nCurrently they are launching 356 unit landed houses in Phase 1 which is on top precinct. \u00a0\n\n\nTaman Puchong Legenda billboard\n\n\nFor more details of the masterplan, clicks the YouTube video \nTaman Puchong Legenda\n\n\nEach precinct will be fenced and comes with guardhouse for security. The spacious 66\u2019 width main road and 50\u2019 inner road will be heavily landscaped. In fact landscaping is one of the heavier pitch sale by developer. In the developer Facebook, they show the landscape progress despite early stage of construction. Check out the video link in the \nFacebook\n.\n\n\n\n\nSite plan\n\n\nPhase 1 consists of 356 units of link houses where it is divided to 3 sub phases 1A, 1B and 1C\n\n\n\n\n\n\n\n\n\n\nPhase\n\n\n\n\n\n\nTotal Units\n\n\n\n\n\n\nland size, sqft\n\n\n\n\n\n\nBuilt Up, sqft\n\n\n\n\n\n\nConfiguration\n\n\n\n\n\n\n\n\n\n\n1A\n\n\n\n\n\n\n136\n\n\n\n\n\n\n1400 \u2013 4358\n\n\n\n\n\n\n3163 \u2013 5208\n\n\n\n\n\n\n3 storeys, 5+ 1 bedrooms\n\n\n\n\n\n\n\n\n\n\n1B\n\n\n\n\n\n\n100\n\n\n\n\n\n\n\n\n\n\n1C\n\n\n\n\n\n\n120\n\n\n\n\n\n\n\n\n\n\nSite plan of phase 1\n\n\nUnit Layout and Facade\n\n\nThere are 4 type of layouts in Phase 1 as per table below\n\n\n\n\n\n\n\n\n\n\nType\n\n\n\n\n\n\nConcept\n\n\n\n\n\n\nLand Size, sqft\n\n\n\n\n\n\nBuilt Up, sqft\n\n\n\n\n\n\nConfiguration\n\n\n\n\n\n\n\n\n\n\n1A\n\n\n\n\n\n\nFlexi Dwelling\n\n\n\n\n\n\nInter 1400\n\n\n\n\n\n\n3163\n\n\n\n\n\n\n5 + 1 bedrooms\n\n\n\n\n\n\n\n\n\n\n1B\n\n\n\n\n\n\nSingle Dwelling\n\n\n\n\n\n\nInter, 1400\n\n\n\n\n\n\n3163\n\n\n\n\n\n\n5 + 1 bedrooms\n\n\n\n\n\n\n\n\n\n\n1C\n\n\n\n\n\n\nSingle Corner\n\n\n\n\n\n\nCorner, 2690 \u2013 3648\n\n\n\n\n\n\n3204\n\n\n\n\n\n\n5 + 1 bedrooms\n\n\n\n\n\n\n\n\n\n\n2D\n\n\n\n\n\n\nSupreme Corner\n\n\n\n\n\n\nCorner, 4358\n\n\n\n\n\n\n5208\n\n\n\n\n\n\n5 + 1 bedrooms\n\n\n\n\n\n\n\n\n\n\n\n\nFor past few years, high rise developers came with innovative products such as SOFO, SOVO, Loft, Dual Keys etc. For Taman Puchong Legenda, developer has introduced Type 1A Flexi Dwelling which is quite similar to dual keys.\n\n\nThe 3 storeys house comes with dual entrances on the ground floor. There will be a connecting door at the staircase which can be sealed or locked if you plan to rent out both units separately.\n\n\nAt the ground floor, the unit is fully functional space with bedroom, study room, dry and wet kitchens, yard, living and dining space. Even the bedroom has balcony for some outdoor space.\n\n\nThe interesting part is the 1\nst\n floor where instead of conventional layout which comes with family area and bedrooms, the space comes with open space for living and dining area as well as space for bedroom, dry and wet kitchens as well as humongous balcony. On 2\nnd\n floor there are three bedrooms with all ensuite with bathroom.\n\n\nThe master bedroom comes with space for walk in wardrobe and standing balcony. Propcafe\nTM\n feels the layout can be improvised for example by relocation the bathroom to front and rear of the house, the bathroom will enjoy natural ventilation.\n\n\nCheck out the proposed layout modification below.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nType 1A \u2013 Flexi Dwelling and layout modification\n\n\nThe flexi dwelling will be ideal if you have elder parents which can stay on the ground floor where you can stay on upper unit while still maintaining the privacy.\n\n\nThe single dwelling is quite conventional layout with guest bedroom on the ground floor and 2 bedrooms on each floor.\n\n\nThis type is perfect for family with grown up kids which stay with parents. The master bedroom and junior suite are sizable to cater for growing family.\n\n\nThe master bedroom has good walking in wardrobe space, balcony and the bathroom enjoying natural ventilation.\n\n\n\n\nType 1B \u2013 Single Dwelling\n\n\nPropcafe\nTM\n like the master bedroom has window on both sides, allowing natural ventilation.\n\n\nThe balcony is enveloping almost the whole length of the unit. Propcafe\nTM\n likes the idea the family area on 2\nnd\n floor has access natural sunlight and balcony.\n\n\n\n\nType 1C \u2013 Single corner\n\n\nSupreme Corner is probably the most luxury layout in Taman Puchong Legenda. Skipping the conventional design where typical corner just has bigger land or layout, Supreme corner standout like a zero lot bungalow design. The house even has provision for a lift!\n\n\nThe house has 5 feet setback from the boundary and 5ft turf is provided at the rear, allowing natural sunlight and ventilation throughout the house. Wet kitchen seems too small and two stores seems overkill.\n\n\nThere is double volume on the living area, allowing owner to install the luxury chandeliers that they craved for. However at RM2.8millions, it is not exactly an affordable corner link house.\n\n\n\n\nType 2D \u2013 Supreme corner\n\n\nWhat Propcafe\nTM\n like all intermediate link house the built ups are maximized to the edge of the backlane and hence saving the owners any requirement for extension.\n\n\nDespite the land size is just 20X70, the built ups are more than 3,100sqft due to build up being maximized on the footprint. This come to other point where for almost RM1m for a typical link house, 20X70 not exactly footprint that the discerning buyers are expecting.\n\n\nJust a comparison, recently SPSetia launched Legasi 2 in freehold Bandar Kinrara, just a stone\u2019s throw away from Taman Puchong Legenda. SPSetia priced the 22X75 double storey link houses with built up ranging from 2161 to 2655sqft competitively at RM1million.\n\n\n Despite the selling price, the response was quite good with 58 of the 76 two-storey terraced houses released during its launch on Feb 15 taken up (see \nLegasi 2\n). Sometimes it is not just about large built up but the correct product at the right price point. \n\n\nFor a product priced closed to RM1m, purchasers will demand certain feature such as freehold status of the land, wider house with minimum 22\u2019, proven track record in developing township etc. \n\n\nTaman Puchong Legenda location is quite prime, no question however instead of 3 storey link house, Propcafe\nTM\n feels the developer should launch DSL 20X70 at lower price point eg RM700K to gain traction, customer trust. Subsequently developer can move on to launch premium product such as 22\u2019 and 24\u2019 as well as 3 storey link houses. \n\n\nAt current property bearish sentiment compounded with MCO, developer will have tough time to maneuver not just current phase but future phases as well.\u00a0\u00a0\n\n\nThe type configuration already predetermined in site plan as per below.\n\n\n\n\nSite Plan with predetermined type\n\n\nMove back to Taman Puchong Legenda, to make unit selection more interesting, the developer has opted for varying fa\u00e7ade which make the whole development more interesting.\n\n\nDeveloper has offer 4 different facades for purchasers to choose as per scale model below.\n\n\n\n\nScale Model (From left to right type 1X1, 1X2, 1X3 and 1X4)\n\n\n \n \n \n \n \n \n \n \n \n Single Corner Side View \n \n \n \n \n \n \n \n \n \n \n \n Single Corner Front View \n \n \n \n \n \n \n\n\nScale Model for the single corner unit\n\n\nSpecial note for type 1A1, you would notice that the 2\nnd\n floor has high ceiling of 16ft height on the master bedroom. You may opt to build a mezzanine deck with this volume.\n\n\n\n\nSample of Mezzanine deck\n\n\nTherefore purchasers are spoil with choice of units such as\n\n\n\n\nDirection (North/South/East/West)\n\n\nHouse No. and Address (firm)\n\n\nUnit Layout (Flexible/Single Dwelling)\n\n\nFa\u00e7ade\n\n\n\n\nFor example if you want Single Dwelling, North-East Facing with House No. 10 and fa\u00e7ade with high ceiling (type 1B1), there are only 1 unit available in whole phase 1A.\n\n\nTherefore if you buying as investment or own stay, you may pick few permutations that is quite unique and not easily comparable.\n\n\n\n\nInvestment Potential\n\n\nOne of the risks aside the leasehold mining land status is the proximity to the HTC which running at the North-Eastern border of the development.\n\n\nStrangely rather than launching the cluster nearest to the HTC, developer has decided to launch the Phase 1 which is about 300-400m away from HTC.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nHTC running along the Eastern side border of Taman Puchong Legenda\n\n\nAnyway, let\u2019s talk about the positive side of this development, for a start, Taman Puchong Legenda located just next to the biggest mall in Puchong, IOI Puchong Mall.\n\n\nOn top of that, Puchong LRT station is just next to southern entrance to the Taman Puchong Legenda. From the guardhouse of phase 1, it is estimated the distance is approximately 600-700m away which is fairly walkable if the nice shades is provided.\n\n\n\n\nPuchong LRT Station\n\n\n\n\nIOI Puchong Mall with Aeon as Anchor Tenant\n\n\nIt is convenience to travel via LRT to KL, Seri Petaling, Bukit Jalil and via Masjid Jamek, you can transfer to KLCC and KL Sentral.\n\n\nFinance\n\n\nBase on the PSF, Taman Puchong Legenda represent excellent value for owners as the price is approximately RM300+/- psf. For flexi dwelling, it is slightly pricier than single dwelling. There is a minimum rebate offered by developer. Check them out.\n\n\nMaintenance Fee is set at RM70 and waived for first 2 years. Compared to stratified GnG development, maintenance cost for individual title is so much affordable as the road, parks etc are belong to public and will be maintained by Local Authority.\n\n\nNo sinking fund will be collected and therefore the fee collected is for security and maybe a gardener.\n\n\nCurrently the land lease left with 83 years however accordance to the developer the lease tenure will be extended back to 99 years.\n\n\nWhat amaze Propcafe\nTM\n was the freebies voucher provided by developer. Voucher such as kitchen cabinet, automated gate, electrical appliances etc will be provided by developer with selective vendors.\n\n\nSummary\n\n\nThe construction is currently going well and developer pretty committed to deliver the house to the buyers. They even started to plant some trees with anticipation of mature trees when keys handover time\u2026\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nConstruction progress (photos from developer facebook)\n\n\nWhat we like about Taman Puchong Legenda? For a start we like is the location. The building fa\u00e7ade is modern and the buildup already maximizing the footprint. Therefore minimizing renovation nuisance (noise etc) by those who want to do extension.\n\n\nWhat we do not like? Well leasehold is always a bummer particularly the first phase is already selling for more than RM900K.\n\n\nWe also think for the price, the size 20X70 maybe an issue as the price is not meant for entry house. And finally we think the launch is in a very bad timing where we have low oil price, potential of recession and people fear to put their hand earn money into illiquid asset and debt.\n\n\nWe do not intend to be disrespect to the humble long history of the developer, however for most buyers we probably never heard of the developer as they are not active in Klang Valley property development and yet they own the prime 260 acre of land in Puchong Golden Mile.\n\n\nTill then, happy hunting!\n\n\nFrom Propcafe\nTM\n Intern\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/temasya-glenmarie-kaseh-low-rise-condo-by-ip/", "title": "PROPCAFE Peek : Kaseh @ Temasya Glenmarie (Low Rise Condo) By I&P", "body": "\n\nSpeaking of Temasya Glenmarie, many people will think of the odd size landed residential property that\u00a0squeeze in between industrial estate and Federal Highway.\n\n\nPerhaps most of the\u00a0potential purchasers who had gone for the\u00a0Citra launching 1 year ago, still not able to recover from the\u00a0pain of\u00a0unable to get a unit in the Citra launch.\u00a0Especially the 28 x 70 double storey super link which was\u00a0launched at 900K, the said link house had been transacted in the range of RM1.3-1.4\u00a0mil within few months time after its initial launch, a profitable investment for the year of 2012.\n\n\n\u00a0\u00a0\u00a0 \n\n\nFollowed by\u00a0the success of the previous link houses launches, next in line would be the low\u00a0rise 5 storey condo namely Kaseh.\n\n\nThere are 2 blocks namely Block A + Block B. Block A \u2013 consist of units with bigger BU including Type A (Duplex) \u2013 2939 sqft, Type B\u00a0(2347 sqft),\u00a0 Type C (1561 sqft to 1826 sqft), Type D 1302 sqft, Type E (2390 sqft).\n\n\nBlock B \u00a0\u2013 \u00a0consist of only 2 types, all smaller size, Type F (1130 sqft) and Type G (936sqft). All units > 1800 sqft come with 3 car parks whist smaller unit are offered 2 car parks.\n\n\n \n\n\nI&P has conducted a Sales Preview for its VIPs\u00a0on 16th May (Thursday), however those who have registered online @ TG website did not get any invitation.\u00a0Below\u00a0are the price list of the smaller units Type F and Type G, the pink stickers indicate the units were booked as at 16 May 2013 @ 2pm, whilst blue stickers indicate the units allocate for Bumi Purchasers.\n\n\nUnfortunately the Type G (939 sqft) are all facing High Tension\u00a0Cables, whist the Type F\u00a0(1130 sqft) are\u00a0all West Facing.\n\n\n \n\n\nThe facilities in this development including:\n\n\n24 hours security, swimming pool, wadding pool, BBQ pit, gym, caf\u00e9, nursery &\u00a0\u00a0Surau.\n\n\n\u00a0\n\n\nEditor\u2019s Observations:\n\n\n1) Price of RM650psf (for bigger duplex unit) and closed to RM700 psf (for smaller units) are at the high side for Subang Address. Furthermore, with low rise (5 storey\u00a0condo), low density,\u00a0full facilities, own occupiers should expect to pay high monthly\u00a0maintenance fees.\n\n\n2) all smaller units are either facing west or facing HTC,\u00a0hard decisions.\n\n\n3) despite the steep pricing,\u00a070% were booked as\u00a0on the 1st day of preview at 2pm, left only the\u00a0duplex units and bigger units.\u00a0I am not sure if any sticker games\u00a0being played. But the developer insist the purchasers to sign the SPA by coming Monday (20/5/2013), meaning the purchasers only have 1 day to consult for loan.\n\n\n4) No rebates, no discount, but comes with DIBS and free SPA/Loan legal stamp duty.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/temasya-legasi/", "title": "PROPCAFE\u2122 Review : Temasya Legasi @ Temasya Glenmarie by SP Setia", "body": "\n\nTemasya Legasi\n\n\n\n\nTemasya Legasi is a rare freehold double storey terrace house launch recently this month in Outside Central Region Klang Valley to PROPCAFE.\n\n\nBefore that let us define the following:\n\n\n\n\nDescriptions\n\n\n\n\nCoverage\n\n\n\n  Downtown\n  City Centre (DCC)\n  \n\n  Within 5km Radius from KLCC\n  \n\n  Core Central\n  Klang Valley (CCKV) \n  \n\n  Within 6-10km Radius from KLCC\n  \n\n  Central\n  Region Klang Valley (CRKV)\n  \n\n  Within 11-20km Radius from KLCC\n  \n\n  Outside\n  Central Region KV (OCKV)\n  \n\n  Within 21-30km Radius from KLCC\n  \n\n  Non Central\n  Klang Valley (NCKV)\n  \n\n  >30km from KLCC\n  \n\n\nBack to the\nreview.\n\n\nThe Project Temasya Legasi\n\n\nTemasya Legasi is a freehold individual title double storey landed property development located in township of Temasya Glenmarie Shah Alam, Selangor. Those who are familiar with this location would probably aware that, this is a PRIME landed development.\n\n\n\n\nTemasya Legasi consists of 52 units freehold individual title double storey terrace home development located in Temasya Glenmarie, Selangor, the typical land size and built up of the project is shown below: \n\n\n\n\nLand size (ft)\n\n\n\n\nBuild up from (sqft)\n\n\n\n\nPrice from RM (mil)\n\n\n   22\u00d775 (Type B1)\n               2,260\n            1.36\n\n  22\u00d780 (Type A1)\n  \n               2,694\n            1.61\n\n\nTownship of Temasya Glenmarie\n\n\nHere is the big picture. The developer of Temasya Glenmarie is SP Setia. Temasya Glenmarie is a 530-acre township development that is originally developed by I&P Group Sdn Bhd. In 2017, SP Setia \nacquired\n I&P Group at RM3.65bil, I&P Group is now a wholly-owned subsidiary of S P Setia. So if you look the overall township of Temasya Glenmarie, it carries the DNA of I&P, little of SP Setia. Temasya Legasi is one of the last few tail end phase of Temasya Glenmarie, from the product perspective it is typical I&P \u2018style\u2019 terrace home, we shall elaborate more later on. \n\n\n\n\nLocation of Temasya Legasi\n\n\nLet\u2019s start with this, location x 3 and prime x 3. We shall cluster the location of Temasya Legasi as Outside Central Region Klang Valley (OCRKV), outside central region but prime. Similar grade of location we would say Ara Damansara and Subang Jaya, well it is literary in between Ara Damansara and Subang Jaya. But, one may ask why OCRKV still consider as prime? Read further, this writer shall explain this later on.\n\n\nAmenities at Temasya Legasi\n\n\nThere isn\u2019t much information available if you click on to I&P website \nhere.\n \n\n\nBut we can share more. Let\u2019s talk about what Glenmarie has to offer. The world of cars showrooms and service center, Glenmarie houses the 3s or 4s service centres Beemers, Porche, Audi, Mercs, including local cars manufacturer and dealers.\n\n\nThis is the scale model,,oppsite sekolah is where the Temasya Legasi \u201cPhase 11\u201d site is, there is a LRT track, no seen being the high tensio cable.\n\n\nMeanwhile\nfor shopping needs, you can drive down to Giant Shah Alam, or tap on Subang\nJaya SS15 shopping belt to Empire Subang, Subang Parade, Aeon Big Subang Jaya or\nAra Damansara.\n\n\n\n\nTemasya Glenmarie is sandwiched between Subang Jaya, Ara Damansara and Shah Alam, all these are mature locations therefore amenities wise, there is no short of it, within a short drive a way. That being said, there is nothing, literally NOTHING within 1km walk away. Something we said before so close to everywhere yet near to nowhere. Conclusion, you need to drive. \n\n\nInfrastructures at Temasya Glenmarie\n\n\nTemasya Glenmarie is connected to 2 major highways in Klang Valley\u2013 Federal highway and NKVE. Other highway connection to KL includes, NPE, KESAS (MEX) as well as it enjoys the close access to LDP.\n\n\n\n\nUpcoming major infrastructure LRT 3 and\nexisting CGC Glenmarie LRT Station (Kelana Jaya Line) \n\n\nAs many are\naware, LRT3 is an upcoming light rail transit train infrastructure project\nconnects from Bandar Utama to Shah Alam and Klang. \n\n\nThere was a planned Temasya Station next to Temasya 8 what is approximately 1km from Temasya Glenmarie was cancelled due to cost saving initiative by the government.\n\n\n\n\nA bummer to Temasya Glenmarie residents, but residents at Temasya Glenmarie can easily access to CGC Glenmarie Lrt station, Kelana Jaya Line with just a short drive away.\n\n\n\n\nThere is a lot to look forward to LRT3, because along the LRT3 alignment, there are 3 integrated stations are designed to provide a more convenient travel and better connectivity to travellers, offering easy interchange with the existing rail system. LRT3 Station 1 to be integrated with MRT Sg. Buloh Kajang Line at Bandar Utama Station. Station 7 (as mention above) to be integrated with LRT Kelana Jaya Line at CGC Glenmarie. Lastly LRT3 Station 20 to be integrated with KTM Komuter Port Klang Line at Klang Station.\n\n\n\n\nTemasya Legasi Site Visit Review\n\n\nFirst up is to check out the site hoarding, to see we are in the right site. Ok saw the SP Setia logo as well as the owner of the development, Temasya Development Sdn Bhd, a subsidiary of I&P.\n\n\n\n\nTo go the site, you just have to look up for Temasya 8. You will definitely have to drive pass Temasya 8 to get to Temasya Legasi project site.\n\n\n\n\n\n\nLet\u2019s go around the site shall we. The good, the site of Temasya Legasi sat on an elevated land.\n\n\n\n\nThis view is north bound view, it is facing north and it is going downhill while the Temasya Legasi site is slightly higher than road level.\n\n\nMeanwhile land terrain rise up toward southern side are higher as show below.\n\n\n\n\nMeanwhile let\u2019s talk about the negative parts of the site. We would say there are plenty of HTC around. See it with your own eyes. Guestimate the HTCs are perhaps 100m away from Temasya Legasi, whether it is hazardous we are not sure, eye sore, yes.\n\n\n\n\n\n\n\n\n\n\nMeanwhile while Temasya 8 will visible from the Temasya Legasi. The\nland directly opposite Temasya Legasi will be school in future, we understand\nthat the land has been handed to MOE. This school land is so much more\n\u2018beautiful\u2019 compare to Temasya Legasi.\n\n\n\n\nTemasya Tropicale is located near to Temasya Legasi, well, it is also\nbetter located.\n\n\n\n\nThe Product at Temasya Legasi\n\n\nLet\u2019s talk about the standard units the land size ranges from \n\n\nType B1 22\u00d775 \n\n\nType A1 24\u00d780 \n\n\n\n\nThe key selling point freehold and individual title. Developer\nundertake the commitment to build perimeter fencing post vacant possession. On\nhiring of security guard will rest under the discretion of future Temasya\nLegasi resident association.\n\n\nOrientation east and west only\n\n\n\n\nFrom the site plan the Type A1 24x80s are located toward the west part, while the Type B1 22x75s are tucked inner into the east side.\n\n\n\nThe summary is type A 1 24\u00d780 face east with HTC view, while type B west sun,\nwith internal view. Internal road we understand will be 50ft wide. While there\nis no \u2018Eco Lane\u2019 planned for Temasya Legasi.\n\n\nFa\u00e7ade and floor plan\n\n\nThe fa\u00e7ade of Temasya Legasi carries the DNA of I&P. The look somewhat identical at a different township at Bandar Kinrara, Alam Damai, \nAlam Impian\n, nothing special. Take a look here. Ring a bell? Shared service architect? We hope now that I&P is under SP Setia, home architecture can move towards modern theme, after all we are heading towards 2020. What about slicker fa\u00e7ade, green feature, natural light, water harvesting feature, people? \n\n\n\n\nThe floor plan for Temasya\nLegasi \n\n\nType A1 floor plan\n\n\n\n\nGround floor, we like the open plan layout, staircase tucked to the\nside, with ground floor bedroom with en-suite toilet for guest or for our\nsenior family members who are with mobility concern. There is allocation of\nmaid room and maid\u2019s toilet. \n\n\nFirst floor, all good with each bedroom comes with en-suite bathroom. \n\n\nType B1 floor plan\n\n\n\n\nBasically this layout is identical to A1 except there is no maid\u2019s\nroom in ground floor. \n\n\nWhat we dislike \n\n\nPillars on the porch, seriously!\n\n\nArghhhh, we Malaysians like cars a lot, we mean a lot. \n\n\nBad design and not maximizing the usable land area. Our take on car porch\nthat it should be maximize to ease the parking maneuver. A pillar less porch\n24ft frontage home can 3 cars concurrently. Let this not be an excuse for\nneighbors to park their case outside home gate.\n\n\nThe Specifications\n\n\n\n\nWe like the all timber flooring on the first floor, great! On the\nother hand, we have seen some other developers resort to cost cutting by\nproviding only tiles for bedroom for landed homes.\n\n\nTemasya Legasi Price\n\n\nThe price of 22\u00d775 2 storey landed home is asking for RM1.36m while\nthe 24\u00d780 is asking for RM1.61m. \n\n\n\n\nPrice aside this is a rare landed home launch in OCRKV.\n\n\nThe freebies, 7% discount for bumi purchasers, 5% discount for all purchasers. Free MOT & Legal fees and 3% additional rebate if you sign the SPA before 31 Dec 2018 and a chance to win a rebate up to 31.8% of the purchase.\n\n\n\n\nThe Verdict\n\n\nIf you look at the sticker board, the overall take up rate is low. It\nis not easy to digest a million RM home at time like this, where there are\nplenty of supplies. \n\n\n\n\nBut what sort of suppliers are aplenty? Condos and apartments, not\nlanded homes! 2 storey freehold landed homes in mature areas in Klang Valley\nwill have its demands, purely based on its scarcity.\n\n\nWhat about landed home with HTC view, how to to buy? Some would mind\nbut some wouldn\u2019t.\n\n\nWe foresee Temasya Legasi will be eventually sold out before VP. \n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/temasyakasih/", "title": "PROPCAFE 360 Degree View : Temasya Kasih @ Glenmarie By I&P", "body": "\n\nTemasya Kasih I&P\n has always been one of PROPCAFE Team\u2019s closely monitored project. Why? First it\u2019s located in prime Glenmarie area with an ease access to federal highway. We love the fact that Temasys Kasih is a low densed and low rise condo, that we can\u2019t actually name that many of low densed low rise condo in Klang Valley.\n\n\nTime flies so quickly it has been 3 years since that in our \nreview\n in Temasya Kasih I&P. Now Temasya Kasih I&P has now VPed. At PROPCAFE we work hard to please our readers, we marvel to see how brochure, model scales, marketing leaflets translate to actual condo, actual product at \nTemasya Kasih I&P\n.\n\n\nWhat we like at Temasya Kasih I&P:\n\n\n\n\nOn 1st look, they look pretty decent. Airconds & dryer are given in Temasya Kasih I&P, laminated flooring to bedroom, good room sizes.\n\n\nLocation x 3\n\n\nLow density and low rise\n\n\n\n\nWhat we don\u2019t like at Temasya Kasih I&P:\n\n\n\n\nPerhaps due to height restriction nearby Subang Airport , we feel that ceiling height at Temasya Kasih I&P pretty low.\n\n\nSome units have right in your face \u2018High Tension Cable View\u2019\n\n\nLimited facilities, lack of grand entrance feel\n\n\n\n\nNow\u2019s let the pictures at Temasya Kasih I&P do the talking shall we?\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-airie-bandar-sri-dsara-by-loh-loh/", "title": "PROPCAFE Review : The Airie @ Bandar Sri Damansara By Loh & Loh", "body": "\n\nThe Airie is a boutique landed development by Loh & Loh Development Sdn Bhd. It is the 3\nrd\n residential project that launched by the developer. It was launched in Dec 2010, their other project that have completed thus far are Riverview Kemensah at Taman Melawati, and Idaman Hill Phase 1 in Selayang. Loh & Loh was delisted from Bursa Malaysia back in 2009 and it is now owned by Petrol Saudi, managed by Loh family.\n\n\n\n\nPropcafe.net revisits this project at this juncture\u00a0because there are around 11 unsold units kept by the developers and these units will be up for sales in the following months, tentatively fixed at June 2013 next month.\n\n\nAs at to date, developer has not decided on how to conduct the sales of the said 11 available units, either by the way of balloting or on FCFS basis. The Airie is\u00a0expected to be completed and VPed\u00a0by Dec 2013.\n\n\n \n \n \n \n\n\nThis project consists of 79 units in total (68 units of Semi Ds, 6 units of zero lots and 5 units of bungalows). The available units for sales could be summarised by the following table taken from the official KPKT website, the available units for sales are 6 units of SMDs, 2 units of Zero Lots and 3 units of Bungalows. The prices shown in the following table were the historical price back in 2010. The indicative price from the developer for the\u00a0unsold Semi D unit\u00a0is from 2.8mil.\n\n\n\n\n(Sources: KPKT E-home\u2019s website)\n\n\nThe table also indicates that most of the Chinese purchasers\u00a0preferred Semi D instead of Zero Lot/Bungalow. Based on the\u00a0reserved 11 units for sales and the 30% bumi quota allocation,\u00a0 the developer has achieved 28% bumi quota as at to date. This means that the developer just need to sell 1 more unit to achieve its overall 30% bumi quota, whist the remaining 10 units can be sold to anyone without any 7% discount.\n\n\nTypes of Bungalow Unit\n\n\n\n\nTypes of Zero Lot Home\n\n\n\n\nTypes of Semi D\n\n\n\n\nSemi D Type A Layout\n\n\n\n\n\n\nBackground of the development \u00a0\u00a0\u00a0\n\n\nThe development is conceptualised by award-winning Singaporean firm MKPL Architects Pte. Ltd. The landscape on the other hand is by Archimatrix Sdn Bhd. The location of this project is at Sri Damansara, bearing KL address but under MPPJ, Selangor. The project site is back to back with Rafflesia landed development by MK Land @ Damansara Perdana.\n\n\nBoth developments are built on the same hill, but different side of the hill. The other developments that located on the same hill including: Forest Hill and Empire Residence by MEH.\n\n\nGarden Deck Views\n\n\n \n\n\n\n\n \n\n\n\n\n\u00a0\n\n\nAmple size of the Driving lanes at Ground Floor\n\n\n \n\n\nExterior Pics (Water features inside the house compound)\n\n\n \n\n\nInteriors Pic (16 ft height ceiling)\n\n\n\n\n\n\nComparison\n\n\nAmong all the projects, Rafflesia is the closest competitor. Propcafe.net picks Rafflesia as a comparison because Rafflesia launched its Phase 3 when The Airie started to sells its units\u00a0on Dec 2010. While\u00a0Loh & Loh\u00a0is\u00a0now selling the its 11 reserved units, Rafflesia is launching its Phase 5 Semi D. The comparison could be summarised as follows:\n\n\n\n\n\n\n\n\nCriteria\n\n\nRafflesia\n\n\nThe Airie\n\n\nWinner\n\n\n\n\n\n\nDeveloper\u2019s \u00a0 Price as at Dec 2010\n\n\nPhase \u00a0 3 ( BU 3861sqft) from RM2.4mil\n\n\nInitial \u00a0 Price, Semi D (BU 4000 sqft) from RM1.7mil\n\n\nAirie\n\n\n\n\n\n\nDeveloper\u2019s \u00a0 Price as at May 2013\n\n\nPhase\u00a0\u00a0\u00a07 (BU 4300sqft) from RM3.8 mi \u00a0 (with lift)\n\n\nRM2.8 \u00a0 mil\n\n\nAirie\n\n\n\n\n\n\nLand \u00a0 Tenure\n\n\nLeasehold\n\n\nFreehold\n\n\nAirie\n\n\n\n\n\n\nLocation\n\n\nDamansara \u00a0 Perdana Address. If \u00a0 your central of gravity is between the 2 tolls of LDP, then DP is the right \u00a0 address for you.\n\n\nAfter \u00a0 LDP toll.\nClosed \u00a0 to DPC\n\n\nRafflesia\n\n\n\n\n\n\nSecurity\n\n\nGuarded \u00a0 Only, No parameter fencing. Individual \u00a0 Title\n\n\nGuarded \u00a0 and Gated, Strata \u00a0 Title\n\n\nAirie\n\n\n\n\n\n\nClub \u00a0 House\n\n\nNo \u00a0 Club House\n\n\nFull \u00a0 club house facilities, 2 pools + gym.\n\n\nAirie\n\n\n\n\n\n\nOther \u00a0 Facilities\n\n\nMan \u00a0 Made Lake\n\n\nNo \u00a0 Lake\n\n\nRafflesia\n\n\n\n\n\n\nScale \u00a0 of Development\n\n\nBigger \u00a0 Development, Phase 1- Phase 8, got price push factors\n\n\nBoutique \u00a0 Development with only 79 units\n\n\nRafflesia\n\n\n\n\n\n\nMonthly \u00a0 Maintenance Fee\n\n\nBelow \u00a0 RM300 (coz no club house and non GnG)\n\n\nFrom \u00a0 RM800\n\n\nRafflesia\n\n\n\n\n\n\nWorkmanship\n\n\nAverage\n\n\nCommendable \u00a0 workmanship. Both Loh & Loh previous projects Riverview Kemensah and Idaman \u00a0 Hill has obtained 77 and 78.1 CONQUAS Score.\n\n\nAirie\n\n\n\n\n\n\nFa\u00e7ade, \u00a0 overall concept\n\n\nConventional \u00a0 & Evergreen\n\n\nModern \u00a0 lifestyle, garden deck concept, 11 \u00a0 different facades but similar theme in 79 units\n\n\nAirie\n\n\n\n\n\n\nLayout \u00a0 for Semi D\n\n\nFrom\u00a026 ft width, more generous\nPhase\u00a05 comes with lift\n\n\n23 ft width for Semi D\nNo\u00a0lift\n\n\nRafflesia\n\n\n\n\n\n\nDensity\n\n\nHigher \u00a0 Density\n\n\nLower \u00a0 Density\n\n\nAirie\n\n\n\n\n\n\n\n\nFrom the above summarised table,\u00a0it seems\u00a0that the Airie is a clear winner compared to Rafflesia.\n\n\nIf Reed, Setia Eco Glades, Temasya Glenmarie\u2019s Citra, are the editors choice of best landed development for year\u00a02012, perhaps, the Airie would be the one of the top 3 editors\u2019 choice for landed development back in year 2011\n\n\nNote: The developer\u00a0is now upgrading\u00a0and improving The Airie\u2019s showroom at the project site, the showroom would be ready for viewing only by appointment.\u00a0 The above pictures are contributed by\u00a0a property agent who had visited the showroom\u00a0which is currently under construction. We apologize for the poor quality of the pictures, we will update the better quality pictures when the opportunity arises.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-amber-residence-twentyfive-7-kota-kemuning-by-gamuda-land/", "title": "PROPCAFE\u2122 Review: The Amber Residence @ twentyfive.7, Kota Kemuning by Gamuda Land", "body": "\n\nThis article is to continue the coverage of our recent visit and write-up on twentyfive.7 in Kota Kemuning. This time round, PROPCAFE focuses on twentyfive.7 latest development \u2013 \nThe\u00a0\nAmber\n\u00a0\nResidence\n.\n\n\nIn order not to duplicate the information, PROPCAFE strongly recommends property enthusiast here to read this article together with the earlier PROPCAFE publication of\n twentyfive.7\n and \nKota Kemuning township\n!\n\n\nThe\u00a0\nAmber\n\u00a0\nResidence @ twentyfive.7\n\n\nThe Amber Residence is a commercial title property that consists of two residential towers and a total of 596 units (Tower A \u2013 275 units and Tower B \u2013 321 units). Each tower comes with 31 floors above the 6-storey carpark podium. Sitting at a 4.8 acres land of a well-planned twentyfive.7 township, this leasehold project, which under Schedule H, comprises of 34 retail lots to provide basic needs and convenience to\u00a0 The Amber residents. The density ratio of 124 units per acre is considered reasonable in today\u2019s plot ratio requirement. However, the 3 lifts (include service lift) to be shared by 14 units per floor (Tower A \u2013 12 units; Tower B \u2013 14 units)\u00a0 with the ratio of 91 and 107 per lift in Tower A and Tower B are slightly above average figure compares to market standard. Having said that, given the offerings are majority small units, this impact could be negligible due to lower human traffic within the building.\n\n\n\n\nWhy is it called Amber?\n\n\nGamuda Land sees Amber as the symbol of sun colour in the concept of light which reflects in its Corten structures like the \u201cfolding ribbon and origami\u201d at main entrance and other landscape design in twentyfive.7. It is the main element of the fa\u00e7ade of The Amber Residence. By looking at the master plan and The Amber Residence details, PROPCAFE can immediately sense the aura of \u201cAmber\u201d, as a warm yellowish-orange colour that brings \u201cExcitement & Vitality (yellow) + Creative & Playful (orange)\u201d into this part of Kota Kemuning.\n\n\nThis slideshow requires JavaScript.\n\n\nTheme and Conceptual Design \n\n\nThe conceptual architecture behind The Amber Residence derived from the controlled fa\u00e7ade approach by Gamuda Land to create a clean and yet iconic fa\u00e7ade with some simple modules that can set the uniform outlook across the township of twentyfive.7. This project is architecturally designed by SA Architect together with a landscape architect UDG Associates which previously landscaped The Village @ Bangsar South.\n\n\nThe Facility Deck of Amber Residences\n\n\nDouble Volume Height Lobby and Security Features\n\n\nThe developer has allocated a size of 321 sqft for its double volume height lobby to welcome the guests and residents, next to its drop-off area. In term of security, it comes with a 3-tier security (car park entrance, lift lobby, security camera in the lift) and an additional control of card access at facility deck.\n\n\nPROPCAFE\u2122 Review : twentyfive.7 @ Kota Kemuning by Gamuda Land\n\n\nFamily and Neighbourhood Facilities \n\n\nInstead of just throwing in standard facilities, Gamuda Land emphasizes on family and neighbourhood community driven facilities. You can expect greenery spread across a 68k sqft large facility deck (see below).\n\n\n\u00a0\n\n\n\u00a0\n\n\nThe Amenities Deck of Amber Residence\n\n\n\n\nRooftop Outdoor Cinema\n\n\n\n\nAfter reviewing the feedback from customers, Gamuda Land is considering a refreshing rooftop outdoor cinema for families, neighbour and friends to enjoy the time together. The viewing deck at the rooftop garden offers a spectacular quayside view on twentyfive.7. According to the developer, this great facility may also integrated with portable wireless bluetooth headphones to enable an ultimate home theatre experience for residents!\n\n\nPROPCAFE\u2122 Review : twentyfive.7 @ Kota Kemuning by Gamuda Land\n\n\n\n\nUrban Farm\n\n\n\n\nGamuda Land provides another interesting facility to include a designated area\u00a0(size of 505m\n2\n) for the use of Urban Farm at each tower. Staying high up from the land no longer restrict your interest of gardening! It is a brilliant idea for neighbours to come together to work on their very own herbs garden, vegetables and other plants as a community activities for young and elderly.\n\n\n\n\n\n\nArtistic Multi-Court\n\n\n\n\nThis multi-purpose court allows residents to enjoy some sports and outdoor activities at the sky e.g. basketball, dodgeball and etc. It reminds me of my old time of playing basketball with neighbours at my \u201cTaman\u2019s\u201d community hall. Throw a ball there, you will see how easy the court becomes a good place to mingle with all neighbours.\n\n\n\n\n\n\nSocial Corner, Yoga Deck, BBQ & Party Area and Hammock Garden\n\n\n\n\nNeighbourhood is important as they are the one \u201cclosest\u201d to you who can offer help and act as your eyes and ears for any emergency cases. Gamuda Land clearly sees it as we noticed the facility deck is carefully crafted for this objective with two areas of social corner, BBQ & party area, yoga deck, multipurpose hall and playground to use as the space for neighbours to foster their relationship.\n\n\n\n\n\n\nOther facilities\n\n\n\n\nThere are separate pools for adult and children (size of 224.5m\n2\n) with a modern sunken lounge connected with the wooden lounge deck for families to spend their precious times together. There is no short of facility for the healthy and active residents at the Amber Residence\u2019s facility deck. The outdoor gym with fantastic view of twentyfive.7 and indoor pool view gymnasium are there for residents to put on some workouts after a long day.\n\n\nSunken Pool\n\n\nA greenery environment and jogging path is a must for elderly nowadays to start their day. By living at The Amber Residence, you would enjoy the secured environment and\u00a0 do not need to step out the building anymore in the morning. And lastly, the reading room, it brought me down to memory lane as it was my favourite place to avoid any disturbance during college\u2019s examination period and \u201crush hours\u201d of project work. As a cycling friendly environment, the developer will make the bicycle tracks available at The Amber Residence which is well connected to the central park for residents\u2019 biking leisure and experience.\n\n\nPool Fronting Gym\n\n\n\n\nInnovative Lifestyle Mobile Application for Residents\n\n\n\n\nThe Amber Residence\u2019s mobile friendly app will not only allow residents to pre-book facilities, it has the function to pre-register guests before their arrival to enable efficient registration and enhance the security for residents. The residents can also lodge complaint on defect and feedbacks to the building management without a need to step in the management office. Most importantly, the panic button available within the app will come in very handy during emergency cases. It is definitely a good initiative from Gamuda Land to ride on the technology trend to provide truly modern home living for the residents.\n\n\nAmber Residences \u2013 Retail Shops\n\n\nOrientation \n\n\nThe Amber Residence has two distinct views based on its orientation \u2013 (a) North West View (NW- red in picture below) towards Quayside and lake; and (b) South East (SE) View towards future IJM project.\n\n\nThe lower density Tower A \u2013 Unit 1 to 6 have the best quayside view (NW) whilst the rest of the units with SE view are facing internal facility deck. As for Tower B, although there is no direct Quayside view, some of the units (8 to 13A) may still have the side lake view towards the small lakes (blue in picture below) even though these units are having direct facing on facility deck. Tower B Unit 1-7 are all facing direct South East view.\n\n\n\n\n\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nPractical Layout \n\n\nThe Amber Residence offers five types of layout as an option for buyers to choose according to their needs. It can tell the intend from the developer to design a relatively small\u00a0 and yet practical layout to ensure the affordability. No unit\u2019s built up area is larger than 1,000 sqft.\u00a0 Smaller size doesn\u2019t mean it is not functional. This is what Gamuda Land trying to prove here.\n\n\nIt is worth to note that there are designated void areas in the floor plan (see above) to bring in natural sunlight and improve ventilation along the corridor for the residents. The six feet width of corridor will also create more space between units and enable better movement on furnitures or human traffic.\n\n\nType C \u2013 657 sqft (Length 32.5ft; Width 23.4ft)\n\n\n\n\n\u00a0\n\n\nThis is the smallest unit available for sale now which fits a reasonable size bedroom and additional study room. If one is creative enough, the study room can be easily\u00a0 customised to be a small single bedroom.\n\n\nBalcony (checked); Yard (checked); Natural Sunlight: Window in All Rooms & Bathroom (checked). The living room is still able to allow the width of 9.5feet and also the kitchen is well located to optimise the space.\n\n\nThis slideshow requires JavaScript.\n\n\nFor such a small unit to have all these items \u201cchecked\u201d is pretty impressive. Kudos to developer. The only downside is there is only one bathroom. However, for such 1+1 room layout, it may not be critical as the unit is designed for single, couple or small family with young children. Most importantly, bathroom has two doors to allow guest to access it directly without the need to go through the bedroom. In short, with the size limit, you just cannot have everything.\n\n\nType B \u2013 861 sqft (Length 32.2ft; Width 30.4ft)\n\n\n\n\nThis is a 2+1 rooms unit with 2 proper size bedrooms and bathrooms. It comes with two bright bedrooms that are equipped with multiple panels of window. The study room is convertible to a small single bedroom. Again, kitchen is located at the right space to optimise the layout.\n\n\nBalcony (checked); Yard (checked); Natural Sunlight: Window in All Rooms & Bathroom (checked).\n\n\nType A2 \u2013 947 sqft (Length 35ft; Width 32.6ft)\n\n\n\n\nThis is the second largest layout at The Amber Residence. This layout is exactly the same layout like type B except that it has a slightly wider living, dining hall, bedroom 1. Please note that this is the limited unit which only has one in each floor.\n\n\nBalcony (checked); Yard (checked); Natural Sunlight: Window in All Rooms & Bathroom (checked).\n\n\nA very efficient proper three bedrooms layout with a size of less than 1k sqft. Nothing to complain about.\n\n\nType A1 \u2013 1000 sqft \n(Length 37\n.1ft; Width 30.7\nft) \n\u2013 A Dual Key Unit\n\n\n\n\nThis dual key layout at Tower A allows the buyer to split the unit into a standalone studio and two bedrooms apartment. The area opposites the bathroom in the studio is designed to accommodate a small pantry. According to the developer, an additional kitchenette will be given in the studio unit. The split two bedroom unit is spacious enough for a small family living with the only downside of one bathroom. The rest all \u201cchecked\u201d.\n\n\nBalcony (checked); Yard (checked); Natural Sunlight: Window in All Rooms & Bathroom (checked).\n\n\nThis slideshow requires JavaScript.\n\n\nIf solely look at the rental yield enhance perspective, this could be the choice for investors. With the change of living behaviour, this layout may suit the family who prefer to enjoy some privacy between the family members or friends.\n\n\nPricing, Furnishing and Car Park\n\n\nThe indicative price is currently from RM420,000 to RM650,000 nett. One should consider the cost of furnishing and electrical items given by developer to work out the proper per square feet pricing for each unit if one to compare with other projects. The price increment per floor up is expected to be around RM2000.\n\n\nThe units are partially furnished which include air conditioners for all bedrooms and living hall, water heater for all bathrooms, fully fitted kitchen with hood, hob, sink, tap, refrigerator, washer cum dryer and wardrobe for master bedroom.\n\n\n\n\nResidents will enjoy a minimum of two carpark bays per unit, however, the two carpark lots could be either in tandem or side by side depends on the chosen units. The visitor and commercial car park zone are available at 2\nnd\n floor.\n\n\nUnique Layout?\n\n\nYes, there are cabana units located at level 8 in Tower A with extra gardens which the size varies from 75sqft to 194 sqft. Garden lovers, you may follow up with developer. Unfortunately, no pricing information available when PROPCAFE approached the developer.\n\n\nLocation and Connectivity\n\n\nThe Amber Residence is the first high-rise residential property in twentyfive.7, Kota Kemuning. Kota Kemuning is one of the successful residential townships in Klang Valley which is well known for its greenery, parks and golf courses. Due to its strategic location, this township has fast becoming a highly sought address and attracted many \u201cnew migrants\u201d from its neighbouring townships like\u00a0 Subang Jaya, Puchong and Shah Alam.\n\n\n\n\nNo location can become vibrant without a good connectivity. Kota Kemuning is well connected with Kesas, Elite, and SKVE highway which can easily commute to Subang Jaya, Puchong, Klang, Cyberjaya/KLIA, and Kuala Lumpur together with the other link road like Lekas, and the upcoming West Coast Expressway. The recently opened up of the access to Elite via Bandar Saujana Putra has further reduced the reliance of Kesas Highway and provide more options for residents in this part of Kota Kemuning to reach other part of Klang Valley with a much shorter distance.\n\n\nNote: To know more about location and connectivity, check out PROPCAFE \nKota Kemuning article\n.\n\n\nWhat else do you need to know?\n\n\nThe Amber Residence has an advantage of being near to the Quayside Mall, it is merely 250 meter walkable distance to this commercial and entertainment hub in Kota Kemuning and 140 meter away from the other two lakes in twentyfive.7. The Amber residents can expect a better and more dynamic lifestyle with \u201cextra hours\u201d saving with such conveniences. The best part is, The Amber Residence is scheduled to deliver its vacant possession in Q2 2021 which is after the mall completion! The right timing above means all amenities and entertainment will be ready for The Amber residents to enjoy. Its small unit layout with RM0.35 psf maintenance fee means the service charge will be affordable especially with the consideration of substantial facilities given. It is the lowest entry level in the entire twentyfive.7, therefore, one could say that the downside is limited given a good masterplan of twentyfive.7.\n\n\n\u00a0\n\u00a0\n\n\nProspect of The Amber Residence\n\n\nThe Amber Residence may fit the bill for (a) young couple & family who seek for lifestyle elements; (b) elderly who looks for downsize the space; (c) investors who believe on twentyfive.7 masterplan as a whole. The success of The Amber Residence may rely on two main catalysts.\n\n\nFirst, the vibrancy of Quayside Mall that can change total lifestyle in Kota Kemuning and its surrounding vicinity. The currently missing \u201ccentralise\u201d leisure activities will transform the perception of current and prospect families, thus, increase the demand and property value here after the realisation of its offerings, conveniences and family friendly environment. To new and young generation residents, the lakeside commercial mall is set to fulfil their active lifestyle i.e. gathering with nice ambience, gym at any hours, cycling & jogging in safe environment with lovely landscape, and shop & dining for their celebration of life. If Gamuda Land can make the common areas and the mall to be elderly and handicap living friendly, it would also easily bring in more golden age residents, as Kota Kemuning is already well-equipped with medical care facility. In short, this quayside mall will complete the \u201ceco-system\u201d of Kota Kemuning.\n\n\nSecondly, the total \u201cfacelift\u201d of this part of Kota Kemuning by the \u201cFour Kingdoms\u201d will shift the central gravity of Kota Kemuning and make this area \u201cthe one\u201d to look for and talk about in next 10 years. The up-market projects, landscape, and purposeful designed environment will spur the property prices further and form an upward deviation of prices from the average \u201cold\u201d Kota Kemuning. The Amber Residence can certainly take advantage on the above as it is the lowest entry level in twentyfive.7. If you only have a budget of RM400k-450k on property, love what you see in twentyfive.7 masterplan, and believe on the potential growth of this part of \u201cnew\u201d Kota Kemuning, this could be the ONE for you.\n\n\nDo not miss PROPCAFE\u2019s earlier article on \nKota Kemuning and twentyfive.7\n!\n\n\ntwentyfive.7 Property Gallery\n\nLot 43495, Persiaran Oleander\n\n42500 Telok Panglima Garang\n\nSelangor Darul Ehsan.\n\n\nT: 03 2727 7565\n\n\nhttps://goo.gl/maps/wt3UwfCd6Yx\n\n\nhttp://gamudaland.com.my/twentyfive7/\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-birch-jalan-ipoh-by-scp-group/", "title": "PROPCAFE\u2122 Review: The Birch @ Jalan Ipoh by SCP Group", "body": "\n\nIntroduction\n\n\nFor most of us, Jalan Sultan Azlan Shah (formerly more well known as Jalan Ipoh) are renowned as melting pot of foods. It is hotspot for foodies to find cheap and good Chinese, Malay and Indians foods ranging from tai chow, chicken rice, dim sum, curry and prawn mee to delicious Naan Cheese and Tandoori Chicken. Anyway back to the topic, this is not a food blog but a property blog!\n\n\nJalan Ipoh also a hunting spot for developers. For example, UOA has 28 acres with estimated GDV of RM3billion which the land they acquired since 2014. On top of this, do read Propcafe\nTM\n review on current launches Rica Sentul @ Jalan Ipoh by FajarBaru click link \nhere\n and The Pano @ Jalan Ipoh by OCR click the link \nhere\n .\n\n\nAnother developer has joined in the bandwagon, SCP Group recently launch The Birch @ Jalan Ipoh.\n\n\nDeveloper Background\n\n\nSCP stands for Systematic Corporate Parking and their core business is carpark operator in commercial building such as offices and mall and like many other companies for past 7-8 years has branched out a property development division. The excerpt of their first few development\n\n\nIn the space of two years, SCP Property has kick-started four projects \u2014 its Dataran Wangsa shoplots and Damaisari terraced bungalows in Wangsa Maju, SCP-Centro flexi-offices near Grand BlueWave Hotel in Shah Alam, and Inanam Capital shop-offices in Kota Kinabalu.\nRead more at link \nhere\n\n\nSoon, they start to develop high rises and their first high rise was Lido Residency in Cheras. They continue to develop more high rise (and higher density as well J). For more details of the past and current launches, readers could visit developer website \nhere\n\n\nLocation and Accessibility\n\n\nFor the macro location and accessibility, readers is advised to read the Propcafe\nTM\n Review: Rica Sentul and click the link here. To be more exact The Birch by SCP is located in Jalan Kasipillay, approximately 300m from Jalan Ipoh.\n\n\nThe location\n\n\n\n\nThe distance of major landmark\n\n\nSurrounding and Amenities\n\n\nThe freehold 1.8 acres commercial land The Birch is flanked by Sungai Batu, Court28 and Putra Majestic. On the far end, there landed house with empty piece of unoccupied land.\n\n\n\n\nThe Birch: Surrounding\n\n\nPlenty of amenities and eateries along Jalan Kasipillay and you will never get midnight hunger staying in this area. There are at least 3 mamak shops and indian restaurants just at Putra Majestic ground floor alone.\n\n\n \n \n \n \n \n \n \n \n \n Shoplot at Putra Majestic \n \n \n \n \n \n \n \n \n \n \n \n \n Shoplot at Putra Majestic \n \n \n \n \n \n \n \n \n \n \n Shoplot at Putra Majestic \n \n \n \n \n \n \n \n \n \n \n Shoplot at Putra Majestic \n \n \n \n \n\n\nAlong the 300m stretch Jalan Kasipillay, there abundant of eateries for you to choose. And do not forget the menara KLH, one of the first condominium in Jalan Ipoh.\n\n\n\n\nAlong Jalan Kasipillay and Menara KLH\n\n\nThe famous Hokkien Mee at Ming Hoe just located at Jalan Suppiah\n\n\n\n\nAlong Jalan Suppiah\n\n\nThere is international college and hotel at Putra Majestic.\n\n\n \n \n \n \n \n \n \n \n \n Hotel \n \n \n \n \n \n \n \n \n \n \n \n International School \n \n \n \n \n \n \n\n\nMarefat International School and Midtown Villa Hotel\n\n\nTwo lanes road which always occupied by cars on both sides creating bottleneck.\n\n\nRoad leading to The Birch\n\n\nPropcafe\nTM\n noticed the unkempt playground and green lung just next to the Birch site. The ground was broken and overgrown grass and plant. It may seems that snake are lurking around Lol. Perhaps SCP could adopt and rejuvenate the playground and green lung for the benefit of the local community? And hopefully future residents of The Birch.\n\n\nThis slideshow requires JavaScript.\n\n\nMasterplan\n\n\nThe Birch consists of 681 units in two 41 storeys block built on 1.8 acre. Each block has 3+1 lifts to serve the residents. Despite the commercial freehold land status, there\u2019s no commercial shops at the ground which is better from privacy point of view. This is for better security as well as dedicated guardhouse can be provided for the development.\n\n\n\n\nArtist Impression Grand Entrance\n\n\n\n\n\n\n\n\n\n\nBlock\n\n\n\n\n\n\nTotal Units\n\n\n\n\n\n\nDensity\n\n\n\n\n\n\nLifts\n\n\n\n\n\n\nLift Ratio\n\n\n\n\n\n\n\n\n\n\nA\n\n\n\n\n\n\n324\n\n\n\n\n\n\n378 units/acre\n\n\n\n\n\n\n3+1\n\n\n\n\n\n\n81/lift\n\n\n\n\n\n\n\n\n\n\nB\n\n\n\n\n\n\n357\n\n\n\n\n\n\n3+1\n\n\n\n\n\n\n89/lift\n\n\n\n\n\n\n\n\n\n\nThe density of the project is whopping 378units/acre, quite similar project such as TR Residence, M Vertica @ Cheras etc. To put in perspective, the density is almost double the Rica Sentul by Fajarbaru.\n\n\nThe carpark is from level 1 to 7 with all the facilities on facilities deck on level 8. All the residential units located at level 9 to 41. The size is ranging from 611-983sqft with 2, 3 and 3+ 1 bedrooms configuration.\n\n\nThe scale model is staying quite close to the artist impression of the fa\u00e7ade. On first impression, Propcafe\nTM\n feel SCP has position The Birch as no frill condominium. The fa\u00e7ade is quite monotonous and eventually in 10-15 years, the Birch will blend quite well with older condos such as KLH, Putra Majestic, Viva and Court28.\n\n\nThis slideshow requires JavaScript.\n\n\nArtist Impression versus the Scale Model\n\n\nEach developer has their signature feature in each of the development. For example, SDB likes to incorporate sculpture in their development. SCP spare no expenses in offering grand drop off area and luxury lobby and cozy waiting area cladded in marble in their past development such as KL Trade Center and The Birch is no exception. Looking at the artist impression below, residents surely will look forward to welcome guests to their abode.\u00a0\u00a0\n\n\n \n \n \n \n \n \n \n \n \n Drop Off Area \n \n \n \n \n \n \n \n \n \n \n \n Luxury Lobby and Waiting Area \n \n \n \n \n \n \n\n\nArtist Impression Drop Off Area and Lobby\n\n\nUnit Layout\n\n\nThere are 5 layouts and each floor consists of 11 units/floor. The layout is designed as efficient possible e.g. the smallest size, type A1 comes with split wash room and toilet so that both can be used in same time.\n\n\n\n\n\n\n\n\n\n\nUnit Type\n\n\n\n\n\n\nSize, sqft\n\n\n\n\n\n\nTotal Units\n\n\n\n\n\n\nConfiguration\n\n\n\n\n\n\nCarpark\n\n\n\n\n\n\n\n\n\n\nA1\n\n\n\n\n\n\n611\n\n\n\n\n\n\n196\n\n\n\n\n\n\n2 bedrooms, split bathroom\n\n\n\n\n\n\n1 (2 carparks for selective units)\n\n\n\n\n\n\n\n\n\n\nA2\n\n\n\n\n\n\n688\n\n\n\n\n\n\n130\n\n\n\n\n\n\n2 bedrooms, 2 bathrooms\n\n\n\n\n\n\n\n\n\n\nB\n\n\n\n\n\n\n819\n\n\n\n\n\n\n293\n\n\n\n\n\n\n3 bedrooms, 2 bathrooms\n\n\n\n\n\n\n\n\n\n\nCa\n\n\n\n\n\n\n960\n\n\n\n\n\n\n31\n\n\n\n\n\n\n3 bedrooms, 2 bathrooms\n\n\n\n\n\n\n\n\n\n\nC\n\n\n\n\n\n\n983\n\n\n\n\n\n\n31\n\n\n\n\n\n\n3 +1 bedrooms, 2 bathrooms\n\n\n\n\n\n\n\n\n\n\n\u00a0\n\n\nTo maximize the view (which at first place there is not much of open view anyway except pool view) developer has tilt and stagger the building footprint as per the key plan below.\n\n\n\n\nThe Birch Key Plan\n\n\nThis arrangement seems to maximize the building footprint and also allows the more privacy as lesser units are looking directly into each other. This arrangement also allows the unit avoid direct facing to neighbors such as Putra Majestic and Court28. Also by such arrangement, majority of the units do not have either morning sun east direction or evening sun west direction.\n\n\nPropcafe\nTM\n does not have comment on the layout. SCP has tried to be as efficient possible by squeezing bedrooms, yard, foyer etc. However one feature that caught the eyes is the sliding door with grills without the balcony for type A1 and A2.\n\n\nThis slideshow requires JavaScript.\n\n\nUnit Layout\n\n\nThere are not much of view except if you choose high floor to look beyond Putra Majestic. For the inner facing, low floors is probably a better choice.\n\n\n\n\nThe Birch View and Orientation\n\n\nIn general, developer just provide two units of aircon. The clear ceiling height is 9\u2019 6\u201d and tiles are provided throughout the unit. Porcelain tiles is not exactly Propcafe\nTM\n favorite material in bedrooms. Kindly check with friendly SA what and type of fittings are included in the unit. For example, the rain shower, shower screen and mirror in the show unit bathroom are not included.\n\n\nEnjoy the photos!\n\n\nThis slideshow requires JavaScript.\n\n\nShow Unit for Type A2\n\n\nThis slideshow requires JavaScript.\n\n\nShow Unit for Type B\n\n\nFacilities\n\n\nAll facilities are on level 8. The selling point is the Olympic length swimming pool which transverse almost the length of the development. Playground, BBQ Deck, Gym, Multipurpose Hall are the standard offering by almost every condominium.\n\n\nThis slideshow requires JavaScript.\n\n\nArtist Impression of facilities\n\n\nPrice\n\n\nCurrently, only block B is opened for sale. The price is approximately RM600psf +/- depends on the level which is pretty standard for a mature area and close proximity to MRT station. There is attractive financing package where you only pay RM1k down payment IF you are first time purchaser and entitled of 90% loan financing.\n\n\nAt the moment of writing the booking is just opened and plenty of units are still available for sale. The maintenance fee and sinking fund is expected to be RM0.33psf.\n\n\nThe Birch @ Jalan Ipoh is eligible under the government\u2019s initiative to promote home ownership under HOC 2019.\n\n\n\n\nUnder HOC 2019, purchasers are entitled of the following benefit which bring a lot of saving! This never be a better time to purchase property in Malaysia!\n\n\n\u00a0\n\n\n\n\nA minimum of 10% discount\n\n\n\n\n\n\nThe stamp duty exemption on Instruments of Transfer and Instruments on Securing Loans\n\n\n\n\n\n\nFree Legal fee on SPA and Loan \n\n\n\n\nConclusion\n\n\nThe Birch will take 42 months construction period and expected to be completed in January.2023. The timing is just nice to coincide with maturity of MRT2 operation. However judging from SCP previous development, it is expected that The Birch will be completed way earlier than Jan.2023. SCP always start the construction before launch a project and in fact as of today, The Birch is at 2\nnd\n Level despite the development just opened for booking recently.\n\n\nThis slideshow requires JavaScript.\n\n\nCurrent status of The Birch Construction\n\n\nWe think the development is suitable for first time buyers, investors who looking forward for the MRT to bring the catalyst of rental and capital appreciation. Jalan Ipoh is very convenient and accessible. However the micro location and demographic of locality may not the cup of tea for many home buyers. Furthermore the high density of the development is an ongoing concern.\n\n\n\n\nThe Birch Show Gallery\n\n\nHappy Hunting!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-bright-side-of-graham-garden-eco-grandeur-ecoworld/", "title": "PROPCAFE\u2122 Guest Review : The Bright Side of Graham Garden @ Eco Grandeur by EcoWorld", "body": "\n\nAfter our \nreview\n on Eco Grandeur , this time we would like to share what others think. PROPCAFE\u2122 has a strong believe \nin the\n \nspirit of sharing by providing an open digital platform\n for the independent 3rd party to share their view, experience and knowledge in real estate to enriching the local property community to a higher level. We are glad and very thankful that this time we have Abe Nazz with us to share his views of pros and cons of Eco Grandeur with our readers. Let\u2019s hear the review on Graham Garden of Eco Grandeur by Abe Nazz Daimyo Ecopark from a different perspective.\n\n\nPhoto Source : EcoWorld\n\n\nDisclaimer:\n\n\nThe views and opinions expressed in this article are those of the authors and do not \nnecessarily reflect the views of PROPCAFE\u2122. Assumptions made in the article are not reflective of the position of any entity other than the author(s) \u2013 since we are critically-thinking human beings, this views are always subject to change, revision; and rethinking at any time. PROPCAFE\u2122 is not responsible and does not verify for accuracy of any information contained in the Guest Review article on this site. The primary purpose of the Guest Review series is to educate, share and inform. This Guest Review series does not constitute professional advice or services.\n\n\nGraham Garden \u2013 Roofing, ceiling and M&E items installation in progress as of 09-01-2018\nPhoto Source : EcoWorld\n\n\nBackground\n\n\n\n\nGraham Garden is one of two gardens currently being launched by Ecoworld at Eco Grandeur\n\n\nEco Grandeur is located at the crossroad of Jalan Bukit Cerakah (aka Jalan Meru Tambahan) and Persiaran Mokhtar Dahari (PMD) at Puncak Alam.\n\n\nProperty enthusiasts have long been waiting for the next Setia Alam on the Western Side of GKL.\n\n\nEco Grandeur (EG) is located at Northwest of GKL.\u00a0 This is the next booming area as huge chunk of land is still available at this site. Perfect for multiple township development.\n\n\nThis area has been known as \u201ctempat jin bertendang\u201d, meaning it is so underdeveloped; it is like on top of a hill.\u00a0 Coincidentally, the name Puncak Alam means top of the universe.\n\n\nFor the past 16 years, this place has been developing at its own pace.\u00a0 It is mostly resided by Malays.\u00a0 However, with the building of UiTM Puncak Alam Campus and construction of Latar Highway, developers are now zooming to this area.\n\n\nMost of the land here is leasehold except for Bandar Seri Coalfield.\n\n\nThe author has just booked one unit of Graham Garden last Sunday and will try to explain the pros and cons of buying Graham Garden.\n\n\nThe authors has bought ten under construction properties so far and decided to dabble in the first phase of Eco Grandeur development.\n\n\nThe price starts below 490K before any rebates. There are 4 different types of terraces for Graham Garden.\n\n\n\n\n\n\nVideo Source : Ecoworld\n\n\nTHE BRIGHT SIDE (PROS) OF GRAHAM GARDEN ECO GRANDEUR\n\n\nPrice\n\n\n\n\nBelow 500K can be considered as a mass market price property.\u00a0 By the time the project is completed, as the market swings back, and by factoring in inflation, 600K could be the new threshold for mass market property.\n\n\nIt is not that easy to find primary market, gated and guarded, landed property under 500K in GKL nowadays.\u00a0 Definitely not in highly sought suburbs such as Setia Alam, Bandar Baru Bukit Raja, Bukit Jelutong, and Elmina.\n\n\nGraham Garden is 20 ft x 65 ft terraces but the build-up is slightly small.\u00a0 It is however, enough for budding family.\u00a0 Even nowadays people buy small studios in city.\n\n\nGranted, The terrace Meranti at Hillpark (EG southern neighbour) has a bigger build up.\u00a0 It is however only fenced and guarded.\u00a0 Its nett price is higher than Graham Garden.\n\n\nTrue, old subsale terraces in Puncak Alam are between 350K and 480K.\u00a0 But you have to compare apple to apple.\u00a0 It is like comparing a landed terrace in Meru and a landed terrace in Setia Alam.\u00a0 They are not cut from the same cloth!\n\n\nA recently VPED Taman Alam Sutera, a \u00a020 x 70 terraced was sold at 570K in 2014. Quite pricey for the area.\n\n\nThis is the cheapest Ecoworld terrace in Malaysia.\u00a0 The rest is selling above 700K.\n\n\nAs an avid under construction property investor, I always strive for first phase.\u00a0 The developer usually has control over the pricing throughout the development.\u00a0 There is ample room for capital appreciation.\n\n\nThe game here is capital appreciation not positive rental income.\n\n\n\n\nEco Grandeur Masterplan\nPhoto Source : EcoWorld\n\n\nTownship Concept\n\n\n\n\nWhen you buy an Ecoworld product, you are not only getting bricks and mortars, you are getting complete township.\u00a0 It is not just a simple housing area.\n\n\nWho else in Puncak Alam Area can offer a stunning English Concept Township, complete with man-made lake, a beautiful bridge, gardens, and an impressive guard house?\n\n\nSome people just can give promise.\u00a0 They promise a beautiful landscaped park on a hill.\u00a0 But when all the houses are completed, you can see the park look half cooked.\u00a0 Ecoworld is a developer that stresses on branding, image, and reputation.\u00a0 Though they are not 100% SP Setia, most of the staffs have experience working on big successful township such as Setia Alam, Setia Eco Hills, Setia Eco Park, to name but a few.\u00a0 They will not promise things and then just shut on eye.\u00a0 The got reputation at stake!\n\n\nGranted, Ecoworld still has no completed township yet, but just pay a visit to Eco Botanic in Johor, Eco Majestic in Semenyih, and Eco Sanctuary and you will know their passion on delivering good landscape.\n\n\nPeople says Eco Grandeur is a cheap product from Ecoworld but I beg to differ.\u00a0 The passion is still there. Anyway, for me the price is just right.\n\n\nI recently met the Chief Landscaping Engineer for Eco Sanctuary at Eco Grandeur Sales Gallery.\u00a0 He explained that his KPI is to ensure that no planted tree is dead for more than 2 days.\n\n\nAs of today, it is true you see a barren, deserted land.\u00a0 But as soon as the project progress, people will start noticing it and it will be very expensive by then to enter.\n\n\nTo be an under construction property investor, you need to have the ability to see the future.\u00a0 In this case, I see a stunning, impressive landscape at Eco Grandeur end of 2019.\n\n\n\n\nEco Grandeur Location\nPhoto Source : EcoWorld\n\n\nNew Upgrades on Accessibility\n\n\n*Info Pembangunan Oleh Ecoworld, Puncak Alam;*\n\n\n\n\nNama pembangunan Eco Grandeurs\n\n\nPemaju, Paragon Pinnacle (anak syarikat Ecoworld)\n\n\nKeluasan ; 1700 ekar\n\n\nJumlah unit rumah 12 ribu unit++ termasuk 40%rumah Selangorku (rumah mampu milik bawah rm220k-syarat kerajaan Selangor)\n\n\nPemaju asal Mujur Zaman Sdn Bhd JV(2003), Ecoworld bina 900 unit rumah untuk diberikan kepada peneroka (seperti perjanjian asal).\n\n\nTempoh pembangunan, 14thn.\n\n\nPembangunan jenis landed strata, berpengawal dan berpagar.\n\n\n\n\n*Syarat-syarat oleh Majlis Daerah Kuala Selangor (MDKS) ;*\n\n\n\n\nKebenaran Merancang (baru) telah lulus Jun 2016.\n\n\nPemaju perlu naik taraf persimpangan traffic light puncak alam.\n\n\nJalan Meru tambahan dibesarkan ke 3 lorong (sehingga simpang 3 Bandar Seri Coalfield)\n\n\nUntuk saliran, longkang perlu dibina sepanjang jln meru tambahan terus ke Sungai terdekat.(Untuk mengelakkan banjir kilat di hadapan Mcdonald etc)\n\n\nCost sharing pembinaan simpang bertingkat pintu masuk UiTM hadapan Saujana Utama( dalam perbincangan)\n\n\n\n\n*MFI AM MDKS* 18/8/16\n\n\nPhoto Source : EcoWorld\n\n\n\n\nAs you can see above, part of the requirement by Local Authority which is Majlis Daerah Kuala Selangor to the developer is to upgrade the traffic light system at the crossroad of Jalan Meru Tambahan and Persiaran Mokhtar Dahari (PMD).\u00a0 Ecoworld will be building flyover.\u00a0 This will save time waiting at traffic light.\n\n\nAnother requirement is to upgrade the road from the crossroad until the T-Junction at Bandar Seri Coalfield from one and two lanes into three lanes.\n\n\nThe author has tested the road during morning traffic hours from Eco Grandeur Sales Gallery to KLCC.\u00a0 The major choke point is at this road. As soon as you reach Latar Highway, things are smooth until Jalan Duta Toll.\n\n\nFor the author who is currently staying in Setia Alam, I feel that this is normal.\n\n\nOn the southern side, DASH has been given green light. When the DASH is completed, it will open up the access towards Northern PJ (Read IKEA, Penchala Link, Bandar Utama, Damansara Perdana, etc).\n\n\nThe problem still remains, the stretch from Eco Grandeur to DASH still feels far because Persiaran Mokhtar Dahari comes with two lanes and one lanes.\u00a0 There are too many choking point.\u00a0 There are more than 21 new housing projects popping up in that area.\u00a0 Sooner or later JKR needs to find a solution.\n\n\nPersiaran Mokhtar Dahari from Dash till Jalan Batu 3 will be upgraded. Flyover will be built by JKR. This will eliminate the biggest choking point of PMD.\n\n\nJalan Meru is currently being upgraded but there still many choking points.\u00a0 Maybe it will benefit to those who work at the industrial area in Meru.\n\n\nThere is a small industrial area known as Alam Jaya nearby.\n\n\n\n\nPhoto Source : EcoWorld\nPhoto is only for artist\u2019s illustration\n\n\nGated and Guarded (GnG)\n\n\n\n\nThis area is known for burglary.\u00a0 Recently ten houses were broken into by burglars at one of the neighbours of EG.\n\n\nThus, since Eco Grandeur is gated and guarded, this will be an attraction to those who want to have peace of mind.\u00a0 Yes, the cost is almost RM200 but you simply should trade your sanity with money.\n\n\nTop security will ease the occupancy rate during subsale period.\u00a0 Usually, buyers of landed property do not want to be the first residence.\u00a0 They prefer to wait for others to be a guinea pig.\u00a0 This is because they feel much secure when there is more residence.\u00a0 But with GnG, this will help eliminate this fear.\n\n\nThus, there will be some current residence nearby Eco Granderu who wants to have this benefit.\u00a0 They might want to upgrade this house to a properly guarded housing area.\n\n\n\n\nAvenham Garden \u2013 Plastering works in progress as of 09-01-2018\nPhoto Source: EcoWorld\n\n\nThe Address in Puncak Alam\n\n\n\n\nThis is the only English Themed Township in the area.\u00a0 It is aimed to be special, hence alleviating the address.\u00a0 Ecoworld is always the trendsetter.\n\n\nMany Malaysians like English style, from the furniture, to the wallpapers.\n\n\nSome people they have pride and want the address. Eco Grandeur is unique.\u00a0 Hence, it will have unique selling proposition (USP).\n\n\nOne need to know that Eco Grandeur is not as far as Shah Alam 2.\u00a0 The location is perfect at the crossroad.\n\n\nFirst impression counts! When your visitor pays you a visit, be it your family or friends, they will be astonished by the grand entrance at Eco Graneur.\u00a0 Some people have big pride and they will not be ashamed to call Eco Grandeur as their home.\n\n\nBased on my experience, when I bought landed house in Setia Alam, there was choices between Aman Perdana by Mah Sing, and Bandar Baru Bukit Raja by Sime UEP.\u00a0 In the end, a lot of my friends sold their units at these two places and moved to Setia Alam.\u00a0 It is the address that they are looking for, not just huge build up.\n\n\n\n\nPhoto Source : EcoWorld\nPhoto is only for artist\u2019s illustration\n\n\nLandscaping and Such\n\n\n\n\nLandscaping will be the best in Puncak Alam, bar none.\n\n\nIt is suitable for retirees who got plenty of money in their EPF 2 accounts.\u00a0 They want to live in a serene environment with beautiful jogging facilities.\n\n\nIf you do not trust my words, please visit the neighbours of Eco Grandeur.\u00a0 Can you find any housing area with landscaping similar to Eco Botanic?\n\n\nMost of the houses around the area still have old style sewerage system and electrical cable.\u00a0 Eco Grandeur will be just like modern one, where everything is underground.\u00a0 This will ease up the space to double park your car and it looks neat too.\n\n\nThere are 15 feet distance between houses at the rear end.\u00a0 This is almost like three queen size beds!\u00a0 There are also planters box too which will be taken cared by the developer or JMB.\n\n\nHave a look at Hill Park and see the back alley.\u00a0 It is too small.\u00a0 Back Alley is one of the easiest ways for burglar to break into your house.\u00a0 Good thing at Graham Garden, there is a balcony at the back end.\n\n\nWhen the back alley is narrow, you lose on privacy.\u00a0 You can even smell what your neighbour is cooking.\n\n\nOne of the disadvantage of buying a landed strata terrace is you are not allowed to renovate your house externally.\u00a0 However not all people wants to renovate.\u00a0 Some are just like me who buy the house and later traded it to a bigger house.\u00a0 So why bother when the statistics shows that Malaysian upgrades their house every seven years?\n\n\n\n\nGraham Garden Type A\n\n\nBrand of the Developer\n\n\n\n\nThis is one of the top developer , albeit the best now in Puncak Alam.\n\n\nThey always strive to give more value to buyers. Their motto, they will give value to you so you can get good return on your investment.\n\n\nThis is not just an ordinary developer who has a KPI every year just to build houses and have good figures to show to shareholders!\n\n\nEcoworld spends massive amount on branding.\u00a0 With good brands, you will also feel the benefit\n\n\n\n\nFlooding Issue\n\n\n\n\nMajlis Daerah Kuala Selangot (MDKS) stated that developers must upgrade the drainage system.\u00a0 There is ray of hope but we never know. Last year the flood was horrible.\n\n\n\n\nPhoto Source : EcoWorld\nPhoto is only for artist\u2019s illustration\n\n\nPotential Future Buyers\n\n\n\n\nDon\u2019t only think those who want to buy subsale of Eco Grandeur in 2020 only works at KLCC. Some will work at Kwasa (new booming area), EPF will have building at KWASA.\n\n\nSome people work at Ara Damansara, Sungai Buloh Industrial area, Alam Perdana Industrial Area, Meru industrial area, Subang airport, Kg Melayu Subang.\n\n\nOnce DASH is completed, it will open up the portal or floodgate for this area\n\n\nActually for those who work at Selayang and Rawang, Eco Grandeur is not that far one day using LATAR.\n\nWe can also attract upgraders from surrounding area.\n\n\n\n\nAvenham Garden Type A\n\n\nThe Burning Leasehold With Restriction Issue\n\n\n\n\nYes.\u00a0 Bumi buyer can only sell to bumi.\u00a0 But this area is mostly bumi area.\u00a0 There are at least 70K population in Puncak Alam.\n\n\nFor non bumi, it is also important to be able to buy from bumi buyers side, so the below points are still valid.\n\n\nThere will be possibility for bumi investor to attract upgraders from the area.\n\n\nIt is true that most Malay are not that affluent, but there are still market for upper middle class Malay family.\n\n\nThese people can still fork out 100K for entry cost to buy subsale from the author, provided the township is tip top.\n\n\nThey can get the money from EPF, refinancing their old houses, selling their current houses, etc.\n\n\nA lot of Malay works for as civil servants, if both husband and wife works for the government they can get 100% loan for 650K.\n\n\nFor 600K, between high rise and landed, people will probably prefer to buy landed properties.\n\n\nSome people like parking their EPF 2 account at faster vehicle.\u00a0 Rather than letting their money sleeps at 6% return per annum, it is wiser for them to buy a landed property in a booming township.\n\n\nI aim to get return of 25% per annum for every single Ringgit that throw into Graham Garden . I have an Excel Calculator that will track all my future cash flow and tells me how much compounded annual growth rate I will get for every penny.\n\n\nIt will tell me, my exit price for every undercons investment.\u00a0 I am very detailed in calculating cost and profit.\n\n\nIn order to get this 25% cagr on every capital that I spend, I just need to target capital appreciation (from Sales & Purchase Price) of 12%% early 2020, 24% early 2021, and 34% early 2022. For good undercons, this is not impossible. But then you have to factor in the RPGT and sales agent commission on top of this.\n\n\nBut in order to achieve this, their capital has to be 64K if they flip in 2020, 102K if they sell early 2021, or 117K in 2022.\n\n\nI do not expect to find tenant for the first six months from VP, and when I find it, I only target 1200 per month rental (if I decide not to flip upon VP)\n\n\nBut then in 2020, rental could be different.\n\n\nSooner or later the UiTM Hospital will come. Even if it is not completed by 2022, at least there will be some construction progress.\n\n\nMaybe in 2022, houses in Denai Alam, Elmina, Setia Alam, Ara Damansara, Bukit Jelutong will reach 800K to 1 million. So for 650K for Graham Garden can be considered cheaper than the rest.\n\n\nOne day, only rich people own landed properties.\n\n\n\n\nPhoto Source : EcoWorld\nPhoto is only for artist\u2019s illustration\n\n\nOver Supply Issue\n\n\n\n\nWe have to compare apple to apple. Eco Grandeur is in a league of its own.\n\n\nBandar Saujana Utama does not come close to Eco Grandeur\u2019s prestige.\n\n\nLBS Alam Perdana is no match for Eco Grandeur.\n\n\nHillpark is the closest contender. Heck, even the salesman of Hillpark leverage Eco Grandeur as sales pitch. Why don\u2019t we just buy Eco Grandeur?\n\n\nBandar Seri Coalfield is a bit isolated. It is freehold but would probably have tough time matching Eco Grandeur.\n\n\nWhy Eco Grandeur originally wants to launch 2K units? Might probably because they want to have the scale of production.\n\n\nHowever, they finally changed the plan and launch partially only. Even then, almost 800 buyers booked Eco Granderu.\u00a0 If they launch only 300 units, 500 people will be left in frustration, right?\u00a0 Some of the buyer really want to stay there.\n\n\n\n\nTo be continued\u2026.\n\n\nAfter reading all the good side of the story,\u00a0 we will share the \nPROPCAFE\u2122 Guest Review : The Dark Side of Graham Garden @ Eco Grandeur by EcoWorld by Abe Nazz\n in our next posting. Stay tuned by follow us on our \nfacebook\n or be a subscriber to our blog via e-mail if you don\u2019t want to miss out our next sharing.\n\n\nPhoto Source : Ecoworld\n\n\nAbout the Author / Contributor\n\n\n\n\nAbe Nazz Zain is the CEO of Daimyo United Sdn Bhd, an aggressive undercons property investor and also the author of the book \u2013 \nPemburu Hartanah\n Abe Nazz. He leads an investment team known as Jaegers. Currently he has around 19,500 followers on his\n facebook\n.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-central-transportation-hub-of-kuala-lumpur/", "title": "The Central Transportation Hub of Kuala Lumpur", "body": "\n\nThe \nKuala Lumpur Sentral CBD\n is highly regarded as the \u201cPulse of the Nation\u201d, and for good reason. It is a successful fully planned multi-award winning development which rejuvenates the entire country.\n\n\nAlso recognised as the country\u2019s Next Generation CBD, Kuala Lumpur Sentral is an acknowledged flagship transport oriented development (TOD) which is surrounded by some of the most highly valued real estate in the city \u2013 and as a TOD, it has unparalleled advantages with a combination of connectivity, convenience and convergence that meet with the world\u2019s ever changing needs.\n\n\n\n\nThis purpose-built development enjoys seamless integration to Stesen Sentral Kuala Lumpur, providing residents of the CBD with unparalleled access to places, jobs and economic opportunities. On top of that, they are also connected to the Kuala Lumpur International Airport (KLIA) via the Express Rail Link (ERL) in only 28 minutes.\n\n\nThe idea of Kuala Lumpur Sentral CBD was first conceived in 1994, when the government handed the privatisation contract to Malaysian Resources Corporation Bhd (MRCB) to construct Stesen Sentral Kuala Lumpur. Situated on 72 acres of land in a century old area would be the country\u2019s future hub of transportation \u2013 and the beginning of the Kuala Lumpur Sentral development.\n\n\nFollowing three years of negotiations, Stesen Sentral Kuala Lumpur was surrendered to the government in 1997 in exchange for development rights over the surrounding 72 acres of freehold commercial land which would later be known as Kuala Lumpur Sentral CBD. It would comprise of 19 million square feet of gross floor area, making it the largest commercial development in the Malaysian capital.\n\n\nThe result of handing the entire development plan over to a sole entity ensured that this would be one of the most well-planned CBDs in Malaysia once it was realised, and by incorporating some of the top criteria of every successful development, Kuala Lumpur Sentral CBD became the top business and lifestyle address in Malaysia.\n\n\nSome of its more remarkable features are its exceptional accessibility and connectivity, green lifestyle, CBD-style living, excellent mix of businesses and entertainment centres. Even the mix of businesses here are chosen by design rather than by accident, ranging from SME businesses to Fortune 500 MNCs. Sprinkled in among the mix are retail outlets, international hotels, banks, airline companies, green residential spaces, F&B outlets and even a park with facilities for children.\n\n\nThe Kuala Lumpur Sentral CBD has proven so successful, that it has met all demands the demands of urban consumers, travellers and global businesses. So successful is the development of Kuala Lumpur Sentral CBD, that the northern transport hub of Penang Sentral and Kwasa Sentral in Sungai Buloh seek to emulate its success. The newest offering to Kuala Lumpur Sentral \u2014 \nSentral Suites\n is set to realise the dream of staying in one of the most connected area in Kuala Lumpur.\n\n\nSentral Suites KL Sentral\n\n\n\u00a0\n\n\nWatch this place closely and stay tuned to \u201cReview on \nSentral Suites KL Sentral\n\u201d by PROPCAFE \u2013 coming very soon!\n\n\nRemember to subscribe to our blog PROPCAFE.NET to be among the first to read our review. Thank you.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-face-ii-victory-suites/", "title": "PROPCAFE\u2122 Review : The Face II-Victory Suites @ KLCC by PV", "body": "\n\nIntroduction\n\n\nSetapak and Taman Melati are popular residential area either by UTAR students, working adult or local population. The residential apartments here associated with Platinum Victory who literally single hand transformed Setapak and Taman Melati by built thousands of apartments here. Some investors were swear by them and gain handsomely either from rental and/or capital gain. Propcafe remember when we dropped to the sales gallery for the first phase, the apartment was only sold from RM150K and now for the same property it\u2019s not less than RM450K!\n\n\n4 years ago, Platinum Victory has ventured out to KLCC by acquiring 4.75 acres freehold land located at Jalan Cendana off Jalan Sultan Ismail. The prime land is located opposite the abandoned Grand Hyatt and behind Renaissance Hotel. To be developed over 3 phases, the first phase 733 units 51 storeys block was launched with concept all units are fully furnished and rooftop facilities. Upon VP,\u00a0 due to unfavourable property market condition, developer has converted some of the unsold units to Hotel and similarly most owners lease out the units as AirBnb as well.\n\n\nRecently Platinum Victory has soft launched 2\nnd\n phase, aptly name The Face II @ Victory Suites. Read on.\n\n\nMasterplan\n\n\nDeveloped over 3 phases, 1st phase 51 storeys Platinum Face was completed in 2016 where 2\nnd\n phase The Face II just previewed recently. Developer has been pretty muted about overall masterplan for Platinum Face and couldn\u2019t disclose much what would be their plan for phase 3. However, a quick Google revealed the following\n\n\n\u201c\nThe FACE project is a mixed-use development on 4.8 acres of freehold land at Jalan Sultan Ismail, Kuala Lumpur. To enrich and enliven the fabric of Kuala Lumpur\u2019s city centre, a public park is created. Set within it are three towers \u2013 two 5-storey SOHO (Small Office Home Office) towers and a 50-storey Office / Hotel tower. The two SOHO towers sit atop an 8-storey car park podium. These two blocks are arranged in an L, a configuration that maximises each unit\u2019s view of the urban park below as well as the city skyline. The final block, the Office/ Hotel tower, is aligned with Jalan Sultan Ismail. This alignment places it as a significant landmark and simultaneously allows it to be an attractive buffer between a key route through the city and the street-level urban park that is the heart of the FACE\n.\u201d\n\n\n\n\nArtist Impression Masterplan of Platinum Face (Source: \nhttp://gdparchitects.com/2015/?project=face-platinum-suites\n)\n\n\nPropcafe feels that developer should be more transparent in the overall masterplan as any prospect buyers deserve to be informed (whether they ask or not) what is the overall plan, architectural, timeline etc. for the completion of the masterplan. Some buyers are particular about views may not be aware that future view will be blocked by 3\nrd\n phase. Furthermore, some buyers may not comfortable with construction (which happening now with phase 1 where phase 2 construction re-start recently where workers were seen).\n\n\nThis review will solely focus on the 2nd phase, The Face II @ Victory Suites.\n\n\nLocation\n\n\nThe Face II is located off the main artery of KL City, easily accessible from Jalan Sultan Ismail and within a quick reach from Dang Wangi LRT station and Bukit Nanas Monorail Station\n\n\n\n\nThe Face II Location\n\n\nFor groceries, shopping and eating, heritage row and Quill City Mall is just within the walkable 500m. KLCC is just slightly further away and reachable by walk or a hop away from Dang Wangi LRT Station. If you would to venture to Imbi, Berjaya Times Square and Bukit Bintang, it is reachable via Bukit Nanas Monorail Station. In short, the location is quite convenience within the KL City.\n\n\n\n\nThe Face II Location and Amenities within 500m radius\n\n\n\u00a0However driving is slightly trickier. If you are coming from Bukit Bintang or KLCC, you need to make a U-turn at traffic light heading to Jalan Raja Laut which is easily 1km away. During the peak afternoon, it can be frustrating experience due to heavy traffic congestion along Jalan Sultan Ismail.\n\n\nFa\u00e7ade and Concept\n\n\nSimilar to Face 1, the fa\u00e7ade is pretty clean and modern and the fa\u00e7ade is divided to low, medium and high zone. Window cladded almost from floor to ceiling, allow natural sunlight to bask inside the unit.\n\n\n\n\nThe Face II Artist Impression\n\n\nConsists of 51 storeys, The Face II consists of Double Volume Lobby, 8 levels of carpark where it is connecting with first phase The Face. From Level 9 to 22 is the hotel floors that retained by developer (not for sale) and SOHO floors from 23 to 50 consists of 476 units. The rooftop will include infinite swimming and 2 storeys building which will house bar and restaurant, gym and multipurpose hall. \u00a0There will be 8+1 lifts serving the whole block.\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nThe Face II Scale Model\n\n\nLayout, Show Unit and Finishes\n\n\nThere are in total 17 units per floor ranging from 770sqft to 1600sqft.\n\n\n\n\n\n\n\n\nType\n\n\nSize (sqft)\n\n\nConfiguration\n\n\nTotal Unit/Floor\n\n\nOrientation/ Facing\n\n\n\n\n\n\nF*\n\n\n1140\n\n\n2 bedrooms + 2 bathrooms\n\n\n1\n\n\nNorth-East/ Titiwangsa\n\n\n\n\n\n\nG*\n\n\n1100\n\n\n2 bedrooms + 2 bathrooms\n\n\n6\n\n\nSouth-West/ KL Tower\n\n\n\n\n\n\nH*\n\n\n1030\n\n\n2 bedrooms + 2 bathrooms\n\n\n5\n\n\nNorth-East/ Titiwangsa\n\n\n\n\n\n\nJ*\n\n\n1160\n\n\n2 bedrooms + 2 bathrooms\n\n\n1\n\n\nEast/ KLCC\n\n\n\n\n\n\nK*\n\n\n1600\n\n\n3 bedrooms + 3 bathrooms\n\n\n1\n\n\nNorth-East/ KLCC\n\n\n\n\n\n\nL\n\n\n770\n\n\n2 bedrooms + 2 bathrooms\n\n\n1\n\n\nNorth-West/\u00a0 N/A\n\n\n\n\n\n\nM\n\n\n1210\n\n\n2 bedrooms + 2 bathrooms\n\n\n1\n\n\nSouth-West/ KL Tower\n\n\n\n\n\n\nN*\n\n\n1150\n\n\n2 bedrooms + 2 bathrooms\n\n\n1\n\n\nSouth-East/ KLCC\n\n\n\n\n\n\n\n\n*The unit layout is feasible to be converted to dual keys with modification on the wall.\n\n\nRegardless the size, all unit will come with one carpark. Interestingly, there are no studio and 1 bedroom configuration in SOHO. This is probably to avoid competition with Hotel floor where the configuration consist of studio.\n\n\nThe Face II is SOHO with residential Schedule H title. Therefore, throughout the layout the pantry (instead of kitchen) and office (instead of living and dining) area are being used. Interestingly\u2026 All units on south side has balcony where else on North side without any balcony. Propcafe wonders what the balcony will be used when 3\nrd\n block is coming up and blocking all the view.\n\n\nThis slideshow requires JavaScript.\n\n\nLayout F to N\n\n\nAs mentioned earlier, by adding partition and creating a foyer, a dual key setup can be created. Example as type G and J below. For owners who wish to rent out separately to long term tenant or airbnb, dual keys is probably a good idea to gain higher rental yield.\n\n\n\n\nThe Face II Proposed Dual Key concept\n\n\nType H and K show units are available for viewing. The ceiling height is quite generous with 10.5ft from floor to plaster ceiling height. All units are fully furnished with plaster ceiling, lightings, ID, electrical appliances and loose furniture. What you see is what you got with exception of decors such as arts, glasses, cutlery, flowers etc., it is hassle free where owners will get fully furnished unit and ready for occupancy or to be rented out.\n\n\nPropcafe cannot help but feels the ID is catered for Chinese market. Marble is used throughout the unit including bedrooms and bathroom. The furniture, granite dining table top etc. seems to cater to Chinese market taste\u2026 Even the brochure is in Chinese language! That\u2019s on top of the main contractor, MCC Overseas has been appointed as main contractor for The Face II! Despite developer is still Platinum Victory, apparently the construction, sales and marketing will be driven by MCC Overseas, a contractor from China.\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0The Face II Type K\n\n\nThis slideshow requires JavaScript.\n\n\n\u00a0The Face II Type H\n\n\nFor type K, despite the size 1600sqft with only 3 bedrooms, the 2\nnd\n and 3\nrd\n bedrooms feel very tight. This is attributed to a lot of space wastage from the foyer to the office area.\n\n\nThere is another show unit for hotel which is quite appointed with standing bathtub. However according to the salesperson the hotel suites will be retained by developer for their hotel business.\n\n\nThis slideshow requires JavaScript.\n\n\nThe Face II Hotel Suites\n\n\n\n\nThe Face II Lobby\n\n\nFacilities\n\n\nThe biggest selling point of this project in Propcafe\u2019s view is the majestic KL skyline view from the rooftop infinite pool.\n\n\n\n\nThe Face II Rooftop Facilities\n\n\n\n\nThe Face II Infinity Pool\n\n\nThe Infinity pool @51th floor will soak in all the KLCC and KL Tower view and depends on the plan for Ex Lai Meng School piece of land, the view should be pretty stunning. Unfortunately once the Face II is up, it will partially block the view of rooftop facilities @ The Face phase 1.\n\n\nAside the infinite pool, the usual amenities such as bar and restaurants, gym, hall etc. which is pretty basic. Even there are no amenities at podium level @ 8\nth\n floor.\n\n\nView and Facing\n\n\nPropcafe went up to The Face rooftop to check out the infinity pool and boy, Propcafe came out quite impressed. The view is simply amazing and stunning and Propcafe can understand why The Face is one of more popular AirBnb hotspot.\n\n\nThis slideshow requires JavaScript.\n\n\nThe View From The Face Phase 1\n\n\nPropcafe also noted that Sky Suites is constructing the sky facilities with similar concept such as infinity pool etc. on rooftop. For Propcafe review, click the link below.\n\n\nhttps://propcafe.net/propcafe-review-sky-suites-klcc/\n\n\nPrice and Maintenance Fee\n\n\nThe maintenance fee inclusive the sinking fund is set at RM0.55psf and even with smallest size 770sqft, the minimum outlay RM425 permonth. Quite a hefty sum since the amenities is pretty much basic and developer is generating income from the bar and restaurant.\n\n\nNow come the most important piece of information.. What would be the price? The price starts from RM1,800psf onwards with RM3k per floor increase. For smallest size 770sqft, the current available cheapest price is RM1.548million, translated into RM2,000psf. Bear in in mind, this unit layout type L has NO VIEW as the rooms and minuscule window@ office is facing the rear of Type F. The biggest layout type K, is priced at cool RM3millions\u2026..\n\n\n\n\nThe Face II type L facing\n\n\nConclusion\n\n\nThe biggest concern in the KLCC is oversupplies of high end properties where every year there are at least 2-3 properties completed. The Face II seems to be targeted at Chinese market where the ID, brochure, contractor are suited to Chinese language and their taste.\n\n\nThe biggest concern if you plan to use the property as Airbnb, you will have big competition from hotel floors within The Face II, the much cheaper price from The Face phase 1 and as well Summer Suites and Fraser Residence. The price is also a killer with minimum of RM1800psf. Another experience that PROPCAFE would like to offer\u2026 never invest a property where majority is foreign investors\u2026.\n\n\nTill then, happy investing!\n\n\nFrom,\n\n\nPropcafe Intern\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-grand-ss15-subang-jaya/", "title": "PROPCAFE\u2122 Review : The Grand SS15 Subang Jaya", "body": "\n\nThe Grand SS15 Subang Jaya\n\n\n\n\nFirst thing first where is Subang Jaya?\n\n\nLocated along Federal Highway, distance to KL approximately 20km. Ok enough, please use google map or waze!\n\n\nSubang Jaya is always a vibrant place in our books as it is the home of some well known colleges such as Inti College and Taylors College. So this is where the young crowds are hanging out!\n\n\nAmenities wise Subang Jaya has everything. Malls, Cinema, all banks, all sorts of cafes, wet market, bakeries, fast food restaurants , pharmacies, clinics, hair salon, cyber caf\u00e9, post office, mamaks. Everything!\n\n\n\n\nSS15 Subang Jaya\n\n\nMeanwhile the center of gravity of Subang Jaya is SS15.\u00a0 This is the commercial center of Subang Jaya. Always busy during weekdays, finding a car park during business hours can be frustrating. Very often you can see double park everywhere.\n\n\nWhat brings PROPCAFE to Subang Jaya?\n\n\n\n\nWe all like caf\u00e9s, don\u2019t we. SS15 Subang Jaya is home to many many cafes, if caf\u00e9 hopping is your thing, you can easily caf\u00e9 hop a handful especially along Jalan SS15/8. SS15/8A and SS15/4D.\n\n\nThen we saw this! The site of the well known Asia Caf\u00e9 was cleared off to make way to new development, The Grand SS15 Subang Jaya.\n\n\nHistory of The Grand SS15 Subang Jaya Project Site\n\n\nWe believe many Subang Jaya folks were shocked to learn about the closure of Asia Caf\u00e9.\n\n\n\n\nAsia Caf\u00e9 was one of the landmark of Subang Jaya. It was a place to gather for friends and family, for football nights, street food style of makan makan, dota@cyber caf\u00e9, all night long! It was \u2018D\u2019 hangout place for Subang Jaya!\n\n\nhttps://www.thestar.com.my/metro/community/2017/08/17/asia-cafe-regulars-shocked-to-hear-news-of-its-impending-closure/\n\n\nSome Subang Jaya old timers would probably know this, this very site before Asia Caf\u00e9 was a cinema, yup cinema, then snooker center, horse/duck racing machines. Lol. How time flies!\n\n\n\n\nSS15 Subang a carpark lots deprived place.\n\n\nDespite having this newly built MPSJ multi storey carpark, still it is painful to look for open space carpark.\n\n\n\n\nLet\u2019s look around the site shall we.\n\n\nAbout the The Grand SS15 Subang Jaya Project\n\n\n\n\nDeveloped by Mediaraya Sdn Bhd, The Grand SS15 Subang Jaya is a SOHO development sat on a 2.05 acres freehold land and has a gross development value (GDV) of RM277 million. The project consists of 2 towers of with total of 483 units of SOHO. Tower 1 is 31 storeys with 315 units SOHO and the Tower 2 is 14 storeys with 168 units SOHO. This is a proper SOHO meaning it is based on schedule H SOHO (not office title). So each unit comes with minimum 1 carpark. While the highest floor will have 1 tandem carparks. The project is expected to VP in 2021.\n\n\nAs of now, Tower 1 is having its soft launch!\n\n\nThere is only one type of layout for Tower 1 & Tower 2, the size of the layout is 563 sqft comes with 2 bedrooms, detached toilet (1 side for shower, and another side for the toilet bowl).\n\n\nAll units are with north and south orientation.\n\n\nThere are 15 SOHO each floor. Density wise, tower 1 is higher than Tower 2. However Tower 1 units are mostly semi-detached. While Tower 2 units have joint walls like terrace.\n\n\n\n\nThe specifications of the SOHO:\n\n\n\n\nLevel 1-2 will be for retail and F&B purpose. While level 3-9 will be for carparks and level 10 will be the facilities floor.\n\n\nA quick glance at the facilties floor, very basic facilities are being offered, there is a multipurpose hall, management office, swimming pool, a gym, an indoor basketball court, barbecue pit, and open playground on level 10 podium. Hence they translate to a relatively affordable maintenace fees of RM0.33 psf or less than RM200 per month.\n\n\n\n\nMajor insfrasture at SS15 Subang Jaya\n\n\nKelana Jaya Line Station KJ29 SS15\n\n\n\n\n\n\n\n\nThe Grand SS15 Subang Jaya is walking to the SS15 LRT station as it approxiamately 500m away. Some may argue 500m is too far and it is uncovered. However you are familiar with SS15 shoplots, the shops along SS15/8A are \u2018connected\u2019 all the way to SS15/4D where the LRT station is situated. The corridor of the shops in SS15 forms a good covered way walk to the LRT station. And the fact that most of these shops are mostly eateries, convenience shops, you probably would not notice the distance, rather attracted to the distractions.\n\n\n\n\nSo basically rain or shine, you will be able to walk to SS15 LRT station with a good 5-10mins stroll. The stretch at SS15/8A are relatively busy all day long, as there are couple of 24hr mamak, namely Darussalam. This is mamak has been there for ages! Not to mention food trucks, burgers etc etc. The quieter part would be from the multi-storey carpark to the site, well, if it is late, why not take a detour via the Guardian, CIMB Bank, RHB Bank Mcdonald\u2019s row along SS15/4D.\n\n\n\n\n\n\nSite Review \n\n\nThe Grand SS15 Subang Jaya is right next Starbucks SS15 Subang Jaya.\n\n\n\n\n\n\nFrom the site hoarding we can see that The Grand SS15 Subang Jaya land borders with Myplace apartment.\n\n\n\n\n\n\nIt is also right next to Inti College.\n\n\n\n\n\n\nTaylor\u2019s college used to be along this stretch too. But they have moved to Taylor\u2019s lakeside campus since last year.\n\n\nhttps://www.thestar.com.my/news/education/2017/11/05/taylors-college-announces-move-to-lakeside-campus\n\n\nSales Office Visit\n\n\nWe really like this location a lot and eager to find out more about this, we then headed to the The Grand SS15 Subang Jaya sales office at The Grand @ Kelana Damansara Suite at Kelana Jaya. (Since when Kelana Jaya is Kelana Damansara??)\n\n\n\n\nThe Grand Kelana Jaya is located along LDP, nearby Giant Kelana Jaya.\n\n\n\n\nThis is the completed project by the developer. There are 2 on-going projects presently undertakan by the developer, one being The Grand SS15 Subang Jaya, another of is at The Grand SS13 Subang Jaya. The brand of the developer seems to carry \u2018The Grand\u2019. As to whether the product itself is \u2018Grand\u2019 we shall let you be the judge.\n\n\nThe Sales office of The Grand SS15 Subang Jaya is located here.\n\n\n\n\nThe anchor tenant at The Grand @ Kelana Damansara Suite at Kelana Jaya\n\n\n\n\nThis is The Grand Kelana Jaya Reception Concierge. The Sales office is just right next to the reception. You can\u2019t miss it, really.\n\n\n\n\n\n\nLet\u2019s take a tour of the The Grand sales office shall we.\n\n\n\n\n\n\nWith a size of typical retail shoplot, The Grand is a very basic sales office set-up we would say. The office is equipped with some pre-arrange tables for discussion. Mineral water is offered though.\n\n\n\n\nAs of the time of visit, we are given product brochure, however, the scale model was not available. So the brochure and these blown up pictures would serve to provide the information of the overall development.\n\n\n\n\n2D information photos are not very helpful especially when buyers intends to get a feel of the facade of the building, tower structure proximity and orientation, unit facing, facilties floor, road access, etc etc.\n\n\n\n\nAccess to the The Grand SS15 Subang Jaya\n\n\nNot great if you are driving. Driving through this Jalan SS15/8A\u00a0 stretch is a nightmare especially during office hours. You have to turn in from Jalan SS15/4D either from Maybank or McDonald\u2019s and make a turn into Jalan SS15/8A. Alternatively you can come in from Persiaran Jengka and turn in to SS15/4D, Darussalam side and turn in to SS15/8A.\n\n\nOn the other hand if you are not driving, well, easy, just get someone to drop you off along anywhere in SS15, and you are home within 10 minutes walk.\n\n\n\n\nTower 1 & Tower 2 Site Plan\n\n\n\n\nFor Tower 1, there are 4 lifts serving the building, while for Tower 2, 3 units. All lifts are tucked into one side of the building, where ideal placement would be in the middle.\n\n\nThen the hot button issues such as common corridor, what would it turn out to be? Then the lift lobby designs would it be appealing. All these are unknown. But paying for RM800+ psf SOHO, expectation from purchaser will be high. All these information needs to be communicated upfront.\n\n\n\n\n(Remember this viral post at our \nFacebook\n page?\n\n\nNorth views\n\n\n\n\nA quick comment on the tower site plan, the North View are basically facing My Place apartment, that is a low rise department and the low rise shop lots. As the residential units starts from level 10, basically all residential units will not have wall paper view or view direct facing to a concrete wall.\n\n\n\n\nSouth views\n\n\nMeanwhile the major obstacle for south view are 3 storey high shop lots along Jalan SS15/8A.\n\n\nAgain as the residential units starts from level 10, basically all residential units with their balcony facing South will have an unblocked view.\n\n\n\n\nWe would say both north and south facing of The Grand SS15 Subang Jaya are fine, as the surrounding are mostly low rises. If you prefer quieter neighbourhood maybe a north view will a choice. As the south view is near to a busy road but comes with Bandar Sunway view.\n\n\nLayout review\n\n\n\n\nThere is only 1 layout. Nothing else. Yup including entire tower 1 & 2.\n\n\nLayout wise, practical and squarish, Room 1 able to fit a queen size bed, or 2 single beds, while room 2 can only fit a single bed.\n\n\nBalcony for clothes drying while yard is for the washing machine. Here comes the interesting part, the unit doesn\u2019t come with a en-suite bathroom but 2 separate cubicle. 1 for shower, and another for towel bowl. At 850psf, can\u2019t the unit comes with 2 bathrooms?\n\n\nThis is like going back into time, even 20 years back time, common for low cost home or single storey landed home. Or was it like hostel kind of toilet design.\n\n\nWe thought the SOHO should have at least 1 ensuite bath, while another for common bathroom.\n\n\nThe more we analyse about The Grand SS15 Subang only add more to what we thought what is the vendor is trying to sell? A Student accommodation!\n\n\nShow Room Review\n\n\nThe show flat is available for viewing in the sales gallery at The Grand Kelana Jaya.\n\n\n\n\nThis is the artist impression of the show unit.\n\n\nThen this is the actual show unit picture. You may refer to the above floor plan and compre.\n\n\nLiving room looks like this. What is missing here are walls. A lot of walls are missing.\n\n\n\n\nCheck out the flooring, in the brochure it stated tiles/vinyl flooring, what you see may not be the final product.\n\n\nLiving room and balcony. Looking at the fa\u00e7ade not sure if the final product will be full height sliding door. Perhaps this can be collaborated with scale model when it is available.\n\n\n\n\nRoom 1\n\n\nCheck out the room, well, it fits with 2 single beds.\n\n\n\n\nRoom 2 \n\n\nRoom 2 is cramp even with just 1 pc single bed.\n\n\n\n\n\n\nKitchen and Dining\n\n\nVery basic kitchen setting, while dining table has to be placed near wall. We are told no kitchen cabinet given.\n\n\n\n\nToilet & Yard\n\n\nNext the kitchen will be the toilet. Do bear in mind what shown here is not in accordance to the brochure, there should be a sink seperating both toilet, these 2 doors are for your imagination only.\n\n\nIn fact the whole show unit is just to help you to give some idea on how your unit show look like but should not rely them entirely.\n\n\n\n\nTake this: The door where the boy is standing, is a yard! When you walk in the yard, it is an office. Don\u2019t ask us why, ask the developer please.\n\n\nWhat do we think about the show unit?\n\n\nSeriously we don\u2019t like it. Let\u2019s not talk about ID, as it can be very individual kind of thing.\n\n\nHere comes:\n\n\nMisleading show unit\n\n\nThe show unit is misleading at most. The very basic principal of providing a show unit is to have a close mock up of your future home.\n\n\nUnfortunately, the more we see, the more confused we are.\n\n\nFirst there is no wall. This is the most critical part.\n\n\nSecond, the toilet provisions are not done right. There are just mock up doors, then there is supposed to be a sink in between. Size of the toilets and the type of fittings used? Honestly we have no idea at all.\n\n\nThird, we have no idea on the size of the windows and its material used.\n\n\nForth, perhaps due to cost concern, it is a cost down show unit within a show gallery, build up could be a constraint.\n\n\nWhy build it if there is not enough space? (Just do it?)\n\n\nCeiling height we are told to be 10ft.\n\n\nLastly, the show unit is nothing like the brochure.\n\n\nIt feels as if a half-hearted effort.\n\n\nWe see very little effort to showcase the product. The show unit can be further improved!\n\n\nPricing & Freebies\n\n\nThere are 2 type of pricing, corner or intermediate, they are carbon copy with similar layout.\n\n\n\n\nDifference between corner and intermediate unit.\n\n\nThe corner unit price starts from RM505,500 before 6% rebate, free legal fees, comes with 1 tandem carpark (some say it\u2019s 2 unit of carpark), free air-cond and free shuttle to LRT. Some sample pricing as below. Each floor up RM1k.\n\n\nThe intermediate unit starts from RM490,500 6% rebate, comes with minimum 1 carpark.\n\n\nAll highest floor units at level 31 are priced at RM525,500 before rebate and comes with tandem carpark.\n\n\n\n\n\n\n\n\nCorner Unit\n\n\nPrice (RM)\n\n\nIntermediate Unit\n\n\nPrice (RM)\n\n\n\n\n\n\n1-11-01\n\n\n505,400\n\n\n1-11-08\n\n\n490,500\n\n\n\n\n\n\n1-18-01\n\n\n512,500\n\n\n1-18-08\n\n\n497,500\n\n\n\n\n\n\n1-20-01\n\n\n514,500\n\n\n1-20-08\n\n\n499,500\n\n\n\n\n\n\n1-26-01\n\n\n520,500\n\n\n1-26-08\n\n\n505,500\n\n\n\n\n\n\n1-31-01\n\n\n525,500\n\n\n1-31-08\n\n\n525,500\n\n\n\n\n\n\n\n\nThe Grand SS15 Subang Jaya SOHO?\n\n\nThe product\u2019s form of The Grand SS15 Subang Jaya is SOHO.\n\n\nAfter examining the substance, the configuration of layout, the end product, we reckon it is a mass produce hostels in the making.\n\n\nSome tell tale signs are, all the units are having the same layout with no frills facilities. 15 units packed into 1 floor. While the density of the project is high at approximately 240 units per acre.\n\n\nSS15 Subang Jaya Student Housing Market \n\n\nThere are handful of student campus, college in Subang Jaya, namely Inti College. Taylor\u2019s college used to be here but already moved out.\n\n\n\n\n\n\nSo there are demand for students housing in SS15 Subang Jaya. If you look around SS15 Subang Jaya it is quite easy to spot them. There a lot of terrace homes in SS15 Subang Jaya were leased out to students.\n\n\n\n\nThe rental for each room is approximately RM800-1000 depending on the size of the room, with or without utility fees.\n\n\nTo Invest or Not Invest\n\n\nWith LTV70% the monthly repayment of RM1,600 and maintenace fees of RM200.\n\n\nAssuming the unit can be leased out to students at RM2,000 to RM2,200, The Grand SS15 Subang Jaya could be very good cashflow play.\n\n\nFor own stay, this project may not be ideal. We feel that the layout of the unit is not ideal for a matrimonial home, for most master bedroom comes with ensuite bath.\n\n\nWith assumption that most units are to be leased out for student housing, where it is hard to control the maximum pax allowed for a unit. We will not be surprised each unit to squeeze maximum numbers of students. Then would it be your cuppa with students crowd, where run and tear of the common facilities could possibly deteriorate faster than usual.\n\n\nThe Verdict\n\n\nPros\n\n\n\n\nWe like the location of the project, one of the best location in SS15 Subang Jaya.\n\n\nLow absolute quantum from RM461,000, limited supply and almost no such similar product in SS15 Subang Jaya for many many years?\n\n\nIt is a vibrant commercial scene, hipster place, with lots of young crowds, good rental demand.\n\n\nAll units comes with minimum 1 carpark and walking distance to LRT.\n\n\n\n\nCons\n\n\n\n\nTrack record of the developer.\n\n\nUncertainty on end product delivery of this 820psf project.\n\n\nRetail and F&B components at level 1-2 still unknown.\n\n\nAccess to the project is jam proned and elevated carpark from level 3-9, why not basement car park?\n\n\n\n\nThe Conclusion\n\n\nNever mind about what we say in this review, for tower 1, is it almost 50% booked\u2026..and FYI booking fees is RM1250.\n\n\nFeeling intrigued after reading our review? You may leave your comment here and we will response.\n\n\nOr alternatively you can comment at our\n facebook\n page.\n\n\n\n\nFinally do head down to The Grand SS15 Subang Sales Gallery to find out more information about this project:\n\n\nHappy investing!\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-grid-jalan-kia-peng-by-mrcb/", "title": "PROPCAFE Review : The Grid @ Jalan Kia Peng By MRCB", "body": "\n\nThere are always fear of oversupply of high end residential market in Kuala Lumpur. After the market taking a breather during the Financial Crisis 2008, developer started to launch again and by first half of 2015, close to 5000 high end residential properties expected to come on-stream in Kuala Lumpur (source: Knight Franks\u2019 2\nnd\n Half 2014 report). The notable project is such as Le Nouvel by WingTai, Horizon by HapSeng, G Residence by Tan & Tan etc.\n\n\n\n\nSupply of the incoming high end condominium in Kuala Lumpur from 2009-1\nst\n half 2015\n\n\nThe party doesn\u2019t stop here. In 2015, renamed as 8KiaPeng, the project was previewed with indicative of closed to RM2000psf. Similarly 8Conlay by KSK, interested buyers could drop to indicate their choice units with average price of RM2500psf. Other notably project such as Cecil Central and also bring us to this review.\n\n\nMore popular with their commercial project such as KL Sentral and fresh from completing the merger with Gapurna, MRCB has sold their stake in their portfolio (Platinum Sentral and Nu Sentral) for some asset rationalization. They have embarked in diversification and bought German Embassy Land recently they have launched a new residential project in Jalan Kia Peng, called The Grid.\n\n\nLocation, Accessibility, Amenities\n\n\nLocated alongside Jalan Kia Peng, this 1acre leasehold project is sandwiched in between Top hat restaurant and Ampersand. Under the Propcafe Zoning (\nhttps://propcafe.net/zoning-of-klcc-properties-zone-1-and-zone-2-where-and-what-to-investbuy/\n), The Grid falls under the Zone 1. Away from the usual bustling and noise of KLCC, The Grid located in the more serene and peaceful part of Jalan Kia Peng.\n\n\nThe accessibility is great. There are myriad ways where you can go in and out from/to grid via the web of the roads around The Grid as illustrated below. In PROPCAFE view, this is one of the biggest selling points of the development.\n\n\n\n\nLocation, Accessibility and Amenities\n\n\nSome development despite the superb location they always forget despite being in the city centre, they need to drive and some roads will be clogged with traffic during the peak hours. Some roads are one way and if you are coming from certain direction you will need to make huge detour before reach your abode. Not with The Grid. There are so many options that you can take to skip the traffic. You just need few days to get yourself familiar with the road network.\n\n\nBeing inside the KLCC, The Grid is close to all the amenities. Check out the developer website with comprehensive information. \nhttp://thegrid.com.my/page/location.html#\n\n\nWorth to highlight for those who have health concern that require proximity to hospital, one of the best equipped hospital in Kuala Lumpur, Prince Court Medical Centre is just 5 minutes walking distance away from The Grid.\n\n\nDevelopment Feature\n\n\n\n\nFa\u00e7ade of the Grid\n\n\nMRCB has put up quite a bold fa\u00e7ade with raw concrete feel on the exterior. There are sample of the expected finishes in the sales gallery itself. To lend more feel on the exterior, steel mesh (or Grids) are installed intervals of the window.\n\n\n\n\nThe Concrete fa\u00e7ade with varying steel mesh\n\n\nConsist of 277 units, this 36 storeys single storey building is built on 1 acre of leasehold land, a rarity in KLCC where most development are on freehold land. The density is acceptable and compared to some new development in KLCC such as Vipod (44ounits@1acre) or Vortex (442@0.7acre), it is considered as on lower density. Each unit is entitled of minimum 1 carpark with larger units (type B and C) allocated of 2 carparks. 4 nos of common lifts are serving the condominium. Level 2-7 is for parking with facility deck is on level 8. Residential unit starts from level 9.\n\n\nThe facilities are pretty much basic and it is understandable given the small size of land. The basic gym, swimming pool, BBQ Deck, children care etc.\n\n\n\n\nFacilities Deck\n\n\nIn general there are 3 typical layouts A, B, C\n\n\n\n\n\n\n\n\nType\n\n\nSize (sqft)\n\n\nConfiguration\n\n\nCarpark Allocation\n\n\n\n\n\n\nA/A1/A2/A3\n\n\n828 & 871\n\n\n1+1 bedroom\n\n\n1\n\n\n\n\n\n\nB/B1/B2\n\n\n1022 & 1065\n\n\n2 bedrooms\n\n\n2\n\n\n\n\n\n\nC/C1\n\n\n1173 & 1206\n\n\n3 bedrooms\n\n\n2\n\n\n\n\n\n\n\n\n\u00a0\n\n\nAll the layouts can be viewed from the developer website (\nhttp://thegrid.com.my/#!/floor-plans\n). Essentially some of the minor tweaking differentiate the layouts for example type A1 is without the patio versus larger type A. There are 10units/floor.\n\n\nThere are show unit for type A and C. The size is pretty much generous for living and dining however the bedrooms size is quite small even for the master bedroom. Open style kitchen and yard is provided for type B & C. However, it seems that no balcony for any type and if you need some outdoor space, only type A with patio is your choice. In general, it is a safe layout.\n\n\nView, Finishes and Furnishing\n\n\nThere are quite a number of empty land surrounding the Grid which will be developed in next few years that will render most of the views will be blocked. On the North for example, Tan & Tan has a plot of land and German Embassy Land will be developed by MRCB as well. The Top Hat site was told by the sales person that it\u2019s acquired by MRTCorp as one of the ingress/egress of MRT station. On the South side, PHB plans to redevelop the 6.8acres ex KLRCA land (source: http://www.theedgeproperty.com.my/content/phb-plans-integrated-development-bukit-bintang). Therefore, the views that we see at the site today might not be there few years down the road.\n\n\n\n\nView and Orientation\n\n\nMRCB offer all the units fully furnished. The buyers could opt for partial furnish package where fully equipped kitchen, air cons and water heaters are given. During the VP, MRCB will refund RM50K for type A, RM80K for type B and RM100K for type C for opting out fully furnished package.\n\n\nWhat you will get for fully furnished package? What you seen in the show units with exception of decorative items is what you will get from the fully furnished package. It is pretty much moving in condition and buyers just need to bring the suitcase to move in. There are two show units \u2013 type A and C.\n\n\n\u00a0\n\n\n\u00a0\n\n\n \n \n \n \n \n\n\nShow units for type A\n\n\n\u00a0\u00a0\n \n \n \n \n\n\nShow units for type C\n\n\nThere are some of the nice ID touch for example TV back panel which we want to do ourselves it probably going to cost a bomb. For the prospect buyers if they buy for investment, they may able to do the fully furnish with substantial lower cost. However 4 years down the road, the Ringgit may even getting you lesser and you may even need to spend more to get the ID up there. If you are buying for own use, it is question of preference and whether you like the ID and the concept Some may not like the idea of identical ID across all the units. PROPCAFE personally think there are too many glasses used throughout type C. there are glasses on the wall, on kitchen cabinet and at wardrobe. The glasses are everywhere! So, it is question of preference.\n\n\nPricing and Financing Scheme\n\n\nThe prices varies slight depends on the type and orientation. The price starts from RM1,400psf to RM1,460psf for the fully furnished lowest floor. Each floor the price increased by RM3-4k, depends on the size.\n\n\nAt the moment, developer is offering some financial package on all the units and as mentioned above, cashback if you if you do not opt for the fully furnished package. The pricing & financing package might be revised depends on the response. Do check with the salesperson.\n\n\nProspect and Catalyst\n\n\nOne of the biggest catalyst is the upcoming MRT2 linking Sungai Buloh and Putrajaya. One of stations, Station S18 (Conlay) is the closest station with The Grid. Not only that as mentioned earlier, the Top Hat land will be acquired by MRTCorp to be used as one of the ingress and egress for the Conlay station. If the plan is go ahead, The Grid will have direct access to the station which will increase accessibility to the residents of the Grids.\n\n\nOnce KSK complete with 8conlay project, there will be retail mall within a short walking distance away from The Grid. Also KLCC is currently constructing another Cesar Pelli\u2019s iconic development that located next to PETRONAS Twin Towers.\n\n\nOther matter\n\n\nThe maintenance fee is expected at RM0,50psf, pretty much standard for KLCC residential property. The physical works are expected to start next month with booking converted to SPA. The condominium is expected to be completed in 48 months.\n\n\nVerdict\n\n\nAt the time of visit, the booking status is approximately 60% with SPA signing expected from next month onwards. Given current soft property market especially high-end product, it was considered as respectable rate. The Grid provide a good value entry for prospect buyers who are looking for decent size condo in more serene location of the KLCC. There are too many large size condo beyond 2000sqft and past few years there are waves of compact sizes being launched. The Grid is slotted in between those market. However MRCB is not a strong player in residential high end condominium and will be interested to see the delivery and the execution of the project. The show unit will illustrate what buyer see is what the buyer will get. However, the leasehold maybe detrimental for certain buyers who insist on freehold status.\n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-klang-valley-mrt-project/", "title": "PROPCAFE\u2122 Peek : The Klang Valley MRT project", "body": "\n\n\n\n\u00a0\n\n\n\n\nKlang Valley MRT Project\n\n\n\n\nMRT Underground Works\n\n\n\n\nCochrane Station\n\n\n\n\nMaluri Station\n\n\n\n\nStation Leisure Mall\n\n\n\n\nWe are really looking forward for this day to come! \n\n\nWill this booster able to transform KV?\u00a0 I am more incline to see how much especially these 3 stations Cochrane, Taman Maluri and Leisure Mall\u00a0 will be able to\u00a0 change the face of Cheras and the influence to the properties aligned within these stations.\n\n\nThere are people when investing on new launches will try to justify their buy based on the future MRT stations\u2026. but come to think about it\u2026what if it never happens?\n\n\nThink about it\u2026..\n\n\nFor me if have is a bonus but I will never factor this as my primary reason to bang my money on it!\n\n\nGood luck!\n\n\nFor more on MRT , you can refer to below sites\n\n\nMYMRT\n & \nKLMRT\n\n\n\u00a0\n\n\n[UPDATE] 2018\n\n\nPROPCAFE\u2122 Review \u2013 MRT Related Property Development\n\n\nPROPCAFE 360 Degree View : Klang Valley MRT @ SBK Line Phase 1 \u2013 First Try!\n\n\n\n\nPROPCAFE\u2122 Review : Aster Residence @ Cheras Hartamas \u2013 Accomodation \u25e6 Transformation \u25e6 Connectivity\n\n\n\n\nPROPCAFE\u2122 Review : EkoCheras @ Cheras \u2013 The Overall Development\n\n\n\n\nPROPCAFE\u2122 Review: Sentral Suites @ KL Sentral by MRCB \u2013 Part 2\n\n\n\n\nPROPCAFE\u2122 360 Degree View : Arnica Service Residences \u2013 Tropicana Gardens @ Kota Damansara by Tropicana Corporation\n\n\nPROPCAFE 360 Degree View : Arnica Service Residences \u2013 Tropicana Gardens @ Kota Damansara by Tropicana Corporation\n\n\nPROPCAFE\u2122 Peek: Lavile Kuala Lumpur by Orando Holdings\n\n\n\n\nPROPCAFE Review: Rica Residence Sentul @ Jalan Ipoh by Fajarbaru\n\n\nRica Residence Sentul\n\n\nPROPCAFE Review : 16 Sierra @ Puchong South By IOI Properties\n\n\n16 Sierra Puchong South\n\n\nPROPCAFE Review : Sunway V Residences 2 (VR2) @ Sunway Velocity, Jalan Cheras\n\n\nSunway Velocity Mall Aerial View\n\n\nPROPCAFE Peek : Saville @ Kajang By MKH\n\n\nPROPCAFE Peek : Saville @ Kajang By MKH\n\n\nPROPCAFE Peek : D\u2019Sara Sentral (By Mah Sing) & SqWhere (By SDB) @ Sungai Buloh [Nov 2013]\n\n\nSqwhere\u2026.left is resi n rite is sovo\n\n\nPROPCAFE Review : Tropicana Gardens \u2013 Bayberry @ Kota Damansara By Tropicana [Mar 2013]\n\n\nTropicana Gardens \u2013 Bayberry @ Kota Damansara By Tropicana\n\n\nPROPCAFE Review : Maxim Residences @ Cheras By Trillion Maxim [Feb 2013]\n\n\nMaxim Residences @ Cheras By Trillion Maxim\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-pano/", "title": "PROPCAFE Review :The Pano @ Jalan Ipoh By OCR", "body": "\n\n\n\nThe Pano Jalan Ipoh Review\n\n\nFor the past few years at this part of Kuala Lumpur, Sentul has been taking the shine from Jalan Ipoh with launches in Sentul East and West. Subsequently more launches deeper in Jalan Sentul such as 1Sentul, Panorama Residences, Bayu Sentul, Maxim Citilights, Skyawani and UOAs\u2019 projects. The incoming supplies from these new launches will be amounted easily to more than 5000units within next 4years.\n\n\nThe new launches along Jalan Ipoh (until Kepong Roundabout) \u00a0have been pretty mute with exception of Putra Majestic and Viva Residences. This might be attributed to lack of empty land available for development. However Jalan Ipoh skyline expected to be changed with the UOA\u2019s massive 28acres which 1\nst\n phase expected to be launched somewhere around next year. While waiting for the highly anticipated launches from UOA, property hunters currently need to settle with project such as Crown28 by Yuk Tung group and The Pano by OCR\n\n\nLocation of The Pano\n\n\nOCR might not as well-known developer as other big boys such as SPSetia, EcoWorld, YTL, MahSing etc how the boutique developer has their own fanbase. At the time of writing, the Pano\u2019s block A with 144 units have been fully booked where block B was 30% booked.\n\n\nLocated on the 1.8acre of commercial freehold land, The Pano located along Jalan Ipoh franked by landmark Honda Service Centre on the North and Mercedes showhouse on the south\n\n\n\n\nLocation of The Pano@ Jalan Ipoh\n\n\nOne of the selling point of Jalan Ipoh is the accessibility and all amenities are within short driving distance. From The Pano to KLCC just a short driving distance via Jalan Ipoh and if you need to got use NKVE, Mont Kiara or to PJ/MidValley/KL Sentral, jus use the elevated Duta Flyover which tranverse the busy Jalan Kuching.\n\n\n\n\nMap of The Pano\n\n\nJalan Ipoh is famous with the melting pot where Indian, Chinese and Malays food congregated. Just ask local lang where are the famous curry mee, dimsum, nasi lemak and they will able to point you the direction.\n\n\nHospital, school, parks, temple, mosque etc all are within short driving distance. It was not surprise given that Jalan Ipoh already quite a mature neighbourhood.\n\n\nOverview of The Pano\n\n\nFa\u00e7ade on the first impression was not striking as giving long impression. It\u2019s safe fa\u00e7ade that probably acceptable to most buyers that would like to buy a place within the locality of Jalan Ipoh.\n\n\n\n\nThe scale model of The Pano facing south\n\n\n\n\nThe scale model of The Pano facing north\n\n\nThere are 2 blocks located on 5 storeys of carparks and retails. On the ground, there will be 8 lot of retails that will be retained by developer for tenant control mix. Visitor carparks on the basement where the resident carparks are from level 2-5. Level 6 are where the pool and multipurpose hall located. There are 144 units on block A situated level 8-23 and 219 units in rear block B situated in level 6-26. There are rooftop facilities located at level 25 & 26 in block A.\n\n\nBoth blocks are served by common 5 nos of lifts\n\n\nFacilities\n\n\nThe typical myriad of facilities offered such as 20m (seriously?) infinite pool, children playground, sky gym, bbq, 25m lap pool etc\n\n\n\n\nLevel 6\n\n\n\n\nLevel 25 & 26\n\n\nThe main selling point would be the 25m lap pool located on the 25\nth\n floor with majestic KL Skyline view.\n\n\nThe Pano Layout, Finishes and Freebies\n\n\nIn general there are 6 layouts\n\n\n\n\n\n\n\n\nType\n\n\nSize (sqft)\n\n\nConfiguration\n\n\nCarpark\n\n\n\n\n\n\nA\n\n\n692\n\n\n1 bedroom\n\n\n1\n\n\n\n\n\n\nA1\n\n\n609\n\n\nStudio\n\n\n1\n\n\n\n\n\n\nB\n\n\n812\n\n\n2 bedrooms\n\n\n1\n\n\n\n\n\n\nB1\n\n\n826\n\n\nDual Keys (2 bedrooms)\n\n\n1 (2 carparks above 21\nst\n flr)\n\n\n\n\n\n\nC\n\n\n983\n\n\n2+1 bedrooms\n\n\n2\n\n\n\n\n\n\nC1\n\n\n1003\n\n\n3 bedrooms\n\n\n2\n\n\n\n\n\n\n\n\nAll the layouts are available in the website \nhttp://www.thepano.com.my/floorplan/\n\n\nIn general, PROPCAFE was not impressed with the layouts. During the visit at the showhouse type A, the Living and Dining area were narrow and longish. Upon measure, the width was just tad below 10ft. Also, no Asian kitchen provided and it will pose issue for family who like to do Asian style cooking. PROPCAFE also noted with exception of type C1, none of the units have yard and therefore families need to buy washer and dryer or dry the clothes at the balcony.\n\n\n\n\nSample interior of the showunit\n\n\nBedroom is provided with laminated flooring where living, dining and kitchen provided with porcelain tiles. What else provided? In general\u2026 almost nothing else.. the unit comes in bare without fittend kitchen or electrical appliances\u2026. not even AIRCON POINTS.\n\n\nThe ceiling height was quoted as 11ft which is a bonus for the owners.\n\n\nThe Pano Price\u00a0\n\n\nCurrently developer is offering attractive rebate and absorbing SPA and Loan Agreement legal where buyers only paying MOT, Loan Stamp Duty and Miscellaneous expenses.\n\n\nThe most pertinent question most buyers will ask was how much for each unit? For type A, currently the cheapest was RM550K nett, which worked out to be RM795psf. Each floor is approximately RM2k price increment. The dual key type was slightly more expensive with price starts from RM820psf.\n\n\nWhat Else?\n\n\nWell the maintenance and sinking fund is expected to be RM0.39psf, which currently quite standard for such condominium. Furthermore cost is going up and with gst, the maintenance fee is no longer cheap. The construction will starts end of this year and will take 3.5 years (42months) completion and expected to be completed by 2020.\n\n\nCatalyst and Summary of The Pano\n\n\nWhat author like was the convenience of Jalan Ipoh and with impeding completion of KVMRT2 by 2022, thing looks bright for Jalan Ipoh. However for the price tag RM800psf, author felt developer should be more generous on the fittings and freebies such as water heater, fully fitted kitchen and aircon. This will helps buyers on long run. The high rebate is particularly attractive for investors who are constraint by LTV70. With the closest MRT station about 400m away from the Pano. Residents will have alternate public transport to commute around Kuala Lumpur.\n\n\nHappy Investing!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-pinnacle-seri-petaling/", "title": "PROPCAFE\u2122 Review: The Pinnacle Seri Petaling", "body": "\n\nWhenever people talk about Seri Petaling, it is associated with vibrant commercial area AKA wong area and comparable to mature commercial area such as SS2, USJ\u2019s Taipan and SS15. However being wong area, traffic congestion and scarcity of carpark are pretty normal. Just check out the commercial photos below\n\n\n \n\n\nRecently while PROPCAFE is around the area, we have a quick pitstop The Pinnacle Seri Petaling\u00a0sales gallery to check out what\u2019s the hype all about. PROPCAFE came out not disappointed. Read on\u2026.\n\n\nDeveloper background\n\n\nPinnacle is quite a new developer and first project was Pinnacles PJ next to Armada Hotel where they purchased the land from MEH. The leasehold project located on 1.73acre with GDV of RM505million. Subsequently they have launched Pinnacle Kelana Jaya. These are commercial/office title project.\n\n\nCompared to the earlier projects by this developer, The Pinnacle Seri Petaling is a Schedule H Residential project on commercial land.\n\n\nOverview of Development\n\n\nLocated on 2.6 acre leasehold expire on 2115, The Pinnacle Seri Petaling\u00a0is located in between Jalan Radin Tengah and Jalan Radin Anum 1. There are 832 units with size ranging from 692sqft to 1022sqft located between 11 \u2013 38 storeys. The units are in general are 2, 2 and 3+1 bedrooms and quite compact in general.\n\n\n2 level of Basement are for visitors\u2019 parking of the 50 retail lots and 1 supermarket spread across 2 levels. These retail lots will be retained by developer for tenant control mix.\n\n\n\n\nArtist Impression of the retails@The Pinnacle Seri Petaling\n\n\nFrom level 3 \u2013 9 are resident parkings and facilities will be located on level 10. \u00a0In total there are close to 2000 parkings to serve visitors and residents.\n\n\nFa\u00e7ade\n\n\nThe Pinnacle Seri Petaling consists of 3 blocks of 38 storeys A, B and C, the 3 blocks form an U surrounding the podium where the swimming pool, gym and generic facilities located. In PROPCAFE\u2019s eyes no matter what angle we look at the scale model, it is quite massive and high density with 320units/acre. Developer fully utilize the space and no pocket of gardens or communal areas to break the fa\u00e7ade.\n\n\n\n\nUnit and Floor Layouts and ShowUnit\n\n\nOn first glance, the layouts can be quite overwhelming as there are 20 units layout to be chosen.\n\n\nhttp://pinnacle-psp.pinnacleworld.com/place2.html\n\n\nIn general, PROPCAFE thinks the layout is not efficient. For example, with exception of unit type C1c 692 sqft), the 2\nnd\n or 3\nrd\n bedroom\u2019s window is facing the airwell where it can be quite dark. Also strangely, some layouts the 3\nrd\n bedroom (which barely can fit a single bed and wardrobe) is positioned with window facing out rather than more spacious 2\nnd\n bedroom. For illustration refer to below.\n\n\n\n\nUnit Layout C2\n\n\nIn author\u2019s opinion, the 2nd and 3rd bedrooms can be re-configured to create more spacious rooms and with bathroom instead of ensuite, it become a common bathroom. And therefore we can eliminate the 3rd bathroom located next to kitchen.\n\n\nAll not lose though. Despite few layouts for 2 bedrooms configuration, nothing are outstanding with exception of type C1c.\n\n\n\n\nUnit Layout C1c\n\n\nThe 692sqft type C1c with spacious 2 bedrooms and 2 bathrooms with both bedrooms facing outside with bright and fresh air. The bedrooms are ensuite with bathroom with bathroom 2 is common as well. There is a perfect size yard and for fengshui believer, the main entrance does not face directly to the lanai/ balcony.\n\n\nEssentially, the unit comes bare with exception of loose aircon. We will come to that aircon later. The unit will comes with usual frill such s 2X2 porcelain tiles on living/dining/kitchen/Bathroom/ Yard/ Lanai and laminated Timber flooring on bedrooms. \u00a0Despite the units will come in bare from developer, do enjoy the photos taken from show unit.\n\n\n \n \n\n\nShowUnit\n\n\nFacilities\n\n\nThe usual drill of facilities such as gym, swimming pool, clubhouse, multipurpose hall etc on 10\nth\n floor. Residents can go to sky deck@38\nth\n floor block B to chill and enjoy the KL skyline view.\n\n\n\n\nFacilities List\n\n\n \n\n\nArtist Impression\n\n\nFinancing and Freebies\n\n\nCurrently developer is providing 5% rebate with legal fee and disbursement for both SPA and loan absorbed by developer. Developer is also absorbing loan\u2019s stamp duty. However the MOT will be paid by buyers.\n\n\nThe early bird pricing was from RM620psf however apparently from the good response since the launch, developer has increased the price by 5%. And from the understanding\u00a0 with the SA regardless the view and orientation, the psf for every type is the same and price is increased around RM2k for every floor premium. Please check with the friendly SA.\n\n\nTrivia\n\n\nInterestingly, developer has provided 2 carparks for all units (Thanks to alert from reader, only for Type C with exception of type C1c, 692sqft. Other type, A & B only 1 carpark will be provided). Kudos to the developer. However strangely, unit on level 11 and 12 are provided with only one carpark. Hm\u2026\n\n\nAlso regardless what layout you choose, developer will provide 3 loose aircon and it is up to you where to install the aircon. PROPCAFE couldn\u2019t help but think that it is one way of developer to save the installation cost.. oh well\u2026. The SA claimed that Developer sell this property too cheap\u2026.\n\n\nThe maintenance fee is expected at RM0.28psf inclusive of sinking fund.\n\n\nAbout the pasar malam apparently from 14.March it will be relocated to new site at the open carpark.\n\n\n\n\nPasar malam relocation notice\n\n\nThe construction is already ongoing with the piling works is going on.\n\n\n\n\nConstruction progress photos\n\n\nConclusion\n\n\nThe density of the project is quite concern however apparently it is has become norm especially project within Kuala Lumpur. This part of Seri Petaling is very wong and there will be fans will aim for the convenience of staying around the area. Of course the parents factor where they buying for their children.\n\n\nHappy Investing!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-residence/", "title": "PROPCAFE News : The Residences @ KLCC", "body": "\n\nRegistration is now open .. at the site of the former Bok House \u2026\n\n\n\n\nlink is as follows : \nhttp://www.tropicanatheresidences.com/\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-revo-bukit-jalil-city-by-mbm-land-executive-summary-review/", "title": "PROPCAFE Review : The REV.O @ Bukit Jalil City By MBM Land [ Executive Summary Review]", "body": "\n\nThe REV.\nO\n @ Bukit Jalil City By MBM Land \n\n\n[ Exclusive Review brought to you by \nPropCafe.Net\n ]\n\n\n\n\nREV.O Bukit Jail Night\n\n\nREV.O Bukit Jalil Top View\n\n\nHi folks! Very sorry for being a little bit late here. Lot of our readers been asking us to share and been waiting for this and really sorry to keep you guys waiting. We just have to wait for the right timing \ud83d\ude42\u00a0 Nevertheless just like what we had promised , finally we would like to share with you all here the material that we presented during the\u00a0 closed door coffee session on 18th October 2014 for this one and the only one of PropCafe property sharing session in 2014 called \nThe Project REV.\nO\n @ Bukit Jalil City\n by MBM Land codename \u201cThe Revolver\u201d!\n\n\n*For those who want to go directly to :\u00a0\nThe REV.O @ Bukit Jalil City \u2013 REV.Olutionary Lifestyle Office \u2013 Part Two\n\n\nOtherwise please continue to read and scroll down until the end for the link to part 2\u00a0The REV.O @ Bukit Jalil City \u2013 REV.Olutionary Lifestyle Office \u2013 Part Two\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Introduction\n\n\n\n\n\u00a0\n\n\nThe REV.O Introduction\n\n\nREV.O Facade\n\n\nREV.\nO\n @ Bukit Jalil City by MBM Land\n\n\n\n\nREV.\nO\n comprises \nONLY 421\n units of \nFREEHOLD\n revolutionary office suites\n\n\nSize ranging from306sf to 597sf in a 30-storey tower.\n\n\nEach typical floor comprises 17 office suites served by\n 6 high-speed lifts.\n\n\n\n\nFEATURES\n\n\n\n\nFreehold revolutionary office suites, efficiently sized with a practical layout.\n\n\nLocated within the 60-acre \nBukit Jalil City\n, atop Aurora Place and only\n a minute walk\n to the upcoming \nPavilion Bukit Jalil shopping mall.\n\n\nClose proximity to the nearby \n80-acre Bukit Jalil green lung\n.\n\n\nSuperb strategic location where comprehensively served by 5 major highway networks.\n\n\nOnly 1km away from the upcoming \nAwan Besar LRT station\n.\n\n\nServed by more than \n2,500 car park bays at Aurora Place\n.\n\n\nFacilities Sky Pool and Lifestyle Gym.\n\n\nAir Conditioning Air-Cooled Split Units\n\n\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Location\n\n\nPropcafe The REV.O Location\n\n\n\n\nREV.\nO\n @ Bukit Jalil, Kuala Lumpur\n\n\nGPS Coord : \n3\u00b003\u201910.6\u2033N 101\u00b040\u201908.6\u2033E\n\n\nDesignated as\n \nInternational Zone\n\n\nSurrounded by by established township \nPuchong, Kinrara, Sri Petaling, Serdang, Seri Kembangan & OUG\n\n\n\n\nApproximate Direct Displacement (* Nearest Distance by Car)\n\n\n\n\nKLCC : 12.5km (*19km)\n\n\nOne Utama : 12.2km (*23km)\n\n\nSunway Pyramid : 7.2km (*9km)\n\n\nMid Valley : 7.3km (*10km)\n\n\nIOI Mall Puchong : 5.7km (*8.0km)\n\n\nThe Mines : 6.0km (*8.5km)\n\n\nCyberjaya : 15km (*25km)\n\n\nKLIA : 33.5km (*50km)\n\n\n\n\nMBMLand-REV.O-Location\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Accessibility\u00a0\n\n\n\n\nPropcafe The REV.O Acessibilty\n\n\nMajor Highways \u2013 6 Major Highways\n\n\n\n\nLebuh raya Bukit Jalil\n\n\nKESAS Highway\n\n\nMRR2\n\n\nSungai Besi Highway\n\n\nMEX Highway\n\n\nLebuh Raya KL-Seremban\n\n\n\n\nTrain \u2013 LRT (*Approximate distance) 4 LRT stations\n\n\nA. Awan Besar (\nAccessible?\n) \u2013 1km (There is a BIG question mark whether this station is accessible from Jalil Sutera)\n\n\nB. Alam Sutera \u2013 1.5km\n\n\nC. Sri Petaling \u2013 5.0km\n\n\nD. .Bukit Jalil \u2013 3.9km\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Surrounding & What\u2019s Around\n\n\n\n\nThe REV.O What\u2019s Around\n\n\n\n\nThe Ritz 2 Shophouses \u2013 1km\n\n\nJalil Sutera Residential \u2013 0.8km\n\n\nSJK(C) Lai Meng \u2013 0.6km\n\n\nJalil Sutera Residential \u2013 0.8km\n\n\nJalil Damai Apartment \u2013 >50m\n\n\nThe Link Business Centre \u2013 1km\n\n\nInternational Medical University \u2013 3.7km\n\n\nBukit Komanwel Park \u2013 3.6km\n\n\nSeri Rakyat Apartment -0.2km\n\n\nAurora Place \u2013 Right On Top\n\n\nThe Earth Bukit Jalil \u2013 0.3km\n\n\nBukit Jalil City Mall ( Pavilion Bukit Jalil ) \u2013 Right Beside < 50m\n\n\nBukit Jalil Park (80acres) \u2013 1.5km\n\n\nCavalry Convention Centre \u2013 1.6km\n\n\nTechnology Park Malaysia \u2013 2.6km\n\n\nAsia Pacific University Of Tech & Innovation \u2013 3.1km\n\n\nBukit Jalil National Sports Complex -3.6km\n\n\nBukit Jalil Golf & Country Resort 2.3km\n\n\n\n\n(*All above are just an approximate distance)\n\n\nThe_REV.O What\u2019s Around\n\n\n\n\nThe REV.O In And Out\n\n\nREV.O-Location Plan\n\n\nREV.0 Surrounding & Amenities\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Developer Background\n\n\n\n\n\n\nPropcafe The REV.O About The Developer\n\n\nPropcafe The REV.O About The Developer\n\n\n\n\nREV.\nO\n is developed under Gemilang Eramaju Sdn. Bhd. (1093926-W) and its majority owned by \nMBM Land \nSdn\n. Bhd\n. (1047181-A, \nwww.MBMland.com\n) via Transformer Trend SB (790956-K).\n\n\nMBM Land is currently a boutique property developer having projects mainly in Klang Valley and Ipoh.\n\n\nTheir most notable projects todate have been \nMenara\n \nMBMR \nat Mid Valley\n ( \nhttp://www.mbmr.com.my/Automotive/MBMR-s-Business/Menara-MBMR/Introduction/\n) and \nThe Signature @ Sri \nHartamas \n. Both these projects are in near VP state currently.\n\n\n\n\n\n\n\n\nDue to the currency of this project, no information of REV.\nO\n can be found in MBMLand website. It should be made available when dusts are settled.\n\n\nThere is no information can be verified on JV with Ho Hup to join develop this REV.O, however there are directors of\u00a0\u00a0 same interest in both Ho Hup and MBM Resources.\n\n\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Master Plan\n\n\nPropcafe The REV.O Master Plan\n\n\nREV.\nO\n will be a part of \nBukit Jalil City\n \n ( \nwww.bukitjalilcity.com \n)\n\n\nBukit Jalil City consists of:\n\n\n\n\nAurora Place\n: 64 units of 2, 3, and 4 Storey Shop Office \u2013 5.9 acres\n\n\nAurora SOVO\n: 209 Units above Shop Office\n\n\nPavilion \nBukit\n Jalil Mall\n\n\n\n\nRetail Shop and Signature Office\n: Not Launch Yet\n\n\nRM400million\n or 70% of the shops SOLD\n\n\nLuxury Park Residence\n: 6 Blocks \u2013 Not Launch Yet\n\n\nHotel\n\n\nREV.O\n: Small Office Versatile Office (SOVO) above Aurora Place Shop office\n\n\n\n\nPropcafe The REV.O Aurora Place\n\n\nAurora Place\n by Ho Hup\n\n\n\n\nAurora Place\n: 64 units of 2, 3, and 4 Storey Shop Office \u2013 5.9 acres \u2013 Freehold.\n\n\nDeveloped by Ho Hup\n\n\nBuilt Up: 4118 \u2013 10948 sq.ft.\n\n\nCompletion Date: Sep 2016 (expected)\n\n\nRooftop Landscaped Court-yard\n\n\nLifts & Escalators\n\n\n3 Level Basement Car Park\n\n\nDual Entrances\n\n\n\n\nFrom The Star : \nhttp://www.thestar.com.my/News/Community/2013/09/28/Integrating-work-and-play-New-office-development-set-for-launch-in-Bukit-Jalil/\n\n\nPropcafe The REV.O Aurora SOVO\n\n\nAurora SOVO\n by Ho Hup\n\n\nAurora SOVO\n: 209 Units, 19 storeys above Shop Office \u2013 Freehold\n\n\n\n\nDeveloped by Ho Hup\n\n\nBuilt Up: 602 \u2013 1305 sq.ft.\n\n\nBedrooms: 1 to 3\n\n\nBathrooms: 1 \u2013 2\n\n\nPrice per sq ft: RM682 \u2013 738 \u00a0Current leftover psf: RM780-840\n\n\nCompletion Date: Nov 2017 (expected)\n\n\nSwimming Pool\n\n\nGymnasium\n\n\nRooftop Court-yard\n\n\nBBQ Area\n\n\nCommunity Hall\n\n\n\n\n\n\nPropcafe The REV.O Pavillion Bukit Jalil City Mall\n\n\nCredit to privilege2u from LYN\n\n\nPavilion Bukit Jalil by Malton\n\n\n\n\n\n\nRegional Shopping Mall: 2 million Net Let-able Area (rival Mid Valley and Bigger than Pavilion KL)\n\n\n50acre freehold land\n\n\nRetail Shops\n\n\nSignature Offices\n\n\nLuxury Park Residence: 2 and 3 Bedroom. Total 6 Blocks of Service Apartment\n\n\nDeveloped by Malton\n\n\nService Apartment expected to launch in 2015.\n\n\nProposed infrastructure :\n\n\nProposed overhead u-turn to Bukit Jalil City from Puchong/Technology Park highway\n\n\nPedestrian cross from\u00a0Bukit Jalil City to Bukit Jalil Recreational park\n\n\n\n\n\n\nPropcafe The REV.O About REV.O\n\n\nREV.\nO\n by MBM Land\n\n\n\n\nR evolutionary office suites \u2013 Small Office Versatile Office (SOVO)\n\n\nFreehold\n\n\n5th to 29th Floor\n\n\nMajority 17 units per floor\n\n\nTotal Unit: \nONLY 421 units\n\n\nStudio and 2 Rooms\n\n\nSize ranging from306sf to 597sf in a 30-storey tower.\n\n\n306sf, 377sf, 384sf, 401sf, 406sf, 432sf, 596sf, 597sf\n\n\nDeveloped by Gemilang Eramaju, a member company of MBM Land\n\n\n30th floor is Roof Top Swimming Pool\n\n\nLifestyle Gym\n\n\nEach typical floor comprises 17 office suites served by \n6 high-speed lift\n\n\n\n\nPropcafe The REV.O Facade\n\n\np/s There is a thread at lowyat been discussing about Bukit Jalil City extensively . If you have time you can have a look on the thread \u2013\n\n\nBUKIT JALIL CITY | REV.O SOVO | AURORA SOVO\n, Another megaproject starting very soon (Investment)\n\n\nUnit Layout Analysis \u2013 check out Rev.O @ Bukit Jalil City in the link below\n\n\nhttps://propcafe.net/the-revo-bukit-jalil-city-revolutionary-lifestyle-office-part-two/\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013\u00a0View and Orientation\n\n\n\n\nPropcafe The REV.O View and Direction\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Specification\n\n\nPropcafe The REV.O Specification\n\n\nPro: \n\n\n\n\nSOVO with Swimming Pool and Gym\n\n\nMore specification than normal SOVO or Office Suite, e.g. laminated flooring, split airconds provided,\n\n\nPoints for Pantry and Water Heater will be provided\n\n\n\n\nCon:\n\n\n\n\nNo wall provided for all 1+1 or 2 Rooms units\n\n\nLobby will not be as grand as other residential apartment.\n\n\n\n\nREV.O-Specification (Latest)\n\n\nREV.O Bukit Jalil Roof Top Infinity Pool Overlooking Bukit Jalil City\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Market, Product & Pricing Analysis\n\n\n\n\nPropcafe The REV.O Adjacent Projects\n\n\nPropcafe The REV.O Prevailing Market Information\n\n\nPropcafe The REV.O Prevailing SOVO SOFO Market Information\n\n\nPrice & Product Analysis\n\n\n\n\nAll the above apartments and condos are \n>600sqft\n.\n\n\nPresently there is \nonly \none\n relevant product comparable\n to Project REV.\nO\n, \nAurora Bukit Jalil\n.\n\n\nAurora SOVOs are marketed at \n600-1300sqft 750-800psf \nwith total absolute price of \n>RM600,000\n.\n\n\nHowever the final leftover 46units are for sale by developer between \nRM780-840psf \nn\net\n.\n\n\nSOVO SOFO are located all over Klang Valley.\n\n\nIn general prices are \nabove RM600psf\n and \nsmall sizes\n.\n\n\n\n\nConclusion\n\n\nProject REV.\nO\n is niche product with \nlowest entry in absolute amount\n in Bukit Jalil post Pavilion 2 introduction by Malton. The prices is comparable to any SOVO SOFO products in Klang Valley.\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Risk Analysis & Schedule Payment\n\n\n\n\nPropcafe The REV.O Risk Analysis\n\n\nThe Risks\n\n\n\n\nCompletion of Malton\u2019s mall\n\n\nSuccess of LRT\n\n\nWidening of Bukit Jalil \u2013 Technology Park \u2013 Puchong highway\n\n\nCompletion of retail shops by Ho Hup\n\n\nCompletion of Aurora Hybrid mall\n\n\nFuture competition from surrounding developments\n\n\n\n\n\n\nSOVO (single office versatile office)\n\n\n\nSchedule H enforceability.\n\n\nProgress billings is not similar with Schedule H\n\n\nThe usage\n\n\nlength of construction period\n\n\ncommercial agreement (LTV70 is not applicable)\n\n\nshorter defect & liability period\n\n\n\n\n\n\n\n\nPropcafe The_REV.O Schedule of Payment\n\n\nREV.\nO\n schedule of payment\n\n\n\n\nThis is commercial agreement therefore the progress billings is different with Schedule H SPA.\n\n\n60% progress billing will be billed on the completion of completion of concrete frame and parcel for the parcel Vs 35% under Schedule H.\n\n\nAfter 1.April.2015, 6% GST will be chargeable outstanding progress billings\n\n\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Unique Selling Point & Catalyst\n\n\n\n\nPropcafe The REV.O USP and Catalyst\n\n\nProject USP \nand \nCatalysts\n\n\n\n\nThe REV.O is an unique product whereby it doesn\u2019t own any land in Ho Hup parcel, but builds on Ho Hup\u2019s hybrid mall shop lots and directly opposite Malton\u2019s so called Pavillion 2 project.\n\n\nHo Hup has 18% GDV interest in Malton\u2019s 50 acres Bukit Jalil City development whereas Ho Hup itself has 10acres of prime commercial land which they are developing (and near fully sold) Aurora Hybrid Mall and one block of SOVO.\n\n\nNeither Malton nor Ho Hup will like to see this master development stalled or less upbeat for their future earning. Its expected that when Malton finally releases their service apartments\u00a0\u00a0 (in their master plan), the pricing is said to be above RM800psf.\n\n\nThe uptrend potential of REV.\nO\n is undeniable when the entire Bukit Jalil City development is taking shape and its demand for commercial usage of REV.O will be there to take advantage of it.\n\n\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Project Potential\n\n\n\n\nCommunity \n\n\n\n\nBukit Jalil highway will be expanded to 8 \nlanes highway from Puchong to Astro in the near future with additional linkage to/from KESAS highway. However there is no concrete resources to prove this statement.\n\n\n\n\nNow and Fast Forward \n\n\n\n\nREV.\nO\n is commercial building and it has obtained development order approval. This project will take 4.5 years to complete.\n\n\nThe timing is coincide with the completion of Ho Hup\u2019s Hybrid mall and hopefully just in time for Malton\u2019s long awaited Pavillion 2 Bukit Jalil open its door to the public, if Malton is sticking with their master plan proposal. We hope the Bukit Jalil City Pavilion Mall is as good as the Pavilion Kuala Lumpur Mall or if not better at least comparable and as successful as the IOI City Mall.\n\n\n\n\n\n\nPropcafe The REV.O Other matter\n\n\nThe REV.\nO\n @ Bukit Jalil City \u2013 Others\n\n\n\n\nNo DIBS\n\n\nCommercial agreement\n\n\nSPA and Loan Legal Fee is borne by purchasers\n\n\nMaintenance fee and sinking fund is expected at RM0.50psf\n\n\nEnd Financiers is still pending approval. OCBC, Public Bank, RHB and Maybank. UOB bank has been approved with 80+5% MOF, BLR-2.2% and tenure of 30years or 70 years old, whichever earlier.\n\n\n\n\n\u00a0\n\n\nPropcafe The REV.O Summary\n\n\n\u00a0\n\n\nThe REV.\nO\n @ Bukit Jalil City\n \u2013 Summary\n\n\n\n\nBukit Jalil \u2013 Current \nHotspot\n and prime area\n\n\nRiding on Malton\u2019s \nBukit Jalil City\n\n\nAffordable entry price\n for a prime location and riding on the catalyst\n\n\nSOVO\n \u2013 Hybrid product\n\n\n\n\nThe END\n\n\nThe REV.\nO\n @ Bukit Jalil City\n \u2013 The End\n\n\nThis is pretty much all about The REV.\nO\n @ Bukit Jalil City by us. We hope you enjoy the contents and read it till the end. We have to agree it is pretty long one and too much info loaded. Well it is for the utmost benefit for the public to look into what they are buying and gaining some insight of it. We hope the info provided above will be helpful for buyers or investors in their decision making of property investment.\n\n\nLast but not least, if you guys really like and enjoying reading it, please don\u2019t mind to share it with your friends and family. We are more than happy \ud83d\ude42 and is our greatest honour if you want to share it with more people! so long that \nyou\n \nquote us or give us some acknowledgement and don\u2019t abuse it or misuse it because we spent \nhundreds of hours\n on doing this and it is our sweat and blood. \n \nPlease do not rob from us \ud83d\ude41 .\u00a0\n\n\nIf you all don\u2019t mind please donate a \u201clike\u201d to our page at \nPropcafe.Net\u2019s facebook \nor subscribe to us to our blog \nPropCafe.Ne\nt at no cost (for now) for any up coming events or info sharing or new projects or reviews! to show that your support to PropCafe.Net\n\n\nPropCafe.Net is looking forward for more supports from our readers to be able to come out more reviews and continue our effort to contribute\u00a0 to the society by knowledge sharing in the coming 2015. Just a simple \u201clike\u201d or \u201cshare\u201d of our post is more than enough for us \ud83d\ude42 !\n\n\nIf there is any mistake, feel free to comment and we will rectify it if accordingly or if there is any complain , we are welcome to hear that too!\n\n\nWe are open to all sort of comment or constructive suggestion here to improve ourselves better. We believe that we become wiser by mistakes and not compliment. Once again, we would like to say thank you very much for all our followers and readers who have been supporting and stay with us until now. PropCafe.Net loves you all!\n\n\nCongrats for those who had vested and for those who are still hunting, we wish them good luck and all the best!\n\n\nThank you and God bless!\n\n\np/s\u00a0 *\n \nPlease take note that the material was prepared based on the information we had prior 18th October. There might be some info adjustment or changes of the project after the session. For latest and updated info , best is refer to the developer directly)\n\n\nFor Part 2 of The REV.O @ Bukit Jalil City\n :\u00a0\nThe REV.O @ Bukit Jalil City \u2013 REV.Olutionary Lifestyle Office \u2013 Part Two\n\n\nPingback :\n\n\nPropCafe.Net Facebook New : \nhttps://propcafe.net/propcafe-facebook-news-rev-o-bukit-jalil-city-exclusive-review-coming-soon/\n\n\nPropCafe.Net Coffee Session : \nhttps://propcafe.net/coffee-session-project-r-bukit-jalil/\n\n\n\u00a0\n\n\nScale Model (*Still WIP\u2026)\n\n\nREV.O Bukit Jalil Scaled Model\n\n\nREV.O Bukit Jalil Scaled Model\n\n\nREV.O Bukit Jalil Scaled Model\n\n\nREV.O Bukit Jalil Scaled Model\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-revo-bukit-jalil-city-revolutionary-lifestyle-office-part-two/", "title": "PROPCAFE Review : The REV.O @ Bukit Jalil City \u2013 REV.Olutionary Lifestyle Office \u2013 Part Two", "body": "\n\nThe REV.O @ Bukit Jalil City \u2013 REV.Olutionary Lifestyle Office \u2013 Part Two\n\n\nPROPCAFE believe we need to be flexible, adaptable in order to stay abreast of the face pace changing world. Especially when you socialise with current new generation or what we call as gen y (millennial generation), their ideas to certain extend are stark different compared to their predecessor, baby boomers and generation X. What seems to be normal in the past may not seems so in near future. Just classic example previous generation they live by philosophy of \u201clive to work\u201d or \u201cwork to live\u201d however for millennial generation, they are swear by philosophy of \u201clive first, then work\u201d. There are changes of lifestyle where to certain extend, there is a blur line between work and personal life and it may even convoluted all in one.\n\n\n\u201cEach generation imagines itself to be more intelligent than the one that the one that went before it, and wiser than the one that comes after its.\u201d\n\n\n\n\nGeorge Orwell\n\n\n\n\nFor our loyal readers that follow us from beginning till now, PROPCAFE not only strive to bring latest property review for our readers, PROPCAFE always try to think out of the box and this is where it bring readers to The Rev.O @ Bukit Jalil City.\n\n\nFor the readers that follow PROPCAFE since last year, we have published extensive review on the project and overview of the Aurora Bukit Jalil and Pavilion Bukit Jalil. For the readers that yet to read the review, you can read it in the link\u00a0\nhttps://propcafe.net/the-revo-bukit-jalil-city-by-mbm-land-executive-summary-review/\n\n\nFrom the time where The REV.O @ Bukit Jalil City review was published towards end of last year, some of the project development has changed and in fact some features are updated. The most important of all reasons, PROPCAFE felt despite the elaborate first review, it didn\u2019t do justice on the REV.O @ Bukit Jalil City as many readers were clueless about the investment strategy, space utilization and exit plan. Hopefully this review would able to assist readers in their buying decision making.\n\n\n\u201cThe Only Thing That Is Constant Is Change\u201d\n\n\n\u2013 Heraclitus\n\n\nBukit Jalil City\n\n\n\n\nWhat has happened since end of last year? For a start, the masterplan of overall Pavilion Bukit Jalil City overall masterplan has been updated.\n\n\n\n\nFrom the latest master scale model, 6 blocks of residential it has been reduced to 4 blocks. Sitting on prime freehold 7.3acre, the Park Residence consists of 1098units in 2 blocks 46 storeys and 2 blocks 40storeys. \nSelling from RM715,000 or RM780psf\n, it been launched to rave response from the buyers. There are 3 typical types of layouts the buyers can choose as follow typical 8 units/floor.\n\n\n\n\n\n\n\n\nType\n\n\nSize, sqft\n\n\nConfiguration\n\n\n\n\n\n\nA\n\n\n1565\n\n\n3+1 bedrooms with dual keys\n\n\n\n\n\n\nB1/2/3\n\n\n1044-1103\n\n\n3 bedrooms\n\n\n\n\n\n\nC1/2\n\n\n868-953\n\n\n2 bedrooms\n\n\n\n\n\n\n\n\nPark Sky Residence is expected to be completed in 2019\n\n\n\n\nArtist Impression of the Park Residence\n\n\n\n\nThe Scale Model of the Park Residence\n\n\nThere are more clarity of how the fa\u00e7ade of Pavilion Bukit Jalil Mall how it looks like now.\n\n\n\n\nThe scale model Pavilion Bukit Jalil Mall with U-Turn\n\n\n\n\nThe Park 2 and 3 storey retail shop located in between the mall and residential component\n\n\nLifestyle \u2013 Convolution of Life, Work and Play\n\n\nWhen PROPCAFE browsed the Pavilion Bukit Jalil\u2019s website, the slogan \u201cconnecting LIFESTYLE, LIVING AND LUXURY with COMFORT\u201d simply struck the chord.\n\n\n\n\n20-30 years ago, double and singles storey houses are the most common form of residential properties. Similarly with two or three storeys shoplots where residents fulfil their daily needs from groceries, restaurants and clinics. It evolved with standalone malls where residents and shoppers are looking to shop at comfort under one roof.\n\n\n\n\nAlong the way the strata living mushrooming in Klang Valley with Serviced Apartment and Condominium sprouting from early 2000. The evolution of the property doesn\u2019t end there with integrated development is taking lead where at least 3 components (residential, office, retails/shops, hotel, recreation, connectivity etc) are integrated in single development. Notable project such as KL Sentral, Tropicana Gardens, Solaris Dutamas, Ekocheras, KL Gateway, Empire City, Midvalley City, Pavilion Bukit Bintang etc. Some of these developments are even linked with public transport such as LRT, Monorail, MRT etc. These offer a seamless lifestyle to the workers, residents and shoppers where connectivity, security, conveniences and living are under one roof.\n\n\nThe same sentiment shared by developers in the article in link below\n\n\nhttp://www.theedgeproperty.com.my/content/trends-malaysian-property-market\n\n\nPrecisely the changes of behaviour and mindset of young buyers have drive developers to be innovative with their development in order to meet the desired lifestyle of these discerning young homebuyers. \u00a0Smaller intelligent houses with flexible space usage and layout are the current trend where more time will spent outside and this just work well with integrated development where retails, F&B, connectivity and under one roof.\n\n\n\n\nDespite the introduction of Aurora Place and Pavilion in previous review, PROPCAFE didn\u2019t accentuate the impact of these development in REV.O @ Bukit Jalil City. With about 64 Shoplots in Aurora SOVO under the same roof and 2 millions NLA of malls there are myriads of retails that will serve the daily needs just within your footstep.\n\n\nWith the increase of purchasing power of Generation Y and Z, they are storming into the market with their lifestyle and not surprising, these developments have been doing well and in fact have been transacted premium compared to bread and butter properties vis-a-vis similar location.\n\n\nThe new emergence of new breed of product such as SOHO, SOFO and SOVO basically allow the owners or the tenants the flexibility to use the space as they wish. The line between work, live and sleep are even blurred where they can work in the night or sleep during the day. In fact the meeting can be carried in Designer Caf\u00e9 Shop (You guess it, just across the door!). As long as the venue has WIFI connection, you can use CLOUD storage such as Google Drive and Dropbox to share your work, Do presentation or having conference call via WEBEX or Lync, or just a simple meet up with acquaintance in caf\u00e9 over a cup of coffee.\n\n\n\n\nThe evolution of working culture \u2013 The world is your oyster!\n\n\nBreaking away from conventional office setup, it is dream for these young generation to work in a cool office. Maybe the intention is so that the employee really want to stay back to work, sleep and dream in the office!\u00a0 Some of the cool office are in the link below.\n\n\nhttp://femalemag.com.my/cash-career/coolest-offices-youd-want-work-malaysia/\n\n\nhttp://www.starproperty.my/index.php/emag/top-10-most-inspiring-offices-in-malaysia/\n\n\n\n\nSo, which category you are?\n\n\nWhat if you need to chill from work? Just hop into the lift and go the rooftop REV.O@ Bukit Jalil City. There is lounge, swimming pool where you can chill and take your time off from work. Chit-chat with your colleague or some casual conversation with newly met acquaintance.\n\n\n\n\nArtist Impression of the rooftop lounge and swimming pool\n\n\n\n\nArtist impression of rooftop facilities\n\n\nWith disruptive innovation such as UBER (\nhttps://www.uber.com/\n) and MyGrab Taxi (\nhttp://grabtaxi.com/\n) , you may not even need a transport of your own if you need to travel out of your cocoon. Just grab your smartphone and start to use your apps to get a transport. Just read the experience of the people who have used the Apps and all of them raved about the affordability, simplicity and convenience of the technology. Even though are 2100 of carparks spread over 3 level of basement parking under the Aurora Place, the residents may not need to get own car afterall with most of the amenities just next door.\n\n\nIt is the progression of technology and lifestyle afterall.\n\n\nArchitecture is the art of how to waste space \u2013 \nPhilip Johnson\n\nPROPCAFE cherishes the challenge of thinking out of the box and in our first review of REV.O @ Bukit Jalil City by MBM Land, PROPCAFE has been inundated with questions with what owners could do with the mickey mouse unit where some feels there is not enough space to even swing a cat.\n\n\nWell PROPCAFE thinks\n\n\n\u201cSometime it is not about how much space you have but it\u2019s what you do with it\u201d\n\n\nFrom feedback of the readers PROPCAFE noticed that some of these readers couldn\u2019t visualize what they could do with the space despite the elaborate description in the previous review.\n\n\nEvolved lifestyle and working culture will require unconventional product. As office usage, you do not need to adhere to specific purpose for the space such as manager room, meeting room etc. If you need to have a meeting with large group of people, there are choices of caf\u00e9 with private meeting room etc. You can have cozy lounge with large tv and smart multimedia that can be used as entertainment or as tele presence.\n\n\nThe compact lifestyle suites will be suitable for creative, IT, accountant, multimedia and broadcasting,, fashion, Online Retailers etc.\n\n\nHow about non-office usage? PROPCAFE found this is very interesting as the space comes with ensuite bathroom and provision such as water supply and drain and electricity outlet for proper kitchen, the space is flexible not only for work but for living as well.\n\n\n\n\nJust take example of lifestyle suite no. Unit 6 and 8 (377sf), lifestyle suite no. 3,5,7,9,10,11,12,13 (384sf) and lifestyle suite no. 15 (402sf) with smart partitioning, you can easily create 2 rooms. You can use the room as bedroom or as workspace and study room.\n\n\n\n\nSpace arrangement for lifestyle suite no. 3,5,6,7,8, 9,10,11,12,13\n\n\nSimilarly, the space in lifestyle suite no. 3A (406sf) and lifestyle suite no. 13a (432sf) can be easily converted to flexi usage with furniture arrangement entirely up to the user.\n\n\n\n\nThe space arrangement in lifestyle suite no. 3A and 13a\n\n\nIn fact if readers are asking PROPCAFE, we over here feel the most interesting layout will be those corner lifestyle suite no. 1 (597sf) and lifestyle suite no. 2 and 16 (596sf). Essentially being the corner units, there are more flexibility and each space has more sunlight which will make the space roomier.\n\n\n\n\nThe space arrangement in lifestyle suite no. 1 and 2\n\n\n\n\n\u00a0The space arrangement in lifestyle suite no. 16\n\n\nIt is fascinating that for space measured less than 600sqft, the unit is able to provide a space provision for 2 bedrooms and with one of the rooms with ensuite bathroom and another common bathroom. Just on extreme scale, some development with similar amount space, the space is only able to fit a single bedroom due to constraint of layout or/and bathroom.\n\n\nConclusion\n\n\nMost buyers when hunting for prospect properties they are focused on the pricing in term of PSF which is not a wrong thing to start however as pricing is not the absolute criteria. The location, product and concept and what is the future prospect and catalyst are playing big role in buying decision.\n\n\nIt is understandable SOVO and SOFO is a controversial product and it is apprehension from buyers of the product. This already covered during the Part 1 review of REV.O @ Bukit Jalil City however in PROPCAFE\u2019s personal view, the buying decision should be as holistic view as possible considering what the product could offer to the end users and what return to be expected is. With change of lifestyle and way of the live-work-play evolved, the rigid space may no longer relevant in the near future. Flexibility maybe the way looking at how our society will be evolved.\n\n\nBuyers should be noted that from1.April. 2015, 6% GST is applicable to all commercial properties and this means that buyers need to include the GST in their purchasing decision.\n\n\nREV.O @ Bukit Jalil City is an unique product located within Bukit Jalil City and just 1 minute walking distance to Pavilion Bukit Jalil. From the perspective of absolute pricing, REV.O @ Bukit Jalil City is the most affordable property among all the launches in Bukit Jalil City. The compact size properties has been doing well so far versus larger unit as this allow the owners to rent out as the lowest absolute rental due to the lowest entry prices. They also could be more flexible in the subsale as well versus their larger size cousin.\n\n\nHowever the most important question is whether REV.O @ Bukit Jalil City serve the needs of the market and the answer in PROPCAFE\u2019s humble opinion is YES! As the tag given by Pavilion Bukit Jalil sumit all\n\n\n\u201cConnecting LIFESTYLE, LIVING AND LUXURY with COMFORT\u201d\n\n\n\u00a0\n\n\nHappy Investing!\n\n\n\n\nUpdate@16.Oct.2015\n\n\nThe construction of Rev.O @ Bukit Jalil City is progressing well with the structural is coming up nicely, If developer yet to take over from Hop Hup, it should be anytime soon.\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-trilinqclementi-singapore-by-ioi-group/", "title": "PROPCAFE Peek : The Trilinq @ Clementi in Singapore By IOI Group", "body": "\n\nAs most of our followers already aware that PropCafe is \u2018made in\u2019 Malaysia, therefore the bulk of our reviews are focusing on central Malaysia, specially KL, and greater KL region.\n\n\nTo give our readers a variety of taste, we will cover some developments down south, Singapore.\n\n\nTo more related, or rather to feel more\u00a0relevant to \u2018Malaysia\u2019 we would prioritize our reviews on local Malaysian developers venturing out to the Lion City.\n\n\nThis is our maiden review for project development in Singapore; do hope you all like it.\n\n\n\n\nThe Trilinq ????\n\n\nThis is a private condominium project developed IOI Group, a well-known household name for many of us, especially those who are staying along LDP.\n\n\nThe project site is located at Jalan Lempeng (off Clementi Avenue 6). The site measures approximately 263,000 sq ft featuring 755 units of 1-4 bedders including Penthouses\n\n\nIt consists of 2 Towers of 36 storey high and 1 Tower of 33 storey with clubhouse and facilities.\n\n\n\u00a0\n\n\nS\nite history and information\n\n\nIOI managed to beat other 7 developers with a winning bid of approximately $408million, with second closest competitor at $361million, yup out paying 10% more vs the second highest bidder, well, at least they are not as gungho as the other mall operator with starts with C.\n\nWith plot ratio of 2.8 for this piece of land, the cost for this 99 year leasehold land psf per plot ratio (\u2018PPR\u2019) is approximately $550 PPR.\n\n\nTypically, a fairly priced mass market condo will see $500-550 added onto the PPR.\n\n\n\u00a0\n\n\nSite plan\n\n\nThe Trilinq is like many modern condo in Singapore, is equipped full resort like facilities, surrounded by various water features. Something worth mentioning, this condo has 2 >40ft length swimming pool.\n\n\n\n\n\u00a0\n\n\nThe fa\u00e7ade\n\n\nThe Trilinq fa\u00e7ade is clean and modern, but is not outstanding; it does look generic, especially when you compare the Trilinq with, 8 Riversuite, Nin Residences. .\n\n\nThis writer finds it disturbing that, why the developer can offer such good class condo in Singapore, while it is peddling\u00a01990\u2019s type of condo to our fellow Malaysians, are we short changed or what.\n\n\nOr is it competition? Or\u2026\u2026or it just the dollar sign\u2026$$$$.\n\n\nThe Trilinq Face\n\n\n\u00a0\n\n\nFloor plan\n\n\nThe Trilinq offers a variety of 1-4 bedders condo layout, from simplex to double volume units with duplex options.\n\n\nAgain, the writer is further disturbed by the type of layout IOI can churn for its condo development in Malaysia, say in Skypod, Puteri Hill, Hijauan Puteri, La Thea. Perhaps the grass in the Lion City is somehow greener!\n\n\nLook at the variety!\n\n\n\u00a0\n\n\nAsking price\n\n\nThe price the Trilinq ranges from $12xxpsf to 15xxpsf. Approximately $1500 for the 1 bedder and $1200 for the 4 bedder\n\n\nIt is quite steep considering IOI bought this for $550PPR, and the developer priced in hefty premium, although IOI is not the first tier player in Singapore property scene. With asking price of average 1300-1400 for typical units, it is not hard to guess that the units aren\u2019t going to fly off from the shelf.\n\n\nAlthough, it is a mere 600m away from Clementi central/mall, the writer finds that walking to the MRT can be quite unpleasant. It has to do with 3 lane \u2018big\u2019 junction immediately coming off from The Trilinq\u2019s gate.\n\n\nHowever, the convenience of AYE exit, as well as proximity to Clementi central, access to amenities is pretty straight forward, notwithstanding the site is just next to Nan Hua Primary School.\n\n\n\u00a0\n\n\nParents\u2019 favorite. School at next door.\n\n\n\u00a0\n\n\nBird eye view of the site, it is quite a sizeable land\n\n\n\n\n\n\nTrilinq\u2019s side gate view\n\n\n\n\n\n\n\u00a0\n\n\n\n\nConclusion\n\n\nHaving seen this development compare with IOI projects in Malaysia, the writer feels that IOI customers in Malaysia deserve better!\n\n\nLastly a selection show flat pictures for our readers viewing pleasure.\n\n\n \n \n\n\n\u00a0\n\n\nmass market feel\n\n\n \n \n\n\n\n\n\n\n \n\u00a0 \n\n\nDouble volume living unit, available for 3-4 bedders\n\n\n\n\n\n\n\n\nDouble volume living\n\n\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/the-vale-sutera-damansara/", "title": "PROPCAFE Review : The Vale @ Sutera Damansara By OSK Properties", "body": "\n\nThe Vale, one of the smallest parcels within Sutera Damansara Development by OSK Properties, comes with a backdrop of Kota Damansara Community Forest. There are 98 units sitting at the land of 3.94 acres.\n\n\n\n\nThis leasehold development is sitting at the highest point and overlooking the whole Sutera Damansara. With the backing of the forest, one can argue that it is the best location of Sutera Damansara.\n\n\n\n\n\n\nThe Vale is the townhouse which two units are sharing the three storey unit. To make it easier to describe, I will call it lower unit (i.e. sharing the ground floor and half of the second floor) and Upper unit. Most of the units are North/South orientation.\n\n\n\n\nLocation\n\nIt is located at Damansara Damai at Sg. Buloh. It takes you about 7 to 8km from LDP toll booth to reach the site. It is, of course, nearer from NKVE Sg. Buloh toll booth. So, it really depends on your daily routine before one can judge it is far or not from the destination.\n\n\n\n\nFrom the sg buloh main road to Damansara Damai till Sutera Damansara, one needs to go through the Damansara Damai \u201ctown\u201d. Well, it has all the amentities there from schools to MaxValu or from all the convenience shops to eateries. But, the journey is about 1.5km to 2km which is not so appealing to many as you need to go through some low cost flats with narrow single lane roads. Amarnee Condominium residents should know more about this. While I am on the way to show units, I noticed it is like a single race dominated small town feel with all bikers on the road without helmets . But, my observation turned 180 degree when I reached Sutera Damansara (which is quite deep in from my own standard) as it is majority Chinese residential area. Well, at least it is good to see more mixture of races in this Damansara Damai address.\n\n\nHow about in future? With the MRT line in Sg Buloh and the government initiative like project at RRIM (KWASA D\u2019Sara), it may benefit Sg. Buloh\u2019s properties. However, there is some not so good news to investors of Sutera Damansara when government announced that big PR1MA affordable housing (I won\u2019t say it is low cost housing) will be built in Sutera Damansara.\n\n\nThe house has a great fa\u00e7ade (my liking) that comes with a reasonable width and length (26ft x80ft). Since it is a townhouse, two owners are sharing the car porch, each owner only has 13ft width in car porch. However, with a long car porch it can accommodate two cars (park vertically).\n\n\n\n\n\n\n\n\nThe common areas are rather small but it is nicely designed according to the artistic illustration below. Due to its location of the hills, it can be easily fenced up with single entrance guardhouse. With the assumption of all completed parcels are not G&G (but F&G or G only), this parcel probably will follow fenced and Guarded concept (yet to be confirmed).\n\n\n\n\nLayout\n\nDepend on the unit\u2019s type (A1, A2, B1, B2, C1, C2), the build-up varies from 2,109sf to 2,717sf. Generally, the lower unit, which having the benefit of ground floor, is smaller than upper unit. All types are having 3+1(maids room) rooms. See layout below.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThe upper unit\u2019s owner needs to overcome the issue of climbing up the staircase everyday before he can reach his living hall (at upper floor). Imagine, one need to carry the groceries from market or wet items for kitchen all the times. In addition, there is a small storeroom at the ground floor beside the staircase which I guess not many like it too.\n\n\nLower floor unit enjoys sliding door at living hall and side terrace and has the third bedroom at the ground floor. If you look at the layout, this unit\u2019s 1st floor is very narrow with only two rooms and small corridor there.\n\nPersonally, I like the upper unit which is more spacious and feel more like a proper home. Yes, you do not have the ground floor but you technically have 2.1 storeys (since ground floor you still own a storeroom and staircase :P) with a proper size of living hall and family hall (third floor) with multiple reasonable size balconies (see below). I noticed the rooms are much bigger than the lower unit type. The third floor also comes with a small air well which bring in more lights and higher ceiling feel. However, I don\u2019t think many \u201chome minister\u201d will like it (due to the issues I raised earlier) and not to say you need to pay higher amount due to bigger build up.\n\n\nUpper Unit Show Unit\n\nLiving Hall/Dry & Wet Kitchen\n\n\n\n\n\n\n\n\n\n\n\n\n\nMaster Bedroom\n\n\n\n\n\n2nd Bedroom\n\n\n\n\n\n\n\n\n\n\n\n\n\n3rd Bedroom\n\n\n\n\n\nFamily Hall\n\n\n\n\n\n\n\n\nLower Unit Show Unit\n\nLiving Hall/Dry Kitchen\n\n\n\n\n\n\n\nMaster Bedroom\n\n\n\n\n\n2nd Bedroom\n\n\n\n\n\nNote: Missed out the 3rd Bedroom at Ground Floor\n\nSide Terrace\n\n\n\n\nWhat\u2019s the deal at the moment?\n\nThe Vale is sold out with only one lower corner unit left which costs RM1.3m (Saturday 13/4). It is the unit 47 that having extra land of 3k+sf. The side wall of the unit will be absorbing evening heat because of the west orientation. Those interested can still place their name for waiting list as there are 20+ units are yet to sign SPA (Indication from sales person, these units are likely to be dropped by buyers). As usual, there are surely dropout units during this SPA signing period. To refresh you the pricing, the upper unit is about RM960k+ (2.4k+sf) and lower unit is priced around RM880k+ (2.1k+sf). There are special rebate packages available at the moment depend on lower or upper types. Total of 12% rebate (5% +7%) for Upper unit and 10% rebate (5%+5%) for lower unit.\n\n\n\n\nThe commercial of Sutera Damansara is under construction. (see below)\n\n\n\n\n\n\nThe Vale, unlike other townhouse is very generous in term of space and build-up. I personally like the rendering a lot but with this price tag which near to RM1mil, it is not an easy decision. You are capable to top up another RM300k (it could be too much for others), there is a much better location and similar size freehold product called Sunway SPK HARMONI near Desa Parcktiy. But but but\u2026.if one talks about RM1.25mil then many will debate about \u201cWHY PICK TOWNHOUSE with RM1.25m BUDGET\u201d? Well, this is the fun part of property investment!\n\n\nOne of the disappointments of Sutera Damansara is the developer does not bother to set up a proper guardhouse for the entrance of Sutera Damansara Development. I am sure the developer can do better than this (see photo below).\n\n\n\n\nAlso i enclosed herewith the photos of other completed parcels in Sutera Damansara for your reference. In nutshell, I will be very sad if I own a million ringgit house but only come with this sort of streetscape especially it is a big scale development. With the entrance of low quality guard facility, the security can be an issue since the inner parcels are not the proper gated and guarded (only guarded) environment.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/themanhattanklcc/", "title": "PROPCAFE Review : The Manhattan @ KLCC By UED", "body": "\n\nA new crest in the Kuala Lumpur Skyline \u2013 Rise Above all at The Manhattan at Residen 61 Raja Chulan.\n\n\n\n\n\n\nThe Manhattan is a commercial title Residential Property which offering 139 units at small piece of land (0.47 acre). It is not difficult to find the site if one is working around KLCC area. The Manhattan is located at Jalan Raja Chulan right beside Menara MPL or opposite Menara Affin. The nearest famous landmark would be KL Tower. It is about 8 to 10mins walk to Pavillion KL and Raja Chulan monorail. However to walk over KLCC it probably requires addition 5 to 8mins walking time. There is no direct access from the back of this project but need to go through Menara MPL site to the backlane of Changkat Bkt Bintang for dinning and pubs.\n\n\nThis location is a bit extreme from my point of view. During weekday, the frontage of this site is a very busy road as all office blocks are here and to cross this two lanes and two ways road is major headache. However, during weekend, the road is total dead. I prefer KLCC properties that is \u201cVisible\u201d from main roads surrounding KLCC (not hiding from the backlane from main road) and this site meets the requirement, BUT it is lack of \u201chuman \u2013 Qi\u201d and another way of saying this is during weekend the frontage is not happening or vibrant enough. Of course, there are many kind of tenants in KLCC. My limited knowledge (expat friends or colleagues) tell me that those who choose KLCC living is normally more adventure and happening who like to have cosmopolitan feel. Unfortunately when it comes eekend, this stretch is like abandoned city.\n\n\nTechnically, the Manhattan only has KL Tower view as KLCC is blocked by St. Mary Residence. In addition, there is news that Menara MPL is up for sales and another side of the Manhattan currently uses as car park will be developed in later stage for sure i.e. potentially no side view in future since those lands are small and developers will max. the land with space for the unit. Do expect the building will be very near to each other in future. On the flip side, It may work well for the Manhattan future market value if those lands develop as residential properties with higher Psf.\n\n\nCurrent psf of the Manhattan is not cheap in the first glance as almost all units are priced at 1700+psf above. One can see the pricing are almost the same in term of psf from low to highest floor (which only varies in size). This Singapore based developer knows that it is not easy to sell such boutique development with the price of Rm1700psf especially as a first timer in Malaysia, it offers 8% discount on SPA price and 5% rebate on down payment. So net psf is around RM1500++psf which is now sound reasonable compares to recent KLCC bound property launches. As I mentioned earlier psf wise is not much different, smallest units are the first to go. So far, only about 30% units are sold and mostly the small units that under GRR scheme. The 5% GRR (10th to 19th floor \u2013 Fully Furnished) only valid for two years and developer will not continue to take care of the units after that. Good thing is every unit (even small unit) comes with carpark which is not given by many KLCC developments.\n\n\n\n\nThe one bedroom 588sf type (only 7 units, all corner units facing backlankt Ceylon) is the best value units and as usual sold out. The price tag is around RM1.08m before discount.\n\n\n\n\n\n\nNext is 603sf (intermediate unit facing Bkt Ceylon) , the pricing is cheaper than 588sf in absolute term (around RM1.04m) because this type is non-corner with a dark living hall (without window/balcony). Well, it is not my cup of tea to have closed up living hall. See below. Due to the affordability. this type is also almost sold out when I last visited the sales office.\n\n\n\n\n\n\nThe show unit at the site is the two bedrooms Type C1C (946sf) that comes with Lanai. The price is around RM1.6m. The master bedroom is quite narrow and small with the odd design of lanai stucked at the end corner of the room. In contrast, I feel that the kitchen is too luxury in term of size for this type of small apartment. The architect should have done better to utilise the space for buyer.\n\n\n\n\n\n\n\n\nThe other show unit is the one bedroom type A (729sf \u2013 34 units) west facing Menara MPL. To compensate the facing, it has KL Tower view. The unit provides reasonable size powder room that can link to master bathroom. Squarish layout means it is always a better layout for me. This type comes with RM1.02m price tag before discount.\n\n\n\n\n\n\nAnother interesting layout is the 1 bedroom double volume penthouse (958sf or 998sf) which only priced at 1700+sf. This double volume unit allows you to build another small rooms to expend the unit\u2019s build up area. The 1.7+m price tag is similar or not too far away from low floor 9xxsf type (also around RM1.7m), of course the penthouse is not in the GRR\u2019s list but for me is a value buy compare to other mid size units.\n\n\n\n\n\n\n\n\n\n\n\n\nSince there is no official website, i attached herewith the different type of layout for you all to refer. All priced around 1700+psf regardless which floor of this building.\n\n\nPenthouse \u2013 Other types\n\n\n\n\n\n\n\n\n\n\n\n\nOther Type B\n\n\n\n\n\n\nOther Type C\n\n\n\n\n\n\n\n\n\n\nThe fa\u00e7ade of the Manhattan is acceptable as a KLCC bound property but it is a bit disappointed as one would expect it to be closer to Singapore condominium standard given the developer is pretty established in Singapore. The side emergency staircase is exposed substantially to external view (What?) and couldn\u2019t imagine when it is heavy downpour in KL.\n\n\nThe facilities are very common which come with Sky deck and Sky pool at 8th and 9th floor respectively. I wouldn\u2019t call it \u201csky\u201d pool or \u201csky\u201d deck because it is not up at the sky, it is at 8th and 9th floor!\n\n\n\n\n\n\n\n\n\n\nMaintenance fee is currently set at RM0.40psf, with approximated average size of 800sf for 139units, the monthly collection is only about RM45k. Anyone involves in JMB or MC for strata title property before would know that it is certainly not enough. The fee of security guards itself will easily cover half of the total collection. Therefore, buyer should prepare to fork out more or price in more in the rental to pay additional maintenance fee after two years.\n\n\nThe show unit furnishing quality is very disappointed. It is certainly not the quality for RM1700+psf apartment. The chunky wardrobe and kitchen cabinet is not better than 400psf type of apartment show unit and the owners of GRR unit should not expect more on the quality of the furnishing when it is ready in 3 years time (if the developer only deliver what is showing in the show unit).\n\n\nThere are many condominiums at the back of Jalan Raja Chulan which are asking half the price of this development. To be fair, those are supposed to be one or two grades lower than this development but from the site visit and the material given, I don\u2019t see the Manhattan is two grades higher based on what I have seen at the site and show units. We are no longer at the KLCC BBB era anymore and it needs more efforts to sell KLCC bound properties.\n\n\nI am not surprise those sold units are mostly under GRR scheme I,e, low floor. If one has the age to leverage for more than 20 years loan, the GRR 5% may sufficiently covers the installment of LTV70 loan with positive cashflow. For those LTV90 loan, it may just enough to cover the installment without including the maintenance fees. The sales of 30% are rather slow given this location. However, the developer is very confident to sell the remaining units as they intend to bring this development to sell in Singapore . Yes, with indication of higher selling price than the SA is showing you now.\n\n\nDeveloper Profile and Specification of this project\n\n\n\n\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/theme-of-property-market-2019/", "title": "PROPCAFE\u2122 Guide: Theme of Property Market 2019", "body": "\n\n \nIntroduction \n\n\nTime flies so fast! 2018 had passed and for many of us, 2018 turned out to be unforgettable year. For the first time in 61 years, we are having a new ruling party as government with the fallen of Barisan National led by ex-PM, Najib Razak. The new government is led probably by the eldest Prime Minister in the world and not only that, Tun Mahathir Mohammad is second time Prime Minister. Probably a record that will not be broken by any true democractic country. Since then, the new government has opened many can of worms such as 1MDB, country\u2019s debt and liabilities, FGV etc which created ruckus in our economy. \n\n\nBursa Malaysia experienced heavy capital outflow of RM1Ob (click the link \nhere\n) and the KLCI the index has plunged from 1887 prior GE14 and by end of 2018 has closed at 1669, a whopping of 11.5% drop. Many blue chips the price has plunged and wiped RM174b or closed to 10% of whole Bursa Malaysia Market Capitalization (click link \nhere\n\u00a0)\n\n\nThe new government is led probably by the eldest Prime Minister in the world and not only that, Tun Mahathir Mohammad is second time Prime Minister. Probably a record that will not be broken by any true democractic country.\n\n\nSince then, the new government has opened many can of worms such as 1MDB, country\u2019s debt and liabilities, FGV etc which created ruckus in our economy. Bursa Malaysia experienced heavy capital outflow of RM1Ob (click the link \nhere\n) and the KLCI the index has plunged from 1887 prior GE14 and by end of 2018 has closed at 1669, a whopping of 11.5% drop. Many blue chips the price has plunged and wiped RM174b or closed to 10% of whole Bursa Malaysia Market Capitalization (click link \nhere\n\u00a0)\n\n\n\n\nAnyway this is not a political or economy article. However the reality is\u00a0 the politic and economy policies of current government, performance of Bursa Malaysia will have significant impact on the Property Market.\n\n\nFor example, a new government will have different priority such as shelved MRT3 and ECRL and postponement of HSR project. A new government will also have new housing policy.\u00a0\n\n\nFor property market, a recent published NAPIC report is showing unfavorable supply situation where 3\nrd\n QTR 2018 overhang supplies and values was reported increased by 48% and 56% respectively compared to a year ago (Read the link \nhere\n).\n\n\nThis of course not a great news for most of the stakeholders either government, developers, agents, investors, banks, professional services, contractors and to certain extend even home buyers.\n\n\nAll stakeholders will be affected either one way or another if property market remain in conundrum. \u00a0\n\n\n\n\nSo what should we look forward in 2019? Would we ever seen any positive recovery in 2019?\n\n\nIf there is, what would be theme of the property segment for 2019?\n\n\nRead on to know PROPCAFE\u2019s view.\n\n\n\u00a0\n\n\n\n\nAffordable housing\n\n\nFollow from previous administration, affordable housing is still the main focus and concern of the new government. Home ownership especially among B40 is still low due to high prices and unaffordable among the Malaysians.\n\n\nIn its 2015 report, Khazanah reported that area like Kuala Lumpur is seriously unaffordable with the median multiple affordability of 5.2 (Read the link \nhere)\n\n\n\n\nIn the market now there are few schemes for affordable housing such as Pr1ma, PPA1M, RumahWIP and Rumah SelangorKu. The pricing for such scheme is generally below RM300K which is within the affordability range of median population.\n\n\nThe scheme are general targeted to first time homebuyers due to the stringent criteria such as resale and rent are prohibited within the first 10 years of SPA.\n\n\nFor developers who develop the affordable housing on their land, they are given attractive concession such as\u00a0 favorable plot ratio. Famous developers such as Aset Kayamas with its projects such as The Henge @ Kepong, Parkhill @ Bukit Jalil, The Holmes @ Bandar Tun Razak, Desa Sentral @ Taman Desa etc.\n\n\nSome developers also jump into the affordability bandwagon however the development without the RumahWIP component. For example, MahSing has launched MCentura in Sentul and MVertical in Cheras and similarly MahSing with its Maxim Majestic in Cheras.\n\n\nThese developments are sharing few similar characteristic. The flat look alike fa\u00e7ade, few layouts selection and very high density/plot ratio with basic finishes (no free goods such as kitchen, aircon etc).\n\n\nThe whole idea is to drive the pricing as low as possible and yet the developers are still make decent profit.\n\n\n\n\nFor the homebuyers, these\u00a0developments offer them attractive opportunity to purchase own home where the price is significant lower than market price.\n\n\nHowever \nfor investors, these can be double edge sword\n. No differentiation of units either the layout, fa\u00e7ade, view and very high density.\n\n\n\n\nOne analogy is buying\u00a0 commodity such as cooking oil, milo, sugar, salt where no differentiation in the market.\n\n\n\n\nDue to nature of the development, buyers/tenants would shopping around to find the best deal. And If no sufficient liquidity/ demand and investors do not have strong holding power, they will throw price to attract buyers and tenants. This is the \nmain risk despite the attractive developer price\n.\n\n\nHowever if you are doing sufficient research (reading and subscribe to\u00a0PROPCAFE is one of them of course \ud83d\ude42 ), there are new development that are quite affordable and in the same time good facade looking, variance layout and within good proximity to public transport.\n\n\nOne such project is Aster Residence @ Cheras Hartamas. The facade is clean and\u00a0glassy and the development comes with impressive facilities such as Olympic size pool, indoor half\u00a0basketball court, futsal and badminton courts, gym etc.\n\n\nOlympic Size Swimming Pool\n\n\nFutsal, Badminton and Basket Ball Court\n\n\nNot only that, the development comes with\u00a0\u00a0multiple and efficient unit layouts to cater from different segment market. The icing on the cake is the development linked with MRT1 Station and priced from RM380k for 2 bedrooms. The monthly installment starts from RM1,600 which is sweet spot for most middle earners and young family.\n\n\nReaders can read the PROPCAFE review by click\u00a0\u00a0\nPROPCAFE\u2122 Review : Aster Residence Cheras By Amber Homes \u2013 Home has a Heartbeat [Part 2]\n\n\nPROPCAFE\u2122 Review : Aster Residence Cheras By Amber Homes \u2013 Home has a Heartbeat [Part 2]\n\n\nAffordability associated with repayment of loan in the form of monthly installment. Many of\u00a0home buyers\u00a0are fixated of finding lowest price to ensure the installment stay within their affordability and ignoring other aspect of purchasing decision.\n\n\n\n\nHowever bear in mind, income grows inline with the experience, skill and knowledge.\n\n\n\n\nSometimes, your income will grow exponentially inline with the newly gain skilled. There are many schemes currently in the\u00a0market\u00a0offered by developers that allow home buyers to defer the payment to the future.\n\n\nIOI Properties for example has \nPay Later Buy Now\n\u00a0scheme where with low downpayment as low as RM1K, homebuyers could immediately move in and settle the deferred payment in 5 years!\n\n\nIOI Pay Later Buy Now Scheme\n\n\nParticipating projects ranging from Condominium, Townhouse and Semi-D in Puchong, Puchong South, Bangi and Putrajaya.\n\n\nConezion in Putrajaya\n\n\nFor more information of IOI\u2019s participating project, click the link \nPay Later Buy Now\n.\n\n\n\n\nLocation X 3!\n\n\nThe mantra will never gets old. Location such as \nPetaling Jaya, Bandar Utama, DPC, Mont Kiara, TTDI, Bangsar, Subang Jaya\n will remain as favourite either as home and investment.\n\n\n\n\nThe \nscarcity of\n \nnew supply\n, \ndemographic of residents\n, e\nxisting amenities and infrastructure\n remain the main factors why these are remain as evergreen among property hunters.\n\n\n\n\nObviously the price remain as high concern. For example the newly launched development in PJ Seksyen 13 is priced from RM800psf onwards. In Bangsar, the new launches such as 38Bangsar and Bangsar Hillpark are rumored to be from RM1200psf.\u00a0\n\n\nHowever the truth if buyers are looking for newly launch in this area, there are scarcity due to availability of undeveloped land.\n\n\nThe new launch by Sime Darby Property in Subang Jaya was well received (read the link \nhere)\n\u00a0despite it was priced from RM950psf. Apart from its location, developer reputation and product, the project was selling well due to organic demand and almost no new launches in Subang Jaya with exception of Grand Subang in the past 2 years. \u00a0\n\n\n\n\nThe beauty of owning property in these area is \nthe stability, organic growth and demand\n. The new supply is predictable and usually well absorbed by ready buyers.\n\n\nDevelopers are confident to sell out their projects since the new supplies are limited, prospect buyers usually have no choice but to buy from them.\n\n\n\n\nFor property owners, it is holding the property and let the power of organic demand and inflation work its magic.\n\n\n\n\nThis is evergreen theme and in PROPCAFE\u2019s opinion, this strategy wouldn\u2019t go wrong \nif you enter the market at the right price\n.\n\n\n\n\nPublic Transport Play\n\n\nMRT play was one main theme with Najib Razak\u2019s policy to improve the public transport in Klang Valley. As we already known, KL-SG HSR is postponed and operation is targeted to start in 2031 where else the Circle Line (Better known as MRT3) is shelved and government will revisit it again after the completion of MRT2 in 2022.\n\n\nMRT1 has been completed since 2016 and the ridership is below the target and \u00a0the maximum capacity of MRT1 which is approximately 400,000 ridership perday. This is understandable and similar to LRT Kelana Jaya line, it needs years for the line to mature.\n\n\nThe maturity is associated with factor such as \nchange of consumer behaviours\n (such as moving from car ownership to public transport and preference stay in urban rather than rural), completion of existing development (Kwasa, TRX, for example), connectivity and migration of population etc.\n\n\nPROPCAFE\u2122 Guide: 10 Common Mistakes That Make First Time Property Buyers Stuck!\n\n\nHowever gauging the impact of the MRT1 to the development MRT-related, so far it seems pretty muted. Few development which located close to MRT1 stations as D\u2019Sara Sentral @ Sungai Buloh, Ascencia @ TTDI, Q Sentral @ KL Sentral, SwissGarden Residences @ Pudu seems to have stagnant capital appreciation post MRT1 operational.\n\n\nThe only exception PROPCAFE observed was Tropicana Garden @ Kota Damansara where the Arnica appreciates approximately 40%\u00a0 from developer price. However it also remain to be seen whether the subsequent blocks such as Bayberry, Cyperus and Dianthus will have such healthy appreciation upon VP.\n\n\nFor MRT2 and LRT3 after negotiation with government for cost reduction in exchange of reduced scope of work, the project is on course for completion in 2022 and 2025. Many buyers have purchase property within the close proximity of the stations.\n\n\nTwo of the covered projects by PROPCAFE are Rica Residences @ Sentul within 220m away from the station and TR Residences where the entrance is just across the road.\u00a0 Refer to link \nhere\n and \nhere\n for the review.\u00a0\n\n\n\n\nPublic transport will increase the traveling mobility and reduce reliance of private mode of transport. From tenancy perspective, \nMRT/LRT will increase the liquidity\n to find tenant as well as rental rate due to accessibility and mobility without relying on private mode of transport.\n\n\n\n\nHowever, the rental yield will depends on \nthe entry price\n.\n\n\n\n\nMost of the time, developers already include the premium in their development.\u00a0\nAster Residence\n @ Cheras Hartamas, an affordable MRT linked development which launched recently from RM380K for a 2 bedrooms property are well received by property buyers due to the affordable pricing and 56mtr link bridge to MRT Taman Connaught Station.\u00a0\n\n\nHence, MRT/LRT remain as relevant play however it is not the only factor. There are \nother factors such as pricing, location, accessibility, demographic\n to be considered by buyers.\n\n\nSome of the newly launched project along MRT1 such as Aster, Netizen and ParkLand are sold at very attractive pricing especially its close proximity to the MRT stations. PROPCAFE followers should do proper due diligence before they put their hard earned money in these developments.\n\n\n\n\nFollow the Infrastructure\n\n\nHighways are the main artery of many new development and\u00a0 for certain townships, they are forking out own capital to build dedicated interchange to existing highway. For example, EcoWorld has built direct interchange from LEKAS. Similarly EcoWorld will improve the access from EcoGrandeur to LATAR highway.\n\n\nThis is the attraction as the highway will cut short the traveling time to main part of Klang Valley. Few of the new highways are under construction now such ask SUKE and DASH. Some shrewd developers have purchase land along these new highways and for existing townships are awaiting for these to be completed (such as Puncak Alam).\n\n\nAnother infra play is big development such as TRX, Bandar Malaysia and PNB118. Many developments are marketed and pitched within the close proximity which will prompt the future catalyst and demand.\u00a0\n\n\nContinew (Can read the PROPCAFE review \nhere\n) for example, was sold within the walking distance to future TRX.\n\n\nRazak City was sold just across the Bandar Malaysia where the project has been shelved indefinitely due to political sensitivity surrounding 1MDB.\u00a0 Where else for PNB118, the targeted completion is 2024 where Opus will be completed in 2019.\n\n\nTiming\n of the property completion is very important. If you buy a property while the infrastructure or the development is still in the infant stage, you need a holding power while waiting for infrastructure to be completed.\n\n\n\n\nTownship\n\n\nTownship theme is one of the most relevant and will stay relevant in \nforeseeable future\n. The attraction is obvious \u2013 township come with \nsingle developer who control the supply and mix of launch\n. Not only that, developer is committed to build the infrastructure and amenities such as school, recreation club, police and fire station, shopping malls, shop etc.\n\n\nThe well planned and newer township will come with security feature such as patrol guard, FnG and GnG within each precinct for the added security. The street is well landscaped and some premium phases will come with immaculate landscaped backlane for the lush resort feeling.\n\n\nHowever in Greater Klang Valley context, most of these township rely on the highway as main traveling mode. Township such as Setia Alam / EcoPark / Bukit Raja / Bukit Jelutong / SetiaEcoHill / EcoMajestic rely on highways where nearest public transport is probably 10-15km away.\n\n\nHence, the residents would rather drive to the destination rather than detour to nearest public transport. When the township is getting mature, the highways will be choked with traffic. This is experienced by 15 years township like Setia Alam / Bukit Raja where the jam at the toll can be up to 20-30min.\n\n\nPROPCAFE\u2122 Guide : Townhouse Living Concept\n\n\nTownship is probably one of the favorite spot among homebuyers and investors however for residents, traffic jam in peak hour at the main highways will be constant debate and consideration and for some residents, it is a small price to be paid for the living in a well-planned township. \u00a0\n\n\nHowever PROPCAFE feels that government should invest in enhancing connectivity in these townships however given that our current dire financial situation, mega projects probably a small probability now. However PROPCAFE also feels what buyers should do is invest/buy property with public transport connectivity. Area such as Sepang, Putra Height, Cyberjaya, 16 Sierra and Warisan Puteri \u2013 there already and will have stations from ERL/LRT/MRT.\u00a0\n\n\nCurrently the under construction MRT2 line will traverse through 16 Sierra @ Pouching South by IOI Properties. One station will be built inside 16 Sierra which will provide connectivity to the residents of 16 Sierra @ Pouching South.\n\n\nTo read PROPCAFE review of 16 Sierra @ Puchong South, click the link \n16 Sierra\n,\u00a0\n6 Sierra\n\u00a0and\u00a0\nLyden @ 16 Sierra\n\n\nDevelopment in 16 Sierra such as La Thea, Lyden, Akira, N\u2019 Dira are eligible for IOI\u2019s Pay Later and Buy Now scheme. \u00a0\n\n\nConclusion\n\n\nThere is no right or wrong in every investment and it is depends on your personal criteria, what is your objective, what is your preference and finally risk versus reward of your appetite.\n\n\nSimilar to all property stakeholders, PROPCAFE would glad to see a rebound of property market in 2019 which will bring confidence to all stakeholders.\n\n\nTill then, have an abundant of joy, wealth and happiness in 2019. Happy Hunting!\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/top-consideration-buying-property-malaysia-2017/", "title": "PROPCAFE\u2122 Guide : Top 10 Considerations When Buying Property In Malaysia 2017", "body": "\n\nMost of the time we don\u2019t know what we want in our life. Life can be quite confusing when it come to decision making especially when buying a property. When you ask your partner a question whichis as simple as : what would you feel like having for meal? , where do you want to go? or what would you like to do? \u2013 Most of the time if not you won\u2019t get any direct answer to that questions. I believe day to day situation like this is familiar to you.\n\n\nWhen come to buying a house for own stay, I believe many consideration factors will come to your mind and thing can get even more complicated if you would want to discuss with your partner especially when they have no idea on what they want in buying property regardless for own stay or investment. The most challenging answer I had encountered was \u201cI want everything\u201d , am I the only one who is facing this kind of dilemma? On average PROPCAFE receive at least 10 \u2013 20 emails per month ranging from \u201d Do you think it is a good buy ? \u201d to \u201d When will you do a review for Project XXX?\u00a0 and would like to hear your review prior making the decision \u201d . From the corresponding with my readers, I realise that there is one thing in common ; most of them already have made their decision but just need some \u201cpush\u201d or \u201cvalidation\u201d to execute it.\n\n\n\n\nFor those who are attached or married, trust me \u2026. one of the consideration in decision making is to make your partner happy but my advice is not at the dispense of your own happiness. Pleasing your partner is as important as your own health and happiness and I hope for those who are reading this perhaps could take a deeper consideration and making a compromise to face the reality together with your partner with mutual respect when making a decision in purchasing a property for own use. There is a saying \u201cHappy Partner Happy Life\u201d.\n\n\n\n\nIf you don\u2019t know where to start or what are the main consideration when buying a property in Malaysia is fine and with this article I hope it would give you some insights on what typically Malaysians want when buying a property.\n\n\nWhat are the latest trend of Malaysian\u2019s top considerations when buying property in Malaysia? To make it sweet and simple, I will just elaborate on the top 3 consideration when buying property in Malaysia. According to a property survey done recently by PropertyGuru [ I wished they could have give an indications of\u00a0 the correspondents\u2019 gender who took part in this survey \ud83d\ude42 ] ; the top 10 considerations are :\n\n\n\n\n1. LOCATION\n\n\n\n\nLocation, Location, Location \u2013 Property Investment 101 and this hardly will goes wrong. But not many people can understand the fact that Location come with \ncost\n. Today even not favorable location also commanding an unfavorable price tag. People simply still don\u2019t get it that if you want good thing , it comes with a \u201cstruggle\u201d, pain or a cost. If you want happiness, it comes with a cost. If you want a nicely tone 6 packs abs , you have to endure the pain and the sweat.\u00a0 If you merely want something and not willing to take pain, you can just continue \u201cto want\u201d for the rest of your life. This goes same to property, if you want a good location property, you have to endure the higher \u201cpain or struggle or cost\u201d otherwise you will be forever \u201cjust want\u201d and by the time you start to accept that happiness does come with a cost, somehow you already ended up buying property some where you could not even imagine in your life. If you still don\u2019t get it, I suggest go to have a read on \nThe Most Important Question of Your Life\n \u2013 By Mark Manson\n\n\n\n\n\n\nHappiness Come With Pain\n\n\n\n\n\u201cE\nverybody wants what feels good. Everyone wants to live a carefree, happy and easy life, to fall in love and have amazing sex and relationships, to look perfect and make money and be popular and well-respected and admired and a total baller to the point that people part like the Red Sea when you walk into the room.\n\n\n\n\n\n\n\n\nEveryone would like that \u2014 it\u2019s easy to like that.\n\n\nIf I ask you, \u201cWhat do you want out of life?\u201d and you say something like, \u201cI want to \nbe happy\n and have a great family and a job I like,\u201d it\u2019s so ubiquitous that it doesn\u2019t even mean anything.\n\n\nA more interesting question, a question that perhaps you\u2019ve never considered before, is \nwhat pain\n \ndo you want in your life? What are you \nwilling to struggle\n for? Because that seems to be a greater determinant of how our lives turn out\u201d. \u2013 Mark Manson\n\n\n2. Safety & Security \n\n\nM Residence 2 @ Rawang by MahSing\n\n\n\n\nI am not surprised that Safety & Security has moved up to the Top 3 spots in consideration when buying a property. Safety & Security has been Malaysian\u2019s Primary Concern. How\u2019s not ???When we have some super brilliant MP here said \n\u2018Ok for rape victims to marry their rapists\u2019\n . If this kind of thing keeps on happening, soon SAFETY & SECURITY will be the NO 1 Top Consideration when Buying A Property In Malaysia.\n\n\n\n\nSafety & Security is top 2 consideration when buying property in Malaysia\n\n\n3. Size\n\n\n\n\nSentral Suites @ KL Sentral by MRCB\n\n\n\n\nSize directly affects the absolute pricing of the house and lead to affordability. In this survey it was not mentioned clearly that whether is sizing down or sizing up. I presume Malaysians prefer the \u201cRight\u201d size in balance of price and comfort. Perhaps now our generation buyer \u2013 Gen Y and Z perceives the BEST size as the \nRIGHT Size\n and Not the BIG Size property. Size is not only main consideration when buying property but also important consideration to Developers in Malaysia understanding what the trend of market demands. If you build something that irrelevant with what the market would like to absorb then this is really a big problem. The trend of property size is heading to \u201cRight Size\u201d where the\u00a0next wave of purchasers value personal life experience, lifestyle and freedom more than the size of the property itself. Those are the keys deciding factors for the next wave of purchasers in the context of Property Size regardless for marriage or own stay. The paradigm shift towards \u201d I ain\u2019t going to be the working slave for the next 30 years for the bank due to the house mortgage debt . I only live once in my life\u201d \u2013 this TIME Value perception is rather imminent . You will ask me, what is the \u201cRIGHT\u201d size then? I will leave this to readers, only yourself knows the best what you want and if you don\u2019t, then don\u2019t rush to buy.\n\n\n\n\n4. Infrastructure and Amenities\n\n\n5. Reputation of Developer\n\n\n6. Future Developments in the area\n\n\n7. Tenure of Property ( Leasehold or Freehold)\n\n\n8. PSF (Per Square Foot) Price\n\n\n9. Accesibility to Public Transport\n\n\n10. Facilities Within Properties\n\n\nTop Consideration When Buying Property [Source PropertyGuru]\nThis resembles a marked difference compared to 2016 when \nLocation, PSF and future developments in the area\n were deemed top considerations when making a property purchase decision.\u00a0 As compared to 2016, location remains the top factor in key decision making when buying a property in Malaysia , however we can see that Safety or Security and Size have become the primary factors.\n\n\nOther important factors were availability of infrastructure and amenities, developer\u2019s reputation and future developments in the area \u2013 ranked 4\nth\n, 5\nth\n and 6\nth\n respectively. Surprisingly, rental yield, only reached 13\nth\n on the list \u2013 a potential indicator of more owner-occupiers in the market than investors. According to PropertyGuru\u2019s Sheldon Fernandez, the changing factors are a reflection of the current mind-set and expectations of property buyers.\n\n\n\u201cThe results provide insight into the minds of potential property buyers in 2017. As people look to new areas outside of the city centre that meets their budget, location remains a priority but with safety and security growing in importance. Living further away, people generally want the benefit of space. Hence, the emergence of these three factors at the top. But importantly, the minds of Malaysians is to secure a property; to get a roof over their heads whereas before they would probably also be thinking of potential rental yields and capital appreciation. There is certainly a mind-set shift in 2017,\u201d said Fernandez.\n\n\nHe also added that the survey results are consistent with the increased number of searches over the past six months for properties on the outskirts of Selangor and the city centre.\n\n\nEmerging Property Hotspots in Suburban Selangor\n\n\nAccording to the Consumer Sentiment Survey, the outskirts of Selangor is gaining traction with 29% of potential homeowners (25% in 2016) now regarding the location as their preferred choice. This indicates the emergence of new property hotspots in suburban areas of Selangor \u2013 between 20-40km from the city centre such as Rawang, Sungai Buloh, Semenyih, Ulu Kelang, Ampang and others. Not surprisingly, high-rise strata homes consisting of both apartments and condominiums are the top choice followed by landed terrace homes. Demand for bungalows and semi-Ds however continue to dip.\n\n\nAverage Property Budget in 2017\n\n\nWith regards to budget, close to 40% of respondents intending to buy within the next six months indicated they would spend between \nRM300,001-RM500,000 in 2017\n \nto buy a property. Higher priced properties of RM700,001 to more than RM900,000 are likely to see fewer buyers with only 18% of respondents looking at these niche segments.\n\n\nTop Consideration When Buying Property Chart_2 [Source : PropertyGuru]\n\u201cIt indicates the sweet spot of what the majority of Malaysians are willing to fork out for a home. This is consistent with market trends, where properties priced RM300,000-RM500,000 have done well. Properties priced between RM500,000-RM700,000 will also see some movement. But 2017 is unlikely to see a recovery in the higher-end market. Properties closer to the RM1 million mark will generally be hard to sell though there will always be exceptions,\u201d said Fernandez.\n\n\nYa, it is true that according to the stats, majority Malaysians willing to spend on property priced RM300,000-RM500,000 but as an investor we should not forget the supply and quantity of property priced RM300,000-RM500,000 available in the market. I would have to say this is not the indicator of what price range of property you should invest in especially if there have been external force distortion to the property market. Simply said, it just doesn\u2019t work as it how it used to be. On the contrary, even though higher priced properties of RM700,001 to more than RM900,000 are likely to see fewer buyers with only 18% that does not means all these properties will be over hanged. If the supply of the product in this range is not many combined with few more other factors, this could be an opportunity here. I believe in every segments of property , there will be an opportunity balanced well by its risk.\n\n\nWe need to understand the difference between River Fishing and Sea Fishing\n\n\n\n\nOverseas Property Demand Declines\n\n\nOn a separate note, the survey also showed a continued drop in appetite among Malaysians to acquire overseas properties despite Brexit and other global developments. Australia remains the top choice for overseas properties with high rise homes being the top choice, followed by landed houses. Among the top reasons cited for overseas property buying were for retirement (43%), better environment / surroundings (42%), capital appreciation (38%), rental yield (37%), suits migration plans (36%) and children\u2019s education (36%).\n\n\nThe Consumer Sentiment Survey measures property sentiment and expectations amongst Malaysians with regards to the local property market. It polled 1013 respondents online. Similar surveys are carried out concurrently in Singapore, Thailand and Indonesia. The goal of the Survey is to help consumers gain an insight into the local property market to make better business and buying decisions. The survey was conducted in collaboration with Intuit Research Consultants, a well-respected international research agency.\n\n\nThe End.\n\n\n\n\n[BM Version] Faktor Utama Pembelian Hartanah di Malaysia bagi 2017 \n\n\nRakyat Malaysia dilihat semakin bijak dalam menyesuaikan diri dan menerima realiti keadaan pasaran hartanah semasa secara berperingkat. Sejajar dengan senario ini, portal hartanah paling berpengaruh di Malaysia dan Asia Tenggara, PropertyGuru kini mendedahkan beberapa perubahan faktor pelaburan hartanah utama yang disaksikan sejak enam bulan kebelakangan ini.\n\n\nBagi rakyat Malaysia, tiga faktor penting yang dipertimbangkan ketika membeli rumah adalah \nlokasi dan diikuti oleh keselamatan persekitaran dan saiz hartanah\n. Perubahan ini cukup ketara memandangkan faktor lokasi, harga hartanah dan pembangunan masa depan di kawasan hartanah lebih diutamakan oleh para pembeli pada tahun 2016.\n\n\nFaktor-faktor lain yang tersenarai dalam kedudukan keempat, kelima dan keenam termasuk jenis kemudahan dan infrastruktur yang ditawarkan, reputasi syarikat pemaju dan pembangunan masa depan di kawasan tersebut. Lebih mengejutkan, faktor pulangan sewa hanya tersenarai dalam kedudukan ke-13. Ini sekali gus bererti pasaran hartanah tempatan bakal dikuasai oleh golongan pembeli khususnya pemilik kediaman dan bukannya pelabur hartanah.\n\n\nMenurut Pengurus Negara PropertyGuru Malaysia, Sheldon Fernandez, faktor perubahan ini memberi gambaran jelas terhadap harapan dan mentaliti golongan pembeli hartanah hari ini.\n\n\n\n\n\u201cHasil tinjauan ini mendedahkan harapan bakal pembeli hartanah pada tahun ini. Meskipun para pembeli kini lebih menggemari kawasan baharu yang jauh dari pusat bandar dan memenuhi bajet masing-masing, faktor lokasi masih diutamakan. Aspek keselamatan juga dilihat kian diutamakan. Lazimnya, pembeli juga mengutamakan aspek ruang jika lokasi yang jauh menjadi pilihan. Justeru, tiga faktor ini kini adalah aspek terpenting bagi para pembeli,\u201d kongsi Fernandez.\n\n\n\u201cBagi kebanyakan rakyat Malaysia, kejayaan memiliki rumah adalah lebih penting. Membeli rumah untuk kegunaan peribadi lebih diutamakan sebelum memikirkan soal kenaikan nilai hartanah atau pulangan sewa yang lumayan. Tahun 2017 pastinya menjadi saksi kepada perubahan mentaliti para konsumer,\u201d tambah Fernandez.\n\n\nTambahnya lagi, hasil tinjauan tersebut juga konsisten dengan peningkatan jumlah pencarian hartanah di kawasan Selangor dan pusat bandar menerusi portal PropertyGuru sejak enam bulan kebelakangan ini.\n\n\nKemunculan Kawasan Hartanah Popular di Subbandar Selangor\n\n\nBerdasarkan Tinjauan Sentimen Konsumer PropertyGuru, kawasan luar bandar di Selangor kini kian mendapat perhatian. Berbanding 25 peratus responden pada tahun 2016, sebanyak 29 peratus responden yang juga bakal pembeli melihat lokasi tersebut sebagai pilihan kegemaran mereka. Ini sekali gus membuktikan kemunculan kawasan hartanah popular baharu di luar Selangor yang terletak sekitar 20 hingga 40km dari pusat bandar seperti Rawang, Sungai Buloh, Semenyih, Ulu Kelang, Ampang dan sebagainya.\n\n\nSeperti yang dijangka, kediaman strata bertingkat seperti apartmen dan kondominium merupakan pilihan utama dan diikuti oleh kediaman atas tanah. Permintaan terhadap hartanah jenis banglo dan rumah berkembar dua juga kian merosot.\n\n\nPurata Bajet untuk Pembelian Hartanah 2017\n\n\nDari segi bajet pula, kira-kira 40 peratus responden berhasrat untuk membeli rumah dalam tempoh enam bulan akan datang. Bajet yang diperuntukkan untuk membeli rumah pada tahun 2017 adalah antara RM300,001 sehingga RM500,000.Hanya sebanyak 18 peratus responden berhasrat membeli hartanah mewah terpilih yang berharga dalam lingkungan RM700,001 sehingga RM900,000. Kategori hartanah khas ini dijangka hanya mampu menarik perhatian sejumlah kecil pembeli rumah.\n\n\n\n\n\u201cKeadaan ini menunjukkan nilai perbelanjaan yang sanggup ditanggung oleh kebanyakan rakyat Malaysia untuk memiliki rumah. Sejajar dengan trend pasaran hartanah, hartanah yang berharga antara RM300,000 sehingga RM500,000 amat laris. Manakala hartanah yang berharga dalam lingkungan RM500,000 sehingga RM700,000 juga semakin mendapat perhatian. Namun, pasaran hartanah mewah dilihat tidak akan pulih pada tahun 2017. Hartanah yang berharga sekitar RM1 juta biasanya kurang mendapat sambutan tetapi mungkin ada pengecualian dalam soal ini,\u201d kata Fernandez.\n\n\nPermintaan Terhadap Hartanah Luar Negara Semakin Berkurangan\n\n\nSementara itu, tinjauan tersebut juga menunjukkan rakyat Malaysia kini kurang berminat untuk membeli hartanah di luar negara sebagai pelaburan biarpun dengan fenomena Brexit dan pembangunan dunia yang lain. Australia terus kekal sebagai destinasi utama pelaburan hartanah pilihan ramai. Kediaman bertingkat menjadi pilihan utama para responden diikuti dengan kediaman atas tanah. Antara sebab utama pelaburan hartanah di luar negara menjadi pilihan termasuk persaraan (43 peratus), persekitaran yang lebih baik (42 peratus), peningkatan nilai hartanah (38 peratus), nilai sewa yang lebih lumayan (37 peratus), pelan penghijrahan (36 peratus) dan pendidikan anak-anak (36 peratus).\n\n\nTinjauan Sentimen Konsumer bertujuan untuk menilai harapan dan sentimen rakyat Malaysia terhadap pasaran hartanah tempatan. Seramai 1,013 responden telah mengambil bahagian dalam tinjauan dalam talian ini. Tinjauan serupa juga dijalankan secara serentak di Singapura, Thailand dan Indonesia. Objektif tinjauan ini adalah untuk \u00a0membantu golongan pembeli memperoleh pandangan bernas tentang pasaran hartanah tempatan bagi membuat keputusan pelaburan dan pembelian hartanah yang lebih bijak. Tinjauan ini dijalankan dengan kerjasama agensi penyelidikan antarabangsa terkemuka, Intuit Research Consultants.\n\n\n\u00a0\n\n\n[Chinese Version] \n2017\n\u5e74\u5927\u9a6c\u4eba\u8d2d\u4e70\u623f\u5730\u4ea7\u7684\u9996\u8981\u8003\u8651\u56e0\u7d20\n\n\n\u968f\u7740\u8d8a\u6765\u8d8a\u591a\u5927\u9a6c\u4eba\u9002\u5e94\u4e86\u623f\u5730\u4ea7\u7684\u5e02\u573a\u73b0\u51b5\uff0c\u5e76\u9010\u6e10\u56de\u6d41\u623f\u5730\u4ea7\u5e02\u573a\uff0c\u9a6c\u6765\u897f\u4e9a\u548c\u4e1c\u5357\u4e9a\u9886\u5148\u623f\u5730\u4ea7\u96c6\u56e2PropertyGuru\u6307\u51fa\uff0c\n\u6d88\n\u8d39\u8005\u5728\u8d2d\u4e70\u623f\u4ea7\u65f6\u7684\u9996\u8981\u8003\u8651\u56e0\u7d20\u5728\u8fc7\u53bb6\u4e2a\u6708\u51fa\u73b0\u4e86\u53d8\u5316\u3002 \u5927\u9a6c\u4eba\u7684\u4e09\u5927\u8003\u91cf\u4f9d\u5e8f\u4e3a\n\u5730\u70b9\n\u3001\n\u5b89\u5168\n/\n\u4fdd\u5b89\n\uff0c\u4ee5\u53ca\n\u9762\u79ef\n\uff0c\u8fd9\u4e0e2016\u5e74\u4ee5\u5730\u70b9\u3001\u6bcf\u5e73\u65b9\u5c3a\u4ef7\u683c\uff08PSF\uff09\uff0c\u4ee5\u53ca\u6709\u5173\u5730\u533a\u7684\u672a\u6765\u53d1\u5c55\u4e3a\u8d2d\u4e70\u623f\u4ea7\u4f18\u5148\u8003\u8651\u56e0\u7d20\u7684\u73b0\u8c61\uff0c\u51fa\u73b0\u4e86\u660e\u663e\u7684\u5dee\u5f02\u3002\u5176\u4ed6\u91cd\u8981\u7684\u8003\u8651\u56e0\u7d20\u662f\u57fa\u7840\u5efa\u8bbe\u548c\u8bbe\u65bd\u3001\u53d1\u5c55\u5546\u7684\u58f0\u8a89\u548c\u8be5\u5730\u533a\u7684\u672a\u6765\u53d1\u5c55\uff0c\u5206\u522b\u6392\u5728\u7b2c4\u3001\u7b2c5\u548c\u7b2c6\u3002\u4ee4\u4eba\u60ca\u8bb6\u7684\u662f\uff0c\u79df\u91d1\u6536\u76ca\u7387\u53ea\u6392\u884c\u7b2c13\u4f4d\uff0c\u4f3c\u4e4e\u6697\u793a\u5e02\u573a\u4e0a\u6709\u610f\u4e70\u623f\u5b50\u4f9b\u672c\u8eab\u5c45\u4f4f\u7684\u4eba\u58eb\uff0c\u6bd4\u6295\u8d44\u8005\u6765\u5f97\u591a\u3002 PropertyGuru\u9a6c\u6765\u897f\u4e9a\u533a\u7ecf\u7406\u8c22\u5c14\u987f\uff08Sheldon 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\u4ed6\u8865\u5145\u8bf4\uff0c\u201c\u7136\u800c\uff0c\u66f4\u91cd\u8981\u7684\u662f\uff0c\u5927\u9a6c\u4eba\u7684\u9996\u8981\u60f3\u6cd5\u8fd8\u662f\u8981\u786e\u4fdd\u80fd\u62e5\u6709\u623f\u4ea7\uff0c\u4ee5\u4fbf\u6709\u6816\u8eab\u4e4b\u6240\uff0c\u76f8\u6bd4\u8d77\u4e4b\u524d\uff0c\u4ed6\u4eec\u8003\u8651\u7684\u53ef\u80fd\u662f\u6f5c\u5728\u79df\u91d1\u6536\u76ca\u7387\u548c\u8d44\u672c\u589e\u503c\u3002\u56e0\u6b64\uff0c\u6d88\u8d39\u8005\u7684\u5fc3\u6001\u7684\u786e\u57282017\u5e74\u51fa\u73b0\u4e86\u8f6c\u53d8\u3002\u201d \u4ed6\u8fd8\u8bf4\uff0c\u8fd9\u9879\u8c03\u67e5\u7ed3\u679c\u7b26\u5408PropertyGuru\u7f51\u7ad9\u7528\u6237\u5728\u8fc7\u53bb\u516d\u4e2a\u6708\u91cc\uff0c\u589e\u52a0\u4e86\u5bf9\u96ea\u5170\u83aa\u548c\u5e02\u4e2d\u5fc3\u5916\u56f4\u5730\u533a\u623f\u5730\u4ea7\u641c\u7d22\u6b21\u6570\u7684\u73b0\u8c61\u3002\n\n\n\u96ea\u5170\u83aa\u90ca\u533a\u7684\u65b0\u5174\u623f\u5730\u4ea7\u70ed\u70b9\n\n\n\u6839\u636ePropertyGuru\u6d88\u8d39\u8005\u4fe1\u5fc3\u8c03\u67e5\uff0c\u96ea\u5170\u83aa\u90ca\u533a\u7684\u5438\u5f15\u529b\u65e5\u76ca\u589e\u52a0\uff0c\u6709\u591a\u8fbe29\uff05\u7684\u6f5c\u5728\u8d2d\u5c4b\u8005\uff082016\u5e74\u4e3a25\uff05\uff09\u89c6\u8fd9\u4e9b\u5730\u533a\u4e3a\u9996\u9009\u3002\u8fd9\u663e\u73b0\u4e86\u96ea\u5170\u83aa\u90ca\u533a\u65b0\u5174\u623f\u5730\u4ea7\u70ed\u70b9\u7684\u5d1b\u8d77\uff0c\u8fd9\u4e9b\u5730\u533a\u8ddd\u79bb\u5e02\u4e2d\u5fc320\u81f340\u516c\u91cc\uff0c\u5982\uff1a\u4e07\u6320\uff08Rawang\uff09\u3001\u53cc\u6eaa\u6bdb\u7cef\uff08Sungai Buloh\uff09\u3001\u58eb\u6bdb\u6708\uff08Semenyih\uff09\u3001\u6de1\u6c5f\uff08Ulu Kelang\uff09\u3001\u5b89\u90a6\uff08Ampang\uff09\u7b49\u7b49\u3002\n\n\n\u6beb\u65e0\u610f\u5916\uff0c\u9ad8\u697c\u4f4f\u5b85\u662f\u6f5c\u5728\u8d2d\u5c4b\u8005\u7684\u9996\u9009\uff0c\u5176\u6b21\u662f\u6709\u5730\u6392\u5c4b\u3002\u72ec\u7acb\u5f0f\u548c\u534a\u72ec\u7acb\u5f0f\u6d0b\u623f\u7684\u9700\u6c42\u5219\u7ee7\u7eed\u4e0b\u964d\u3002\n\n\n2017\n\u5e74\u7684\u5e73\u5747\u623f\u5730\u4ea7\u9884\u7b97\n\n\n\u5728\u9884\u7b97\u65b9\u9762\uff0c\u8fd1 40\uff05\u7684\u53d7\u8bbf\u8005\u6709\u610f\u5728\u672a\u6765\u516d\u4e2a\u6708\u5185\uff0c\u4e5f\u5c31\u662f\u57282017\u5e74\u82b1\u8d3930\u81f350\u4e07\u4ee4\u5409\u8d2d\u4e70\u623f\u4ea7\u3002\u4ecb\u4e8e70\u4e07\u81f390\u4e07\u4ee4\u5409\u6216\u4ee5\u4e0a\u7684\u9ad8\u4ef7\u623f\u4ea7\u7684\u4e70\u6c14\u5219\u504f\u4f4e\uff0c\u53ea\u670918\uff05\u7684\u53d7\u8bbf\u8005\u8868\u793a\u6709\u610f\u7269\u8272\u5c5e\u4e8e\u8fd9\u4e2a\u4ef7\u4f4d\u7684\u623f\u5730\u4ea7\u3002\n\n\n\n\n\u8c22\u5c14\u987f\u8868\u793a\uff0c\u201c\u8fd9\u663e\u793a\u4e86\u5927\u591a\u6570\u9a6c\u6765\u897f\u4e9a\u4eba\u613f\u610f\u4e3a\u4e86\u62e5\u6709\u5bb6\u56ed\u6240\u4ed8\u51fa\u7684\u5e26\u4ef7\u3002\u8fd9\u4e0e\u5e02\u573a\u8d8b\u52bf\u4e00\u81f4\uff0c\u56e0\u4e3a\u4ef7\u683c\u4ecb\u4e8e30\u4e07\u81f350\u4e07\u4ee4\u5409\u7684\u623f\u5730\u4ea7\u8868\u73b0\u826f\u597d\u3002\u4ef7\u683c\u4ecb\u4e8e50\u81f370\u4e07\u4ee4\u5409\u95f4\u7684\u623f\u5730\u4ea7\u4e5f\u6709\u4e00\u5b9a\u7684\u4e70\u5356\u4ea4\u6613\u3002\u4f46\u662f\uff0c\u6211\u4eec\u57282017\u5e74\u4e0d\u592a\u53ef\u80fd\u770b\u5230\u9ad8\u7aef\u5e02\u573a\u7684\u590d\u82cf\u3002\u4ef7\u683c\u8fd1100\u4e07\u4ee4\u5409\u7684\u623f\u5730\u4ea7\u901a\u5e38\u96be\u4ee5\u51fa\u552e\uff0c\u4e0d\u8fc7\u8fd8\u662f\u6709\u4e00\u4e9b\u4f8b\u5916\u3002\u201d\n\n\n\u6d77\u5916\u623f\u5730\u4ea7\u9700\u6c42\u4e0b\u964d\n\n\n\u53e6\u4e00\u65b9\u9762\uff0c\u8c03\u67e5\u8fd8\u663e\u793a\uff0c\u5c3d\u7ba1\u9762\u5bf9\u82f1\u56fd\u8131\u6b27\u548c\u5176\u4ed6\u5168\u7403\u6027\u56e0\u7d20\uff0c\u9a6c\u6765\u897f\u4e9a\u4eba\u5bf9\u8d2d\u4e70\u6d77\u5916\u623f\u5730\u4ea7\u7684\u70ed\u8877\u7a0b\u5ea6\u4f9d\u7136\u6301\u7eed\u964d\u6e29\u3002\u6fb3\u6d32\u4ecd\u7136\u662f\u4eba\u4eec\u5728\u6d77\u5916\u7f6e\u4ea7\u7684\u9996\u9009\uff0c\u5176\u4e2d\u53c8\u4ee5\u9ad8\u697c\u4f4f\u5b85\u6700\u53d7\u6b22\u8fce\uff0c\u5176\u6b21\u662f\u6709\u5730\u623f\u5c4b\u3002\u6d77\u5916\u7f6e\u4ea7\u7684\u4e3b\u8981\u539f\u56e0\u5305\u62ec\u9000\u4f11\uff0843\uff05\uff09\u3001\u66f4\u597d\u7684\u73af\u5883\uff0842\uff05\uff09\u3001\u8d44\u672c\u589e\u503c\uff0838\uff05\uff09\u3001\u79df\u91d1\u6536\u76ca\u7387\uff0837\uff05\uff09\u3001\u914d\u5408\u79fb\u6c11\u8ba1\u5212\uff0836\uff05\uff09\u4ee5\u53ca\u5b69\u5b50\u6559\u80b2\uff0836\uff05\uff09\u3002\n\n\nPropertyGuru\u6d88\u8d39\u8005\u4fe1\u5fc3\u8c03\u67e5\u8bc4\u4f30\u9a6c\u6765\u897f\u4e9a\u4eba\u5bf9\u623f\u5730\u4ea7\u5e02\u573a\u7684\u4fe1\u5fc3\u548c\u671f\u5f85\u3002\u8fd9\u9879\u8c03\u67e5\u901a\u8fc7\u4e92\u8054\u7f51\u8bbf\u95ee\u4e861013\u4eba\u3002\u7c7b\u4f3c\u7684\u8c03\u67e5\u4e5f\u540c\u65f6\u5728\u65b0\u52a0\u5761\u3001\u6cf0\u56fd\u548c\u5370\u5c3c\u8fdb\u884c\u3002\u8c03\u67e5\u7684\u76ee\u7684\u662f\u4e3a\u4e86\u5e2e\u52a9\u6d88\u8d39\u8005\u4e86\u89e3\u5f53\u5730\u623f\u5730\u4ea7\u5e02\u573a\uff0c\u4ee5\u505a\u51fa\u66f4\u597d\u7684\u5546\u4e1a\u548c\u8d2d\u4e70\u51b3\u5b9a\u3002\u8fd9\u9879\u8c03\u67e5\u662fPropertyGuru \u4e0e\u5907\u53d7\u5c0a\u5d07\u7684\u56fd\u9645\u7814\u7a76\u673a\u6784Intuit Research Consultants\u5408\u4f5c\u8fdb\u884c\u7684\u3002\n\n\n[Source : PropertyGuru\u2019s Consumer Sentiment Survey]\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/topaz-good-view-sungai-long/", "title": "PROPCAFE Peek : Topaz SMD Good View @ Sungai Long By SHL", "body": "\n\nIt has been a while since we last review on landed house, this review is a development in Sungai Long, some says its somewhere Sungai Long is Kajang, to some, this place is near to Mahkota Cheras.\n\n\nTo this writer, it is none of the above, this is RED BRICKS TOWN.\n\n\nWelcome to the land of red bricks.\n\n\nWhere, the flats\n\n\n\n\n\u00a0\n\n\nThe school (under-construction)\n\n\n\n\n\u00a0\n\n\nThe hospital\n\n\n\n\n\u00a0\n\n\nThe shoplots\n\n\n\n\n\u00a0\n\n\nAnd the houses, even with guard houses are in red bricks\u2026..Red, red, red bricks\u2026\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\u00a0\n\n\n\u00a0\n\n\nLocation\n\n\nSungai Long needs no further introduction, it is serene town located 20km from KL city centre.\n\n\nIt has all amenities that satisfy local day to day needs, schools, banks, fast food, petrol kiosk, hospital and college, as well as short drive robust commercial scenes at Mahkota Cheras.\n\n\nIt is reasonably well connected to KL with Cheras Kajang Highway, and Besraya highway.\n\n\n\n\n\u00a0\n\n\nThe development\n\n\nThis development consists of 108 units freehold 2 Storey semi-detached homes, Built then Sell development storey semi-d development Sg Long location in SHL Consolidate Berhad, priced from RM1.238 million\n\n\n\n\n\u00a0\n\n\nThe site\n\n\nThe site is sitting deep into Bukit Sg Long, but with walking distance the new Chinese primary school.\n\n\nThe floor and and foot print\n\n\nPlot size 35\u00d780, built-up 2670 sqft\n\n\n \n\n\nThe built up 25ft in width and 49 ft in length, 20 ft for the car porch and 10ft back and side land.\n\n\nTo the writer it is, this is the minimum requirement for a landed house to call a semi-d, anything smaller be deemed smaller semi-d. Never mind smaller semi-d, nowadays semi-ds are overused anyway, semi-d in the sky, every unit is a semi-d\u2026you know who they are.\n\n\nThe layout are practical with no element of surprise, or creativity.\n\n\nEach room is quite spacious, with guest room on ground floor.\n\n\nThe selling point:\n\n\nGated and guarded, 2 tier security level, linear garden with lakes, first in this part of the town.\n\n\nmost units are >70% completed, you can actually walk around to choose your desired unit.\n\n\nthe lakes, yes teh c themed lake\n\n\n\u00a0\n\n\nlush landscape, first in Sg Long\n\n\n\u00a0\n\n\nguard house 1\n\n\n\u00a0\n\n\n\u00a0\n\n\nguard house 2\n\n\n\u00a0\n\n\nGround floor ceiling height boast with 11.5ft. Generous ceiling height can do magic, adding grandeur effects to your living space.\n\n\nThe fa\u00e7ade\n\n\nThere is nothing to shout about on the fa\u00e7ade, boring, and uninspiring. Some argue this design can stand the test of time While, it looks old now, and it certain still looks of kinda old 2-3 decade later, like an VW old bettle, 30 years on still an old bettle, see my point!\n\n\nI don\u2019t like these pillars, but can fit 2 cars.\n\n\nFront of the house\n\n\n\u00a0\n\n\nFront of the house\n\n\nThe pillars, are red too, but then can fit 2 cars comfortably\n\n\n\u00a0\n\n\nFinishing\n\n\nAs this is a BTS project, WYS is WYG. Finishing is average, not fantastic.\n\n\nFor those require refine living standard, you may need to spend abit to make up this baby.\n\n\n \n \n \n \n\n\n\u00a0\n\n\nFinal Thought\n\n\nLanded project are like gems nowadays, rare and precious!\n\n\nThe write always admires developers who make the efforts to build on-site show units, to enable buyers to have look and feel of the project before signing the dotted lines.\n\n\nWhat more such sizeable development that is BTS, with close to 80% completed.\n\n\nIt is very encouraging to see developer putting up some great efforts to have the units build up to 70-80% and then launch it to the public, effectively eliminating the most material risks for all under construction project-\nABANDON\n project. Therefore almost\n Zero Abandon Risk!!\n\n\nBuyers can basically cherry pick the best unit for own stay!\n\n\nLast but not least some selection of actual site pictures for your viewing pleasure.\n\n\n \n \n \n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/trends-in-malaysian-property-market/", "title": "PROPCAFE\u2122 Guide : Trends in Malaysian Property Market", "body": "\n\nIn another few more hours we will welcome 2016 into our life, let\u2019s embrace 2016 with grace! At this point of time, usually we will sit down at a quiet corner and listing down our New Year resolutions and some of us will try to recap all the moment taken place in 2015. What will be yours New Year resolutions and how was your 2015 had taken you so far? \ud83d\ude42 \n\n\n\n\nFor me, throughout the year of 2015 has been a mixed feeling of ups and downs. There were happy moment yet it came with a package of sadness. Life is not always about smooth sailing journey; sometimes it can be very rough and tough too.\n\n\nIn the year of 2015 itself, back to back I had seen the separation of love one; be it whether is beyond your control such as sickness and accident or the course of actions that leading to the decision made.\n\n\nThe experience of encountering such an intense moment in such a short period of time span really inflicted some permanent scars on my heart and this leave me to question what is life again. \n\n\n\n\n\n\n\n\nFor those who had gone or still going through such a painful moment, hang in there and be strong. \n\n\nBe Strong like him\n\n\n\u201cIf \nyou\n\u2018re \ngoing through hell\n, keep going.\u201d \u2013 \nWinston Churchill\n\n\nWalk into the light\n\n\n\n\nIt is the entire rough, tough and painful journey will \ncarve your character today \u2013 a stronger and wiser person.\n Believe me believe you, the sky is the limit and all of us are unique and own some special potential.\n\n\nThis is your own journey which you have to walk yourself to discover it. This is life.\n\n\n\n\n\n\nLet\u2019s go back to the property.\n\n\nI am feeling grateful and blessed as being able to sit down in a caf\u00e9 (in one piece\u00a0 \ud83d\ude42 ) writing my last article of 2015 while enjoying my hot coffee and I hope while you are reading this, you are enjoying every this single splendid moment with your family and those who are maters to you counting down for 2016.\n\n\nIn this last article of 2015, I am trying to sum it up all the moment what PROPCAFE had gone through in the year of 2015.\n\n\n\n\nNo doubt the property market of 2015 is soft as compared for the past few years. We heard and read quite a significant write-ups from the media or gurus on how bad the property market today and the outlook of property market in 2016 is not that really promising.\n\n\nSo how all these news affected us? Do we stop buying? The winter is coming, so do we stop hunting and hibernate during this season?\n\n\nFor me property investment is a long journey of self-discovery and similar to life; there are up and down, the good and bad moment, the tough and the easy moment.\n\n\n\n\nPROPCAFE did not stop here and until today PROPCAFE is still learning. In order to be one fundamentally strong and shrewd property investor, you don\u2019t quit or stop learning during the bad time.\n\n\nThe market is soft but it is not something unusual to PROPCAFE. If you got yourself the \nright product, good or bad time is irrelevant\n. Do not let the fear stopping you from moving forward.\n\n\n\n\nIt is during this time where it separates \nthe boy from the man\n.\n\n\nIt is during the bad time you\n learn the most\n.\n\n\nIt is during the bad time you can \ndifferentiate the good from the bad\n.\n\n\nIt is during the bad time, the most \nunorthodox creativity and innovation\n will surface from its shadow of darkness.\n\n\nIt is during the bad time, you able to see what it takes to be \nreally in love with property\n. (or SO, partner, business partner, friends)\n\n\nIt is during the bad time, you don\u2019t have to fight with the rest, and you can have your own sweet time to think and make a decision, no need to queue overnight, pampered with choices, freebies and treated like one true customer.\n\n\n\n\nSo back to the question does it affect us? Yes, in a good way. Over this winter time, I had seen how PROPCAFE members re-structure their \nbuying trend\n, in term of product, location, investment horizon, financing and the list can goes on to the extent of studying the \ntrends in Malaysian property market\n.\n\n\nAlong the way, out of desperation and depressing market, PROPCAFE moved out from the \ncomfort zone\n, explored the unexplored, made few hard head bangs on the wall and REALLY learned a lot.\n\n\nTalking about banging our heads on the wall, now we learned to wear helmet now!\n\n\nIn the year of 2015, PROPCAFE members acquired 13 properties with approximate value of RM$7.25m comprises of new launch, sub-sales, auction and also semi new launch (dropped out unit which is near to completion).\n\n\nOne of the highlight moments of 2015 was 6 out of 13 properties were done in the last minutes year end shopping; inked on the dotted line in December 2015 itself.\n\n\n\n\nMore often if not that we read or hear about the property market outlook. Seldom as it is, we hardly hear about the trends in the Malaysian property market.\n\n\nFor those who have been long enough in the property industry should be able to spot on the changes of the trends in Malaysian property market.\n\n\nUnlike fashion or lifestyle trends, the evolution of the trends in Malaysian Property Market is rather slow and sometime is almost unnoticeable but it does exist.\n\n\n\n\nSo let\u2019s has a brief touch on the topic of \u201cTRENDs\u201d this time \n\n\nMalaysia Property Market Trends \u2013 Back in October 2015, I came across this digital article about\n trends in the Malaysian Property\n by theedgeproperty.\n\n\nQuite an interesting article though. Have a click on it if you do have spare time. After reading this article, \u201cThe Force within me was Awakens\u201d \u2013 the word of \u201ctrend\u201d been in my mind until today and then other words such as trendsetter, trendies, fashion trend, coffee trend, food and drink trend, market trend and somehow my mind gone a little bit wild to dark side of sex trend of 2015. \ud83d\ude33\n\n\n\n\nSex trends for 2015?\u00a0 \ud83d\ude33 Kid you not; there is Sex Trends for 2015! Opps.. wait a minute, sorry wrong picture here. Not going to talk anything about intimate topic here although I am quite open about it, perhaps I will leave it to my next write up. What I meant was The SEX+Y Trends for property market in Malaysia. \n\n\nI started to ask myself a question, how these all other trends are interrelated and to what extend it will influence the property market trend?\n\n\nWhy as a property investor we need to understand and study the trends in Property Market?\n\n\nAnd I discovered all these trends regardless of market, social, fashion, food and drink and not to forget sex and property having one thing in common \u2013\n\n\n\n\n\u00a0\n\n\n\u201ctime + human behavior\u201d\n\n\n\n\n\n\n\n\nThere will be a point in the market where the \nbaby boomers ( > 52 yo)\n as the major purchasers will starts to shrink slowly due to factors such as aging, health, financing limitation, retirement mindset and lesser risk appetite will be replaced by the next younger generation.\n\n\nThere will be a transition where the Generation Y and Millennials emerging as the biggest pool of property buyer in the property market and this is the nature universal law of property market \n\n\n\n\nFast forward 5 to 10 years from now, think about it as who will be the next first home owner? \nGeneration X ( age between 35 \u2013 52)\n by now should already own their first home. ( you should be worry if you are Gen X and still does not own one yourself)\n\n\nSo who will be the next wave of mass market buyer hunting for their first home? This is one of the most difficult conundrums for the experts. \ud83d\ude44\n\n\nI am not an expert and I am making few assumptions here where most people \nstart\n to buy their first property after graduated and started to contribute in the workforce for average of 2 \u2013 5 years of service ( where their income becoming stable and ready to settle-down \n ) and not withstanding the fact that one of the main driving force for getting their first home is \ndue family or marriage\n.\n\n\nThis group should fall within the \nage range of 25-34\n \nand this group of buyer is the \ntoday\u2019s Millennial\n. \ud83d\udca1 (age between 20-34) .\n\n\nNow look around you and see whether you know or can identify any of the millennial \ud83d\ude00\n\n\nSource of reference :*Below link will be a bit technical. Click only if you are interested to digest it \ud83d\ude42\n\n\n\n\nYoung buyers in the property market \nby the borneo post\n\n\nProperty development: The influence of demographic \nchange\ns on the actors and the Malaysian housing \ndemand (preferences)\n \u2013 preliminary findings (housing \nconsumers)\n by \nHafiszah Ismail\n1\n, Abdul Hadi Nawawi\n2\n, Zainal Mat Saat\n3\nm, \nCentre of Postgraduate Studies, \nFaculty of Architecture, Planning and Surveyi\nng, \nUniversiti Teknologi MARA (UiTM)\n\n\nFuture Trend in Malaysian Property Market: Going to be Vertical by Daniele Gambero\n\n\n\n\n\n\nAs a developer and property investor, how much do you really understand the Millennial? If you want to stay ahead in the game for a longer horizon, understanding the trend and behavior of purchasers in property market is equivalent important as others factors.\n\n\nI am not saying that this parameter outweighs others common factors that we already known such as demographics, demand vs supply, price, location and accessibility but I am merely trying to highlight that *trend in property market ( *influenced by human behavior due to change of environment)\u00a0 is one of the hidden factor in the equation of property investment that most people tend to omit.\n\n\nSo let\u2019s start with a simple illustration below to find out more what their characteristics\n\n\nIllustration Source : uxc professional solutions\n\n\nAnd if you want to know the \ntop 50 brands for millennial\n .\n\n\nYou will be really surprised. Actually I am expecting #facebook and #instagram to be in the top 3 position.\n\n\n\n\nNow we understand, in the near future, the Millennials will be the new blood and major force in the property market scene. We have to learn\u00a0 to understand thing is changing over time, trend is built over it regardless whether you are willing to accept it or not.\n\n\nThe baby boomers and Gen X preferences or successful formula is no longer necessary applicable to this little unique daring ( or darling ) Millennials.\u00a0\n\n\nNevertheless there will be still some common basic ground despite generation gap in the methodology of property hunting. Understanding\u00a0 the behavior of Millennials will do you no harm but giving you some extra edges in your property investment over the long term horizon.\n\n\nLet\u2019s see where the trends in Malaysia property market will be heading to as we are moving forward from now on.\n\n\nBased on the article about trends in the Malaysia Property by theedgeproperty.com.my \u2013 I am doing a cover version for the trends in the Malaysia Property Market and this is what I gathered here :\n\n\n1. Mixed-use developments (aka Fully Integrated Lifestyle Development)\n\n\n\n\nThe upcoming Millennials will be the mass force behind the property buying scene. Their behavior is more towards lifestyle and wants all \n\u201cNICE\u201d\n things within their one-arm length that come with service like a hotel.\n\n\n\n\n\u201cIt is so cool, your new place got\n everything,\n got so many happening cafe, nice restaurant, cinema, gym, awesome shopping center, cool offices and a beautiful park too! How I know? I see many people shared it over #facebook and #instagram!\u201d \n \ud83d\ude44\u00a0 \ud83d\ude06\n\n\nPicture Credit to The MOG \u2013 The MakeOver Guys https://www.facebook.com/themakeover.my/\n\n\nLifestyle \u2013 Shopping\n\n\nLifestyle \u2013 Coffee Culture\n\n\n\n\n\n\nDining Experience\n\n\n\n\n\n\nHealthy Lifestyle\n\n\n\n\nExample of few current mixed-use development project : KL Ecocity, \nREV.O Bukit Jalil\n , Pavilion Bukit Jalil, \nTropicana Gardens\n , Pavilion Damansara Height , \nSunway Velocity\n , \nEkoCheras\n, and Tropicana Metropark\n\n\n2. Aged care facilities\n\n\n\n\nThe baby boomers are getting older. Matter of time that this will create demands on medical health care facilities, aged care facilities and elderly friendly lifestyle property to maintain their independence and lifestyle as kids nowadays hardly stay with their parents anymore when they had grown up. So now staying near to hospital is not bad after all.\n\n\n\n\n\u201cOh God, my lovely wife..no one will care for old people like us anymore, our kids now all grown up and having their own family, we don\u2019t want burden them, but don\u2019t worry my love, I will be with you and grow old together, let me look for a new home for our retirement together\u201d \ud83d\ude06\u00a0\n\n\nTrue Love Has no Expiration Date\n\n\n\n\nAccording to an article by PropSocial , \nthe top 3 retirement homes of Malaysia\n are\n\n\n\n\nThe Green Leaf by Gracious Homes Sdn Bhd\n\n\nAraGreens Residence by HSB Development Sdn Bhd\n\n\nGreenAcres by TI Homes\n\n\n\n\nMore Read Up on senior/elder/retirement home friendly\n\n\ni. \nModels of senior living for Malaysia\n\n\nii. \nHow to make your home senior-friendly\n\n\n3. Smaller intelligent homes\n\n\n\n\nPicture Credit to The MOG \u2013 The MakeOver Guys https://www.facebook.com/themakeover.my/\n\n\nSize is getting \nsmaller\n to \naccommodate mass market affordability level\n but with the \nadvance of technology\n innovation (booming of tech apps), creative practical layout, innovative design concept or some creative furniture and \n\u201cSMART\u201d ID\n, new generation likely to be able to accept the smaller size being compensated with technology.\n\n\n\n\n\u00a0\n\n\nMaybe the tagline is \u201d Size does not matter but \u201cSmart\u201d does matter\u201d\u00a0 \ud83d\ude1b\n\n\n\n\n\n\n4. \nThe dual key concept\n\n\n\n\nContradicts to No:2 , this is for those who die die want to have a few generations staying together where a common practiced culture by the Asian or for those\n\n\n\n\n\u201cKid, you stay with me because you cannot afford a house by yourself\u201d \ud83d\ude42 I love Asia! But there is another Chinese old saying that ONE mountain not able to store TWO tigress\u00a0 ( Direct translation : There is no way two women able to live under the same roof )\n\n\nThis picture is solely only for illustration purposes . It does not represent the family is happily staying together with the dual key concept home. But we shall give them the credit for those who atleast try their best \ud83d\ude42\n\n\n\n\nThe dual key concept is the concept of living allowing the flexibility of two or more families/couples/tenant staying together under the same unit yet maintain some privacy due to the layout design concept where mainly having\u00a0 \nseparate entrance\n, master bedroom, living, dining and kitchen. In the event if there is any argument or fight, this will enable you need not to see his/her face daily yet you can maintain your daily activity but well definitely not for long term though.\n\n\nYou might want to consider this option, if you fight with your partner or your partner\u2019s family most of the time and yet your partner wants to stay together with his or her family \ud83d\ude06\u00a0 \ud83d\ude06\u00a0 ( Okey I am just joking )\n\n\nExample of dual key concept project : \nThe Duo @ USJ 1\n\n\n5. Green homes\n\n\n\n\n\n\nThe Incredible Hulk Type; even Rolex also came out with Green Colour Submariner and it is one of the highly sought after color in the submariner series albeit at a premium price than the conventional model.\u00a0\n\n\nIt seems like the Green concept is getting more acceptable despite the higher cost of owning one. Honestly I don\u2019t have any comment on this. Well but to some extent, the Millennial today likely to be more health and environmental conscious but then again the price of mother nature is subjective to individual.\n\n\nIt will remains as an open debate at least in Malaysia till the day when a lower cost of alternative solution able to untie this knot.\n\n\n\n\n\u201cPlease give me one Green Latte with my own cup and need not the plastic bag\u201d\n\n\n\n\n\n\nHowever from the excerpt of THE GREEN HOME CONCEPT \u2013 ACCEPTABILITY AND DEVELOPMENT PROBLEMS A. Alias*, T.K. Sin, W.N.A.W.A. Aziz Centre for Studies of Urban and Regional Real Estate (SURE) Faculty of Built Environment, University of Malaya\n\n\n\n\nDifferences in Designs between Conventional Home and Green Home\nThe main difference between a conventional home and a green home is that \nthe conventional home used up 30% more energy compare to green home\n. Green home which was developed by YTL is situated at an environmentally friendly place which is at the \nMaple of West Sentul\n, where it is surrounded by the greenery. This allows for the green home to maximise its exposure to the sunlight to generate the required energy. Conventional home can be built anywhere. The trees and shrubs surrounding green\nhome can act as the natural shades to cool down the house.\n\n\nDefinition of Green Home\nMost of the respondents answered \u2018an energy efficient home\u2019 as their answer for the definition of Green Home. This is evidenced by 68% respondents answering the question positively. The rest of the respondents answered this question negatively i.e. \u2018is the same as the Green House\u2019 and \u2018home which has lots of plants\u2019. \nThis happens because the respondents do not know what actually a green home is\n. \nThe exposure to green home is still low in our country. Some of the Malaysian might have heard of green home but they do not have any idea and adequate understanding about green home. This eventually will \nlead to low demand of green home in Malaysia and them developers who develop green home will face problem to sell this type of houses.\n\n\n\n\n\n\nSome of the example of green homes concept development : \nSetia Eco Glades\n, \nSunway Rimba Hills\n, Ken Rimba, Bandar Rimbayu and The Light Collection\n\n\nWhich is your preference among all the five mentioned above? Being the greedy me, I wish to see more property development which comprises of ALL the five trends above.\n\n\nThat\u2019s all folks, I hope you all enjoy reading it.\n\n\nBefore I pen off here,\u00a0 PROPCAFE would like to say a big thank you to all our readers who have been supporting us and wishing everyone Happy New Year! \u2013 let\u2019s us embrace 2016 together with loads of joy and happiness.\n\n\n\n\n\n\n\n\nSpecial thanks to our two millennial angel for their lovely photos :\n\n\n#chelseachang \u2013 \nfb : \nchelsea chang\n\u00a0 ig : @chelseanothome\n\n\n#victoriayinyin \u2013 ig @victoriayinyin\n\n\nand some awesome ID picture credits to our infamous ID guru \nThe MakeOver Guys \n#MOG\n\n\nOther photos credit : Google Images\n\n\nThis is JJ the intern of PROPCAFE\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/trillion_jalan-tun-razak/", "title": "PROPCAFE Peek : Trillion @ Jalan Tun Razak KLCC By Sim Lian", "body": "\n\nPropcafe is proud to bring you first hand information ahead of\u00a0KL Trillion\u00a0Serviced Residences\u00a0official launch that is expected to be on this week!\n\n\n\n\n\n\n\u00a0\n\n\nFronting Jalan Tun Razak\n\n\n\u00a0\n\n\n\u00a0\n\n\nLocation\n\n\nTrillion is located at 338 Jalan Tun Razak, zone 2 KLCC.\n\n\n\n\n\u00a0\n\n\nProduct\n\n\nKL Trillion is a combination of a Green Building Index grade \u2018A\u2019 office block, five levels of commercial space, and two 39-storey serviced residence blocks.\n\n\nThe 368 units serviced residences are sitting on a 4.45 acres freehold land, with units sized from Type A-963sqf 2 bedder, Type B-1,485sqf 3 bedder, Type C-2,065sqf 3+ study, Type D 3,101sqft 4+Family, and penthouses from 4,225sqf to 6,274sqf.\n\n\nCloser look at the facade\n\n\nBacking Ampang elevated highway\n\n\n\u00a0\n\n\nSite Plan\n\n\n\u00a0\n\n\nOffice Block on the left and 2 residential block on the right\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\nDeveloper\n\n\nKL Trillion is developed by Perumahan SLG Central Sdn Bhd, a subsidiary of Singapore based developer Sim Lian Group Limited (\u2018Sim Lian\u2019)\n\n\nAh \nSim Lian is pretty well known name in Singapore Property scene, it started as a construction company, as its core competencies are developing HDB apartments and mass market condos in Singapore.\n\n\nFacilities\n\n\nLevel 5 of the development houses a whopping 2 acres of resort like facilities.\n\n\n\u00a0\n\n\nPlenty of facilties!\n\n\nFurnishing\n\n\nHigh and low kitchen cabinets, built in wardrobes to all bedrooms, split unit airconds to all bedroom, ducted air-cond to living and dining, hot water supply, gas hob, induction hob, cook hood, oven, microwave oven, washing machine cum dryer and fridge\u2026.sufficiently furnished! Just like a Singapore new condo!\n\n\nLayout\n\n\nNo surprises, on the layout, they are generally practical.\u00a0 This writer prefers Type D, only if it shrinks by another 1000sqft, and don\u2019t play play, private lift with private garden!!! For Type D units!!!\n\n\nLeft is Block B Right is Block A\n\n\nType A and Type B\n\n\nType C and Type D\n\n\nPrice\n\n\nMaintenance is 40sen per sqft inclusive of sinking fund.\n\n\nThe asking price for KL Trillion serviced residence starts from RM1.48mil, for 963sqf Type A unit from level 6. Type B from RM2.03mil, Type C from RM2.6m and Type D from RM3.3mil. Smaller units comes with 1 car park the bigger ones with 2.\n\n\nThe writer was told, there is no up front rebate for this project, to sign off SPA, buyer has to fork out 10%. But\u2026\n\n\nAs we observed the KL Trillion is on advance stage of completion, the multi-storey car park is likely to be completed very soon, this also means the completion of earth work and foundation for the development are claimable!\n\n\nHowever, like many other kind developers in KL, the developer is giving 10% rebate on the 2nd 10%, aka the foundation claim!\n\n\nDo up the calculation, KL Trillion is 90% off the list price, and now it starts from RM1.3xmil\u2026\n\n\nSo, is this a right price for KLCC zone 2 properties?\n\n\nWe would like to hear the answer from you\u2026..\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/trion-sungai-besi-by-binastra/", "title": "PROPCAFE\u2122 Review : Trion @ Sungai Besi by Binastra", "body": "\n\nIntroduction \n\n\nKL City Centre is synonyms to where Petronas Twin Tower located and often quoted as the COG of Klang Valley, being the focal of the commercial activities and where most of the wealth are created. Petronas Twin Tower is also the home of Petronas, the sole Malaysia Company in Fortune 500. Many of the public listed companies also set the base here and not surprisingly some of the most expensive real estate are located here. You can read PROPCAFE\u2122 Guide on the link \nhere\n to have general understanding of KLCC residential market.\n\n\nThe arteries leading to KLCC such as Jalan Mahameru from West, Jalan Kuching from North, Jalan Ampang from East and Jalan Loke Yew/ Sungai Besi from the south are bringing thousands (if not millions) of cars into KL City on daily basis. Obviously being such prominent spot offer attraction to acquire available land. For example in 2007 MahSing bought a 4.76 acres land along Jalan Sungai Besi for RM52mil which developed to what we know today as SouthGate. In July 2015, Binastra has acquired the 4.07 acre freehold land which used to house Volkswagen Show Gallery for RM96m. For more details clicks the link\u00a0\nhere\n. Recently Binastra has pre-launch the development, Trion. Read on for PROPCAFE\u2122 Review.\n\n\nDeveloper background\n\n\nBinastra used to be contractor and built condos such as The Treez for Exsimz. They turned to be developer themselves and being a cash rich company, Binastra develops their project without bridging loan. This gave assurance to the buyers their financial muscle to complete a project without relying heavily on the sales. Binastra previous launches such as Green Residences @ Cheras, Citizen 1 & 2 @ OKR and The Reach @ Titiwangsa were well received by buyers. For The Reach @ Titiwangsa review by PROPCAFE\u2122, you can click the link \nhere\n\n\nBeing the private company, the information of the company is quite limited and would rely on hearsay as well as media release by the company. Nevertheless Binastra seems to be quite a solid developer and has been delivering for the past projects.\n\n\nNow Binastra is developing their most ambitious RM1.3b GDV development so far, Trion.\n\n\nLocation, Accessibilities and Surrounding\n\n\nLocated approximately 6.5km away from KLCC, Trion is located along Jalan Sungai Besi. If you know where Southgate and Wisma MahSing is, the site which used to be ex-Volkswagen Show Gallery already demolished and currently busy with Trion construction work.\n\n\nTrion Location\n\n\nGoogle Location of Trion\n\n\nJalan Satu, Dua and Chan Sow Lin are famous with small medium industrial area, workshop and service center, hardware shop and even a self-storage warehouse. The roads are narrow with vehicles haphazardly parked along the road. The MRT2 which is currently under construction also does not help the traffic around the area.\n\n\nThis slideshow requires JavaScript.\n\n\nTrion Accessibilities\n\n\nIf you are coming from KLCC, Trion is easily accessible as it is simple turning off Jalan Sungai Besi. Even though the 3 blocks Trion will be prominent landmark, it is much trickier if you are coming from South, PJ or KL Sentral, as you cannot make U-Turn at Loke Yew Roundabout. The best bet would be relying on Waze.\n\n\nDirection and distance to major location\n\n\nMasterplan, Concept and Fa\u00e7ade\n\n\nFrom the website, Trion has loading up plenty of the USP of the development\n\n\nThis slideshow requires JavaScript.\n\n\nPropcafe likes the GBI idea on mixed development however developer needs to elaborate what is value proposition to the purchasers. Developer needs to fulfill GBI requirement in order to obtain the certification. It can be time and effort tedious however the reward the building to be more energy efficient. However upon the completion and to maintain the certification, JMB needs to pay the fee which can be quite expensive affair.\n\n\nMercure Hotel being part of the mixed development, will also offer house-keeping, laundry, event and catering to the residents. The concept is promoted in luxury or branded condotel however Propcafe wonders how many residents will need such novelty service given that it is quite expensive. \u00a0\n\n\nThere are 3 blocks in total in Trion. 2 blocks of 66 storeys serviced apartment and another 57 storeys block consists of 37 storeys serviced apartment and 19 storeys Mercure Hotel. In total there are 1344 units of serviced apartment spread across 3 blocks and 235 hotel rooms. The density of Trion easily worked to be 330 units, on par (or higher) with development such as M Vertica @ Cheras and RC Residences @ Sungai Besi.\n\n\nTrion factsheet\n\n\nThe first 7 storeys will be 38 retails and more than 2000 carparks to serve the needs of residents and hotel guests.\n\n\nDeveloper has mitigated the high density units by providing quite a generous lift ratio for each building. Developer has split the lifts to low and high zone like what UOA did with SouthView and Southlink for more energy efficient and better lift management.\n\n\n\n\n\n\n\n\n\n\nBlock\n\n\n\n\n\n\nTotal Units\n\n\n\n\n\n\nPassenger Lift\n\n\n\n\n\n\nLift Ratio\n\n\n\n\n\n\n\n\n\n\nA\n\n\n\n\n\n\n536\n\n\n\n\n\n\n6\n\n\n\n\n\n\n89\n\n\n\n\n\n\n\n\n\n\nB\n\n\n\n\n\n\n592\n\n\n\n\n\n\n6\n\n\n\n\n\n\n99\n\n\n\n\n\n\n\n\n\n\nC\n\n\n\n\n\n\n216 hotel rooms\n\n\n\n\n\n\n4\n\n\n\n\n\n\n54\n\n\n\n\n\n\n\n\n\n\nC\n\n\n\n\n\n\n235 hotel rooms\n\n\n\n\n\n\n4\n\n\n\n\n\n\n59\n\n\n\n\n\n\n\n\n\n\n\n\nEach block will have a service lift\n\n\n\n\nPROPCAFE\u2122 was not impressed with the fa\u00e7ade. Despite the effort to weave the facilities deck located on level 8, 55 and 66\nth\n on block A & B and Level 21 on block C, the fa\u00e7ade was too busy probably due to the high plot ratio.\n\n\n\n\nTrion is expected to be landmark in this part of Kuala Lumpur as they are no other 66 storeys building (The tallest residential in Kuala Lumpur so far is Four Seasons with 65 storeys). Hm.. At this location where surrounded by industrial area\u2026\n\n\nThis slideshow requires JavaScript.\n\n\nDo click the link\u00a0\nhere\n\u00a0 for the developer\u2019s Trion promotional video.\n\n\nAmenities\n\n\nThe developer brochure lists plenty of impressive amenities ranging from healthcare, education, shopping malls, major landmark etc. However the landmark seems to be neither here and there. Chan Sow Lin LRT station (post 2022 will have MRT station as well) is easily 1km away and given the current road condition, it is not and conducive walking condition. Approximately 300m away from the LRT Station the walkway will be covered.\n\n\nThis slideshow requires JavaScript.\n\n\nDeveloper offers shuttle service however again\u2026 the cost involved in maintaining the vehicle as well as driver. If developer just supply one MPV it may not be sufficient to cater for 1344 serviced apartment and 235 hotel guests especially during the morning and evening peak hour.\n\n\nThis slideshow requires JavaScript.\n\n\nThe nearest shopping mall is Mytown which is approximately 2km away. However do not be easily deceived as the Jalan Tun Razak is famous for congestion especially the traffic light in front of Jalan Pasar. Propcafe\nTM\n would suggest prospect buyers to perform self-due diligence by exploring the locality of Trion.\n\n\nFacilities\n\n\nFacilities in Trion are spread over 4 levels across the 3 blocks\n\n\nThis slideshow requires JavaScript.\n\n\n\n\nGround Level\n\n\nLevel 8\nth\n\n\n\n\n\n\nLevel 54\nth\n on block A and 55\nth\n on block B. Both are linked with sky bridge\n\n\nLevel 66\nth\n on each block A and B\n\n\nLevel 21\nst\n on Block C\n\n\n\n\nOn the ground floor, there are 38 units of retails to serve the residents and hotel guests. Each block will have dedicated lobby and drop off area with theme Bolt, Neo and Sheen.\n\n\n \n \n \n \n \n \n \n \n \n Drop Off Area Bolt \n \n \n \n \n \n \n \n \n \n \n \n Lobby Bolt \n \n \n \n \n \n \n\n\n \n \n \n \n \n \n \n \n \n Drop Off Area Neo \n \n \n \n \n \n \n \n \n \n \n \n Lobby Neo \n \n \n \n \n \n \n\n\n \n \n \n \n \n \n \n \n \n Drop Off Area Sheen \n \n \n \n \n \n \n \n \n \n \n \n Lobby Sheen \n \n \n \n \n \n \n\n\nLandscaped plaza also located on the central of the ground floor\n\n\nLandscape Plaza\n\n\nMyriad of facilities available on Level 8 to keep residents of 1344 units occupied. Notable facilities such as Olympic length swimming pool, Lagoon Pool, Multipurpose cum 2 badminton courts, Amphitheatre and Half Basketball Court\n\n\nThis slideshow requires JavaScript.\n\n\nArtist impression Facilities on Level 8\nth\n\n\nLevel 54\nth\n on block A and 55\nth\n on block B is linked with Sky Bridge. Developer has incorporated Viewing Lounge and Floating Cube to take advantage of the majestic KL Skyline view\n\n\nKL Skyline View\n\n\n \n \n \n \n \n \n \n \n \n Sky Bridge \n \n \n \n \n \n \n \n \n \n \n \n Floating Cube \n \n \n \n \n \n \n\n\nArtist impression Facilities on Level 55\nth\n\n\nDeveloper has sacrificed penthouse by building rooftop garden and starry lounge for the enjoyment of residents\n\n\n\n\nArtist impression Facilities on Level 66\nth\n\n\nUnit Layout\n\n\nThere are 27 variance unit layouts in Trion however it can be simply grouped to 7 layouts (including type D1) with minimal variance between them.\n\n\nUnit layout overview\n\n\nThe size is ranging from 689sqft (2 bedroom, 1 bathroom) to 1055sqft (3 bedrooms, 3 bathrooms). 2 bedrooms 1 bathroom forms quarter of total units and 2 bedrooms and 2 bathrooms take up another 60% of total units. The balance 13% are 3 bedrooms and 3 bathrooms variance.\n\n\nThis slideshow requires JavaScript.\n\n\nThe layout in general is squarish and efficient. Most of the bedrooms are facing outside except intermediate variance A where the bedroom will be facing the airwell.\n\n\nWhat caught PROPCAFE\u2019s eyes is wide living and dining area which allow more natural light to permeate through the unit. Most layouts also dual keys ready where minimal renovation for the conversion.\n\n\nThe show units from brochure for type A~F.\n\n\nThis slideshow requires JavaScript.\n\n\nThis is the generic specification for each unit. Developer will provide all relevant points (water heater, aircon etc), tiles on bedroom. Nothing fancy. The unit is partly furnished by developer with standard such as aircon, water heater and kitchen.\n\n\n\n\nPricing\n\n\nThe net PSF quoted to PROPCAFE is from below RM700psf with generous rebate scheme is offered. For KL City Skyline view, additional 5% premium loaded on type C. The maintenance (inclusive sinking fund) is targeted at RM0.36psf. for type A, the fee is worked to be less than RM250 per month.\n\n\nConclusion\n\n\nThe targeted completion for Trion is 3\nrd\n quarter 2024, easily more than 5.5 years away despite construction is ongoing now.\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nA long way for an under construction property (as well as the progress interest). There are plenty of facilities offered and Binastra is trying to impress the prospect buyers. Or we can interpret the developer is working hard to make Trion a better development in order to make up for the lack of location and surrounding? Hm\u2026. Some of the service such as shuttle may turn out just to be gimmick IF just one shuttle Van provided, it will not able to cater for the crowd in peak hour.\n\n\nBy end of this review, PROPCAFE still couldn\u2019t \u201cvisualize\u201d twin 66 storeys building on this location and neighborhood.\n\n\nTill then, Happy Hunting Folks!\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/tropicana-avenue-360-degree-view/", "title": "PROPCAFE 360 Degree View : Tropicana Avenue @ Tropicana by Dijaya Corporation", "body": "\n\nTropicana Avenue is a mix residential and commercial project developed by Tropicana Corporation Berhad (\u201cTropicana\u201d).\n\n\nTropicana Avenue components consist of one office tower, ground to second floor the retails and shops, and one tower of residential service apartments. Tropicana Avenue is nestled along Persiaran Tropicana and located right opposite Casa Tropicana.\n\n\nTropicana Avenue was launched in early 2012 and recently VPed and once again PROPCAFE TEAM is very pleased to receive invitation for lawatan Sambil Belajar at Tropicana Avenue, we couldn\u2019t wait to show our field work to you in our Tropicana Avenue 360 Degree View.\n\n\nHere\u2019s our take on Tropicana Avenue.\n\n\nPros:\n\n\n\n\nLocation, mature, PJ address.\n\n\nNearby up and coming new international school\n\n\nCommercials will come in handy to serve the Tropicana folks in PJ, residents at Tropicana Avenue can practically walk down to run groceries errand, coffee, drinks, makan.\n\n\nGood workmanship \u00a0with quality fittings and minor defects noted, fibre ready upon VP, water and electric connected at VP.\n\n\nGood value for 650-700psf launch price project, the end product is aesthetically pleasing and fit well with Tropicana neighborhood, generous gym & equipment, good landscape features, what else, scroll down and see what we meant.\n\n\n\n\nCons:\n\n\n\n\nTraffic during school hours (start & end) can be a nightmare.\n\n\nUnits at Tropicana Avenue near or facing NKVE can be noisy.\n\n\nAccess at Tropicana in general, now with presence of Tropicana Avenue and other similar future residential development, access has hardly have any improvement over the years. We very like to imagine when it rains heavily and when water level raise at the famous tunnel, go figure.\n\n\n\n\nThe artist illustration & actual for Tropicana Avenue is relatively near, unlike other development, total 360 degree change after VP.\n\n\n \n \n \n \n \n\n\nThis is the tennis court.\n \n \n \n \n \n \n \n\n\nTropicana Avenue has an half basketball court, no bad right, time to practice 3 pointers\u2026.\n\n\n \n\n\nLooks at this, cantik kan?\n\n\nLet\u2019s check out the gym shall we?\n \n \n \n \n \n \n\n\nConcluded the gym is spacious, and pretty well equipped. (Unlike some other gym \nhere\n). Let\u2019s look at the surrounding views.\n\n\n\n\nTropicana landed view, best!\n\n\n\n\nNKVE view and noise, CMI! Avoid it if you can .\n\n\n \n\n\nCasa Tropicana just right opposite, wave and say hi to neighbors.\n\n\n\n\nTropican Grande View. Let\u2019s peek into the multipurpose hall.\n\n\nTropicana Avenue is fibre ready. Let\u2019s look inside the unit.\n\n\n \n \n \n\n\nCheck out the retails and commercials, more to come, more to come.\n \n \n \n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/tropicana-gardens-bayberry/", "title": "PROPCAFE Review : Tropicana Gardens \u2013 Bayberry @ Kota Damansara By Tropicana", "body": "\n\n\u00a0\n\n\nTropicana Gardens\n\u00a0\u2013 Bayberry ~\u00a0\nWhat gives ?\n\n\n\n\n\u00a0\n\n\nThe hottest launch this weekend is no doubt, Dijaya Corporations\u2019s Tropicana Gardens Phase 2, aka\n\u00a0Bayberry\n.\n\n\nLocated along the perpetually jammed Persiaran Surian in Kota Damansara, you will either love it, or hate it. \u00a0\nLove it\n, because it is located along the\u00a0\nGolden Mile\n, where you can find everything from banks (CIMB, Public Bank, Stanchart, UOB, HSBC, Maybank, Hong Leong, etc) to groceries (Village Grocer), to hotels (Tune Hotels), coffee shops, restaurants, etc \u00a0\nHate it\n\u00a0? Obviously you\u2019ve not driven along Persiaran Surian during peak hours, traveling from Sunway Giza to Pelangi Sentral can sometimes take more than 30 minutes along that 1.5km stretch.\n\n\nPhase 1 was called Arnica, and was launched in October 2012 \u2013 pricing from RM700psf upwards was considered \u2018expensive\u2019 at that time.\n\n\nAs usual, back then \u2013 the studios were the first to go, all sapped within a blink of an eye by investors, some taking multiple units even (hence the limit of 2 units per purchaser during Bayberry\u2019s launch).\n\n\nBut Dijaya rightly (or wrongly if you are the aggrieved DPC member), kept some units for Saturday when it was open to the mass public during Arnica\u2019s launch.\n\n\nSo what about this time around ?\n\n\n \n\n\n\u00a0\n\n\nAs you can see, Dijaya has nicely set up seats to cater for the morning\u2019s balloting process (or number taking process) ; as well as every Malaysian\u2019s favorite \u2013 free food.\n\n\nPrice is a whopping RM1000psf upwards, when I was there around 1pm \u2013 there were 2 units of 983sf left.\u00a0 One of which was going at RM1.1mio before discount. That\u2019s RM1,120 psf!\n\n\nSome pictures from the launch.\u00a0 As the clich\u00e9 goes, a picture tells a thousand words, all the units were snapped up.\u00a0 This round the buyers were told to write a cheque payable to a lawyer after they sign the Option to Purchase form.\u00a0 Previously, the buyers had the option of swiping their cards immediately on the spot , i.e. literally outflow of money on day 1.\n\n\n\n\nAs mentioned, layout are identical.\u00a0 Smaller studio units face east/west, and I am sure the west facing units were the fisrt to go, as they face the internal facilities and pool as well.\u00a0 The larger 983sf face north (i.e. faces the elevated LRT tracks).\u00a0 And south facing are the 2 cr\u00e8me de la cr\u00e8me large sized units (of the 3-bedder 1,274sf and 3+1 bedder with 1,573sf).\n\n\n \n \n\n\n\u00a0\n\n\nI can see the investors going for the smaller unit, with smallest absolute value, whilst the larger units will be taken either by families for own stay, or by the orang kaya Tropicana for their weekend home..\n\n\nWhilst previously the Arnica tower was up to 38 floors, Bayberry is taller with 43 floors.\n\n\nUnit orientation, size, and layout are all the same as Arnica\u2019s.\n\n\n\u00a0\n\n\nAt RM1000psf upwards, I honestly don\u2019t know how to read this.\u00a0 I should have interviewed some of the buyers to find out what\u2019s in their mind.\u00a0 But I can sense quite a few were buying for the next generation.\n\n\nFor a studio unit, roughly RM600k, and with a 30-year loan, you are looking at minimum of RM3,000 to break even , after loan repayment and maintenance.\n\n\nFor a studio, in Kota Damansara to rent out at RM3,000 ? Hmmm, despite the MRT access \u2013 one could rent similar units within the KLCC vicinity.\u00a0 If you don\u2019t need the MRT access, then there\u2019s always this nearby Tropicana Avenue with a less stressful environment.\u00a0 The investors/owners of Sunway\u2019s Nexis, Encorp\u2019s Strand Residence, and Mitraland\u2019s Cascades, must be smiling and rubbing their hands with glee on hearing this latest pricing news.\u00a0 Bear in mind, neighbouring Casa Indah is only asking roughly RM600psf \u00a0Work has already started on the project, and Phase 1 buyers have already signed the S&P end of last year.\n\n\n\n\n\u00a0\n\n\n+\n\n\n\n\na rare integrated commercial, MRT, residential development \u2013 cannot think of any other projects with the exception of KL Sentral and KL Eco City\n\n\nthe latest \u2018wong\u2019 area in PJ, reminds me of the SS2 square as well as the DU Uptown area.\n\n\nMore legs to run with subsequent Phase 3 and Phase 4 launches\n\n\n\n\n\u2013\n\n\n\n\n\u00a0pricing is prohibitive, excessive \u2013 hard to make sense of it\n\n\n\u00a0price point is a benchmark in the PJ vicinity, reminds one of KLCC pricing or Mah Sing\u2019s Icon-ic pricings\n\n\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/twentyfive-7-kota-kemuning-by-gamuda-land/", "title": "PROPCAFE\u2122 Review : twentyfive.7 @ Kota Kemuning by Gamuda Land", "body": "\n\nA decision to buy a property for own-stay or investment purpose is getting more complex especially with a lot of choices in the market nowadays. Unlike the heyday that filled with strong property investment sentiment and risk taking behavior, the new township offering is facing a bumpy road in the current phase of property cycle.\u00a0 It is primarily caused by a\u00a0 weaker sentiment and conservative approach adopted by buyers and the new township is one of the most affected segments. With just masterplan and artist impression, the township is not in a stage to prove and reflect its value. Without a holistic view and sufficient statistics or information, buyers may easily or tend to conclude the property in new township either too risky or over-valued since there is no actual realization on buildings, amenities, ambience, and environment to justify the additional premium or emotional attachment to the new township.\n\n\nKota Kemuning Landscape \u2013 Park\n\n\nPROPCAFE\u2122 came across many new townships and revisited Kota Kemuning recently. Interestingly, the south of Kota Kemuning is now having a brand new township, expanded from the existing Kota Kemuning.\u00a0 From what we have gathered from the trip, there are number of key considerations that PROPCAFE\u2122 would like to share here when come to spotting the traits of a good potential new township.\n\n\nKota Kemuning Aerial View\n\n\nOld is \u201c\nGold\n\u201d? \n\n\nThis normally applies to an old and matured township which was long established with a majority of middle and middle-upper income group who are relatively wealthier. In such community, in many cases, any new development within the township would be easily sold off due to the scarcity of the lands. When there is no longer enough lands to make a big scale development, developers would then start to extend the boundary of matured township. There are many similar success stories we can make reference here, for example Glenmarie (Subang), Desa Parkcity (Kepong), Bandar Botanic/ Setia Alam (Klang), Kota Damansara (Tropicana), and etc.\n\n\nKota Kemuning Aerial View \u2013 Residential\n\n\nWith a stronger financial strength, this group of residents has choices and more tendency to upgrade their home based on their different requirements, for example security, expanded family, lifestyle, and key amenities. At the same time, they do not want to be too far away from their familiar and comfortable neighborhoods. Therefore, compares to standalone new township, the new \u201cupdated\u201d township that expanded from an old township always has a better chance to get instant \u201cmigrants\u201d.\u00a0 This helps the new township easier to survive and prosper. However, please make sure the \u201cGOLD\u201d is there, not just OLD! There are many old townships in Klang Valley do not come with \u201cGOLD\u201d, unfortunately.\n\n\n\n\nLifestyle Elements\n\n\n\n\nA new township must offers the \u201cmissing piece\u201d in an old and matured town by bringing in new excitement and lifestyle elements that can act as a catalyst to justify the premium and push the property price to next level in the vicinity. The new elements will help to lure the younger generation continues to stay near or with their parents. In this aspect, the criteria to buy home nowadays no longer restricted to just a good and familiar location but it is crucial to meet the increasing expectation on lifestyle preference from home buyers. They are looking beyond just a home itself and demanding the conveniences in the community that match their additional lifestyle and entertainment needs, together with their improved financial strength. To just continue building nicer homes in an old township will not be ideal anymore. One can see most of the new successful townships are all attached with specific theme and unique living environment to differentiate the pricing to lure the new \u201cmigrants\u201d.\n\n\nKota Kemuning Lakeside\n\n\nTrack Record of Developer to Delivery \u201cUnique\u201d Township\n\n\nBuilding a new township is not for all developers. There are only handful of developers can make it happen as new township requires different capabilities to support the heavy costs on new infrastructure, create new township awareness, gain trust from the buyers, and most importantly the ability to consistently execute the masterplan.\n\n\n\n\nHicom-Gamuda Kota Kemuning\n\n\nIn many circumstances, the ineffective and financially weak developers will end up in the situation of stop and re-start mood in executing the masterplan. Oppositely, a reliable town maker will continuously build each component from its well-designed masterplan over years and injects more elements in different phases to the community. Although developer track record and financial strength are important,\u00a0 the uniqueness of masterplan and concept are equally crucial to differentiate the winner and loser in the current competitive environment.\n\n\n\n\n\u201cAlliance\u201d Township from Big Developers\n\n\nPROPCAFE\u2122 sees the \u201cAlliance\u201d as a very vital factor for the success of a new township, whether it is officially collaborated or co-incidentally co-develop the new township. A single developer, no matter how big they are, have limited resources. With more established developers join the fray in a close vicinity or within the same township, the faster the township can be \u201crealized\u201d and delivered. The competition will surely bring more values to the buyers and residents in the new township, thanks to the developers\u2019 urgency to grab the market shares by continuously enhance its product proposition to match the needs of residents.\n\n\nWell-Balanced Mix of Demographic and Property Types\n\n\nKota Kemuning Residential\n\n\nAny big township requires a good mix of resident profile to generate the demand for different types of properties. Unless it is a relatively smaller township, it won\u2019t survive if developers are just keep \u201cpumping\u201d in similar property types and price range. A vibrant township needs human traffic from all walk of life and by offering different ranges of property would attract a balanced mix of resident profile and by nature will create various types of economy activities to make the township more sustainable.\n\n\nAmenities in New Township\n\n\nThis is the hardest part for all township developers. It always take times to deliver necessary amenities especially in those standalone new townships. The speed of delivering the amenities will directly affect the occupancy rate in a new township. Some say, build residential and commercial properties, then amenities will come naturally. In the other hand, some argue that amenities must come first so that more residents will move in. Both are not wrong. However, it would be in a best scenario to have a new township that comes with good amenities from its \u201cneighbour\u201d township(s) within short distance, while waiting for its own new amenities to come!\n\n\nGamuda Walk, Kota Kemuning\n\n\nConnectivity\n\n\nLastly, a township without a good connectivity to major federal roads or highways will not prosper, no matter how great is the masterplan. To put in an analogy, the accessibility or linkage to major highways is just like the support of the spine in a human body. All residents\u2019 daily routine and economy activities are relying on it. So, any township without a good connectivity will be \u201cparalysed\u201d in no time.\n\n\n\n\nGamuda Land\u2019s latest development \u2013 twentyfive.7\n\n\nThe name of twentyfive.7 is interestingly link up with the phrase of 24/7 (24 hours and 7 days). To simplify it, twentyfive.7 \u2013 24/7 = Extra Hour. twentyfive.7 will complete your living with extra time to spare in this placemaking and fostering community.\n\n\ntwentyfive.7, Quayside Mall\n\n\nKota Kemuning + twentyfive.7 \n\n\ntwentyfive.7 is a 257 acres development at the southern part of matured Kota Kemuning. Ironically, Hicom-Gamuda started the Kota Kemuning township in 1995 which strategically sandwiched between Klang and Subang Jaya/Puchong. With its tagline of \u201cThe Epitome of Klang Valley\u2019s Finest\u201d, this 1854-acres township was successfully grown and transformed to be one of the highly sought addresses over last two decades and now with approximately 32,000 population.\n\n\nKota Kemuning\n\n\nThe allocation of 40% green area within the township has benefited the residents greatly with ample outdoor space and serenity. It includes two golf courses (Kota Permai Golf and Country Club and Bukit Kemuning Country Club), one equestrian club (Vista Shah Alam Equestrian and Endurance), and a Central Park consists of a 22-acre lake, 25-acre park and a 1.5km jogging track. Based on the statistics from agencies, many Kota Kemuning residents were previous resided in Subang and Shah Alam which comprise of 57% of Chinese, 25% of Malay and 9% of Indian. All types of residential property are available in Kota Kemuning, from apartments & condominium, link houses, semi-detached, clustered bungalows to large detached house. A quick search in property portal can see the bungalow is asking as high as RM3 to RM6 million. Attributed to the previous property booming cycle, the prices in this area have increased multiple folds from its initial values over last 10 years. With a financially strong demographic, this matured township certainly comes with a lot of \u201creserve\u201d i.e. \u201cOld Money\u201d or \u201cGold\u201d. It is no surprise to see many big developers to come in and build higher end properties here. OLD is \u201cGold\u201d? Sure, ticked here!\n\n\n\n\nMissing piece of puzzle in Kota Kemuning?\n\n\nKota Kemuning is always seen as a quiet neighbourhood that come with good amenities. From medical centre, hypermarkets, commercial and shops, eateries and street foods, schools, tuition centers, kindergartens, to even a large confinement center, Kota Kemuning is now a self-sustainable township! The only part that one may argue is the missing of integrated lifestyle hub, as the focal point and vibrant centric place, to serve the community.\n\n\nA quick survey here. Where do Kota Kemuning residents catch the movie? How about shopping experience? Any alfresco dinning place to hang out? Where is the place for the residents enjoy both outdoor leisure and indoor entertainment activities at the same? Surely, many answers are pointing to Sunway/Subang! Well, it is 15-18km away from Kota Kemuning via Kesas highway!\n\n\n\n\nWhat\u2019s on the plate for twentyfive.7? Gamuda Land sees the opportunities to close these gaps by designing an exciting masterplan for the future of new Kota Kemuning. One of the components is the unique Quayside waterfront commercial and entertainment hub which will become Kota Kemuning residents\u2019 \u201cNiche Lifestyle Destination\u201d!\n\n\ntwentyfive.7 Broadwalk\n\n\nProgress of Quayside Mall (as at May 2018)\n\n\nThis slideshow requires JavaScript.\n\n\nWait a minute, the illustration above could be hard to imagine and digest. Let\u2019s PROPCAFE visualises each component for your easy \u201cconsumption\u201d.\n\n\nThe Award-Winning Waterfront\n \u2013 IDEA Award \u2013 Best Waterfront Development 2017 and Star Property Award 2018 \u2013 Poseidon Award (Best Waterfront Category \u2013 Honour).\n\n\ntwentyfive.7, Community Hot Spots\n\n\nThis slideshow requires JavaScript.\n\n\nWaterfront Quayside Promenade \u2013 Trendy Retails and Commercials\n\n\nWaterfront Quayside Promenade\n\n\nCantilevered Viewing Deck \u2013 Breath-taking Outlook Point \n\n\nTwentyfive.7, Cantilevered Viewing Deck\n\n\nBroadwalk \n\u2013 \u201cYou and Me\u201d time with the Panoramic View of twentyfive.7\n\n\nQuayside Broadwalk\n\n\nCourtyard \n\u2013 Families and Chilling Moments\n\n\nQuayside Mall \u2013 Courtyard\n\n\nPlayground\n \u2013 Different experience at the Phoenix Inspired Custom Built Playscape\n\n\nThis slideshow requires JavaScript.\n\n\nWalkable environment\n with bicycle and jogging friendly pathway throughout the lakeside and twentyfive.7\n\n\nThis slideshow requires JavaScript.\n\n\nWhat else can you expect from the \nCentral Lake Masterplan\n?\n\n\nThe Central Lake masterplan also includes the Feature Gateway, Leisure Lawn Terrace, Pedestrian Bridge, Grand Green Terrace, Linear Park, Water Fountain and designed landscape surrounding the 8-acre Central Lake and two other lakes (combined 15-acres) in twentyfive.7.\n\n\nQuayside Mall\n\n\nSitting in the heart of twentyfive.7, the Quayside mall with a size of 6.36-acre comes with 92 retail lots, net lettable area (NLA) of 300,000 sf and 1200 carpark lots. It sets to provide all your daily needs and leisure which all within walking distance from homes. The balanced mix of retail that offering more than 50% NLA in F&B, Leisure and Entertainment are aimed to serve the residents in Kota Kemuning and visitors from an estimated population of 800,000 within 10km radius.\n\n\ntwentyfive.7 Quayside Mall\n\n\nThis slideshow requires JavaScript.\n\n\nThe key anchor tenants will be (a) MBO Cinema \u2013 8 halls with 1500 seats and (b) Jaya Grocer. What\u2019s more? According to the confirmed tenant list, a 24 hour Gym & fitness center will be there to satisfy the fitness enthusiasts. This waterfront mall will also host halal and non-halal F&B which includes dining and drinking alfresco to fulfil this long waited experience in Kota Kemuning. The developer is targeting to allocate the retail mix as F&B \u2013 34%; Leisure & Entertainment \u2013 27%; General Retail \u2013 21%; Fashion \u2013 8%; Supermarket \u2013 7%; and Fitness \u2013 3%. We have vet the confirmed tenant list and so far the coverage is very comprehensive. If you are interested to know more, head to the sales gallery!\n\n\n\n\nWithout a doubt, the distinguish tranquility of Quayside conceptual lifestyle experience is going to be THE PLACE for Kota Kemuning folks! Lifestyle Component in a new township, Big tick!\n\n\nTown Maker & Unique Offering\n\n\nGamuda Land is one of the largest listed construction and property giants in Malaysia. Its proven construction intelligence and execution has made the company a reputable township developer in Malaysia. To state a few, the list includes Kota Kemuning (jointly developed), Horizon Hills, Jadehills, Bandar Botanic, and Valencia, Gamuda Land has built all ranges of properties to enhance the living lifestyle for Malaysian over decades.\n\n\ntwentyfive.7, Origami Signature Welcome Entrance Statement\n\n\nIt does not stop here, a good town maker will continue to improve each of their offering. You can see Gamuda Land\u2019s efforts in twentyfive.7, they crafted out an unique & refreshing product to satisfy market demand for an energetic and dynamic future township. Unlike those run of a mill township, twentyfive.7 shows its unique character in finest detail. The architectural concept of origami-like topographical fold is systematically spreading through the whole township to derive a fascinating visualization for the whole development. From the origami folding ribbon sculpture at entrance statement, angular and sleek mall design, modish and edgy viewing deck & playground to an avant-garde home fa\u00e7ade. Even origami-like bench and bike stands can be seen and feel in twentyfive.7. These distinct features will set as the landmarks that you will not miss and forget once you stepped into twentyfive.7. Good job, Gamuda Land! Track record and unique Offering, checked!\n\n\ntwentyfive.7 Origami-like topographical fold Signature\n\n\n\u00a0\n\n\nOrigami Bench and Bicycle Stand\n\n\n\u00a0\n\n\ntwentyfive.7 Origami-like Sculpture\n\n\n\u00a0\n\n\nThe Four Kingdoms!\u00a0\nKota Kemuning + Gamuda Land twentyfive.7 + Eco World Eco Sanctuary + Djaya Tropicana Aman + IJM Bandar Rimbayu\u00a0\n\n\n\n\nOne can easily terms it as a big \u201cAlliance\u201d development in this southern part of Kota Kemuning, previously known as Canal City. Four big developers are now rooting here to develop a total of 3306-acre lands which consists of 257-acre in twentyfive.7, 306-acre in Eco Sanctuary, 863-acre in Tropicana Aman, and 1879-acre Bandar Rimbayu. It is almost double the size of current Kota Kemuning. 6km away from the center of Kota Kemuning, this tract of lands will equip with two community malls, ample of new amenities, and all types of new generation and thematic property offerings. \u00a0After one passes the third roundabout from the old Kota Kemuning and Kesas Highway, you can sense the ideal living space with different ambience and status here. This distinguished environment comes with a nice streetscape, road condition, signature roundabout and all grand entrance statements from each of the developments. Not being exaggerate here, once the commercial elements completed, this new Kota Kemuning will be a totally different world from the \u201cold version\u201d of Kota Kemuning and becomes the leisure and entertainment hub in this part of Shah Alam. \u201cAlliance\u201d Development, Big Tick again!\n\n\nKota Kemuning South \u2013 Location of Four Kingdoms\n\n\n\n\nResidential Component in the Masterplan of twentyfive.7 \n\n\ntwentyfive.7 moves away from the usual barrack-styled residential home and introduced the Avant-Garde multi-facades and artistic pitch roof homes to instill the dynamic origami-motif living environment.\u00a0 The innovative dual key landed terrace homes in Flexi House and triple volume ceiling height in Light House are rather refreshing which pushing the terrace house architectural design into a new standard and benchmark for multi-generation living. My personal favorite would be the limited 3-storey lake front semi-detached home which offers excellent contemporary living at the waters\u2019 edge. The first launching of 181 terrace homes and 98 semi-detached homes received overwhelmed response as a check on the sales chart showed almost all non-bumi units are sold off.\n\n\nThis slideshow requires JavaScript.\n\n\nThis slideshow requires JavaScript.\n\n\nThis slideshow requires JavaScript.\n\n\ntwentyfive.7 Show Village\n \u2013 Comprehensive Photos for you to refer.\n\n\nThis slideshow requires JavaScript.\n\n\nThe next official launch will be \nThe Amber Residence\n which sitting at a 4.28-acre land. The two blocks of 30-storey service apartments will house 596 residence units and 34 units of 2-storey retail offices. It offers various sizes from 657sf to 1000sf with extensive facilities. The best part is, this service apartment is only 250m away from Quayside Mall and Central Lake. It will likely be the cheapest entry property in twentyfive.7 which would be the choice for the first home starters who love the living concept and offerings in twentyfive.7. PROPCAFE\u2122 may cover this apartment in detail in next write-up, stayed tune.\n\n\nScaled Model and Sales Chart\n\n\nAmber Residence\n\n\n\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nWhat else in the Masterplan?\n\n\nOther than the future highrises, there are other land parcels in the Masterplan currently cited for school, Rumah Selangorku residential properties, and commercials. Well, knowing the developer, PROPCAFE will not be surprised to see Gamuda Land develops the mixed commercial projects with various type of shops or light industry detached factors (4S service centers and etc) to spur the economy activities in twentyfive.7. The whole masterplan is expected to complete in 10-15 years.\n\n\ntwentyfive.7 Masterplan\n\n\n\n\ntwentyfive.7 Masterplan Early Phases\n\n\nIn short, the masterplan of twentyfive.7 together with other big developments nearby will complete the whole eco-system in this part of Kota Kemuning and make it a sustainable vibrant new township in years to come. Together with the expected quality in demographic and unique offerings, this place will be one of the star candidates for best entertainment and residential developments in Klang Valley in very near future. Ticked!\n\n\n\n\nAmenities \u2013 Kota Kemuning + \u201cFour Kingdoms\u201d\n\n\nNothing comes short when we talk about the amenities in existing Kota Kemuning. The commercial shops in town center and Gamuda Walk would have satisfied most of your daily needs. On top of the different type of government school including SRJK(c)-Keh Beng/Chung Wah and Chinese Taipei School, there are three private & international schools (two in progress \u2013 Tenby to be ready in Q3/Q4 2018 and Oasis in Q2/Q3 2019) available in Kota Kemuning which already said a lot of the demand and profile of this township. Six different banks are already offering its service in Kota Kemuning and Columbia Asia hospital is within 5-7km radius from twentyfive.7. Just imagine, it has not including the incoming new development and amenities from the four giant developers here. PROPCAFE expects significant improvement on amenities surrounding twentyfive.7 in next 5 years and this Kota Kemuning South will be the key engine to make a total facelift to Kota Kemuning. For now, while waiting for the best to come, the new township residents still can continue to enjoy the existing Kota Kemuning amenities. Amenities, Ticked.\n\n\nThis slideshow requires JavaScript.\n\n\nConnectivity and Accessibility\n\n\nKota Kemuning is strategically located with a good accessibility of major highways. Currently, the key connectivity would be the Kesas Highway which could get you to USJ (14km), Puchong (16km) and Sri Petaling (21km). The alternative direction of Kesas Highway will bring you to Klang. There is also a connection from Kesas Highway to Federal Highway which leads you to Kuala Lumpur (35km). Kota Kemuning is surrounded by Elite Highway (to Cyberjaya/KLIA & link up with USJ/Puchong), SKVE Highway (link up to Lekas, Elite and WCE) and up-coming West Cost Expressway (to be completed in 2019).\n\n\nKota Kemuning Connectivity\n\n\nOf course, the accessibility of Kota Kemuning is no way near perfect, there are daily traffic jam that bottle neck at the first roundabout near the Kota Kemuning commercial area. The good news is the flyover near this roundabout is now work in progress (see photo below). Gamuda Land, being a season developer, also realized the distance (6km) from twentyfive.7 to exit Kesas Highway. With this in mind, the developer has put in the proposal to upgrade Jalan Lombong and Jalan Masjid to directly link to the Elite Highway/Puchong and WCE respectively. The good news is, the road toward Bandar Saujana Putra to connect Elite is now open. This will significantly reduce the dependency of Kesas Highway in future. To see whether it will be the game changer to this part of Kota Kemuning, we shall revisit in few years\u2019 time. Unfortunately, no nearby LRT station for time being until the open up of Jalan Lombong to have the link road toward Putra Height LRT station. Connectivity, half ticked at this moment.\n\n\nKota Kemuning Flyover \u2013 WIP\n\n\nProspect of Kota Kemuning\n\n\nThe downside of Kota Kemuning is the lacking of government initiated projects to boost the visibility and economy activities here. It is unlucky to not have any MRT/LRT station within the township. The leasehold in this Kota Kemuning South also does not help. However, the positive factors injected by the FOUR KINGDOMS in the south should outweigh the negative in long term which proven from the sales of the landed property launches in all four developments here.\n\n\ntwentyfive.7 by Gamuda Land Show Unit\n\n\nThe major catalyst to Kota Kemuning will be the creation of lifetstyle and entertainment elements in near future via the Quayside Mall in twentyfive.7! Many neighbourhood malls failed or failing because of the supply of malls in the same area but clearly it does not apply to Kota Kemuning (well, another incoming mall here is only half the size of Quayside Mall)! This game changer will boost the economy activities and in turns add value to the property in this vicinity. Would you choose to hang out at a neighbourhood mall or drive all the way to regional big mall to spend a lot of time on the road, struggle on carpark space, shop whole day, and come home with an exhausted mind and body? What is the trend and lifestyle needs for young generation? It worth to spend your time to visit this part of Kota Kemuning and study thoroughly all their masterplans to fully appreciate what are on the table. It will be \u201chuge\u201d in years to come!\n\n\nKota Kemuning\n\n\nTiming to buy into a new Township\n\n\nThe key word here is the Timing. For own-stayers, the decision is much easier since you aready know what you need in term of family requirements, lifestyle, convenience, and daily routine. If you are familiar with Kota Kemuning and comfortable with the amenities, then to upgrade your home to twentyfive.7 is an easy decision as it brings more than you already enjoy now in Kota Kemuning, as long as you can afford it. PROPCAFE\u2122 hopes the new township criteria and consideration discussed above will help you to evaluate the premium and justify the worthiness of lifestyle elements and potential of twentyfive.7.\n\n\nKota Kemuning\n\n\nHowever, it is not as straight forward for investment purpose. Investors do not like to pay premium especially there is nothing being built as of now. Therefore, if to invest now, would the property price goes higher in near future? The conservative devil will prompt you to pay higher price only when everything turn out well! However, most of the time when everything are there for everyone to envy, the price already shoots over the roof. For those who are neither risk averse or risk takers may willing to pay a slight premium in future and only enter in the second or third phase of new township. There is nothing wrong to buy time and observe, however one needs tremendous effort to continually monitor the progress & pricing to enable someone to catch the right time and premium. To be honest, how many of you able to catch the value buy in the new successful township like Setia Alam, Glenmarie or Desa Parkcity during the booming of the township when all \u201cpositive elements\u201d were delivered there? Tough call! In the end, it is all down to risk appetite of individual. Well, before you make decision, at least you can surely reduce the investment risk by assessing the traits of a successful new township shared by PROPCAFE\u2122 here. All the best!\n\n\n\n\ntwentyfive.7 Property Gallery\n\nLot 43495, Persiaran Oleander\n\n42500 Telok Panglima Garang\n\nSelangor Darul Ehsan.\n\n\nT: 03 2727 7565\n\n\nhttps://goo.gl/maps/wt3UwfCd6Yx\n\n\nhttp://gamudaland.com.my/twentyfive7/\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/twymont-kiara/", "title": "PROPCAFE Review : TWY @ Mont Kiara By Symphony Life", "body": "\n\nHappy New Year to all the readers and we have been without any reviews for the past few weeks due to own schedule and commitment. Nevertheless our passion is still staying and we start the year with review in property that launched in MK recently.\n\n\nMont Kiara the address that as an expatriate enclave used to be the darling among property investors.\u00a0 Alongside Bangsar, KLCC, Damansara etc., Mont Kiara is one of the ultimate address that desired by most investors due to reasonable good yield, good tenant profile and it strategic location. Therefore to tap into the demand from these investors , many developers (aside Sunrise) jumped into bandwagon and develop the lands.\u00a0 They are Ireka, YNH, Sunway, BKP properties, Asiaquest and few others.\u00a0 Due to the uncontrollable supplies and in author opinion with the combination of the wrong product offering,\u00a0 MK started to lose its shine.\u00a0 There are too many large size units in MK10, MK11, MK28, Kiaraville, Seni Kiara, Kiaramas Danai etc. Most of the tenants have restricted budget and couldn\u2019t afford the rents demanded by the investors. Subsequently this has depressed the prices in MK for past few years. However, this provide opportunity for purchasers who looking for property with strategy location, close to all amenities and infrastructures, school that for own use.\n\n\nUntil 2013 where prices are stabilized and most new launches such as Pavilion on the Hilltop and Arcoris were launches with reasonable size (not with cheaper psf!). Until now\u2026\n\n\nSymphony Life (Which was known as Bolton previously) has recently launched a new concept project in Mont Kiara. Technically the site located closer to Segambut and Jalan Kiara3 however by coincident or purpose, the road is a dead end to Jalan Kiara3 and linked directly to Jalan Duta Kiara. With this strategic move, it has brought the value of the project a few notches higher. For those who familiar with Mont Kiara property market, Jalan Kiara 3 is perceived as least desirable part of Mont Kiara due to traffic congestion, the Village which till now still unclear and the perception of Segambut. However alongside the MK Meridien, TWY is just next to the highway.\u00a0 The SA has assure the author that all window on the unit on the North location will be double glazed to minimize any noise impact from the highway. This is a great effort from the developer. We shall review in details later.\n\n\nBelow is the Wikimapia map showing the location of the TWY. In essentially it sandwiched by the NKVE on the north part and MK28 on the south part. At the East part is the MK Meridien where else on the West part is another piece of land belongs to Bolton for future development. Twy sits on a FREEHOLD 2 acres of land and with GDV of RM250million and 484units, this is a quite a high density project.\u00a0 This piece of land probably represent one of the very last few empty lands along the Jalan Kiara and Jalan Duta Kiara. Therefore this project location is one of the last prime available prime land.\n\n\n\n\nThe Map from the\u00a0TWY\u2019s official website\n\n\n\n\nThe map from Wikimapia\n\n\nHow about the fa\u00e7ade? For those who always passing by Jalan Kuching, their latest project Arata@Tijani revealing its \u201cpurple-ish\u201d fa\u00e7ade. Not everybody favourite color but it represents and iconic and not so boring building along this stretches of road. How about TWY? It is quite bold with black line. When it is completed, it will be the highest building with one the wings is at 52 storeys.\u00a0 The building itself split to two wings like a butterfly and each wing consists of 12 units. There are 3 basement parkings and 6 levels of the elevated parking levels. There are also retails at the ground.\n\n\n\n\nThe\u00a0East Facing\n\n\n\n\nThe North Facing\n\n\n\n\nThe South Facing\n\n\n\n\nThe Water Feature around the building\n\n\nThere are 3 standard layouts that available. They are Padulous which is 1 bedroom 662sqft, Double B which is 1+1 821sqft and the largest among all is the Glamouratti, 2 bedrooms 1385sqft. Padulous are fully booked prior to the soft launch on 18.Jan to the usual suspects as the directors, biz associates, staffs, VVIP and early birds etc. The leftover are the Double B and Glamouratti. All the units are duplex and with exception of Double B, all comes with Double Volume at Living Section. All units will come fully furnished similar to the showhouse with exception of loose decorative items, TV, washer and matrress are not provided. How about the unit layouts? One of the major grouses are with exception of Glamouratti, the ground floors are without the bathroom. Therefore the guest is expected to use the bathroom on the upper floor which they will need to passby your bedroom. Not a very ideal condition for the privacy\u2026..\n\n\n\n\nPadulous and Double B\n\n\n\n\nGlamouratti\n\n\nThe layouts are practical and squarish and placing of furniture can be ideally done.\u00a0 Double D despite the size of 821sqft only with 1+1 bedrooms\u00a0 and 1 bathroom.\u00a0 From the past experience this additional space didn\u2019t add much value from investment as it is not a proper bedroom with a window for fresh air and sunlight as well as need to share bathroom with the master bedroom. Furthermore, Double B footprint is exactly the same with Padulous however with the Double Volume just covered. With this +1 feature, the price different is approximately RM100psf different (with Padulous more expensive).\n\n\nHowever what attract the author most is the Glamouratti\u2026. The space are generous and suitable for a small family. There are double volume and family area on the upper floor. The two bedrooms\u00a0 that are the upper floors are generous with space with proper space for the wardrobe. And the size of the ensuite master bathroom is nice with long bath.\u00a0 However what tick me about this layout is with some creative renovation, you can convert additional space to proper bedroom.. and maybe add another one\u2026..\u00a0 Glamouratti is a practical layout with 3 bathrooms which will be required for small family.\n\n\nHow about the finishes and furnishing. In my opinion, the ID is good and pretty value for the money for the prices. The developer also throw in Bosch brand for the white goods such as Oven, Hood, Hob and the fridge and LG for the aircon. Also most of the items seen in the showroom is provided with exception of the small decorative loose items. Please ask the obliged SA to pinpoint which items are not provided.\u00a0 The wardrobe and cabinets are quite a good quality as well. \u00a0One carpark is provided for below 18\nth\n floors and 2 carparks provided for level 18\nth\n and above. They are significant price jump from level 17 to 18 as well.\n\n\n\n\nThe Kitchen\n\n\n\n\nDining Area\n\n\n\n\nLiving Area\n\n\n\n\nDouble Volume on the 821sqft\n\n\n\n\nStaircase to upperfloor\n\n\n\n\nBedroom on the upper floor\n\n\n\n\nWardrobe\n\n\n\n\nBathroom\n\n\nAt the moment all the lowest floor unit which is level 7 with the living is fronting the water feature are blocked by the directors.\u00a0 Therefore the lowest standard available units are from level 8 and cheapest PSF was for Glamouratti which is RM838psf. RM100psf is added to Double B and another RM100psf added to Padulous. For every floor, the price increment is RM4k and the same price for North and South facing wings. There are 8% rebate + 3% for DIBS not offered. Therefore the nett price after discount is RM745psf.\n\n\n\n\nBooking status on the South facing units\n\n\n\n\nBooking status on the North Facing Units\n\n\nThe SNP is expected signing on March/April time with all legal fee absorbed by developer. The construction is expected to take 4 years. At the moment the booking fee is RM10k and if for whatever reason the purchasers didn\u2019t go ahead, RM1k will be forfeited as administration fee.\u00a0 The maintenance fee at the moment is set at RM0.40psf.\n\n\nWhat is the overall verdict. I like the access and building fa\u00e7ade. The duplex SOHO concept is quite unique and despite not the first it provide more choices to the purchasers. unit layouts can be improvised by adding bathroom on the ground floor. The prices are quite reasonable given that Pavilion is sold from RM900psf with partial furnished and BKP sold their The Verve last block from RM1250psf fully furnished.\u00a0 For those who are looking for own stay, Glamouratti is quite a decent bet too look for.\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/unveiling-of-pavilion-bukit-jalil/", "title": "PROPCAFE\u2122 News : Unveiling of Pavilion Bukit Jalil", "body": "\n\nKuala Lumpur, 26 November 2019: Pavilion Bukit Jalil retail planners today announced that it has successfully secured 1 million square feet of confirmed tenants and is close to securing another 300,000 square feet with committed tenants for the mall.\n\n\n\n\nThe ceremony to unveil Pavilion Bukit Jalil as The Icon of Connectivity and announce the anchor tenants of the mall was officiated by Yang Berhormat Tuan Muhammad Bakhtiar bin Wan Chik, Deputy Minister of Tourism, Arts and Culture Malaysia alongside Dato\u2019 Joyce Yap, CEO Retail of Kuala Lumpur Pavilion Sdn Bhd and Datuk Lee Whay Hoong, Director, Regal Path Sdn Bhd, owner of Pavilion Bukit Jalil.\n\n\n\n\nKuala Lumpur Pavilion Sdn Bhd, the team managing the renowned Pavilion Kuala Lumpur are the Retail Planners of Pavilion Bukit Jalil. Cultivating the soul of shopper interaction and experience, Pavilion Bukit Jalil will offer a vibrant retail mix, gastronomical wonders and innovative recreation, reinforcing its position as the lifestyle shopping destination connected with best-in-class retail, dining and leisure.\n\n\n\n\nWith 1.8 million square feet in retail space, Pavilion Bukit Jalil is the crown jewel of the 50-acre integrated Bukit Jalil City, comprising retail, residential, commercial and hospitality components. Pavilion Bukit Jalil will be the largest shopping mall within a 10-kilometre radius. When it \nopens in 2021\n, it will be\n one of the top 10 largest shopping malls in Malaysia\n with sought-after content and experiences.\n\n\n\n\nAnchor tenants will include department store operator \nPARKSON\n, \nDADI CINEMA\n, China\u2019s second largest cinema chain, \nFOOD REPUBLIC, THE FOOD MERCHANT, HARVEY NORMAN\n superstore, and \nPAVILION BUKIT JALIL ICE RINK\n. These brands, alongside a host of mini anchors, specialty stores, food and beverage outlets, leisure and entertainment attractions will position Pavilion Bukit Jalil as the new epicentre of excitement and experience.\n\n\n\n\nSpeaking at the event, Dato\u2019 Joyce Yap, said \u201cI am proud to announce that 1 million square feet of the Pavilion Bukit Jalil retail space has already been secured with tenants. We are also close to securing another 300,000 square feet in retail space from committed tenants though there is still 18 months to the opening\u201d, she said.\n\n\n\n\nDato\u2019 Joyce Yap added \u201cFor the remaining retail spaces, we are actively seeking new-to-market brands locally and from abroad. We are in different stages of discussions with retailers at present. Despite current market conditions, there are still many regional brands interested to enter Malaysia because of our strong fundamentals and low business costs. However, they are selective of their mall of choice. We affirm that Pavilion Bukit Jalil\u2019s strategic location and opening is timely for their brand entry into Malaysia and this has elevated their confidence in us\u201d.\n\n\n\n\nAs a regional destination mall, Pavilion Bukit Jalil also aims to potentially tap into the millions of overseas tourists as well as local tourists that visit Kuala Lumpur every year. Tourism Malaysia recently reported that Malaysia welcomed 13.35 million international tourists in the first half of 2019, with tourist receipts at RM 41.69 billion. With shopping as the number one tourism contributor, the opening of Pavilion Bukit Jalil will help solidify Kuala Lumpur\u2019s position as one of the best shopping destinations in the region.\n\n\n\n\nPavilion Bukit Jalil is an icon of connectivity and connects communities from near and far. With its strategic location, the mall is highly accessible to a catchment population of 1.9 million when it opens. \n\n\nPavilion Bukit Jalil boasts excellent connectivity, served by public transport and two LRT stations, as well as a synergy of roads and major highways including the Bukit Jalil Highway, Kesas Highway, MRR2 and the Maju Expressway.\n\n\n\n\nThe mall is well-planned and its functional layout connects shoppers seamlessly to the mall\u2019s facilities, services and offerings. Aggressive marketing efforts will ensure activities, festivals and promotions the whole year round. As a customer-centric mall, emphasis will be on personalized services while digital innovation and cashless systems will make every visit convenient and immersive.\n\n\n\n\nWith timeless architecture and functional design, Pavilion Bukit Jalil is highly visible from afar as it has a 560m fa\u00e7ade fronting Bukit Jalil highway. The mall will feature a 28,000 square feet Piazza for outdoor concerts and events and a 47,000 square feet Exhibition Centre for consumer exhibitions.\n\n\nPark Sky Residences\n\n\nAn icon of connectivity, the mall is connected to integrated components such as the Park Sky Residences, signature shops, future hotel and the lush 80-acre Bukit Jalil Recreational Park \u2013 bringing communities together in one bustling destination!\n\n\n\n\n[FACTSHEET]\n\n\nProject Name : Pavilion Bukit Jalil \n\n\nDevelopment : Bukit Jalil City\nThe Retail Planner : Kuala Lumpur Pavilion Sdn Bhd\nDeveloper : Malton Berhad\nOwner : Regal Path Sdn Bhd\nThe Architect : KL Pavilion Design Studio\n\n\nAbout the Mall :\nPavilion Bukit Jalil is a lifestyle & premium shopping mall offering best-in-class retail, dining and leisure, cultivating the soul of shopper interaction and experience.\n\n\nTarget Market : Middle to Upper Middle income\nTotal Mall Land Area : 28.2 acres\nTotal No. of Retail Floors : 5\nTotal No. of Lots : Over 700 Lots\nTotal Gross Floor Areas : 3.48 million sq. ft\nTotal Net Lettable Area : 1.8 million sq. ft\nTotal number of Brands (As of 26 November 2019) : Up to 126 brands\nNo. of Car Park Bays : Over 5,000 bays\nRetail Mix Composition :\n31% Specialty Retail (retail store up to 19,999 sq ft)\n25% F&B\n18% Mini Anchor (retail store from 20,000 sq ft and above)\n17% Anchor (department store)\n9% Leisure & Entertainment\n\n\nTenure : Freehold\nProject Status : In Progress\nCompletion Date : 1 May 2021\nStrategic Location :\nLocated just 21km from the vibrant Kuala Lumpur City Centre, the accessibility and convenience of travel will position Pavilion Bukit Jalil as a destination for communities to converge.\n\n\nPublic Transportation :\nRapid KL Bus\nLRT Stations (Putra Heights Line):\n\u2022 Awan Besar \u2013 approx. 1.8km driving distance to Pavilion Bukit Jalil\n\u2022 Sri Petaling \u2013 approx. 3km driving distance to Pavilion Bukit Jalil\n\n\nConnectivity :\nMajor Roadways:\n\u2022 Bukit Jalil Highway\n\u2022 MRR2 Highway\n\u2022 KESAS Highway\n\u2022 MEX Highway\n\u2022 KL- Seremban Expressway\n\u2022 Maju Expressway\n\n\nMall Components :\n\u2022 Central Atrium\n\u2022 Lifestyle Dining\n\u2022 Leisure and Entertainment\n\u2022 Al Fresco Dining\n\n\n\n\n[BM Version]\n\n\nPerancang peruncitan Pavilion Bukit Jalil hari ini mengumumkan yang mereka telahpun berjaya mengisi ruang perniagaan seluas 1 juta kaki persegi dengan penyewa-penyewa yang telah mengesahkan penyertaan mereka. Selain itu mereka juga berjaya mendapatkan pengesahan penyewa-penyewa untuk turut mengisi ruang tambahan seluas 300,000 kaki persegi untuk pusat belah-belah ini.\n\n\nMajlis untuk memperkenalkan Pavillion Bukit Jalil sebagai \u201cThe Icon of Connectivity\u201d dan pengumuman penyewa-penyewa utama pusat belah-belah ini telah dirasmikan oleh Yang Berhormat Tuan Muhammad Bakhtiar bin Wan Chik, Timbalan Menteri Pelancongan, Seni dan Budaya Malaysia bersama-sama dengan Dato\u2019 Joyce Yap, Ketua Pegawai Eksekutif, Peruncitan, Kuala Lumpur Pavilion Sdn Bhd; dan Datuk Lee Whay Hoong, Pengarah, Regal Path Sdn Bhd, pemilik Pavilion Bukit Jalil.\n\n\nKuala Lumpur Pavilion Sdn Bhd, pasukan yang menguruskan pusat beli-belah terkemuka Pavilion Kuala Lumpur adalah Perancang Peruncitan (Retail Planner) bagi Pavilion Bukit Jalil. Pavilion Bukit Jalil bakal menawarkan kepelbagaian membeli-belah, keajaiban gastronomi dan keseronokan rekreasi yang inovatif, lantas mengukuhkan kedudukannya sebagai yang terbaik dalam kelasnya khususnya dalam menggabungkan pengalaman peruncitan, makan minum dan keseronokan bagi memupuk kecenderungan dan pengalaman membeli-belah untuk pelanggannya.\n\n\n\n\nDengan menawarkan ruang peruncitan seluas 1.8 juta kaki persegi, Pavilion Bukit Jalil dinobatkan sebagai mahkota kepada Bandaraya Bukit Jalil bersepadu dengan keluasan 50 ekar merangkumi komponen-komponen peruncitan, kediaman, komersil dan hospitaliti. Pavilion Bukit Jalil bakal menjadi gedung membeli-belah yang terbesar dalam linkungan 10-kilometre. Apabila ianya rasmi dibuka pada 2021 nanti, ianya bakal menjadi salah sebuah dari 10 gedung beli-belah terbesar di Malaysia dengan tarikan kandungan dan pengalaman yang terunggul.\n\n\nSenarai penyewa-penyewa utama menampilkan PARKSON, DADI CINEMA \u2013 jaringan sinema kedua terbesar dari China, FOOD REPUBLIC, THE FOOD MERCHANT, HARVEY NORMAN Superstore, dan PAVILION BUKIT JALIL ICE RINK. Di samping penyewa-penyewa lain seperti stor-stor khusus, outlet makan dan minum, tarikan-tarikan rekreasi dan hiburan; jenama-jenama ini bakal menempatkan Pavilion Bukit Jalil sebagai pusat keseronokan dan pengalaman hebat.\n\n\nBerucap di majlis itu, Dato\u2019 Joyce Yap berkata, \u201cDengan bangganya saya mengumumkan yang seluas 1 juta kaki persegi ruang perniagaan di Pavilion Bukit Jalil telah pun dipenuhi oleh penyewa-penyewa.\nKami juga bakal menambah seluas 300,000 kaki persegi ruang perniagaan dari kalangan penyewa-penyewa yang komited walaupun tarikh pembukaan masih berbaki 18 bulan lagi,\u201d katanya lagi.\n\n\nTambah Dato\u2019 Joyce Yap lagi, \u201cKami gigih mendapatkan jenama-jenama perintis dalam pasaran dari dalam dan luar negara untuk memenuhi ruang perniagaan yang masih berbaki. Kami masih dalam pelbagai peringkat perbincangan dengan peniaga-peniaga pada masa ini. Dengan kedudukan pasaran yang tidak menentu kini, masih banyak lagi jenama-jenama serantau yang ingin menembusi pasaran Malaysia kerana negara ini mempunyai fundamental yang kukuh selain kos operasi perniagaan yang masih rendah. \n\n\nWalaubagaimanapun, mereka tetap amat selektif dalam pilihan lokasi perniagaan. Kami memberikan jaminan yang Pavilion Bukit Jalil mempunyai lokasi yang strategik dan pembukaannya tepat pada waktunya untuk peniaga-peniaga ini memasuki pasaran Malaysia. Ini telah meningkatkan lagi keyakinan mereka terhadap kami.\u201d\n\n\n\n\nSebagai pusat beli-belah destinasi serantau, Pavilion Bukit Jalil turut mensasarkan untuk memanfaatkan kehadiran jutaan pelancong luar negara yang melawat Kuala Lumpur setiap tahun. Tourism Malaysia telah melaporkan yang Malaysia menerima kehadiran lebih 13.35 juta pelancong antarabangsa dalam tempoh separuh pertama 2019, yang membelanjakan sejumlah RM41.69 billion. Beli-belah merupakan aktiviti penyumbang utama dan dengan pembukaan Pavilion Bukit Jalil, adalah diharapkan ianya dapat mengukuhkan kedudukan Kuala Lumpur sebagai destinasi beli-belah terunggul di rantau ini.\n\n\nPavilion Bukit Jalil merupakan ikon perantara yang menghubungkan komuniti-komuniti jauh dan dekat. Dengan lokasinya yang strategik, pusat ini mudah diakses dengan populasi tertumpu seramai 1.9 juta orang apabila dibuka. Pavilion Bukit Jalil boleh berbangga dengan perhubungan yang amat berkesan, menerusi jaringan pengangkutan awam iaitu dua stesen LRT selain sinergi dari jalan-jalan serta lebuhraya-lebuhraya termasuk Lebuhraya Bukit Jalil, Lebuhraya Kesas, MRR2 dan Lebuhraya Ekspress Maju.\n\n\nGedung ini dirangka dengan penuh ketelitian di mana fungsi susun aturnya kemas dalam menghubungkan segala kemudahan, perkhidmatan dan lain-lain keperluan pusat membeli-belah. Usaha-usaha pemasaran yang agresif dilaksanakan untuk memastikan segala aktiviti, festival dan promosi untuk sepanjang tahun tersusun rapi. Sebagai gedung yang mengutamakan keperluan pelanggan-pelanggannya, perkhidmatan personal ditekankan di samping sistem inovasi digital dan tanpa tunai agar pengalaman berbelanja menjadi lebih mudah dan terangkum.\n\n\nDengan senibina yang tidak ditelan zaman dan rekabentuk penuh fungsi, Pavilion Bukit Jalil jelas kelihatan tersergam dari jauh dengan gerbang berjarak 560 m dari Lebuhraya Bukit Jalil. Gedung ini bakal menampilkan Piazza seluas 28,000 kaki persegi untuk konsert dan acara-acara luaran dan juga Pavilion Bukit Jalil Exhibition Centre seluas 47,000 kaki persegi.\nSebagai \u201cThe Icon of Connectivity\u201d, gedung beli-belah ini dihubungi dengan komponen-komponen bersepadu seperti Park Sky Residences, kedai-kedai yang menjadi mercu-tanda, hotel masa depan dan kehijauan Bukit Jalil Recreational Park seluas 80 ekar \u2013 yang bakal menyatukan komuniti setempat di sebuah destinasi yang sibuk dan meriah!\n\n\n\n\n[Chinese Version]\n\n\nPavilion Bukit Jalil\uff08\u67cf\u5a01\u5e74\u6b66\u5409\u52a0\u91cc\u5c14\u5e7f\u573a\uff09\u7684\u5546\u573a\u96f6\u552e\u7b56\u5212\u56e2\u961f\u4eca\u5929\u5ba3\u5e03\uff0c\u8be5\u8d2d\u7269\u5e7f\u573a\u5df2\u6210\u529f\u79df\u51fa\u8d85\u8fc7100\u4e07\u5e73\u65b9\u82f1\u5c3a\u7684\u96f6\u552e\u7a7a\u95f4\uff0c\u4ee5\u53ca\u53e6\u5916\u5927\u7ea630\u4e07\u5e73\u65b9\u82f1\u5c3a\u7684\u96f6\u552e\u7a7a\u95f4\u4e5f\u63a5\u8fd1\u5b8c\u6210\u534f\u5546\u7684\u9636\u6bb5\u3002\n\n\n\u9a6c\u6765\u897f\u4e9a\u65c5\u6e38\u3001\u827a\u672f\u53ca\u6587\u5316\u90e8\u526f\u90e8\u957f\u5df4\u8fea\u4e9a\uff08Yang Berbahagia YB Tuan Muhammad Bakhtiar bin Wan Chik\uff09\u5728\u5409\u9686\u5761\u67cf\u5a01\u5e74\u6709\u9650\u516c\u53f8\uff08Kuala Lumpur Pavilion Sdn Bhd\uff09\u96f6\u552e\u90e8\u9996\u5e2d\u6267\u884c\u5458\u62ff\u7763\u53f6\u7d20\u6e05\u548c\u8d2d\u7269\u5546\u573a\u6301\u6709\u516c\u53f8Regal Path Sdn Bhd \uff08\u5bcc\u8c6a\u8def\u5f84\u79c1\u4eba\u6709\u9650\u516c\u53f8\uff09\u8463\u4e8b\u957fDatuk Lee Whay Hoong\u7684\u966a\u540c\u4e4b\u4e0b\uff0c\u4e3aPavilion Bukit Jalil\u4e3b\u6301\u63ed\u5e55\u4eea\u5f0f\uff0c\u540c\u65f6\u4e5f\u5ba3\u5e03\u8be5\u5546\u573a\u4e3b\u8981\u7684\u79df\u6237\u3002\n\n\nPavilion Bukit Jalil\u7684\u5546\u573a\u96f6\u552e\u7b56\u5212\u56e2\u961f\uff0c\u540c\u65f6\u4e5f\u662f\u8457\u540dPavilion Kuala Lumpur\u7684\u7ba1\u7406\u56e2\u961f \u2013 \u5409\u9686\u5761\u67cf\u5a01\u5e74\u6709\u9650\u516c\u53f8\uff08Kuala Lumpur Pavilion Sdn Bhd\uff09\uff0c\u5c06\u4e3a\u6d88\u8d39\u8005\u6253\u9020\u4e00\u4e2a\u5145\u6ee1\u6d3b\u529b\u4e0e\u521b\u65b0\u7684\u96f6\u552e\u7ec4\u5408\uff0c\u5305\u62ec\u7f8e\u98df\u5929\u5802\u3001\u53ca\u5404\u7c7b\u4f11\u95f2\u5a31\u4e50\uff0c\u4ee5\u589e\u6dfb\u6d88\u8d39\u8005\u7684\u8d2d\u7269\u4f53\u9a8c\uff0c\u5851\u9020\u4e00\u4e2a\u6c47\u96c6\u8d2d\u7269\u3001\u9910\u996e\u548c\u4f11\u95f2\u5a31\u4e50\u4e8e\u4e00\u4f53\u7684\u9876\u7ea7\u8d2d\u7269\u5e7f\u573a\u3002\n\n\nPavilion Bukit Jalil\u62e5\u6709180\u4e07\u5e73\u65b9\u82f1\u5c3a\u7684\u96f6\u552e\u7a7a\u95f4\uff0c\u662f\u5750\u62e5\u572850\u82f1\u4ea9Bukit Jalil City\u7efc\u5408\u57ce\u5e02\u91cc\u7684\u4e00\u9897\u95ea\u8000\u660e\u73e0\u3002\u9664\u4e86\u8be5\u8d2d\u7269\u5546\u573a\uff0cBukit Jalil City\u4e5f\u6db5\u76d6\u5546\u4e1a\u96f6\u552e\u3001\u4f4f\u5b85\u4e0e\u9152\u5e97\u3002Pavilion Bukit Jalil\u5c06\u57282021\u5e74\u6b63\u5f0f\u8425\u4e1a\uff0c\u5c4a\u65f6\u5c06\u6210\u4e3a\u65b9\u570610\u516c\u91cc\u5185\u6700\u5927\u7684\u8d2d\u7269\u5546\u573a\uff0c\u540c\u65f6\u4e5f\u6709\u673a\u4f1a\u540d\u5217\u9a6c\u6765\u897f\u4e9a\u5341\u5927\u8d2d\u7269\u5546\u573a\u4e4b\u4e00\u3002\n\n\n\n\nPavilion Bukit Jalil\u7684\u4e3b\u8981\u79df\u6237\u5305\u62ecPARKSON\uff08\u767e\u76db\u767e\u8d27\u516c\u53f8\uff09\u3001\u5927\u5730\u5f71\u9662\uff08\u4e2d\u56fd\u7b2c\u4e8c\u5927\u8fde\u9501\u5f71\u9662\uff09\u3001FOOD REPUBLIC\uff08\u5927\u98df\u4ee3\u7f8e\u98df\u5e7f\u573a\uff09\u3001HARVEY NORMAN Superstore (\u54c8\u7ef4\u8bfa\u66fc) \u53ca\u6e9c\u51b0\u573aPAVILION BUKIT JALIL ICE RINK\uff0c\u518d\u52a0\u4e0a\u5404\u5f0f\u79df\u6237\u5982\u9910\u996e\uff0c\u4e13\u5356\u5e97\u4ee5\u53ca\u5176\u5b83\u7279\u8272\u5546\u5e97\uff0c\u5c06\u4e3aPavilion Bukit Jalil\u6253\u9020\u6210\u4e00\u4e2a\u5145\u6ee1\u5168\u65b0\u4f53\u9a8c\u7684\u65b0\u636e\u70b9\u3002\n\n\n\u62ff\u7763\u53f6\u7d20\u6e05\u5728\u63ed\u5e55\u793c\u4e0a\u8868\u793a\uff0c\u201c \u867d\u7136\u6211\u4eec\u79bb\u6b63\u5f0f\u8425\u4e1a\u65e5\u5c1a\u670918\u4e2a\u6708\u7684\u65f6\u95f4\uff0c\u4f46\u6211\u975e\u5e38\u8363\u5e78\u5730\u5ba3\u5e03\uff0cPavilion Bukit Jalil\u5df2\u7ecf\u786e\u8ba4\u4e86100\u4e07\u5e73\u65b9\u82f1\u5c3a\u7684\u96f6\u552e\u79df\u6237\uff0c\u540c\u65f6\u53e6\u591630\u4e07\u5e73\u65b9\u82f1\u5c3a\u7684\u96f6\u552e\u7a7a\u95f4\u4e5f\u5728\u63a5\u8fd1\u5b8c\u6210\u534f\u5546\u7684\u9636\u6bb5\u3002\u201d\n\n\n\u62ff\u7763\u53f6\u7d20\u6e05\u4e5f\u8865\u5145\u8bf4\uff0c\u201c\u5bf9\u4e8e\u5176\u4f59\u7684\u96f6\u552e\u7a7a\u95f4\uff0c\u76ee\u524d\u6211\u4eec\u6b63\u4e0e\u4e00\u4e9b\u96f6\u552e\u5546\u5904\u4e8e\u4e0d\u540c\u7684\u8ba8\u8bba\u9636\u6bb5\uff0c\u540c\u65f6\u6211\u4eec\u4e5f\u6b63\u5728\u79ef\u6781\u5730\u5bfb\u627e\u5176\u4ed6\u5168\u65b0\u7684\u672c\u5730\u4e0e\u6d77\u5916\u54c1\u724c\u3002\u800c\u4ee5\u76ee\u524d\u7684\u5e02\u573a\u7ecf\u6d4e\u72b6\u51b5\u6765\u770b\uff0c\u4ecd\u6709\u8bb8\u591a\u6d77\u5916\u54c1\u724c\u6709\u5174\u8da3\u5e76\u4e14\u613f\u610f\u8fdb\u5165\u9a6c\u6765\u897f\u4e9a\u5e02\u573a\uff0c\u56e0\u4e3a\u6211\u4eec\u62e5\u6709\u5f3a\u5927\u7684\u57fa\u7840\u548c\u4f4e\u6210\u672c\u7684\u4e1a\u52a1\u3002\u7136\u800c\uff0c\u4ed6\u4eec\u5bf9\u8d2d\u7269\u5546\u573a\u7684\u9009\u62e9\u5374\u975e\u5e38\u6311\u5254\u3002Pavilion Bukit Jalil\u7b56\u7565\u6027\u7684\u5730\u7406\u4f4d\u7f6e\u548c\u5f00\u4e1a\u65f6\u95f4\u5bf9\u8fd9\u4e9b\u54c1\u724c\u8fdb\u5165\u9a6c\u6765\u897f\u4e9a\u6765\u7684\u65f6\u673a\u53ef\u8bf4\u662f\u76f8\u8f85\u76f8\u6210\uff0c\u8fd9\u4e5f\u5927\u5e45\u63d0\u5347\u4e86\u4ed6\u4eec\u5bf9\u6211\u4eec\u7684\u4fe1\u5fc3\u3002\u201d\n\n\n\u4f5c\u4e3a\u7ecf\u9a8c\u4e30\u5bcc\u7684\u5546\u573a\u96f6\u552e\u7b56\u5212\u4e0e\u7ba1\u7406\u56e2\u961f\uff0cPavilion Bukit Jalil\u901a\u8fc7\u5bf9\u96f6\u552e\u5e02\u573a\u7684\u6df1\u5165\u4e86\u89e3\u3001\u548c\u5728\u5e7f\u6cdb\u7684\u6d88\u8d39\u7fa4\u91cc\u6240\u91c7\u96c6\u5230\u7684\u8d44\u6599\u3001\u4ee5\u53ca\u91c7\u7528\u4e86\u591a\u5143\u5316\u7684\u79df\u8d41\u7b56\u7565\uff0c\u4ee5\u5e2e\u52a9\u51cf\u4f4e\u5229\u76ca\u76f8\u5173\u8005\u7684\u98ce\u9669\u3002\u9664\u6b64\u4e4b\u5916\uff0c\u8be5\u56e2\u961f\u4e5f\u901a\u8fc7\u591a\u5e74\u6765\u5728Pavilion Kuala Lumpur\u548c\u4e00\u4e9b\u672c\u5730\u548c\u56fd\u9645\u7684\u77e5\u540d\u96f6\u552e\u5546\u5efa\u7acb\u826f\u597d\u7684\u5408\u4f5c\u5173\u7cfb\uff0c\u589e\u52a0\u4e86\u5bf9\u5e02\u573a\u7684\u53c2\u4e0e\u5ea6\u4e0e\u4e86\u89e3\uff0c\u4ee5\u9762\u5bf9\u96f6\u552e\u5546\u548c\u6d88\u8d39\u8005\u4e0d\u65ad\u7684\u53d8\u5316\u4e0e\u9700\u6c42\u3002\n\n\n\u4f5c\u4e3a\u4e00\u4e2a\u533a\u57df\u6027\u7684\u8d2d\u7269\u5546\u573a\u4ee3\u8868\uff0cPavilion Bukit Jalil\u7684\u9996\u8981\u6d88\u8d39\u65cf\u7fa4\u662f\u6bcf\u5e74\u6570\u4ee5\u767e\u4e07\u8ba1\u7684\u6d77\u5916\u6e38\u5ba2\u548c\u672c\u5730\u6e38\u5ba2\u3002\u9a6c\u6765\u897f\u4e9a\u65c5\u6e38\u5c40\u5728\u6700\u8fd1\u7684\u62a5\u544a\u4e2d\u63d0\u5230\uff0c\u9a6c\u6765\u897f\u4e9a\u57282019\u5e74\u4e0a\u534a\u5e74\u8fce\u63a5\u4e861,335\u4e07\u56fd\u9645\u6e38\u5ba2\uff0c\u800c\u8fd9\u4e9b\u6e38\u5ba2\u7684\u603b\u6d88\u8d39\u989d\u4e3a\u9a6c\u5e01416.9\u4ebf\u4ee4\u5409\u3002\u4e8e\u6b64\u53ef\u89c1\uff0c\u8d2d\u7269\u662f\u9a6c\u6765\u897f\u4e9a\u6700\u5927\u7684\u65c5\u6e38\u4e1a\u6536\u5165\u6765\u6e90\uff0c\u800cPavilion Bukit Jalil\u7684\u5f00\u5e55\u5c06\u6709\u52a9\u5409\u9686\u5761\u6210\u4e3a\u56fd\u9645\u6700\u4f73\u8d2d\u7269\u65c5\u6e38\u5723\u5730\u4e4b\u4e00\u3002\n\n\n\n\nPavilion Bukit Jalil\u7b56\u7565\u6027\u7684\u5730\u7406\u4f4d\u7f6e\u5c06\u8ba9\u5b83\u6210\u4e3a\u8854\u63a5\u7740\u62e5\u6709160\u4e07\u4eba\u53e3\u793e\u533a\u7684\u4e3b\u8981\u4e2d\u5fc3\u70b9\u3002\u53e6\u5916\uff0cPavilion Bukit Jalil\u4e5f\u5177\u6709\u826f\u597d\u7684\u4ea4\u901a\u8fde\u63a5\uff0c\u5305\u62ec\u516c\u5171\u4ea4\u901a\u548c\u4e24\u4e2a\u8f7b\u8f68\u8f66\u7ad9\uff0c\u4ee5\u53ca\u8854\u63a5\u51e0\u6761\u4e3b\u8981\u7684\u9ad8\u901f\u5927\u9053\u5982Bukit Jalil Highway\u3001Kesas Highway\u3001MRR2 \u4ee5\u53caMaju Expressway\u3002\n\n\n\u8be5\u8d2d\u7269\u5546\u573a\u5185\u5b8c\u5584\u7684\u7ed3\u6784\u89c4\u5212\u4e0e\u8bbe\u8ba1\u8db3\u4ee5\u8ba9\u6d88\u8d39\u8005\u80fd\u8f7b\u6613\u7684\u4eab\u7528\u5404\u79cd\u8bbe\u65bd\u548c\u670d\u52a1\u3002Pavilion Bukit Jalil \u5c06\u79ef\u6781\u5730\u8fdb\u884c\u5168\u65b9\u9762\u7684\u8425\u9500\u4e0e\u4fc3\u9500\u6d3b\u52a8\uff0c\u800c\u4e3a\u4e86\u6210\u4e3a\u4e00\u4e2a\u4f5c\u4ee5\u6d88\u8d39\u8005\u4e3a\u4e2d\u5fc3\u7684\u8d2d\u7269\u5546\u573a\uff0c\u5176\u91cd\u70b9\u5c06\u653e\u5728\u4e2a\u6027\u5316\u670d\u52a1\uff0c\u6570\u7801\u521b\u65b0\u4ee5\u53ca\u65e0\u73b0\u91d1\u7cfb\u7edf\uff0c\u4ee5\u8ba9\u5230\u8bbf\u7684\u6d88\u8d39\u8005\u4eab\u53d7\u5230\u4fbf\u6377\u7684\u8d2d\u7269\u4f53\u9a8c\u3002\n\n\nPavilion Bukit Jalil\u62e5\u6709\u72ec\u7279\u7684\u5efa\u7b51\u98ce\u683c\u548c\u8bbe\u8ba1\uff0c\u5176\u4e2d\u5305\u62ec\u5750\u843d\u4e8e\u5927\u9053\u65c1560\u7c73\u957f\u7684\u5546\u573a\u5916\u89c2\u3002\u6b64\u5916\uff0c\u8be5\u8d2d\u7269\u5546\u573a\u5c06\u8bbe\u6709\u4e00\u4e2a2.8\u4e07\u5e73\u65b9\u82f1\u5c3a\u7684\u9732\u5929\u5e7f\u573a\uff0c\u4ee5\u53ca\u4e00\u4e2a4.7\u4e07\u5e73\u65b9\u82f1\u5c3a\u7684\u5c55\u89c8\u4e2d\u5fc3\u3002\n\n\nPavilion Bukit Jalil\u4e5f\u5c06\u4f1a\u8fde\u63a5\u5230\u5176\u5b83\u5728Bukit Jalil City\u7684\u53d1\u5c55\u9879\u76ee\uff0c\u5305\u62ec\u4f4f\u5b85\u3001\u5546\u94fa\u3001\u9152\u5e97\u548c\u5360\u573080\u82f1\u4ea9\u7684Bukit Jalil\u4f11\u95f2\u516c\u56ed\uff0c\u8ba9\u5b83\u6210\u4e3a\u5927\u4f17\u53ef\u805a\u96c6\u7684\u7e41\u534e\u76ee\u7684\u5730!\n\n\n\n\n\n\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/unveiling-of-pavilion-damansara-heights-by-pavilion-group-and-canada-pension-plan-investment-board/", "title": "PROPCAFE\u2122 News : Unveiling of Pavilion Damansara Heights by Pavilion Group and Canada Pension Plan Investment Board", "body": "\n\nKuala Lumpur, 27 September 2017 \u2013 Pavilion Group and the Canada Pension Plan Investment Board (\u201cCPPIB\u201d) held an exclusive unveiling of Kuala Lumpur\u2019s most anticipated integrated development, Pavilion Damansara Heights in one of the most prestigious addresses in the country \u2013 Pusat Bandar Damansara (PBD), today.\n\n\nRepresenting Canada Pension Plan Investment Board (\u201cCPPIB\u201d)\u2019s first direct real estate investment in Malaysia and Southeast Asia, Pavilion Damansara Heights is an upscale integrated development spanning 16 acres of prime freehold land comprising 10 corporate towers, 5 residential towers and a retail mall. With a gross development value (\u201cGDV\u201d) of RM9 billion, this exciting development is situated at one of the most prime and affluent locations in Kuala Lumpur.\n\n\nStrategically located, Pavilion Damansara Heights is highly accessible through an integrated network of roads. It is directly accessible from Sprint Highway and linked to the newly operational MRT line 1.\u00a0The mall is centrally located and seamlessly connected to the\u00a0Pavilion Damansara Heights MRT Station along the\u00a0 Sungai Buloh-Kajang MRT Line. It\u2019s just five stations between Pavilion Damansara Heights and Pavilion Bukit Bintang MRT,\u00a0the development\u2019s dynamic location is primed for success. The MRT had over 7.4 million ridership from December 2016 to August 2017 and it serves as a corridor with an estimated population of 1.2million. This is a high and growing catchment for the mall to capitalise on, in addition to serving the convenience for mall retailers and employees.\n\n\n\n\nDato\u2019 Tracey Lai, Sales & Marketing Director of 1 Pavilion Property Consultancy Sdn Bhd said, \u201cPrivate preview has commenced early this year by invitation only and of the nine corporate towers that have been launched, 85% has been sold. The luxury residences, which will be designed to impeccable standards are priced at an average of RM1,800psf. With close to 2,500 potential buyers who have registered their interest, a high take-up rate is expected.\u201d\n\nDato\u2019 Tracey Lai further attributed the tremendous interest of the buyers to the strong Pavilion branding, the Damansara Heights address and the much anticipated Pavilion Damansara Heights mall.\n\n\nDato\u2019 Joyce Yap, Chief Executive Officer of Kuala Lumpur Pavilion Sdn Bhd added \u201cThe mall will be a destination for the senses, bound to capture your hearts with contemporary retail, curated dining, entertainment, edutainment, music, arts, culture and leisure concepts. Not only will we engage the five senses (to see, touch, taste, smell and hear), we promise you the engagement of the sixth sense \u2013 \u2018to feel and be happy\u2019. And as we plan, we will constantly evolve to create moments of aspiration and indulgence, inspired by the latest world trends\u201d.\n\n\nJimmy Phua, Managing Director and Head of Real Estate Investments Asia, CPPIB, said: \u201cWe are pleased and privileged to be part of this prestigious development. Pavilion Damansara Heights will no doubt redefine the landscape of Pusat Bandar Damansara into a destination of choice.\u201d\n\n\n(From Left) Yang Berhormat Datuk Seri Utama Tengku Adnan bin Tengku Mansor, Minister of Federal Territories; Yang Berbahagia Puan Sri Cindy Lim, Deputy Chairman, Pavilion Group; Dato\u2019 Tracey Lai, Sales & Marketing Director, 1Pavilion Consultancy Sdn Bhd; Dato\u2019 Joyce Yap (\u53f6\u7d20\u6e05), CEO of Retail Kuala Lumpur Pavilion Sdn Bhd.\n\n\nGuest of Honour, Minister of Federal Territories, Y.B. Datuk Seri Utama Tengku Adnan bin Tengku Mansor commented, \u201cThe meticulously crafted Pavilion Damansara Heights is set to raise the city\u2019s stature and offer total rejuvenation around the area. This new development will help strengthen Kuala Lumpur\u2019s position as the premier destination for both local and international tourists and investors. In addition, residents in the surrounding areas will benefit from a significant increase in their property value. This is complemented by the availability of world-class infrastructure, increased job opportunities, and further economic growth that comes in line with the development. I strongly believe that this development is a massive step forward towards positioning Kuala Lumpur amongst the Top 20 cities in the world by 2020.\u201d\n\n\nThe entire Pavilion Damansara Heights development is expected to be completed in stages by 2022.\n\n\nFor more information on Pavilion Damansara Heights, please visit: \nwww.paviliondamansaraheights.com\n\n\nAbout Canada Pension Plan Investment Board \n\n\nCanada Pension Plan Investment Board (CPPIB) is a professional investment management organization that invests the funds not needed by the Canada Pension Plan (CPP) to pay current benefits on behalf of 20 million contributors and beneficiaries. In order to build a diversified portfolio of CPP assets, CPPIB invests in public equities, private equities, real estate, infrastructure and fixed income instruments. Headquartered in Toronto, with offices in Hong Kong, London, Luxembourg, Mumbai, New York City, S\u00e3o Paulo and Sydney, CPPIB is governed and managed independently of the Canada Pension Plan and at arm\u2019s length from governments. At June 30, 2017, the CPP Fund totaled C$326.5 billion. For more information about CPPIB, please visit \nwww.cppib.com\n\n\n\n\nQuick Factsheet of Pavilion Damansara Heights\n\n\n\n\n\u00a0\n\n\n\n\n\u00a0\n\n\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/uptown-residences/", "title": "PROPCAFE 360 Degree View : Uptown Residences @ Damansara Uptown by See Hoy Chan", "body": "\n\nUptown Residences 360 Degree Review\n\n\nFirst some intro at Uptown Residences\u00a0at SS21 Damansara Utama or Damansara Uptown.\n\n\n\n\n\u00a0\n\n\nIntroduction to Damansara Uptown\n\n\n\n\nNestled along LDP, Damansara Uptown was developed by See Hoy Chan Sdn Bhd back in early 1980s. Since then, it has flourished and grown into a well-established commercial hub. It is among key commercials area in Petaling Jaya, \u2018stood strong\u2019 together with SS2 square, Taman Megah commercial areas, \u00a0TTDI commercial area. Uptown Residences are located practically in centre of Damansara Uptown\uff01\n\n\nThose who frequent Damansara Uptown will likely get the taste of the traffic conditions of Damansara Uptown. We say it is messy, lack of car parks, alot of hoardings, it is just poor, you need luck to find a place to park, even after office hour! \u2018Wong\u2019 is one thing This is partly attributed to the major redevelopment in Damansara Uptown by the developer.\n\n\nThe New Uptown Damansara\n\n\n\u2018New Uptown Damansara\u2019 is See Hoy Chan Sdn. Berhad\u2019s integrated development in Damansara Uptown consists of a 5-storey neighborhood mall called the Starling; Uptown 8, a 38-storey MSC Status Green Grade-A office building; a serviced residence managed by The Ascott Limited known as the Somerset Residences at Damansara UPtown; and the Uptown Residences condominium.\n\n\n\n\nNew Damansara Uptown will complete in 2019!\n\n\nOur focus of the review will the residential element that is the Uptown Residences, Damansara Uptown, Petaling Jaya.\n\n\nUptown residences comprise of 2 residential towers namely \nFamily Tower\n and \nLifestyle Tower\n.\n\n\n\n\nUptown Residences details\n\n\nFamily Tower\n\n\n30 storey Family Tower consists of 202 apartments and 4 penthouses. The Uptown Residences are commercial title properties, there are 5 home designs ranging from 1,687 sq.ft. to 2,516 sq.ft. There are 8 units per floor with 2 lift service 2 units, so there are total 8 lifts servicing this tower. The unique feature of Family Tower is that each unit comes with private lift lobby. Typical unit comes with 3 car parks.\n\n\nLifestyle Tower\n\n\n32 storey Lifestyle Tower has\u00a0170 apartments and 4 penthouses. There are 4 home designs ranging from 734 sq.ft. to 1,040 sq.ft, No private lobby for Lifestyle Tower as the whole tower is serviced by 4 lifts. While typical units come with 2 car parks.\n\n\nUptown Residences Typical Floor Layout Plan-Family Tower (above) Lifestyle Tower (below)\n\n\n\n\n\n\nUptown Residences car park entrance and guest lobby\n\n\nUptown Residences concierge\n\n\n \n \n \n\n\nUptown Residences\u2019s concierge & lobby areas has double volume feature, feel spacious, the overall decor and its ambient is quite welcoming.\n\n\nA peek into the Uptown Residences Family Tower mail room and then the pool.\n \n \n \nLift lobby leading to the Uptown Residences condo units.\n\n\n \n \n \n\n\nLook decent right, marble flooring check with wood-cladded lifts facade.\n\n\nLast but not least the private lift lobby comes with wood floor, not bad not bad.\n\n\nConclusion\u00a0\n\n\nUptown Residences was previously launced back in 2012 and has recently VPed. We recalled developer price for typical units were approximately RM800+psf. Fast forward to 2016, we are told there were transacted at RM1000psf. There are not many supplies coming from this part of Petaling Jaya. Back then when it was launched due to its sheer unit size which translate to its absolute price to be >RM1m+. In our books, most units were meant for \u2018own stay\u2019. While the smaller units, er hemm\u2026were not accessible to most people.\n\n\nWhat Uptown Residences can offer is its surrounding commercial elements, there are almost 10 banks, more than 100 eateries, macam macam ada, lol\u2026.\n\n\nThere is a neighborhood mall coming up, the Starling. While we often hear there are too many malls along LDP, a mall within walking distance of Uptown Residences will be an icing to the cake.\n\n\nIf we look at this project closely, this is a proper integrated development with freehold Petaling Jaya address, strictly looking at PSF may not be relevant to compare with standalone residential development. For a fairer comparison, one should benchmark Uptown Residences to Tropicana City Tropics, when the New Uptown Damansara development completes in 2019.\n\n\nDamansara Uptown Today\n\n\nThe upcoming neighborhood mall, the Starling Damansara Uptown\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/vega-residensi-1cyberjaya-www-vegaresidensi-com/", "title": "PROPCAFE Peek : Vega Residensi @ Selangor Science Park 2 By PKNS", "body": "\n\nLet the writer gets this out of his chest\u2026..Cyberjaya, you either love it or loathe it\u2026unfortunately its the latter for the writer. Never like the location, the sparely new development of mixed township randomly and never a fan of its development thus far and its pricing. Of course this is strictly the view point of the writer and no where this is part of this portal\u2019s idea.\n\n\nHowever this development by PKNS called Vega Residensi caught the writer\u2019s eyes because it\u2019s an almost affortable housing and low density, and doesn\u2019t come with all the wits and fancy of a larger and more luxurious offering (hence can afford to charge higher psf pricing), and whats new \u2013 its an almost BTS project and should be ready in 5 months time (awak boleh ambil kunci di Feb 15, said the SA) where buyers can actually view the actual units or almost your unit, if you be kind to the sales representative.\n\n\nLOCATION\n\n\nWhat can I say\u2026Cyberjaya and the endless driving on lone highways and many traffic lights (blah). Its located actually on part of the Selangor Science Park 2 (SSP2) and sits just at the fringe of this industrial land and basically at the fringe or outside of actual Cyberjaya area. \u00a0SSP2 currently only has one company (Qcell) as their main and only \u201ccustomer\u201d. That said a lot about this industrial land. It said to be closed to MMU, terminal bus rapid and street mall (definitely not walking distance under the hot sun) and the up and coming Angry birds Theme Park (this is new!!).\n\n\nLocation Map\n\n\nEntrance of condo..looking over the closest skyline of Cyberjaya\n\n\n\n\n(Entrance of condo overlooking SSP2 with lake in front and the lone Qcell building)\n\n\nTHE BUILDING\n\n\nDeveloped by PKNS and its bordering an affortable range, this 18 storey L Shape building is dressing in a rather sexy and luxurious facade with top two storeys are duplex units and the whole development consist of smaller offering, ranging from studio 535sq to 2+1 bedders 921sq. They also have 3 bedders but with slightly smaller BU at 847sq. The building also comes with 4 storey of parking podium, some limited outdoor parking lots (both for owners and visitors) and a considerable comprehensive but small common facilities deck on 5th floor.\n\n\nScale ,model\n\n\nActual Building\u2026guestimated 80% completion\n\n\nActual building, another look. Nice color and acceptable facade.\n\n\nLAYOUTS\n\n\nThere are 3 main layouts for common units with some special duplex units at the top two floors of building:-\n\n\nType A (535sq) \u2013 1 bedroom+study area, 1 bathroom\n\n\nType A2-A (921sq) \u2013 2 bedrooms + study area, 2 bathrooms\n\n\nType B1 (882sq) \u2013 2 bedrooms + study area, 2 bathrooms\n\n\nType B2 (847sq) \u2013 3 bedrooms, 2 bathrooms\n\n\nThis development only officially opens to public on this coming friday, however public can now book if you can get hold of the sales representative. There wasn\u2019t any sales rep at the sales offie at SSP2 when the writer was there on wednesday, 3/9/14. However a friend had made booking today via their Bangi office. Was told that most units have been booked as of today. He managed to get hold of one unit out of 2 left for 3 bedders and not many 2 bedders left either. However, there are plenty of 1 bedder left. Guess these will be gone once they opened to public sale this week, or will they?\n\n\nPRICING\n\n\nBrochure printed from RM258k onwards, but the writer believe this is the cheapest bumi price as the sale chart in showroom indicated Rm277k as the lowest (518psf). At the glance, the most expensive units are priced at Rm5xxk. However, my friend managed to get a mid floor 3 bedders at 360k (425psf). I suggest interested party should go to their sales office and get proper pricing.\n\n\nOTHERS\n\n\nWas told that this is a leasehold project, thus makes the writer wonder if this condo is actually sitting on Cyber land or just adjourned to Sepang agricultural land or others as all Cyber land so far is freehold.\n\n\nMaintenace fee at 20sen+2sen sinking fund. For 3bedders, you get a covered car park and a non cover car park. The writer believes you get one carpark for one bedder and 2 car parks for two bedder unit. Please do verify for accuracy.\n\n\nOther ameninites include a swimming pool, playground, surau, BBQ terrace, gym, community hall, convenience store, landscaped gardens, sidewalk and podium cafes, 24hour security and guard house.\n\n\nList of Amenities\n\n\nCONCLUSION\n\n\nThis is a no frill development best suites 1st time homeowners or as 1st investment vehicle for beginners. It does appeal to certain segments of the community. With Shaftbury Studio going for 7xxpsf and D\u2019Pulze at 6xxpsf at subsale market, this PKNS development does provide a lifeline to buyers that wanting to own a brand new abode, as long as you can accept Cyber (or it is??) as the location.\n\n\nLast but not least, this is called Vega Residensi 1. It makes the writer wonder if it will be 2 and 3 coming up later.\n\n\nP/s \u2013 thank you YK taiko for the head up. Cheers.\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/verve-suites-kl-south-by-bukit-kiara-properties/", "title": "PROPCAFE Review : Verve Suites KL South By Bukit Kiara Properties", "body": "\n\n\n\nOld Klang Road, due its location and upgrade of infrastructure, has become many developers\u2019 darling in recent years.\u00a0In order not to miss the boat,\u00a0PropCafe started\u00a0some research and assessment works on this area recently. Propcafe, first, will cover the most luxury one that called Verve Suites KL South. Why? Many property \u201ckaki\u201d claimed that it is expensive but\u00a0PropCafe could not get much information from public sources, so it triggered\u00a0PropCafe to find out\u00a0WHY and\u00a0WHAT developer is\u00a0OFFERING to demand this premium in this part of KL. Hopefully,\u00a0all\u00a0the\u00a0home seekers\u00a0and\u00a0property enthusiasts\u00a0can\u00a0get\u00a0the\u00a0ANSWERS here.\n\n\n\n\nWho is the DEVELOPER? \n\n\nDeveloper profile becomes increasingly crucial in assessing new property development during this part of property cycle. I guess everyone know the founder, the\u00a0\u201cCondo King\u201d or Dato\u2019 Alan Tong, who turned the rubber estate lands to now the famous Mont\u2019 Kiara in 80s. He was the one who dared to build condominium in Malaysia during that time when there were still plenty of lands undeveloped in Klang Valley. He always\u00a0like to smell\u00a0the niche market and venture into uncharted territory.\u00a0It seems like\u00a0it is still\u00a0continue\u00a0in\u00a0Bukit Kiara Properties (BKP), a property arm that he started together with his son Datuk NK Tong in 2000 after\u00a0he exited Sunrise right before financial crisis in 1997. Only few projects were developed in Mont\u2019 Kiara since then, which\u00a0were Aman Kiara Bungalow, Hijauan Kiara and Verve Suites. Clearly, size of GDV no longer the focus to BKP, which sometimes can be a good thing to buyers as developer\u00a0may tend to be more focus and detail to\u00a0delivery of \u00a0its product.\n\n\nDeveloper\u2019s FINANCIALS and DELIVERY?\n\n\nQuick search in SSM showed there is no revenue in Bukit Kiara Properties\u2019s 2014 financials as the latest revenue of the only existing development \u2013 Verve Suites KL South has yet to account for its financials.\u00a0Currently, the company comes with clean charges, strong balance sheet and authorised capital. Similarly, strong financials in term of profitability, balance sheet and capital were reported in its holding group Al Batha Bukit Kiara Holdings,\u00a0the\u00a0JV entity with one of the largest conglomerates in U.A.E. The financial stays very healthy even\u00a0putting the\u00a0consideration of\u00a0the Japan Hokuba\u2019s\u00a0Resort & Suites project and\u00a0the land costs that spent for next projects at Jalan Tun Razak and Ampang Embassy Row. Risk of abandon? No chance.\n\n\nBKP\u00a0has won the Best High Rise Residential Award from the reputable FIABCI Malaysia Property Award in 2014\u00a0 and recently awarded World Gold Winner of the FIABCI Prix d\u2019Excellence Awards 2015 in the same category\u00a0for its signature project Verve Suites Mont\u2019 Kiara. Previously the same property has also won them the Malaysia Landscape Architecture Award in Property Developer Excellence and Project of the Year award in 2013. Those interested to know\u00a0its delivery quality\u00a0should visit Verve Suites Mont\u2019 Kiara and its retail outlets there. Sky beach\u00a0at Verve Suite Mont\u2019 Kiara\u00a0is great and well received! Strong points to add into our property rating and assessment model.\n\n\nTrack Records\u00a0on MAINTAINING High Rise Building\n\n\nCondominium\u2019s maintenance always play a big part\u00a0in mid to long term capital appreciation of\u00a0a property. A good developer should always has its own property management arm to support this. In many cases,\u00a0PropCafe sees the deteriorating of property value when inexperience JMB/MC starts to handle the maintenance without much helps from developer. Everyone knows Sunrise is famous for\u00a0its maintenance works and the gene perhaps comes from the values that\u00a0inserted by the leader of Bukit Kiara Properties. Although the\u00a0current size of the company\u00a0is relatively small but it has all related arms or\u00a0subsidiaries to build, maintain or even to\u00a0do\u00a0interior design and landscape\u00a0works. Thumbs up to them.\n\n\nLOCATION of Verve Suites KL South\n\n\nOld Klang Road is the oldest and first major road in Klang Valley. It opened in 1959 and provides the link between Kuala Lumpur and Klang (hence called Jalan Klang Lama), the road is the artery to older township such as Taman OUG, Taman Lian Hoe and gradually some newer township such as Taman Seputeh, Taman Desa to thrive. Alongside PJ Old State area, these are suburban area where earlier dwellers stay and work in Kuala Lumpur due to\u00a0its great\u00a0accessibility. Over the time, the whole stretch of OKR were almost developed with some exceptions of smaller pocket of lands. Recognizing the limited supplies of new properties coupled with buoyant property market in Klang Valley for past 5-6 years, many developers have grabbed these leftover\u00a0pocket of lands. BKP recognizes the potential of the location and rather than acquiring an empty land, they en-block a twin building (used to call Wisma Shun Li where Alamanda College was based) and embarking\u00a0a brownfield project. Smacked right in the middle of the Old Klang Road, the project is strategically located and surrounded by mature amenities such as below.\n\n\n\n\nHotels: Gardens Hotel, Boulevard Hotel Cititel Midvalley 4km\n\n\nShops & malls: Midvalley & Gardens shopping mall 4km, \u00a0NSK Trade City Kuchai Lama 3km, Wet Market Jalan Klang Lama 2km, Tesco Scott Garden 1\nkm\n, Pearl Point 1km\n\n\nPlaces of interest: Taman Desa Medical Centre 2KM, Desa Water Park 4km, Bandar Malaysia 5km, Muzium Negara 5km\n\n\nSchools: SJK (C) Choong Wen 1km, SMK Sri Sentosa 4km\n\n\n\n\nThere wouldn\u2019t be any worries of shortage of F&B. There are plenty of old school restaurants or old establishments along the road and within the residential area such as Taman OUG, Taman Desa, or Kuchai Lama. There will never be shortage of choice of restaurants.Given that this is an old and establish area, there are not many prominent landmark with exception of well recognized Plaza OUG (still remember the Yaohan?) and Pearl Point.\n\n\nACCESSIBILITY\n\n\nBeing the oldest main road in Klang Valley, Verve Suites\u00a0KL South is not short of options especially if you are with car. Coming from KL/PJ alongside Old Klang Road, it\u00a0can be reached by making u-turn in front of Plaza OUG.Just a 5-10 minutes short drive you will reach Midvalley Megamall. Not only the mall, the network will bring you to PJ/ Subang/ Klang via Federal Highway and by exiting to the right to the East-West highway, it will bring you to Cheras. Again, just a\u00a0few minute drive, by exiting to North-South Highway, you will be within minutes via Smart Tunnel to Kuala Lumpur City Centre.On the south side, via Taman OUG, you can exit to KESAS via Awan Besar Interchange which easily bring you to Puchong, Klang and Bukit Jalil. To promote its 9 Seputeh project, MRCB has also committed to build a link to NPE from the development. Indirectly, this will benefit residents along Old Klang Road as they could use NPE which again will provide seamless access to Bangsar, Pantai, Kl Sentral and Kuala Lumpur.Old Klang Road will lead you to myriad of accesses that allow you to travel seamlessly to almost anywhere in Klang Valley. Now you know why many Seputeh, Taman Desa and OKR residents \u201cdie die\u201d also want to stay or choose to upgrade at nearby location there. This is the best part of being\u00a0 in a matured and established township.\n\n\n\n\nLOCALE\n\n\nThis part of the town, KL South is populated by approximately 230,000, is a mature yet vibrant KL suburb has plenty to offer with schools, malls, banks, KL downtown within reach with 5km radius. The project\u2019s close proximity to affluent landed neighborhood such as Seputeh, Taman Desa \u00a0(old money)\u00a0may attract these folks here to venture to an exquisite all equipped luxurious simplex living especially when the needs of lower housing space utilization arise as the local populations age.\n\n\nThe Verve Suites KL South\u00a0may also\u00a0able to attract extended young families who have been living in KL South \u2018the longest time\u2019 yet not willing to relocate that can potential compromise the family close ties and the convenience the location KL South can offer. At least, that\u2019s the stories told by the sales personnel which PropCafe does not disagree.\n\n\nVerve Suites KL South\u2019s VIEW and ORIENTATION\n\n\n\n\nViews are not the main selling point of this development and the developer never hide the fact that the view is not the main consideration. Unlike The Verve Suites\u00a0Mont\u2019 Kiara where penthouse and roof are converted as communal facilities to capitalise on the view, the developer decided to construct a brand new sky bridge that serve as communal space at level 13A for block A and B.Within the close proximity on the west, PPR Seri Anggerik will partially block the view of block A. Most of the west facing units in block B,\u00a0especially low floors, will\u00a0come with\u00a0the recreation deck and pool view. On the East side, over the Old Klang Road and wet market, it will be an open view as no highrise obstructing or blocking the view. Similar with South side, with exception of Pearl Suria which is quite a distance away, it will be an open view. However, the North open view may be blocked by quite a numbers of upcoming projects such as 9 Seputeh and Southbank. Good thing\u00a0is, these buildings are new and fa\u00e7ades are nice to see. It is more like city view with all tall buildings.\n\n\n\n\n\n\n\u00a0\u00a0\n\n\n\n\nThe key takeaway point is no prominent landmark\u00a0in this area and consciously the view is not the main selling point of the project. With the\u00a0signature Sky Bridge\u00a0and BKP\u2019s reputation, would the Verve Suites KL South becomes the landmark in near future like what the sales personnel claimed? We shall see in next few years.\n\n\n\n\nDevelopment FEATURES\u00a0of Verve Suites KL South\u00a0\u2013 Anything Great?\n\n\nTo continue the Verve Series like Verve Suites Mont\u2019 Kiara, BKP\u00a0is turning\u00a0this old college building into luxury lifestyle towers with\u00a0321 fully furnished one and two bedroom units. There will be also 45 SOHO units (yet to launch) at lower floors together with three retail lots for lease. It is a freehold commercial title property with three tier security. Each unit comes with at least 1 carpark lot\u00a0and some of the bigger units will be given additional lot. 40 visitor carpark lots are allocated in the basement for both\u00a0residential visitors or retail customers.\n\n\nBKP engaged\u00a0award winning\u00a0design architect Liu &Wo Architects Pte Ltd from Singapore (http://www.liuwo.com.sg/web/Site/Main.html)\u00a0and landscape architect \u2013 MLA Landscape Architects Sdn Bhd\u00a0(http://www.maliklip.com.my) for this project as it is not an easy task to do a brownfield project.\n\n\n\n\n\n\nInformation given showed that it\u00a0is the first\u00a0project in Malaysia that achieve Green Mark Certification for existing residential building \nby the Building & Constructions Authority of Singapore (BCA).\n\n\n\n\nDue to the smaller unit\u00a0size offering,\u00a0there are\u00a0321 units sitting on 1.36 acre land which translates to 236 units per acre. It is considered high dense development according to PropCafe\u2019s density rating parameter. The developer aware of this and therefore, there are ample facilities\u00a0allocated for Verve Suites KL South which\u00a0spread across three levels \u2013 Level 2 Pool Deck (Approx. 17,500sf)\u00a0and Level 3A Recreational Deck (Approx. 15,000sf)\u00a0 and Level 13A Sky Bridge (Approx. 10,000sf)\u00a0to offset the concern above. This project, without a doubt, the developer continues to sell\u00a0its success story of community lifestyle living\u00a0 with superb facilities which\u00a0follows the concept\u00a0of\u00a0Verve Suites Mont\u2019 Kiara.\n\n\n\n\n\n\n\n\n\n\nNext,\u00a0PropCafe focuses on the\u00a0signature of this development. Well,\u00a0no sky beach like Verve Suites\u00a0Mont\u2019 Kiara this time, but there is an\u00a0iconic Sky Bridge named VERCADICOS that links the two towers. The naming was inspired by one of the oldest bridges\u00a0that links two cities: The Arkadiko. See the video of Bridge Structure below\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThis double volume (20ft height) 200ft bridge is already completed.\u00a0Based on the\u00a0previous\u00a0good feedback at\u00a0Verve Suites MK, the developer continue to place a Theatre there again for residents to enjoy their movie. Last heard from Verve Suites Mont\u2019 Kiara, no private session is allowed and movies are all arranged by management office.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThe next recreation area is the place\u00a0for Western Gym & Yogo vs. Eastern Wing Chun. This combat zone joint with the\u00a0Sky Bridge Walk, Lounge\u00a0and Energy Bar are at common area which is spacious enough to accommodate large crowds. It should attract the interest from Gen Y and the Gen X like us gave it\u00a0 a \u201cLike\u201d! Nice place to hang around with mates.\n\n\n\n\n\n\n\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \n\n\n\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nThen\u00a0PropCafe went to have a drink at Sky Kitchen & Dinner with the sales personnel.\u00a0This sky kitchen\u00a0can easily\u00a0accommodate 50 to 60 guests and it is a\u00a0well equipped kitchen for any function and (or)\u00a0your own cooking there to serve your guests. When\u00a0individual unit is small, this is certainly a good idea from developer to have this facility for residents to host party and place to prepare and cook the dishes. Well thought of!\n\n\n\n\n\u00a0\n\n\n\n\n\n\n\n\n\n\n\n\nLastly,\u00a0PropCafe reached the Chill Zone where the place for residents\u00a0 and guests\u00a0to relax and mix around. It reminded me the time\u00a0at University. Pool, TV, lounge, cool sofa, nice music, good buddies, \u2026\u2026\n\n\n\n\n\n\n\n\n\n\n\n\nOverall, Verve Suites KL South continues the living concept and facilities like Verve Suites Mont\u2019 Kiara which allows residents to connect, mingle and socialise.\u00a0This is the community living concept where you have more places within the properties to chills and know your neighbours. Many condominiums have the facilities but, unfortunately,\u00a0mostly under-utilised. The developer\u00a0that led by\u00a0\u201ccondo king\u201d\u00a0surely know this, with their experience in Verve Suites Mont\u2019 Kiara, they know what the residents want.\u00a0This Sky Bridge facilities\u00a0which follow the concept of Mont\u2019 Kiara\u2019s\u00a0should bring residents together.\u00a0Propcafe\u00a0would certainly spend more time\u00a0here than those facilities like swimming pool\u00a0or garden deck. So, to PropCafe, this Sky Bridge is\u00a0The LINK BETWEEN VERVE RESIDENTS.\n\n\nPRICING \u2013 Prada or Coach?\n\n\nAt the moment of this entry is written, the lower floors of block B, particularly the\u00a0one bedroom unit\u00a0of Terra Spring, have been booked. Nevertheless, some of the Terra Spring are still available. Taking sample of high level on 17th floor, Terra Spring is priced at RM729,800 before developer\u2019s packages. On psf wise, this worked to be RM1315psf. If you could afford higher price and need bigger space, other interior design theme is priced lower. Again, taking example of 17th floor, the corner two bedroom\u00a0unit \u2013 Mulberry Stilleto and intermediate two bedroom\u00a0unit \u2013\u00a0Summer Canvas are priced at RM1200psf or absolute wise RM1.05m and RM850k respectively. Finally Infiniti Edge is priced about RM1235psf or RM900k. All the quoted prices are before attractive home ownership packages offered by developer. For every floor increase or decrease, it is about RM3-4k different, give and take.\n\n\nPrice is not doubt is at much premium compared to other launches alongside Old Klang Road. Well,\u00a0PropCafe has visited few projects nearby.\u00a0PropCafe would say it serves\u00a0different categories of target market (be it ownstay or invest)\u00a0and premium is priced like Prada vs. Coach. Women should know what it is mean.\n\n\nThe developer didn\u2019t shy away from admitting the fact\u00a0its target market and it was shared that some of the purchasers are repeat purchasers from their past project in The Verve Suites\u00a0Mont\u2019 Kiara. These are the discerning buyers who share similar philosophy and appreciate the concept and interior design offered by\u00a0BKP.\u00a0Bear in mind, when Verve Suites Mont\u2019 Kiara was launched many years ago,\u00a0PropCafe was equally shocked like\u00a0how you were\u00a0reacted on\u00a0the price above in this Verve Suites. Verve Suites Mont\u2019 Kiara proved that it has it own niche market segment and still the price market leader in Mont\u2019 Kiara until today.\u00a0 As stressed earlier, it is not easy to make comparison with other properties and if you were to duplicate the similar concept elsewhere, it wouldn\u2019t be possible without the\u00a0source of fabrics, furniture, carpentry works etc. There are a lot of effort put in by the developer. It is the sense of appreciation and pride (again, Prada or Coach, which one do you like? And Why?)\u00a0that wow the buyers to put their signature on the Sales and Purchase Agreement.\u00a0 Therefore, Propcafe needs to make a paradigm shift for this property review as it is no longer relevant to review the property based on conventional thinking. We have huge debate among PropCafe founders after the visit, especially on the \u201cintangible\u201d and \u201ctangible\u201d assets that included in this property. These will be included in the following sections.\n\n\nNEARBY High Rise PROPERTY PRICES\u00a0and NEW LAUNCHES. APPLE vs. ORANGE?\n\n\n\n\n\n\n\n\nExisting condos and apartments in Old Klang Road (OKR), Taman Desa, OUG, Kuchai areas generally Mass Market in nature with family oriented sizes at approximately 1100 to 1500 sqft.\u00a0PropCafe noticed that older condos and apartment are commanding 550-750psf in OKR, Taman Desa, OUG, Kuchai areas depending the age and conditions of the condos and apartment. Assuming all the existing mass market condos, apartment in KL South are oranges,\u00a0PropCafe would say Verve Suites KL South is a rare apple. \nAn edible rare apple with embedded with iOS\n, literally.\n\n\nWhat is interesting is that\u00a0PropCafe noticed Verve Suites KL South is the only project that offers signature ID incorporated into the unit, you can basically VP (vacant possession) with your suitcase and stay in immediately after VP.Our experience from buying sub-sales properties, is that there always idle time where the new owner cannot immediately occupy their home upon VP, to give way to renovation and alteration works, electrical and rewiring works, and to even longer lead time if it involves built-in cabinet fit out and ID inputs. Tiring is the word, at least, to PropCafe founders\u2019 recent renovation works. Also, one must take note that BKP does not just provide normal material or ID works in these units, many items are custom made and not easily available from normal carpenters/vendors (see later\u00a0section). Plus point, Verve Suites\u00a0KL South would not need to go through these conventional steps, and save potential owners plenty of time to look for vendors instead able to enjoy the new home right away after key collection.\u00a0The wise one says time is money,\u00a0PropCafe agrees!\n\n\nRental Analysis\n\n\nWhile rental market at OKR Taman Desa, OUG, Kuchai area are caters mostly for local residents, expat tenant pool is still lacking. Therefore the rental market in OKR areas are ranging from RM1.5-2.5psf, couple notches below expat favorite at Mont Kiara or Bangsar. However, Verve Suites KL South may be able to buck the trend to command higher psf as the\u00a0only luxurious IDed and fully furnished residential with lifestyle themed development around this area. It is also an advantage to the yield seekers as Verve Suites KL South is rental ready upon VP, no loss of time arising from defect rectification (typically 1 to 2 months) before owner can commence other renovation, fit out as well furniture and white goods shopping. In short, it is for new target segment in OKR or surrounding area. Surely, it has no competitor for this segment, so now the question is, does this target group exist and (0r)\u00a0how big is this pool of tenant here. The fact lays in the future.\n\n\n\n\n\n\n\n\nNew Condo Launches Analysis\n\n\nIf you take away those Kuchai Lama, OUG etc projects, launches in OKR stretch were limited for the past 5 years. With resident profiles here are generally middle income households, recently launches\u00a0PropCafe sees developers up the line and market\u00a0its product to cater middle to upper end families and up-graders. Developers all try to test the level to see response of upgraders and new \u201cmigrants\u201d due to its location, accessibility and amenities. Asking price for new launches is now ranging from 650psf to 900psf and generally there are few factor determining the prices, namely, density, development concept, themed, and project grade (mass market or up market).\u00a0PropCafe has seen high density project caters for mass market offering at 650psf, while niche lifestyle themed with commercial element development at RM900psf. As far as the take up rate is concerned, launches in OKR stretch were pretty hot and were snapped up swiftly. This could be pent up demand for up graders and lifestyle up graders alike, in all projects in matured area such as Seputeh/Taman Desa/OKR are generally well accepted.\u00a0PropCafe observed in the vicinity of Old Klang Road stretch at present prevailing market products on offer for new launches. There is none like Verve Suite KL South.\u00a0PropCafe attributes price variance from other launches in OKR vicinity to Verve Suites KL South; the consideration for stylish ID, with quality fit-out, fully furnished home and of course, the intangible brand name of BKP and the\u00a0success of its Verve Series.\n\n\n\n\n\n\nLayout + ID Theme. \u00a0What are the items priced into the PREMIUM?\n\n\n\n\nComes with \u201cVerve\u201d DNA, the interior is truly represent the epitome of stylish living. However, to pay more than RM1000psf, one must know the reasons why to pay this premium. Verves Suites Mont\u2019 Kiara buyers knew the expectation and with no surprise, they are majority buyers of the pre-launch of Block B which currently around 40% sold.\n\n\nNormally, PropCafe would not focus much on the ID and furniture in show unit but Verve Suites KL South is different as it sells together with the ID and furniture. So,\u00a0PropCafe zoomed into this area and try to see what value is provided in the unit and whether it fits your taste. It is important, because it all comes with it and no point for you to spend unnecessary money on it later! Buying Verve Suites is buying the whole package and the key is the detail ID and furnishing that provided by developer. Any developer can offer this\u00a0but the level of details in fully furnishing work is the key here. BKP knew it, that\u2019s why\u00a0PropCafe can see the fine details the developer\u00a0put in to satisfy buyers just like its Mont\u2019 Kiara\u2019s Verve Suites. Bear in mind, you cannot even choose color of anything that are given, so please pay attention here! (Laugh out loud). We were told majority of the furniture are imported and it costs easily above 100k for each unit to be fully furnished. You don\u2019t have to agree it now. Perhaps you can form your opinion after this section. No right or wrong answer. Even among PropCafe founders have different views.\n\n\nAll units are\u00a0fully furnished as per the show units with exception of decorative items, paintings, TV, mattresses (please confirm with sales personnel). Depends on the space requirement and taste of individual, developer has conceptualized the interior design theme for each layout distinctively.\n\n\nLet\u2019s start with a smallest unit \nTYPE A \u2013 Terra Spring with 555sf\n (One Bedroom)\n\n\n\u201cSimplicity. Through use of minimal colours and choice textures. Solid. Pure. Down to earth. A living space for bold personalities with refined taste, an appreciation for small details, and the finer things in life.\u201d\n\n\n\n\nOMG, normally first thing in mind for less than 600sf unit would be \u2026 \u2026 \u201cPigeon hole that you can see through whole unit\u00a0in one glance?\u201d Let\u2019s see.\n\n\nPropCafe\u00a0will emphasis more on this type as small unit normally is more challenging to make it BIG.\u00a0PropCafe observed that BKP has\u00a0paid a lot of effort to do up the unit and ID before offering it to buyers. Instead of a studio,\u00a0it made a one bedroom unit with a wall separating the living area. Most of the time, it will look very \u201csqueezy\u201d for one bedroom unit\u00a0by this size\u00a0especially the\u00a0longish layout. Surprisingly, it feels very liveable. The quality of the kitchen is quite good\u00a0that comes with\u00a0dark greyish modern design together\u00a0with an island and full mirror wall. It matches perfectly with its\u00a0timber flooring colour too. Mind you, yes, it still can fit in three seater round dining table set with a cabinet. There is windows at the side to get some sunlight, so no ventilation issue.\n\n\nLiving hall size is reasonable which has space of a carpet in between the two seater sofa and TV cabinet.\n\n\n\n\nBedroom comes with a very solid IDed custom made door. In side the room, the door and whole wall\u00a0are mirror. Other than the wardrobe and the bed, there are still TV shelf and full height cabinet and bathroom looks very functional as well. No complaint here.\u00a0PropCafe felt\u00a0that it is more like a 700sf than 555sf unit. Good ID works that not easy to replicate.\n\n\n\n\nNext is my favourite unit \u2013 \nTYPE B Mulberry Stiletto with 876sf\n (Two Bedrooms)\n\n\n\u201cIt\u2019s all about presence: a mesmerising combination of confidence and allure. A feeling reflected in distinctive textures and bold edges. Amidst tones of black, white and grey, a sudden burst of colour brings sensation and energy.\u201d\n\n\n\n\nThe theme is just similar to theme of Type A with colour\u00a0blend between\u00a0black, white, and grey. No natural light issues as every part of the unit comes with window except the kitchen. The imported furniture looks premium and PropCafe was told even the\u00a0wallpapers were sourced\u00a0from US. With no space constraint, sofa, dinning etc are all family size. Standard \u201cone line\u201d kitchen cabinet is given but unlike type A, the island is sacrificed for a bigger dining area.\n\n\n\n\n\n\n\n\nGen Y with small family size\u00a0should like this unit\u00a0as it basically has everything you\u00a0 need with a\u00a0spare room in mind. \u00a0Personally, PropCafe\u00a0likes the theme of this ID, it comes with porsh feel and\u00a0the dark colour theme does not make the place visually look smaller. Not sure it is liken by other, one of our founders loves the concrete bench in the shower area of master bedroom. Why? Ok, too long to discuss here. Lol. The smaller room can actually fit two single bed which is very considerate from developer.\n\n\nThe \nType C \u2013 Summer Canvas with 704sf\n (Two Bedroom)\n\n\n\u201cA curious creation of energetic textures and clean spaces \u2013 a perfect backdrop to splashes of vivid colours and vibrant personalities. A living space to roam free, stand out and set loose your imagination.\u201d\n\n\n\n\nThis is more for those who like clean and less heavy ID. All white, white, and white. Two founders of PropCafe actually like this unit as the light colour brighten and giving you more spacious feeling. It doesn\u2019t look like 700sf size and we found a second bedroom actually hidden behind the mirror wall near the dining area. Those only need single bed in second room can see it as a better choice with less dollars pay\u00a0compares to\u00a0Type B.\n\n\n\n\n\n\nTYPE D \u2013 Infinity Edge with 729sf\n\n\n\u201cThis living space flows with rustic appeal and polished ambience. Floor-to-ceiling mirrors create space, while warm textures add character. And, of course, its most charming feature: hideaway rooms for the curious explorer.\u201d\n\n\n\n\nThis unit comes with more rustic and wooden cosy theme. Less mirror is used and the wooden texture on the cabinet make it more HOMEY than the rest of the units. One thing that every visitor\u00a0will \u201cplay\u201d in\u00a0this unit is the \u201ccabinet door\u201d. The hidden single bed room behind the cabinet is the highlight\u00a0of this unit (see video clip below). The solid mechanism (without a track!) has been built-in to ensure the seamless closure of the door. It will probably cost you a bomb to get carpenter to do it for you, only if you can find one. Again, sofa, dining set etc. do look like quality imported furniture. Retirees\u2019 top\u00a0 choice,\u00a0PropCafe believes.\n\n\n\n\n\n\n\n\nAfter visited all show units,\u00a0PropCafe realised the corridor outside the units are plain and no attention has been given. The purchaser pay more than RM1,000psf, they do expect the hotel corridor feel with some art and ID to be included. Also\u00a0developer should get the interior designer to do a more creative plaster ceiling in certain areas\u00a0and level up the ceiling as much as possible. This\u00a0enhancement should\u00a0go to each\u00a0unit too. Good news to buyers are the developer will totally re-furbish the lift, entrance lobby, and carpark area to match its premium proposition. The newly refurbished\u00a0lobby in another tower, which is due to officially open for public, will be completed soon. More component of the property can be physically visualised soon, just like the Sky Bridge.\n\n\nHow does PropCafe\u00a0sum it up? For readers that familiar with our review, Propcafe always emphasize on layouts that practical and efficient. In essence,\u00a0PropCafe does not want too many corners that constraint the furniture placing.\u00a0PropCafe wants natural air and lighting flowing into all rooms and living. However with Verve Suites\u00a0KL South,\u00a0PropCafe immediately recognized that we couldn\u2019t use the similar judgement in this project. This project is all about Interior Design where most probably\u00a0PropCafe wouldn\u2019t able to achieve the similar effect and result if\u00a0PropCafe\u00a0is doing it ourselves or even engage personal ID to carry out the renovation.\n\n\nJust for example\u00a0wallpapers and some\u00a0furniture\u00a0used\u00a0in the units are imported from US, Belgium, or Taiwan\u00a0and not available locally. Some of the design involved mechanism that under appreciated. In Infinity Edge, the guest room is cleverly hidden behind a heavy book shelves that swing smoothly without any tracks or visible hinges.\n\n\nThe full floor to ceiling mirrors are cleverly used in selective area to exude sense of space. The attention to detailing epitome the pride of the Bukit Kiara Properties in\u00a0its development. Even the down-light fittings are special to exude the class. Furthermore, to complement the concept, Grohe fittings are used throughout the bathrooms.\n\n\n\n\nFridge, Microwave Oven, Washing Machine/Dryer, Hood and Hob are from Bosch.\n\n\n\n\nRecently, many properties owned by PropCafe founders were VPed and due to renovate. Therefore,\u00a0PropCafe\u00a0is still very \u201cfresh\u201d on the latest\u00a0costing on renovation. To just simply done up a simple renovation with standard unfanciful built-ins and a piece or two nice furniture in a KLCC 600+sf unit (without kitchen) already cost us RM40k. BKP provides a lot of cabinet and quality furniture. So, to go back the renovation cost, and put in additional RM20k for all IDed cabinets and accessories together with a fully fitted quality kitchen of about RM20k, it will work out easily RM100k. Also, if you visit the show units, you would realise all the doors, be it bedroom or bathroom, are those custom made heavy duty door with solid mechanism. But equally,\u00a0PropCafe was concerned on it as the maintenance part could be a headache to owners though it will be covered under defect period given by developer. PropCafe has suggested to the sales person on the idea of full transparency on the carpenters or related vendor list to owners so that owners can easily contact the related party to maintain it when it is needed,\u00a0especially the \u201cgood stuffs\u201d that given are not common in the market. Same happens to all items like wallpaper, cabinet, wardrobe etc. Developer needs to help the buyers not just to own the house but maintain it too with minimal cost possible. All in, premium ID but does it worth? Other than \u201cTime is money\u201d that\u00a0discussed, PropCafe sees the value is there as the ID and furniture\u00a0are in fine details\u00a0which also\u00a0optimally make the size of unit becomes less concern. Yes, the power of ID which you need to pay, of course.\n\n\nCATALYST and FUTURE INFRASTRUCTURES. What do you look forward?\n\n\nIn property investment, it is no longer location location location, however, it is related to future catalyst and if you are big fan of Ho Chin Soon, he advocates follow the infrastructure. Within the 3km radius of Verve Suites KL South, few massive developments are taking place. Aside Mid Valley Megamall, a famous landmark and popular mall among KVlite, two giants malls will be built just south of Taman OUG and Bukit Jalil. In Taman OUG, WCT will build Paradigm OUG integrated project with RM4b GDV on 57acre of land that acquired for RM450million. Similarly, another public listed company Malton already embarking with another mixed development in Bukit Jalil aptly called Pavilion Bukit Jalil. At 2 million NLA, the mall is as big as Midvalley Mega Mall. Another massive project is 58acres Pantai Sentral Park developed by IJM. Currently on the second residential launch, there will be commercial component on the massive project. However at this junction, Propcafe does not know the detail of the plan.\n\n\nUnder Economic Transformation Program (ETP) mooted by government, Angkasapuri will be redeveloped into Media City. Within the close proximity, SPSetia is building massive KL Eco City where most of the office space already sold to organization and strata owners.\u00a0In addition,\u00a0in Bangsar South and Pantai, UOA is buzzing ahead with its commercial projects. Horizon was already completed and currently bustling with office activities. UOA is constructing Vertical and soon will launch Vertical2 due to high MSC status\u00a0office demand in Bangsar South. All the commercial activities bode well for residential within close proximity due to housing demand from local residents as well as expatriate. Obviously there are plenty of choices, however, the Verve Suites\u00a0KL South is the only project so far in the vicinity that already comes in fully furnished with interior design theme for discerning residents.\n\n\nThere is no shortage of future upgrade in the vicinity. Aside the NPE new access, plenty of infrastructure projects mooted by government under GTP. LRT Ampang-Putra height almost completed and full operation is expected by end of 2016.\n\n\nThere is proposed Monorail extension from Sunway to KL Sentral with one station\u00a0linked with\u00a09Seputeh which just a short drive Verve Suites KL South.\u00a0However unlike KVMRT2 and LRT3 up until today, there is\u00a0no official\u00a0announcement yet.\u00a0\u00a0And finally mother of all infrastructure project,\u00a0expected to cost both Singapore and Malaysia government RM38b to build when completed in 2022, the HSR will provide massive catalyst and reduce the traveling time to 1.5hours, city centre to city centre. The HSR\u00a0final terminus is located in Bandar Malaysia, a 495acre RM20billion GDV\u00a0redevelopment of Royal Malaysia Air Force\u00a0(RMAF) Land.\u00a0Bandar Malaysia is\u00a0easily accesible from East-West highway\u00a0where\u00a0at the moment you can see the massive RMAF land on the left\u00a0of your way to KL. Finally to\u00a0improve the public ridership\u00a0within the urban\u00a0area, With length of 52km, KVMRT2\u00a0will\u00a0link between Sungai Buloh and Putrajaya just opened for\u00a0the public feedback.\u00a0Preliminary consists 36 stations and snaking at Jalan Kepong and Ipoh at the north before going underground in the city centre area,\u00a0KVMRT2\u00a0with nearest future station to Verve Suites KL south is S23:Kuchai Lama\u00a0that located in Kuchai opposite Ajinomoto factory. The station is approximately 2.5km which is a short driving distance away\u00a0via Jalan Kuchai.\n\n\nAll work and without play will be a boring life. An eyesore for Pantai resident in the past, the existing aerated lagoon sewage treatment facility has been upgraded into a mechanized underground sewage treatment plant (STP) with myriad of public amenities on the 16acre of land. When the project expected to be completed by end of 2015, the STP Pantai 2 GreenPark will boost facilities such as badminton courts, futsal, sepaktakraw, football field, kindergarten, jogging track and many more. For more information, refer to the link \nhttp://www.pantai2stp.com.my\n.\n\n\n\n\nFuture PROSPECT\u00a0\n\n\nThe Verve Suite KL South is a niche project development targeted for up-graders who refuse to compromise its strategic location.\u00a0Over the past\u00a0PropCafe saw gradual commercial developments in area and the residents here can expect more over with new infrastructure such as new highway link to NPE, LRT line extension.\u00a0\u00a0PropCafe\u00a0is sure these new infrastructures will complement well and will be the icing on the cake.\u00a0Put aside\u00a0the subjectivity of the attached premium and focus on location, ultimately, its location at central of the Old Klang Road fronting Verve Suites\u00a0KL South will be able to stand out, and able to stand the test of time!\n\n\nMENU for Investor and Own-stayer\u00a0\n\n\nLastly,\u00a0PropCafe talks about how to own this piece of Apple with latest IOS.\n\n\nOk, what really caught\u00a0PropCafe\u2019s eyes was the schemes that available from developer. It basically caters for all groups of buyers with different risk appetites. As an investor, normally\u00a0PropCafe will first look for anything that can reduce\u00a0the investment upfront cost so that\u00a0the investment\u00a0can have a better ROI. That\u2019s, of course, available just like other development projects.\n\n\nThen, there is another package for those investors who are still eligible for LTV90 loan and not so concern on upfront investment or down payment (own-stayer). They can opt for the scheme like almost free instalment for 2 years after vacant possession (VP).\n\n\nSo far, nothing special, right? How about something like \u201cprinciple protected investment\u201d product? It seems like the developer is super confident on its product as this package allows the buyer or investor to sell back the property to the developer 2 years after the vacant possession with the nett price that the buyer paid. It means that you can hold the property to stay or rent in first two years and developer is obliged to buy back from you if you decide to exercise this option based on the condition of market price or rental market during that time.\n\n\nTo those investors who are not confident (or lazy) to rent it out by yourself, you can always opt for the guarantee rental scheme for 3 years. With the name of Bukit Kiara Properties, the risk of default on rental payment is very minimal.\n\n\nJust like the premium that you pay for ID and fully furnished items discussed earlier, it is more like\u00a0 a what is the offering fits your need kind of question. And surely, certain amount already built-in the offering price but most importantly, does it helps you to own a house or help you on your investment? Different peoples have different cash flow condition and different risk appetite. PropCafe\u00a0would say it gives\u00a0good options for both own-stayers, retirees and investors to own a property.\n\n\nConclusion\n\n\nBKP is rather low profile in promoting and selling this Verve Suites KL South.\u00a0 Not sure about\u00a0its marketing plan, but how about buffet cum movie night at SkyBridge for customers or PropCafe readers? Why? Because this Verve Suites is about see it to like it kind of product. Solely on paper, it will not entice anyone, they must get people to go there to touch, feel and enjoy the lifestyle.\n\n\nPropCafe has covered all the components on its Premium and\u00a0Intangible Values, but both still\u00a0are\u00a0very subjective. The answer normally is very straightforward, either you love it or move on. So, Prada or Coach? Apple with IOS or Orange with Android? The\u00a0choice is yours!\n\n\nBKP Gallery KL South\n\n\nWebsite :\u00a0http://www.vervesuites.com/klsouth/index.php\n\n\nGPS Coordinates: N 3 05.526, E101 40.449\n\n\nOpening Hours: Monday \u2013 Sunday, 10.00am \u2013 6.00pm\n\n\nBKP Gallery, VERVE\u00ae Suites KL South, Jalan Klang Lama, 58000 Kuala Lumpur\n\nTel: +603-7980 8999 | Fax: +603-7980 9003\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/vipod-residence-klcc/", "title": "PROPCAFE Review : ViPod Residence @ KLCC By Monoland", "body": "\n\nViPod Residence \u2013 A sculptural beauty of interlocking stylish pods at Malaysia\u2019s most coveted address. Feel the excitement; Feel the City Pulse \u2026 \u2026\n\n\n\n\n\n\n\n\nViPod Residence is located at Jalan Kia Peng which comes with 39 storeys and total of 418 units within 1.09 acres land.\n\n\nDoorsteps to KL Conventional Center which is linked directly to KLCC. Less than a minute walk, a bridge will brings you to the finest mall in KLCC area \u2013 Pavillion KL. One of my favourite malls as it is non-halal mall, plenty of choices of entertainment, dinning & drinking. A place that expatriates love to hang around. Personally, I feel that KLCC is more for tourists than residents in KL. Having said that, since KLCC is also within minutes walk, so it does not matter which mall I like, the choices are all there for ViPod residents! Those who like Bukit Bintang, Jalan Alor or Changkat Bukit Bintang, all these hotspots are not too far away. If one lazy to walk, you can take monorail from Raja Chulan to the next stop of Bukit Bintang. Unlike many KLCC residential properties, this ViPod Residence is the CENTRAL OF CENTRAL, definitely one of the best so far in KL (ok, I would rate Pavillion Residence as the Best at the moment, strictly from location perspective). The RM100 millions project of KL covered walkway and skybridge will certainly benefit KLCC area\u2019s residents.\n\n\n\n\n\n\nAs I mentioned in Manhattan thread, my requirement for KLCC residential property must be VISIBLE enough from main road, fronting must be VIBRANT enough, surrounding must be HIGH-END enough, facade must be \u201cCANGGIH\u201d enough, and pricing must be REASONABLE enough. Yes, ViPod Residence has all these elements! There are many developments nearby, but I couldn\u2019t match all these criteria with them so it is either not my cup of tea or beyond my reach.\n\n\n\n\nLook at the floor plan, it breaks into three clusters. Each cluster only has either 3 or 4 units to share three lifts. Since each floor is controlled by access card, the privacy is all there for just 3 or 4 units! Each cluster is either shared by 2 small and 1 medium size units or 2 small and 2 medium size units. The USP for those in the cluster of only 3 units, it has the potential to make for family suites where parent can stay medium size apartment and let the kids to stay at 1+1 bedroom type units. The lift and foyer then becomes their own private foyer and lifts (three!).\n\n\nThe medium size apartments are NorthEast facing whilst small size units are SouthWest facing. Only medium size units having the chance to have KLCC park view (KLCC tower should be blocked). To have this KLCC park view, one need to go up minimum 21st or 22nd floor to clear the apartment besides Vipod. Small units all facing the current open carpark area which owned by UOA. So there is surely a risk of coming up new building to block the current small unit\u2019s Bukit Bintang/Pavillion view.\n\n\n\n\nThe 1+1 bedroom type (635sf) has the squarish layout that I always prefer. Both Living and Master Bedroom has the view with the 10 feet high windows throughout! You can notice the kitchen is well located without disturbing the space of the unit. In most of the development especially for small built-up unit, the kitchen always stuck beside the entrance door i.e. after you step into the unit, you always see kitchen at lhs or rhs which reduces the space of the apartment immediately. Space allocation is important for small unit and this 1+1 type has maximise it. Well thought by the architect.\n\n\nThanks to the squarish layout and the positioning of kitchen, this small unit able to squeeze in another small room which can be used for single bed or study room. If one wants to be picky, then you can point to the \u201cno-window\u201d bathroom. I have to say, it is acceptable for this sort of small unit, I would certainly choose bigger window view of living and bedroom than having toilet stucks between the living and room just for the sake of getting window in bathroom. The issue of this layout \u2013 the guest may not be able to enter the toilet without entering study room or master bedroom. One can solve this issue by not installing door in study/kid room i.e. make it common area or make the room smaller by having the door after the bathroom door. Based on the layout, it doesn\u2019t seems like developer will build wall to separate living and master bedroom. Well, I think it, in fact, provides flexibility for owners to decide how they want to design their unit. I have seen many studios using very creative ways to expand the visual space which is crucial for small apartment. There is a proper 2 bedroom type (793sf \u2013 see below) which has the advantage of having view for both bedrooms. Master bedroom also enjoys front and side view.\n\n\n\n\n\n\nLet\u2019s talk about the corner 2+1 types. For the size of 1,286 sf, I wouldn\u2019t classify this type as big unit in KLCC. Well, it is no doubt that big size units in KLCC is not doing well or rather illiquid, this 1.3k sf size is really not many in KLCC area as you either get small studio or large size high=end apartment (1.6k sf or 2ksf above). This type comes with longish master bedroom which the bathroom and wardrobe located in the bottom end, however, the master bedroom has both front (KLCC) and side view. All bedrooms come with views and you can expect great long horizontal view from living and dining area! (see AI below). Negative point, again, bathroom without window :P. For non-corner 2+1 types (C \u2013 1299sf & D \u2013 1190sf), the master bedroom only comes with KLCC front view. The problem for the type D is it attached with three lifts, SA previously promised the noise is not an issue based on the lift quality and technical solution from the developer. Let\u2019s wait till it is VP to confirm it. Having said that, 1190sf for 2+1 rooms may work well due to its affordability in term of pricing and no. of rooms available.\n\n\n\n\n\n\n\n\nAll units are promised to come with at least a carpark lot but it is not stated in the SPA, so let\u2019s see the honesty of this Monoland Developer.\n\n\nFacilities are based on subscription basis (not fixed yet, it has promised to be affordable) as it is not part of the maintenance fees. Monoland will manage the facilities which will not be part of the JMB/MC duties or coverage as the sky club provides commercial biz like Sky Bar services (together with Sky Gym, Spa, Pool, Deck and function room). Only one cluster\u2019s lifts are accessible to roof top sky club (if I am not wrong, should be one of the side cluster). It may cause some inconveniences to certain clusters\u2019 residents but in the other hand those having access lift to sky facilities may have less privacy due to the human traffic of using the lifts.\n\n\n\n\nGround facilities are including concierge, business lounge & bar, meeting rooms, serviced offices and convenience store.\n\n\n\n\nThe developer is generous enough to give branded quality materials and fittings like biometrics lock, whirlpool island bathtub etc (see below).\n\n\n\n\nWhat\u2019s more?\n\nKitchen cabinet with hob, hood, microwave oven, waste disposal, kitchen sink with hot cold water mixer are given by developer. The freebies do not stop here, developer also giving storage type water heater and aircond with inverter (VRV) system to living, dining, and bedrooms. Floor finishers includes Marble to living, dining, kitchen, bathrooms (except 1+1 type with timber strip wood to living and dining). It is certainly value for money. Yes, RM850psf up. (let\u2019s continue to talk about the pricing below).\n\n\nViPod Residences was launched with a very reasonable prce in 2010. The small and medium sizes are launched at RM 850psf onwards. Each floor is around RM5k different. Given this pricing and especially its location and material given, many investors were very excited on this development back then. However, the developer set a strategy to clear all their units by a rule of \u201cBuy Medium Size Only Can Buy Small Unit\u201d. This pairing strategy works well for the sale but it had also deterred many investors who couldn\u2019t afford to buy two units (which more than RM1.8mil for two units). It sparked an issue of selling entitlement at the back end where purchasers sold their entitlement of purchasing small unit to those investors who couldn\u2019t afford to buy two units. There is no wrong or right on this entitlement selling though many blame developer to have this rule. Well, we are in capitalism environment and developer needs to protect their own interest to sell as much as their units in shortest period. Who to blame?\n\n\nThis development is about to VP, current subsales market already asking for around RM1,500psf for small units. I think the pricing will be adjusted according to rental yield for this development. I am not trying to compare it to super highend development like Pavillion Banyan Tree/ Four Season etc which are all selling above rm 2k psf . In Manhattan thread we were talking about net RM1500psf with min. lower quality freebies and less appealing location, so this development seems like still \u201cwhackable\u201d at current asking price. I think if developer can deliver what it promised, the rental market of ViPod Residences can be very liquid. Many are expecting this development to outperform Marc Residence and command more than RM6.5psf in near future.\n\n\nProgress\n\n\n\n\n\n\nNote: Most of the photos/AIs are sourced from Developer\u2019s website. \nwww.vipod-klcc.com\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/vipodklcc-vp/", "title": "Vipod @ KLCC\u2026.. VP @ 360 Degree View", "body": "\n\nLast week two of the propcafe editors have privilege to visit VP-ed units of Vipod ahead of the official VP from 12.August.2013. For propcafe detailed review of the Vipod, readers can read it \nhttps://propcafe.net/vipod-residence-klcc/\n.\n\n\nFor investors that familiar with KL property scene, the developer of Vipod is famed to developer some high rises in Penang and contractor of Oval KLCC. They are also developer of Titiwangsa Sentral and Oval Damansara and these project have made some handsome gains for earlier investors. Currently aside of recent VP-ed Vipod, they are developing Monoland SOHO and Quadro. All these are luxury condos in KLCC. Soon they will develop upcoming KLCC project\u2026 Stay tune on this.\n\n\n\nCompleted Facade\n\n\nBack to Vipod now. At the first impression at the guardhouse, we feel the gate barrier is not suitable for high traffic care movement. Rather than using gantry type barrier, Vipod has opt to use swing type gate. Imagine if there are few cars queuing to enter Vipod\u2026. There will be a backlog\u2026. \u00a0On general observation, the common areas are not ready\u2026. The workers are busying readying the lobby. The access cards and the passenger lifts are not fully operated. Due to lack of access card, we need to take the bomba lift to the unit however we can use the passengers lift to ground. There are no floor button on the lift panel\u2026. You need to use the access card to activate the lift and the lift will bring you to the unit. The question is if you have visitors. You need to go 1. Go to lobby to pick up the visitors. 2. Request visitors to use service lift (which is unlikely as this is premier condo} and 3\nrd\n. visitor will be required to leave their ID/ driving license to the guard and visitor card will be issued that only allow access to the floor. The visitor access card need to be return in order to get back your ID/ driving license. It will be interesting to see whether Monoland will adopt 3\nrd\n method for the visitors. Still on the lift, apparently the lift used is from MSL, the similar company that supply lift to Titiwangsa Sentral. For people that familiar with Titiwangsa Sentral, the lifts have been the bane for the condo. There are numbers of fingers pointing between developer and lift supplier the root cause of the frequent breakdown of the lifts. However upon consultation with the contractor, apparently lift supplied are imported from Japan where else it\u2019s local made for Titiwangsa Sentral hence explanation of the higher quality\u2026 Well the it remains to be seen whether Vipod will face the similar fate as Titiwangsa Sentral\u2026\n\n\n\nLift without floor button\n\n\nWell as consolidation each block which consist of 4 or 3 units/ floor are sharing 3+1 lifts\u2026. Which worked to be 38units/lift one of the lowest density and rivalling those exclusive projects with lowest lift density.\n\n\nOn the unit. In nutshell, those small sizes 635sqf 1+1bedroom and exclusive corner 793sqft 2 bedrooms are facing Pavilion where else the larger type 2 bedrooms and 2+1bedrooms varieties are facing KLCC.\n\n\nPavilion View Units\n\n\nDue to time limitation issue, we focus more the 1+1bedrooms type. Upon the main door, we are greeted with the biometric lock door. The door itself is made of the solid wood.\n\n\n\n\nBiometric lock door\n\n\nOnce we enter the unit, we were greeted with luxury teak flooring. For 1+1 type, dining/living/bedrooms are timber flooring except kitchen is marble flooring. We are greeted with floor to ceiling window and due to the fa\u00e7ade and concept, none of the glass panel can be opened except for the small panel right on top of centre. For all the small size units (with maybe exception corner units in block C and high floor units), the view will be blocked by Novotel hotel.\n\n\n\n\n\n\n\n\nThe view\n\n\nThe whole unit is air conditioning by VRV air con and plastered ceiling\n\n\n\n\nVentilation ducting\n\n\nIf you notice at edge of the plaster ceiling perimeter, the plaster is finished at such way leaving small gap with shadow. The create ID effect and was told this is European design.\n\n\n\n\nShadowline Plaster Ceiling\n\n\nAlso note from picture above there are no skirting\u2026 Again was told by the ID guy that this is quite common in Europe however it is very difficult to achieve good finishes\u2026. Well we could see clear from our naked eyes that a lot of improvement required in this area\u2026.\n\n\nOn this picture, you can see there two doors leading to the master bedroom which is weird. From our observation, this 2 doors are supposed to be sliding door and to the reason beyond our comprehension, it has become swing doors\u2026\n\n\n\n\nTwo doors on the left side\n\n\nThe powerpoints are pretty nice looking..\n\n\n\n\nPowerpoints\n\n\nNow to the kitchen. The kitchen cabinet supplied by Signature Kitchen, a local brand that is quite reputable among local. The kitchen is white glossy finished and Ariston hood, hob and oven.\n\n\n\n\nOverall look of kitchen\n\n\n\n\nThe induction hob\n\n\n\n\nHood\n\n\n\n\nOven\n\n\n\n\nDesigner mixer\n\n\n\n\nFood disposal\n\n\n\n\nSpace for washing machine\n\n\nThe master bedroom finishes is quite similar to the living and dining area\u2026 The high floors should able to afford fire crackers from bukit bintang during New Year eve.\n\n\n\n\nBedroom finishes\n\n\nThe bathroom is fitted with luxury Jacuzzi, shower set that include a rain shower. The rain shower has a led than turned from blue to red color when the water is hot. Pretty amusing.\n\n\n\n\nJacuzzi\n\n\nThe sink and toilet is quite disappointing and I think better model can be supplied.\n\n\n\n\nSink and toilet\n\n\nThere is a small windowless room that can be used as a study area however if users do not mind, they can convert the room to small single room.\n\n\n\n\nStudy room\n\n\nKLCC view units\n\n\nIn my view, the larger size with KLCC views are simply glorious\u2026.. Imagine the whole span of living and dining with floor to ceiling overlooking KLCC and for high floor KLCC park as well\u2026. Simply breathtaking\u2026.\n\n\n\n\n\n\nBreathtaking KLCC view\n\n\nDue to time limitation we just managed few snapshots\u2026\n\n\n\n\nKitchen\n\n\n\n\nBathroom\n\n\n\n\nAmazing Corner Unit\n\n\nRooftop view\n\n\nThe rooftop is the sky club and the entrance and usage will be tentatively based on RM0.20psf which means if your unit is 635sqft, you are expected to pay RM120permonth for the usage of pool, dancing room and glorious gym\u2026. At the moment, except for some planted palm trees, the rooftop clubs are not ready and probably will be ready in 3-4 months time\u2026. At the moment we should just enjoy the glorious views\u2026.\n\n\n\n\n\n\n\n\nThe KLCC view\n\n\n\n\n\n\nThe Pavilion view\n\n\n\n\nThe KL Tower view\n\n\nConclusion\n\n\nIn our one hour visit, there are many improvements can be made\u2026 The common area workmanship is not ready and there is not reason for developer to rush the handover. The SNP is signed in October and as luxury condo, I think Monoland should take the time and deliver the condo in right condition. At the moment the condo is not ready and I suspect it will take another 1-2 months to get everything running smoothly\u2026 \u00a0The finishes are great and I love the teak flooring. However there are some flaws in architectural selection. For example the bathroom is poorly designed with so many swing doors and make the bathroom extremely hard to navigate. And secondly the glass panel as wall selection in bathroom. Glass panel is great to look however it come in as panel when water will be splashed and bound to seep through the panel to wall. In the long run, it will leave stain behind the glass panel. The fine detailed finishes are not great and you can see some scratches at window, floors walls etc\u2026.\n\n\nI also have deep reservation on type of the lift used. There are many type of reputable lifts such as Otis, Kone, Schindler, \nThyssenKrupp\n, Mitsubishi etc and Monoland has opted Toshiba (MSL lift) which notoriously always breakdown in Titiwangsa Sentral (However it is much much better nowadays and no longer heard much complaints from residents). Well, I hope there wouldn\u2019t be any major breakdown\u2026\n\n\nAnyway, let\u2019s not take credit away from Vipod and Monoland. This project is at excellent location. In my view, it is among the best location in whole KLCC or Propcafe zone 1 area. Not many projects can rival Vipod location that straddle in between KLCC and ever happening and popular Pavilion.\u00a0 The prices paid by investors three years are great and most of them are not deterred by Monoland policy buy to 1 big entitle 1 small unit purchase. In fact I feel the larger size particularly the 793sqft 2bedrooms are one of the best units around not only in Vipod but in whole KLCC. The kitchen cabinet, the choice of fitting are good. I think in ever competitive KLCC market, Vipod will standout not only among the iconic high rise and proud owners but choice dwellings among residents and tenants as well that need compact size in superior location.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/vortex-klcc-monoland/", "title": "PROPCAFE Review : Vortex Suites @ KLCC By Monoland", "body": "\n\nThis review will be focus on a project in KLCC that opened for sale recently. The sale is so exclusive till all the units that opened for sale are fully booked merely from VVIP and repeat purchasers.\u00a0 Forums such as propertywtf and Lowyat just started the discussion for past few days where typically the information has been widely made available prior the launch. Not this project and this developer.\n\n\nBefore we reveal further much information on this project, let us have overview of the KLCC property market and what and why make this project is so hot among the property investors who still have faith with KLCC market.\u00a0 Due to objective to make KL City Centre more liveable that allow people to live, play and work, DBKL opened the floodgate and allow developers to develop service apartments \u00a0at the commercial lands at the KLCC area. From 2004 onward slew of development have been launched and sold by numerous developers. This at certain point has caused concern that there is property bubble forming in KLCC area.\u00a0 The simple chart below shows the incoming supplies of the high end condominium in KLCC\n\n\n\u00a0\n\n\n\n\nCumulative Supplies\n\n\n\n\nAverage Occupancy Rates\n\n\nSource: http://www.wtw.com.my/\n\n\nOn a first glance looking at above data, it should create uneasiness among the property investors and the current owners.\u00a0 Total supplies for both high end condominium and serviced apartment in KL has increased from below 5000 units to above 25000 units in 2013. More than 5 times increase in supplies.\u00a0 The supplies picked up after 2006 due to slew of new developments.\u00a0 In the same period the occupancy has been reduced from high 85% to 65%. The combination of exponential supplies with reduced occupancy rate should cause alarm and alert not only to property purchasers and owners but to the authority as well.\n\n\nHere at propcafe we have made quite in-depth study of the KLCC geography and propcafe has divided the KLCC property market to zone 1 and 2. For further reading on this topic, readers can read it\u00a0\nhttps://propcafe.net/zoning-of-klcc-properties-zone-1-and-zone-2-where-and-what-to-investbuy/\n\n\nInside the review, propcafe has provided host of information such as brief description of each project such as units, year launched and launching and current prices, general built up etc. This information is very important to investors to make informed decision what are the right assets to invest in KLCC area. However when we look at the table, the offering are wide diverse from as small as 400 sqft to more than 10000sqft. Essentially, the products offered in KLCC catered for every level of market probably with exception of affordable market.\n\n\nThose property buyers and investors that familiar with property market in KL and Penang will know Monoland. In Penang, they are well known to develop 8 Gurney and Gurney Park at Gurney Drive and Central Park. Monoland also own the Northam Hotel. Where else in Klang Valley, they started with Oval Residence@KLCC. Thereafter they develop Titiwangsa Sentral which all 660units sold out to internal staffs, business associates and selective lucky public. Subsequently Monoland launched Oval Tower in Damansara and quickly followed by three projects in KLCC that almost simultaneously launched.\u00a0 Vipod Suites (which was VP-ed August last year) and SOHO suites (which will be VP-ed after the Chinese New Year) have received tremendous response from investors. These projects are well received due to the selling prices lower than market prices and with majority of the units are smaller than 1000sqft. Therefore the absolute price is quite affordable and chewable by the investors. However there are controversy surrounding these projects\u2026. First of all you need to buy a big size as a pair before you are entitled to buy a small size unit Vipod. As an example, a pair of 1190sqft and 635sqft with purchase price of RM900psf will easily cost the buyer RM1.6million. Similar strategy has been adopted in SOHO where for the purchaser to be entitled of residential unit, they are required to purchase an office unit. Monoland also didn\u2019t forget the Quadro Residences purchasers where the size started from 1600sqft. These purchasers are entitle to purchase a small size unit in Vipod as part of their entitlement. \u00a0And second strategy that adopted was the purchasers are not allowed to choose units.\u00a0 The unit allocation will be done by the developer. The purchasers do not have luxury to view the sales chart and to pick the units themselves. And unlike other development, the purchasers are expected to sign SPA within 24 hours and handover the 10% down payment without the approval of loan (Yes!). There are no DIBS, rebate and discount offered for the purchase. These sales strategies seems to be strange however it seems to work well with the developer as the developer can avoid holding undesirable and unwanted units. \u00a0Due to attractive prices and sizes and excellent location, these projects were sold out in almost no time.\n\n\nAfter almost 3 years without any new launches, Monoland is back to KLCC with its latest project called Vortex. This project is located on the same land that used to belong to Mulpha that created buzz in property market where the land was sold at RM3,300psf a land record price at that time (source: \nhttp://www.theedgemalaysia.com/property/212548-mulpha-sells-jalan-sultan-ismail-land-for-rm3300-psf.html\n) where Monoland is the buyer. The launch of this project is so secretive to the extent that all the serviced apartments are fully allocated to internal staffs, business associates and to lucky repeat purchasers just in few days. Apparently many repeat purchasers and VVIPs were caught off hands of sudden sale and couldn\u2019t secure unit in timely manner. It is understandable as their previous purchasers are running into thousands where else less than 250 units are available for sale currently. At the time of writing, the available units are fully allocated with more than 700ppl in waiting list. Those dropped units will be allocated to the people in the waiting list.\n\n\nSimilarly to their previous projects, the similar strategies with exception of the pairing system has been adopted. We shall come back on why pairing system is not adopted in Vortex later. Despite of these, it seems that none of the purchasers seem to have qualm handling over the 10% down payment and sign the SPA without the loan approval in sight. For example in some forum such as in Lowyat, it was observed that some of the purchasers were congratulated when they arrived to sales gallery for SPA signing because securing a unit. The whole process of signing, handling over the cheque just took slightly less than 20minutes.\n\n\nLet\u2019s get back to the fundamental of the property investment. Why this project is so hot? Did the purchasers who signed on the dot saw something that most of us didn\u2019t see it despite the slowing property market as well as the oversupplies in KLCC and luxury condominium?\n\n\nLocation\n\n\nThe Old Rule of property investment is all about location X 3 and Vortex is smacked right in the heart of KL City Centre. Vortex located along Jalan Sultan Ismail and flanked by 32 storey Menara Prudential and Ex-Beach Club. Just right behind the Vortex across lorong Perak, Cecil Chao will launch 4 blocks of service apartment tentatively from 600sqft with preliminary price of RM1500psf.\u00a0 (\nhttp://www.theedgemalaysia.com/property/269856-highlight-tycoon-offering-hk500m-to-qfuture-son-in-lawq-resumes-kl-project.html\n). Across the Jalan Sultan Ismail, Shangrila Hotel and UBN tower is the prominent landmark. Vortex is approximately 700mtr away and walking distance from Petronas Twin Tower 900mtr away from Pavilion Bukit Bintang.\n\n\n\n\nLocation from Sales Gallery\n\n\n\n\nAerial view of Vortex\n\n\n\n\nCurrent condition of the Vortex Site\n\n\n\n\nCurrent condition of the Cecil Chao Site\n\n\nAccessibility\n\n\nVortex is short 5 minutes walking distance from Monorail Bukit Nenas station, approximately 300mtr away. For expatriates without car, this is a great news as the monorail will bring commuters to most major destination such as KL Sentral, Berjaya Times Square, Bukit Bintang, Raja Chulan and future Quill Mall. By car, Vortex is easily accessible from Jalan Sultan Ismail. The developer has opened up the access to Lorong Perak from and to Jalan Sultan Ismail. This has reduce some privacy among the residents as cars will use the access as shortcut to go to Jalan P Ramlee as well as some serviced apartment such as Parkview.\n\n\n\n\nClear access from & to Jalan Sultan Ismail and Lorong Perak\n\n\nMasterplan\n\n\nDespite the high density of the project, the developer tried to minimize and disperse the traffic as efficient possible. To ensure a proper segregation of hotel suites guest and residents of the serviced apartments, two tier lifts have been created with each tier consist of 4 lifts that will be serving lower zone ie the serviced apartment and another tier with 4 lifts to serve higher zone ie the hotel suites. Also dedicated lobby and hotel concierge have been created for each serviced apartment and the hotel suites.\n\n\n\n\nVision and Design\n\n\nThere are 3 components of Vortex in single 58 storey buildings with carpark annex on the freehold 0.72acre. There are retails on the first 2 floors followed by 248 units of 2+1 serviced apartments from 3\nrd\n to 34\nth\n floor.\u00a0 From 35\nth\n to 57\nth\n floors, approximately 300 units of studio hotel and finally the rooftop facility on the highest floor.\n\n\nIt is envisaged that retail spaced will be catered for KTV, SPA, Lounges and Bar and Restaurant. Where else the ground will be lobby for serviced apartments and the hotel suites.\n\n\n\n\nThe Retails\n\n\nAt the moment the only product launched in Vortex is the serviced apartment. In total there are 248units with 5 sizes available; 731sqft, 744sqft, 777sqft, 811sqft and 826sqft. All the unit layout are similar and by using the varying built up at different level and orientation, the developer has brilliantly creating the spiralling effect. The typical apartment plan\n\n\n\n\nUnit layout\u00a0 731sqft, 777sqft and 826sqft\n\n\n\n\nUnit layout for 811sqft and 744sqft\n\n\n\n\nThe typical Serviced Apartment\n\n\nThere are not much of info of the hotel studio at the moment with exception it will be fully furnished to hotel level furnishing. There is no plan at the moment whether to sell or kept and lease it to hotel operator. The size is expected to be approximately 400sqft.\n\n\n\n\nThe typical hotel studio\n\n\nThe highrise is aptly named as Vortex and rightly so\u2026. The footprint of the building is round but wait\u2026 Rather than boring round shape all around, the developer has varied the built up at each orientation and level and therefore creating a complex spiral effect on the building and hence the name Vortex.\u00a0 It will be interesting to see how the effect panned out when the building is completed. There is no scaled model at the sales gallery to assist the purchasers to visualize the building fa\u00e7ade.\n\n\nSome said the fa\u00e7ade is an improvisation version of the KOMTAR building since the developer came from Penang\u2026.\n\n\n\n\nKOMTAR facade\n\n\n\n\n\n\nThe Fa\u00e7ade\n\n\nNothing ravishing about the facility standard gym, 25mtr lap pool and pub are offered. However the author didn\u2019t investigate how is the facility usage between the residents and the hotel guests. The developer may opt for the pay as you use like what they will do in Vipod.\n\n\n\n\nFacilities Deck\n\n\nThe Facing analysis\n\n\nAs highlighted earlier the site is flanked by present and future highrise building as well as empty land used to be occupied by Beach Club. Potentially, limited units will have unobstructed view with exception of selected facing and high floor. For easier understanding of the facing and direction, authors has divided the views to 8 quadrants to be consistent with the floor layout.\n\n\n\n\nSite Plan with directional facing\n\n\nFacing South West with the main direction facing the Jalan Sultan Ismail and menara UBN, the high floors are the best bet as it will be guaranteed to be almost unblocked in the future. Furthermore, the facing is away from the Jalan P Ramlee as well as the noises from the pub such as Thai club across the road. However the low and mid floors might be affected by the noise from monorail and traffic from Jalan Sultan Ismail.\n\n\n\n\nDirectional View for Unit with facing no. 1\n\n\nFacing South East, the low floors will directly facing the Thai Club which noise maybe a concern. Furthermore, Beach Club has moved to Jalan Tun Razak and at the moment, there is no plan what will be developed or other pub will move in to the land. The high floor should have a clear view on towards Jalan Perak and Pavilion.\n\n\n\n\nDirectional View for Unit with facing no. 2\n\n\nNot only the mid floors units will face the potential noise from the pub along Jalan P Ramlee and the uncertainties of future development in ex-Beach Club, the view will also be blocked by Crown Regency.\n\n\n\n\nDirectional View for Unit with facing no. 3\n\n\n\n\n\n\nThe Ex-Beach Club Site with carpark\n\n\nThe mid to low floors will enjoy the pool view however all units will be blocked by Crown Regency as well as the future Cecil Chao Centre project with three of the 4 towers are 50 storeys serviced apartments.\n\n\n\n\n\n\nDirectional View for Unit with facing no. 4\n\n\nSimilar to Facing no. 4, however on mid to high floors, the units will enjoy unobstructed view as long as the massive Malaysia Tourism Centre land is not developed.\n\n\n\n\nDirectional View for Unit with facing no. 5\n\n\nThe low floor units will be blocked by the IMC\u2019s carparks\n\n\n\n\nDirectional View for Unit with facing no. 6\n\n\nIn author opinion, this direction is the worse direction as all the units will be facing the 32th floor Menara Prudential.\n\n\n\n\nDirectional View for Unit with facing no. 7\n\n\nThe mid to low floor units will face similar issue with facing no. 1, however high floor units in this facing will overlooking Shangrila Hotel however with hot west sun.\n\n\n\n\nDirectional View for Unit with facing no. 8\n\n\nIn author opinion, the best facing for low floors would be those pool facing units no. 4 and 5. For mid floor units, facing no. 5 would be the best and for high floors units, facing 1 and 2 are the best bet. For facing no. 3, it is excellent facing however the uncertainties of what would be developed on the Ex-Beach club site remain a key issue.\n\n\nUnit Layout analysis\n\n\nYou either hate or love the unit layout. It is always difficult to work with round shape layout. Just have a look on MK11 with circular master bedroom and living area. The placement of furniture is difficult and a lot of unutilised space. Condos such as Oval KLCC comes with round shape however each unit is large size approximately 3750sqft. Therefore space utilisation is not an issue here.\n\n\nHowever with Vortex, the space utilisation has become a big issue here as the smallest unit is 731sqft and biggest is only at 827sqft. With these sizes, the developer has managed to squeeze in 2 reasonable size and squarish bedrooms with their own ensuite bathroom, a kitchen that tucked aside that can be converted to Asian Kitchen easily by fitting in glass door and a study area. However the layout is not perfect and residents need to live with V shape living and dining area. And developer has do without 2 doors access to bedroom which is a much relieve\u2026.\n\n\nFrom Fengshui point of view, the kitchen stove area is just next to bathroom which is not a good practise.\n\n\nAll layouts are similar with exception the length and width of the unit due to the varying sizes to create the spiral effect of the building. In author\u2019s view, the layout is not perfect however given the idea is to create iconic fa\u00e7ade, the need to extract more values (more bedrooms and both are ensuite bathroom which will attract a lot of tenants) from the valuable space, the developer has done an excellent job on the layout.\n\n\nHow the layout compared with the similar offerings in KLCC area?\n\n\n\u00a0\n\n\nThe limited 793 sqft 2 bedrooms in Vipod is one of the most desired unit in Vipod. With practical 2bedrooms layout, the unit come with 2 bathrooms. The unit comes with open concept kitchen. The only issue is the long corridor towards the master bedroom. There is not dedicated study area.\n\n\n\n\nVipod: 2bedrooms 793sqft (Courtesy of Shamon Leong of Propwall)\n\n\nThe Vortex layout reminds the author the similarity to the type R2 and R3 of the SOHO Suites by the same developer. However due to squarish design, the SOHO Suites are more superior and with open concept kitchen it create more space at the living and dining area.\n\n\n\n\nSOHO Suites: 2 bedrooms Residential Unit\n\n\nThis is another favourite of the author. Similarly to the above, the units comes with 2bedrooms with ensuite bathrooms. The unit also comes with dedicated study area and open concept kitchen style. Even for type A4, the study area can be converted to a small bedroom with attached bathroom.\n\n\n\n\nSOHO Suites: SOHO Residential Component 2 bedrooms unit\n\n\nBoth bedrooms are with ensuite bathrooms however guest need to access either room if they need to use the bathroom. However it seems that there quite a number of corner with space wasted.\n\n\n\n\nFraser Place: 915sqft 2 bedrooms\n\n\nDespite the generous space, the 915sqft can only fit in 1+1 bedroom with shared bathroom. Even the guest will require to access either rooms if they need to use the bathroom. However for residents who need balcony for some outdoor space, Hampshire place will be one of the better choice with generous balcony space across living and master bedroom.\n\n\n\n\nHampshire Place: 915sqft 1+1 bedroom\n\n\nFor premium paid for space, only 1 bedroom is provided for 753sqft with balcony across the living and dining area. The kitchen is pretty small and the room can be expanded further to be converted to second bedroom.\n\n\n\n\nHampshire Residence: 753sqft 1+1 bedroom\n\n\nThis 1+1 type bedroom is perfect for Asian who need enclosed Asian kitchen as well as yard for drying clothes etc. The unit comes with 2bedrooms and 2 bathrooms with a balcony.\n\n\n\n\nIdaman Residence: 877sqft 1+1 bedroom\n\n\nPrice \n\n\nVortex is attractively priced from RM980psf and all the way to RM1190psf. Every floor the average price is increased by RM4k. Larger unit psf wise will be cheaper by RM25-50psf compared to smaller build up at the same floor.\n\n\nHow Vortex pricing stacked compared with newly launched as well as the subsales serviced apartment in KLCC vicinity?\n\n\nFew projects have launched such as The Mews (RM1400psf), The Star Residence (RM1500psf), The Banyan (RM1800psf), Dorsett Residences (RM1850psf), Tribeca (RM2000psf) just to name a few, Vortex has been priced as lower than new launches. For the future launches such as Ritz-Carlton, Aurora, W Hotel and so on, the Vortex pricing is still remain at the lower range.\n\n\nIn fact some of the website such as Patchay.com has done a great job compiling all the developments that happening in KLCC (\nhttp://www.patchay.com/p/kuala-lumpur-urban-developments.html\n).\n\n\nThere are new class of condos where the brands are introduced in the serviced apartments. These new class of condos are easily cost RM2K psf onwards with Four Seasons highest transaction price is RM2900psf.\n\n\n\n\nSource: http://www.starproperty.my/index.php/articles/property-news/new-class-of-condos-in-klcc-area/\n\n\nHow about the subsales? From both sources below, currently the serviced apartments with the sizes similar Vortex are such as Marc Residence, Hampshire Residences and Place, Fraser Place, Panorama, Vipod Residences and Soho Suites. The 793sqft 2bedrooms in Vipod is transacted at RM1879psf where else the rest which are offering similar build up are transacted in between RM1000- 1500psf.\n\n\n\n\nSource : Theedgemalaysia : the KLCC completed condos and indicative prices\n\n\n\n\nThe selective transaction prices taken from the sales gallery\n\n\nFrom the pricing strategy, it is obvious that Monoland is practising a under the market pricing strategy to quickly secure purchasers.\n\n\nCatalyst\n\n\nWhat would be external catalyst of this project of this project? Berjaya with its Ritz-Carlton at the Berjaya Central Park will launch their service apartment with size starting from 1000sqft and indicative price is RM2500psf to 2700psf (source : Theedegemalaysia 20.Jan.2014: City&Country). This BCP is just 300mtr away from Vortex location. On top of this, KLCC is currently undergoing a massive redevelopment as well as few lands transacted at record price surpassing the price of land paid by Monoland to Mulpha. For example, KSK has purchased 1.6ha land from UOL with price RM568million which is almost RM3300psf. RM6billion Tradewind Centre is undergoing redevelopment now and Harrod is building their first hotel and serviced residential that will be linked to Pavilion. At the moment it seems that construction in KL City Centre is accelerating and overall this means a good news for KL City when progressing.\n\n\nOther Matter\n\n\nThe biggest setback in this project in author opinion is no carpark will be allocated for the serviced apartment and the hotel suites. If the residents require a carpark lot, it is available for leasing on first come first serve basis and no guarantee of availability. The carpark lot is available for leasing for RM150 and the rate is fixed for 8 years\n\n\nThe maintenance fee is not decided at the moment however based on Vipod with need to pay for subscription for facilities usage, it is expected to be around RM0.20psf. A very affordable maintenance fee for KLCC condo.\n\n\nThe finishes are expected similar to Vipod, Quadro and SOHO suites. Quality fittings, biometrics lock for main door, VRV aircon, built in water heater, timber flooring for all bedrooms and marble flooring for the living, dining and kitchen area. However, no long bath is given. A fully fitted kitchen with white goods such as hob, hood, microwave, waste disposal, hot/cold mixer will be provided as well.\n\n\n\n\nStandard fixtures and finishes\n\n\nConclusion\n\n\nIn author opinion, for those who offered unit, this represent an excellent value in KLCC. The purchasers partake into this iconic fa\u00e7ade building, reasonable good location within KLCC, under the market price and well-designed layout for the fa\u00e7ade. However similarly to all Monoland project, you need to accept the deficiencies associated with this developer as well as the sub-par after sales customer service.\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/wangsa-melawati-kuala-lumpur/", "title": "PROPCAFE Area Review: Wangsa Melawati @ Kuala Lumpur", "body": "\n\nIntroduction\n\n\nKuala Lumpur, which means \u201cmuddy confluence\u201d in Malay; is the confluence of Gombak River and Klang River. It is generally accepted that Kuala Lumpur become established as a town circa 1857,when Raja Abdullah bin Raja Jaafar, aided by his brother Raja Juma\u2019at hire some Chinese miners led by Yap Ah Loy to open new tin mines in Ampang. Kuala Lumpur was the furthest point up the Klang River to which supplies could conveniently be brought by boat; it therefore became a collection and dispersal point serving the tin mines (Source: Wiki Kuala Lumpur).\n\n\n\n\nConfluence of Sungai Gombak and Klang\n\n\nKuala Lumpur has become one of the federal territories and the capital city of Malaysia. Covering the area of approximately 243km\u00b2, roughly 1/3 the size of Singapore, Kuala Lumpur is not just the capital of Malaysia but it is also the financial and economic hub of Malaysia.\n\n\nMost of the Malaysia\u2019s wealth created in Kuala Lumpur. Despite its young age relative to major cities in the world, Kuala Lumpur is rich in history and a melting pot of diversified culture due to confluence of many races, culture and foods in the capital.Over the years, Kuala Lumpur has expanded rapidly and cover area like Sentul, Batu, Wangsa Maju, Setapak and Setiawangsa as the area like Ampang, Pudu, Seputeh, and Titiwangsa are developed.\n\n\nThe Kuala Lumpur City Centre (KLCC) is the financial and employment hubs where the suburb development progressing rapidly to accommodate the influx of population to support the growth of Kuala Lumpur. From 1995 onwards, the expansion is primarily concentrated on southern region.\n\n\n\u00a0\n\n\nSource: 2040 DBKL Draft Plan Development\n\u00a0\n\n\nAt Northeast and East corridors, the geography expansion stopped due to hilly region of Titiwangsa range. Since then, this area has become a tranquil, serene and mature and yet accessible suburb neighborhood.\n\n\nIn this review, PROPCAFE\nTM\n would like to cover an area that is sandwiched in between Wangsa Maju and Taman Melawati, aptly named as Wangsa Melawati.\n\n\nRead on for PROPCAFE\nTM\n review.\n\n\nWangsa Melawati\n\n\nTo promote KL as\n\u00a0 \na world class city, project such as Petronas Twin Towers, LRTs and monorail, KL Tower are built, 4 new growth areas were developed namely Damansara, Wangsa Maju, Bukit Jalil and Bandar Tun Razak are being developed to support the rapid growth of city centre.\n\n\nThe northeast of Kuala Lumpur City Centre consists Wangsa Maju and Setiawangsa and Setapak are the product of rapid development of Kuala Lumpur and Malaysia economy since 1990.\n\n\nGeography wise, Wangsa Melawati is located approximately 9km away from KLCC and 18km away from Dutamas/ Mont Kiara. Wangsa Melawati is also located 17km away from 486acres Bandar Malaysia, the future growth of Kuala Lumpur. \n\u00a0\n\n\n\n\nWangsa Melawati Distance to KL Hotspots\n\n\nThe 20 years with RM150B GDV Bandar Malaysia is not just served as property related development but it also house the HSR KL-SG terminus, which will be fueling the human, information and capital movement between Kuala Lumpur and Singapore.\n\n\nThe important link between Bandar Malaysia and Setiawangsa, Setiawangsa Pantai Expressway (SPE) is currently under construction and expected to be completed by end of 2021. PROPCAFE\nTM\n will cover the benefit of the SPE shortly.\n\u00a0\n\n\n\n\nArtist impression of KL-SG HSR Terminus in Bandar Malaysia\n\n\nSandwiched in between Wangsa Maju and Taman Melawati, Wangsa Melawati is a compact neighborhood bordered by MRR2 at northeast. Spanning over 937acres, Wangsa Maju is known as one of the largest townships in Kuala Lumpur consists of Seksyen 1, 2, 4, 5, 6 and 10.\n\n\nThe terraced houses which have average built-ups of 1,400 sqft, were transacted at RM700-888K and the semi-detached houses with a built-up of 2,437 sqft were sold at RM1.8 million each in 2018 and 2019 (Source: Theedgemarket).\n\u00a0\n\n\nFormerly known as Hawthornton Estate, Sime Darby has developed the 900acres estate into what we know today as Taman Melawati, a residential estate targeting the growing middle-income group (Source: Theedgemarket).\n\n\nMelawati was once dubbed as Malaysia\u2019s Hollywood because it houses the headquarter of the FINAS. Also, many artists are calling Melawati home. This is not surprising as Melawati offers upmarket hillside homes, luxurious residences as well as gated-and-guarded residential developments.\n\n\nWith completion of DUKE highway, Melawati also offers easy access to KL City.\n\n\n\n\nLocality of Wangsa Melawati\n\n\nDeveloped by Negara Properties, Wangsa Melawati offers landed terraces, semi-detached and detached homes catering middle to upper income group. Wangsa Melawati is a mature neighborhood and compare to more commercially vibrant Wangsa Maju and Taman Melawati, Wangsa Melawati is more tranquil, peaceful, surrounded by greeneries like Bukit Dinding.\n\n\nAll these attributes are making Wangsa Melawati a serene environment compared to its neighbors. \n\u00a0\n\n\n\n\nBukit Dinding\n\n\nThe main road in Wangsa Melawati, Jalan Wangsa Melawati 1 lined with glorious mature tree, linear park and pedestrian walkway linking up the Taman to the commercial area. Looking at the lush trees, most of them can be easily 20-30 years old!\n\u00a0\n\n\nThis slideshow requires JavaScript.\n\n\nJalan Wangsa Melawati 1 is lined both sides by beautiful and lush trees\n\n\n\n\nPedestrian walkway along Jalan Wangsa Melawati 1\n\n\nWangsa Melawati being one of the first suburb developed in Kuala Lumpur, the township feels spacious. The linear park along Jalan Wangsa Melawati 1 is intersperse with benches, inviting you to relax and enjoy the green environment.\n\n\nThis slideshow requires JavaScript.\n\n\nLinear Park along Jalan Wangsa Melawati 1\n\n\nAs additional security measure, most of the Taman here are converted with single entry/exit and manned by guards. This seems to lend security to whole area as when you are walking along the main road Jalan Wangsa Melawati 1, there will always be people around.\n\u00a0\n\n\n\n\nPermanent guardhouse structure with manned boom for security along Jalan Wangsa Melawati 1\n\n\nThe children playground for the public enjoyment are still well maintained and in good condition and surrounded by lush tree, allowing the children playing under shades. It gives a good impression that the facilities in Wangsa Melawati are well maintained.\n\u00a0\n\n\n\n\nChildren playground located along Jalan Wangsa Melawati 1\n\n\nThe neighborhood here are at least 30 years and this is evident from the road and house condition. Narrow roads with multiple cars parked haphazardly at both roadsides, unkempt electric poles and transmission wire and tire looking link houses that desperate for fresh coat of paint and major makeover.\n\n\nPossibly, this is the only major grouch that PROPCAFE\nTM\n has\u2026\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nTypical link houses and road in Wangsa Melawati\n\n\nAccessibilities\n\u00a0\n\n\nBeing a mature neighborhood and landed properties dominate Wangsa Melawati, it is imperative important that serve by local roads with myriad egress and ingress. Generally, Jalan Setiawangsa serves as main artery that will lead motorists to Jalan Ampang and subsequently to KL City Centre.\n\u00a0\n\n\nInterestingly there are 3 interchanges within 5 km radius from Wangsa Melawati which literally will bring motorists to all nooks of Klang Valley. Just a short drive away, the nearest interchange will lead motorists to outer ring road of KL, toll free MRR2.\n\n\nPhoto Credit : thetimes.co.uk\n\n\nOn the north side, MRR2 will lead you to Genting, Batu Caves, Kepong and Sungai Buloh where the southern direction will lead you to Ampang, Cheras, Sungai Besi and Sri Petaling. If you are in rush of time, DUKE and AKLEH will quickly lead you to major hotspot such as Hartamas, Mont Kiara, Desa Park City, KLCC carpark (yes, AKLEH will leads you directly to KLCC carpark) etc.\n\u00a0\n\n\nAnother exciting catalyst, the 29.8km Setiawangsa Pantai Expressway (SPE), which expected to be completed by end of 2021, will provide further connectivity to Wangsa Melawati.\n\u00a0\n\n\n\n\nInterchange to 3 highways within 5km radius from Wangsa Melawati\n\n\nAmenities\n\n\nWhere PROPCAFE\nTM\n wants to start? There are myriad of amenities such as education, commercial, recreation and public sport complex, commercial centers, mosque around Wangsa Melawati.\n\u00a0\n\n\nPhoto Credit to : Free Malaysia Today\n\n\nFounded in 1969, since the inception TAR University College has produced more 200,000 alumni who have gone on to become professionals, national leaders and successful entrepreneurs nationally and globally (Source: The Star). The 186 acres TARUC is a prominent landmark along Jalan Genting Klang and popular among parents who are looking for affordable tertiary education for their children. \n\u00a0\n\n\nA Sekolah Kluster Kecemerlangan since 2015, SK Melawati 2 is angsts popular among the local as some parents move to the neighborhood to secure a spot in the school for the children. For affluent parents, they could choose to their children to Fairview International School which offer IB curiculum.\n\u00a0\n\n\nPhoto Credit to : jinxuan.com.my\n\n\nTo cater for growing Chinese population in this area, a SJK (C) Wangsa Maju is built in 2014 with its first intake in January 2015. Built on 0.8ha plot of land, the school had raised RM21.7mil through a series of fundraising events and education ministry contributed RM6M out of the fund. The school has three blocks where an academic block comprises 52 classrooms with maximum capacity of 1800 students (Source: The Star).\n\n\n\n\nMyriad of education option from primary to tertiary and national to private schools\n\n\nAll work and no play makes Jack a dull boy. The Setiawangsa sport complex will satisfy your outdoor and indoor sport needs. The indoor complex has multiple badminton courts and the outdoor has running tracks, field and Olympic length for public sport activities. All these facilities are available for affordable cost to public. In distance of running track, it is available free of charge.\n\u00a0\n\n\nPhoto Credit to : jomjalan.com\n\n\nFor appreciation of wild life, Zoo Negara located in Melawati is a perfect family getaway during weekend.\n\u00a0\nBukit Tabur is just located a stone away and if you are yearning for some greeneries, hiking in Bukit Tabur is just a perfect panacea to cure stress from chaotic city lifestyle.\n\n\n\n\nRecreation facilities around Wangsa Melawati\n\n\nPhoto Credit : Masjid Usamah Bin Zaid, Wangsa Maju -Laman Rasmi\n\n\nThe elegant Usamah Bin Zain Mosque is widely popular among residents during the Friday prayers. The prayer hall is spacious and ample of parking space available at the compounds.\n\u00a0\n\n\n\n\nMosque and Surau around Wangsa Melawati\n\n\nFour malls are within less than 2km radius away from Wangsa Melawati, which built over the years.\n\u00a0\n\n\n\n\n\n\n\n\n\n\nMall\n\n\n\n\n\n\nNLA, sqft\n\n\n\n\n\n\nInception\n\n\n\n\n\n\nMajor Anchor\n\n\n\n\n\n\n\n\n\n\nAlpha Angle\n\n\n\n\n\n\n202,000\n\n\n\n\n\n\n1992\n\n\n\n\n\n\nJaya Jusco\n\n\n\n\n\n\n\n\n\n\nAEON BIG\n\n\n\n\n\n\nN/A\n\n\n\n\n\n\nN/A\n\n\n\n\n\n\nAEON\n\n\n\n\n\n\n\n\n\n\nWangsa Walk\n\n\n\n\n\n\n273,000\n\n\n\n\n\n\n2009\n\n\n\n\n\n\nTesco, TGV, Celebrity Fitness\n\n\n\n\n\n\n\n\n\n\nMelawati Mall\n\n\n\n\n\n\n200 stores, 613,000\n\n\n\n\n\n\n2017\n\n\n\n\n\n\nVillage Grocer, GSC, Padini, Kaison\n\n\n\n\n\n\n\n\n\n\nAlmost any international, franchise and local brands are present in these malls ranging from F&B, grocers, services, furniture, pharmacy, bookstore, cinemas etc. that cater to the whim and fancy not just within the neighborhoods, but visitors from other district as well.\n\u00a0\n\n\nInterestingly, the combined space of these malls are equally or even larger than regional malls in Klang Valley such as MyTown and Ikea @ Cochrane.\n\n\n\u00a0\n\n\nShopping Malls and myriad of brands around Wangsa Melawati\n\n\nThere are not just one but at least three commercial districts within short drive away from Wangsa Melawati. These bread and butter commercial districts not just offer affordable F&B, but amenities such as petrol stations, healthcare, convenience stores, banks, government services, tuition centers, offices, textiles etc.\n\u00a0\n\n\n \n \n \n \n \n \n \n \n \n Amenities around Wangsa Melawati commercial area \n \n \n \n \n \n \n \n \n \n \n \n Amenities around Pusat Bandar Wangsa Maju commercial area \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n Amenities around Taman Melawati commercial area \n \n \n \n \n \n \n\n\nSome of the most mouth-watering selections around stowed away. Among the precious finds are Kung Fu Ramen, Jibby East Restaurant, Restaurant Vanggey, Restaurant New Heong Kee (Beggars Chicken), Warisanku by Manor KL, Chi Fan KL, Mei Keng Fatt Seafood Restaurant, Kari Kepala Ikan Rampai (Source: iProperty).\n\n\n\n\nOver in Wangsa Maju, the 30-year-old Wahab\u2019s Cendol comes as a highly recommended dessert place and if you are looking for high-quality meat dishes at an affordable price, you should not miss out Stiq steakhouse in Section 2, Wangsa Maju which utilizing sous-vide technique.\n\n\nAlso recommended is Hayaki Kopitiam, a casual caf\u00e9 that serves Kelantanese dishes. For casual dining, you can try Kaw Kaw Burger Wangsa Maju. For the location, just key in the Google Maps or Waze and they shall bring you to the location.\n\n\n\n\nFor efficient human movement, it is imperative to have efficient public transport. Public bus service line T221 route will cover Wangsa Melawati and Wangsa Maju with final destination Sri Rampai LRT Station. From Sri Rampai LRT station, major KL landmark and hotspot such as KLCC, KL Sentral, Bangsar, Midvalley, Bangsar South are just 30 minutes away. Also via Pasar Seni, a smooth transfer to MRT1 will bring you to Bukit Bintang, Damansara, One Utama, TRX and IKEA.\n\u00a0\n\n\n\n\nBus service line T221 serving Wangsa Melawati with Sri Rampai LRT Station as last stop\n\n\nCatalyst\n\n\nPhoto Credit to : IntelligentTransport.com\n\n\nSPE (DUKE3) is currently constructed by Ekovest and expected to be operational by end of 2021 is not only expected to resolve major traffic congestion in this area but it will improve the connectivity significantly. Via Genting Klang or Setiawangsa interchange, motorists will enjoy traffic free trip to future of Kuala Lumpur: \u2013 TRX the financial hub and Bandar Malaysia the home of future KL-SG HSR Terminus. SPE will link Bangsar South and Federal Highway to Wangsa area.\n\u00a0\n\n\n\n\nSetiawangsa Pantai Expressway Alignment\n\n\nEnjoy the SPE short youtube by clicking the link \nSPE Youtube\n\n\nPhoto Credit : beltandroad.news\n\n\nPROPCAFE\nTM\n is equally excited about the upcoming urban public transport, the long overdue 39km long MRT3 Circle Line. Similar road planning concept where Kuala Lumpur has inner and outer circle roads, MRT3 is the missing circle link of urban public transport where the stations are linkage to all the public transport i.e. LRT, Commuter, HSR, MRT and ERL. 19 out of the proposed 26 stations are expected to be interchange stations with the public transports.\n\u00a0\n\n\nOne of the proposed stations is located in Setiawangsa, which is just one station away from Sri Rampai LRT Station. From the proposed Setiawangsa MRT3 Station, you can go to area such as Bandar Malaysia, MidValley, Kerinchi (Bangsar South), Damansara, Mont Kiara and Hartamas.\n\u00a0\n\n\n\n\nThe proposed MRT3 corridor in Draft 2040 Kuala Lumpur Structure Plan\n\n\nAnyway, readers should not get too excited so soon and do please hold your horses. Despite its long-term benefit, currently there is no news or update whether government is pushing with the MRT3 where the astronomical cost is a main concern at current economic climate post MCO.\n\n\n2040 Kuala Lumpur structure plan yet to be gazette and the proposed alignment and stations can be changed anytime. This project will have long gestation period and will take between 7 to 10 years for the line to be operational from the nod of government.\n\u00a0\n\n\nSummary\n\n\nIn many aspects, Wangsa Melawati reminds PROPCAFE\nTM\n of SS2 in Petaling Jaya. Mature suburb surrounded by myriad of amenities and easy access to plenty of highways within distance away. The community seems to secure with self-built fenced and guarded community. The neighborhood is pretty serene and popular among home hunters.\n\n\nThen again dealing with old and aging property with creaky timber floor, tire fa\u00e7ade and leaky ceiling, the cash outlay that required for renovation, stamp duty, legal fee and the down payment are massive and can amounted to 30-40% of the property purchase price. Assuming the link house is on sale for RM800K, a homebuyer needs to fork out at least RM300-350K before can move in! That is a lot of money for most of us!\n\n\n\n\nDespite the excellent location and neighborhood of Wangsa Melawati, many prospect homebuyers especially younger generation is deterred from purchasing a property here. Wangsa Melawati is pretty much fully developed and for past few years, there are new high rises launches however, these are located in commercial district of Taman Melawati and Wangsa Maju. The traffic is chaotic with visitors especially weekend and rush hour. Occasionally you need to queue on road patiently to go back to your own abode. Until now.\n\n\n\n\nPROPCAFE\nTM\n is excited with the impending new launches right in the heart of Wangsa Melawati. Just like SS2, PROPCAFE\nTM\n believe that there is no more available land for development in Wangsa Melawati and perhaps this could be one of the very rare developments coming at this area. For those who are yearning to get a piece of action, this is probably the best time for it.\n\n\nUPDATE [15.JULY.2020]\n\n\nPROPCAFE\nTM\n\u00a0just released review for newly launched development in Wangsa Melawati, M Adora by Mah Sing. To read on PROPCAFE\nTM\n review, click the link \nM Adora by Man Sing\n\u00a0and \nM Adora the journey continues .\n\n\nHappy Hunting!\n\n\nFrom PROPCAFE\nTM\n intern\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/warisan-puteri/", "title": "PROPCAFE Review : Warisan Puteri By IOI Properties", "body": "\n\nWarisan Puteri Township Review\n\n\n\n\n\n\nSome of us may have this thought running cross our mind. \u2018One day I am just gonna move out from crazy traffic KL town and find a peaceful place to stay.\u2019\n\n\nsource: the star\n\n\nYet only intend to frequent KL during the off peak hours in weekend. Beautiful idea as it seems. Say now you have the privilege to work in less crowded area or with flexi working hour arrangement, what would you settle for? A chalet overlooking the coastline, an private Island near Pulau Tioman, or one of tree house at Pulau Langkawi? Hang on, those are not in even in Klang Valley!\n\n\nThe imagination has gone slightly over the top, let\u2019s gather thought now, what about this?\n\n\nA Suburban Well-Planned Freehold Township Development at Southern Klang Valley Warisan Puteri Sepang.\n\n\nThe location of Warisan Puteri\n\n\n(Note: Warisan Puteri was previously known as Bandar Puteri Warisan)\n\n\nWarisan Puteri\u00a0is a new township development embarked by IOI Properties Group Berhad (\u201cIOIPG\u201d) since October 2015. Bearing the postal address 43900, Warisan Puteri is located in Kota Warisan, Sepang.\n\n\nWarisan Puteri is within 18Km south of Putrajaya, 15km south of Cyberjaya and 12km from KLIA.\n\n\nWarisan Puteri is a 200 acres township development and more than 24 acres are allocated for green areas. Quite generous we would say with more than 10% of the total land of the township is designated green zone.\n\n\n\n\nWarisan Puteri a poem themed township development\n\n\nFollowing the success of \n16 Sierra Puchong South\n, the signature garden and green thematic township development crafted by IOIPG, replicating the DNA of a successful township, Warisan Puteri is a brand new township comes with poem theme. Feel intrigued don\u2019t you, read on, (with a sip of coffee, lol) and we will unveil more\u2026\n\n\nThe Theme and Concept of Warisan Puteri\n\n\nIf you ask someone to trade-off the distance to city for his home, it has to be something that come with character. Or else, one might as well go for the similar priced \u201ctaman-taman\u201d which are nearer to the city e.g. Setapak, Cheras, Kepong etc. One thing you can notice from IOIPG\u2019s development recently is its effort to not just sell and build but put in the soul and concept into its project for better living environment. PROPCAFE is fortunate enough to have the opportunity to go through the full concept and idea of this new township and we are glad to share this with our followers.\n\n\nThe idea on \u201cHeritage Route of Silk Road\u201d! How could Warisan Puteri relate to Silk Road? Let\u2019s take a look on the ROUTE!\n\n\n\n\nThis journey which was an ancient network of trade routes connects and runs through 1. Mediterranean, 2 Persia, 3 South Asia, 4 Nusantara Archipelago, 5 Middle East and ends it at 6 China Empire. The routes above was carefully blended into the township concept of \u201cetnobotanica\u201d to build the routes by relates the residents and plants throughout the township of Warisan Puteri. Inspired by the Silk Road, residents and visitors will enjoy six heritage corridors that consists of five thematic streetscape and one unique garden, namely Bliss of Mediterranean, Paradise of Persia, Street of Palms, Colour of Rangoli and Trail of Nusantara\n\n\nYou need to be a botanical specialist to really understand the developer\u2019s fact sheet on all the plants or trees that comes into each streetscape and garden. Of course, PROPCAFE can help you here. A picture is worth for a thousand words. PROPCAFE managed to snap the picture of each its artist\u2019s illustration to fulfill your wild imagination.\n\n\nWarisan Puteri Bliss of Mediterranean\n\n\nWarisan Puteri Street of Palms\n\n\n \nBandar Puter Warisan\u00a0Colour of Rangoli\n\n\nWarisan Puteri Trail of Nusantara\nWarisan Puteri Paradise of Persia\n\n\n\n\nAssessment Factors on New Township Warisan Puteri\u00a0\n\n\nPROPCAFE always emphasizes the township based on the followings:\n\n\n1. Highway Network\n\n\n\n\n\n\na.) Cyberjaya-Putrajaya Expressway and MEX will be the main highway to bring you to other key townships like Cyberjaya, Sri Kembangan, Bukit Jalil, Salak South, Kuchai Lama before reaching the KL City Centre. From Cyberjaya-Putrajaya Expressway, one can head towards Puchong and Petaling Jaya\n\n\nb.) The proposed interchange to access the Elite Highway could be the game changer to this part of world as it will cut short the journey toward Subang, Shah Alam and Klang.\n\n\nc.) To go Cheras or Kajang, one can drive through the Cyberjaya-Putrajaya Expressway and connect to SILK and SKVE.\n\n\n2. Key Public Transportation\n\n\nIt has to be ERL which Salak Tinggi station is just 1.5km away. Many Klang Valley folks still do not fully \u201cutilize\u201d the route of ERL. The current service of ERL stops at KLIA & KLIA 2, Salak Tinggi, Putrajaya/Cyberjaya, Bandar Tasik Selatan and KL Sentral with a total journey of less than 35 to\u00a040 minutes. To add on, ERL is deemed to be the most comfortable and efficient public transportation in Klang Valley which is linked to all other LRT/Monorail and KTM lines.\n\n\n\n\n3.\u00a0Nearby Amenities\n\n\nNearest school and higher education institution will be SK Kota Warisan (1.1km), XiaMen University Malaysia (1.5km), SJK(c) Dengkil (7.8km), SMK Seri Sepang (9.5km) and INTI University (10km). XiaMen University Malaysia sits on a huge campus that directly link to Warisan Puteri, the university has started its first intake with estimated three thousands students. Over the next 10 years, student population is expected to increase from current 3000 students to 10,000 students once the second phase of campus is completed. In addition, Cyberjaya, the ICT and education hub, is just 10 to 15 minutes away from Warisan Puteri, a short drive will lead you to many established universities and international schools there.\n\n\n\n\n\n\nA closer look into the master plan, there will be school, kindergarden, health centre, surau, community hall to be built within the township of Warisan Puteri (see below).\n\n\nMalaysian just simply cannot live without shopping mall and hypermarket. Here you go. For residents\u2019 routine grocery and weekend hang out, PROPCAFE provides here the distance to some of the nearest and famous malls/ hypermarkets in Klang Valley.\n\n\n\n\n\n\n\n\nKLIO (Future)\n\n\n3 km\n\n\n\n\n\n\nMitsui Outlet Park\n\n\n8 km\n\n\n\n\n\n\nTesco Bandar Baru Nilai\n\n\n13 km\n\n\n\n\n\n\nGiant Bandar Baru Nilai\n\n\n14 km\n\n\n\n\n\n\nAlamanda Putrajaya\n\n\n23 km\n\n\n\n\n\n\nIOI City Mall\n\n\n26 km\n\n\n\n\n\n\nMines Shopping Mall\n\n\n34 km\n\n\n\n\n\n\nMid Valley Megamall\n\n\n40 km\n\n\n\n\n\n\nKLCC\n\n\n46 km\n\n\n\n\n\n\n\n\nHow about other amenities? KIP Mart \u2013 The famous community supermarket is currently under construction nearby Warisan Puteri. McDonald? PROPCAFE used to hear from someone said that if you see \nMcDonald\u2019s\n fast food store in that area, it means the area has enough catchment or future potential. Yes, there is one which is right outside Warisan Puteri that besides the Shell petrol station! Interestingly, the operator and franchisor must have seen or foreseen something that what many had not.\n\n\nKIP Mart Kota Warisan Sepang\n\n\n\n\nWarisan Puteri development phases, composition development ratios and composition\n\n\nCurrent phases\n\n\n\n\n\n\n\n\nNo\n\n\nType of property\n\n\nPhase name\n\n\nLaunched year\n\n\nAcreage\n\n\nBuild-up from\n\n\nPrice from*\n\n\n\n\n\n\n1\n\n\n22\u00d775 double storey terrace\n\n\nEvira\n\n\n2015\n\n\n25\n\n\n2121sqft\n\n\nRM650k\n\n\n\n\n\n\n\n\n\u00a0\nFuture phases\n\n\n\n\n\n\n\n\nNo\n\n\nType of property\n\n\nPhase name\n\n\nLaunched year\n\n\nAcreage\n\n\nBuild-up from\n\n\nPrice from*\n\n\n\n\n\n\n1\n\n\n22\u00d775 double storey terrace\n\n\nAvista\n\n\n1st half 2016\n\n\n17\n\n\n2200qft\n\n\nRM680k\n\n\n\n\n\n\n2\n\n\n24\u00d770 Townhouse\n\n\nTBA\n\n\n1st quarter 2017\n\n\nTBA\n\n\nTBA\n\n\nTBA\n\n\n\n\n\n\n\n\nEvira Warisan Puteri\n\n\nEvira was the maiden launch of IOIPG\u2019s Warisan Puteri back in October 2015. With total 196 units nestled in 25 acres of freehold land, this works out to be 7-8 units per acre, a low density development in our book.\n\n\nLies along the \u2018paradise of persia\u2019 all units at Evira Warisan Puteri are north and south orientated. Traditionally, north and south orientation units are much sought after due to less exposure to west sun, and south facing units are favorable in fungshui terms.\n\n\nEvira Site Plan\n\n\n\n\nEvira\u2019s standard unit measured at 22x75ft. There are plenty pockets of open areas and greenery surrounding Evira phase which reduces the density of this phase.\n\n\nEvira Warisan Puteri USP\n\n\nEvira is secured by perimeter fencing and single controlled entry, giving a peace of mind to home owners who have security concerned.\n\n\nAll units come with large windows and 11ft high ceiling for ground floor, and 10.5 ft for 1st floor. Layout are practical with open concept for living, dining and to dry kitchen area and pillar-less and extended roof for car porch.\n\n\nInternal road within Evira is 50ft wide, this is particularly important as most of us for convenient purpose tend to park our cars outside the house, a wider internal road will provide more space outside to park your cars and you don\u2019t feel \u2018cramp\u2019 overlooking your opposite neighbor. Those who can\u2019t live without good speed internet, good news for ya\u2019, Evira is fiber optic ready upon VP.\n\n\nTake up rate at Evira Warisan Puteri\n\n\nBased on the \u2018pin\u2019 board, Evira phase is enjoying pretty healthy take up rate. Apart from what external factor such as amenities, infrastructures and catalysts, predictably Evira is bound to do well. Curious? Read on!\n\n\nEvira Warisan Puteri site pictures\n\n\n\n\nEvira Warisan Puteri Show Unit Review-Ground Floor Layout Analysis\n\n\nWhat we like about IOIPG range of products is that, it is almost a prerequisite to have actual show unit for ready for buyers before the launch.\n\n\nThis is IOIPG very own display commitment & confidence to customers. While the customer will be able to physically touch and feel the products they are buying, instead of relying on artist illustrations.\n\n\n\n\nPros\n\n\n\n\nCar porch is wide without pillar with extended roof and be able to fit in 2 midsize sedan comfortably.\n\n\nLarge size front sliding door enable natural light to brighten up the unit.\n\n\nOpen concept layout enable flexible placement of furniture and flexible allocation of space for dry kitchen, dining and living area.\n\n\nWith 11ft high ceiling height on the ground floor, the unit feels spacious. High ceiling spacious living are some unique features that older terrace house, condo and apartment with less than 10ft ceiling height cannot offer.\n\n\nGood size ground guest room that can fit a queen size bed easily including sufficient space for wardrobe.\n\n\n\n\nCons\n\n\n\n\nThe wet kitchen is too small.\n\n\nBack toilet door are directly fronting wet kitchen.\n\n\nShould consider full extension to make full use of the back area of the house. It is not here nor there, and can be costly to homeowner to extend, and its usable space is questionable.\n\n\n\n\n\n\nEvira Warisan Puteri Show Unit Review-1st Floor Layout Analysis\n\n\n\n\nPros\n\n\n\n\nWe love the high ceiling feature of the unit, ample natural light coming off from the upper staircase window.\n\n\nMaster bedroom sliding doors are huge and feel very homely and bright with a right size master bedroom balcony\n\n\nGood size bedroom 2 & bedroom 3 both rooms with en-suite baths, and spacious family hall.\n\n\nOverall good space maximization.\n\n\n\n\nCons\n\n\n\n\nBedroom 2 & bedroom 3 windows are not that \u2018big\u2019 as claimed, walk in wardrobe for master bedroom is narrow.\n\n\nBetter material for staircase railing. (We understand the railing where the baluster will be painted in black to give a more premium look.)\n\n\nHow about some green initiative such as rain water harvesting system solar water heater system?\n\n\nHomogenous tiles for flooring? How about laminated flooring or timber flooring would value add to home owner and air-cond units please?\n\n\n\n\nUpcoming launch Avista Warisan Puteri\n\n\nIn view of good take up rate in Evira, we are informed that \nAvista Warisan Puteri\n is due for launch soon before 1st half 2016.\n\n\nSimilar like Evira, typical plot size of Avista Warisan Puteri is 22\u00d775, with buildup of more than 2,200 sqft. Externally, Avista phase has single entry & exit point with guardhouse and perimeter fencing. Avista phase also comes with spacious driveways with pedestrian friendly sidewalks.\n\n\nWithin Avista, large window & high ceiling to bring in ample natural lighting & ventilation. Expect pillar-less and extended car porch and the widely popular open concept layout to be replicated in Avista, with high ceiling of approximately 11ft clearance from the ground.\n\n\nIOIPG team always got it right when it comes to mass market 2 storey terrace. We love the practicality of the product, \u2018maximized\u2019 the build-up the house, basically you can\u2019t go wrong with this.\n\n\nHowever in terms density 182 units in a 17 acre land, this will translate to approximately 11 units per acre.\n\n\n\n\nAvista Site Picture\n\n\nIf you observe, Avista Bandar Puter Warisan sits on beautiful flat land. North side of Avista is fronting landed houses. Based on the actual site observation, with 50ft internal road and plenty of green zone buffer along Paradise of Persia, we reckon the units fronting Paradise of Persia will likely to be choice units to many.\n\n\nDo you also notice \u00a0Avista is at advanced stage of completion? Good news for home owners, as you may be able to receive VP very soon. However, do brace for progress billing claims. We are informed that certain part of progress claims can be mitigated by IOI buy no pay later scheme. Do visit the IOIPG\u2019s show gallery to find out more.\n\n\nAvista Layout Analysis\n\n\nApart from fa\u00e7ade among other significant differences compare to Evira:\n\n\n\n\nMore flexibility in allocation of wet & dry kitchen area, it is your call, to have bigger wet kitchen or bigger dry kitchen with this open concept layout orientation.\n\n\nThere will be wash area tucked next to the guest room, utility room and bathroom 4.\n\n\nAdditional utility room versus Evira, but no more balcony and glass sliding doors in master bedroom.\n\n\nOrientation of guest room differs, Avista guest room looks slightly smaller than Evira.\n\n\n\n\nFor PROPCAFE 360 Degree View of Avista @ Warisan Puteru , please click on the link\u00a0 https://propcafe.net/propcafe-360-degree-view-avista-warisan-puteri-ioi-properties/\n\n\nSelection of Pictures Evira Mock Up Show Unit \n\n\n \n \nEarly bird catches worm\n\n\nHistory lesson tells us that early buyers of a successful township development always able to reap handsome rewards when the township matures, our gut feel, same will apply to Warisan Puteri. A terrace today is RM650k, 3-5 years later RM650k will get you a townhouse, sound familiar right? So far, 1st phase of Warisan Puteri Evira was launched last year, 10% of the township lauched, 90% to go!\n\n\nLong term value appreciation\n\n\nWe mentioned Evira is bound to do well. Why?\n\n\nOur take, simple, first phase, plenty other price push factors, lower density with generous green areas, back to the key word, \nfirst phase\n.\n\n\nThose who has tasted honey investing in township project, upcoming launches translate to price push opportunities.\n\n\nMajor Catalysts of Warisan Puteri\n\n\nSource: skyscrapercity malaysia\n\n\nBeyond Warisan Puteri, Sepang will welcome KLIA Aeropolis, Warisan Puteri may able to ride on the spillover effects of KLIA Aeropolis.\n\n\n\u2018KLIA Aeropolis is estimated to attract a gross domestic product (GDP) contribution of about RM30 billion with 56,000 jobs created over a 15-year period.\u201d (\nSource: themalaymailonline.)\n\n\nXiamen University Malaysia\n\n\n \n\n\nWe see opportunities at Warisan Puteri, as the spanking new development 2km away from Xiamen University Malaysia, there would be potential rental demands from lecturers and students from Xiamen University Malaysia. In addition, Warisan Puteri could be a choice address for lecturers or graduates alike to \u2018settle down\u2019.\n\n\nWhy pay attention to township development?\n\n\nTownship development like Warisan Puteri offers house owners a wholesome package in terms of future access to commercial hub, new schools, better road access, health center, community hall, and affordable homes for the masses.\n\n\nThe flip side however, Warisan Puteri is a new township today. It will take considerable time to nurture and to have planned infrastructures materialized. Invest in new township will normally take slightly longer time horizon to reap rewards\n\n\nGated & guarded & poem themed garden living environment for locals and upgraders\n\n\nKota Warisan Sepang is a satellite town of Selangor. Warisan Puteri with its unique propositions will be able to attract local to upgrade to a lifestyle living. An option to upgrade to a secured gated and guarded environment, living in uniquely themed garden enclave in a well-built quality home is alluring.\n\n\n\n\nDoes size matter? 200 acres township development\n\n\n200 acres big enough to be consider to as township development? However, having a 200 acre new township in Sepang, perhaps it is just nice. If the project location is within of Klang Valley mature towns with significant population catchment (Klang, Kajang, PJ, Puchong, Shah Alam, KL) we would probably say otherwise.\n\n\nWe reckon Warisan Puteri may not able to pull crowds in drove from inner KV to \u2018migrate\u2019 to Sepang, rather we expect existing locals who work near KLIA, residents from Salak Tinggi, Dengkil or within Sepang to call Warisan Puteri homes.\n\n\nTherefore a smaller scale township like Warisan Puteri will fit just nice into Kota Warisan Sepang.\n\n\nMid to Long Term Prospect\n\n\nThe prospect of any new township always depends on few simple factors which are commonly inter-related. Any new township needs population growth and the attraction of own-stayers or tenants are always induced by growing economy activities and job opportunities. The job opportunity is always link to key mega projects that works as a catalyst to bring in change in term of infrastructures and additional amenities.\n\n\nDo you see it in Warisan Puteri? The maiden project nearby this site would be the KLIA Aeropolis. The 404 hectares of land will soon become an airport city with business towers to host aviation & technology companies, auto city, logistics hub, education institution, theme park, golf course and all the way links to the current F1 Sepang Circuit. This massive project which was launched in May 2016, together with the existing Mitsui Outlet Park and future Kuala Lumpur International Outlet (KLIO) will create ample job opportunities to grow the population of this part of Sepang.\n\n\nThe Link of Warisan Puteri\n\n\n\n\nPROPCAFE sees the importance of the proposed interchange to ELITE highway as the start of more upgrade on the infrastructures to attract more traffic. The developers certainly have also done their homework too by seeing the potential here. The huge projects from Sime Darby (Serenia City), Sunsuria (Sunsuria City), Glomac (Saujana KLIA and Paramount (GreenWoods) are set to transform this sleepy Sepang district to be a lively township in years to come.\n\n\nThe people behind the township \n\n\nIn the property development business for more than 3 decades, they are experienced talents that crafted these successful townships such as \n16 Sierra Puchong South\n, \nIOI Resort City\n, \nBandar Puteri Puchong\n, Bandar Puchong Jaya, Bandar Putra Kulai (Johor) and Bandar Putra Segamat (Johor).\n\n\nThe Brand, Capabilities & Reputation\n\n\n\n\nAs a listed company and index component stock in Bursa Malaysia, IOIPG possess strong financial backing and impeccable track earning records.\n\n\nIOIPG has achieved revenue of RM1,907 million for the financial year ended 30 June 2015 which was 31.1% higher than FY2014 and Profit after tax (\u201cPAT\u201d) for the Group stood at RM900.6 million for FY2015.\n\n\nIOIPG is also the recipient of the coveted 2015 The Edge top 10 Malaysia Top Property Developers Award, BCI Asia 2015 Top Ten Developers Awards, Asia Pacific Property Awards for Highly Commended High Rise Landscaped Architecture for Skyz Residence.\n\n\nIn short, your home investment with IOIPG is pretty safe.\n\n\nAnd finally\n\n\nWe leave the review with a question to you.\n\n\nWith all the above, is Warisan Puteri a right \u2018candidate\u2019 to \u2018migrate\u2019?\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/welcome/", "title": "Welcome to PROPCAFE.NET", "body": "\n\nWelcome to PROPCAFE ! PROPCAFE was founded in 2012 and Comprises of 7 of us, PROPCAFE founders were brought together by a common interest \u2013 \u201cPassion and Love of Properties\u201d. With the average age of around 38 years old, most of PROPCAFE founders involved in property investment since 2006 and never stop buying, renting out, or selling properties.\n\n\nComing from diverse backgrounds, from professional accountant, engineer, banker to retired and matured PhD candidate, the knowledge and analytical view point from us always makes the property investment discussion a very entertaining session.\n\n\nPROPCAFE members accumulated portfolio slightly more than RM100 millions from over 100 properties and currently holding 85 properties which worth estimated RM80 millions. The investment portfolio covers Alam Impian, Ampang, Ara Damansara, Bandar Kinrara, Bangsar South, Bukit Jalil, Bukit Ceylon, Cheras, Cyberjaya, Damansara Perdana, Desa Pandan, Desa Parkcity, Eco Park, Kajang, Singapore, KLCC, KL City Centre(-Kampung Baru, Jalan Ipoh), Melawati, Penang, Petaling Jaya, Puchong, Rawang, Sentul, Setia Alam, Sierramas, Singapore, SS2, Sungai Besi, Sungai Long, Sunway Damansara, Tropicana, and TTDI.\n\n\nIn long run, PROPCAFE aims to be one of the top property blogger in Malaysia.\n\n\nPlease feel free to\u00a0chill here and make yourself at home!\n\n\nGet yourself a cup or few of pretty lattes here and enjoy!\n\n\nPROPCAFE is a group of property & real estate lovers or perhaps fanatics or crazy!\n\n\nPROPCAFE is everywhere or at least we try to be everywhere as much as possible.\n\n\nPROPCAFE likes to share what we see, hear, think, feel and analysis about property all across the world not limited only to Malaysia & Singapore.\n\n\nPROPCAFE can talk 365 days , 24 hours, 7 days a week non stop anything related to property and real estate.\n\n\nThere is \u201d Makan bola, Tidur bola, Minum bola & Tengok bola\u201d but \u201d PROPCAFE Eat Property, Drink Property, Talk Property, Sleep Property & See Property\u201d is our hobby.\n\n\nPROPCAFE praises for those deserved to be praised and we comment for those that need improvement.\n\n\nPROPCAFE hope through our sharing and caring, public able to know what they are buying and not simply just \u201cBBB\u201d\nLast but not least\n\n\nOur tagline is\n\n\n\n\n\u00a0\n\n\n\u201cFrom Love Hate Passion to Buy Sell Rent \u2013 Home is my Family\u201d\n\n\n\n\n\u00a0\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/whats-ahead-us-rountable-session-propcafe-net-property-insight/", "title": "PROPCAFE\u2122 Guide : WHAT\u2019S AHEAD OF US? A Rountable Session of PropCafe.Net & Property Insight", "body": "\n\nPublished in Property Insight Magazine \u2013 July 2014.\n\n\n\n\nProperty Insight and property website PropCafe.Net join forces for a roundtable \nsession where the two talk about the market\u2019s issues and prospects.\n\n\nWith a common interest in property, Malaysia\u2019s top property magazine Property Insight organises a roundtable, graced by members of an emerging property website, PropCafe.Net.\n\n\nThis first ever roundtable session is aimed at gaining a better insight on today\u2019s perplexing but yet exciting market. PropCafe.Net is a website that functions based on an information-sharing and was formed by a group of property enthusiasts with a common interest they tagged as \u201cPassion and Love of property investment\u201d.\n\n\nPropCafe\u2019s founders (seven of them) came from various backgrounds, from an accountant, engineer, banker to retiree and a PhD candidate. PropCafe.Net sets itself apart by producing detailed and impartial reviews on various property developments in Malaysia, Singapore and Australia.\n\n\nDue to some circumstances, members of PropCafe.Net will be identified via their initials (\nS.Y, H.C, G.Y, K.S, Y.K\n, and \nJ.J\n) in this feature.\n\n\nShould we wait till the price of property to come down before we start investing?\n\n\nG.Y\n: \nThere are two perspectives, one for investment purpose and another one is for own stay. If we talk about your own stay, then anytime is the best time. The question is, if you\u2019re going for your own stay, are you willing to purchase a high priced property? Let\u2019s say you can afford a property of between RM200,000 to RM300,000, are you bold enough to go for the RM500,000 unit? If not, what is the other strategy? For young people, just stick to your affordability, you can always upgrade when the time comes. Most importantly, you must have one to start with. I would recommend to upgrade \u201cpartially\u201d and leave the remaining bullets for investment purpose. Two properties are always better than one, don\u2019t always count the profit that sits in your own stay property because you cannot monetise it until you sell it. And still, you need another home after that. For me, I prefer to have another ideal property, at least one, sitting in my investment portfolio that can fit my own stay criteria with the purchase price lower than my current own home\u2019s market value.\n\n\nK.S\n: \nFor me it\u2019s easy, anytime is a good time to buy, as long as it is within one\u2019s capability to buy. If you find something that you feel comfortable with in a preferred location, and then you should go ahead and buy it, don\u2019t time your market. But for investment purposes, it will be a different story as it is depends on your investment acumen.\n\n\nY.K\n: \nI share the same sentiment. If you buy within your comfort level and if the class of the property is what you always wanted, so anytime is the best time, as long as you can afford it and you\u2019ve done your research about it.\n\n\nS.Y\n: \nI think if it\u2019s for your own stay, anytime is a good time to buy, based on your personal preferences. If you\u2019re looking for a property in Kuala Lumpur, don\u2019t complain about the high prices. If you want a house nearby good amenities then of course you would have to pay the price for it. Like what K.S said, we can\u2019t time the market. For investment, I\u2019d say anytime is a good time, as long as you do your research and as long as the math makes sense then I\u2019d say it\u2019s good. If you\u2019re buying for investment, it is advisable to be more cautious, and you have to do your own background check of the property, even if the agent tells you the numbers for your investment returns.\n\n\nH.C\n: \nI have friends that are waiting to buy since 2005, because they wanted to wait for the price to come down but this never happened. So, if they continue to procrastinate, then there\u2019s no way they can own a house. So for own stay, like the others said any time is a good time. For investment, I found better deal in the sub sales market than in the primary market, i.e. new launch from the developer. For the last two years I am actually looking for sub-sale property, which is much safer. But for investment, I\u2019d rather look for gems that are undervalued or are in a matured area so I can be certain of the price, rental and investment returns.\n\n\nJ.J\n: \nI don\u2019t think we should wait, whether for own stay or investment, the price will\u00a0hardly go down especially those most sought after location and even if it does\u00a0go down, it is rather hard to know when will\u00a0it hit the bottom.\u00a0I rather spend more time to study and identify\u00a0potential area rather than just wait to time the market.\u00a0\u00a0For your own stay it involves a need and this is why anytime a good time is. But, for me, if I\u2019m going for my own stay, I\u2019d look for subsale properties at this point of time.\u00a0Most often than not, the price for new launches is high. Of course we can\u2019t just wait, if we just wait without doing anything, the price will keep going up in long run and then we can no longer afford it. If you choose to wait , you better wait with some wise plan and strategy, you may looked like you are losing nothing but actually\u00a0you are losing opportunity every single\u00a0tick of single second\u00a0but and again waiting with even the best strategy without any\u00a0execution is a good as nothing. But do be wary of the surrounding area. If the property is far from amenities or CBD\u00a0then the price might be lower. I\u2019d suggest to go for prime areas, because even if it crashes, there will be safety net. It won\u2019t go down that far.\n\n\n\n\nWhat would be your criteria of buying under construction property?\n\n\nJ.J\n: \nPrice. I would actually look at the submarket for price of below RM500,000 because demands for these properties will still be present. And then I look at the location. For me, a good location is one with qualities you can\u2019t find anywhere else and has good accessibility. For example, if it faces a major highway then I would definitely consider it.\n\n\nH.C\n: \nMy view is more or less the same as J.J\u2019s, but to add to that, homebuyers need to do some homework about the developer beforehand to be sure whether they are trustable or not to deliver their projects as promised. For those who buy from new and small developers, it is necessary to study the company financial reports to understand the developers\u2019 cash flow, financial health, as under construction property investment comes with completion risk.\n\n\nG.Y\n: \nMaking sure the developer is reliable has never been more important in current economy and property cycle. The chance of getting property abandoned is higher nowadays because some unknown or new developers have relatively less experience of managing cost or cash flow in property sector. I foresee the economy to slow down and then property market will fix itself within 3 years\u2019 time. So, those inexperienced developers will be under tremendous stress soon. One can research on the abandonment risk in previous economy slowdown to validate this. Those who have low risk appetite and low holding power, should make this a key criteria to think about before putting money in any property investment or for their own-stay property.\n\n\nK.S\n: \nFor me, it would probably be in a different order. First, I\u2019ll look at the location, and then evaluate the product, followed by the price. Finally is to ensure the reputation of the developers.\n\n\n\n\nWhat\u2019s your take on residential property outlook (until end of 2015)? Are you expecting a gloom or boom?\n\n\nH.C\n: \nWith regard to Goods and Services Tax (GST), there are two schools-of-thoughts for it. The first is; when GST is imposed, we will have less money to spend and to invest, so the demand for property will drop. Secondly, when GST is imposed on building materials, labour and so on, the price will climb up so this is why maybe we should start buying now. I believe the first school-of-thought is inclined to apply on the lower income group.\n\n\nG.Y\n: \nTo me, I think Gen-Y segment (small sized apartment within RM300,000 to RM400,000) will be severely affected by the GST because of their lifestyle. If Gen-Y is affected, then we would have oversupply of apartments in both new launches and subsales. Material prices will have an additional six per cent price tag on it, which is likely to affect the overall price of property. So how could the demand sustain after the second or third feedback loop of GST impact in 2015/16? Does Gen Y still have the momentum to follow all the new launches on so-called affordable priced property (but actually playing on its size to equate the affordability and how small can this goes? During pre-GST, there will always be a \u201cbuy, buy, buy\u201d pattern or trend. But after GST, what will happen? The last push of property launches pre GST will bring the property prices into a new high, and then we would see the sluggish demand on property launches and subsales. The new launch or subsale price will be challenged based on proper demand-supply equilibrium together with affordability factor. I think the price will still go up but please forget about the minimum of 30 or 50 per cent returns or quick sell-off. Less appealing location with the price tag of good location will be hit the hardest. So, if you are buying at less appealing location now, make sure it is not sold at future price. Going forward, my personal preference for mid to long term holding is to buy prime location property with good value (new or subsales) even though it is not near the MRT/LRT.\n\n\nS.Y\n: \nI think GST is a bit overrated, in terms of its impact and expectation. I think the market will keep increasing as usual even after GST. I think\u00a0 there won\u2019t be any market collapse after April 2015. It\u2019s like pre-election where people assume something would happen but the future is still unknown, the same goes to GST.\n\n\nY.K\n: \nEven though residential property is not subjected to GST, the mechanics developer will have to absorb the GST and priced it properly. If you\u2019re selling products that are not affected by GST (GST exempt), you can\u2019t claim the 6 per cent tax from buying the materials. From accounting point of view, I think GST will definitely have an impact on the price (increment in price).\n\n\nK.S\n: \nIt\u2019s the buying anticipation hype that affects the price. The developers are also creating this hype over GST, creating fear and sentiment in buyers from the impact of GST. For me, GST will not have much impact on my investment. It\u2019s not my main criteria for investment; there are other factors that matter more than just GST.\n\n\nJ.J\n: \nI agree, it\u2019s a tad overrated. GST has never been an issue for investment because we never really looked onto it as a one of the main key factor in decision making when coming to investment or own stay purpose.\u00a0Maybe we should look at the location, price, amenities like the\u00a0current and future\u00a0LRT-MRT that plays a bigger factor in deciding the Return of Investment of a property you purchased.\n\n\n\n\nWhere do you think the hotspots for property investment?\n\n\nY.K\n: \nKajang and Cyberjaya. Both of them are relatively near to town, and connected by major highways. I think a lot of developers are coming into Kajang with exciting developments. As for Cyberjaya, the location is adjacent to Puchong and Kajang too, so it is very strategic.\n\n\nS.Y\n: \nI like Ara Damansara, but I don\u2019t limit my investment areas.\n\n\nJ.J\n: \nFor me it\u2019s Cheras, and the areas within 5km radius of it. As you can see the MRT line is aggressively progressing to this southern part of Klang Valley and more over Cheras is a well connected location with great accessibility. The only lacking component is the\u00a0\u00a0greater public transport network to\u00a0solve\u00a0current\u00a0\u00a0heavy traffic issue which\u00a0will be ready in near future. I foresee Cheras will booms\u00a0and there will be golden opportunity there if one done their home work enough\u00a0to identify\u00a0those highly potential project.\u00a0Kajang is good too. It\u2019s easier to go to the south and it is near Cyberjaya and Putrajaya. The land price in Cyberjaya and Putrajaya is so high compared to Kajang. So people who have any desire of moving into Cyberjaya and Putrajaya might be considering Kajang too.\u00a0Other than\u00a0that I also like more commercially matured\u00a0and established\u00a0area like Bukit Bintang and KLCC too but just a matter finding the right price for it.\n\n\nH.C\n: \nFor me, I\u2019ve always looked at matured area, such as Petaling Jaya and Damansara. 70 per cent of my portfolio consists of these areas. You can get higher rental at these matured areas as a result of limited supplies. There are not many new launches in these areas compared to other \u201cnew areas\u201d.\n\n\nG.Y\n: \nCyberjaya and Cheras. Soon, properties in Cheras, with the completion of MRT project and its proximity to with KL city centre, will increase in price. Though people always complain about traffic in Cheras, they never complain about the amenities, especially with the multiple LRT and future MRT stops in the vicinity. As for Cyberjaya, if it\u2019s three years ago, I wouldn\u2019t have made any investment there. But now, we can see the change of single master developer township to a \u201cprivatised township\u201d with large number big and small developers there.To say Cyberjaya failed after 15 years is an unfair statement. The policy changed a couple years ago and this change showed the start of a proper township development unlike the earlier years. Cyberjaya already has great infrastructures in place, with more commercial developments scheduled to be ready in 2014 onwards, population is expected to grow too. Why? Because we know Malaysians need mall and commercial properties and it is a key factor before you buy your own-stay property. Cyberjaya, being an IT hub, comes with a large pool of working professionals there. This means the area already has a right demographic to start with and has an upper hand than other new township. Now, it is just a matter of how to make them stay. Then we can talk about how it can attract residents from other townships.\n\n\nK.S\n: \nKLCC. The value there is always very high. A lot of developers are putting money to refurbish old buildings within the area in effort to make it a better city and therefore adding value in the city. You need to buy right products in KLCC.\n\n\nReaders can follow Propcafe by joining their facebook\u2019s fan page \nhttps://www.facebook.com/propcafe.net\n\u00a0(search for\n Propcafe.net \nor be a subscriber of PropCafe.Net website.\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/windows-on-the-park-cheras/", "title": "PROPCAFE Review : Windows On The Park @ Cheras By SDB", "body": "\n\nWindows On the Park @ Cheras\n\n\n\n\nHopefully it is not too late for this one\u2026.\n\n\nHow am I going to start for this project..hmmmm? Windows on the park @ Cheras\u2026\n\n\nOK. Let\u2019s start with the name! It is the one of the far\u00a0 longest name that I ever come across for a high rise residential project!\n\n\nWindows On the Park nevertheless the name itself never fail to be forgotten until today. I have to say the long name did a good job.\n\n\nIf my memory served me right, this project was launched somewhere in July 2012.\n\n\n\n\n\n\nOverview\n\n\nThe name of the development originated from the design of the towers, each with a carved-out \u2018window\u2019; multi-storey high portals through which landscape flows continuously, weaving architecture, art and nature together. The three portals form a visual axis which connects and frames each of the three parks; the clubhouse park, the quiet park and the active park, thereby creating a larger scale park environment. The visual axis also guide movement through the park, marked with art sculptures which function as distance indicators, rest stops and points of conversation.\n\n\n\n\n\n\n\n\nThe Entrance of the Sales Gallery\n\n\n\n\n\n\nWindows on the park is a residential development consisting of 3 residential towers; 17 (Tower B), 15 (Tower C) and 33 \u00a0(Tower A) storeys respectively sitting on an approximately 8.9 acres freehold land of natural untouched green sanctuary of Bandar Tun Hussein Onn at Cheras by the infamous developer \nSelangor Dredging Berhad \u2013 SDB\n \n. Just in case if you never heard of them before, Selangor Dredging Berhad or SBD is commonly associated with the name of \u201cClass, Quality & Price\u201d when it comes to property.\u00a0 Others famous projects by SDB in Malaysia and Singapore are Five Stones @ SS2, Dedaun, By The Sea @ Penang, 20trees @ Melawati & OKIO @ Singapore.\n\n\n\u00a0\n\n\nPark\n\n\nBlock A Park\n\n\nBlock B Park\n\n\nThe towers, set within a green enclave, are anchored by a landscaped podium. The podium houses common facilities and is covered in lush landscaping, which is contoured to flow seamless to the arrival floor below. Two of the towers consist of linear wings connected with a central core, forming a V which cradles the towers\u2019 drop-off lobbies.\n\n\nTo know about the developer, you can visit their website at \nhttp://www.sdb.com.my/\n\n\nLet\u2019s start with the basic number first for this project very briefly :\n\n\nNo of tower \u00a0\u00a0\u00a0\u00a0\u00a0 : 3 [Block A , B and C]\n\n\nTotal units \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 : 540\n\n\nDensity \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 : Approximately 61 units/acre\n\n\nTypes of Unit\u00a0 \u00a0\u00a0 : 11 types [namely Typical, Garden and Penthouse]\n\n\nSize \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 : 916 sq.ft. to 4,311 sq.ft.\n\n\nBlock A\n\n\nBlock A Side View\n\n\nBlock A\n\n\nBlock A\n\n\nBlock A \u2013 33 storeys (4 storeys carpark)\n\n\nTotal Units: \u00a0251\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Typical\n\n\n\n\nType 1\n \nBuilt-up:\n from 1,694sf / 157.4sm\n\n\nType 2\n \nBuilt-up:\n from 2,116sf / 196.6sm\n\n\nType 3\n \nBuilt-up:\n from 2,497sf / 232.0sm\n\n\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Premium\n\n\n\n\nPremium Type 1\n \nBuilt-up:\n from 2,150sf / 199.7sm\n\n\nPremium Type 2\n \nBuilt-up:\n from 2,681sf / 249.1sm\n\n\nPremium Type 3\n \nBuilt-up:\n from 3,214sf / 298.6sm\n\n\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Penthouse\n\n\n\n\nPenthouse Type 1\n \nBuilt-up:\n from 2,901sf / 269.5sm\n\n\nPenthouse Type 2\n \nBuilt-up:\n from 3,618sf / 336.1sm\n\n\nPenthouse Type 3\n \nBuilt-up:\n from 4,336sf / 402.8sm\n\n\n\n\nBlock C\n\n\nBlock C\n\n\nBlock C\n\n\nBlock C \u2013 15 storeys (1 storeys carpark)\n\n\nTotal Units: 165\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Typical\n\n\n\n\nType 4\n \nBuilt-up:\n 916sf / 85.1sm\n\n\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Premium\n\n\n\n\nPremium Type 4\n \nBuilt-up:\n 1,146sf / 106.5sm\n\n\n\n\n\u00a0\n\n\nLocation\n\n\nLocation\n\n\nBandar Tun Hussein Onn\n is a township in 9th-Mile \nCheras\n (Batu 9 Cheras) in \nSelangor\n, \nMalaysia\n and it is under Majlis Perbandaran Kajang. It was named after the third \nMalaysian Prime Minister\n, \nTun Hussein Onn\n. It is primarily a residential area.\n\n\nWindows on the park is located at Bandar Tun Hussein Onn at Cheras approximately 16km-17km from KLCC. The location of Windows on the park is quite straight forward if it to be accessed through Lebuhraya Cheras \u2013 Kajang. The exact location of Windows on the park based on GPS coordinates is N3\u00b02\u201928\u201d E101\u00b045\u201916\u201d and it is just a stone throw away from the UDA Holding Berhad\u2019s project \u2013 Lake Valley. If you were to travel down from Kuala Lumpur, via Lebuhraya Cheras \u2013 Kajang and exit to Bandar Tun Hussein Onn, you will see Carrefour (AEON BIG) of Bandar Tun Hussien Onn along the end of Lebuh Utama Tun Hussein Onn. You will hardly miss this one. Lebuh Utama Tun Hussein Onn is quite a decent road. If you are observant enough, you will be able to see a drive through McDonalds partially hidden along this road before reaching Carrefour.\n\n\nLebuh Utama Tun Hussein Onn\n\n\nLebuh Utama Tun Hussein Onn\n\n\nMcDonald\u2019s Bandar Tun Hussein Onn\n\n\nAEON Big BTHO\n\n\nAEON Big BTHO\n\n\nLake Valley @ BTHO by UDA\n\n\nLake Valley @ BTHO by UDA\n\n\nAvenue 6 Lake Valley @ BTHO by UDA\n\n\nAvenue 6 Lake Valley @ BTHO by UDA\n\n\nAvenue 6 Lake Valley @ BTHO by UDA\n\n\nRoad to Yuwang\u2019s Development\n\n\nWindows On the Park\u2019 Surrounding\n\n\nWindows On the Park\u2019 Surrounding\n\n\nWindows On the Park\u2019 Surrounding\n\n\nThe land that Windows on the park sitting on is pretty raw undeveloped as one still can see quite lots of green in its surrounding but I am not too sure how long will it last. The site of Windows on the park is kind of secluded, tranquil, calm and quiet. One thing that I have to remind the readers about the notorious traffic congestion of Lebuhraya Cheras \u2013Kajang during the peak hour because most Cheras folks rely on this main access for their daily travel and I don\u2019t think that Windows on the park future residents will be exceptional.\n\n\nAccessibility\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Via Lebuhraya Cheras \u2013 Kajang\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Via Jalan Alam Damai\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Via Silk Highway\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Via Lebuhraya Sungai Besi\n\n\nCommercial\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Carrefour (AEON Big) BTHO\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 C180 Cheras Balakong Commercial\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Mahkota Walk\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Aeon Jusco Cheras Selatan,\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Aeon Jusco Mahkota Cheras,\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Mines Shopping Mall\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Giant Taman Cheras Utama\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Econsave\n\n\nHospital\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Colombia Asia Hospital Cheras\n\n\nSchool\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Sekolah Kebangsaan Bandar Tun Hussein Onn\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Sekolah Kebangsaan Bandar Tun Hussein Onn 2\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Sekolah Menengah Bandar Tun Hussein Onn\n\n\nMRT Stations (Nearest- within 5km from site)\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Proposed Bandar Tun Hussein Onn MRT Station (3.5km)\n\n\n\u2013\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Proposed Balakong MRT Station (4km)\n\n\nWindows On The Park Location to MRT Stations\n\n\nBandar Tun Hussein Onn MRT Station\n\n\nBandar Tun Hussein Onn MRT Station Construction In Progress\n\n\nBalakong MRT Station\n\n\nBalakong MRT Station Construction in Progress\n\n\nIf you ask me for my opinion of the location, it is obviously not comparable to Sunway, TTDI, SS2 or Puchong but Bandar Tun Hussein Onn can be considered as one of the self sustainable town due its maturoty with all be basic amenities are already nearby. From macro point of view, it is not too deep into Cheras and neither too near to KL city centre. Overall location itself is just average.\n\n\nBeside location itself, Windows on The Park is also trying to factor in the proximity of the 2 future MRT stations i.e Bandar Tun Hussein Onn MRT station and Balakong MRT station which is located within 4km from the site as one of the selling point. (Shuttle service which run between Windows On The Park and MRT station is also one of the proposed future service for value add to the residents of Windows on The Park)\n\n\nDesign & Concept\n\n\n\n\nFirst of all, Windows on The Park is \u201cFuture ready\u201d \u2013\n earthquake resistance\n built using design techniques of the European and the International Building Codes! My reaction is exactly same as you now when I first heard that explained by the sales staff of Windows on the Park. What you all think? Well if it is FOC then probably nothing to say but if given a choice between discount and earth quake resistance building which one will you choose? Well your answer will explains it.\n\n\nWindows on The Park design & concept is quite unique in the sense of how they associate and integrate the real \u201cGreen\u201d or shall I say the \u201cPark\u201d into their development. I would have to say it should be the first of its kind at Cheras. But again it all depends whether SDB able to execute exactly 100% as per their plan. I would have to say the main USP (unique selling point) of Windows On The Park is living in the highrise and yet having the nearest access to the nature. Conventionally for a high rise product, due to space limitation, or profit maximization, green and landscape usually would not get much priority. But for Windows on the Park, it is totally the other way round where the Nature is putting as the FIRST priority and their main theme and later only the design and concept started to be derived from it. In other word, SDB plan the \npark first and then only the building\n. Talk is cheap, to Execute it will be utmost challenge that SDB needs to face. I am fascinated by the way SDB doing this project. In fact, in my opinion, SDB really has to be 300% focus and 600% concentration on each single aspect and detailing for examples which kind of plants to be used, what kind of grass to be used, which to be planted first and how to bring those green as near as nature to the residents! I guess this is what will separate SDB from other developers.\n\n\nIn their brochure, SDB highlighted a very good point where most of the today developer had forgotten or missed out \u2013\u00a0 one of the most important factor that human is seeking for \u2013 \nQuality & Healthy Living.\n\n\nNatural Setting for Healthy Lifestyle by Windows On the Park\n\n\n\u201cSince the beginning of time, nature\u2019s intention was to heal us and delight us, physically, mentally and spiritually. The power of Nature is profound.\n\n\nThe focus on parks is only natural, given the impact Nature has on our well-being. Research has shown that children\u2019s cognitive function improves dramatically when they move into a home surrounded by more green spaces. Time spent viewing Nature has also been shown to contribute to, among others, fewer physical ailments and speedier recovery from illness. The positive health effects of \nWindows on the Park\n are only a part of the reason to invest in this new development. It will be the only luxury high-rise in a locality of terrace, semi-detached or bungalow units. Better still, it will be the only development in the area that keeps Nature so close at hand.\u201d \n\n\nQuoted from the SDB\u2019s webpage and brochure.\n\n\n\u00a0\n\n\nI personally always believe the living environment in long term will affect one either physically or mentally and I am a believer in \u201cliving with nature\u201d is more to a \nlong term health rehabilitation\n.\n\n\n\u00a0\n\n\nThe Archways or \u201cWindows\u201d\n\n\n\n\n \n\n\n\u00a0\n\n\nThree archways at strategic locations will serve as gateways from one zone of the park to another, or as \nWindows\n through which you will be able to gaze at activities around the park. Near ground level, are the understory species of the third layer. These are the smaller plants that can still thrive with less sunlight, such as \nJoey Palm, Elephant\u2019s Ear, Calathea, Ginger\n \nand various species of Ferns.\n\n\n\n\n\n\n\n\n3 tier\n\n\n\n\n\n\nWithin this natural setting are three parks that will offer three unique experiences.\n\n\nThe first \u2013 the \nClubhouse Park for the community activities\n \u2013 is the place to enjoy the company of family and friends. Within this park is a Great Lawn for flexible use, a gym with full facilities, a yoga room and multi-purpose room as well as a 50-metre family pool.\n\n\nThe \nActive Park\n is for children to play, run, laught and tumble in where the young ones expend their energy. Younger children can take a dip in the pool or have fun with the equipment in the play area. Meanwhile, teenagers can indulge in badminton or other sport in the \nActive Park\n.\n\n\nFor those who prefer the more calm and natural setting, the \nQuiet Park with water springs in the day which transforms into glimmering candles at night and those old fashioned swings for relaxation\n offers jogging and cycling tracks for the evening exercise, and when muscles get overworked, park benches along the route offer a respite.\n\n\nAnd linking all of these is a path of approximately 800m marked out by art pieces such as quaint milestones are placed along jogging routes to give joggers a sense of the distance they have covered, while sculptured stones, \u201cwater springs\u201d and \u201cwater candles\u201d will certainly serve as talking points for those who appreciate art.\n\n\n \n\n\nWhy Sustainable Living Is A Way of Life in Windows on The Park\n\n\nAn independent study on Windows on the Park by award-winning architect and master planner, Prof Jason Pomeroy of Pomeroy Studio, has outlined five sustainable benefits in this development. The are:\n\n\n \n \n \n \n \n\n\n\u00a0\n\n\nOverall Master Plan\n\n\nOverall Master Plan\n\n\nAs of now the available block opened for sales are Block A & C. In my opinion, Block B is the best block due to the unblocked view of the \u201cpark\u201d. Hearsay , Block B will command a more premium price which I think is normal and there is even rumor that Block B is \u201cBuilt to Sell\u201d concept.\n\n\nBlock C is the \nmost unfavorable block\n among all of the proximity of the current 11-storey apartment developed by Yuwang Development Sdb.Bhd. Besides facing this Yuwang\u2019s apartment, apparently Block C units are categorized as \n\u201cmedium\u201d cost apartment\n to fullfill medium cost apartment requirement which the max SPA price suppose to be around RM 100k but SDB separate the SPA into 2 parts, ie. RM100k for basic unit and the extra RM 400k++ is for all the so called upgrading packages. This is something rather new to me and not sure how would it be a complication when selling the units.\n\n\nThe current existence apartment near to Block C\n\n\nThe current existence apartment near to Block C\n\n\nFacilities :\n\n\nFacilities\n\n\nChild Play Ground\n\n\nPool\n\n\nGym\n\n\nFunction Room\n\n\n1. 50m lap pool\n\n2. Children\u2019s wading pool\n\n3. Children outdoor play area\n\n4. Teen\u2019s play area\n\n5. 2 nos. of indoor badminton courts\n\n6. Gym/ aerobic room\n\n7. Function hall by the pool (6 banquet tables \u2013 10pax per table)\n\n8. 800m perimeter jogging track marked by the Batu Mile Stones\n\n9. Sculptural art within the park \u2013 the \u201cdistance between\u201d\n\n10. 24-hour security with 3 tier security screening (access card to main entrance, secured lift lobby, lift card to dedicated floor)\n\n11. 36 months defect liability period\n\n12. Earthquake resistant building\n\n\n\u00a0\n\n\n\u00a0\n\n\n\u00a0\n\n\nFloor Layout\n\n\nThe Pent House\n\n\nIf you have visited 5 Stone before, then probably it is almost the same concept as 5 Stone with its typical trademark of SDB \u2013 \nWide balcony\n, \nGrey color metal balustrade\n and \nLinear Layout design\n.\n\n\nBalcony View\n\n\nI personally prefer linear layout design with full stretch window and balcony. Just my preference because of the majestic seamless wide view from the balcony (\nType 1, 2 & 3 comes with 25ft,30ft and 33ft wide balcony respectively!\n) it makes me feel like the unit is very spacious and borderless boundary where the sky is the limit! And nowadays not many developers are offering this linear design anymore due to soaring land cost and usually this kind of design is more costly. It is definitely not for the mass market product. (\nMore pictures at bottom of page \u2013 Picture Gallery\n)\n\n\nIt is just like seeing the world through the window of the view finder of a camera, most of us would prefer the wide angle view and also like watching a TV, where our eyes and brain are more comfortable with the wide screen rather than the typical 4:3 screen size.\n\n\nWithin each wing, the units are lined in a single load, connected by a linear open corridor. This allows for the spaces within the units to be arranged linearly; with service areas such as kitchens, store, maid\u2019s room tucked away towards the corridor side of the wing, thereby giving the living, dining and sleeping quarters privacy, park frontage and maximised natural daylight.\n\n\n \n\n\nAll units come with approximately minimum of \n25ft wide x 5ft depth balcony\n except TYPE 4 with a traditional non-linear layout design and without balcony.\n\n\nPremium Unit is those unit where come with \nterrace\n and \ngarden\n.\n\n\n\u201cThe spacious linear layout of the building provides a distinctive framing device in which to capture picture perfect vistas. Like giant windows, these archways frame your view in layers. Nature is made more stunning with added dimension and depth. Here , beauty is certainly not shallow.\u201d\n\n\n\u00a0\n\n\nType 1\n\n\nType 1: Linear Layout 3 Bedrooms + 1 Utility ~1694sf (Balcony Size Approx : 25.9ft x 5.33ft)\n\n\n\n\n\n\n\n\nType 2\n\n\n\n\n\n\nType 2: Linear Layout 3 Bedrooms + 1 Maid\u2019s Room ~2116sf (Balcony Size Approx : 30.4ft x 5.33ft)\n\n\nType 3\n\n\nType 3: Linear Layout 4 Bedrooms + Family Area + 1 Maid\u2019s Room + Utility ~2497sf (Balcony Size Approx : 33ft x 5.33ft)\n\n\n\n\n\n\n\n\nType 4\n\n\n\n\n\n\nType 4: NON Linear Layout 3 Bedrooms 916sf (WITHOUT Balcony)\n\n\nBlock A\n\n\nBlock C\n\n\nPrice & Package\n\n\nListing Price:From RM534,300 \u2013 RM2,418,130\n\n\nPrice per sq ft:RM450 \u2013 RM680\n\n\nBumi Discount:7%\n\n\nCompletion Date:End 2015 \n(Expected)\n\n\n\u00a0\nPromotions\n\n\nEarly Bonus Home Plan\n\nRM 8,000* for a home in the park\n\n\n\n\nNo legal fees on SPA & Loan Agreement\n\n\nNo stamp duty on Loan Agreement\n\n\nNo interest during construction (DIBS)\n\n\nBonus rebate\n\n\nLucky draw of Cash Rebate\n\n\nAng Pow (Only applicable during Chinese New Year)\n\n\n\n\n*The Early Bonus Home Plan is subject to individual eligibility of bank loan. Terms and conditions apply\n\n\nBasically selling prices start from RM550,000 for the 916-sq-ft unit which works out to be about RM600 per sq ft. Prices go up to RM2mil for the penthouses.\n\n\nThe units are furnished with wet and dry kitchen cabinets, sinks, hood and hob, fridge. Shower screen and water heater were only at master room bathroom and master room was fitted with wardrobe.\n\n\n\u00a0Personal View\n\n\nWindows on the Park \nis another project that follows the \nSDBs niche to provide products with a strong concep\nt. SDB always do something different and give customers what they want that is not available in the area and I am totally agree with SDB that at Cheras, a true high-end high-rise with a strong concept is what really lack of at this area. At the same timing \nWindows on The Park also set a new benchmark for high rise\n at Cheras!\n\n\n\u00a0\n\n\n\n\n\u201cWe do something different and give customers what they want that is not available in the area,\u201d quoted manager director Teh Lip Kim from an article published at thestar.com.my \u2013 SDB adopts its own approach by NG Bei Shan\n\n\n\u00a0\n\n\nSDB would not blindly to come into Cheras to sell a highrise at such premium price tag without really had done their homework. For your info, Windows on The Park is one of the most expensive high-rise at Cheras.\n\n\nThe overall concept of this project is really fresh and unique and the main highlight is the park which was planned before the building.\u00a0 We can tell how much SDB is serious about it when talking about living with nature and even mentioned the health benefit of living close to nature. SDB even have horticulturalists to help them to choose plants that are easy to maintain and does not affect the ground.\n\n\nThe whole key of this project is not just the underlying of living with green but I rather think to \nmaintain the green for long period\n of time and to ensure its existence is very challenging.\n\n\nAs far as I know the maintenance cost including sinking fund is approximately \nRM$0.27/sqf\n including sinking fund. It is rather a reasonable amount for a high end and considerable huge park to be taken care of\u2026\n\n\nMaintaining the park will be important because it is the concept that appeals to buyers. Obviously from the customer point of view, customer would not want the park disappear after 1 or 2 years otherwise there won\u2019t be any more parks! And how can we call it as Windows on the \u201cPark\u201d if there are no longer any more parks there???\n\n\nIs it overpriced? Well if you asked me this question, all I can answer is let\u2019s draw an analogy between Windows on the Park and Mercedes Benz.\u00a0 The question is why Mercedes Benz is higher price? And yet there are people still pay for it where there are cheaper car available in the market like Proton which can serve you the same purpose as a mode of transport to bring you from point A to point B? For me Windows on the Park is a product of SDB and SDB\u2019s brand name represent \npremium product\n equivalent to Mercedes Benz of car. Therefore I think Windows on The Park is\n not for mass market\n because every single substance within the compound is\n an art\n even the stone! Only for those really knows how to appreciate it.\n\n\nObviously, we also know there are few more projects which is ongoing nearby Windows on the Park by another different developer where the theme or concept has some similarity with Windows On the Park. I am not sure whether is it such a popular trend nowadays with \u201cGreen\u201d factor project or it could be such a coincident or could be someone is copying someone.\n\n\nIt does not matter who follow who because the most important is who able to execute and finish it with style. For this job only the BEST able to complete it perfectly and we know \nSelangor Dredging\u00a0 Berhad\n is definitely capable of finish it not only with quality but with pride as well because there is only ONE \nSelangor Dredging\u00a0 Berhad\n just like Mercedes Benz there will only ONE Mercedes Benz and this will conclude my write for Windows On the Park!\n\n\nSelangor Dredging Berhad\nSource : The Edge Malaysia\n\n\nOne point which I think worth to mentioned here is the sale & marketing staff who entertained , guided , and patiently explained to us about this project is \nvery nice, friendly and professional\n (without knowing any of us is from PropCafe.Net team). Kudos and a 2 thumbs up to her! And I think their LaCoste uniform is cool too!\n\n\nPicture Gallery\n\n\nSDB\u2019s show unit always never fail to fascianate me. I liket the showrooms a lot. Every single corner finishing\u00a0and furnishing\u00a0is very details including colour selections from the baby chair to table lamp! If have time, I recommend you all to pay a visit to the show unit\u2026 it really worth a trip.\n\n\nShow units\n\n\n \n\n\n\u00a0\n\n\n\u00a0\n\n\nType 1\n\n\n \n \n \n \n \n \n \n \n \n\n\nType 2\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\nhttp://www.sdb.com.my/sdbproperty_Windows_On_The_Park.aspx\n\n\nReference :\n\n\nSelangor Dredging Berhad \nhttp://www.sdb.com.my/\n\n\nKuala Lumpur Mass Rapid Transit \nhttp://www.mrt.com.my/\n\n\nhttp://www.youtube.com/watch?v=MeRnfntwQv0&feature=youtu.be\n\n\n\nSelangor Dredging Berhad Facebook \nhttps://www.facebook.com/selangordredgingberhad\n\n\nThe Edge Malaysia\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/windows-on-the-park/", "title": "PROPCAFE 360 Degree View : Windows On The Park @ Bandar Tun Hussein Onn by SDB", "body": "\n\nWindows On The Park\n\n\nWindows On The Park Cheras has recently VPed. We wrote a very extensive on Windows On The Park Cheras\u00a03 years ago \nhere\n.\n\n\nHow time flies and recently we had\u00a0the opportunity to visit the actual unit at\u00a0Windows On The Park Cheras and we thought we should share this with you.\n\n\nThese days there are many developers market projects as high end product and more often we tend to see significant variance between initial artist impression when it comes to VP, that is \u2018the beauty\u2019 of sell then build, and purchasers really have to weight pros and cons before signing the dotted line.\n\n\nOne of the developers that we greatly admire is Selangor Dredging Berhad (\u201cSDB\u201d). SDB is among a few developers in our book that able to deliver its product concepts fully. Some fine example are 5 Stones and Ameera, SS2.\n\n\nWindows On The Park Cheras is no exception. Our first impression on\u00a0Windows On The Park Cheras that is has the look and feel of 5 Stones, SS2. The moment you step into\u00a0Windows On The Park Cheras you feel \u2018atas\u2019.\n\n\nWe seriously like what we saw at Windows On The Park Cheras. Other than the location which is pretty subjective. We just could not help but to fall in love.\n\n\nOur quick summary at Windows On The Park\n\n\nPros:\n\n\n\n\nThis condo got class.\n\n\nGood layout that maximizes natural light into the condo units.\n\n\nThe living room, the sliding door and generous balcony are those things can make one envy by just seeing it.\n\n\nPlenty of greens that fit the theme well, \u00a0the condo is literally a park, just like Windows On The Park Cheras.\n\n\nGood finishing\n\n\n\n\nCons:\n\n\n\n\nAcccess and lokasi BTHO, Batu 9, Cheras Selatan, not so sexy.\n\n\nSome units sizes are over the top\n\n\n\n\nThe entrance statement of Windows On The Park Cheras is just kinda subtle.\n\n\n\n\nThe facade of Windows On The Park Cheras.\n\n\n\n\nThe swimming pool at Windows On The Park Cheras.\n\n\nThe theme of the Windows On the Park Cheras \u2018the windows\u2019.\n\n\n \n \n \n \n \n\n\nWhat do you think of the patio unit, feels as in living on a ground floor. It gets full view of the park, but a ground floor unit in a highrise, should one consider landed?\u00a0\n \n \n\n\nLook at the length of the sliding door, it enjoys the maximum expansive view.\n\n\n \n \n \n \n \n \n \n \n\n\nA peek into Windows On the Park Cheras Facilities.\n\n\n \n \n \n \n \n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/ytl-capers-360-degree-view/", "title": "PROPCAFE 360 Degree View : Capers @ Sentul by YTL", "body": "\n\nIf there is one building that must visit during early vacant possession period, it has to be this YTL Capers. Superbly designed in term of its fa\u00e7ade and landscape, no one will deny that it is probably the most iconic building in KL City Center at the moment.\u00a0Only if it is not in Sentul (but KLCC), it surely be the most\u00a0sought after condominium in Kuala Lumpur.\n\n\nYTL would never disappoint you\u00a0on its landscape. Most of the time, Seksan is the one behind the scene and Capers\u00a0always\u00a0take pride\u00a0on this aspect. On the facilities and common areas, YTL always execute it with details and hardly disappoint its buyers. Finishing and quality often very subjective as it depends on the main contractor, so\u00a0we are not here to comment. This post\u00a0is aim to get\u00a0reader to feel and see the completed building, common area and the\u00a0beautiful landscape from this most anticipated vacant possession\u00a0project in town. ENJOY!\n\n\n\u00a0\n\n\nSexy Architectural Building Design\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\nNight View on Capers\n\n\n \n\n\nClassy Corridor\n\n\n \n \n\n\nEmergency Staircase\n\n\n\n\n\u00a0\n\n\nAccess Entrance/Lobby of Building\n\n\n\n\n\u00a0\n\n\nBeautiful Common Area and Landscape \u2026 \u2026 Very Seksan Feel.\n\n\n\n\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\n\n\u00a0\n\n\n\u00a0\n\n\n\n\n \n \n \n\n\nNight View on Landscape\n\n\n \n \n\n\n\n\n\u00a0\n\n\nSwimming Pools and Play Ground\n\n\n \n\n\n\u00a0\n\n\n\u00a0\n\n\n \n\n\n\u00a0\n\n\nFantastic KLCC View from the \u201cPremium\u201d Unit\n\n\n \n \n \n\n\n\u00a0\n\n\nWhat Can I Say?\n\n\nSimply Stunning!\n\n\nOur PropCafe founder will visit the site again to collect his key soon. We will share more photos in our Facebook later! Maybe\u00a0the photos with RENO and Complete Fully Furnished Unit? Stay tuned.\n\n\nSource \u2013 Photo: Big Thank you to our PropCafe Buddy \u2013 Mr BB\n\n\n\u00a0\n\n\n\u00a0\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}
{"url": "https://propcafe.net/zoning-of-klcc-properties-zone-1-and-zone-2-where-and-what-to-investbuy/", "title": "PROPCAFE\u2122 Guide : Zoning of KLCC Properties @ Zone 1 and Zone 2 \u2013 Where and What To Buy?", "body": "\n\n\n\nWhat\u2019s the definition of KLCC Properties? It is pretty confusing when one listens to some buyers/investors or developers who claimed that their properties are KLCC properties.\n\n\nWe are not talking about Kuala Lumpur City Center\u2019s properties here but the premium KLCC properties that surrounding the Petronas Twin Towers (the Landmark of Kuala Lumpur). The problem is, there isn\u2019t any definition, guides or standards to classify the properties that fall under this so called KLCC premium location. Some even treat the properties in Imbi or Pudu location as premium KLCC properties and priced it ridiculously.\n\n\nAlthough it could be controversial, PropCafe would like to take challenge to step into this grey area and carve out the Premium KLCC properties from the rest.\n\n\n\n\nFirstly, PropCafe would like to define \u201cKLCC Properties\u201d as \u201cThe properties that surrounding Kuala Lumpur Petronas Twin Towers\u201d. In order to differentiate KLCC Premium Properties from Kuala Lumpur City Center Properties (which can be a very big coverage), PropCafe has studied land\u2019s premium, distance, and surrounding roads of Petronas Twin Towers and finally came out two zones, namely KLCC Zone 1 and Zone 2. Those outside these two zones, unfortunately, PropCafe will not view it as KLCC properties but Kuala Lumpur City Center\u2019s Properties\n\n\nWith this zoning information, hopefully it can help the investors to understand the pricing differentiation within KLCC properties itself and also between KLCC properties and those outside these zones. As an investor, one can use relative pricing approach by using the zones to evaluate whether the premium of the development is fairly priced. And hopefully, developers will be more sensible to price their properties according to this zoning. Of course, many of the developers may disagree, but who care? As long as, we understand the zoning and worth of premium attached, we can make more sound decision to buy or not to buy.\n\n\nThe Map \u2013 \nZone 1\n is surrounding by the boundary road of:\n\n\nJln Ampang (partial), Jln P Ramlee (partial), Jln Perak, Jln Conlay, Jln Kia Peng (partial),and Jln Binjai.\n\n\nNote: Those properties which are direct fronting (or direct right and left side of) the boundary road of Zone 1 will still be considered as Zone 1 properties. One can observe it in the map below. However, those further away from the bpundary will be treated as Zone 2. Key criteria here is direct fronting the boundary road.\n\n\nPROPCAFE KLCC Zoning \u2013 Zone 1\n\n\nThe Map \u2013 \nZone 2\n is surrounding by the boundary road of:\n\n\nAmpang-KL Highway (partial), Jln Sultan Ismail (partial), Jln P Ramlee (partial), Jln Raja Chulan (partial), Jln Bukit Bintang (partial), and Jln Tun Razak (partial)\n\n\nPROPCAFE KLCC Zoning \u2013 Zone 2\n\n\nThere is no right or wrong definition. As a passionate property lover, PropCafe always like to make property investment decision to be as sophisticated as possible since it involves significant amount of money, more so at the current level of property price. This has motivated PropCafe to start this zoning exercise for KLCC properties and at the same time carved out those non-KLCC properties so that Propcafe can easily weight the worthiness of any new launch whivh is surrounding Petronas Twin Towers (or outside KLCC/Kuala Lumpur City Centre).\n\n\nPropCafe is also happy to share the consolidated information of the \u201cKLCC Properties\u201d (with two different category i.e. two different zones). PropCafe will try its very best to update this information as frequent as possible. Bear in mind that we are not valuers or real estate agents, so kindly re-confirm the information from a qualified valuer, especially on the \u201cthe current indicative price\u201d of the properties below.\n\n\nSummary Listing of KLCC Zone 1 and Zone 2 Properties:\n\n\nNote: Location of each property is shown in the map above according to its number.\n\n\nZone 1 Table\n\n\n\n\nZone 2 Table\n\n\n\n\nQuick Comparison\n\n\nThe existing indicative price above clearly shows a higher premium of Zone 1 than Zone 2. It is still hard for Zone 2 properties to break RM1,000psf unlike Zone 1 properties. It seems like, capital appreciation wise, Zone 1 in average is till perform better than Zone 2.\n\n\nThe majority of KLCC Zone 1 properties hasbetter fa\u00e7ade, class, and quality. The land cost and architectural design could also contribute to its higher premium.\n\n\nThe maintenance fee for Zone 2, in general, is cheaper than Zone 1.\n\n\nWhy does one want to purchase KLCC properties?\n\n\nIt is just like asking a man why he likes posh and luxury car. For the rich, it is about possession of expensive items to meet their desire and reaffirm their success. Well, put it in layman term, it is like \u201cStamp Collection\u201d especially KLCC properties most of the time giving better and more elegant concept and fa\u00e7ade. But we are talking about a very expensive hobby here. Most of us are not in this group, and this group is less sensitive for pricing and they don\u2019t read PropCafe (ha)! Therefore, it is no point to discuss the investment strategies from this group of buyers here.\n\n\nHow about the mass market or property lover like us? PropCafe always believe on the basic of the relevancy between property value and scarcity of land. This is exactly the key words here in KLCC property investment. The land surrounding Petronas Twin Towers is getting lesser. One can notice that most of the open car park areas are now under construction for mall, office or residential developments especially the Zone 1 and 2 above. There are not many lands left!\n\n\nThe purchase of KLCC Zone 1 and 2 is always best if one can hold for longer term. You can easily observe the long term capital appreciation for the properties surrounding its key landmark in any of the capital cities across the world. It doesn\u2019t mean that one cannot flip it but due to the scarcity of the land in the city, one will capture more values from it. That\u2019s why, for the \u201ccentre of centre location\u2019s\u201d property values is always there regardless the cycle. Yes, some kneejerk or firesales happened during bad times but it bound back equally fast as well. PropCafe editors witnessed the dropped of KLCC properties during 2007 and tried to get \u201cdurian runtuh\u201d but unfortunately it was so hard to grab the fire sale or value buy because it was snapped up in no time.\n\n\nSo, if you have decided to go into KLCC property investment, then make sure you have the holding power. If you do, KLCC properties are there for you to own! If you don\u2019t but yet want to be in the party, then continue to read the following section.\n\n\nWhat to invest in KLCC Zone 1 and 2?\n\n\nThis is a million dollar question. Clearly, KLCC is not for everyone as most of the developments are likely at the highest pricing bracket of entire Klang Valley.\n\n\nMedium/Big Size Unit \u2013 Let\u2019s talk about the buyers of this luxury segment. KLCC properties are mainly held by affluent investors who like to collect luxury properties and have high level of holding power. Many of them treat it as \u201cstamp collection\u201d especially those nice and sleek developments that designed by famous architect like Norman Fosters, example Troika. You can notice so many units are empty without light at night but there is no crashing in price (of course, on and off there are some fire sales which are unavoidable in any market). Many rich families are holding it as their \u201cresting suites\u201d for weekend KL shopping spree or for their next generation use. This is particular obvious in mid to big size type of units. How about rental? Expatriate rental market for this mid-big size unit is there but relatively smaller. Those expatriates with family members are more likely to rent a more \u201cfamily\u201d type of environment and landed properties like Tropicana. Mont Kiara, Bangsar, Damansara Height, and Desa Parkcity. So, when it comes to invest in mid to big size KLCC zone 1 and 2 properties, it is really a different league and different ball game.\n\n\nSmall Size Unit \u2013 As for the small size apartment in KLCC zone 1 and 2, the buyers are more from mass market compare to above as the pricing of RM600k to RM1mil level is more affordable to many. Based on the listing above, even though the list is long, small size and nice condo/service apartment in this area is still relatively rare. The demand of rental market on this tyoe of unit is clearly there. Many single/couple or young family expatriate will still prefer to stay around Zone 1 and 2 than PJ/Outbound. There are many reasons for this. Many of them could be new to KL and it is less risky to start thier first year in the city centre especially this group may not own vehicle or not fancy of having one. This reach for this expatriate group ( mid to high level management corporate figures) is wider than the above market and the rental of RM4 to RM6 psf for the 600 to 800sf is surely within their housing allowance and budget.\n\n\nIf you are interested on KLCC properties, the list above should help. Many (property agents, journalist, investors, valuers etc) claimed that KLCC properties are over-supplied. Well, by looking at the list above, no one will object it. However, does it means all KLCC properties are not investable? I personally do not think so. You need to understand which type of units are oversupplied and how is the expatriate rental market there. Check with agents and do more survey if possible by yourself. See where are those expatriates staying now (can be colleagues, friends\u2019 colleagues, relatives\u2019 colleagues etc). There are always bargain buy appears once awhile (and most of the time, these units don\u2019t wait for you!). Once you have done that, then here you go\u2026 \u2026 Congratulation to be a proud owner of KLCC properties (oh! make sure it is within Zone 1 and 2 :)). Those who are not season investors but love to own a piece of KLCC properties, simple \u2026 \u2026 drive around Petronas Twin Towers! My rule of thumb is, those properties that fronting or beside the main roads which can be seen from your driving seat are the one to first fall into your list, this visibility test will hardly go wrong! Next, check the pricing above and pick the small unit that can fit your bills (purchase price and installment) and equate it to the rental market of RM4 to 6psf!\n\n\nHow about ownstay? With the pricing of the area like TTDI (eg. Ascencia), Kota Damansara (eg. Tropicana Garden), Old Klang Road (eg. Verve), Damansara Height (eg.Damansara City) etc are all launched at above RM1,000psf, KLCC properties look relatively cheap! It is inevitable that Malaysian are still mentally not ready to stay in the center of city, those who are ready should take this opportunity to reap the benefit of narrow spread (in term of psf) between KLCC and non-KLCC properties. It is mind boggling to see recent launches in non-prime location to ask for RM700 to RM800psf where you can clearly see there are still have choices in KLCC Zone 1 and Zone 2 properties in this range. So either KLCC properties are now undervalued or the rest are overvalued. The spread has to be wider!\n\n\nDisclaimer: The above statements are solely based on write opinion. Please do your own homework. No one know your appetite and requirement better than yourself! \ud83d\ude42 Hunting of KLCC property starts now!\n\n\nLet\u2019s Enjoy The Architectural Design of Individual KLCC Property\n\n\nZONE 1\n\n\n1 One KL\n\n\n\n\n\n\n\n\n\n\nhttp://www.onekl.com.my/\n\n\n2 Marc Residence\n\n\n\n\n\n\nhttp://beverlygroup.com.my/home.html\n\n\n3 Kirana Residence\n\n\n\n\n\n\nhttp://www.kiranaresidence.com/\n\n\n4 Residensi Kia Peng\n\n\n\n\n5 Ruma Residence\n\n\n\n\n\n\n\n\n\n\nhttp://www.the-ruma.com/\n\n\n6 Quadro Residences\n\n\n\n\n\n\nhttp://www.quadro-klcc.com/\n\n\n7 Park Seven\n\n\n\n\n\n\n8 Stonor Park\n\n\n\n\n9 The Binjai On the Park\n\n\n\n\nhttp://www.thebinjaionthepark.com/\n\n\n10 Platinum Concierge Suites, Platinum Residences, Platinum Residences II\n\n\n\n\n\n\n\n\n\n\n\n\nhttp://www.platinumpark.com.my/#/the-park-overview\n\n\n11 The Oval\n\n\n\n\nhttp://www.theoval.com.my/\n\n\n\n\n12 Desa Kudalari\n\n\n\n\n13 The Troika\n\n\n\n\n\n\nhttp://www.brdb.com.my/portfolio/residential/troika/index.asp\n\n\n\n\n\n\n14 Binjai 8\n\n\n\n\n\n\n\n\n\n\n15 Corinthian\n\n\n\n\n\n\n16 Binjai Residency\n\n\n\n\n17 Four Season Place\n\n\n\n\n\n\n\n\n18 K Residence\n\n\n\n\n19 The Meritz\n\n\n\n\n\n\n20 Le Nouvel\n\n\n\n\nhttp://www.wingtaiasia.com.my/Businesses/ResidentialProperty/LeNouvelKLCC\n\n\n21 The Residences\n\n\n\n\n\n\nhttp://www.theresidences.com.my/home.php\n\n\n22 Idaman Residence\n\n\n\n\n\n\n\n\nhttp://www.taglobal.com.my/idaman-residence/index.htm\n\n\n23 Parkview\n\n\n\n\n\n\n24 Fraser Place\n\n\n\n\n\n\n25 Soho Suites\n\n\n\n\n\n\nhttp://www.soho-klcc.com/\n\n\n26 Menara Pinang\n\n\n\n\n27 Vipod Residences\n\n\n\n\n\n\n\n\n\n\nhttp://www.vipod-klcc.com/\n\n\n28 3 Kia Peng\n\n\n\n\n29 Pavillion Residence\n\n\n\n\n\n\n\n\n30 Banyan Tree Signature Pavillion\n\n\n\n\n\n\n\n\n\n\nhttp://www.banyantreeatpavilion.com.my/\n\n\n31 Sri Kia Peng\n\n\n\n\n32 The Pearl\n\n\n\n\n\n\n\n\n\n\nhttp://www.thepearl.com.my/\n\n\n33 1A Stonor\n\n\n\n\n34 Ampersand\n\n\n\n\n\n\n\n\nhttp://www.ampersand.com.my/\n\n\n35 Suria Stonor\n\n\n\n\n\n\n\n\n36 6 Stonor\n\n\n\n\nZONE 2\n\n\n37 Taragon Puteri YKS\n\n\n\n\n38 Hampshire Place\n\n\n\n\n\n\nhttp://www.tantan.com/cp.aspx?p=1&t=Hampshire Place\n\n\n39 Hampshire Park\n\n\n\n\n\n\n40 2 Hampshire\n\n\n\n\n41 Hampshire Residence\n\n\n\n\n\n\n42 D\u2019 Mayang\n\n\n\n\n43 Jelita Court\n\n\n\n\n44 Mirage Residence\n\n\n\n\n\n\nhttp://www.mirageresidence.com.my/\n\n\n45 Menara Avenue\n\n\n\n\n46 The Ritz-Carlton Residences\n\n\n\n\n47 Face Platinum Suites\n\n\n\n\n\n\nhttp://www.face-platinumvictory.com.my/\n\n\n48 Summer Suites\n\n\n\n\n49 188 Suites\n\n\n\n\n\n\nhttp://www.188suites.com/\n\n\n50 Cendana\n\n\n\n\nhttp://www.tantan.com/pp.aspx?p=34&t=Cendana\n\n\n51 St Mary Residences\n\n\n\n\n\n\n\n\n\n\nhttp://www.stmaryresidences.com/\n\n\n52 The Manhattan\n\n\n\n\n53 Myhabitat\n\n\n\n\nhttp://www.myhabitat.com.my/index_en.html\n\n\n54 Dua Residency\n\n\n\n\n55 The Avare\n\n\n\n\n56 Panorama\n\n\n\n\n\n\nhttp://panorama.com.my/\n\n\n57 Vista Damai\n\n\n\n\n58 KL Trillion\n\n\n\n\nhttp://www.kltrillion.com/\n\n\nClick to share on Facebook (Opens in new window)\nClick to share on WhatsApp (Opens in new window)\nClick to share on Twitter (Opens in new window)\nClick to share on Pinterest (Opens in new window)\nClick to share on Pocket (Opens in new window)\nMore\nClick to email a link to a friend (Opens in new window)\nClick to print (Opens in new window)\nClick to share on Telegram (Opens in new window)\nClick to share on Tumblr (Opens in new window)\n\n\n\n\nRelated\n\n\n\n"}