PROPCAFE Review : Warisan Puteri By IOI Properties

Warisan Puteri Township Review

Some of us may have this thought running cross our mind. ‘One day I am just gonna move out from crazy traffic KL town and find a peaceful place to stay.’

source: the star

Yet 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!

The imagination has gone slightly over the top, let’s gather thought now, what about this?

A Suburban Well-Planned Freehold Township Development at Southern Klang Valley Warisan Puteri Sepang.

The location of Warisan Puteri

(Note: Warisan Puteri was previously known as Bandar Puteri Warisan)

Warisan Puteri is a new township development embarked by IOI Properties Group Berhad (“IOIPG”) since October 2015. Bearing the postal address 43900, Warisan Puteri is located in Kota Warisan, Sepang.

Warisan Puteri is within 18Km south of Putrajaya, 15km south of Cyberjaya and 12km from KLIA.

Warisan 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.

Warisan Puteri a poem themed township development

Following the success of
16 Sierra Puchong South
, 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’t you, read on, (with a sip of coffee, lol) and we will unveil more…

The Theme and Concept of Warisan Puteri

If 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 “taman-taman” which are nearer to the city e.g. Setapak, Cheras, Kepong etc. One thing you can notice from IOIPG’s 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.

The idea on “Heritage Route of Silk Road”! How could Warisan Puteri relate to Silk Road? Let’s take a look on the ROUTE!

This 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 “etnobotanica” 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

You need to be a botanical specialist to really understand the developer’s 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’s illustration to fulfill your wild imagination.

Warisan Puteri Bliss of Mediterranean

Warisan Puteri Street of Palms

Bandar Puter Warisan Colour of Rangoli

Warisan Puteri Trail of Nusantara
Warisan Puteri Paradise of Persia

Assessment Factors on New Township Warisan Puteri

PROPCAFE always emphasizes the township based on the followings:

1. Highway Network

a.) 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

b.) 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.

c.) To go Cheras or Kajang, one can drive through the Cyberjaya-Putrajaya Expressway and connect to SILK and SKVE.

2. Key Public Transportation

It has to be ERL which Salak Tinggi station is just 1.5km away. Many Klang Valley folks still do not fully “utilize” 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 40 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.

3. Nearby Amenities

Nearest 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.

A 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).

Malaysian just simply cannot live without shopping mall and hypermarket. Here you go. For residents’ routine grocery and weekend hang out, PROPCAFE provides here the distance to some of the nearest and famous malls/ hypermarkets in Klang Valley.

KLIO (Future)

3 km

Mitsui Outlet Park

8 km

Tesco Bandar Baru Nilai

13 km

Giant Bandar Baru Nilai

14 km

Alamanda Putrajaya

23 km

IOI City Mall

26 km

Mines Shopping Mall

34 km

Mid Valley Megamall

40 km

KLCC

46 km

How about other amenities? KIP Mart – The famous community supermarket is currently under construction nearby Warisan Puteri. McDonald? PROPCAFE used to hear from someone said that if you see
McDonald’s
 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.

KIP Mart Kota Warisan Sepang

Warisan Puteri development phases, composition development ratios and composition

Current phases

No

Type of property

Phase name

Launched year

Acreage

Build-up from

Price from*

1

22×75 double storey terrace

Evira

2015

25

2121sqft

RM650k

Future phases

No

Type of property

Phase name

Launched year

Acreage

Build-up from

Price from*

1

22×75 double storey terrace

Avista

1st half 2016

17

2200qft

RM680k

2

24×70 Townhouse

TBA

1st quarter 2017

TBA

TBA

TBA

Evira Warisan Puteri

Evira was the maiden launch of IOIPG’s 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.

Lies along the ‘paradise of persia’ 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.

Evira Site Plan

Evira’s standard unit measured at 22x75ft. There are plenty pockets of open areas and greenery surrounding Evira phase which reduces the density of this phase.

Evira Warisan Puteri USP

Evira is secured by perimeter fencing and single controlled entry, giving a peace of mind to home owners who have security concerned.

All 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.

Internal 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’t feel ‘cramp’ overlooking your opposite neighbor. Those who can’t live without good speed internet, good news for ya’, Evira is fiber optic ready upon VP.

Take up rate at Evira Warisan Puteri

Based on the ‘pin’ 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!

Evira Warisan Puteri site pictures

Evira Warisan Puteri Show Unit Review-Ground Floor Layout Analysis

What 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.

This 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.

Pros

Car porch is wide without pillar with extended roof and be able to fit in 2 midsize sedan comfortably.

Large size front sliding door enable natural light to brighten up the unit.

Open concept layout enable flexible placement of furniture and flexible allocation of space for dry kitchen, dining and living area.

With 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.

Good size ground guest room that can fit a queen size bed easily including sufficient space for wardrobe.

Cons

The wet kitchen is too small.

Back toilet door are directly fronting wet kitchen.

Should 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.

Evira Warisan Puteri Show Unit Review-1st Floor Layout Analysis

Pros

We love the high ceiling feature of the unit, ample natural light coming off from the upper staircase window.

Master bedroom sliding doors are huge and feel very homely and bright with a right size master bedroom balcony

Good size bedroom 2 & bedroom 3 both rooms with en-suite baths, and spacious family hall.

Overall good space maximization.

Cons

Bedroom 2 & bedroom 3 windows are not that ‘big’ as claimed, walk in wardrobe for master bedroom is narrow.

Better material for staircase railing. (We understand the railing where the baluster will be painted in black to give a more premium look.)

How about some green initiative such as rain water harvesting system solar water heater system?

Homogenous tiles for flooring? How about laminated flooring or timber flooring would value add to home owner and air-cond units please?

Upcoming launch Avista Warisan Puteri

In view of good take up rate in Evira, we are informed that
Avista Warisan Puteri
 is due for launch soon before 1st half 2016.

Similar like Evira, typical plot size of Avista Warisan Puteri is 22×75, 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.

Within 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.

IOIPG team always got it right when it comes to mass market 2 storey terrace. We love the practicality of the product, ‘maximized’ the build-up the house, basically you can’t go wrong with this.

However in terms density 182 units in a 17 acre land, this will translate to approximately 11 units per acre.

Avista Site Picture

If 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.

Do you also notice  Avista 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’s show gallery to find out more.

Avista Layout Analysis

Apart from façade among other significant differences compare to Evira:

More 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.

There will be wash area tucked next to the guest room, utility room and bathroom 4.

Additional utility room versus Evira, but no more balcony and glass sliding doors in master bedroom.

Orientation of guest room differs, Avista guest room looks slightly smaller than Evira.

For PROPCAFE 360 Degree View of Avista @ Warisan Puteru , please click on the link  https://propcafe.net/propcafe-360-degree-view-avista-warisan-puteri-ioi-properties/

Selection of Pictures Evira Mock Up Show Unit

Early bird catches worm

History 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!

Long term value appreciation

We mentioned Evira is bound to do well. Why?

Our take, simple, first phase, plenty other price push factors, lower density with generous green areas, back to the key word,
first phase
.

Those who has tasted honey investing in township project, upcoming launches translate to price push opportunities.

Major Catalysts of Warisan Puteri

Source: skyscrapercity malaysia

Beyond Warisan Puteri, Sepang will welcome KLIA Aeropolis, Warisan Puteri may able to ride on the spillover effects of KLIA Aeropolis.

‘KLIA 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.” (
Source: themalaymailonline.)

Xiamen University Malaysia

We 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 ‘settle down’.

Why pay attention to township development?

Township 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.

The 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

Gated & guarded & poem themed garden living environment for locals and upgraders

Kota 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.

Does size matter? 200 acres township development

200 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.

We reckon Warisan Puteri may not able to pull crowds in drove from inner KV to ‘migrate’ to Sepang, rather we expect existing locals who work near KLIA, residents from Salak Tinggi, Dengkil or within Sepang to call Warisan Puteri homes.

Therefore a smaller scale township like Warisan Puteri will fit just nice into Kota Warisan Sepang.

Mid to Long Term Prospect

The 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.

Do 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.

The Link of Warisan Puteri

PROPCAFE 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.

The people behind the township

In the property development business for more than 3 decades, they are experienced talents that crafted these successful townships such as
16 Sierra Puchong South
,
IOI Resort City
,
Bandar Puteri Puchong
, Bandar Puchong Jaya, Bandar Putra Kulai (Johor) and Bandar Putra Segamat (Johor).

The Brand, Capabilities & Reputation

As a listed company and index component stock in Bursa Malaysia, IOIPG possess strong financial backing and impeccable track earning records.

IOIPG 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 (“PAT”) for the Group stood at RM900.6 million for FY2015.

IOIPG 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.

In short, your home investment with IOIPG is pretty safe.

And finally

We leave the review with a question to you.

With all the above, is Warisan Puteri a right ‘candidate’ to ‘migrate’?

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Welcome to PROPCAFE.NET

Welcome to PROPCAFE ! PROPCAFE was founded in 2012 and Comprises of 7 of us, PROPCAFE founders were brought together by a common interest – “Passion and Love of Properties”. 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.

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.

PROPCAFE 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.

In long run, PROPCAFE aims to be one of the top property blogger in Malaysia.

Please feel free to chill here and make yourself at home!

Get yourself a cup or few of pretty lattes here and enjoy!

PROPCAFE is a group of property & real estate lovers or perhaps fanatics or crazy!

PROPCAFE is everywhere or at least we try to be everywhere as much as possible.

PROPCAFE likes to share what we see, hear, think, feel and analysis about property all across the world not limited only to Malaysia & Singapore.

PROPCAFE can talk 365 days , 24 hours, 7 days a week non stop anything related to property and real estate.

There is ” Makan bola, Tidur bola, Minum bola & Tengok bola” but ” PROPCAFE Eat Property, Drink Property, Talk Property, Sleep Property & See Property” is our hobby.

PROPCAFE praises for those deserved to be praised and we comment for those that need improvement.

PROPCAFE hope through our sharing and caring, public able to know what they are buying and not simply just “BBB”
Last but not least

Our tagline is

“From Love Hate Passion to Buy Sell Rent – Home is my Family”

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PROPCAFE™ Guide : WHAT’S AHEAD OF US? A Rountable Session of PropCafe.Net & Property Insight

Published in Property Insight Magazine – July 2014.

Property Insight and property website PropCafe.Net join forces for a roundtable
session where the two talk about the market’s issues and prospects.

With a common interest in property, Malaysia’s top property magazine Property Insight organises a roundtable, graced by members of an emerging property website, PropCafe.Net.

This first ever roundtable session is aimed at gaining a better insight on today’s 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 “Passion and Love of property investment”.

PropCafe’s 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.

Due to some circumstances, members of PropCafe.Net will be identified via their initials (
S.Y, H.C, G.Y, K.S, Y.K
, and
J.J
) in this feature.

Should we wait till the price of property to come down before we start investing?

G.Y
:
There 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’re going for your own stay, are you willing to purchase a high priced property? Let’s 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 “partially” and leave the remaining bullets for investment purpose. Two properties are always better than one, don’t 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’s market value.

K.S
:
For me it’s easy, anytime is a good time to buy, as long as it is within one’s 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’t time your market. But for investment purposes, it will be a different story as it is depends on your investment acumen.

Y.K
:
I 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’ve done your research about it.

S.Y
:
I think if it’s for your own stay, anytime is a good time to buy, based on your personal preferences. If you’re looking for a property in Kuala Lumpur, don’t 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’t time the market. For investment, I’d say anytime is a good time, as long as you do your research and as long as the math makes sense then I’d say it’s good. If you’re 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.

H.C
:
I 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’s 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’d 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.

J.J
:
I don’t think we should wait, whether for own stay or investment, the price will hardly go down especially those most sought after location and even if it does go down, it is rather hard to know when will it hit the bottom. I rather spend more time to study and identify potential area rather than just wait to time the market.  For your own stay it involves a need and this is why anytime a good time is. But, for me, if I’m going for my own stay, I’d look for subsale properties at this point of time. Most often than not, the price for new launches is high. Of course we can’t 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 you are losing opportunity every single tick of single second but and again waiting with even the best strategy without any execution is a good as nothing. But do be wary of the surrounding area. If the property is far from amenities or CBD then the price might be lower. I’d suggest to go for prime areas, because even if it crashes, there will be safety net. It won’t go down that far.

What would be your criteria of buying under construction property?

J.J
:
Price. 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’t find anywhere else and has good accessibility. For example, if it faces a major highway then I would definitely consider it.

H.C
:
My view is more or less the same as J.J’s, 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’ cash flow, financial health, as under construction property investment comes with completion risk.

G.Y
:
Making 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’ 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.

K.S
:
For me, it would probably be in a different order. First, I’ll look at the location, and then evaluate the product, followed by the price. Finally is to ensure the reputation of the developers.

What’s your take on residential property outlook (until end of 2015)? Are you expecting a gloom or boom?

H.C
:
With 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.

G.Y
:
To 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 “buy, buy, buy” 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.

S.Y
:
I 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  there won’t be any market collapse after April 2015. It’s like pre-election where people assume something would happen but the future is still unknown, the same goes to GST.

Y.K
:
Even though residential property is not subjected to GST, the mechanics developer will have to absorb the GST and priced it properly. If you’re selling products that are not affected by GST (GST exempt), you can’t 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).

K.S
:
It’s 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’s not my main criteria for investment; there are other factors that matter more than just GST.

J.J
:
I agree, it’s 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. Maybe we should look at the location, price, amenities like the current and future LRT-MRT that plays a bigger factor in deciding the Return of Investment of a property you purchased.

Where do you think the hotspots for property investment?

Y.K
:
Kajang 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.

S.Y
:
I like Ara Damansara, but I don’t limit my investment areas.

J.J
:
For me it’s 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  greater public transport network to solve current  heavy traffic issue which will be ready in near future. I foresee Cheras will booms and there will be golden opportunity there if one done their home work enough to identify those highly potential project. Kajang is good too. It’s 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. Other than that I also like more commercially matured and established area like Bukit Bintang and KLCC too but just a matter finding the right price for it.

H.C
:
For me, I’ve 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 “new areas”.

G.Y
:
Cyberjaya 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’s three years ago, I wouldn’t have made any investment there. But now, we can see the change of single master developer township to a “privatised township” 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.

K.S
:
KLCC. 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.

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PROPCAFE Review : Windows On The Park @ Cheras By SDB

Windows On the Park @ Cheras

Hopefully it is not too late for this one….

How am I going to start for this project..hmmmm? Windows on the park @ Cheras…

OK. Let’s start with the name! It is the one of the far  longest name that I ever come across for a high rise residential project!

Windows 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.

If my memory served me right, this project was launched somewhere in July 2012.

Overview

The name of the development originated from the design of the towers, each with a carved-out ‘window’; 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.

The Entrance of the Sales Gallery

Windows on the park is a residential development consisting of 3 residential towers; 17 (Tower B), 15 (Tower C) and 33  (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
Selangor Dredging Berhad – SDB

. Just in case if you never heard of them before, Selangor Dredging Berhad or SBD is commonly associated with the name of “Class, Quality & Price” when it comes to property.  Others famous projects by SDB in Malaysia and Singapore are Five Stones @ SS2, Dedaun, By The Sea @ Penang, 20trees @ Melawati & OKIO @ Singapore.

Park

Block A Park

Block B Park

The 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’ drop-off lobbies.

To know about the developer, you can visit their website at
http://www.sdb.com.my/

Let’s start with the basic number first for this project very briefly :

No of tower       : 3 [Block A , B and C]

Total units           : 540

Density                 : Approximately 61 units/acre

Types of Unit     : 11 types [namely Typical, Garden and Penthouse]

Size                        : 916 sq.ft. to 4,311 sq.ft.

Block A

Block A Side View

Block A

Block A

Block A – 33 storeys (4 storeys carpark)

Total Units:  251

–          Typical

Type 1

Built-up:
 from 1,694sf / 157.4sm

Type 2

Built-up:
 from 2,116sf / 196.6sm

Type 3

Built-up:
 from 2,497sf / 232.0sm

–          Premium

Premium Type 1

Built-up:
 from 2,150sf / 199.7sm

Premium Type 2

Built-up:
 from 2,681sf / 249.1sm

Premium Type 3

Built-up:
 from 3,214sf / 298.6sm

–          Penthouse

Penthouse Type 1

Built-up:
 from 2,901sf / 269.5sm

Penthouse Type 2

Built-up:
 from 3,618sf / 336.1sm

Penthouse Type 3

Built-up:
 from 4,336sf / 402.8sm

Block C

Block C

Block C

Block C – 15 storeys (1 storeys carpark)

Total Units: 165

–          Typical

Type 4

Built-up:
 916sf / 85.1sm

–          Premium

Premium Type 4

Built-up:
 1,146sf / 106.5sm

Location

Location

Bandar Tun Hussein Onn
 is a township in 9th-Mile
Cheras
 (Batu 9 Cheras) in
Selangor
,
Malaysia
 and it is under Majlis Perbandaran Kajang. It was named after the third
Malaysian Prime Minister
,
Tun Hussein Onn
. It is primarily a residential area.

Windows 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 – Kajang. The exact location of Windows on the park based on GPS coordinates is N3°2’28” E101°45’16” and it is just a stone throw away from the UDA Holding Berhad’s project – Lake Valley. If you were to travel down from Kuala Lumpur, via Lebuhraya Cheras – 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.

Lebuh Utama Tun Hussein Onn

Lebuh Utama Tun Hussein Onn

McDonald’s Bandar Tun Hussein Onn

AEON Big BTHO

AEON Big BTHO

Lake Valley @ BTHO by UDA

Lake Valley @ BTHO by UDA

Avenue 6 Lake Valley @ BTHO by UDA

Avenue 6 Lake Valley @ BTHO by UDA

Avenue 6 Lake Valley @ BTHO by UDA

Road to Yuwang’s Development

Windows On the Park’ Surrounding

Windows On the Park’ Surrounding

Windows On the Park’ Surrounding

The 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 –Kajang during the peak hour because most Cheras folks rely on this main access for their daily travel and I don’t think that Windows on the park future residents will be exceptional.

Accessibility

–          Via Lebuhraya Cheras – Kajang

–          Via Jalan Alam Damai

–          Via Silk Highway

–          Via Lebuhraya Sungai Besi

Commercial

–          Carrefour (AEON Big) BTHO

–          C180 Cheras Balakong Commercial

–          Mahkota Walk

–          Aeon Jusco Cheras Selatan,

–          Aeon Jusco Mahkota Cheras,

–          Mines Shopping Mall

–          Giant Taman Cheras Utama

–          Econsave

Hospital

–          Colombia Asia Hospital Cheras

School

–          Sekolah Kebangsaan Bandar Tun Hussein Onn

–          Sekolah Kebangsaan Bandar Tun Hussein Onn 2

–          Sekolah Menengah Bandar Tun Hussein Onn

MRT Stations (Nearest- within 5km from site)

–          Proposed Bandar Tun Hussein Onn MRT Station (3.5km)

–          Proposed Balakong MRT Station (4km)

Windows On The Park Location to MRT Stations

Bandar Tun Hussein Onn MRT Station

Bandar Tun Hussein Onn MRT Station Construction In Progress

Balakong MRT Station

Balakong MRT Station Construction in Progress

If 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.

Beside 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)

Design & Concept

First of all, Windows on The Park is “Future ready” –
 earthquake resistance
 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.

Windows on The Park design & concept is quite unique in the sense of how they associate and integrate the real “Green” or shall I say the “Park” 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
park first and then only the building
. 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.

In their brochure, SDB highlighted a very good point where most of the today developer had forgotten or missed out –  one of the most important factor that human is seeking for –
Quality & Healthy Living.

Natural Setting for Healthy Lifestyle by Windows On the Park

“Since the beginning of time, nature’s intention was to heal us and delight us, physically, mentally and spiritually. The power of Nature is profound.

The focus on parks is only natural, given the impact Nature has on our well-being. Research has shown that children’s 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
Windows on the Park
 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.”

Quoted from the SDB’s webpage and brochure.

I personally always believe the living environment in long term will affect one either physically or mentally and I am a believer in “living with nature” is more to a
long term health rehabilitation
.

The Archways or “Windows”

Three archways at strategic locations will serve as gateways from one zone of the park to another, or as
Windows
 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
Joey Palm, Elephant’s Ear, Calathea, Ginger

and various species of Ferns.

3 tier

Within this natural setting are three parks that will offer three unique experiences.

The first – the
Clubhouse Park for the community activities
 – 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.

The
Active Park
 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
Active Park
.

For those who prefer the more calm and natural setting, the
Quiet Park with water springs in the day which transforms into glimmering candles at night and those old fashioned swings for relaxation
 offers jogging and cycling tracks for the evening exercise, and when muscles get overworked, park benches along the route offer a respite.

And 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, “water springs” and “water candles” will certainly serve as talking points for those who appreciate art.

Why Sustainable Living Is A Way of Life in Windows on The Park

An 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:

Overall Master Plan

Overall Master Plan

As 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 “park”. Hearsay , Block B will command a more premium price which I think is normal and there is even rumor that Block B is “Built to Sell” concept.

Block C is the
most unfavorable block
 among all of the proximity of the current 11-storey apartment developed by Yuwang Development Sdb.Bhd. Besides facing this Yuwang’s apartment, apparently Block C units are categorized as
“medium” cost apartment
 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.

The current existence apartment near to Block C

The current existence apartment near to Block C

Facilities :

Facilities

Child Play Ground

Pool

Gym

Function Room

1. 50m lap pool

2. Children’s wading pool

3. Children outdoor play area

4. Teen’s play area

5. 2 nos. of indoor badminton courts

6. Gym/ aerobic room

7. Function hall by the pool (6 banquet tables – 10pax per table)

8. 800m perimeter jogging track marked by the Batu Mile Stones

9. Sculptural art within the park – the “distance between”

10. 24-hour security with 3 tier security screening (access card to main entrance, secured lift lobby, lift card to dedicated floor)

11. 36 months defect liability period

12. Earthquake resistant building

Floor Layout

The Pent House

If you have visited 5 Stone before, then probably it is almost the same concept as 5 Stone with its typical trademark of SDB –
Wide balcony
,
Grey color metal balustrade
 and
Linear Layout design
.

Balcony View

I personally prefer linear layout design with full stretch window and balcony. Just my preference because of the majestic seamless wide view from the balcony (
Type 1, 2 & 3 comes with 25ft,30ft and 33ft wide balcony respectively!
) 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. (
More pictures at bottom of page – Picture Gallery
)

It 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.

Within 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’s 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.

All units come with approximately minimum of
25ft wide x 5ft depth balcony
 except TYPE 4 with a traditional non-linear layout design and without balcony.

Premium Unit is those unit where come with
terrace
 and
garden
.

“The 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.”

Type 1

Type 1: Linear Layout 3 Bedrooms + 1 Utility ~1694sf (Balcony Size Approx : 25.9ft x 5.33ft)

Type 2

Type 2: Linear Layout 3 Bedrooms + 1 Maid’s Room ~2116sf (Balcony Size Approx : 30.4ft x 5.33ft)

Type 3

Type 3: Linear Layout 4 Bedrooms + Family Area + 1 Maid’s Room + Utility ~2497sf (Balcony Size Approx : 33ft x 5.33ft)

Type 4

Type 4: NON Linear Layout 3 Bedrooms 916sf (WITHOUT Balcony)

Block A

Block C

Price & Package

Listing Price:From RM534,300 – RM2,418,130

Price per sq ft:RM450 – RM680

Bumi Discount:7%

Completion Date:End 2015
(Expected)

Promotions

Early Bonus Home Plan

RM 8,000* for a home in the park

No legal fees on SPA & Loan Agreement

No stamp duty on Loan Agreement

No interest during construction (DIBS)

Bonus rebate

Lucky draw of Cash Rebate

Ang Pow (Only applicable during Chinese New Year)

*The Early Bonus Home Plan is subject to individual eligibility of bank loan. Terms and conditions apply

Basically 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.

The 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.

 Personal View

Windows on the Park
is another project that follows the
SDBs niche to provide products with a strong concep
t. 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
Windows on The Park also set a new benchmark for high rise
 at Cheras!

“We do something different and give customers what they want that is not available in the area,” quoted manager director Teh Lip Kim from an article published at thestar.com.my – SDB adopts its own approach by NG Bei Shan

SDB 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.

The overall concept of this project is really fresh and unique and the main highlight is the park which was planned before the building.  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.

The whole key of this project is not just the underlying of living with green but I rather think to
maintain the green for long period
 of time and to ensure its existence is very challenging.

As far as I know the maintenance cost including sinking fund is approximately
RM$0.27/sqf
 including sinking fund. It is rather a reasonable amount for a high end and considerable huge park to be taken care of…

Maintaining 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’t be any more parks! And how can we call it as Windows on the “Park” if there are no longer any more parks there???

Is it overpriced? Well if you asked me this question, all I can answer is let’s draw an analogy between Windows on the Park and Mercedes Benz.  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’s brand name represent
premium product
 equivalent to Mercedes Benz of car. Therefore I think Windows on The Park is
 not for mass market
 because every single substance within the compound is
 an art
 even the stone! Only for those really knows how to appreciate it.

Obviously, 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 “Green” factor project or it could be such a coincident or could be someone is copying someone.

It 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
Selangor Dredging  Berhad
 is definitely capable of finish it not only with quality but with pride as well because there is only ONE
Selangor Dredging  Berhad
 just like Mercedes Benz there will only ONE Mercedes Benz and this will conclude my write for Windows On the Park!

Selangor Dredging Berhad
Source : The Edge Malaysia

One 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
very nice, friendly and professional
 (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!

Picture Gallery

SDB’s show unit always never fail to fascianate me. I liket the showrooms a lot. Every single corner finishing and furnishing is 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… it really worth a trip.

Show units

Type 1

Type 2

http://www.sdb.com.my/sdbproperty_Windows_On_The_Park.aspx

Reference :

Selangor Dredging Berhad
http://www.sdb.com.my/

Kuala Lumpur Mass Rapid Transit
http://www.mrt.com.my/

http://www.youtube.com/watch?v=MeRnfntwQv0&feature=youtu.be

Selangor Dredging Berhad Facebook
https://www.facebook.com/selangordredgingberhad

The Edge Malaysia

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PROPCAFE 360 Degree View : Windows On The Park @ Bandar Tun Hussein Onn by SDB

Windows On The Park

Windows On The Park Cheras has recently VPed. We wrote a very extensive on Windows On The Park Cheras 3 years ago
here
.

How time flies and recently we had the opportunity to visit the actual unit at Windows On The Park Cheras and we thought we should share this with you.

These 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 ‘the beauty’ of sell then build, and purchasers really have to weight pros and cons before signing the dotted line.

One of the developers that we greatly admire is Selangor Dredging Berhad (“SDB”). 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.

Windows On The Park Cheras is no exception. Our first impression on Windows On The Park Cheras that is has the look and feel of 5 Stones, SS2. The moment you step into Windows On The Park Cheras you feel ‘atas’.

We 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.

Our quick summary at Windows On The Park

Pros:

This condo got class.

Good layout that maximizes natural light into the condo units.

The living room, the sliding door and generous balcony are those things can make one envy by just seeing it.

Plenty of greens that fit the theme well,  the condo is literally a park, just like Windows On The Park Cheras.

Good finishing

Cons:

Acccess and lokasi BTHO, Batu 9, Cheras Selatan, not so sexy.

Some units sizes are over the top

The entrance statement of Windows On The Park Cheras is just kinda subtle.

The facade of Windows On The Park Cheras.

The swimming pool at Windows On The Park Cheras.

The theme of the Windows On the Park Cheras ‘the windows’.

What 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?

Look at the length of the sliding door, it enjoys the maximum expansive view.

A peek into Windows On the Park Cheras Facilities.

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PROPCAFE 360 Degree View : Capers @ Sentul by YTL

If 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 façade and landscape, no one will deny that it is probably the most iconic building in KL City Center at the moment. Only if it is not in Sentul (but KLCC), it surely be the most sought after condominium in Kuala Lumpur.

YTL would never disappoint you on its landscape. Most of the time, Seksan is the one behind the scene and Capers always take pride on 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 we are not here to comment. This post is aim to get reader to feel and see the completed building, common area and the beautiful landscape from this most anticipated vacant possession project in town. ENJOY!

Sexy Architectural Building Design

Night View on Capers

Classy Corridor

Emergency Staircase

Access Entrance/Lobby of Building

Beautiful Common Area and Landscape … … Very Seksan Feel.

Night View on Landscape

Swimming Pools and Play Ground

Fantastic KLCC View from the “Premium” Unit

What Can I Say?

Simply Stunning!

Our PropCafe founder will visit the site again to collect his key soon. We will share more photos in our Facebook later! Maybe the photos with RENO and Complete Fully Furnished Unit? Stay tuned.

Source – Photo: Big Thank you to our PropCafe Buddy – Mr BB

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PROPCAFE™ Guide : Zoning of KLCC Properties @ Zone 1 and Zone 2 – Where and What To Buy?

What’s 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.

We are not talking about Kuala Lumpur City Center’s properties here but the premium KLCC properties that surrounding the Petronas Twin Towers (the Landmark of Kuala Lumpur). The problem is, there isn’t 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.

Although 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.

Firstly, PropCafe would like to define “KLCC Properties” as “The properties that surrounding Kuala Lumpur Petronas Twin Towers”. In order to differentiate KLCC Premium Properties from Kuala Lumpur City Center Properties (which can be a very big coverage), PropCafe has studied land’s 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’s Properties

With 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.

The Map –
Zone 1
 is surrounding by the boundary road of:

Jln Ampang (partial), Jln P Ramlee (partial), Jln Perak, Jln Conlay, Jln Kia Peng (partial),and Jln Binjai.

Note: 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.

PROPCAFE KLCC Zoning – Zone 1

The Map –
Zone 2
 is surrounding by the boundary road of:

Ampang-KL Highway (partial), Jln Sultan Ismail (partial), Jln P Ramlee (partial), Jln Raja Chulan (partial), Jln Bukit Bintang (partial), and Jln Tun Razak (partial)

PROPCAFE KLCC Zoning – Zone 2

There 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).

PropCafe is also happy to share the consolidated information of the “KLCC Properties” (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 “the current indicative price” of the properties below.

Summary Listing of KLCC Zone 1 and Zone 2 Properties:

Note: Location of each property is shown in the map above according to its number.

Zone 1 Table

Zone 2 Table

Quick Comparison

The 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.

The majority of KLCC Zone 1 properties hasbetter façade, class, and quality. The land cost and architectural design could also contribute to its higher premium.

The maintenance fee for Zone 2, in general, is cheaper than Zone 1.

Why does one want to purchase KLCC properties?

It 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 “Stamp Collection” especially KLCC properties most of the time giving better and more elegant concept and façade. 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’t read PropCafe (ha)! Therefore, it is no point to discuss the investment strategies from this group of buyers here.

How 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!

The 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’t 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’s why, for the “centre of centre location’s” 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 “durian runtuh” but unfortunately it was so hard to grab the fire sale or value buy because it was snapped up in no time.

So, 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’t but yet want to be in the party, then continue to read the following section.

What to invest in KLCC Zone 1 and 2?

This 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.

Medium/Big Size Unit – Let’s 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 “stamp collection” 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 “resting suites” 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 “family” 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.

Small Size Unit – 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.

If 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’ colleagues, relatives’ colleagues etc). There are always bargain buy appears once awhile (and most of the time, these units don’t wait for you!). Once you have done that, then here you go… … 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 … … 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!

How 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!

Disclaimer: The above statements are solely based on write opinion. Please do your own homework. No one know your appetite and requirement better than yourself! 🙂 Hunting of KLCC property starts now!

Let’s Enjoy The Architectural Design of Individual KLCC Property

ZONE 1

1 One KL

http://www.onekl.com.my/

2 Marc Residence

http://beverlygroup.com.my/home.html

3 Kirana Residence

http://www.kiranaresidence.com/

4 Residensi Kia Peng

5 Ruma Residence

http://www.the-ruma.com/

6 Quadro Residences

http://www.quadro-klcc.com/

7 Park Seven

8 Stonor Park

9 The Binjai On the Park

http://www.thebinjaionthepark.com/

10 Platinum Concierge Suites, Platinum Residences, Platinum Residences II

http://www.platinumpark.com.my/#/the-park-overview

11 The Oval

http://www.theoval.com.my/

12 Desa Kudalari

13 The Troika

http://www.brdb.com.my/portfolio/residential/troika/index.asp

14 Binjai 8

15 Corinthian

16 Binjai Residency

17 Four Season Place

18 K Residence

19 The Meritz

20 Le Nouvel

http://www.wingtaiasia.com.my/Businesses/ResidentialProperty/LeNouvelKLCC

21 The Residences

http://www.theresidences.com.my/home.php

22 Idaman Residence

http://www.taglobal.com.my/idaman-residence/index.htm

23 Parkview

24 Fraser Place

25 Soho Suites

http://www.soho-klcc.com/

26 Menara Pinang

27 Vipod Residences

http://www.vipod-klcc.com/

28 3 Kia Peng

29 Pavillion Residence

30 Banyan Tree Signature Pavillion

http://www.banyantreeatpavilion.com.my/

31 Sri Kia Peng

32 The Pearl

http://www.thepearl.com.my/

33 1A Stonor

34 Ampersand

http://www.ampersand.com.my/

35 Suria Stonor

36 6 Stonor

ZONE 2

37 Taragon Puteri YKS

38 Hampshire Place

http://www.tantan.com/cp.aspx?p=1&t=Hampshire Place

39 Hampshire Park

40 2 Hampshire

41 Hampshire Residence

42 D’ Mayang

43 Jelita Court

44 Mirage Residence

http://www.mirageresidence.com.my/

45 Menara Avenue

46 The Ritz-Carlton Residences

47 Face Platinum Suites

http://www.face-platinumvictory.com.my/

48 Summer Suites

49 188 Suites

http://www.188suites.com/

50 Cendana

http://www.tantan.com/pp.aspx?p=34&t=Cendana

51 St Mary Residences

http://www.stmaryresidences.com/

52 The Manhattan

53 Myhabitat

http://www.myhabitat.com.my/index_en.html

54 Dua Residency

55 The Avare

56 Panorama

http://panorama.com.my/

57 Vista Damai

58 KL Trillion

http://www.kltrillion.com/

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