PROPCAFE Review : Anggun Residences @ KL City Centre by UDA Holdings

Buying 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 “roti canai” are over, at least for the next 3-5 years. If you are “roti canai” lovers, make sure you have your special ingredients in the flour to attract your buyers, or else make sure you save your bullets or buy the property that is “flexible enough” to help you get through the trough of this property cycle.

PROPCAFE first came across Anggun Residences was in the middle of 2015 after we witnessed the opening of Quill City Mall at Jalan Sultan Ismail. However, few concerns were raised during that time. Firstly, developer’s execution on its Gaya Bangsar was “extremely slow” 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 were still very “un-developed” and run down.

After 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 “face” at this part of Jalan Sultan Ismail just over a year and half. Let’s dig deeper on each of important points that all investors or ownstayers need to know.

Who is the Developer?

The 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  Bangsar was not good. It was delayed and progress was in snail pace before it lastly vacant possessed. Then, what’s make it different this time? Timing and progress of the project! If you travel at Jalan Sultan Ismail, you would not miss Anggun Residence which facing the Quill City Mall. The progress has reached the top now at 38
th
 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 and the best thing is the “nett” price does not change since it launched in 2015! Do your maths on the interest. Lower risk and saving on interests!

Location x 3

Anggun residences is located at off-Jalan Sultan Ismail and 10-15mins from 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.

This residential building is right after the rejuvenated Asian Heritage Row, called The Row KL. The Row KL has recently revamped the scene of this street which previously only famous for clubbing for locals and expatriates. Now, the 1940s 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).

My 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!

The north block of the shops which infront of Anggun (see below) are 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.

http://therowkl.com/

http://www.eatdrink.my/kl/2016/01/07/eight-restaurants-to-visit-at-the-row-kl/

http://www.timeout.com/kuala-lumpur/food-and-drink/go-now-new-openings-at-the-row

The clubs (see below) and pubs are still one of the crowds pulling factors at Jalan Doraisamy for expatriate, locals and tourists.

There are plenty of boutique heritage hotels nearby. Most noticeable one will be the  YTL’s Stripes which is located at the another street next to Anggun Residences. Together with this classy boutique hotel would be the Meridien M101 building (Soho). Both project are likely to complete in 2017/2018 and make this place more vibrant.

By walking around this area, you can also notice few nice heritage designed hotels (see below) to serve lower budget tourists.

Food again. If you are in Kuala Lumpur, you just simply cannot miss this all time favourite restaurant – Yut Kee, which next to YTL Stripes hotel/ Meridien M101. Ask any Kuala Lumpur folks, they will “force” 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.

From the site, you can head to north and easily reach Jalan 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 others see this as the preserved culture that good to have in Kuala Lumpur. Anggun residents have the best of both worlds – Skyscrapers and Heritage!

Accessibility and Public Transportation

The main access for Anggun Residences will be from Jalan Sultan Ismail (turn left after Sheraton hotel entrance). Currently, you need to drive through the Jalan Doraisamy “Lorong” to reach the project. However, there will be a new access to Anggun Residences and UDA Office Towers which the work already started and in progress (see below). This access will by-pass the front of current Anggun sales gallery and go through the new road – Jalan Medan Tuanku Utama which is behind the Row KL (see photo under future development section below). Alternatively, you can detour from Dang Wangi.

In term of public transportation, it is about 5-10 minutes walk to Medan Tuanku Monorail station (200m away) or Dang Wangi LRT station (500m away), depend on your ultimate destination. With the completion of  government’s 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) the map for the connectivity of Monorail, LRT and MRT below.

Future Development at the Site

There 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, will be the main access for the Anggun residents and UDA Towers’ workers. (see photos above).

Anggun Residences – Facts and Density

Anggun Residences is a
freehold
 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 based on number of bedrooms in a building when come to 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 that 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’ 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.

Each unit come with at least one carpark lot depends on the size of unit.

The façade of Anggun Residences is not spectacular and nothing to shout about. However, this safe and evergreen design should survive at least for next decade.

Pure Residential Property – Blessed or Cursed?

Nowadays it is blessed to be non-integrated or non-mixed development after seeing the struggle of many community malls in Klang Valley. In many occasions, the retail lots at the ground or first level make the building looks “cheap” and less privacy if not managed properly. To accommodate the commercial retailers and visitors, lobby and private access normally locate at the back or side of the building to compromise for commercial activities. While commercial component is important for project location that lack of amenities, it seems like a better choice without this element in the hustling and bustling  city centre. Anggun residences has all necessary needs within walking distance and therefore, without this element, developer has all luxury to provide tighter security, nice lobby and privacy to the residents and visitors.

Facilities – Less is More?

Anggun Residences has three facility floors and first 7 floors are designed for car park lots:

8th floor – Infinity pool, children pool, jacuzzi, game room, squash court, dining room and shop

9th floor – Library/Reading room, gymnasium, A/V room, meeting room, surau, management office.

Rooftop Garden – Children playground, bbq area, seating area, and meditation area.

It is a good idea to the split the facilities in different floors so that crowds will be spread over three floors. Less is MORE! It doesn’t mean lack facilities! In every facility floor you would see more private space (and less facilities)!

Layout – Optimal is the word!

Type A – Studio (show unit available in sales gallery).

Unlike many studios come with vertical rectangle or longish design that make the unit smaller, narrower, less windows and lack of natural light, Anggun residences’ studio/1 bedroom is designed toward “squarish” 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 demand at least a window near to the kitchen to have better ventilation. Unfortunately, this is rarely given for studio. Due to size issue, it is  getting more common for developer to have the toilet that only 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’s 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  (which will become the same layout like Type B one bedroom unit. See red line in the layout below). Bravo!

Type B – 1 Bedroom type is no much different from Type A studio except it has a extra utility area.

Type C – 2 Bedroom type comes with optimal layout with extra bonus of nice bathtub given.

Type D – 2+1 Bedrooms type (show unit available in sales gallery)

This nice horizontal rectangle unit has an extra study room compares to Type C  with a proper powder room  allocated near to living area. However, based on the show unit, somehow the kitchen area seems a little bit too small for this size.

TYPE E – The 3+1 bedroom unit is also come with horizontal design. These limited and fast selling units have all you needs for family living. Utility room, study room, good size kitchen, powder room are all there. 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.

Furnishing – More and Quality

Developer 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 lock 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 &  living area and marble flooring for kitchen area.

Based on the show units in sales gallery, developer put in a better quality material for bigger size units to push for the sales. Overall, based on market standard, it is safe to say that UDA  is very generously in term of material and furnishing for Anggun buyers compares to other developments, especially all developers are under the financial stress and facing cost cutting environment. In many cases, many developers sell cheap in term of RM 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 a project. See show unit – Type A Studio below.

Pricing – Very High Premium on High Floor!

As mentioned earlier, this project launched in 2015 and on paper or price in sales chart the price has gone up a lot but the 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 – 8k every floor and there is a big jump on price from 18 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).

Floor plan below shows that Type A – Studio units only available from 10th to 25th floors and Type D – 2+1 Bedroom units from 26th floor onwards. The limited Type D units only available from 33rd to 38th floor.

Orientation – What do you expect here at the border of KLCC?

There 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 but you 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.

Few tips to be share here. Firstly, those units that facing The Row may need to bear the noise from the future construction of UDA towers which will start after the completion of Anggun Residences. Certain units’ view will be blocked by these towers (do you homework properly). South facing units, you may peep KL tower but fronting one of the old low rise plaza. The nice Capsquare and other corporate buildings like AIA make this scene slightly better and also it is safer as it  should not have any more surprises to block the view in 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) their 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.

KLCC View

Sales Chart (as of December 2016)

“Who” else are nearby?

Within 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 squeeze in the dual key concept and compromise the “right” space for a proper apartment living. The SOHO concept has also faced more difficulty to rent for residential purpose due to the mixture of offices in city centre and some projects have observed lower capital appreciation in KLCC area. The infinitum also has the accessibility issue and the walking to Monorail station (walking condition at main road) 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) is slightly higher than Anggun Residences, which is around nett RM1200psf up. The closest competitor would be Meridien M101, its pricing is slightly above (RM1200psf up) Anggun Residences but its absolutely price is much lower. Its 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.  By gathering all the information above, still Anggun Residences should have an edge over the competitors in this part of KL city centre.

In short, Anggun Residences should be one of the top choices for expatriate and tourists. Both of these segments need the following to be ticked.

Public transport – Few mins walk to monorail and LRT. This will link you to MRT in future. TICKED.

Amenity – 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.

Foods and Beverages – Not just nice restaurants, you get the best foods nearby mentioned early! BIG TICKED.

Cultural – Tourists love the place that come with or near to cultural sites. This site will not disappoint you.

Night life – The night will be always be too young here! Plenty of night activities at Jalan Doraisamy and KL city which are just a stone’s throw away!

Big Name Hotel – 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.

The above makes FLEXIBILITY possible. Even the expatriate tenant market continues to shrink, Anggun Residences should be still flexible enough to turn it as airbnb/ homestay mode. You don’t need to be an expert on homestay business, you just need to put yourself into the shoe of tourists. All the TICKS above  have answered you that this site can be the Heaven of Airbnb! Property Re-visit – The End.

Buy with Pleasure, not Pressure! Happy hunting!

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Propcafe review: D’ Brightton @ Titiwangsa by GSD Land

Introduction

Titiwangsa 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
DBKL
).

Despite its long history, the area is pretty low profile and unlike area such as Bangsar, Damansara  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.  In 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.

Move 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’s find out.

Developer background

Quoted 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’s successful project launches.

GSD Group’s 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.

D’ Brightton @ Titiwangsa is GSD Land first foray in Klang Valley.

Location, Accessibility and Surroundings

In Propcafe
TM
 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  (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.

Location Titiwangsa

However, north of Duke highway, there is pocket of land which is quite secluded and only can be accessible from here.

Taman Tiara Titiwangsa Accessibility

This 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.

Essentially the residents at Taman Tiara Titiwangsa get around KL  by using the road system around here whether to and from KL etc. Infact,  readers can check out the road system which Propcafe
TM
  already covered it in The Reach by Binastra review (click the link here to read the review
Propcafe The Reach review
)

D’ 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.

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Jalan Tiara Titiwangsa

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Jalan Ayer Panas

Apparently, 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.

The site of D’ Brightton @ Titiwangsa

Masterplan, Façade and Siteplan

Located on 7.6 acres leasehold land, D’ 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’ 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.

The condo façade 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).

 Facing South

 Facing North

D’ Brightton @ Titiwangsa scale model facing North and South

Interestingly, 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.

D’ Brightton @ Titiwangsa guardhouse

Floor plan, layout and unit analysis

Each 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.  Refer to below for unit layout composition

Unit Type

Size,sqft

Configuration

Orientation

Facing

Units/ floor

A & A1

1324 & 1313

Dual Keys, 3 bedrooms

South

Tasik Titiwangsa, KL City skyline

2 units

B

1194

3 bedrooms

1 unit

C1~4

1076

3 bedrooms

7 units

D

1044

3 bedrooms

North

Titiwangsa and Setapak

8 units

Every 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.

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Condo floorplan and unit layouts

Each 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.

The carpark design

For buyers who looking at much bigger size, there are 3 units of penthouse with size ranging from 2163 to 2400 sqft.

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Penthouse layouts

There are two villa designs, the 4 storeys villa with 3756sqft built up located on the ground floor and another is 3 storeys  villa with 2927sqft built up located at the podium level. Each of this villa has footprint of 21’ X  44’ 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.

Unit Type

Size,sqft

Configuration

Carpark

Orientation

Remark

3 storeys

2927

4+1 bedrooms

3

North (KL skyline)

4 storeys

3756

5+1 bedrooms

3

North (KL skyline)

Comes with private lift

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Villa layouts

All 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
th
 floor. As for the 3 storeys villa, the facilities deck is accessible via yard at 1
st
 level. Developer will provide direct access to the villa.

The lifts from ground to 5
th
 floor

The 4 storeys on the ground with fantastic KL Skyline. For the 3 storeys villas, the resident will need to drive up to the 4
th
 level of the carpark block. The beauty of the 3 storeys villas, both sides of 1
st
 and 2
nd
 floor will enjoy either KL skyline and facilities deck view.

The scale model of the Villas

All 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.

KL Skyline view

For the condo units type A ~C, the residents should expect to get mesmerizing KL skyline overlooking taman tasik Titiwangsa.

KL Skyline view overlooking Taman Tasik Perdana

Showunit

All 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.

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Show Units

Facilities

The generous facilities are scattered at ground, level 5, 46 and 49. Propcafe
TM
 likes the facilties catered for all ages. On the ground, active sport such as wall climbing, full basketball court, outdoor fitness  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
th
 floor. Sky garden, gym, yoga and dance rooms etc are on level 46~49.

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Facilities plan and scale model

Money matter

In 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  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’X41’XRM0.33psf = RM284) where else for the 3 storeys it is based on the total built up (2927XRM0.33psf = RM965).

Conclusion

As Propcafe
TM
 mentioned earlier, any development in this area will be fiercely contested and protested and D’ 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
here
 and
here
)

The 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.

If readers could accept the tranquility that comes with development, Propcafe
TM
 think this development provide excellent value for owners.

Happy buying and stay safe!

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PROPCAFE™ Guest Review: Eco Forest @ Broga by EcoWorld Part 1

We are pleased to present you PROPCAFE guest review by our good friend Tengster.

It has been 3 long years since Tengster penned his review here. We are glad to have him back!

Mr Tengster is contactable
 via
tengster@yahoo.com
 for any queries. Now enjoy sit back his sharing!

The Eco Forest

After 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.  In 2014, EcoWorld
bought a mid-size piece of land
 in somewhere pretty ‘ulu’. 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 “quiet-neighborhoods” [If it is now in the 7
th
 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,
Nottingham University
 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.

Similar 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
“Where this sheltering forest dwells, Nature’s craft & the Artist’s hand shape both home and land..”
.

The entrance to Eco Forest (Photo taken from Ecoworld.my/ecoforest)

What have they planned for the 515 acres?

The masterplan of the Eco Forest township (that has been approved by Majlis Perbandaran Kajang) consists of both residential and commercial. It’s 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:

Phase 1 – Precinct 1 namely EbonyLane

Phase 2 – Shop offices

Phase 3 – Precinct 2 namely BirchPark

Phase 4 – Apartment

Phase 5 – Shop office

Phase 6 – Precinct 3 namely HazelTon

Phase 7 – Apartment

Phase 8 – Commercial (near Central Park)

Residential:

1.) 1800+ units of 2 storey terrace houses [to be launched in three separate phases].

2.) 3400+ units of low medium cost apartments.

3.) 25 acre Central Park (This is potentially larger than the Central Park in Eco Majestic)

Commercial:

1.) 300+ units of 2-3 storey terrace shops/offices

2.) Labs concept in Lake Forest Park but no shopping mall & no hypermarket. [But this could change if there is a demand.]

View of the entire Eco Forest. [Lake Forest Park is the heart of everything.]

At Eco Forest site, everyone is very busy with their activities starting from July.

They had their grand opening of Eco Forest on 20
th

We Bare Bears exhibition is held on the weekends on 12
th
 August till 3
rd

They are doing fine tuning of the show houses which are scheduled to be opened to public on 9
th
 September 2017.

Jeng Jeng Jeng…….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).

Basically, 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
Dato Joey Yap
that houses positioned in north south orientation is much more climatic responsive and energy efficient.

There are three type of homes lined up as Artisan Home Collection. In their Ipad’s slides, it says Artisan Home Collection is
a 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
. Let me try to put it in a more layman terms. Pretty much the houses are shaped and expressed in A-frame façade, with efficient and practical layout and also optimized natural lightings. And yes, due to façade and theme reasons, these layouts have internal toilets that require mechanical ventilation.

Type 1A1/1A2: Stripe 20×65 – 1,865 sqft   : price starting from RM618K

Type 1B1/1B2: Pleat 20×70 – 1,950 sqft  : price starting from RM668K

Type 1C1/1C2: Gable 22×70 – 2,137 & 2,067 sqft : price starting from RM678K

Artisan Collection – Type 1A: Stripe 20×65

Artisan Collection – Type 1B: Pleat 20×70

Artisan Collection – Type 1C: Gable 22×70

Garden Home Collection is also expressed in A-frame or double AA-frame facade.

Type 1D1: Layer 30×62 – 2,355 sqft : price starting from RM792K

Type 1E1/1E2: Lapel 30×62 – 2,143 & 2,342 sqft : price starting from RM811K

Garden Home Collection – Type 1D: Layer 30×62

Garden Home Collection – Type 1E: Lapel 30×62

Eco Forest Location

This project is located between Semenyih and Broga. (see below map). Technically, it is under Selangor territory and MPKJ. The postcode should be 43500.

Note : The two proposed accesses at the south side of Eco Forest.

Eco Forest Accesses

At 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,

University of Nottingham and quiet neighbor (not visible from the road).  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?  Never say Never.

Reportedly, 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.

Nevertheless, 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.

Accessibility to key destinations

Below 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. Instead of putting time estimate, below is the distance in km.

0.5 km to Broga Hillpark

2.5 km to Notttingham University

10 km to Eco Majestic

20 km to Cheras

25 km to Putrajaya

40 km to KLIA or Kuala Lumpur

Note: 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.

Land Tenure  –
This plot of land is FREEHOLD LAND.

Concept

Fully 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.

The A-frame concept – 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.

The 25-acre Lake Forest Park – 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.

A-frame buildings in natural environment

Facilities
 – 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.

Maintenance cost
 – Similar to Eco Majestic, the forecasted maintenance fee is about 10 – 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 ‘cuci tangan’ and leave them to the ‘prihatin pihak berkenaan’. 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.

Access & Security
 – 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’s land/development will be equipped with 10 feet anti climb fencing. Such fencings can be seen at Eco Majestic now. Apart from the ‘canggih fencing’, perimeter CCTV system will be installed to monitor for intruder along the perimeter.

Layout and Façade
 – 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?  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?

I 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. Façade of each and every unit is based on A-frame design, another proven timeless design. Some critics would probably say this is a
bold
 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 façade. 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 ‘big kahuna furniture’ 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.

Ramly Specials
 – 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.

Backyard garden
 – Distance between buildings wall to wall is about 16 – 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.

Backyard garden

Green and densities
 – 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.

Technical finishing specification
– Apart from the getting more common 2×2 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).  3-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.

Time for a quick coffee break shall we…

ahemmm….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.

In the meanwhile leaves us comments, the more comments the sooner we will post the
part 2
 Eco Forest Review.

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

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Related


PROPCAFE Review: Gems Residences @ IOI Resort City – JV By IOI Properties and Mitsubishi Estate Residence

IOI Resort City
 has been gradually developed over the years and transformed as a
self-sustainable township
 in 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’t becomes a concrete jungle or an overly quiet residential township. Instead, by its name of
Resort City
, 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?

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With the success of its regional shopping mall in IOI Resort City, the developer continues to build up its IOI City Mall’s retail space which the
Phase 2 (21 acres with additional NLA 1 million sqft)
 target to complete by
the end of 2021
. You will see the new element of
sport center, convention hall, new hotels and state-of-art office towers
 in 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
Gems Residences
.

IOI Resort City Master Plan

Gems Residences – Wellness Living Ecosystem

What excites PROPCAFE the most about this latest development is how the developer
curates the new way of living for Gems’ residents
. 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
“Wellness Living”
 in 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 “customised” 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.

“
W
ellness
 is an active process of becoming aware of and making choices toward a healthy and fulfilling life
. A wellness living needs a
n environment
to encourage movement, active lifestyle, mind-body health
,

and
 improve mental/psychological
well-being
.
”

To achieve the above, IOI Properties developed Gems Residences, which will be built to support the
holistic health of residents who are in different life stages
 i.e. Working Adults, Seniors and Children & Teenagers. Let’s continue to see how Gems Residences can fulfil the residents’ wellness living lifestyle.

Wellness Concierge

The developer has linked up with a health service provider –
Managedcare
 to serve the residents with its wellness and specific health cares. The
wellness concierge
, located at the club house, will be part of the residential facility and manned by
a trained nurse/paramedic
 on daily basis (Monday to Friday) to provide the healthcare services for all residents.

In-house Wellness Concierge Station

All residents of Gems Residences will be living
through a care of professional paramedic
. The station will track the residents’ 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’t be any more panic moment from me to react an unexpected accident on our loved one. Priceless!

The 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.

Mental Support

Everyone can be stressed up in many ways, from school/exam, relationship, financial burden, family matters and etc. Managecare service is there to “de-stress” the residents with its services of counselling, personal advisory on advance care, estate and financial planning, or insurance.

Medical Care Cluster

Gems 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 “peace” of mind living in the Gems Residences.

Nature and Greenery

Gems 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.

Palm Garden Golf Club

Accessibility of IOI Resort City

Gems Residences’ lush greenery and gorgeous view.

Find out the view of your unit below!

Gems Residences Site – Aerial View

1. View towards Wetland and Low Density Bungalow

2. View towards Putrajaya Wetland Park

3. View toward Green Lung and Wetland at Precinct 13

4. View towards Green Lung

5. View towards IOI City Mall

Besides the green lungs, the allocation of 24% green area and landscape in the facilities floor of the building clearly shows the developer’s strong intend to build a wellness sanctuary home. This is exactly what you need to have for your wellness living – Step 1 “Get the environment right”!

Why developer introduces the Wellness Living in Gems Residences?

Modern Living Health Risk ~

“Working adults and children are constantly under daily pressure in their own space that

create modern mental health issue. One needs a place with green and peace of mind”

Many 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.

In 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
total of 676 units of residences
 are sitting on a large
9.65 acres freehold land
 (with residential title) translates to a relatively low-density environment, of only
70 unit per acre
.

The 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’s standard. Phase 1 has been open for sale and phase 2 is now open for registration, and target to complete together in year 2023.

Gems Residences Scaled Model

Phase 1:

334 units in four towers (Gems Sapphire 5: A Low-rise 16-storey – 56 units; Gems Sapphire 6: Low-rise 13-storey – 44 units; Gems Citrine 1: high-rise 34-storey – 123 units; Gems Citrine 2: high-rise 30 -storey – 111 units)

Phase 2:

342 units in four towers (Gems Sapphire 7: Low-rise 11-storey – 36 units; Gems Sapphire 8: Low-rise 12-storey – 58 units; high-rise Gems Citrine 3: 23-storey 109 units; Gems Citrine 4: high-rise 29-storey – 139 units)

Gems Residences Balcony View

Social Isolation and Inactive Lifestyle

“The city folks are always guilty on its sedentary lifestyle which lack of physical activities. With

the time constraint and busy schedule, social network is getting smaller by days. Together with

poor diet and stress, chronic illness becomes the greatest regret to the majority of the

hardworking citizen.”

Sedentary Lifestyle

Gems Residences placed substantial focus on creating many shared spaces at the
3
 acres facilities (level 5 podium floor and multi-storey clubhouse)
 for residents. An active lifestyle first needs the existence of “hardware” 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
wooden deck for yoga
 activities,
hammock garden and lawn area
as an open space for kids to interact,
tree house
 for parents and children to mingle around, and
viewing deck
 to encourage conversation with friends and family members. How about a
well-equipped gym,
Olympics sized pool, tennis courts and jogging track
? No reason for not to be active again!

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IOI Properties, different from its previous projects, emphasized a lot of its club house to further support the importance of “face-to-face” 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.

Gems Residences Club House

List of Facilities

The ideal home and lifestyle for children, working adults and seniors.

“Even a “safe” environment is no longer enough to children nowadays due to the kid and

teenagers’ structural change of behaviour after the invasion of personal digital device. The

isolated lifestyle, anxiety and depression, and illness due to lack of active movement are

becoming the critical emerging health issue to the children.”

“Working adults and family members are easily prompted to daily stress from long traveling,

financial burden, chores, and commitments. Dual income family always have lack of time and

knowledge to take care of the elderly at home.”

“Seniors are always facing the issue of unfit living environment, smaller social network and

mobility when age is catching up.”

While the
“hardware”
 can be easily built to tackle many issues above, most of the developments fail in the
“software”
 part, 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.

“ Being healthy and happy is different things. Human need to be connected and add more

colors to life” – Community Living & Programme

Is 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’ 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.

Pool and Jacuzzi

In 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
“University of Third Age” skills Programme
, which will introduce enrichment classes (photography, arts, baking), support groups, coaching session, and etc. Somehow, wouldn’t 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!

Universal Design Homes with Different Unique Offerings

Living Assistance Features

Gems Residences (Phase 1 and Phase 2) offer a total of 109 living assistance units.

These “special assisted living units” – 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 for easier accessibility.

Direct Access to Parking Bay

The 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
st
 to 3
rd
 floor to help the residents who have the mobility concern or purely like the convenience of living in a landed property.

Floor Plan – Direct Access To Parking Bays

Minimum Two Parking Bays and Direct Ramp

All 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.

Direct Access to Environment Deck

For those who use the facilities often and love the landscape of the building can explore the units located at the 5
th
 floor of the building.

Private Lift
 Lobby

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Shuttle Service

As 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.

Talking 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.

Shuttle Services

Flooring Material Choice

Depending on individual preference or needs, residents are given the choice of selecting the flooring material between laminated timber and porcelain tiles.

Property Layout & Pricing

There are many variations in term of layout size, mainly it can break down into the following:

Phase 1:

Citrine 1 & 2 – 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+.

Sapphire 5 & 6 – 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+)

Type A1 – 1259sf, 3Beds; 2 Baths

All necessary “sections” 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 “settled” by the right interior design given its relatively large space there.

Type B1 – 1453sf, 4 Beds; 3 Baths

This is PROPCAFE’s favourite layout. It has everything that we need and want. The squarish and rectangle areas in all “sections” 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
th
 small bedroom is attached with the corner window. Basically, this is near to perfect for the size of 1400+sf unit.

Type C – 1690sf, 4 Beds + Utility; 5 Baths

This 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.

Phase 2 (Currently Open for Registration)

Citrine 3 & Citrine 4 – Type A, B,B1 (969sf; 3beds; 2 baths), Type C (1076sf; 3beds; 2 baths – Dual Keys). Pricing starts from approx. 700k to 760k

Sapphire 7 – Type A(G), B(G) (980sf; 2bed; 2baths), Type C (1076sf; 3beds; 2 baths – Dual Keys). Pricing starts from approx. 740k to 760k

Sapphire 8 – 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.

In 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.

Type A, A1 & B (969sf) – 3 Beds and 2 Bathrooms

This 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.

Type A(G) and B(G) – (980sf) 2 Bedrooms; 2 Bathrooms

The 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.

Type C (1076sf) 3 bedrooms; 2 bathrooms (Dual Key feature)

The 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.

Freebies and Show Rooms

Buyers 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.

Show Rooms for Type A1(G) and C1 (slide show – see the appendix)

Prospect of Gems Residences

Let’s 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’s 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 “home”? The answers are obvious for majority of us! Family members should always live healthy together!

IOI 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 “hardware” and “software (services)” 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!

Gems Residences Entrance

PROPCAFE have to say that the competitive advantage of Gems Residences is the “software” that comes with a long list of curated and “customisable” 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  “software” 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.

Unlike 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).

In 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
ulti-Generation Living
 and
Wellness Living Lifestyle!

To know more about IOI Resort City, you can continue to read our previous articles here:

PROPCAFE™ Review:
The Clio 2 Residences @ IOI Resort City, Putrajaya By IOI Properties
PROPCAFE™ Review:
IOI Resort City Part 2
PROPCAFE™ Review:
Par 3 @ IOI Resort City By IOI Properties
PROPCAFE™ Review :
Conezion @ IOI Resort City By IOI Properties

Latest Progress Update

Gems Residences – Latest Progress

Appendix – Show unit

Type A1(G)

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Type C1 Show Unit

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PROPCAFE Review : Greenwoods Salak Perdana by Paramount Property

Klang Valley Southern Corridor becomes the focal point of many developers’ in recent years. The “Herding behaviour” 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 “smell” and act on it. Klang Valley folks do not need to be genius to realise the Klang Valley “South” 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 “End Point” 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.

PROPCAFE Klang Valley Southern Corridor

Puchong (Pt.0) – Puchong South (Pt.1) – Sri Kembangan (Pt.2) – Kajang (Pt.3) – Semenyih (Pt.4) – Bangi (Pt.5) – Putrajaya (Pt.6) – Cyberjaya (Pt.7) – Dengkil (Pt.8) – Salak Tinggi (Pt.9) – KLIA/Aeropolis (Pt.10)

This review will focus on Paramount Property’s latest township –
Greenwoods, Salak Perdana (Greenwoods)
,
 which is located at “PROPCAFE Klang Valley Southern Corridor – Point 9” 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 “Capital” 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).

The trend and development “direction” is pretty obvious and it is not difficult to know the reasons by just spending few minutes on Salak Tinggi’s location and accessibility below

Location

Greenwoods (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.

To 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 – Taman Dahlia/Mawar/Seroja.

Accessibility

By car, residents in Salak Tinggi can still reach Kuala Lumpur City Centre via the Maju Express Highway (To MEX – 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).

ERL 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 – KL Sentral) and passengers to KLIA in just 5mins (Salak Tinggi – KLIA). The link of ERL to LRT, Monorail, MRT and future High Speed Rail (HSR) lines will further ease the residents’ journey to Greater Kuala Lumpur in near future.

Within the Salak Tinggi, Greenwoods can easily access to various part of Salak Tinggi and highways above (refer to map below).

How do I get to Greenwoods? It depends on where you are:

From Nilai via B48 (4.4km in 5mins)

From Bangi via Jalan Kajang-Dengkil via B48 (14km in 17mins)

From KLIA via B182-B32-B48 (20km in 21mins)

From Kajang via Jalan Kajang-Dengkil via B48 (13.2km in 19mins)

From Putrajaya via B29-B48 (14.5km in 17mins)

From Cyberjaya via B29 – B48 (20km in 23mins)

From Kuala Lumpur via MEX (38.2km in 34mins)

Amenities

Due 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.

Amenities

Distance

Time

Retail/Commercial

Uptown Salak Tinggi

6.8km

10mins

Tesco Nilai

8.4km

10mins

Giant Nilai

8.8km

11mins

9 Avenue

8.8km

11mins

KIP Mart & Home Mart

11.5km

12mins

Courts Nilai

12km

14mins

Nilai Square

12.1km

15mins

KL International Outlet (future)

13km

13mins

Mitsui Premium Outlet

14.3km

23mins

Gateway @ KLIA2

18.4km

18mins

Leisure

Taman Tasik Teratai

4.6km

5mins

Nilai Springs Golf & Country Club

10.2km

12mins

Education

Kindergarten

Smart Reader Kids Kindergarten

2.2km

6mins

Primary School

KLIA Primary School

1.9km

3mins

SK Taman Seroja

2.7km

5mins

Sekolah Rendah Agama Bandar Baru Salak Tinggi

6km

8mins

SK Bandar Baru Salak Tinggi

6.5k

10mins

SRJK (Tamil) Bandar Baru Salak Tinggi

6.8km

9mins

Nilai International School

9.6km

11mins

SRJK (Cina) Ladang Bukit Kledek

10.1km

12mins

Secondary School

SMK Bandar Baru Salak Tinggi

3.9km

7mins

Sekolah Menengah Agama Bandar Baru Salak Tinggi

6km

8mins

SMK Seri Sepang

6.9km

11mins

Nilai International School

9.9km

12mins

Tertiary Education

East College of Technology

0.5km

1min

UniKL MIAT

2.4km

3mins

Inti Nilai International University

7.9km

10mins

Nilai University

10.4km

13mins

Manipal International University

10.8km

14mins

University Sains Islam Malaysia

14km

17mins

Xiamen University

12km

12mins

Medical Centre

Nilai Medical Centre

9.4km

11mins

Hospital Putrajaya

22.6km

27mins

National Cancer Institute

23.1km

29mins

Greenwoods Township

Greenwoods, defined in Oxford Dictionary as “a wood or forest in leaf”, 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.
Greenwoods – “My Home, My Community”
.

Greenwoods Masterplan

The 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).

The lush green meadows sprawl across Greenwoods with the iconic community space at Hill Park.

1. Hiking Trail – Adventurous trail at a well preserved eco-system.

2. Open Parks and Pocket Farms

Green landscaped parks – Safe haven where children can play free.

Pocket 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.

3. Interactive Playground and Recreational Ponds

The place with family oriented living amidst with natural and green sanctuary.

4. Jogging Track and Cycling Park

Community spaces and outdoor sporting activities with dedicated cycling path.

Similar 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.

Safe Environment in Greenwoods

For 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.

Aerial View of Greenwoods Township

Greenwoods 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.

Under 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) – 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.

Before 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.

Although 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.

It 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.

Developer and Quality

Paramount 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 – PEPS Value Creation Excellence Award 2016 for its Kemuning Aman project in Kemuning Utama.

With 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).

Future Prospect

Paramount Property is not in hurry to launch other phases in Greenwoods based on PROPCAFE’s 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.

The future prospect of Greenwoods relies on the catalyst below:

The “Movement” of Southern Part of Klang Valley

The scarcity of land has pushed the massive development toward Klang Valley “SOUTH” which the lands are still relatively cheap and affordable. However, any “movement” needs the “buy-in” and joint efforts by big developers in order to make it happens in a relatively shorter horizon. This “Synergy” 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 – 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’s 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.

Growth area with increasing population

Mukim 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 “blood” within or from surrounding districts.

Population 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).

It is always very interesting to hear different views from investors and own-stayers when come to property hunting. The definition of “FAR” 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).

In 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!

Project Highlight: 96 Residences

Greenwoods’ first phase link houses, which priced about RM500k, were almost sold out.

PROPCAFE quick summary below:

Practical layout with spacious living area, a reasonably big kitchen and guest room.

Even with 20ft width, car porch is wide enough to park two cars

High Ceiling (11ft – Ground Floor and 9.9ft – 1
st
 floor)

All four bedrooms in the unit are en-suite with bathroom

Staircase width of 3.6ft with handrail smart located beyond the steps (see below)

Quality 2 x 2 tiles and washroom sanitary ware.

Unfortunately, no property is perfect. 96 Residences comes with only 1 phase power supply, chain-linked back fence and no air-conditioner pipe given.

The site of 96 Residences

Greenwoods – 96 Residences sample house is now open for viewing

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