PROPCAFE Review : Sunway Velocity TWO Tower C & D – Part 1

A New
Chapter
 Begins

PROPCAFE had done quite an extensive coverage on Sunway Velocity and also other developments at Taman Maluri. Our
first article
 on Sunway Velocity was dated on 9th June 2014 to introduce Sunway Velocity. We still remember that PROPCAFE was exited at that time to hear the news that Sunway Property is coming to Cheras.

I mean… come on, it had been few decades that this part of Cheras – Jalan Peel, Jalan Cheras and Jalan Cochrane had been stagnant without any major changes on the landscape; squatters housing, backyard work shops, used car sellers and government servant housing were probably those few scenes which you able to recall from your memory.

Not until when all the heavy weights  like the MRT, IKEA, MyTown and Sunway started to come here to join other heavy weights in the ring. As we were watching just like any of the spectators, things started to move progressively. Changes taken place at its own pace without even we noticing it as most of us were must distracted by other daily stuff in our life.

From merely just illustration in brochures and digital prints to real physical brick and mortar, year 2022 going to be the 8th year anniversary from our first post of Sunway Velocity. It is amazing to see how Sunway Velocity is transforming to become the heart of Cheras at Taman Maluri given its indisputable strategic location and rich connectivity.

With our latest entry review on the
Platinum Mira Residences
at Taman Maluri recently , we were thinking how can we miss the latest and most probably the
last phase
 of the residential development of the entire master plan of Sunway Velocity –
Sunway Velocity TWO phase 2 Tower C and D
.

Overall Development –
Live & Thrive

Sunway Velocity TWO Overall Development Scale Model

Before we go into the details, let’s have a quick recap on Sunway Velocity TWO overall development.

For those missed our earlier review in 2019 on Sunway Velocity Two Phase 1 Tower A and B , can click
here
.

Sunway Velocity TWO, with a GDV of RM2 billion is sitting on an 8.5-acre site in Cheras, Kuala Lumpur and located right opposite the transit-oriented integrated development, Sunway Velocity Mall.

With three upcoming linkways managed by Sunway, Sunway Velocity TWO is directly connected to the comprehensive amenities such as Sunway Velocity Mall, medical center, college, hotel, 2-acre central park and many more.

The development will comprise
four residential towers
 and
t
wo commercial towers
 to further add value to the success of Sunway Velocity.

Type of development
Mixed Development (Residential & Commercial)
Total GDV
RM 2 billion
Size of development
8.5 acres
Land Tenure
Leasehold
Project Status
Ongoing
Launch Date
Ph1 (Tower A) : October 2018
Ph1 (Tower B) : March 2019
Ph2 (Tower C) : Q1 2021
Ph2 (Tower D) : Q4 2021
Starting Price
RM525,000 (Phase 2)

Development Phase

Phase
Completion Date
Component
GDV
1
2022
Phase 1 residential towers
Tower A : 436 units
Tower B : 436 units
Fully sold
Tower A: RM360 million
Tower B: RM372 million
2
2024
Phase 2 residential towers
Tower C : 467 units
Tower D : 584 units
Tower C: RM355 million
Tower D: RM438 million
3
TBA
Phase 3 commercial tower
RM90 million

Do you know?
Tower A and B which were launched at the end of 2018 received quite a remarkably successful results where
all units were sold in less than a year
. (except some units dropped out or cancelled in between).
Tower C was soft previewed in Nov 2020 and
close to 80%
 sales take up rate as to date.

Sunway Velocity TWO Phase 2 Tower C and D

Location –
3.8km to KL City Centre

Sunway Velocity Two Tower C And D is located along Jalan Peel (opposite of Sunway Velocity Mall) in between of Tower A, Tower B and Sunway Velocity Sales Gallery.

The land where the
sales gallery
 is currently sitting on will be
phase 3
 which is a commercial tower.

For exact location, you can refer to the Google Map
here
.

Master Plan

The
47-floors
 Tower C and Tower D are two independent towers forming a ‘V’ or maybe ‘L’ – shape structure buildings sitting on 3.14 acres land. The facade of Sunway Velocity Two Tower C and D is nothing fancy but common.

You won’t be able to find French inspired haute couture look or anything alike to its neighbour’s New York inspired architecture. Most, if not all, Sunway Property’s facade DNA goes for the safe side- the timeless design. Refer to the photo below.

Sunway Velocity TWO Phase C and D Scale Model

The number of units for Tower C and Tower D are
467
 and
584
 respectively giving a total number of
1,051
 units. The density of units is higher compared to phase 1 Tower A and B where total number of unit is only
872
 – an increase of approximately 20% from phase 1 Tower A and B.

Ground floor will be the grand lobby and drop off area.

Lobby

Lobby and Drop Off area

Level 1 to 7 is the car park podium. In order to lessen the “merry go round” effect, Sunway Property came out with a smart solution building two direct speed ramps which give you direct access to level 2 and 3 and level 5 and 6.

Level 8 is facilities podium. Level 9 to 47 is residential floors and level 48 the sky rooftop.

Facilities –
The Ultimate Contemporary Lifestyle

Sunway Velocity Two Tower C and D comes with generous facilities which spread across the
ground floor
,
 level 8
 and
level 48 roof top
.

Modern and comprehensive facilities such as an
outdoor fitness station
,
infinity swimming pool
,
integrated playground,
karaoke

and
 games rooms, multipurpose hall cum
badminton courts
,
sky garden
, kids water play,
1-acre private park

ex
clusive for residents
 and even
co-working space

to cater to the ‘new normal’ work-from-home trend for the benefit of homeowners.

Ground Floor

Outdoor fitness station
Jogging path
Shoot hoop
Co-working space
Grand Drop-off
1-acre private park exclusive for residents

Hardly, we see Sunway Property willing to emphasize heavily on soft furnishing to their facilities and common area based on our observation on their previous development at Sunway Velocity. Emptiness, loneliness or lack of soul perhaps are the words to describe their past developments of Sunway Velocity.

If we were you, we wouldn’t put high hope on getting what we see from the illustration. We will take it with a pinch of salt. Let’s wait and see, perhaps this time will be different. (Keep our finger crossed)

1-acre Private Park

The co-working space illustration did catch our eyes if only they able to deliver as per tastefully done in the computer graphic illustration. No doubt, ever since pandemic Covid-12, the job shift has caused the uprising of work-from-home individuals.

Co-Working Space

Co-working space will be one of the basic facilities for new urban development in the future to serve the need of new working trend. It might not important to everyone but we reckon it would be handy to have it in the future as many of old developments do not come with it.

Level 8 Podium

Infinity pool
Karaoke rooms
Integrated playground
Multipurpose hall / badminton court
Games rooms
Gymnasium
Kids water play
Exclusive kitchen
Reading lounge
Yoga room

The main and common facilities are concentrating on Level 8. For those who buying low floor might want to consider the potential noise and privacy invasion in the future as the infinity pool is quite near to those units overlooking the pool.

We also notice that there is a
badminton court
-cum-multipurpose hall. There are not many developments nowadays provides badminton court.

Another note is also the shape of infinity pool is L shape rather than the conventional rectilinear rectangular shape. If Sunway Property would have opted for the rooftop infinity pool instead, it will be a “killer” pool in this part of town.

Now come to think of it, the swimming pool podium area also can be seen and exposed to those who live in phase 1 -Tower A; making level 8 podium at phase 2 just like the Opera House taking as the centre stage of Tower A, C and D.

Roof top –
Panoramic View of KL City Skyline

Sky Garden
Rooftop BBQ
Sky Terrace

Although the rooftop pool did not materialize but Sunway Property did their best to turn the roof top into sky garden, sky terrace and BBQ area. It will be such a waste if Sunway Property did not take the advantage of being one of the highest buildings in the surrounding area. We reckon the KL skyline view from the rooftop if unblocked, should be nothing less than breath taking.

Green Design –
The future is already here

Some of you might think this is not important, to drive the real estate industry towards sustainable development? Honestly speaking, we know that not many of us care about whether to go green or not to go green especially when come to property development.

How many developers in Malaysia would put it into consideration from the beginning?

Profits and Sales figures need to go green first and do the talking before anything else. “Green” to some people is considered as luxury and only for the privileged.

While this might sound like a cliche, it is true. (or it is a misconception?)

Nevertheless, everyone has to start it from somewhere. Even a small or modest beginning can be sufficient or can be enough to make an impact. As we are progressing to become a developed nation, the real estate industry players should not turn a blind eye to this any longer.

Property development demands quite a lot of space, sacrificing part of the mother nature (which plays an important role in the ecosystem) to cater the space needed by mankind. The equation is not as simple as involving cut and build anymore especially if the eccentric development is at urban area. It needs more effort and attention to it as our Earth is getting unwillingly more fragile and sensitive, as the time goes by.

The massive disastrous Klang Valley flood which landed on our nation not long ago in December 2021  will be one of the darkest moments in Malaysia’s history and to some of us it will remains as a permanent scar in our heart  for a very long time. We hope this incident serves as a wake up call to remind us that nothing will last forever and nothing will be changed if we ourselves do not change.

It is noticeable that for the past few years, quite a number of developments are located within or near to the urban area. If you realised, green pockets are disappearing and urban development has been manifesting their presence.

As they are many reasons which contributes to flash flood; unplanned or poorly planned urban redevelopment is one of them. We think, for urban development or redevelopment, meeting the standard of Green Building Standard, shall be the minimum standard requirement for long term sustainability living – especially urban area.

Sunway Velocity 2-acre Central Park

We like the fact that Sunway Property has found various way to incorporate sustainable elements into their townships and buildings, that includes Sunway Velocity Two Tower C and D – a
Green Re certified development.

Do you know?
Sunway City is Malaysia’s first fully-integrated green township as certified by Green Building Index (GBI) and Sunway Property Sales Gallery and Regional Office @ Anson Road is the first sales gallery to be certified Green Building Index (GBI) Gold in Penang.

Here are some of the green and sustainable features that Sunway Property injects into this development :

Green Material Resources

Use of
 low VOC
 (Volatile Organic Compounds) internal paints and adhesives for 90% of internal wall areas to minimize airborne contaminants to promote a healthy indoor environment.

What is VOC?
VOC stands for "volatile organic compound" containing carbon that changes easily into a gas and that can be harmful to people's health or to the environment. VOCs are found in many building materials and are partially responsible for that new paint smell.
Source: https://dictionary.cambridge.org/dictionary/english/voc

Green Plot Ratio of 6 to encourage greater use of greenery to reduce
heat island effect
. As cities grow and develop, more buildings and people are added. The process of urban development leads to this phenomenon.

Photo Source : gosmartbricks.com & www.granitecrete.com

What are Heat Islands?
Heat islands are urbanized areas that experience higher temperatures than outlying areas. Structures such as buildings, roads, and other infrastructure absorb and re-emit the sun’s heat more than natural landscapes such as forests and water bodies. Urban areas, where these structures are highly concentrated and greenery is limited, become “islands” of higher temperatures relative to outlying areas. These pockets of heat are referred to as “heat islands.”

Source: https://www.epa.gov/heatislands/learn-about-heat-islands

Water Efficiency

Use of rainwater harvesting tank for landscape irrigation
Use of energy efficient air-conditioners certified by Energy Commission

Energy Efficiency

66% improvement in lighting power budget through the use of energy efficient lighting at common areas
Energy efficient lifts which use AC variable voltage and variable frequency (VVVF) motor drive and energy efficient features such as sleep mode

Sunway Property is already one step ahead and in different league when it comes to sustainable green development. We hope to see more developers will adopts sustainable “Green” features as their cornerstone in their upcoming development because we believe sustainable green development will be the next “big thing” shaping the future landscape of real estate (our one and only Earth).

Sunway Velocity Central Park

We don’t need another world. Everything we need is here, if not now, then when?

We hear often people talk about the future, but do you believe actually the future is already here?
William Gibson

To be continued – The next
Chapter
: T
he Epitome of Elevated Urban Living

Thank you for reading until here.

Unfortunately, the time is almost up. We are afraid that we have to stop here. This is only the appetizer (introduction). The “main” will be served in our next post.

Just for some preview, next write up will cover on the analysis of accessibility, connectivity, layout and the usual stuff that we normally do.

For the upcoming next post, we think it is not light and getting some digestion remedy standby is recommended for those who are not used to it.

But for now, just relax and enjoy.

So please stay tuned.

If you like and enjoy what you read, please don’t forget to click “like” or “subscribe” to our blog. This simple action will keep us moving. Thanks!

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Related


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

PROPCAFE seized the chance to peek the latest offering – The Clio 2 Residences in IOI Resort City recently, after we visited the IOI City Mall and witnessed its Phase 2 construction progress.

Thanks to the location of this project, the mall and integrated development township will always be the unique selling point. Wait a minute, mall factor is a very tricky subject nowadays and to tag with it under current climate can be a tough sell!

How do we digest this? No doubt, Malaysian loves to shop at mall! Over the last two decades, there are so many developers targeted this trend by offering residential properties near to or sitting at the mixed integrated development comes with mall component. Often, the properties are charged with premium. Nevertheless, it works tremendously well in early 2000-2010.

Unfortunately, property and economy are always about the basic figure of demand and supply. To date, Klang Valley itself has more than 150 malls and everyone know that not all are successful. It means, the property that you purchase could be affected if you punt on a wrong mall or mixed integrated development, the premium that you paid initially could be evaporated.

Would IOI City Mall pass the grade?

PROPCARE is obliged to talk about this mall first since it is one of the most critical factors for all potential buyers here.

PROPCAFE revisited this relatively new mall and formed few key observations that may surprise many non-southern Klang Valley folks! Yes, the mall is vibrant and successful! HOW COME and WHY?

What’s make IOI City Mall different from other 150 malls in Klang Valley?

IOI City Mall is built to serve as a Regional Mall in Southern Klang Valley. There is none in this part of Klang Valley (within 30mins driving distance) that offers more than 1.5mil sqft of Nett Lettable Area (NLA) with 377 shops. Tell you what, with the phase 2 (to be completed in 2021), the NLA will increase to 2.5mil sqft with additional 250 shops.

It will be at par with the combination of the famous Midvalley Mega Mall (1.82mil sqft) and The Gardens Mall (866k sqft)! It goes without saying, the extension plan will not Be here if there is high vacancy rate in the current mall. The mall now stands at 98% Occupancy Rate!

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Sustainability Issue? Under-served Klang Valley Southern Corridor

The under-served Klang Valley Southern Corridor is huge. The township is sitting in between Puchong, Sri Kembangan, Cyberjaya and Kajang. By simply pick up the population count in Kajang – 957k (including Semenyih, Beranang etc), Bangi 178k (including Serdang & Sri Kembangan), Putrajaya 92k, Sepang 257k (including Cyberjaya, Dengkil etc), and Puchong – 400k, the total catchment is already easily hit
 1.9mil
. IOI Properties certainly knows its business and strikes it right to fill the gap here.

PROPCAFE Klang Valley Southern Corridor – Key Development Points

Tenant Mix – Beyond the Standard Mall

With the disruption of online shopping, many malls are relying on eateries to pull crowds. PROPCAFE does not see the mall can thrive further without more differentiation factors. Again, IOI City is simply spot on! The mall brings in more value proposition other than just entertainment, eateries and retails. Literally, the developer end game is to make the families stay here for your whole day if not weekend!

Other than the usual cinemas, grocers, hypermarket, departmental stores, and edutainment stores, how many malls come with a large indoor adventure park and Olympic-sized ice skating rink? Hearsay, there is some exciting “addition” of leisure components in Phase 2 as well. The information of top performance stores below also proved the sustainability, high footfall and business volume of this mall.

IOI City Mall Stores Performance

Township + Complete Integrated Mixed Development

A Mall will not become successful with just a fantastic mall itself, the 788 acres township has cover all elements including entertainment commercial, hotels (Le Meridien, Marriott, Palm Gardens), Office Towers (IOI City Tower & IOI Square Offices).

More so, it is surrounding with the gorgeous Palm Garden Golf Course/Club. Together with the universities and industrial activities nearby, it brings in very diverse crowds and shoppers, from day time workers, business persons, tourists, students, sport persons, residents, to visitors which is pretty complete.

In fact, family members can fulfill all their leisure needs all here which is no surprise for IOI Properties to name it as Resort City. Any other resort kind of township in your mind? Checked!

Latest Master Plan of IOI Resort City

Well-designed Ingress and Egress for The Mall and Township

PROPCAFE can go on for another 10 pages but we better leave it to our next PROPCAFE Guide on the Choice of Township Development. Anyway, based on the above and what we have observed inside the mall during weekday and weekend, PROPCAFE can safely conclude the mall factor here is definitely a BIG PLUS with no execution risk.

For investors/owners, your mall premium attached to your properties here are still and will be pretty intact!

Let’s go straight to The Clio 2 Residences @ IOI Resort City

Although this property also named as “Clio” but Clio 2 is a totally separate project from the previous development The Clio Residences.

It is located at the rectangle land besides The Conezion and The Clio. It may looks far to walk 1.1km or 20mins to the current IOI City Mall, the completion of Phase 2 IOI City mall will make it to merely around 600-700m away (depends on which tower in Clio2) and less than 10mins walk.

The Location of Clio 2 Residences

Walking Distance from The Clio 2 Residences to IOI City Mall – Phase 2

Clio 2 is a freehold development of three service apartments with commercial title. Sitting at 4 acres rectangle land, the Clio 2 residences have a total of 550 residential units which translate to around 137 units per acre. It is still a very decent density ratio in today’s standard especially considering its price range.

The developer is currently selling the Block A that comes with 23 floors and 152 units. This is the least dense block (similar to Block C) in Clio 2 as Block B will be housing 246 units in 35 floors.

Maintenance fee is tentatively set at 0.35psf (including sinking fund).

The Clio 2 Residences Exterior Facade

The architect is smartly made the slanting arrangement for each block of the building on top of the facility deck to avoid both the dull conventional architectural design and the heat from direct west or east facing.

Future Towers and Orientation

For those who do not like the Clio’s curvy fin shape facade, you may take a look at the Clio 2, which is a much clean, neat and evergreen concept. The large windows in each unit, easily 8ft height in living hall and bedrooms, make the facade looks more “glassy” and classy (see below).

Large Windows In Living Area and Bed Rooms

The nonparallel units which splits into two wings allow majority of units to have the benefits of side windows just like the Semi-D concept in the sky, even with such small size offering.

The Clio 2 Residences – Block A Facade

Guardhouse, Drop-offs and Car Park Design – Clever

The guardhouse will be well equipped with CCTV surveillance and  long range proximity card reader at barrier gate. When PROPCAFE tried to capture the scaled model of guardhouse and drop-off area, we realised there is another drop-off point near the Block C. It is at the lower ground level due to the slope of the site.

Guardhouse and Main Drop-Off Area

Second Drop-Off Area

Although the two drop-off areas are at the same street level, the second drop-off is at different level i.e. Ground and Lower Ground Level of Car Park.

The architect utilised the slope of the site to ease the stress of drivers and reduce the needs to go through many ramps inside the carpark. This idea has extended to its carpark design which you can see (below) that there are many entries and exits points for 1
st
, 2
nd
, and 3
rd
 floor of the carpark podium.

It means that those who allocated for the carpark from LG to 3
rd
 floor can choose its own entry (exit) point to park their car (leave the carpark) without going through the ramp insides the carpark area, except those at the level 4 that need to go through 3
rd
 floor.

Well done to the developer. It is indeed very thoughtful, not just cut down the time and stress for the residents but also help to diverse the traffic during the peak period.

Car Park Podium Design – Multiple Entrance and Exit Points for Different Level – 1st and 2nd Floor

Car Park Podium Design – Multiple Entrance and Exit Points for Different Level – 3rd and 4th Floor

Other than the guardhouse, the Clio 2 residences also incorporates CCTV Surveillance and access card at the lift lobby, lift (floor access), and given the digital lock as the last defense of security.

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Facility – Just about right!

IOI Properties is seasoned enough to understand not to over-do the facilities. But, the Clio 2 residences is certainly not short of facilities, the developer know the needs of families, millennial, and couples by spreading the facilities over two floors with a total of 59ksf.

These include Lap Pool, Wading Pool, Jacuzzi, Gym (Indoor & Outdoor), Playground, BBQ area, Multipurpose Hall, and Theatrette. The developer also carefully crafted some facilities for individual who like to have own quiet space like Reading Lab, Exploratory Lab, Playground, Green Terrace, and Hang Out Deck. Check out the facility layout below.

Facility Layout – 5th Floor

Facility Layout – 6th Floor

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For those of you who like small quiet area outside your unit, you may choose the floor that comes with extra Sky Garden Decks feature (see below). Mark the floors below!

Sky Gardens – Limited Floors

Floor Plan – Semi-D Setting

There are two passenger lifts and one service lift in Clio 2 Residences. Each floor only comes with 8 units and the design shows a Semi-D set-up to have minimal wall sharing with each neighbour.

The plus point is there are two separate wings and each wing only accommodates 4 units. This floor plan is very commendable as it cuts down the traffic and nuisance to maintain the privacy of each unit. With the exception of the smallest unit type D, all other types are end lot.

The Clio 2 Residences Floor Plan

Layout – Horizontal and Panoramic View

All units are 3 bedrooms, so it is your choice to pick the smaller or bigger size in Clio 2. Let’s see how these units are designed to cater 3 bedrooms layout.

Type D – 829sf 3 – Bedrooms C& 2 Bathrooms

This is the smallest unit but because of the horizontal layout with the rooms tuck at both end, the combination of living (good 12ft width), dining and open kitchen in the middle may make it more spacious visually.

The small size does not affect the en-suite master and second bedroom. Both bedrooms have ample natural lights and space for all the furniture fitting and setting.

The third room is rather small, not surprise given the size of less than 900sf, but it still manage to have a window without compromising the importance of sunlight. Second bathroom size is consider big to 800sf type of apartment (see show unit to confirm it :)).

Lastly, it comes with a very handy yard to cater drying activities. It is amazing to see how efficient the apartment can be even at the size of 829sf. Kudos to developer.

Type C1/C2 – 902sf/969sf – 3 Bedrooms & 2 Bathrooms

Similar to Type D, the layout is very efficient. The difference is all three bedroom in this unit are wider, less rectangle layout, and more windows which is a big plus for sunlight and furniture arrangement.

The horizontal layout will still make a good spacious view in the unit (living area with 13ft width). However, due to the kitchen’s location which at the opposite end (instead of linking at the side of dining), it may reduce the visual width and space of the unit.

Just imagine you are standing at the middle of the unit, you will realise what we just pointed above. Yes, you won’t see the kitchen at your back. Not a big deal though. It is just matter of choice between better bedroom layout or visual space in common area in the unit.

Type B2/B1 – 947sf/1,023sf – 3 Bedrooms & 2 Bathrooms

This is a typical 3 bedroom unit with all bedrooms at one end with longer corridor and a standard setting of rectangle living (13ft width), dining, and kitchen (ending at the bottom part the rectangle), this layout may affect visual space of the unit unlike the horizontal layout mentioned earlier.

Of course, the advantage of this type is the equal size bedrooms (three of them!) that comes with proper ventilation and natural sunlight. Those who will utilise kitchen more often will certainly prefer this longer and wider kitchen setting (11.7ft).

Type A – 1,216sf – 3 Bedrooms & 3 Bathrooms

This is the best layout in Clio 2. PROPCAFE loves the horizontal layout with side by side living and dining area. This will give you a full panoramic view from the long stretch of windows in the common area (21ft width). So, the placement of furniture for both living and dining can be very flexible.

The squarish area of living, dining and kitchen will enhance interactive points between family members and guests. This layout will allow kitchen lover to include a grand island and plenty of cabinet space from the long kitchen (14ft).

It is noted that no wet kitchen in this layout, however, it can be easily added it besides the yard area (5.5×5.3ft). By just top up the price for 300sf space, you get this great horizontal layout with three bedroom and three spacious bathrooms. Nothing to complain!

Quality Assurance?

Since IOI Properties started to adopt Quality Assessment System in Construction (“QLASSIC”) on its projects, we can consistently verify the workmanship of its construction works and projects.

Based on the information, we noticed the efforts from IOI Properties as they have consistently achieved above the score of 80 over last few years (see table below). With the latest completed project –
Pavilion Residences
 and N’Dira scored the highest of 84 and 85 respectively, it showed IOI Properties is serious about improving its workmanship. It is definitely a good news for the buyers of The Clio 2 Residences.

IOI Properties – Projects QLASSIC Score

Latest Completed Porject – Pavillion Residence, Bandar Puteri Puchong

How about the pricing?

The developer set the pricing of Clio 2 around RM470k to RM600k. For a minimum three rooms and 2 baths unit, the price is quite reasonable as RM500k is always the sweet spot and chewable for many first time home buyers.

In fact, the price is very attractive compares to previous developments. With this pricing, why go for high density affordable housing property with relatively inferior quality?

Depending on the type, the pricing above translates to about RM490psf to RM570psf. So, it is up to the individual to pick the type that they can afford. The price will move around RM1500 up for each floor except certain nice floor number like 8,18,28 or 9,19,29, which you may need to pay additional RM3,000 to RM9,000 premium.

Show unit and Freebies

There are two show units at the sales gallery. Other than the nice IDs, few things to note here:

The clear ceiling height is about 3m (10ft) except those areas with piping that cover by plaster ceiling (8.5ft). Well, 10ft is luxury enough for today’s  standard.

The bathrooms comes with quality 2’ x 1’ wall tiles in full height.

Standard 2’ x 2’ tiles are used in the Living, Dining, Storage area while bathrooms will feature 2’ x 1’ tiles.

All bedroom floors are using laminated timber flooring with polymer composite skirting.

It is great to see the developer to provide wardrobe for all bedrooms and kitchen cabinet. It is not just save money for owners but also the stress from dealing with carpenters too.

However, the kitchen features 2’ x 1’ tiles in a 5 ft height configuration. Well, likely that is due to the cost cutting measure by developer. However, PROPCAFE realised the developer is clever on this as not many kitchen walls are exposed after your kitchen cabinet installed.

We captured the photo below and you know what, those potential exposed wall can easily be resolved by hanging a nice decorative item or picture. To me, it will be nicer than full wall tiles (e.g see the wall besides the fridge).

The unit comes with Instant water heater to all bathrooms.

In short, the developer is generous enough to provide the above freebies based on the price tag. The only down side is all units are running on single-phase wiring which means you may need to manage your electronic setting and usage properly. For normal use of standard home requirements, single phase is still sufficient enough.

Show Unit: Type D – 829sf

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Show Unit: Type B2 – 947sf

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How to conclude it?

IOI Resort City may sits at the border of Putrajaya, PROPCAFE never see this location as Putrajaya but a focal point between Kajang, Puchong, Sri Kembangan and Cyberjaya.

So, the stigma of Putrajaya does not apply here. In fact, this location may benefit from the recent government plan of making Putrajaya Sentral (linked up with Cyberjaya City Centre (CCC)) as the Transit Oriented Development (TOD) hub to “host” MRT, ERL (Express Rail to KLIA), and ECRL (East Coast Rail Link).

Who know the HSR (High Speed Rail to Singapore) and Putrajaya Monorail may also revive in near future?

The township and economy activities of IOI Resort City are expected to grow further with the latest Phase 2 of IOI City Mall, with additional business hotel (597 rooms), All-suite hotel (304 rooms) and 3 more office towers on top of the new mall.

To add another positive point, the infrastructures in the township are all readied. Given that there is no landed property offering here, so buyers who like this place have no other choices but only the highrise.

Furthermore, the pricing and offering now (thanks to the slow down of property market) is rather attractive without much mall premium being attached on it. So the price may still have room to move.

It is definitely one of the top choice for those who already (or like to) staying at Klang Valley Southern Corridor and prefer to have the convenience of big regional mall and  leisure activities here.

The developer knows the important of having three bedrooms for all families. So, they made all units come with 3 bedrooms but designed it with different sizes to fit the budget of buyers.

This way, the buyers do not need to give up one or two bedrooms just because of the budget.

In term of space arrangement, by sacrificing the balcony, it makes all layouts very decent with good ventilation/sunlight for bedrooms, living hall, kitchen and yard. PROPCAFE observed the efforts from IOI Properties in Car Park podium design and lifestyle elements of facilities in Clio 2 Residences.

PROPCAFE sees The Clio 2 Residences as a very functional and practical offering. All features are there at the right balance.
No More, No Less!
 The concept of “three bedrooms for all” with its affordable pricing is indeed very commendable.

The Clio 2 Residence – Progress

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To know more about the masterplan, accessibility, amenities, and other projects in IOI Resort City, you may visit the previous PROPCAFE reviews here:

PROPCAFE™ Review: IOI Resort City Part 2

PROPCAFE Review : Conezion @ IOI Resort City By IOI Properties

PROPCAFE™ Review: Par 3 @ IOI Resort City By IOI Properties

PROPCAFE Peek : District 21 @ IOI City Mall Putrajaya

For further inquiries and to know more, click >>>>>>>>
here

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PROPCAFE™ Review: The Connaught One @ Cheras by UEM Sunrise

Introduction

No stranger to the Malaysian property development scene, UEM Sunrise, the Master Developer of the vibrant Mont’ Kiara has been fairly quiet in rolling out their property new launches in the recent years. In 2021 and 2022, the Gross Development Value (“GDV”) of their property launches were only in the region of RM550 million and RM517 million respectively, comprising predominantly from launches of Kaia Heights in Equine Park and Serene Heights in Bangi in the past 2 years.

In 2023, UEM Sunrise is looking to re-build its earnings visibility by launching new projects with a total GDV of RM2.5 billion which focuses on The Minh in Mont’ Kiara (RM947 million), the 2
nd
 residential launch of their Kiara Bay masterplan, codenamed KMP 7 (RM646 million) and the property under coverage today, The Connaught One (Phase 1) comprises 1,334 units and 15 retail lots with a GDV of RM740 million.

The Connaught One (TCO)

Recently, UEM Sunrise has introduced a new segmentation of its products based on the following categories:

KASIH Series

Starter homes programme focusing on encouraging community-centric lifestyles in line with the Government’s initiative to help Malaysians realise their homeownership dreams

RISE Series

Attainable homes embodying practical living with an environment that exudes simplicity, recreation and convenience. The homes are designed as flexible and agile spaces able to shape and shift to suit customers’ lifestyle

NEST Series

Multigenerational oriented homes designed with the customers’ extended families in mind. These homes offer nurturing and secured environments as well as generous gardens and parks with recreational facilities

CLUB Edition

Curated residences that are part of a beautifully designed hospitality with an inspired environment offering high-end features emphasising prestigious resort living

LUXE Collection

Luxurious homes showcasing our ambitions and vision as space creators, designers, and property developers. This unique and exquisite collection of homes emphasises crafted, sophisticated and privileged living; created especially with an appreciation for the finer things in life

The Connaught One is UEM Sunrise’s first RISE Series property which appears to be a “starter series” for aspiring young and small families entering into their first home ownership journey.

Location and surrounding

On 4 June 2021, UEM Sunrise purchased the 6.86 acre freehold land for RM197 million from Accolade Land Sdn Bhd (“Accolade”). UEM Sunrise had bifurcated the 6.86 acres land into 2 phases, with the first phase measuring 3.4 acres.

The Connaught One Location

The Connaught One Map

The Connaught One is located in the old neighborhood area of Taman Len Sen behind Cheras Sentral mall and its guardhouse entrance is situated right next to Gate C of MRT 1 Taman Connaught Station (SBK 26).

Cheras is one of Kuala Lumpur’s largest suburbs by number of electorates and is predominantly occupied by Chinese (77.1%) following by Malay (14.8%) and Indians (7.6%) based on the recent General Election (“GE”) 15 statistics. It is noteworthy to know that Cheras is split into Cheras KL and Cheras Selangor with the former within Dewan Bandaraya Kuala Lumpur’s (“DBKL”) purview and the latter being under Majlis Perbadaran Kajang’s (“MPKJ”) purview.

The Connaught One is within the fringe of Cheras KL and is approximately 2km before the Batu 9 toll (typically viewed as the border for Cheras KL and Cheras Selangor). A Cheras KL address is favored as it is perceived as “not too deep” into Cheras and no toll is required to drive into the city centre.

The Connaught One Accessibility

Distance to the city centre from The Connaught One is about 10.5km away but the time required greatly varies depending on the time of the day as the Cheras traffic jam is notorious.

The Connaught One – MRT Line

The main USP for The Connaught One is its proximity to the Taman Connaught MRT gate C. MRT line 1 has several key noteworthy hotspots for job opportunities and lifestyle districts as follows:

Key working districts

TRX Station

(6 stations away)

• In the recent budget 2023, the PM had announced TRX as Malaysia’s global financial hub and is expected by Lendlease to have a 45k working population

• Seamless direct interchange to MRT 2 (PJL) which can be connected to KLCC east (2 additional stations) and Ampang Park (3 additional stations)

Merdeka

(8 stations away)

• PNB 118

Muzium Negara

(10 stations away)

• Linked to KL Sentral which is KL’s transport hub and MNC hotspot

Lifestyle districts

Taman Mutiara

(1 station away)

• Ekocheras mall

• Leisure mall

• Taman Segar pasar malam (Friday nights)

Maluri

(4 stations away)

• Aeon HQ

• Velocity mall

Cochrane

(5 stations away)

• MyTown shopping mall

• Ikea Cheras

Bukit Bintang

(7 stations away)

• Pavilion Bukit Bintang

NB: It is also noteworthy that there is a proposed MRT 3 interchange in Taman Midah which is only 2 stations away.

[Gate C for SBK 26, Taman Connaught]

UEM Sunrise will create a zebra crossing and open up a shortcut entrance-way into Gate C of MRT Taman Connaught. Based on discussion with the developer’s sales agents, there is no promise of a covered walkway from the guardhouse to the end of the zebra crossing. PropCafe feels that this is such a waste, given the short distance of the covered walkway and the TOD nature of the development.

[Scale model illustration from Phase 1 of The Connaught One to Gate C of SBK 26 Taman Connaught]

[Artist illustration of the entrance]

[Opened up walkway for the proposed new access from the proposed zebra crossing]

[Distance between the gate C entrance to the proposed new access]

Within the vicinity, it appears that The Connaught One is the final piece of a reasonably sized empty land to be developed and is one of the few freehold land in the area. However, it is important to note that there’s a sewerage pond nearby and Ceria Apartments looks dilapidated.

Cheras Sentral mall is also connected to the MRT gate. At the date of writing, the mall has poor foot traffic  and the only attraction would only be the ease of getting TGV cinema movie tickets on the 9
th
 floor.

The Connaught One – Surrounding Developments and Properties

Having said the above, the density of the number of residential units in the area is expected to be over 6k residential units. An analysis is summarised below for your reading pleasure:

Development

Developer

Land tenure

Completion

Total units

The Connaught One (Phase 2)

UEM Sunrise

Freehold

Unknown

The Connaught One (Phase 1)

UEM Sunrise

Freehold

2027(E)

1,334

Aster Residence

Amber Homes

Leasehold

2022

960

Maxim Majestic

Maxim

Leasehold

2022

2136

The Annex @ Medan Connaught

Accolade

Freehold

2020

258

Maxim Residence

Maxim

Leasehold

2017

542

Total

5,615

Property review – The Connaught One (Phase 1)

Road access

The road access is from Jalan 3/144a, whereby the commercial and residential entrances are split:

Retail entrance: Facing Annex shoplots

Residential entrance: Facing MRT Gate C entrance

[Visual access from Jalan 3/144a]

[split between residential access road and MRT gate C entrance]

[existing link bridge from Annex residence and shoplots to The Connaught One retail commercial lots]

[Proposed traffic flow from Jalan 3/144a]

The developer did a good job in segregating the commercial and residential entrance, each to a certain extent, can be segregated as though it’s a totally different development. This eases the potential bottleneck of cars for the commercial patrons away from the residents wanting to go home to the residences.

In addition, there is a well thought entrance for the loading bays for renovation/goods delivery away from either commercial and residential entrance as well.

The only qualm on the commercial space is that the developer intends to sell them rather than keeping them and managing the quality of tenants it rents out to.

The Connaught One – Actual Site

The Connaught One – Site at Night

Common facilities

The Connaught One – Facilities

The common facilities are nothing spectacular. We would think that a development with this level of density (1,334 units) should have a 50m size lap pool; but unfortunately, only a 30m lap pool is provided. However, this is compensated by having other pool features such as fun pool, play pool, wading pool and jacuzzi.

Having said the above, credit must be given to the developer in keeping up with the current times by having a parcel room, co-working lounge and 4 common EV charging bays on top of the other usual facilities. The maintenance fees including sinking fund is budgeted at 33sen/sq ft.

The car park floor from the guardhouse starts at level 3 and the developer has thoughtfully designed a speed ramp that enables direct access for every 2 floors of car park. For example, from the level 3 guardhouse going up to level 9, the car will need to turn a total 3 rounds (L3 -> L5 -> L7 -> L9)

The Connaught One – Modern Lobby

The Connaught One – Gym

The Connaught One – Co-Working Space

The Connaught One – Parcel delivery room / segregated by block and floors

The Connaught One – Jogging Track

Typical floor plan, unit sizes and layouts

The Connaught One – Floor Plan

Most of the layouts are designed on a north-south orientation, except for a few to minimize direct overlooking issues between block A and B and maximizing external unblocked views. As the 53-stories Connaught One being the tallest tower within this vicinity, most of the external views are unblocked.

For units facing south, do take note that The Annex @ Medan Connaught is approximately 29 stories high, though The Annex is merely a thin building and would not be fully blocking your view even if you are below that.

Units with access to western views may potentially be blocked by Phase 2 of The Connaught One and may need to face noise and dust pollution issues when its being constructed.

The Connaught One – Facing North

The Connaught One – Facing East

The Connaught One – Facing South

The Connaught One – Facing West

A typical floor layout is served by high speed 4+1 lifts with speed of 3.5m/second, giving a units/lift ratio of 135units/lift and 131units/lift for block A and B respectively and there is no segregation of high/low zone. In PropCafe’s view, the units/lift ratio is on the high side for a building of 53-stories.

From the lift lobby, it is worth taking note that the east-side of the units has only 6 units while the west side has 10 units. Thus, the east side residents will have more privacy and more natural lighting, given that Phase 2 will be built west to Phase 1. Smart purchasers will also note that the higher floors of the building have lower density.

The Connaught One – Level 48 to 53 low density floors, the higher the floor, the lower the density for these floors

There are also 2 refuse chambers per floor by the lift core, so avoid getting units too close to lift lobby.

The Connaught One – Layout

The Connaught One – Layout

The developer is very cost conscious in developing this project and this can be seen from the simple facilities and bare unit offerings (except Type A). This means that even the aircon piping are not provided and owners will need to spend additional costs for the piping and requiring additional hacking or casing to install aircons.

Having said the above, the developer has thoughtfully included laminated timber flooring for the entire unit, except for wet areas such as the kitchen and toilets which gives a feeling of comfort and exclusivity in the layouts. (Note: There is a demarcation line in the layout plan above which shows the transition between floor tiles and laminated timber flooring)

In addition, the balcony door feels very premium with the railing being flat and leveled with the internal flooring. All windows are also facing the external façade and are decently sized to maximise natural lighting into the unit.

The Connaught One – Balcony Door Railing

Below is a summary of the supply and unit configuration within the development:

Type

Size (sqft)

Car parks

Configuration

Block A

Block B

Overall

A

452

1

Studio

28.8%

0.0%

14.6%

B

708

2 (tandem)**

2 Room 1 bath

12.4%

38.1%

25.0%

C

960

2

3 Room 2 bath

35.5%

31.2%

33.4%

D

1,000

2

3 Room 2 bath

17.1%

24.2%

20.6%

E*

1,270

2***

4 Room 3 bath

6.2%

6.5%

6.4%

* Dual key-able

** Side by side for certain (high) floors

*** Certain (high floor) units come with an accessory parcel for storage in the parking floor with no price premium loading

Note: The list price escalation is RM5,000 for every 5 floors

Type A commentary

Selling price: From approximately 300k

This layout is most popular amongst investors as it’s fully furnished and low absolute price. Do take note that Type A is only available in Block A and represents 14.6% of all units in The Connaught One.

It comes ID furnished with carpentry, electrical equipment, loose furniture, kitchen cabinets etc. This unit is move-in ready and provides a hassle-free renovation which is virtually financed into the mortgage (hence the higher price PSF).

We like the AC ledge design which allows for it to be used as an urban yard. Residents can place their washing machine here and dry their clothes in this space, without being forced to dry their clothes in living area as there is no balcony and yard in this space.

However, due to the intermediate nature of the layout, the toilet doesn’t have a window and will need to be mechanically ventilated.

As this the typical studios are facing the internal pool, it is best to get the lower floors for better visual of the pool (also cheaper pricing for investors) and unit 3 would be the top pick as it doesn’t share an adjoining wall with unit 2.

The Connaught One – Type A

Type B commentary

Selling price: From RM420k

25% of the units in Phase 1 is Type B. Most Type B units come with a tandem car park rather than 2 side-by-side carparks.

The unique point in this layout is the position of its kitchen and dining area being closer to the balcony and there’s sufficient space for the corner of the space to be a study or a kids play area.

In addition, the balcony is power-point ready to fit a washing machine and ample space to the urban yard to dry clothes.

This unit is an own-stay layout and is suitable for singles or couples with one child. Investment-wise, despite being a smaller unit, its not ideal as the carpark is tandem and it comes with only 1 toilet (which makes the masterbedroom lose its privacy and not a true an ensuite bathroom). Partitioning of another balcony room (which is illegal, but yet practiced by some investors) is also restricted as the kitchen is located by the balcony.

Whilst unit 7 of block A and unit 11/12 of block B has no adjoining walls with the next door unit, it is advisable to check the proximity of the refuse room to the unit.

The Connaught One – Type B

Type C commentary

Selling price: From RM530k

Type C is the most common layout within the development with about 1/3 of the units in both blocks being Type C. Despite being intermediate units, they are segregated with a void area (semi-D style) which improves ventilation, natural lighting and reduces inter-unit vibration/noise.

The wall in the plus 1 area next to the proposed dining area is hackable and adjustable into an extended kitchen or wet kitchen area. The developer has thoughtfully included a window opening in this area into allow penetration of natural light which also allows for greater flexibility of use.

The urban yard for the washing machine area, cum clothes drying area and cum aircon ledge is best illustrated in this layout. The developer had thoughtfully carved out a glass area to allow sunlight into the urban yard to accelerate the clothes drying and yet not having rain exposure.

The downside of this layout however, is that its common bathroom does not come with windows and needs to be mechanically ventilated.

In our view, units 2/11 in block A and units 2/7 in block B are the preferred choice as it shares the wall with the emergency staircase which is usually less utilized. Also, unit 2 in block A has the swimming pool view and potential KL view (depending on the positioning of Phase 2) while unit 11 in block A is located in the lower densed wing of the lift lobby (6 units only) and faces the Bukit Besi forest reserve (if the unit is higher than the 29-floor Annex complex)

The Connaught One – Type C

Type D commentary

Selling price: From RM550k

All Type D units are corner units. Each zone from the kitchen, to the living and to the rooms comes in the and ideal size for a family with kids. The area next to the dining area also presents a very good space for a study cum play area for kids.

In addition, typically for these kinds of layouts, the space away from the balcony would feel darker as there is lack of window openings. The developer has thoughtfully included a window opening outwards to allow penetration of natural light into the study cum play area and dining area.

In PropCafe’s view, this is the best layout for the price as it is a corner unit without having a corner price premium when compared with Type C.

We believe unit 1/10 in block A and unit 6/8 in block B are the preferred units.

Unit 1/10 in block A have no adjoining walls with other units. Unit 10 is located in the lower densed wing of the lift lobby (6 units only) and faces the Bukit Besi forest reserve (if the unit is higher than the 29-floor Annex complex) while unit 1 low floor would come with the swimming pool view and potential KL view (depending on the positioning of Phase 2).

Unit 6/8 of block B faces the external unblocked view while unit 6 would still have the KL view. Similarly, unit 8 have no adjoining walls with other units.

The Connaught One – Type D

Type E commentary

Selling price: From RM680k

Type E is the largest layout size in the development and are corner units. In addition, this type is dual key-able which is able to segregate bedroom 2 into a standalone studio with water points for a pantry and ensuite toilet. This is to promote multigeneration living for added privacy or the studio can be rented out separately to subsidise the purchaser’s mortgage burden.

In addition, the beauty of this unit is that it comes with the +/- 20 feet living and dining area which exudes an impression of exclusiveness only available in luxury developments.

It is also noteworthy to know that some units come with an additional accessory parcel for storage in the parking floor with no price premium loading.

The shortcoming is that its bedroom 2 (or studio) ensuite bathroom does not have any window opening and needs to be mechanically ventilated and its bedroom 4 size is small and its window is facing the aircon compressor.

The Connaught One – Type E

Conclusion

Being UEM Sunrise’s first RISE series product as a “starter series” for aspiring young and small families into their first home ownership journey, it can be seen that the developer has carefully balanced the affordability of the property and to maintain important aspects of the design practicality and facilities.

Compared to the surrounding properties, the design and layouts are not as “efficient” for investment purposes. The developer has put in a lot of thought to increase the livability and quality of space of the units by introducing new concepts such as the urban yard and additional window openings for the 3 bedroom units. In view of this, this development is designed more towards an own stay development for young families who frequents the use of MRT 1 or 2 line.

Overall, for a Transit Oriented Development (“TOD”) (within 100m from the MRT gate) freehold development and developed by one of the top tier developers in Malaysia, being priced around 550-570psf; it provides very good value for prospective buyers.

Having said the above, being a TOD, adding a covered walkway to gate C of the MRT would significantly add value to the development in our hot, humid and wet climate in Malaysia which unfortunately is not within the plan by the developer at the date of writing this article. Hopefully the developer would reconsider this to improve the USP for its Block B and Phase 2 in the future.

Happy property hunting folks!

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PROPCAFE™ Review: The Story of Johor Bahru Properties and SouthKey – What is going on?

PROPCAFE have read enough Johor property market over last few years, especially comes to oversupply issues in Johor. However, being PROPCAFE, we would not just absorb whatever we read to come out a desktop review.

So, this time we head down to Johor to check out the situation, hear from Johorean, feel the sentiment and find out any misconception and opportunities of Johor properties.

With the opening of one of the biggest and most prominent malls in Johor Bahru – The Mid Valley, South Key Mega Mall, PROPCAFE has more reasons to make our hands dirty this time. Stay with us, we will bring you there!

Johor Properties? What’s going on!

Let’s go back to the basic and solve two questions below. You will then know what to do next.

(1) Where are the oversupply clusters in Johor?

Johor’s new launches increased 17% in 2018 which contradicted with the states like Kuala Lumpur and Selangor (significant dropped in new offerings). The continuous rise of supplies in Johor is rather worrying given the current weak property sentiment in Malaysia. Unless these launches can translate to sales, we may see potential worsening mismatch of supply and demand in Johor.

Wait a minute! We cannot generalise and conclude the oversupply in Johor by just using this data without digging out more information about the actual oversupply issues in Johor.

Source: NAPIC

NAPIC showed Johor is ranked as no 1 state in 2018 Property Overhang table. With this, it is common for investors to say – “Oh, Johor property market is oversupplied! Cannot touch anymore!”.

Well, no doubt the risk is there but decision making for property investment is not so direct and at the same time, it is not so difficult either. Well, you just need to zoom in further to search for the “cancer” of Johor property market!

With no surprise, the oversupplies are mainly coming from a well-known property zone. Where else? Iskandar Malaysia. Although this economic zone probably comes with the best blue print and masterplan in Malaysia, it is unfortunate that the over zoning of Flagship Zone A to E (basically to “everywhere” in Johor state) made it too large for the master developer and Iskandar Regional Authority Development (IRAD) to control.

The opaque execution and bad timing of the offerings from many big developers have caused the gluts of supply over a short period.

Based on the latest KPKT’s data source, by extracting few key developments in Johor Puteri Harbour and Forest City, it showed the unsold units were amounted to 22,847 units (see table below).

It is more than the Napic report of 16k units in the whole Johor state above. Although we could not reconcile the figures with NAPIC, the official KPKT data did reflect the biggest majority of the overhang units are actually coming from these few developments in the Flagship zone, outside the “old” and “matured” Johor Bahru City Center!

Source: KPKT Malaysia

So what have we learn from this? Many argued that the above projects were not built and targeted for local! In fact, it is proven in the foreigner ownership database revealed in KPKT source and it is also proven during our quick survey with many Johorean on the street.

For local folks, inconvenience is their main concern. For example, some of us in Klang Valley still willing to travel from Setia Alam to Kuala Lumpur City Centre on daily basis, but this is not the case for Johorean!

We all know that Iskandar Malaysia is supposed to be seen as “Shanghai equivalent” which aimed to push regional growth by leveraging the spillover from neighbor country – Singapore with its benefits of a much lower cost environment.

Sadly, this ambitious plan needs a very sustainable model over a long period and a proper execution with local participation to fill up the new zone like Iskandar Puteri (formerly called Nusajaya).

With the already large flagship zones and now added in the 5000 acres of reclaimed land of Forest City, without local joining the move, how could these places not oversupplied?

(2) Where are the areas with
potential
pend-up demand in Johor?

Since we knew the key overhang area, so let’s forget about the new zone for time being! The Johorean, whom we talked to, do not see the new zone like Puteri Iskandar relevant to them. It is mainly due to the location and pricing.

The local in Johor are not as adventurous as Klang Valley folks. They like the old and readied amenities. Our visit to Puteri Iskandar has proven that the population and amenities in Puteri Iskandar are still at the infant stage with limited entertainment areas, eateries, conveniences of daily needs, and transportation.

The current stage of Puteri Iskandar will not fulfill Johorean or possibly Singaporean needs as well. It will take some times. The question is, why wait for it if you have a better opportunity to explore?

The focus should go back to matured area surrounding Johor Bahru City. Johor Bahru folks and many Singaporean like to be near to everywhere for their daily routine and entertainment activities.

Although Johor Bahru city center is considered as Iskandar Flagship Zone A, PROPCAFE re-classifies it back to Johor Bahru city here to isolate it from the mis-conception of the over-supplied in Iskandar Malaysia.

Where is the potential demand in Johor Bahru? The answer is simple. It is on the map!

Vacant Land – Johor Bahru vs. Iskandar Puteri (Nusajaya)

Based on the map above, you can easily see  how matured Johor Bahru is. It means limited lands for future development. In the other hand, what happens to the new Iskandar flagship zones in Nusajaya/Puteri Iskandar? There are plenty of vacant lands there i.e. many developments to come.

How about the most “IN” areas near to Johor Bahru city? After we surveyed with many Johorean and visited the places there over the weekend, it is surprisingly easy to conclude!  You will never go wrong with the upside down of the
“Avengers
 –
 A”
, based on the starting point of Johor Bahru City Centre!

Avengers Heading to South

The focus point of Johor Bahru is as simple as below!

Following “Avengers”

JBCC (Point A) – Austin Height (Point B) – Skudai/Taman Ungku-Tun Aminah (Point C) – Taman Molek (Point D) – Bukit Indah (Point E)

PROPCAFE can safely conclude that the highlighted potential areas are the preferred choice of Johorean! By looking at the map, these places are mostly developed, which mean limited supplies. Each area has its characteristic. Johor Bahru City Center (JBCC) that being near to coast way to Singapore are mostly old areas that occupied by Singapore work-bound workers. You may have everything there but the existing properties in JBCC looks “tired” and “run down”.

Mount Austin, a higher end market in Johor, has plenty of up-market hangout commercial activities that providing night life atmosphere equating to Sri Hartamas in Kuala Lumpur. You can find Sunway College and a water themed park there as well.

A quick check on Semi-D in Austin Height showed the property pricing there has been holding around RM1.2-1.4mil over last 5 years after the spike in early 2010s (from the low of around RM700k).

Next is Sekudai (together with Taman Ungku Tun Aminah), a relatively quiet place that has transformed very well with the rise of commercial activities and shopping malls over last 10 years.

Taman Molek, a banking district, is also one of the favourites to Johorean with aplenty of decent and nice properties there. Price is not cheap though (2s Terrace has surged from around RM500k in 2010 to RM800k now). Further up is Tebrau city, we expect more demand will flock in there with the new boost – the opening of Ikea store.

Lastly, Bukit Indah. This township grew significantly after the completion of Malaysia-Singapore Second Link Bridge (included as part of Iskandar Puteri region). The 2 storey terrace price has moved from RM360k in 2010 to RM550k in 2019. The capital appreciation is indeed commendable. Many higher end properties are offered there over last 10 years.

The most notable one would be Horizon Hills. With its economy activities and amenities (clearly better than the newer part of Iskandar Puteri), Bukit Indah township will continue to take full advantage of the spillovers from the grand plan and infrastructure development of Iskandar Malaysia.

In short, it is obvious that these places are holding well due to the scarcity of the lands and location of being near to City Center. It is also not difficult to see the above areas are well supported by key toll-free highways from city center. Check it out more in next section.

Riding on The Toll-Free Highways

You can easily notice the three key highways that branch out from JB city center (see yellow lines).

From JBCC, it splits into EDL (through SouthKey to link up North South Highway), Tebrau Highway (from SouthKey to Taman Molek and Tebrau City direction), Jalan Tun Abdul Razak (to Taman Ungku Aminah and Sekudai and link to Coastal Highway).

From east to west (Pasir Gudang to Bukit Indah), it starts with Pasir Gudang Highway to Singapore-Malaysia Second Link. In Johor, to find a gem, basically you can just search through the routes along these highways. It won’t go too wrong.

Next is to follow back the proven results in the “Avengers” and “Highways” indicator above.

New Super Hero after
the
Iron Man’s death
?

With the dead of Iron Man, you need to find a new super hero!  Spider Man?

Super Hero needs Power and
what are his
 “Powers”
?

Yup, SouthKey! The New Super Hero!? If you dig into the “Avengers” and Routes of “Highway”,  you will find SouthKey is the only available large undeveloped land in the JB city centre! It is not “Far From Home”!

–
Location and Accessibility

SouthKey is the only large development land left in Johor Bahru City Center (see below). This 330-acre lifestyle development is residing in the middle of city, literally besides the “Old World” like Taman Sentosa, Holiday Plaza (3km) and KSL Mall (3km), which mean it comes with full amenities. You have everything here within 5km.

SouthKey – Last Piece of Jewel

SouthKey enjoys the direct access to the new Eastern Dispersal Link (EDL) that would bring you to City Square and CIQ (Singapore Coast Way) within 6km distance.

The EDL also connects to the other three most important highways in Johor i.e. North South Highway (to Kuala Lumpur), Pasir Gudang Highway (to east and west of Johor), and Tebrau Highway (to Tebrau City/Kota Tinggi).

What else? It is sitting along Jalan Bakar Batu (to JB East Coast Highway & Permas Jaya) and easily links up with the JB city inner roads and the main Jalan Tun Abdul Razak. The connectivity in the city is really superb.

–
Master
plan that

t
ake Johorean Lifestyle to
the
Next Level

It is the fact that Johor city center is dated and lacking of “energy”. Many projects are scattering around the city without any large scaled integrated developments. SouthKey is now changing this scene and putting a big plan there with –

18-Acre Central Park – Probably it is going to be the only big landscaped park under the integrated mixed development in Johor Bahru. The 18-acre recreational park with lush greenery will take the focal point of the whole development to rejuvenate the experience and lifestyle for Johorean, visitors/shoppers, residents and office employees nearby SouthKey.

High Street – Office suites, Soho, Service Apartment and Condominium to boost the day and night population in SouthKey.

Business Park with the range of boutique pod, offices, and shop offices to cater different business purpose and usage.

Park Residences – Approximate 45 acres park-front modern residential enclave.

Columbia Asia Medical Center. The medical centre has opened its door and now serving the city folks in JB.

Hotel and Commercial Retail Shophouses. This component will make the township more balance and complete.

Education zone will host various type of education institutions to further stimulate the vibrancy of SouthKey and meet the educational needs for residents in JBCC and SouthKey.

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Lastly, it comes with
the
 Biggest Mall in Johor
.
This is the “Super Power”!

–
Mid Valley, SouthKey Mega Mall

This is the “Super “Power – Spidey Sense” that prompted PROPCAFE to visit Johor properties. All of us missed the boom of properties surrounding Mid Valley – Mega Mall in Kuala Lumpur 20 years ago, this time round we will not simply let this opportunity to slip through us without checking it out. The first phase of SouthKey Mega Mall has been opening its door to public in April 2019. Apparently, Corporate and Hotel Towers are also work in progress.

The Rise of Mid Valley in Johor

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Based on the component of Mid Valley City in Kuala Lumpur (see below), you can expect the similarity in SouthKey Mid Valley Master plan, for example Hotels (WIP), Grade A Corporate Office Towers (WIP), and Residential Service Apartments (expected in future phase). IGB also already put in plan for the extension of existing SouthKey Mega mall in Phase 2. Garden Mall? Not a surprise.

Masterplan of Mid Valley City – Kuala Lumpur

Don’t It Sound Familiar?

Everyone in Klang Valley know how successful Mid Valley City is. Tan & Tan/IGB Berhad certainly knows how to create value and ensure the survivor-ship of the mall with day time footfall to form its ecosystem, especially from the hotel and corporate offices. In order to make the corporate offices work, they certainly know the location will decide everything.

To recap, Mid Valley City Kuala Lumpur is located few km from City center, besides the old world like Bangsar, Kerinchi, Brickfields and etc. It is right besides the link roads in Kuala Lumpur i.e. Jalan Syed Putra and Federal Highway. Let’s stop here. Aren’t we talking about the same characteristics above when we touched on SouthKey location earlier?

Undeniable, IGB is one of the most successful corporates and developers in Malaysia. They have tones of resources and consultants to serve them. Without a proper homework and research, SouthKey will not be their choice.

The strategic direction is not only to bring more lifestyle and up-market segment to Johorean, they are also targeting the “flow” from Singapore who very familiar and used to the “integrated” modern environment and facilities.

Yes, Singapore folks can come straight from ICQ to the mall directly from the elevated EDL highway within few km without the needs to go through the inner roads in JB.

Due to its location and new facilities/amenities, PROPCAFE sees SouthKey as the new life in Johor Bahru, in term of the choice of higher end residential and commercial activities.

Based on IGB’s proven track record of Mid Valley City, it is easier just to follow the successful big boy like them which will save you hundreds of research hours and millions of consultation fees (yup, they had already paid it for sure Lol).

With this end note of “Super Powers”, we would like you tell us if there is any other project in Johor Bahru City Center that matches SouthKey’s offering above. If not, the answer is writing on the wall. SouthKey will be one of the rare gems in Johor Bahru City Center.

What have been completed
 in SouthKey
?

PROPCAFE visited SouthKey Mosaic, which consists of 5 units of 4-storey boutique pods (occupied by Great Eastern, Hong Leong Bank, CIMB and Allianz), 41 units of 4 storey shop offices and two towers of serviced apartments.

Without a doubt, commercial areas in SouthKey are much better designed in term of infrastructure (proper road planning) and better looking facades compares to its neighbour townships and “old world” in Johor City Center.

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Actual Site of Mosaic, SouthKey

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Mosaic  Service Residences is the only completed residential property in SouthKey so far. Well, we need to highlight that we failed to get a two bedrooms Airbnb unit at Mosaic during our visit in JB as all units were fully booked.

The two towers of 584 units over 34-storey comes with 1 to 3+1 bedroom layouts (676sf to 1509sf). For those who like facilities, Mosaic has allocated 105k sqft at the 7
th
 floor for the  facilities (see below) for residents, which is rather huge in today’s standard.

Mosaic comes with decent ambience and it is the One to catch if you want and need a place now in SouthKey.

Mosaic Service Residences – Facilities Floor Plan

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Actual Site of Mosaic Service Residences

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Show Unit and Actual Bare Unit

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Fantastic View from Mosaic Service Residences

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What is NEXT?

There are so many things to write about Johor Bahru and of course the development of SouthKey as well. Without coming down Johor to witness it, we probably would still holding some mis-conception of property market in Johor.

Johor property market is big and we cannot make judgment by consuming high level information. Hopefully, the “Avengers” and “Super Powers” would help you to gain more insight and use the methods to evaluate the properties in Johor Bahru.

MidValley SouthKey

PROPCAFE will stop here for the first part of Johor Bahru and SouthKey series. It is definitely not the end of our Johor Bahru series. What’s in the line? During our trip, we managed to peek on the next offering of SouthKey – “The Herald”, a very interesting new generation Shop-Offices and business suites tower with co-working and common facilities. If you are looking for commercial opportunities, don’t miss it.

PROPCAFE also found out SouthKey’s another plot of land that developer coded it as “Entertainment City”. Hearsay, some big fast food chains have comfirmed its presence there! Well, not hard to see the drive-through feature in the photo below 🙂

Container Market Place _ SouthKey

The most interesting part of this latest plan is the inclusion of the container market place. Check out the photo below – before we are summoned to take it down by developer!

Container Market Place _ SouthKey

For those who do not know about this concept and cannot wait for our next series, you may check out the Common Ground in Korea (youtube below). Yup, one of the most trendiest hipster hangout market places and instagrammable spots in Korea! Cool stuff! It will be in SouthKey in near future.

So stay tuned, we will publish SouthKey series two soon!

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PROPCAFE™ Review: TR Residence @ Jalan Tun Razak, Titwangsa By MKH

PROPCAFE first come across this project in February 2017. Although PROPCAFE had all information, we had to re-prioritise it due to overloaded projects in our tight schedule. However, this will not stop us to share this interesting project, the project that you will love it at your first sight if you know this part of Titiwangsa well! Yes, a bit late but hope it will be a good read for all our readers since no much details could be found online.  😀

TR Residence – How much do you know about it?

TR Residence is a 36-storey building that sits on the one level basement carpark and 6 levels elevated carpark (level 3 to 8).

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12 units of duplex retail lots are located at the first two levels to provide basic conveniences for residents.

Total of 642 units (4 penthouses) service apartments in TR Residence are residing at a1.5 acres land that provides various options in term of size –

Type A – 850sf – 3Bedroom & 2Bathroom

Type A1 (Dual Keys) – 850sf, 3Bedroom & 3Bathroom

Type A2 – 636sf, 1Bedroom & 1Bathroom

Type B – 753sf, 2+1Bedroom & 2Bathroom

Type B1 – 710sf, 2Bedroom & 1Bathroom

Type C (Duplex) – 850sf, 2Bedroom & 2Bathroom

There are four special duplex units (850sf) with an extra garden land at facility level.

 Size

 Total Unit

 %

 1690sf

 4

0.6%

 850sf

 324

51%

 753sf (corner)

 50

8%

 753sf

 54

8%

 710sf

 156

24%

 636sf

 54

8%

Typical floor will house 24 units and share 6 lifts. While the density seems high (428 units per acre), half of the total units are  relatively small size with only 2 or 1 bedroom units, therefore, human traffic could be manageable. It should note that the density ratio based on unit per acre could be the measurement of the past due to the compact size offering nowadays. Generally, one would expect less residents per unit based on layout with lesser bedrooms. The comparison of density ratio going forward should be based on project’s total bedrooms per acre to make the comparison more meaningful.

The 850sf type have most competition internally and come with the highest price tag (except the penthouse). Next is the type of 710sf with a total unit of 156. 636sf has the least competition and comes with cheapest entry price, so it can be the ultimate winner among all. The valuable unit would be 753sf type with 2+1 configuration which would have clear advantage against both 850sf (much lower entry price and has similar set-up) and 710sf type (extra bathroom and bedroom with similar price level). This is just pure paper talk, it could be totally different outcomes in reality. All the best!

Unit 6 to 10 are facing LRT track but thanks to the bus station, it still has a distance to it. One additional point to note is all units comes with one carpark lot except the penthouse. So, in this sense, bigger units do not have the usual advantage of additional car park bay.

Due to the previous land owner’s work, this lease will be expired on in the end of year 2084. However, the developer has promised to renew it back to 99 yrs with an estimated cost (premium to pay) of RM3mil.

Layout – Small But Practical?

Let’s do a short summary for each of the layout.

Type A (850sf, 3b2b) – Balcony (checked); Yard (checked); Bedroom wise, the third bedroom has no window! So, PROPCAFE would see this third room as utility or guest room/study room. Kitchen’s location is rather weird and may make the unit looks smaller. Type A1 is meant for Dual Key, same layout but developer moved the foyer further to accommodate a small window at the entrance foyer. Well, let’s be realistic. This extra room is way too small to be used as standalone unit.

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Type A2 (636sf, 1b1b) – Yard (checked); Kitchen location (checked). Decent layout for one bedroom apartment without any issue of natural sunlight. The downside is no balcony but no big deal though for one bedder unit.

Type A2

Type B (753sf, 2b+1, 1b) – Yard (checked), Balcony (checked), Kitchen Location (checked). The horizontal layout of living and dinning area in this unit will make it looks more spacious visually. The extra bedroom 3 is a bit stretched to be proper bedroom though small window is there at the entrance foyer. However, it one is looking for extra rental yield, this layout probably is better than 850sf or 710sf type to have extra room (be it small bedroom or use it as utility/study room purpose). Unit 11 of this type are the two units that comes with the most natural lights from the whole floor (see below). The most valuable unit according to price point perspective. There is another type with same layout and size located at the corner of the building with extra RM20k without any additional window, so one would question why there is such high premium attached to these corner units.

Type B

Type B1 (710sf, 2b1b) – Yard (checked); Balcony (checked); Kitchen Location (checked). Very spacious two bedrooms apartment but the biggest issue is that it only has one bathroom compare to the rest of units above.

Type B1

Type C (Duplex, 850sf) – Interesting and limited unit with L shape land and duplex feature i.e. double volume for living and kitchen area. However, it has only 2 bedrooms with master bedroom located at mezzanine floor. It will cater for those who appreciate duplex living and garden. Since it is at facilities level, do expect more direct noise to go into the unit.

Type C

TR Residence – View

It is pretty much self explanatory based on the diagram below. Can the direction of KL city view able to peep the KLCC? As it is not highlighted by developer, it is hard to tell based on the map. We would say No Chance. The direction to PWTC and Jalan Raja Laut will be blocked by Vistana and Tititwangsa Sentral.

View from TR Residence

Facilities and Rooftop Garden

One of the surprises from this project is that this is one of the rare developments from MKH to provide rooftop sky garden facility. Hardly see it from MKH, kudos to developer this time! Make it more green and less floor tiles please! 🙂

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The main facility floor comes with standard common facilities (except wall climbing…Wow!):

Gymnasium; Swimming Pool; Children Play Ground; Children Play Pool; BBQ Area; Jogging Area; Landscape Gardens; Management Office; Multi Purpose Hall; Open Amphitheatre; Wall Climbing (new and interesting!); Nursery (Provision Space only)

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Developer – Familiar Name

MKH is the King of Kajang with plenty of land bank there and has been developing all type of properties in Kajang since 1979. The developer also currently very active in Cheras, Mont Kiara, Puncak Alam and many other parts of Klang Valley. Surely, those who are following forum or MKH will point to a controversial case happened in its Saville Bangsar near Bangsar South which created an outcry in social media world due to the complaint of one buyer. It ended badly for the buyer but other sources also claimed that there was proposed solution from developer but being rejected by the buyer. No one know the full story and we do not speculate. The key is, defect works are always due to the bad contractor and also the bad quality control personnel. Don’t expect perfect home (yes, no matter how expensive it is) and zero defect. Investors know they need to get the unit up asap and many times they will settle small defects themselves. Be aware that minor defect if not fix it soon may end up as major defect. As an ownstayer, you would love to stay in your dream home asap also to save costs as well, find the solution with developer and sometime compromising minor issue will save you more money in the long run. Don’t drag it but fix it (many ways to do it and it is part of the property ownership survival in Malaysia property market), most importantly, must see the big picture. The latest completion project from the developer is commendable, Saville Kajang, a mid cost project launched couple of years back with starting price from RM2xxk. The quality looks reasonably good (see the photos below). In short, MKH is an established developer with long history and proven track records. You just need to hope they appoint the decent contractors and do a their jobs right as they proved that they can still deliver a decent property. Finger crossed.

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Transportation at its best in Malaysia – MRT Line. How about the “Connector” of MRT, LRT and Monorail?

This is the core section or i have to say this part is all about TR Residence! After MRT started its operation, all citizen of Klang Valley were impressed on its state of art facilities, comfort covered linked bridge/underground connection to LRT, efficiency, convenience, city connectivity and timeliness/frequency of trains. In short, transportation at its best in Malaysia! Everything looks good and seems like lastly we have a developed country’s public transportation system. For sure, MRT will be the core transportation for Klang Valley folks in future, no doubt about it.

Titiwangsa Station – MRT SSP Line Progress

Door Steps to MRT + LRT + Monorail + Bus Station

Sorry to LRT, which is quite a failure in the first place for its wrong locations (majority of the stations), poor linkages, bad design & facilities, and small trains size/no of coaches. Similarly, Monorail has the same issues except the location of stations are at prime areas which served as the connector to existing LRT to reach various parts of KL city central. This suppose to be replaced by MRT 3 line, unfortunately, we may need to wait till 2025-2030 at least since it has been postponed. The uncomfortable state of these two transportation have made it hard to entice public to rely on it. However, with MRT in place, LRT could be given second chance as you may use it as complement basis i.e. only for just few LRT stations before or after you hop on MRT train.

TR Residence – Connectivity At Its Best

Question is, would it make you feel better if you can totally avoid the LRT? Of course, Yes. But too bad, the reality is, MRT’s coverage for KL city itself could still be limited, at least for MRT 1. We need to wait for MRT 2 line to nicely link up the rest of key points in KL city centre (if you study closely). Based on the location of the stations, MRT 2 line will be the main line for many riders in city centre! You can have many different lines (LRTs, MRTs, Monorail, KTM), the connectivity comes in very importantly as no individual line is perfect for all to reach everywhere, you need to change line all the time similar in any big cities. Therefore, staying near to the interchange stations for these lines are the next level playing field for investors and key considerations for ownstayers or tenants due to the conveniences to reach out as many places as possible without the needs to drive around all the time.

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Please think about it. How many developments come with MRT, LRT, Monorail and Bus & Taxi Station (not bus stop, ok)? We are talking about walking distance like 200-300m not 800m to 1km away! TR Residence has it all, yup, literally right next to it!

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Definitely, as of now, TR Residence is one of the rare projects in whole Klang Valley that comes close to perfect in term of transportation conveniences (alright, still cannot beat KL Sentral Haha). And we know that the best public transportation choice is always refers to the convenient of interchange or some said Transit Oriented Depot (TOD).
TR Residence – Connectivity at its best!

Facelift to Happen?

Many of us would think that this area is a bit run down. Yes, at current stage. But look further, you would notice a big peace of land right besides TR residences (which visible directly from Jalan Tun Razak) is hoarding up by MRT works. See below

Based on the signboard, this land is meant for the following upgrades:

The designed of MRT Entrance Right Opposites TR Residences

Phase 1

3 “Entrance Box” to MRT’s underground

Ventilation structure on the ground

Cooling tower

Refuse chamber

Sealed space and Concourse

Underground platform

Phase 2

Bus Terminal

Link to Titiwangsa LRT Station

Link to Monorail Station

Facelift on LRT and Monorail Station

The surrounding of TR Residence will be refreshed thanks to this upgrade work from MRT Corp.

Amenities

Basically, you have everything you want as it is at the central of Kuala Lumpur. Titiwangsa Lake Garden, Eateries, shopping malls, banks, clinics, shops, different type of schools and etc. We simply do not need to waste more time on this part.

What else should we take note then? Ownstayers look for amenities for conveniences but investors look at it with more dimensions! As the great amenities would create more benefits of having bigger tenant pool and in this case good profile tenant. How and why? Ask the neighbour Titiwangsa Sentral, they have many doctors and  medical staffs as their tenants as there are may hospitals and medical centres within few km (see below – It is not including the famous IJN which is not far from TR Residence).

Location – Should we even talk about it?

If the place comes with good connectivity and amenities means the location cannot be bad. However, a great location still needs to fulfill more requirements like near to central of gravity (COG) of the city. For this development, it has many COGs! KLCC (6 km), Bukit Bintang (5.5 km), and future COG TRX (6km). Wait a minute, we should talk about how many stations away rather than driving distance :).

How about the local favourite Petaling Jaya (15km to 1 Utama), Mont Kiara (9km), Desa Parkcity(12km) is just a short driving distance away (in fact, many locations are reachable by MRT in future together with LRT 3. Yup all the way to KLANG!). Again, we spend little time here as KL folks know where is  Jalan Tun Razak!

Expensive in term of RM PSF?

Depend on the timing you get into sales office to pick your unit. Well, PROPCAFE checked in the sales gallery back to February 2017, the early birds who booked during this period will get a deal with from slight below RM700 psf for all the types except smallest unit starts above RM700psf nett. Of course, this was for limited units and and floors only. RM500 increment per floor. The lowest psf deal only for certain low floors during the first released and the higher floors were up around RM20-30k just after one or two weeks but given slightly more rebate. This follows by another 5% increased of the price after developer obtained overwhelmed responses from the market. God know what’s the price now for the remaining limited units (sorry, PROPCAFE did not follow up) after 1.5 years. Last heard about rm800psf up. Buyers may check it out directly with developer.

How does it fair to other future competitors?  A quick search will show that is much higher in term of RMpsf than the nearby apartments. For example, Titiwangsa Sentral, which is the best performer in this area. Technically it is just cross the road from TR, if you do not based on the main entrance as the benchmark. This 38-storey apartment was the first project built by Monoland in Kuala Lumpur at the launching price around RM2xxk 10 years ago (see  below).

This building is near to 7 years old and majority of the units are relatively larger compare to TR at around 1,100sf for 3 bedrooms which it currently priced around rm650-680k in the market. When TR completes, this building will be 10 years old. Similar to Vue Residences, which was vacant possessed about 2 to 3 years later than Titiwangsa Sentral. The advantage of Vue Residence is that it has more smaller units compare to Titiwangsa Sentral for couple and city workers who always prefer privacy rather than 3 bedrooms sharing basis. The downside of Vue is, same to Tiwangsa Sentral, Vue residents may need to walk deeper into this part of KL toward the rundown shops and area that one would not want to avoid. Unlike Vue and Titiwangsa Sentral, TR Residences is at the best location in this area which just door steps to  the existing LRT and monorail without the need to pass through the “ugly” scenes toward Chow Kit. The best thing is, surrounding of TR Residences will be refreshed by the modernised design of MRT “entrance box” (underground walkway to the opposite MRT station at the other side of Jalan Tun Razak) mentioned earlier which is just across the lane of this project.

What are CONs for TR Resdence?

It has to be the facade of this building. MKH apparently miss out this part to at least make the facade less conventional. At this prime location with nice facade, it will definitely generate more interest and add more value to the property. Based on one of the press conferences, the aim from the developer is to make this prime property more affordable. With this assumption, this (cut cost) might be the reason. What a shame. Hopefully developer will add more spark to the facade (as surprise) of this property during construction. Just a simple tweak, it will make a massive different! Come on MKH!

When Titiwangsa Sentral first launched, everyone doubt about the potential tenant profile in this location just because it is not too far from Chow Kit. However, over the years the liquidity and the majority of the tenancy profile in Titiwangsa sentral, Vue and Vistana proved otherwise and there is no implication on its performance. It reflects that the property with its good location will be able to catch wider net of tenants and potential buyers across the city due to the higher demand from its the “job centric” location.

There are another two/three pieces of empty land (see below) near to TR Residence which could potentially add more supplies to this area and block of the view from the building. Well, so far there is no board or any sign of new developments there so no concern on massive supplies come together during handover period of TR Residences.

Show Unit of 1 Bedroom Layout (636sf)

Bear in mind that TR Residence almost comes as bare unit so you may not need to take serious look on the furnishing here. In general, the compact one bedroom apartment based on the show unit is reasonably comfortable for couple.

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Prospect of TR Residence?

As it is the newest development in this part of Tun Razak/Titiwangsa, therefore, RM per square feet wise is slightly higher than the average to its neighbours which is no unexpected as there is always a “compensation” for a “newer” factor since other hot property here like Titiwangsa Sentral will be close to 10years old by then. All of us know no matter how good is the highrise property, the age will slow the growth of capital appreciation and always the new one will be preferred even though pricing wise is at the higher side, or else you won’t see the new height of price in Klang Valley over years. Good thing about TR Residences, the premium that priced in the property is still reasonable and “chewable”, so it seems like there is still room to grow.

Although MRT’s premium is yet to reflect in most of the MRT line 1 properties, it is still a relatively safer choice to buy the future properties based on this transportation lines. If you observe the prices in all major cities in any part of the world, all properties near to the convenient of MRT equivalent will stand to benefit greatly in term of capital appreciation over years compare to other general properties. It is just that Malaysia, especially KL, is one of the rare countries with “Super Car Friendly” environment. The peneration rate in term of conversion of car to public transport is rather low. It will take longer time for Malaysia to achieve it. The positive note is that MRT at least does it right this time by choosing the location, building quality stations with good facilities and putting efforts to form the good connectivity with other transportation services, therefore, it is just matter of time! The best is, this project is not just about MRT line, it comes with LRT, Monorail and Bus Station! Let’s the time to be the judge. Coffee first, see you then!

Current Progress

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