PROPCAFE Review : D’Island Residence @ Puchong By LBS Bina

LBS Bina, well known as developer that focus on building medium cost housing at Batu Pahat, Cameron Highlands and Klang Valley. Their Jewel of Crown is Bandar Saujana Putra, surrounded by established township such as Kota Kemuning and Putra Heights. Launched in 2003, their early DSH launches from 16X55 was priced less than RM100K. their subsequent launches such as Topaz 18X55 was priced from RM120K. However due to the collapse of Talam (which has lands called Saujana Permai adjacent to Bandar Saujana Putra), some of the shared infrastructure works such as water tank and interchange to ELITE has stalled. Bandar LBS has struggled to develop the township however has manage to overcame the issue. Currently, the landed in Bandar Saujana Putra is one of the most affordable in Klang Valley that you can buy. Due to switch of company strategy and scarcity of landbank, LBS has switched the portfolio by building high end landed in Puchong. This bring us to D’ Island.

Overview of D’ Island

Launched in September.2011, the 175acres of leasehold project is surrounded by tranquil 1000 acres of lake. From the masterplan, the development is linked with forest on an island.

Tranquil Lake

So far LBS has launched four phases in this project consists of

Superlink Apicalia 3S 22X80 (3400sqft) and 22X100 (4000sqft) (VP soon) that fully sold from RM1.3million

Semi D Balvia 3S 40X80 4900sqft (VP soon) that sold from RM2.38million

Bungalow Lots

Nautilus 3S 24X80 (3400sqft) and 24X100 (4250sqft) that sold from RM1.8m and RM1.9m. Similarly the phase 4 almost completed and VP will be handover soon.

Wikimapia: Location of D’ Island Residence @ Puchong

Accessibility and Surroundings

The distance of D’ Island from Pusat Bandar Puchong is approximately 13km and about 20minutes in normal traffic condition. From the LDP heading towards Puchong South, take an exit at Jalan Puchong heading towards Meranti Jaya. The drive feels long due to bad long condition where certain stretches are undergoing tarring now.  After seeing George Kent on your right, turn right at the traffic light. The main access of D’ Island is through Taman Tasik Puchong

Google Map: Bandar Puchong Jaya to D’ Island

Interesting, Jalan Puchong will bring you passby Laman and Bayu@SDB to Taman Putra Perdana where at the end of the road it will bring you to Nusaputra Interchange. You can access the MEX highway which would bring you to KL City Centre in 40 minutes (about 40km) or you can go to ELITE heading south.

Google Map: D’ Island to KLCC

Access through Fenced and Guarded Taman Tasik Puchong

In summary, despite the location is quite deep inside the Puchong, you can use the alternative route to KL City rather than joining the jam at LDP.

Site Plan, Façade and Layout

Unlike other project that claimed a pond as massive body of lake, one of the most unique selling points of this development is the site is unique and surrounded by 1000acre of tranquil water. The ex-mines is really massive and tranquil.

Site Plan

Scale Model of Master Plan

Site Plan for Apicalia

Site Plan for Nautilus

For D’Island, LBS has go for modern façade. Not too clean and just with nice design that pleasing to the eyes

Artist Impression for Apicalia

Façade for Apicalia

Artis Impression for Nautilus

Façade for Nautilus

Actual Site of Nautilus

Layout for Apicalia type B 22X80 3400sqft 5 bedrooms

Layout for Apicalia type A 22X100 4000sqft 5 bedrooms

Nautilus 3S type B 24X80 3400sqft 5 bedrooms

Nautilus 3S Type A 24X100 4250sqft 5 bedrooms

Concept and Security

D’ Island is strata concept with clubhouse, guardhouse on every phase, playground, garden and jogging path etc. According to the SA, each house will be equipped with home state of art security system.

Guardhouse

Garden

Specification and Showhouse

Sample of the material used and showhouse below. Personally the material feel cheap and for the price, the developer should provide a better finishes

Sample material and actual unit of Nautilus

Showhouse

Booking Status

The first phase Apacalia is fully sold. Currently developer is selling the balance units for Nautilus. Since it is almost completed, no financing package offered. Even SPA and Loan agreement legal fee etc need to be paid by buyers.

The stickered is the leftover units for Nautilus

Despite the different is only 2ft between Acapalia and Nautilus, the price is almost RM500k different. Whether the buyer could justify the premium paid, the developer argued that lift is provided for Nautilus.

Lift provided for Nautilus

Conclusions

The location is compensated by the location. Somehow if you want a quality home, you need to stay further away from the bustling commercial area. Also the price that hitting RM2million will make this project out of the reach of normal family. LBS being newcomer in high end development is a concern From outside you notice hairline cracks on the Acapalia with patches of repair. Being an ex-mines land, there is always a concern of sunk therefore hopefully developer has take this into consideration.

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PROPCAFE Review : Damansara Foresta @ Sri Damansara By L&G – 中文产业评论

住在闹市中的城中人，和异乡来到首都谋生的游子，有没有想过可以生活在一片绿油油的森林？可以在熙来撒往的闹市中，拥有零污染的一片天？如此奢侈的梦想家，就位于BANDAR SRI DAMANASARA 的 DAMANSARA FORESTA， 在42英亩的发展地中，发展商挪出一半的森林, 保留其原始风味，另一半却兴建发展高档公寓。

此发展计划的卖点是，每一楼层只有八间单位，面积介于1400到1600方尺不等，由于面积颇大，所以间接中降低了其密集度。单位室内的设计新颖，客厅，及三间房的窗户都面向同一方向，部分单位可浏览绿林，或是城景。第一期共有4座公寓，共用的设备包括三个游泳池，空间蛮大的健身房，桑拿，球类运动场地，每单位配有两个泊车位，及无数的访客泊车单位，以方便访客到访。

更值得一提的是其森林设施，有跑步踏青跑道，也有天然温泉，榴莲及山竹果园。想要体验野外生活的住客可以趁周末或学校假期，在这露营野餐， 观鸟或探索森林生态,  在叶蝉的叫声中入眠，在黄莺的歌声中苏醒。

每栋公寓的顶楼都设有空中花园，由于这发展地居高临下，海拔180米，伫立在公寓顶楼的空中花园，就等于站立在86楼高的楼层，其高度仅比著名的双峰塔低两层，所以置身此地，可以瞭望整个白沙罗，双溪毛濡，甲洞全景，甚至云顶高原也尽在眼帘之中。是新年倒数看烟花的不二选场地，也可趁中秋时分在这赏月，提灯笼，不失为人间美事。平时下班之后，也可在这小酌一般，细看夕阳收敛其余晖，或约三几好友在此闲话家常，或效仿三国的曹操与刘备，在此煮酒论英雄。

这发展计划共分四期，发展商上的财务报告上阐明这计划需费十年才能完成。所以第一期的投资者如想在建好后转手， 必有所斩获。 如想出租的话，问题也不大，毕竟以森林为主题的公寓的供应也不多。

尽管如此，有许多投资者对于这项计划还是采取观望的态度，原因有二；

1） 一般人对斜坡的发展计划存有质疑，恐怕有塌楼或楼层倾斜的风险。

2） 投资者担心现有的两条路，无法负荷将来庞大的交通流量，但发展商承诺在交屋前将现有的两条路增加到四条，这也是土地局给予发展商的赋予条件。

纵观以上的优缺点，笔者觉得它不失为投资或自居的首选。

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PROPCAFE 360 Degree View : Damansara Foresta @ Bandar Sri Damansara by L&G

Propcafe did a review on this project three years ago, in both languages,
English Review
 and Chinese language
中文评论
. Perhaps this project is the most controversial project in town since it was launched in 2012. It has sparked the active debates among the proponents and opponents. The opponent dislike it being a hillside development as it is built on class 1 and class 2 slopes. Therefore, subject to the execution risk. Some equate the development to Bukit Antarabangsa by concluding that any highrise developments in hillside are subject to the risk of collapse. The opponents also accused that the main shareholder of the developer, Mayland is inexperienced in building highrises at the hillside, and consistently deliver low-quality products in the past.  On the other hand, the proponents like the location, affordable pricing at RM400-500psf when it was first launched, freehold status and the green surrounding.

Entrance to Block A

Fully Air Con and Generous Seating Area at the Lobby

The project involves 2 main contractors, the Block A, B, C were built by Pembinaan Yuen Seng Sdn Bhd (PYS), the previous projects of PYS could be found at
PYS Website
, whereas the Block D was assigned to a mainland Chinese contractor. The end products’ quality varies according to the blocks. Block A apparently has lesser defects compared to Block B and C, even all the 3 blocks were built by the same main contractor. The reason is, as verified with the internal staffs, Block A was the first block to complete, so the contractor has more time to fine-tune and touch up the end products prior to VP.  Block B and C were rushed to meet the dateline so that the developer could save on the LAD and DIBS subsidies.

We would like to share the VP pictures as attached in this article, credit given to Mr. Lee Yik Sheng, and the owners’ contribution at the Facebook (Closed Group).

Facility Floor

Here are the summary of the facilities at the pool level of each block.

Block A- gaming room (snooker, board game), management office, Multi-purpose hall, Laundry

Block B – convenience store, TV Room, reading room

Block C – Cafe + kids’ indoor playing room, Squash Room

Block D – Child Care, surau perempuan + lelaki, bilik jenazah

Between C and D, open air badminton

Outdoor Badminton Court

Gym with Forest view.

The following Pictures are the Forest Facilities

“Private Forest” Facilities which can only access by the residents.

Roof Top Views

Can You spot the Twin Tower and KL tower?

View of Bandar Sri Damansara + Damansara Damai

View of Sunway SPK + Desa Park City (Westside 1,2,3)

Left: Rafflesia @ Damansara Perdana, Right: The Airie at Sri Damansara

Interior Pictures of the unit

View from a unit at Block A

Some Night Views Pictures at Roof Top Garden

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PROPCAFE Review : Damansara Foresta @ Sri Damansara By L&G

Have you ever been to Taman Negara (National Park) in Pahang?Have you ever think of having bird sanctuary, jungle track, jogging tracks, herbs/flowers/fruits orchard, hot springs, camp sites and picnic area, mini lake garden at your door step?

Now you don’t have to travel to Pahang as it is available at Damansara address, i.e. Damansara Foresta. This last piece of 42 acres forest is located in Bandar Sri Damansara, across from the neighboring  Damansara Perdana and Desa Park City.

The 11 blocks of high rise condo development will be divided into 4 phases with Phase 1 (4 blocks), Phase 2 (2 blocks),  and Phase 3 and 4 (3 blocks each). These 11 blocks will be built on 21 acres of class 1 and class 2 land, whereas the remaining 21 acres of class 3-4 land will be kept as it is with above mentioned forest facilities. According to the financial report, this is a 10 years development project with the final phase to be delivered to the purchasers by year 2022.

The phase 1 consists of 4 blocks, there are few types of units available for sales, BU ranging from 1400sqft (Type A) to 1610sqft (Type D). The first block was launched in 2
nd
 week of Jan 2012, with the price starting from RM400psf, due to the good response, the block A was sold out within a week. Block B was opened for booking a week later with price tag of RM450psf.  Block B was sold at higher price due to its North South orientation, compared to Block A’s East West Orientation. Block  B was sold by balloting basis. It was able to attract the attention from the other industry players. Rumors indicated that even the sales team of TA’s Damansar
a
 Avenue invested in this project.

Block D was launched in March 2012, and Block C the last block of Phase 1 was launched few months after.  While launching Block C, the developer has set up the online booking portal so as to allow those who live outside Klang Valley to make their booking online. To date around 85% of the units were sold.

The 11 blocks of high rise condo development will be divided into 4 phases with Phase 1 (4 blocks), Phase 2 (2 blocks),  and Phase 3 and 4 (3 blocks each). These 11 blocks will be built on 21 acres of class 1 and class 2 land, whereas the remaining 21 acres of class 3-4 land will be kept as it is with above mentioned forest facilities. According to the financial report, this is a 10 years development project with the final phase to be delivered to the purchasers by year 2022.

The phase 1 consists of 4 blocks, there are few types of units available for sales, BU ranging from 1400sqft (Type A) to 1610sqft (Type D). The first block was launched in 2
nd
 week of Jan 2012, with the price starting from RM400psf, due to the good response, the block A was sold out within a week. Block B was opened for booking a week later with price tag of RM450psf.  Block B was sold at higher price due to its North South orientation, compared to Block A’s East West Orientation. Block  B was sold by balloting basis. It was able to attract the attention from the other industry players. Rumors indicated that even the sales team of TA’s Damansara Avenue invested in this project.

Block D was launched in March 2012, and Block C the last block of Phase 1 was launched few months after.  While launching Block C, the developer has set up the online booking portal so as to allow those who live outside Klang Valley to make their booking online. To date around 85% of the units were sold.

The pro and cons of this project are:

Pros

1)      Strategically located in damansara address with forest theme, first of its kind in Damansara. The residents will have the exclusive access to the forest facilities until it is officially handovered to MPPJ in year 2022

2)      The construction site is 180 metres above the sea level, surrounded by 3000 natural trees. Each block comes with roof top garden, and it is said to be equivalent of 86 floor from sea level, or 2 storey lower than Petronas Twin Tower. On the roof top garden it would be able  to have panoramic view of entire Damansara and Kepong, 270 degree view of city skyline.

3)      Reasonable price of RM400psf (Block A) to RM550psf (Block C)

4)      Location x3. BSD is a matured township with international school, Sek Keb, SRJKC, with all the major banks, eateries, and commercial.

5)      Price push factors from the later phases. The price is lower than the surrounded development such as TA’s Damansara Aevenue and DPC’s Westside 2.

6)      Land and general, is the master developer of BSD, it was ranked No. 7 in terms of cash position by the Edge in 2012. So the abandon risk due to cash flow is minimal.

Cons

1)      The construction at this slope side is quite challenging, but mitigated by the granite ground and developer has started enhancing the foundation of the site a year prior to the Block A launching. However, many potential purchasers are still worried about the landslide possibilities.

2)      There is no smaller built up units, so the absolute price would be sub 600K for a 1400sqft. High entry level for purchasers.

3)      Traffic condition on the access roads. Currently there are only 2 lanes narrow access road from the BSD. Developer promised to widen the road to 4 lanes , according to LnG this is the pre-requisite before VP by the Land office.

4)      If excluded the  21 acres of forest, some potential purchasers felt that 11 blocks on 21 acres are congested.

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Dewakan @ Utropolis Glenmarie

Dewakan Utropolis Glenmarie

This is not a food blog and not trying to be one either, don’t get me wrong here  😉 but sometimes life itself is more than about property, it is all about the moment of life. I always believe in life all moments are connected to each other in some very unique way, be it property, home, family, friends, food, hobby, lifestyle, relationship and work; it is connected and related to each other. Strange but this is how I feel.

So how do I came across this restaurant “
DEWAKAN
” , well to cut the story short, it was discovered unintentionally during PROPCAFE doing the review for project
PARAMOUNT UTROPOLIS @ GLENMARIE
 if you all still remember that we covered this project quite extensively back in October 2015 but that time unfortunately it was closed and we just managed to glimpse from outside.

Few of my friends who had visited the restaurant without hesitation highly recommended me to try this restaurant, not to mentioned their posting of those beautiful picture over their Facebook and Instagram and I just can’t help it, being a property lover as well I also like “makan” or “wai sek” (in Cantonese means like to eat) I had decided to put this one in my bucket list.

Aside of that Dewakan was also being shortlisted as one of the best new opening restaurant by
Time Out KL Food Awards 2015
 recently.

According to Dewakan website
,

“Dewakan is a name from two Malay words. “Dewa”, the Malay word for God and “Makan” which means to eat or just simply; food. To us Dewakan means food from God, and as a restaurant we want to honour the bounty and the blessing given to our land. We want to connect the ingredients from our seas, farms, mountains and jungles to a canvas that is our plate in the most interesting way we know how. We hope that you too will share this experience with us.”

For me it means “God Eat” or “seksan” 🙂 , Dewakan is located inside the KDU University College Campus itself at Utropolis Glenmarie and to locate this restaurant is a bit tricky, but thanks for the restaurant management team, the moment after I had done my reservation via phone booking, they actual sent me an email to explain everything including how to get there and I follow their instruction obediently and not to behave like the usual monkey me.

At the moment the building does not have any visible signage to the restaurant. To avoid confusion, you may follow these instructions. To find KDU University, use Waze (we find it works better) and search for KDU University, Jalan Kontraktor U1/14, Seksyen U1, 40150 Shah Alam.

Once you have found parking, come to the Lower Ground floor which is closest to the outdoor parking lot above the ramp.

You will see a corridor facing the outdoor parking lot, follow the corridor till you reach a terrace that overlooks a field.

Continue along the corridor and you will see the restaurant at the end of the corridor.

The ambiance and environment of the restaurant is very nice, tranquil and calm since not many people around and located out of the hustle bustle city. Tables and chairs are well spaced apart for most comfort and privacy. Lighting and room temperature was also well-adjusted as I was worry it will be too cold because it was raining on that night itself.

Car park is never a problem for now where quite ample of space is provided. Personally I like the environment where I can just relax, have a good conversation with my friends without being distracted by other things like the “KLCC view”  😛 and enjoy my food at the same time. What a moment! But thanks to the creation of smartphone, some unavoidable #foodporn session interrupted the dinner, and one my friend said “how different would it be if the smart phone was not invented” This is something where most people tends to miss. The moment does not live within or captured in the picture but within your heart itself.

The staff was very attentive and the service was good, and kept a good comfort distance away from us. As usual, each dish was being explained in details prior we putting that into our mouth, somehow I think they speak a bit fast and couldn’t catch them 100%.

As for the food, we chose the ten course dinner. The courses are carefully planned to complement each other gastronomically and personally I like it and happy with it.

Pre-Starters (Not in the menu)

The starters

Blue mackerel

Cured Mackerel, Ulam Raja, Pomelo, Local Flowers

Roast Mushrooms

King Oyster Mushrooms, Green Curry Paste, Yoghurt, Dried Mackerel Flakes

Braised aubergine

 Aubergine braised in Mushroom Stock, Jackfruit Seeds, Black Bean Sauce and Garlic Emulsion

Home made noodles

 Steamed Ming Prawns, Brined Radish, Dried Vegetables, Cold Prawn Broth

Then the mains

Pike Conger

 Smoked Pike Conger, Custard, Fermented Long Beans Relish, Roasted Okra, Clams Foam

Duck

 Roast Duck Breast, Duck Leg Rillette, Beetroots, “Blood” Sauce

Lamb Breast

 Confit of Lamb Breast, Spring Onions, Marsala and Onion Puree

And finally the desserts

Mulberries

 Mulberry Jam, Cardamom Ganache, Cashew Brittles, Pucuk Gajus, Mulberry Snow

Gula Melaka

 Gula Melaka Marquise, Sour Meringue, Pulut Ice Cream

Chocolate Tart (The chocolate tart is really nice!)

 Warm Chocolate Tart, Caramelised Jackfruit and Gandum Ice Cream

The ice cream was the grand finale and marking the end of the course, when we saw Chef Darren Teoh himself came out from the his battle ground and standing beside us to explain the last finishing course to us personally. It is our pleasure being able to taste the gastronomic delights of Dewakan.

After the dinner, moving my heavy lazy arse and slowly stepping out from Dewakan entering the
KDU University College
 Campus brought back some innocent memory when I was a student; skipping lectures, slept in the lecture hall, day dreaming, and not to forget my silly crush on my dream girl  🙂 but nothing about property!

Is amazing isn’t it, that one thing leads to another. If I weren’t doing the review for Paramount Utropolis Glenmarie, I won’t be where am I today. Sometimes the wrong thing that you had done made you landed at the right place.

If Dewakan does ring a bell to you, do check it out with your family, partner, SO, BAE, friends or even with your
enemy
.

Even the initial angry birds …

and what happened next? …..

angry birds also become lovely birds at the end of course…. the wonder of food can do to love is truly magical. Under no circumstances, there ain’t any reason to let your partner be angry in hunger. The next time, when they are angry, just tell them even though you are angry also eat first la! 🙂

Sorry for being such a strong “lamp post”
  I will try to get someone else for my next exploration 🙄 Who want to join me for next session?

  💡

Paramount Utropolis Glenmarie Phase 1

At the same time, for those who want to know more about
Paramount Utropolis Glenmarie
 by
 PROPCAFE
, we had a very extreme detail analysis for you as well but just don’t read it during your meal 😛

Signing off for now and have a good week ahead till next time.

This is JJ @ SoyCappucino – the Intern of PROPCAFE

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PROPCAFE Peek : District 21 @ IOI City Mall Putrajaya

Hi guys.. it has been awhile since my last “pen” on the blog. Now is already entered December, the year of 2014 is closing its curtain soon and the new year of 2015 is coming. Another few more weeks will be Christmas and then New Year. Like others, most of us busy with planning for holidays and also looking forward to welcome 2015 🙂  . PropCafes’ editors too busying with their own activities, some in Korea , Australia, Penang, Thailand, Indonesia and the list goes on (unfortunately I am still  in the town). Since it is already year end, I tend to take things slowly . Sometimes life is really more than that. Could it be sign of aging? You tell me!

Year 2014 for me really been a tough one as well as very challenging year for me at least, had gone through a roller coaster ride of my life. Not to be emotional, I am still searching back my long lost soul and trying to figure out what I really want in my life 🙂 How bout you guys? Ever feel the same thing? Feeling lost for awhile and asking yourself question like “what am i doing now or what do i want in my life?”

Thanks to God, family and friends that I somehow manage to pull it through and got back my inspiration and mood to hold my pen (in the context , my keyboard) to write again! Yup, I am not going to write anything about property today. I just want to share an indoor theme park I had been invited to attend not long ago – Yes! Is
District 21
 at
IOI City Mall @ Putrajaya
!

Welcome to
District 21 @ IOI City Mall Putrajaya
! “21” is my favorite number 🙂

Neither am I going to write details about the newly opened IOI City Mall which is located at the southern Klang Valley because I will leave it for the next write. Allow me to start off with something light since  I have had not been writing for so long 🙂

IOI City Mall at Putrajaya is not just a typical mall where only to cater shopping experience to the folks at this part of Southern Klang Valley where have been depriving from entertainment for ages, not until with the recent birth of IOI City Mall, till then where most of the time they have been resorting to larger malls like Sunway Pyramid or Mid Valley Mall for weekend activities where mainly cater for indoor shopping experience. IOI City Mall at Putrajaya is pushing a bit further than being a typical mall by providing not only phsycical activities like shopping but also skating in a Olympic sized skating ring overlooking vast greenery  and as well as an indoor theme park called District 21. As far as I know, there ain’t lot of mall providing indoor theme park and the last one which I am aware of is Berjaya Times Square.

As much as I believe in “human touch” or “human connection” more than just merely “communicating” with your smartphone, tablet or your PC; I think life is definitely more than that. Human touch in the sense of real communication among human in creating the real “moment” and “feeling” where connecting human is the fundamental of mankind is what we really lacking of nowadays society. We need more places, regardless indoor or outdoor , where we can participate “actively” (excluding shopping) where you share the moment with your partner or family from all ages, in a way building a connection or bonding within that “moment” and this is how District 21 comes into the picture being a theme park within the mall. Personally, I would prefer a hybrid theme park , combination of indoor and outdoor where nature can be blended in at the same time but then it will create another issues needed to be addressed like the weather.

Just a brief introduction of  District 21 @ IOI City Mall but before that do you also know that “21” is the sum of number one to six, which is the total of the numbers written on the dice! And to side track a bit further :))))

From
 http://numerology-thenumbersandtheirmeanings.blogspot.com/2011/05/number-21.html

“
21 DAY NUMBER

The person born on the 21st loves to socialize, and enjoys sporting activities.

 21 Day Number people do not like arguing with people and are not overly demonstrative with loved ones.

 21 Day Number people make great salespeople and/or writers.  However, they can become paranoid when nervous and often get taken the wrong way by others.

 People with the 21 as their Day Number are cheeky, bubbly, popular and oozing with charisma. They often start talking earlier than most other energies.

 A 21 Day person has a great deal of potential.  These people are easy going and have the ability to get along with everyone.  They have the ability to feel their way through any situation, attempting to understand both sides before they make a decision.

 They are very sociable people and are very toward charismatic and considerate of others and there is something very natural about them which attracts others to them.

 Number 21 Day people don’t assume any airs and graces, so people feel very safe with them.  These people are considerate, intuitive, loving and affectionate and their relaxed good nature makes them very easy to be with.

Communication is most important to Day number 21 people and they will always attempt to talk about their differences rather than argue with others, as they consider this to be a waste of time.

 Number 21 Day people love and cherish the special people who are close to them, and this in turn makes them very special too.”

Okey! Come back to District 21 LOL ….”District 21 is an Active Leisure Park; a themed family entertainment centre (FEC) where all attactions are based on active participation. The credo of District 21 is Fun, Passion, Participation, engaging the entire family to be active! ”

For me, is more than that 🙂 you can also see that visitors not only actively engaged in the game, they also very actively shooting pictures with their smartphones or camera! Thinking about that, this place possibly could be a potential venue for shooting wedding pictures as well 😉

Picture time! Say cheeeeseeeee….

District 21 Theme
 – A revived, recycled and repaired environment. The deconstructed interior has intentionally exposed all M&E works visible. Where material has not been recycled it has been rendered to appear weather and aged. The walls of the lobby are graffiti bombed provided a stark contrast to the clean new finishing of the mall concourse. The resulting look gives the impression of a once abandoned building that’s been left in ruin. Well.. basically the scene is quite similar to what we usually see in the movie where portraying an image where the Earth is pretty dusted and ruined down.

Even the Bus Sekolah also up side down LOLz

Before accessing the park, all visitors must pass through a decontamination chamber. This is a 2-stage process is aimed to provide all park users a safety briefing and glimpse the story behind.

The Main Entrance leading to the decontamination chamber.

The story of District 21

The world outside and how it all came about
 – The story of District21 is rooted in the current environmental calamity that our world is facing and prophesies that this disaster was not adverted and we face future where the earth as we know it is inhospitable, toxic, and the fabric of society has broken down. In this future world, a task force has developed the means to communicate across time, and are endeavoring to re-write the future, however as a backup plan, District 21 has been developed as a “Boot Camp for the Future”, designed to train the generations that will inherit and be forced to survive this dangerous “new world disorder’.

The year is 2066 (no more 2026 ok!) The world is hostile and toxic. The survival of human race hangs in the balance. In this future post-apocalyptic world the residents discover District 21 – boot camp for the future.

Set in an abstract industrial site this wasteland becomes the training ground for a generation that will have to learn skills and gain knowledge to equipment themselves for a possible future where the planets resources and society itself has been laid to ruin.

Yal.. this might sound a bit like the “The Terminator” movie, where you are entrusted to save the world and re-write the future. But the point is, District 21 is to re-engage our instinct of survival.

We have been living in the protected and comfortable environment for too long where every things are at the convenience within our hands. Too much fingering on the smart phone and the pad-pad. We just need to go back to our basic, living within our own natural capabilities, re-focus and re-unite our mental (brain) and physical (body) to come out the best of who we are. When was the last time, you ever thought that you are living on your own without any devices at your convenience, where you need to climb, jump, crawl, ride, slide and even FLY! where you will be using every single physical part of your body to survive without GPS, phone and your mama or papa….err okey maybe a bit over exaggerating here 😉 OK la not so scary ..remember after all is a family theme park so it children friendly 🙂

Overview of Attraction

Overview of Attraction

There are 11 attractions available for to get your mind and body to get whacked out here at District 21 here and don’t miss the world’s first indoor –
The Roller Glider
 and if you want to know the feel of free fall, go ahead this is the place for you to feel the authority of Gravity! Where you can still have the second chance in life! You will start to appreciate your life more after that, I bet you! Life is so short!

1.Tubby Ride
 – The feeling of sliding down a snow bank on a inner tube is a common pastime for kids and families in countries with winter climates. With The Tubby Ride’s special surface, patrons will experience the same sensation. Tubes can used individually , double or in a convoy.

Tubby Ride

2. Roller Glider –
The Roller Glider is a world first attraction, a mix of zip line and coaster. Instead zipping down a cable, the trolley runs along a pipe allowing the closed loop course to take curves. This way the riders enjoy additional G-forces of a coaster with the gravity feed thrill of a zip line.

Roller GLider

3. Free Fall
 – A free fall jump provides a simulate experience comparable to a parachute jump out of an airplane. Few thrills in life compare to looking over the edge and taking that ‘leap of faith’. Not everyone able to have second chance in life but at District 21 you will have more than 1 if you dare!

I will jump by myself… no need push me

You Jump I Jump!

Free fall!

4. Sky Trail
 – The largest indoor rope challenge course in Malaysia, the Sky Trail offers 23 elements of varying difficulty in a layer course enabling patrons to choose their level of challenge. The smart belay ensure patrons remains connected to the safety system at all times.

Sky Trail

5. Launch Pad –
 Play, jump or practice your slam duck, on the large trampoline field. Suitable for all ages, a trampoline is just pure fun in addition to offering an awesome physical workout. (Especially for those who wants grow taller or have a feeling of some Jackie Chan’s stunt and it is all up to your creativity! 🙂 )

Launch Pad. Jump and jump!

6. Power Station
 – This is an interactive climbing area. All climbing walls are equipped with autobelays for increased safety. Many of the walls are interactive and require problem solving as part of the climbing challenge. Here not only you need to work your body out but also your brain! Maybe you want to test how strong your mind is when your body is exhausted. They say mind over body and when your mind is weak, your body will eventually collapsed. So how true is it? Only when you try. A safety flooring is provided throughout the climbing area of additional safety.

Power Station

Power Station

Power Station

Power Station

7. Maze –
Navigate through a vertical labyrinth of tunnels, cages and funky challenges, at times more than 10m above ground. The entire Maze is completely enclosed thus removing the need for a harness. A scaled version is also available for younger kids, complete with slide. Although is nothing like the movie “The Maze Runner” but it is still worth to have a run!

Maze

Maze

Maze

Maze

8. Pump Track
 – A pump track is an undulating course of bumps, jumps, and berms designed to allow you to ride continuously without pedaling. Riders can chose their preference of bike, scooter or skateboard. Helmets, knee and elbow pads will be work by all riders to increase safety.

Pump Track

Pump Track

Pump Track

9. Low Rope
s
 – A scaled version of Sky Trail, the low ropes course is design specially for our younger park visitors. The continuous belay system allows kids to navigate the 7 element course without ever needing to detach from the safety system.

Low Ropes

Low Ropes

10. Go Ped
a
l
– Human-powered karts add a fun element to the Go Kart experience. The 100m track offers straights and cacanes to test your speed and skill. With differing sizes of pedals carts races can be divided by age group.

Go Pedal

Go Pedal

11. Carousel
 – It is a 24 seater carousel with a wide array of animal figures. Not only horses, but also wild animals such as tiger, ostrich , lion and giraffe, etc. and this is my favourite 🙂

District 21 – Carousel

Lockers

Junk Yard

Ticketing Booth

Self Registration before buying ticket

Operation Hour
 : 10am to 10pm

Entry Price
 :

RM75 for Adult ACTIVE PASS for all day unlimited access to the park as well as within the date of purchase while for NON-ACTIVE PASS is only RM15 where only grant you entry to the park as an observer (for more to accompany your kid) and NO access to participate in any of the attractions in the park.

Kid with height less than 90cm is FOC.

Currently the entry ticket is sold at the ticket booth prior entering into District 21 theme park. According to the Park Manager Richard Steven Lee, now they are looking into another alternative of purchasing the ticket online or e-ticket or mobile apps with almost similar concept of buying movie ticket online where visitors able to pre-buy the ticket earlier avoiding the queue at the ticketing booth.

District 21 also can be used as venue for parties, gatherings and events by special arrangement.

For details and enquiry, you can contact them at 03-8328 8888 or
district21@ioigroup.com

Special thanks to Ms.Ling May Yuen for the invitation as well as her precious time and the Park Manager Mr.Richard Steven Lee for the detailed explanation and info sharing with PropCafe.

So are you guys ready? The choice is in your hand whether you want to make it happens or not. Before signing off, there is something I would like to share 🙂

“Sometimes you make choices in life and sometimes choices make you.”

―
Gayle Forman
,

If I Stay

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PROPCAFE Review : D’latour – DK City @ Bandar Sunway By DK Group

D’latour – DK City @ Bandar Sunway

Ever been intrigued by ads such as these :

Or received SMS such as these :

Prestige Investment with 19.5% Rental Return for 3yrs. Duplex condo the 1st in Bdr Sunway near to Taylor & Monash University. Low & Installment down payment, 7% rebate, Free SPA & Loan Agr, DIBS, Fully Furnish & Advance Rental payment. An irresistible offer u can’t miss.

It was on the back of such SMS that I made the trip to view the preview of D’latour, by the DK Group.

From their company website :

DK Group of Companies comprises mainly of :

DK Leather Corporation Bhd, holding company of the automotive leather upholstery group ( formerly listed on the Main Board of Bursa Malaysia Berhad in 2004 with a market capitalisation of RM 330.0 Million and was taken private in a cash GO in 2008 )

       ( Website :
http://www.dk-schweizer.com/
 )

DK Leather Seats Sdn Bhd

DK-Schweizer Europe B.V  )

DK-Schweizer (Thailand) Company Limited DK-Schweizer Middle East LLC ( installation and distribution in Dubai )

DK-MY Properties Sdn Bhd

DK-Land Construction Sdn Bhd ( construction arm)

DK-Land Development (KL) Sdn Bhd

DK-Land (Penang) Sdn Bhd

DK-Land (Johor) Sdn Bhd

DK-Land Property Management Sdn Bhd

At DK-MY, we strongly emphasize “Quality and Speedy Delivery” of products, coupled with a group of experienced and qualified professionals ; it is our motto to make sure all projects are managed effectively and efficiently.

DK-MY aim to offer products that meet the needs and expectations of consumers based on the latest lifestyle trends. At the same time, to always be in the forefront with innovations that set the standard for functional and value enhancing property products.

With 3 parcels of developments in the prime neighbourhood @ Bandar Sunway with a combined GDV of more than RM 2 Billion, the projects are located just a stone’s throw from the renowned and established Taylor University, at the vicinity of Sunway in Selangor.

As seen in the photo, D’latour is the second project in the whole of the DK City  @ Bandar Sunway project :  D’senza, D’latour and the soon the be launchd D’twist. As you might be aware, D’senza was launched 2 years go to not much fanfare, and yet it was fully sold out within months.  That is a more dorm setting – strictly student housing.  Whilst D’latour is a SOHO project, with a more upmarket feel.

Location

DK City is located on the ‘other’ side of the LDP, specifically the location behind the LDP toll (behind the currently abandoned petrol station), bordered one one side by LDP, another side Taylors College and south side by Sungai Kelang.

Whilst to me, it is on the ‘poorer’ side of Bandar Sunway – it has the upcoming mall – D’Twist working in its favour, a new connectivity road – from Sunway GEO to here, in a loop; as well as feeder bus service provided by BRT – Connecting back to the BKT station.

D’Latour Features

It is a 27-storey designer duplex tower, with a total of 629 units.  Only units above 20
th
 floors have 2 car parks, the rest of the units come with one car park.

One of the signature features has to be the Azure swimming pool on the common floor (5
th
 floor), as well as the Azure Lounge beneath the pool.

Since it’s quiet launch in March, the the up rate has been pretty good despite the selling price with over 50% taken up.

The current launch is the SOHO block on the left, the lower rise residential towers will be launched later this year.

Unique Selling Point

This is where it gets interesting.

The package comes with :

Free SPA + Stamp Duty

Free Loan Documentation + Stamp Duty

Free MOT

DIBS (0% interest during construction)

GRR (Guarantee Rental return scheme) for 3 years

And of course, Part A of the attraction :

A total 19.6% GRR over 3 years, sure to be a sweetener to attract the ants to the honey.  If you are able to come up with the downpayment, you can sleep for the the next 6 years knowing you will be getting the GRR for 3 years upon completion of the project.

What about Part B : Advanced Guaranteed Rental Returns ?

Just in case you are worried about the developer not honouring their part in the GRR scheme, they are now willing to advance you the GRR, however instead of getting a GRR of 6.7%, you will only receive something like 5.3%  But hey, there’s no free lunch and it’s money upfront!

You can use this bit, to either :

a)    pay down the different between principal and loan, therefore taking a lower loan margin.

b)   put in FD and earn interest

c)    take and reinvest

d)   use it to offset against the furnishing (required if you are opting for GRR)

Mandatory furnishing required amounts up to RM55k , and it basically fully furnishes your unit.  Double bed, mattress, bed sheet, bed head, built in side table, desks, chairs, built in wardrobes for all the rooms, LCD TV, TV cabinet, lamp, air conditioner units, curtains, wall paper, kitchen cabinet, washer, and dryer.

Catch however is, with getting the money upfront –
you will have no returns for 3 years upon VP in 3 years time
. Totally dry.  Any early selling of the unit before the end of the contract period will mean you have to settle the difference with the developer.

Price RM826 510.00  ~  Booking RM15 000.00

7% rebate pay only 3% for downpayment. (3% = RM24795.30)

(3% = RM24795.30)
– (
Booking RM15 000.00) = Balance RM9795.30

Pay upon signing SPA (within 14days)

Developer will only pay you back the additional RM20 000 rebate after loan disburse.

But with Advanced Rental , you actually can get up to 3 years of your GRR upfront, albeit at a slightly lower rate, slightly lower by about 1++%.

And with this Advanced Rental, you can choose to offset it against your next partial downpayment due, or use it to help offset fully furnish requirement (required to take, if you are settling for GRR) ; or if nothing, you can always put in good ‘od FD to earn interest upfront.

So cash needed upfront can be quite minimal, however, do bear in mind during the first 3 years after VP, if you’d opt for the Advanced Rental, you will need to fully pay up the bank loan each month, for up to 36 month – this would be the real test.

For me, this type A (2+1) is the ideal layout :  2+1 rooms.  At RM830k, and LTV85% (yup, according to the kind developer, this is commercial titled and the panel of financiers are willing to finance up to LTV85% – this is a real boost for those of you who are capped by the LTV70 ruling). Even better, for certain financiers, if you purchase under company – you are able to get up to 90% financing!  The developer has also kindly included pricing comparison with the neighbouring developments, projects in their sales kit.

By the way, to remind one of the SOHO origin of this project, take a look at the layout of type A :

One shows its function as an office, and the other – as a 2 bedder.

+

–  unique proposition of advanced GRR, for those who are worried they might not be able to see the GRR returns, or delay in payments by developers etc

unique project, with future service residents, mall and office tower coming up nearby

connectivity (feeder bus service to future BRT stops)

steady pool of tenants from nearby Sunway University as well as Taylors University (a more premium brand of students, vs Segi or Inti ? Highly debatable, but used as a selling point as well)

great for a real hands-off investment, can sleep at night with GRR

–

‘it ain’t cheap babe’ … at RM800psf, it is quite comparable to KL city area projects

–  with future developments of Sunway Geo, Nadayu 28, Empire Remix all within the 3km radius, all targeting same catchment pool of students, i.e. rentals will be pressed beyond GRR period ?

just because Sunway Geo is going to offer at RM1000psf doesn’t mean the project is cheap at RM800psf (even with GRR and fully furnished)

danger if cash flow is not managed properly, you will be stuck for 3 years with no income and monthly bleeding (of around RM3.5-4k depending on loan size)

will there be any catchment market beyond student market ?

access is a bane, loop around LDP toll – Sunway GEO : one of the most jammed toll plaza of the LDP, if not – the MOST jammed toll plaza along the whole of LDP

According to a little bird, however, surprisingly quite a number of the buyers have opted out of the GRR option, choosing to go with the project and rent out on their own with no mandatory furnishing requirements.  Was also told, quite a few of the purchasers are actually parents of existing Taylors students (perhaps they understand the demand and potential for the project that we don’t).

Well decide on your own, it is quite an easy low entry project, but like everything out there – everything has been priced and the current pricing is reflective of that. Do your own homework and not be carried away by the easy money upfront.  Managing the cash flow the next 3 subsequent years will be key.  This is probably one of the more innovative financing scheme by any developer in the market today.

take note, price for the available units have gone up since their initial viewing 3 weeks ago

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PROPCAFE Peek : D’Sara Sentral (By Mah Sing) & SqWhere (By SDB) @ Sungai Buloh

Want to be part of the actions in Dataran Sunway but cant afford the 1200psf price that Tropicana Garden charged or Sunway Nexus wanting? How would you consider a place with the same MRT line that serves TG and Dataran Sunway, 1st to board the train AND its 30-40% CHEAPER? Sounds like a steal? Afraid not, here comes the new frontier of cheaper properties that might as well change our perception of living in Sg Buloh…..thats we assume that most people that buy into TG/Nexus are regular MRT commuters (oink oink). Seriously this Sg Buloh need a name changer…….to be a serious contender in property market.

Lets us introduce to you not one, but two integrated projects that currently taken place in this HOT HOT HOT MRT related properties…..D’sara Sentral by Mah Sing and SqWhere by SDB. Surprisingly both projects are sharing the same MRT station (Kg. Baru, Sg Boluh, second station from the main Sg Buloh depot). Both projects have elements of Retails, SoVo and Residential, both leaseholds, both are selling about the same psf and likely to complete within months apart from each other. However these are the similarities stop.

Kg Baru Sg Buloh MRT Station Opposite SqWhere and D’Sara Sentral

location map. SqWhere is on the corner side before Jln Welfare, along Jln Sg. Buloh.

D’SARA SENTRAL by MAHSING

Being the 1st to launch, Dsara Sentral is consisted of 1 block of SOVO, 4 blocks of Service Apartments and some 2-4 storeys retails in which at time of printing, they have started the sale of SOVO and Retails some months ago. Not being a keen investor of SOVO, the author’s attention is turned to the latest launch of its serviced apartments, which will be launched on 7th Nov’13 and required a RM5,000 bank cheque for balloting, submitting to MahSing before the date of launching.

There are two sizes available for the service apartments, 8++sq (2bedrooms) and 1018sq (3bedrooms). 1 CP and 2CP are included respectively. The usual Mah Sing’s incentives such as free SPA agreement and loan agreement. At this stage, there is no confirmation of DIBS or other financial assisted scheme. The proposed developer’s provsion include kitchen cabinet, built-in hood n hob, built in warddrobe (MBR), rain shower w water heater storage (MBR), fixed panel shower screen and audio intercom. Maintenance sets at 35sen psf. There are sample show units in the sales gallery of Dsara Sentral located at Star Avenue, Subang Bestari (approx. 3kms away from actual site).

The price one who might ask? it starts from 650psf to 690psf. We also cant confirm with certainty if early bird discount will apply before this price.

Exterior Facade Dsara Sentral. Extreme left SOVO block, follows by 4 blocks of Residentials. Retails Podiums in front and connecting bridge to MRT station.

8++sq show unit – Dining and living lounge view.

8++sq show unit – MBR

8++sq show unit – kitchen

1+++sq show unit – living and kitchen view.

SoVo Sales Chart

SqWHERE by SDB

Next to Dsara Sentral and seperated by Jalan Welfare is where this latest project by SDB is located. Accordingly, this site is slightly closer to the Kg, Baru MRT station (we are talking about 100mtr or so) and there is covered walkway built and shared by these two property developers and MRT Corp.

Surprisingly SDB is offering exactly the same elements as Dsara Sentral with Retails, SOVO block and Apartments block but sits on a slightly smaller piece of highway fronting land and surrounded by factories and furniture showrooms.

What can we say? SDB, like YTL does have their signature design concept throught-out their properties and this one is no exception. Exposed hollow brick, giant scupltures dotting squarish gardens (hence the name sqwhere came from) and clean lines are the theme here and rather similar to their Windows on the Park, Cheras rendering.

There will only be one block of SOVO (3++units) and one block of Serviced Apartments (3++units) with some retails lots on ground floors (2-4 storeys). Was told that majority of retail lots have already found their homes.

The SOVO block will be launched this Saturday to the public (identically on 7th Nov, but there might be a change of date either by MahSing or SBD, or will they???).  The available sizes are 549, 678 (limited), 764 and 1044sq (limited). All sizes come with 1CP only. We believe standard SPA and loan agreement fees absorbed by developer and all units come with free kitchen cabinet, hood and hob, Fridge and aircond points. Surprisingly the smallest unit (549sq) comes with wet yard area.

prices one might ask? Brave yourself…..its Rm790psf for the smallest units and SDB is kind enough to further give you an 8% discount on top of the price should you drop everything on what you are doing now and rush over to the sales gallery this Saturday.

Service Apartments are only scheduled to launch early next year and indicative sizes are  over 1,000sq (smallest) to 2,400sq (biggest).

The sales gallery is closed to the site but you need to find the right entrance. Two show units available (5++sq and 1+++sq). To place your booking, just bring Rm10,000. There will be no balloting, its strictly 1st come 1st serve basis. SPA expecting to sign within 3-6 months.

Sqwhere….left is resi n rite is sovo

SqWhere – Artists impression of its retails element and common SQUARE garden,

master plan – SqWehre

SqWhere – Sample of garden as it will be featured in this development.

SqWhere – Sticker board…for u to determine which model of SOVO should u aim at.

SqWhere – LRT Line

SqWhere Sovo Layouts

Conclusion

Seriously the pricing of these two properties brings shock to the writer’s system, 1st being in bare land ‘kampung setting’ of Sg, Buloh and secondly its really out of nowhere and facing Damansara Damai. Perhaps developers are selling future pricing with GST exempt in mind, banking on the popularity of its MRT line and the great potential the 3,300 acres of RRIM land jointed developed by EPF/MRCB which is just one station away (about 1kms away). For buyers and investors alike, one needs to have the confident of this part of Sg. Buloh will be going through great transformation just as Kota Damansara did approx. 15 years ago.

The writer does not particularilly like the retails elements in both projects, knowing Malaysians have little affectionate towards the elements of retails in such manners and developers also quick to sell these retails and none of them decided to keep for own management (note: dmc might deter them for specified business models).

The video below was taken by PropCafe from Kota Damansara Hospital Pusrawi to the site of SqWhere, Damansara Sentral, and Kg Baru Sg Buloh MRT Station.

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PROPCAFE Peek : Duta Villa @ Setia Alam By SP Setia

Welcome to Duta Villa

just to share my review here…

personally the 3s Duta Villa … is normal and somehow the 3.5s DV does give me some wow….

looking at the ID … I have to say did a good job and the show unit should be able to push the sales further..

to be frank I am quite “sold” with the 3.5s (putting the lift and maintenance fees aside)

Duta Villa is the most premium and exclusive landmark of entire SA which I have to concur…

Sitting on the highest ground and overlooking SA… that really give you the feeling of Julius Caesar

It is totally different class and lifestyle separating on those SMD sitting on the valley not even sparing the almighty Rafflesia (will write more this on the other thread )

Other than class and status … somehow is also does reflect the personality of more to vibrant and young at heart side …. I would say it is either you love it or you hate it and it wont stay in between those type….

Inside Duta Villa it does give me somehow a very resort liking lifestyle and with the ID on the showunit it does give me more on the world class hotel alike feeling. But….

like all developers always do.. showunit is always a corner unit.. so buyers really has to be careful on it…. as the show unit is a corner unit…having or having not any natural sunlight entering through the side of your house does make a lot of different!

One thing i noticed is the back of the house is quite narrow and kinda near to your neighbour as compared to normal design …not sure is it all Duta Villa designed like that… so in term of density … Eco Park still wins hand down…

Lets move inside… one thing i like is the kitchen on the lower ground which make the ground floor living hall much spacious and compared to 3s where all living and kitchen together just like the conventional type. the 3.5s kitchen size on LG just nice.. not too big and not too small….

OK… the killer part of this DV is the master bedroom…. with the MBR toilet sitting at the front portion of the house…. the toilet is bloody majestic! by putting the bathtub at the front center entrance of the toilet and beside the window it does really give u santuary feeling.. i recommend you all to try your shower there in person with your partner… maybe your creativity will be enhanced  …just joking

The entire finishing of the house is not bad as in SP did not try to compromise on it…in term of material quality….

The clubhouse is quite disappointing albeit the name carrying the word “Duta”

Quite lazy to type more….

again all above just my personal views….and to share some teasers pics with you all…enjoy

Nice Guard House

ClubHouse

I have more on the ID picture but not going to spoilt you all here

My verdict, I suggest you to pay a visit to the show unit (not bringing your cheque book ) as you wont be able to get this feeling by just looking at rhe pictures or model at the SAWC….

Nice work SP Setia!

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PROPCAFE™ Review : Duta Park Residences @ Jalan Kuching by Malton

Introduction

Jalan Kuching is famous for the crawling traffic and one of the most avoidable roads during the peak hours. This is due to the multiple flow of traffic along the Jalan Kuching. For example during the morning crawl towards KL, the traffic started to build up from Batu Caves roundabout and collecting further traffic from Jalan Ipoh and Segambut roundabout before disperse the flow at Jalan Tun Razak and Jalan Sultan Ismail. Similarly evening peak hour, Jalan Kuching starts to collect traffic from Jalan Parliaments, Jalan Sultan Ismail and Jalan Tun  Razak.

Over the years there are far and few development along  Jalan Kuching. Mayland has launched Regalia (technically it is at Jalan Sultan Ismail), OCR with its office suites aka Flexus and Magma Prima with its Boulevard Business Park. Further away, DEX has built Kiara East and EcoWorld launched their maiden project RM1billion GDV Ecosky.

Now Malton has come with Duta Park Residences which literally “a stone’s throw away” from KL City.

Duta Park Residences Sales Gallery

The location and accessibility

If you are frequent user of Jalan Kuching, you would not miss the Duta Park Residences site and its sales gallery. If you are coming from North (Selayang, Kepong), Duta Park Residences is located on your left side after the Segambut Roundabout. From the direction of KL City, you will need to make a U-Turn at Segambut Roundabout before making way along Jalan Kuching to Duta Park Residences

The Map and location of Duta Park Residences

Duta Park Residences biggest selling point is the close proximity to KL City. If your routine evolved heavily in KL City, bypassing the jam along the way to Selayang you can save a great deal of time commute to and from KL City. However from Propcafe’s observation, the site itself is quite isolated, sort of like island where one side bordered by Jalan Kuching and another side is bordered by Sungai Batu.

Sungai Batu

Due to the isolation, it is quite inconvenience where residents need to drive out to reach for any amenities such as banking, groceries, eateries etc. It seems that the nearest amenities is Sunway Putra Mall. In short, Duta Park Residences is near to everywhere but in the middle of nowhere.

 From Segambut Roundabout

 Exit to Jalan Kuching

 Along Jalan Kuching

Hence as traffic distribution as well as short cut to Jalan Ipoh for access to amenities, alternative access has been proposed from Jalan Kolam Air Off Jalan Ipoh where future bridge will be built to link Duta Park Residences. This alternative access will tremendously benefit residents for easy and nearer access to amenities in Jalan Ipoh.

Scale model access

The condition of the access road

At the moment the access seems rundown and appalling with the road via the narrow residential area. Propcafe will suggest readers to at least make a site visit around Jalan Kolam Air. SA claims the distance is around 700m to MRT2 Sentul West Station however Propcafe remain unconvinced whether the road condition (and safety) remain conducive for pedestrian to walk to MRT station….

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Around Kolam Air (from google street)

Masterplan

Consists of 3 blocks of 40. 56 and 59 storeys, the development located on 4.97 acre leasehold (expire on 2115) and consists of 1.416 units.

Aerial View of Duta Park Residences

Duta Park Residences Masterplan

The façade in generally is looking good with glassy façade with almost floor to ceiling height window & balcony. Once the development completed in 3
rd
 quarter 2022 (The completion as per SPA Schedule H is 48 months), it is probably one of the most iconic looking building along Jalan Kuching stretch.

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Duta Park Residences’s Scaled model

The site plan consists of V shape building with a patch of garden on the ground, greeting the residents at the drop off area. Block A will have dedicated drop off area and block C & B will share common drop off area.

c

Duta Park Residences’s Garden and Drop off area.

There are two guardhouse where the main guardhouse are located off Jalan Kuching and second guardhouse is located off the bridge to Jalan Kolam Air.

Main Guardhouse

Second Guardhouse

There are 3 level of basement parking followed by 9 storeys of elevated parking. Interesting… Malton design the building as V shape rather than fill up the whole land with carpark (and hence the elevated carpark building floors can be reduced and garden built on top and not on the ground).  The facilities is on level 10 with rooftop facilities on block A &B. Interestingly, Block C didn’t have rooftop facilities and Block C residents couldn’t use the rooftop facilities on block A & B. This can be advantage especially for investors. We will come back to that point later.

Block

Total Unit

Total Lift

Unit to Lift Ratio

C

268

3+1

89units/lift

B

572

5+1

114units/lift

A

576

5+1

115units/lift

*Ratio is exclude the service lift

The lift ratio for Duta Park Residences seems on par with the upcoming new launches along jalan Ipoh (Read the link
https://propcafe.net/propcafe-review-rica-residence-sentul-jalan-ipoh-fajarbaru/
) However Duta Park Residences consist of larger layouts where smallest is 868sqft. For Rica Sentul, the smallest size is from 657sqft.

Unit Layout

In general there are 4 layouts and the composition of the unit layouts for each block are as follow

Block

Layout

Size

Configuration

Facing

C (40 storeys

D

868sqft

2+1

Jalan Ipoh/Pool

B (56 storeys) & A (59storeys)

A

957sqft

2+1

Jalan Ipoh/ Bukit Tunku/ KLCC

B

1129sqft

3

C

1538sqft

Dual Keys

*Currently only block A & B are opened for sale

The only different between type A & D is the type A has balcony. Being a smaller size, type D is probably more appealing to investor or home buyer with limited budget and do not need the outdoor space. One feature that Propcafe likes is a door can be installed for Asian style kitchen. The window of bedroom 1 is facing each other and quite close to each other unless you choose unit no 3 & 3A in block C. then again these units will be closest to perpetual noisy Jalan Kuching. Well, no perfect choice I must say….

Layout A

Layout D

Type B is most suitable for family and Propcafe like the spacious two rows kitchen. However the master bedroom seems a lot of space wastage.

Layout B

Type C is suitable for buyer who are looking to dual keys concept. the layout is quite similar to type B except the additional foyer and en-suite studio.

Layout C

The clear ceiling height is 10feet which is a standard nowadays. Inline with new launches where developers is cutting spec to reduce the selling price, all units are coming bare with only points for aircon (and piping) and heater. It worth to mention that the wall for the utility room for type A & D can be demolished if owners prefer a spacious living and dining area.

All type D will be allocated one carpark where else the rest will be allocated either one, tandem or two carparks. Check with the SA the specific unit which has the carpark configuration.

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Slide show of unit layout type D

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Slide show of unit layout type C

Porcelain tiles are given for living, dining and kitchen and more comfortable (and expensive) laminated flooring is given for all bedrooms.

Facilities

All blocks are sharing common facilities at level 10 which consists of Lap and wading pools, gym, multi purpose hall, playground and fancy named landscaped garden (such as BBQ Bamboo Garden and  Open Green Deck). The lap pool is quite spacious and should be close to Olympic length lap pool.

Facilities at level 10

For Block A & B, the residents can enjoy additional 25m Infinite pool, Jacuzzi and sky lounge overlooking Bukit Tunku and KLCC. From Propcafe’s experience in Regalia, Platinum Face, the view from 59
th
 will be priceless and amazing. Given that the starting price for block B is approximately RM550K, having rooftop facilities is amazing USP whether to soak in the view, impress your guests or even your future prospect buyers. These features are not available in elsewhere along Jalan Kuching.

Facilities at level 56 at block B

Facilities at level 56 at block A

Price, Financing and Maintenance Fee

For investors, the most important is the nett ROI and for block C due to lack of sky facilities, the maintenance fee is set at RM0.28psf where for block A & B, the maintenance fee is set at RM0.33psf. Which means for type D the owners are expected to pay around RM240permonth and type A the fee worked to be RM315 permonth. Propcafe feels that the premium fee paid for the privilege to use the sky facilities is quite justifiable however it boiled down to buyers’ priority and preference.

In general psf for block C is cheaper than block B. the nett psf can dip to below RM600psf and with this pricing the buyers will get modern façade and close proximity to KL City Centre. The pricing is even cheaper the EcoSky and LakeVille which launched 4 years ago. Of course… the micro locality is not ideal however no property is perfect…

The developer is giving quite a generous rebate and finance package. For example if you are bound by LTV70, the balance progress billing (after the first 10%) can be paid by easy 12 months installment after certified progress billing certificate is issued.

Construction Progress

Developer has obtained the APDL since July.2018 and currently is busy with the ground work. The whole development is expected to be completed by 3rd quarter 2022.

Construction site

Verdict

Over the years, Propcafe has learnt that each buyers will have their own priority, needs and wants. Developers have to flexible to meet the buyers’ requirements. Propcafe like the fact despite the absolute price just slightly above “affordable price defined by Rehda”, Duta Park Residences feels quite upmarket with 2 guardhouses, few lap pools, glassy façade, drop off area and garden, Propcafe couldn’t help about the “locality”. If the pool of buyers can overlook the fact that Duta Park Residences is quite isolated, the development can be quite an excellent value given that developer is trying to enhance the value of overall development.

Till then, happy hunting!

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PROPCAFE Peek : Eaton International School @ Jade Hills Kajang

Eaton Jade Hills

First question, eh why PROPCAFE covers schools now at
Eaton
 Jade Hills Kajang.

Hmmm, PROPCAFE basically covers all about properties, conveniently Eaton Jade Hills Kajang campus is almost VP, and it looks pretty visually stunning we thought we share this with our followers.

Eaton Jade Hills Kajang is located next to
Jade Hills Township
 developed by Gamuda Land. The Eaton Jade Hills Kajang Campus costs about approximately RM63 million to build.

Before we show you the pictures of Eaton Jade Hills Kajang, how should a sekolah look like.
Any Anderson boys here? (all images herein credit to its original owner)

Lick Hung alumni hello

Eaton Jade Hills Campus

Check out Eaton Jade Hills Spec.

Eaton Jade Hills consists of 45 class rooms, 1 Office block, 1 Hall, 1 Library, 2 Sura, 1 Canteen and 1 Guard house.

Now check out the brand spanking new campus at Eaton Jade Hills.

Entrance statement, check

Guard house check

Banyak glass feature, got class….as if looking at a show case modern architecture, this is way too modern for Kajang…..lol

Gentle reminder, this is not KLIA2, this is Eaton Jade Hills Kajang, I repeat this is Eaton Jade Hills at Satay Town!

Looks good even from afar. Ini university ke atau sekolah rendah, sekolah menengah?

The overall view of the Eaton Jade Hills Kajang Campus artist illustration and it is well executed.

Some background information on Eaton International School

Eaton International School, founded in 2013 aspires to be the international benchmark for “schools of the future” in the Asia Pacific.

Led by the founders who have over 25 years of educational experience and track record in developing and managing private and international schools, Eaton offers an international education which focuses on creative and personalised learning, solid academic rigour and an inspiring and enjoyable learning experience.

About Jade Hills

We have covered Jade Hills previously, read all about it here.

Jade Hills Township Review

Jadite Suite @ Jade Hills

Quadvilla @
Jade Hills

The Opening Date

Eaton Jade Hills Kajang Campus will open in September 2016. Will schooling  experience be entirely different in this environment? We are not sure.

But we are pretty sure that Eaton Jade Hills will be one of the better looking school around in Klang Valley!

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PROPCAFE™ Review : Eco Ardence @ Setia Alam By EcoWorld

Eco Ardence Setia Alam by EcoWorld

(Updated 14 September 2016. We add in more pictures, snippets of the sales gallery and the new one along Persiaran Setia Alam, details of the 4 all new proposed accesses.
 We foresee Eco Ardence will be one of the hottest landed launch in 2016, we will update this post frequently to put more information as and when required, so stay tuned!)

Eco Ardence is an integrated mixed-use development project that comprises of 534acres freehold land located in Setia Alam with gross development value (GDV) of approximately RM8.58bil, the project is expected to be fully developed  in 8 to 10 years.

What have they planned for the 534 acres?

267 acres or approximately 50% of the Eco Ardence Setia Alam development will be planned for residential purpose, while the balance are allocated for commercials and other mixed-use. It’s overall master plan is still in the final planing stage and may change over time. Our post coverage will focus on the upcoming maiden residential launches at Eco Ardence, Aeres phase at Eco Ardence Setia Alam

Definition of Eco Ardence

Eco Ardence Setia Alam is the cradle of passion, a place infused with vibrant energy and alive with activities. This is where the creation of art, the expression of culture and the innovation of commerce converge, inspiring a sense of pride and belonging in the community. Flourishing with life and yet serene in spirit, it is a redefinition of an enclave, the re-imagination of Shah Alam.

Cannot understand the jargons. Let’s us simplify Eco Ardence and put them into layman’s term.

This is a project of EcoWorld. The people behind EcoWorld is Tan Sri Liew, who started Setia Alam, so this project Eco Ardence will be much much better than all other projects Setia Alam with breathtaking new concepts!

Ok undertstand now?

Eco Ardence is a township development by EcoWorld. If you keen to know what is EcoWorld team is capable of, please read it
here.

First the location of Eco Ardence

The version provided by the developer is very vague….PROPCAFE gives you the wikimapia version.

Eco Ardence Master Plan Overview

We understand that this was the early draft master plan which consists more commercial elements, than the latest one below, where we notice there are more residential developments instead.

Eco Ardence Setia Alam Price

Property Type AERES PHASE

Land size (ft)

Units

Price (RM’M)

Built-up (sqft)

Pavilion Home

32×75

208

1.3

from 2,419

Strata Semi-D Type B

35×85

110

1.6

from 2,729

Strata Semi-D Type C

38×85

102

1.8

from 2,916

Strata Bungalow

59×90

12

2.9

TBA

Development Feature of Eco Ardence Aeres

Strata gated and guarded development

With club house facilties, court yard homes, linear park and lake parks

Development signature grand entrance

20ft backlane gardens between houses

Better location dedicated proposed access to NKVE

Amenities and Infrastructure at Eco Ardence

Leveraging on the mature township of Setia Alam, township like Eco Ardence still get to enjoy the existing amenities of Setia Alam, they include, schools, hypermarket, shopping mall, recreational park, commercial areas, banks and vehicle services center. It is quite safe to say Setia Alam has no short of amenities.

Proposed

Infrastructure & Highways

What we like about EcoWorld project is that it is always strive to value add. There will be not 1, not 2, not 3 but proposed accesses into Eco Ardence including a flyover exit. These infrastructures are integral part of the maturing and populated township as they will ease access and traffic flows during traffic peak hours. Those who are familiar with Setia Alam, likewise at Eco Ardence is accessible by major highway in Klang Valley, namely NKVE, Guthrie Highway and Kesas Highway. We understand that all these new access will be ready upon the vacant possession of Aeres phase!

Eco Ardence AERES Phase product Mix Details

Eco Ardence Aeres phase is approximately 67 acres. The density works out to be approximately 6 unit per acre, a rather low density landed development in our books.

32×75 Pavilion Home

This is very refreshing of living concepts introduced by Eco World. Instead of conventional standard and uniform 22 ft width built up with 10ft land on the side, the build it expanded into 32ft. This is like hybrid semi-detached and link home. It has some semi-d feel, as in there is an approximately 10ft land on the front part (carpark) of the house, while it is linked with neighbouring unit with ‘AV’ or multipurpose room.
Eco Ardence Pavilion Home floor plan Type A & A1

The back of the pavilion homes is on a 20ft linear garden. However balcony only accessible from bedrom 3

Modern and fairly square facade likely able to stand the test of time.

We prefer the alternative layout for Pavilion Home, where a guest room on the ground floor nearer to the toilet, against the AV room setup.

Eco Ardence Aeres Phase Site Plan

Noticed that the Eco Ardence Pavilion Homes are with north and south orientation while the proper semi-d type B and type C are generally north east and south west facing.

Arghhh..I want that unit!

Semi-d Type B & Type C layout

We notice the facade for the Eco Ardence AERES Phase are almost identical, as if produced from same factory, we meant likely to be work of same architect. If you need help to differentiate, Pavillion Home typical unit no balcony, Semi-d type B located in the right end, Semi-d type C located in the ‘middle’.

(floor plans courtesy of csdarkjedi from lowyat.net forum)

We would say Eco Arden Setia Alam Aeres Type B & Type C semi-d are very conventional type, mediocre…..

Eco Ardence Maintenance Fees

Eco Ardence Setia Alam is a strata gated and guarded landed development, the monthly management fees will be expected to be RM450 per month so Pavilion Home. The monthly maintenance is estimated based size of land per sqft x RM0.20. So that larger land size semi D will attract higher monthly maintenance fees. As the club house is located within Aeres phase all residents will be able to enjoy the club house facilities.

Eco Ardence expected launch date

Eco Ardence will be ready to launch in October 2016, currently developer are collecting ‘information’ for those who are interested.

A closer look at the site plan, some units are already blocked, we were told there were meant for business associates and staffs purchase, however there are still plenty units to choose from.

About Eco Ardence

Eco Ardence Setia Alam is developed by EcoWorld and  Cascara Sdn Bhd joint-venture . While those who are familiar in property development scene knows pretty well about Eco World.

EcoWorld paid RM303.5mil for a 50% stake in Jendela Hikmat Sdn Bhd, the company with the rights to develop the land in Bukit Raja.

The other 50% in Jendela Hikmat is held by Cascara Sdn Bhd, a private company owned by Bustari and his brother Ahmadi Yusoff. Bustari is a low-profile businessman from Sarawak who controls Petra Energy Bhd, an oil and gas company.

Eco Ardence Sales Gallery

Presently the temporary show unit is located in Setia Avenue, despite it is in a shoplot setup it is still quite ‘pretty’.

Temporary Show Gallery

Suite 60, Setia Avenue,

No. 2, Jalan Setia Prima S U13/S,

Setia Alam, Seksyen U13,

40170 Shah Alam,

Selangor Darul Ehsan, Malaysia.

T: +603 3342 5522

Waze: Eco Ardence Sales Gallery

GPS Coordinates: 3.107444, 101.446833

Operating Hours:

Mondays to Fridays: 9am – 6pm

Weekends and Public Holidays: 10am – 6pm

New Eco Ardence Show Gallery

The new show gallery is ready soon and is located along Persiaran Setia Alam, you wont be able to miss after the Setia Alam Toll at NKVE. We were told they temporary Eco Ardence show gallery at Setia Avenue will be relocated accordingly when it is ready.

Eco Ardence Show Village

If you are anticipating for
Eco Sanctuary Kota Kemuning
 type of show village, we were told it is unlikely EcoWorld will build the similar kind of show village, as they there will be healthy take up of Aeres phase, therefore show village will only come later in future phase.

But fret not, PROPCAFE has covered
Eco Sanctuary Kota Kemuning
 show village extensively, do check out our post, if you want have a feel of EcoWorld township development works.

Special thanks: Friend of PROPCAFE Mr Steven Lim!

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PROPCAFE™ Review : Eco Grandeur @ Puncak Alam By Eco World

When comes to Eco World’s new project, it would be hard to resist not to go and see what kind of magic they are going to put into the project, especially new township. Everyone know Eco World is truly a township developer and of course new township nowadays means long distance away from KL City Centre. However, Eco World never shy on its development’s location, regardless how “ulu” or far it is. The charms of Eco World and Tan Sri Liew’s vision always lure many followers to join his party. Eco Grandeur project is not different.

Location

Eco World, this time, showcases their Puncak Alam development. Along journey to Eco Grandeur, PROPCAFE noticed a big arch signage of “Welcome to Kuala Selangor” and the site of the project is at Ijok based on the location map.

If you try to get here from Guthrie Corridor Expressway, you will go through a long stretch of narrow single carriageway named by famous footballer – Persiaran Mokhtar Dahari (see photo below) and pass through few key developments like Cahaya SPk, Kayangan Height, Sunway Alam Suria etc.

PROPCAFE previously did visit another boutique project nearby called Green Hills Residence and the feeling that time was it is so FAR and DEEP in! After 4 years, the earlier phases of the development are completed but there are still no changes on the road condition there and Yes, we yet to reach Puncak Alam. One needs to further drive through MKH’s HillPark project and sales gallery before you can get to the sales gallery and site of Eco Granduer. From Cahaya SPK, it will take about 17km to reach Eco Granduer and approximate about 20mins journey.

From the site, by turning into right from the junction then left, it will lead you to LATAR highway which eventually can connect to Kuala Selangor, Rawang and Kuala Lumpur. From the LATAR Toll to Duta Toll In KL, approximately it is about 30+km. For time spend, you better try it yourself as it is just unpredictable nowadays by using the highway. The access road from Eco Grandeur to LATAR (about 8km) will be upgraded according to Eco World and the new access road to “joint” the LATAR (see map above) will be built in future. If one choose to use Jalan Kuala Selangor to LATAR highway, you will see Bandar Sri Coefield at your right hand side before you get to the highway. To note here, unlike Eco Majestics at Semenyih or Tan Sri’s previous pet project like Setia Alam, this Eco Grandeur has no direct connection or interchange “infront” the development to link existing highways, Eco Granduer residents need to drive a distance to reach both sides of major highways abovementioned.

Good news to Eco Grandeurian is the recent green light of Damansara-Shah Alam expressway (DASH) project which is within 10km from the site according to sales personnel. The DASH will definitely bring Puncak Alam nearer to Petaling Jaya!

Project Information

Eco Granduer is a leasehold Gated and Guarded property that sits at a 1400 acres land in Puncak Alam. The nearest projects at this moment are HillPark project by MKH. Well, not sure how HillPark named its location as Shah Alam North, this is surely Puncak Alam at Kuala Selangor district. This huge parcel of land from Eco World will house  about 11,000 residential units over the next 10-15 years. Out of 1400 acres, 200 acres has been allocated for commercial purposes. No bungalow lands are available for sales unlike its other projects. While no plan being disclosed at the moment, it will likely to have shoplots, offices and some service apartments there. The adjacent of Eco Grandeur, Eco World will start is Eco Business Park V which is the 528 acres gated integrated green industry hub next year.  280-acre of land has been allocated for Rumah
Selangor
ku project in Eco Grandeur which will be developed in phases over years.

A mall like Setia City Mall? The answer from sales personnel was “Maybe but nothing has firmed up”. So, for time being, nearest mall would still be Setia City Mall at Setia Alam which will take you about 20mins to reach there.

Eco Grandeur Sales Gallery and Site. Show units will only be available in 2017.

Continuation of Eco World Signature Architecture Design?

Of course! Eco World’s signature bridge will be built even though current site is a flat land. It means man-made waterway and lake is expected to be there.

What more do you expect from common garden and area in Eco Grandeur township?

Eco World will not compromise its lavish landscape and landmark resting area. Grand, Grand, Grand as always. A safe cycling path and walkway will be provided in whole township.

Amenities

Currently, amenities like schools and shops are available in the existing communities like MKH’s HillPark, Glomac’s Saujana Utama, and IJM’s Shah Alam 2. UiTM campus is not far from the site.

Eco World loves to create “dream home” and you will not be disappointed if you look for a home with parks and lakes. Residents get to enjoy a green and healthy living lifestyle with a 62 acres of Dragonfly lake and 60 acres town park (see photos below) in Eco Grandeur (open for public)

In term of eateries and more lifestyle activities, based on current environment, one may need to travel 20-30km to Shah Alam, Klang, and Petaling Jaya.

Eco World is a responsible township developer, therefore, this place is expected to add more amenities  and business activities with its commercial plots mentioned above. How long would it takes? Standard answer from township developer will tell you 5 to 10 years.

What is on the plate this round?

The very first preview in Eco Granduer sees Eco World presenting two parcels of landed for landed home lovers. Both are to be completed within 3 years period. It comes with modern Victorian facade, it is a safe and evergreen design. Unfortunately, nothing can beat the façade in its Eco Sanctuary development in Kota Kemuning.

The first parcel comes with 1000 units called
Graham Garden
, with the size of 20x65sf and the built-up from 1521sf. Yes, ONE THOUSAND units, no typo here. But do not conclude anything first as we are yet to talk about other factors.

Type A – Priced from rm490k before the rebate* and the smallest built-up that comes with 3 rooms (1 room at the ground floor with sliding door and garden view). This is the only type that comes with double volume in dinning area in Graham Garden. This is customise for those who like double volume setting and bigger space for master and second bedroom.

*Tentatively all types come with 5% rebate.

Type B – Priced from rm525k before rebate, 3 rooms and no room at ground floor. This is designed for buyers who like space for living and dining area with garden view.

Type C – Same price as Type B but come with 4 rooms and a reduced size in living and dining area. Practical layout for slightly bigger size family. Based on Malaysian’s prefer, this one will be the hotcake!

Type D – Priced from rm560k with slightly bigger built up of 1,743 sf. The extra built up comes from the scarify of your garden as it is fully extended to make space for bedroom at ground and upper floor. This is the typical design that most of the Malaysian will do during their renovation.

PROPCAFE was informed that the guest room at the ground will be around the size of 10ft x 10ft. So, do you scaling to see how it fits the bed and table there for your own purpose. From the scaled model, there will be a front gate for each unit which could make the house looks small especially it only come with 20ft width. Unless you want more privacy, gateless is definitely a much wiser choice nowadays for G&G development.

The other parcel,
Avenham Garden
, an interesting layout which comes with a total of 800 units and built-up aroud 17xxsf. My first thought, is it clustered Semi-D? It is not as the unit of 30ft x 60ft has a partial link at the ground floor which provide you an area for living, dining or bedroom as choice (see below). This new idea is to enhance the clustered Semi-D by moving the linked at the back of the house to the side which becomes “linked” Semi-D (Opps, aren’t this becomes link house?). The normal clustered semi-D has the issue of lack of privacy and bad in ventilation. This new layout provide more open space e.g. the linked area for bedroom/dining/living area comes with front and back sliding doors that allows you to open up the space to see through the inner garden. Some of the type also designed with a higher ceiling in this area to create a space for ID to create some wow factor in the house. It provides more sunlight (front, side and back) to the house as the “link” only at the ground floor. This is definitely enhance the concept of small cluster Semi-D that many have offered in the market with width of 30ft. The price sets at rm625k before rebate. The slightly bigger built-up (18xxsf) with the living room “links” at the front has a higher price tag of rm700k before rebate. By zooming into the layout, one can notice that the “linked dinning area” for Type B, C & E  will open up visual space for kitchen and see through for front and back gardens. The mummies who like bigger kitchen will pick the type A & C but drawback is that it is an open kitchen which is hard to close up unlike the other type.

This parcel comes with gateless concept and create spacious feel externally and provide additional area (from existing 23x30ft) for your cars!

The Endlot comes with either additional 5 or 10ft width which costs additional rm60k more compares to intermediate unit. You need to top up rm150k for corner unit with 20ft of land. The distance between the endlots would be around 15ft and good that it is only for walkway and no vehicle is allow to go through it. In this case, endlot could be worthy to think about if you like more window and extra land.

Let talk about the favourite ownstayer’s topic – the back lane of each unit. For both parcels, it comes with a 15ft wide pathway. However, instead of garden theme, developer only provides planter boxes there. So, do not expect anything fancy there!

How to measure the built-up area in Eco Grandeur? Normally, we would have thought that it is the area within the four walls. Apparently it is not for Eco Grandeur, developer is based on the area under the shade. So example, the 12ft length of the carpark which covered by car porch will be considered as part of the built-up area. If one to take out that area from the built-up, your actual built-up would be rather small! But, by looking at some of the layouts, additional built-up can be added in by having the glass awning at the inner garden or other open space at the ground floor. Well, it is all up to the approval and leniency from the JMB.

Facilities?

With the affordable pricing above, you would have expected that no fancy facilities would be given. However, Eco World being Eco World, they won’t strip it “bare” for everything. Within the parcel, a reasonable a 200ft wide and 5 acres garden/park are given as open space for the residents. However, instead of clubhouse, both parcels come with community hall, areas for tadika and surau etc.

Security features? Unfortunately, eventhough the guardhouse would be grand but no “canggih” features provided. It is a basic guardhouse without central monitoring system (CMS) or intercom. Each house comes with own alarm system. Question is, when the alarm is triggered and without the system to monitor, guards need to be super efficient to deal with it, not to say it has 1000 units for Graham Garden and 800 units for Avenham Garden. Perhaps JMB may need  to tap on creative solution and technology to resolve this issue. The fence will be a normal emblem wall fence instead of anti-climb fence which commonly built in G&G development nowadays. A big let down in this offering. If you looking at the bright side, the maintenance fee will be very affordable given its no-frills concept with higher density.

Future Prospect

When Eco World launched Eco Majestic in Semenyih, followers of Tan Sri are expecting the replicate of Setia Alam. How about Eco Grandeur? The location, demographic of surrounding residents, infrastructure (current and future), potential business and job opportunities are different and based on the current available information on the factors above, Eco Grandeur will rank even lower than Eco Majestic.

The key catalyst will be DASH highway which will improve visibility of Eco Grandeur. However, Ijok still needs plenty of integrated and infrastructure projects to bring more “civilisation” to attract ownstayers. Also, Persiaran Mohktar Dahari is not a nice journey you want to go through everyday based on current condition. Having said that, we can never underestimated Eco World’s role as pioneer or leader to build a new township. Eco World is like a magnet to other developers as wherever they go, many others will join. This is no surprise see the latest 470 acres land acquisition nearby (beside Eco World Business Park V) by LBS. Furthermore, MKH, Glomac and IJM are still having large parcel of lands to develop in this part of world. Keep your eye on this part of Selangor, more to come.

Based on the unusual pricing strategy of Eco Grandeur (hardly see Eco World prices its product below market price though built-up is smaller), which apparently lower than absolute market prices of the existing developments nearby, developer understands the difficult condition and affordability concerns from the market. For investors, investment horizon always much longer for any purchase in new township. So, be prepared to hold LONG. How long? Developer like Eco World normally will help you to shorten it. As business park V is already in next year’s pipeline, it should help to boost job opportunities and “living index” in near future. Student rental market from UiTM? You may need to head to head with MKH’s ParkHill where interchange will be built in future. For ownstayer who loves to own a landed property with character, Eco World will hardly disappoint you if you can accept the location and distance for your daily routine, especially given a relatively cheap price tag to own a piece of Eco World’s landed property series. However, ownstayer needs to bear in mind that this will not be a Premium Landed Development like other Eco World’s products though PROPCAFE believe Eco World will still maintain some standard and all hallmark of Eco World’s character  to deliver a relatively nicer living environment than other developers!

Let’s enjoy another beauty from Eco World below – Eco Grandeur:

Happy traveling and hunting properties!

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