PROPCAFE Review : Casa Green @ Bukit Jalil By Amber Homes

As we are just entering into 2015, despite a lot of uncertainties of 2015 property market outlook yet there are some projects still selling like a hot potato! It seems like 2015 started with a lot of new launches as compared to 4Q 2014. As we can see, more and more developers are slowly changing their strategy to suits the upcoming 2015 market based on the 2014 sales results. It is undeniable some certain property with correct pricing and location is still attractive in the eyes of investors as well as for those looking for their first home.

Recently at Bukit Jalil has been very noisy with launches till caught out attention to focus our eyes on this area and one of the most talk about project lately which almost sold out within just few days (excluding bumi units) despite before official launching  –
The Casa Green @ Bukit Jalil by Amber Homes
. The noise of this project from Lowyat and also words of mouth spreading faster than the bullet train and by the time you are reading this, sorry to you need more than luck to be able to grab one 🙂

Yes , you read me right, as of today the project still yet to get their APDL thus there ain’t any marketing material like brochure or website where you can refer too and yet the units are almost all taken up. I have to say the conventional way of buying a property where consumers being fed with marketing material in either in soft or hard copy is no longer applicable when come to buying a project which perceived as ‘hot potato’. All they ever need are just price, location, booking fees and some basic info , and in mean of verbal is acceptable and the next thing you know, your cheque is already with the developer. As easy as ABC isn’t? Who say buy property is complicated?

Today we are going to talk about Casa Green @ Bukit Jalil – one of the most affordable project to kick off in 2015.

Location

Location from Wkimapia

Casa Green Location

Casa Green Location

Well the pictures above says it all about the location, surrounding amenities and approximate time from major area like Mid Valley, Puchong and etc but don’t buy so much on that I advise. If you want to know, it is better you measure it yourself and trust yourself.

If talking about mall nearby, you can see that there is indication on the proposed WCT Paradigm Mall and Pavilion Bukit Jalil on their map and it is really not that far compared going to Mid Valley or KLCC 🙂 The only question is when will this mall be completed? So as of now, put your shopping mind aside and assume as good as there isn’t any near by.

Casa Green is located at Bukit Jalil Kuala Lumpur with the GPS Coordinate : 03°03′52.6″N 101°39′50.3″E.  The address of Bukit Jalil is considered one the hot spot location at Klang Valley and also well known for its unaffordable price tag of house price at this premium location. There are some people who like this address of Bukit Jalil due to its proximity to established area like OUG and also to Mid Valley and yet I also encountered there are some people who just don’t like this address. I am not going to touch into so details of the address of Bukit Jalil itself as our previous post of
 The REV.O @ Bukit Jalil
already covered quite details. Just in case if you not familiar with Bukit Jalil, please refer to our previous post of
The REV.O @ Bukit Jalil
 which posted not long ago.

Casa Green @ Bukit Jalil is sitting next to the infamous Z-Residence by Trinity and neighbouring Bukit OUG Condominium, Kiara Residence 1 & 2, The Seedz and also the Kampung Muhibbah flats. It is also worth to mentioned that opposite KESAS highway, the recent VPed OUG Parklane is kind of nearby too to Casa Green. All in all, somehow I feel this place really crowded in term of total of number of units available reaching thousands.

Accessibility

Casa Green Bukit Jalil is also located nearby to two LRT station – Awan Besar LRT station (Approximate distance *800m) and Muhibbah LRT Station (Approximate distance  <500m) where this is one of the biggest selling point. Casa Green Bukit Jalil can be accessible via major road like Kesas Highway and also Bukit Jalil Highway. In addition, there will be a proposed road linking Jalan 4/155 to Jalan Jalil Perkasa 1. Since there are really quite a massive units flooded at this area, we shall see during how would be traffic like during the peak hours! Not only that, high possibility cars parking outside along the access road which shared by some project around here, we are talking a typical Malaysian here! So don’t expect this won’t happens.

Developer

Casa Green Bukit Jalil Amber Group

Amber Homes
 is not new in the real estate line. They have been in the market quite some time. The most recent project before Casa Green @ Bukit Jalil is also called
Casa Green @ Bandar Tun Hussein Onn
 at Taman Sri Minang Cheras which was launched around early 2013 at the price of region of $350psf. Case Green Taman Sri Minang, Cheras is sitting on  5.4 acres of land. It is the highest development in the township of Taman Sri Minang, Cheras, soaring through the sky providing uninterrupted panoramic view of the surrounding hills where the two 25-storey blocks with a total of 326 units laid out in semi-detached style with built up ranges from 1765sf to 3025sf! A typical unit is uniquely designed and has  3+1+1 rooms with 4 bathrooms,  with a large master en-suite separated from the rest of the rooms. This project is still under construction and target to be completed in 2016. Amber Homes is generous to spend approximately RM5mil to build an access road to Casa Green Taman Sri Minang where at that time of launching most buyer was bit concern over the access matter. Well only time can tell.  I think I still keep some pictures of this project of Casa Green @ Bandar Tun Hussein Onn and allow me to share some of it here.

Casa Green @ Taman Sri Minang Cheras

Casa Green @ Taman Sri Minang Cheras

Casa Green @ Taman Sri Minang Cheras

Casa Green @ Taman Sri Minang Cheras

Others completed project by Ambers Group including Putra Suria Residence, Seri Mas Condominium, Villa Seri Puteri and Amber Business Plaza at Cheras and most of these project is situated within the walking distance to the Cheras LRT station! (except Seri Mas Condo)

Overall Master Plan

Casa Green Bukit Jalil Overall (Front Facing Kesas Highway)

Casa Green Bukit Jalil Overall (Front Facing Kesas Highway)

Casa Green Bukit Jalil Overall (Side View)

Casa Green Bukit Jalil Overall (Side View & Back Facing Bukit Jalil Light Integrated Business Park)

Casa Green Bukit Jalil Overall Model

Casa Green @ Bukit Jalil consist of 3 blocks  : Block A, B and C with total units of 980 sitting on approximate 5 acres of leasehold land. Level 1 to 7 is car park podium and on top of the podium level 8 will be area of common facilities. All units comes with 2 side by side car parks! It is to my surprise that the landscaper for this project is
JRD Landscape Architecture ,
 the same landscape architect for Foresta, O2 Residence, The Element, Grand Dorsett Subang & Sunway Putra Mall. Looking at the total number of units, undeniable this project is quite a mid-densed project and for that there will be two car park entry points, the entrance at the Grand Entrance will directly lead you to 4th floor of the car park and the second entry point to car park is on the 1st floor.

Casa Green Bukit Jalil Grand Entrance also car park entrance to 4th Floor

Casa Green Bukit Jalil Guard House – A bit disappointed , well but have no complain since this is considered as an affordable home and not high end home.

Layout & Design

Block A

Block A where under the affordable home scheme RUMAWIP  is 38-storey where unit starts from level 8 to 38 and consist total units of 490 units. There will be 16 units per floor and served by 5 lifts. Block A consists of only unit layout type A – 825.16sf with 3 rooms + 2 bathrooms without balcony. Type A floor area utilization are pretty efficient with almost squarish layout design. All units are North (Facing Kesas Highway) or South (Facing Bukit Jalil Light Industrial Integrated Business Park). This block is yet opened for registration.

Casa Green Bukit Jalil Block A Facade

Casa Green Bukit Jalil Block A Floor Plan

Casa Green Bukit Jalil Type A Layout

Block B & C

Both Block B (32-storey) and Block C (33-storey) are opened to PUBLIC to purchase and not under RUMAWIP.

Block B – 240 units and Block C – 250 units, 490 units in total. For both of these blocks, unit starts from level 8 to 32 and 33 respectively. Block B is sitting adjacent to Block A and directly behind Block C. Block C is the nearest block to Kesas Highway shielding all the noise from the highway for Block B 🙂 making Block C functioning as a sound barrier for Casa Green Block B purchasers . There will be 10 units per floor and served by 3 lifts. All units come with come 3 bedroom , 3 baths and with balcony and also
2 – side by side car parks
!

Block B consists of only unit layout type B – 1003.49sf (South -Facing Bukit Jalil Light Industrial Integrated Business Park)  and Type D – 1003.49sf(North – Facing Pool/Block C). Block C consists of  only Type C – 1003.20sf (North – Facing Kesas Highway) and Type D – 1003.49sf(South – Facing Pool/Block B).

Casa Green Bukit Jalil Block B (South Facing)

asa Green Bukit Jalil Block B (South Facing)

Casa Green Bukit Jalil Block C (North- Facing)

Casa Green Bukit Jalil Block B Floor Plan

Casa Green Bukit Jalil Block C Floor Plan

Casa Green Bukit Jalil Type B Layout

Casa Green Bukit Jalil Type C Layout

Type B and Type C layout are quite similar, the main difference between Type B and C is the size of Depth X Width (other than the Bath 2 odd orientation) Type B is 11750(D) x 9600 (W) while Type C is 9900(D) x 10550(W).

It is rather rare and unique to find layout with 1000sf comes with 3 bedrooms with
 3 baths
! I would have to say developer is rather good by optimizing the floor space to come out with such an efficient design! With having attached bathroom for 2 bedrooms separately and the 3rd bathroom outside the living hall for common usage definitely worth to be praised for their effort in giving more privacy to the people living in the house. Kudos to Amber by setting another standard higher and good example to other developers on what the market actually needs and prefers.

Casa Green Bukit Jalil Type D Layout

Besides that, Type D layout where is a
horizontal layout
 design also comes 3 bedrooms and 3 baths. It is really unusual design layout to be introduced at this area. The living hall and kitchen is located at the center of unit separating the rooms into left and right side of the unit thus giving more privacy as compared to typical design where all the rooms will be sharing common wall joining up all rooms together. Not only that, horizontal layout design will give more direct and deeper of sun light penetration into the house due to the layout is short and wide. Somehow with this kind of layout, the unit will be more lite up, minimizing dark area. Another characteristic of this kind of design is all rooms including the living hall will be sharing the same view. I have to admit that Type D is rather my favorite layout of this project. Just my preference.

Facilities

All facilities are located on level 8 (except basket ball court) . It is quite generous that the developer is throwing a 4000sf indoor gym and 17m x 50m out door Olympic full length swimming pool unlike those small “wading” pool where just a few strokes the next thing you know you have reached the other end. All the facilities are located in between of Block B and C and partially in front of Block A (RUMAWIP), that makes TRUE direct facing facilities floor/pool units are really limited.

The facilities offered here not that has any to shout about but is considered quite decent for the price that you are paying . How much? Well please continue to read…

Infinity Pool (17m x 50m)

Wading pool

Water Feature

Jacuzzi

Raise Sunny Deck

Elevated Functional Deck

Interactive Children Play Zone

Resting Pavilion

Covered Walkway

Exclusive Hallway

BBQ Garden

Meditation Garden with Pergolas

Basketball Court

Indoor gym

Casa Green Bukit Jalil Facilities Podium Floor Plan

Casa Green Bukit Jalil Facilities List

Casa Green Bukit Jalil Pool

Casa Green Bukit Jalil Pool2

Casa Green Bukit Jalil Basket Ball PCN

Casa Green Bukit Jalil Out Door Facilities

Casa Green Bukit Jalil Indoor Facilities Gym abd Hall underneath Block C

Price

The climax of Casa Green Bukit Jalil is the price! Most of the time developer or agent will market or advertise with “price from $XXXk” and it is kinda turn off when we go with high expectation only to find out that those “from $XXXk” only few units or bla bla bla with all sort of reason and come home empty handed with total disappointment. For Casa Green Bukit Jalil it is the other way round , all units on Block A RUMAWIP is $300k+ or lower and Block B and C is $460k+ or lower. Yes! 460k+ or lower!
460psf and now it explained why it was sold like a hot potato.
I know you are very excited and want to grab your car key and start to go to sales office now but at least read until the end for the address of the sales office 🙂 . Just hang on there a little bit more k! The cheapest unit is on the lowest floor for obvious reason. Each floor premium is $500 per floor and corner unit command additional premius $3k. Since the highest price is around $460k+ so you just do the reverse math and minus the premium according to work out roughly the price of the unit. Yes.. work it on from back side (belakang mari LOL) . So the price range would be from around $44xk+  to $46xk+. The price is including 10k+ for 4ac including piping and installation. The price is pretty straight forward and no hanky panky rebate or discount. The tentative maintenance is $0.25psf. Construction period is 4 years. The booking fees is rather hefty, 10% of unit price that work out around $46k+. This is rather quite a high sum of booking and could be one of the con or filter for buyers who are really keen but not able to come out with such an amount. Another thing is, you won’t able to withdraw from EPF to pay for that. Normal practice, booking fees will be around 2-3% and the remaining upon signing SPA where you able to use your EPF to pay for that but for this Casa Green Bukit Jalil, you have to look for another alternative. With 10% down as booking is a double edged sword. Instead of asking 10%, developer can consider to increase the booking from 2-3% to 20-30k perhaps? Nevertheless, this is not the deal breaker and does not stop the project being almost sold out within few days (bumi quota 30% still available)

For detail package and finishing specs , it is best you refer to the developer directly.

For the pricing matter , as comparison for the surrounding existing property around Casa Green Bukit jalil :
Z-Residence
 nearest condo to Casa Green Bukit Jalil which recently VPed is asking more or less about $550psf (Launching price is around $400 to 450psf).
The Rainz
 by Exsim where lauching price is about $600psf, Kiara Residence Bukit Jalil current subsales is asking around $500psf (lauching price is around $370psf)  , and the older Bukit OUG Condominium subsales is asking around $320psf. Those price are just for reference and please do not use it as a benchmark due to each product specs and unique selling points are different. After all Casa Green Bukit Jalil is branded as affordable home, not until the day it is completed , we won’t know how it would actually look. Those day I still remember when Z-Residence was launched, most of the buyers expecting something more or less like a mid cost Zest Residence @ Kinrara 9 but when the actual product of Z-Residence turn out far much better than expected. It does really surprise me in term of “look” definitely one level higher than mid-cost feeling. Will Casa Green @ Bukit Jalil able to pull the similar stunt as Trinity? Well, I would advise you just to keep your expectation low. One more thing would like to remind readers here, please do not buy just because Z-Residence current subsales is higher than Casa Green Bukit Jalil or it is cheap or the price is low compared to other new launches but buy it because you really need a home! After all, this project are meant for people who likes Bukit Jalil area and have been dreaming long to own a decent home to start a family. For those who want looking for pure investment, please consider to leave this to those who really need it. I believe in “Karma”! Do you?! 🙂

Now my next question is to the others developers, if Amber Homes able to sell at 460psf at Bukit Jalil address , why can’t you? For those buyers out there, this is a classic question you really gota ask yourself, are you over paying? Or it is true as per claimed that cost of house has risen tremendously to justify their selling price? Or is it the buyers out there themselves have been pampering the developer by keep on buying their story? Whose fault? They always say willing buyer willing seller 🙂

Verdict

Strategic location, affordable pricing, 2 car park side by side, decent layout for young family, basic facilities, nearby 2 LRT stations, mid-densed project at high densed area 🙂 & hefty booking fees. I personally recommend for those who looking to own their first home, you might really want to consider this. I will end my write with my last closing quote for this project
“Affordable Price but not Affordable Entry”

Thanks to  Sam and Edward for entertaining the self-invited me, especially Sam for his invaluable time to brief and share in details of every single corner of this project. 🙂

If you want to follow us and stay tuned for more about this project or our future post, please subscribe to us via this website
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Sales Office

Yes. The sales office is rather difficult to find because it is inside the management office of a condominium. For those who are keen and want to ask more, please feel free to drop by as their staff is helpful and kind even knowing not many units left. Their sales office is located at Cheras . Yes I know Cheras is very big, so to give you some indication, the office is located nearby Taman Tenaga and it can be reached via Jalan Cheras (nearby Cheras Velodrome or Jalan Ikan Emas) or Bandar Sri Permaisuri.

AmberHomes_Sales_Office

Casa Green Bukit Jalil Amber Group Sales Office

Casa Green Bukit Jalil Amber Group Sales Office

The address is as per below :

Amber Homes Development Sdn Bhd.

Ground Floor, Amber Tower (1), Serimas Condominium,

Jalan 4/89A, Batu 3 1/2, Cheras,

56000 Kuala Lumpur

Phone : +603- 9171 5133

Open : Monday to Friday normal working hour and Weekend is until 12pm

GPS :
3°6’47″N 101°43’21″E

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PROPCAFE News : Coffee Session on Project R @ Bukit Jalil

PropCafe Property Sharing and closed-Door Coffee Session for Project R @ Bukit Jalil City, Kuala Lumpur (on 18th Oct 2014)

Bukit Jalil is an area that does not need much introduction. Residents swear by the location, accessibility as well as amenities and many property investors have made handsome gains here. Things are continuing to look up at Bukit Jalil. Malton is developing the RM4.2 billion Bukit Jalil City, which is anchored by the massive Pavilion Bukit Jalil, while Ho Hup is developing, among others, the Aurora Place hybrid mall and Aurora SOVO.

We at Propcafe are not only committed to share the latest property market news and project reviews, we also strive to share the best pre-pre-launch reviews with our readers. We look forward to sharing Project R with you, our loyal readers, during this closed-door coffee session.

Project R is so hush hush that it is not discussed on ANY online property platforms as far as we know. We think Project R may not make it to public launch as it has received overwhelming response from those in the know.

Brief details of Project R:

Product: Freehold Small Office Versatile Office suites aka SOVO (This is NOT Aurora SOVO or Park Hill Bkt Jalil)

Developer: Developer M – very low profile lifestyle developer with a good track record (It is NOT Mayland/Malton/Mah Sing/Mitraland/MEH/Monoland)

Location: Literally walking distance to Pavilion Bukit Jalil

Price: Most units are priced between RM300,000-500,000

If you are keen to attend this private coffee session, kindly drop us your info in the link below:

http://goo.gl/forms/dC9hvoB2jx

Staying true to Propcafe’s philosophy, we will share with you our insights, pro and cons of Project R during this private coffee session.

Click LIKE on our FB or subscribe to us via our blog to follow and stay tune with us. Cheers!

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PROPCAFE Review : Conezion @ IOI Resort City By IOI Properties

On a lazy morning, I was flipping the newspaper and travel magazine to get some inspiration for my year-end holiday destination. Instead of making a call to travel agency, the advertisement of Marriott hotel’s package on 5-Star Hotel, Golfing, SPA, Amusement Park, Ice Rink, and Regional Shopping Mall brought me to IOI City Resort in the end. What else? PROPCAFE eats, drinks and sleeps with property, property, and property. With holiday planning out of the window, I visited the IOI property sales gallery to explore the Lifestyle of “Resort Living, City Convenience”.

Many property developers selling their products with the theme of “Lifestyle”. Seriously, one 40-storey property with sky deck will not change your lifestyle. 10 blocks of properties with only one big green parcel or lake will not significantly change your way of living either. You need an environment with integrated mixed development that come not just conveniences for your daily needs but also relaxation, family leisure and entertainment in different hours and days. That’s what made me curious and excited to explore this Resort City.

Before we go into the latest offering of “Conezion” from IOI Properties, it is essential to understand the master plan of IOI Resort City. Why? Because you are not just going to buy a property but also buy into the environment and lifestyle that provided by this self-containing city!

On top of the existing greenery spread across the 320 acres land, IOI Resort City is surrounding by lush green lungs – Putrajaya wetland (one of the world biggest wetlands), UPM and Uniten’s reserve green turf.

This modern eco city recently welcomed a new flyer over from Puchong/Petaling Jaya direction, so together with the existing two ingresses from the direction of Kajang/Cheras and one from Putrajaya, there are now total of four ingresses to ease the traffics toward IOI Resort City.

IOI Resort City comes with a stunning award winning 18 holes Palm Garden golf course (http://www.palmgarden.net.my) which designed by famous golf architect Ted Parslow (architect of KLGCC). The best part is, it is a public golf course! Obviously, the first thing in your mind – “I want the Golf Course View!” It is just too beautiful to miss it. To golf lover – “My playground + family day! Less travelling, no more grumpy wife and kids! You all can catch me anytime at the world acclaimed clubhouse!”

Shopping time! IOI City Mall, located at the centre of IOI Resort City, is the regional mall of Southern Klang Valley. The mall (Phase 1 – 36 acres, 1.4mil lettable space), comes with 7200 car park bays, is hosting 350 stores, more than 80 F&B outlets, a cineplex,  a hypermarket, and health centres. The lettable space, after the phase 2, will be more than Mid-Valley Mega Mall in Kuala Lumpur!

The early sceptical view on IOI City Mall was immediately varnished after the overwhelming crowds visited the mall since it opened its doors. The great reception proved that the Southern Klang Valley residents are clearly “underserved” on commercial activities.

One of the highlight inside the mall is the first of its kind 70,000sf indoor amusement park –
District 21
 (see propcafe previous coverage https://propcafe.net/district-21-ioi-city-mall-putrajaya). What’s more? There is an Olympic size Icescape Ice Skating Rink! “Alright, no more long distance travelling to jam packed mall, no more crazy parking experience! Mum, shop till you drop! I see you at home after my adventure park and ice skating!”

Several parcels of land in IOI Resort City have been developed for following residential, hospitality and commercial purpose.

Hotel – Palm Garden 4 Star Hotel and Putrajaya Marriott 5 Star Hotel &SPA, where the parent and couple can pamper themselves.

IOI Square Office Towers currently occupied by IOI Group of Companies and other tenants.

Puteri Palma Condominium (15 storeys – 606 units), Diamond Hill Bungalow lots (not for sales), Beverly Row Bungalows (for rent only. Fully tenanted!) and the work in progress – CLIO Residences (34 storeys – 234 units

Commercial projects to be completed soon:

For any property purchase, other than assess what is available now, it is crucial to know about the future developments. With only near to 30% development completed in IOI Resort City, there are plenty of developments to look forward in this new and vibrant township.

1
st
 Quarter 2016 – Le Meridien Hotel Putrajaya, IOI City Tower 1 & 2 – Grade A office block. IOI is experience enough to know the sustainability of a mall relies so much on the weekday patrons from offices and hotels.

So, what is in the pipeline for residential projects after the Conezion?

Clio Residences II –> Par 3 –> Jems & Jewel –> Southern Hills (see below)

Interestingly, there is one tower sitting on top of the mall in the scaled model. However, we shall wait for the final plan of the Phase II – IOI City Mall before getting too excited on it.

The Diamond Hill and Beverly row are not shown in the diagram above as it is not for sales and for rental only. There could be also some changes on the plan for these two plots of lands which likely to give way for future infrastructure upgrade in IOI Resort City.

Let’s focus on Conezion!

Conezion assembles with an eloquent trendy glassy façade that articulates with a “crescent shape” steel framing. IOI Properties is clearly putting more efforts nowadays on its property’s façade compares to those old days. It is a freehold commercial title residential properties sitting at a 16.49 acres land besides the work in progress Clio Residences. This development has four residential towers (32-storey) and a total of 1,326 units (Tower A & C – 364 units and Tower B & D – 299 units). The density ratio works out to be 80.4 unit per acre which fall under “Average” density category based on PROPCAFE’s criteria.

The “block” design observed from the floor plan (see below) shows architect’s effort to solve the “long” corridor concern and cleverly use it to diverse the unnecessary human traffic. If one to analyse the density and view from the floor plan, it is not difficult to realise the trade-off between the two. Although Block A & C comes with 14 units (4 lifts & 1 service lift) per floor compares to 12 units per floor in Block B & D, the unit 01-05 & 12A-13A in Block A & C is having an advantage to enjoy fantastic golf course/IOI City Mall view. Having said that, Block B & D still having green view toward Uniten campus. The other views, right and left hand side of the building, are toward Putrajaya and KL. Those who like pool or facilities view may consider low to mid floor that face internally. See the aerial view below and pick the one that you like the most!

What is the distance you prefer between your home and a big regional mall? This was discussed in property forum and many property coffee sessions extensively and the answer is always hovering around 700m to 1km. Why? Many respondents wanted to avoid unnecessary traffic but yet want a distance that can give them a choice to walk, cycle or drive to the mall. PROPCAFE can’t agree more.

More importantly, do we have any properties considered “fail” with a regional mall reachable within 1km? Also unsurprisingly, properties that within 1km from a big and successful mall always enjoy better rate of capital appreciation and rental compares to other properties. So, it seems like in both property investment or own-stay criteria, 1km (or below) from a big mall is rather “safe”. IOI understands it fully which see Conezion’s entrance to Phase 1 IOI mall is just about 700m. It can only be better and shorter when the mall’s phase 2 is completed. The dual carriage way bridge with 1 meter width of pathway has been constructed (it is not opened yet. See below). What IOI can do more is to put in more tropical and art streetscape like what they planned for Bandar Puteri Bangi, to make it a truly walkable resort city environment. The photos below which shows the current condition on the route to the mall from Conezion. PROPCAFE was initially doubt the statement of 700m distance as it looks far but my car dashboard showed and proved me otherwise.

PROPCAFE’s favourite analysis is always on layout because its concern the owner the most. In addition, the practicality of the layout would also affect the demand of the rental. According to latest information, size of the layouts has been revised, therefore, you may see some differences between the layout here and the one shown in the Conezion website (yet to update). Type C1 (780sf) & C2 (783sf) is a 2 bedrooms units. It comes with 2 bathrooms and wide frontage windows. The kitchen is efficiently stuck in the end corner behind the entrance level, which effectively utilises the space especially for this sort of small size unit. The space between kitchen and dining provide flexibility for owner to allocate space for bigger kitchen (island or counter) or dining area. Out of surprise, it even comes with a yard! Its horizontal layout is always the PROPCAFE preferred choice as it makes the unit visually more spacious, brighter, and good for furniture arrangement. Nothing much to pick on Type C considered its size unless you are balcony lover or smoker.

For Type B1 (986sf) and B2 (990sf), other than providing additional small room, the layout is almost identical to Type C! Horizontal design for living and two bedrooms wide frontage full glass windows. Kitchen and yard are well located. For the size near to 1ksf, if you want to be picky, the only thing you can complain would be the missing wet kitchen. By looking at the layout closely, there is a chance that you may be able to take down the wall at the yard’s entrance and relocate it in toward the current location of kitchen. By sacrificing the yard and having a smaller dry kitchen, one may get him/herself a wet kitchen.

Lastly, it is balcony lover’s turn. Type A1 (1251sf) and A2 (1278sf) comes with a balcony, additional bathroom and a standard third bedroom that can cater for queen size bed. The rest of the composition are almost the same like other layouts. This is a very functional family size layout and PROPCAFE can hardly find any wastage. Similar to Type B, it does not provide wet kitchen but again a “modification” may make it available.

In short, Conezion’s horizontal layouts help space utilisation and no issue on natural lights. The ceiling height of 11ft will certainly add extra cubic feet for every unit. Tag along your family and friends to check out the show units today!

IOI Properties caters a total of 530 visitor bays for residential blocks and given two carpark bays to each unit. PROPCAFE would say, the allocation of two parking bays is indeed very generous for small size units like Type C.

Development – Other Features

These 32-storey buildings includes 3200 car park bays which spread over five levels of car park podium and four levels of basement. The facilities are located at 6
th
 floor, therefore, the unit starts from 7
th
 floor. There are many thematic facilities will be provided which includes mini theatrette, swimming pool with aqua bed, chill-out deck, party room, learning lab, children’s art studio, gym, multipurpose hall, multipurpose court, and games room. The facilities will be shared between two blocks (Block C & D and A & B) and the maintenance fee is estimated at RM0.35psf (inclusive sinking fund).

Based on the scaled model, the residents of Conezion have their own dedicated parking entrances, drop-off areas and high ceiling lobbies which are all separated from the public/visitors carpark entrances for commercial usage.

In case you don’t even willing to walk for 700m or because you have shopped too much, a bus/taxi stop will be built in front of Conezion. A dedicated shuttle service to the mall and future MRT2 station would make it perfect! Clio and Connezion JMB should seriously consider it!

Pricing of Conezion

Based on the indicative price, two bedrooms – Type C (780sf & 783sf) will be priced in the range of RM586psf to RM670psf nett which means it will be around RM500k+ and one may be able to get below RM500k if one work hard and early enough to secure the cheapest units. The low floors of three bedroom Type B unit (986sf and 990sf) will be priced below 600psf nett with the price tag starts from RM540k. The biggest unit Type A (1251sf and 1278sf) is priced at lowest per square feet among all and nett price will be from RM663k. Each floor’s premium is expected to increase about RM2.5k except those floors with good numbers. Those who know IOI’s marketing well, similar package offered to Le Pavilion is expected to be given to Conezion buyers.

From their website:
Buy Now Pay Later Scheme

a. Low Down Payment
 :
Just pay as low as RM 5,000* to book a unit

b.
Deferred payment scheme* :
Just pay a low down payment of as low as RM 5,000* and the rest of the deposit together with differential sum can be deferred up to 24 months* or upon vacant possession; whichever is earlier!

c.
IOI Privilege Card :
Here is a reward for our existing buyers! Buy your next property with us and enjoy up to 2%* rebate.

  *Terms and conditions apply

Conezion’s Commercial

The commercial elements of 2, 4 and 5 storeys modern retails and stylish shop offices certainly will add more convenient not just for the Conezion’s residents but also provide alternative commercial activities for IOI Resort City. The 20 commercial blocks, indicatively priced from RM850psf for ground floor retail units, consist of total 445 units of retail shops and offices (mostly 26ft x 70ft or 26ft x80ft) in Conezion. Except block K & L, all blocks will be opened for sale. Shop office units will be sold separately i.e. Ground and 1
st
 floor as one then the upper floors’ offices as individual strata titles.

The lovely cantilevered terrace (15’ wide) at Conezion is overlooking the golf course, which designed to cater for great alfresco dining experience and atmosphere. This interconnection between the podiums will lead the traffic flow to the circular courtyard which is at the centre of the development. The curve shape corridor, waterscape and the open courtyard will forms an interactive space for residents, workers, and visitors.

A total of 2,194 basement car park bays has been allocated for this commercial blocks. The ingress/egress from the main road also have been built at the site to ensure easy and clear traffic flow.

It is understandable that everyone will question on the demand and reason behind the commercial proposition at Conezion. PROPCAFE is no difference, of course. Clearly, Conezion commercial is planned as the complement to the mall rather than competitor by IOI Properties. The commercial at Conezion is aimed to provide convenient to residents and office workers especially on the services that may not be available in the mall due to the mall restriction on business hours, for example, 24 hours convenient stores, clinics or F&B outlets with longer service hours. To sum it up, it works for those service oriented businesses, for instance, childcare & kid learning centres, banks, telco payment or service centers, fitness centers, laundrette, product showroom, agencies, bookstores, accounting & legal services etc. because the patrons or residents at Conezion may not want to waste time to look for car park and shop in the mall for these services. In addition, Conezion will provide the business opportunities to those business that may not be able to absorb the high rental rate and service fees charged by the mall.

In short, Conezion’s commercial will bring more economic options on foods, services and necessities for residents and office workers. In any township, no one will be satisfied with just a mall which most of the time only caters for a relatively up market business chains or products. The balancing requirements may make the commercials at Conezion viable and popular within IOI Resort City. The challenge for the commercial is the timing and growth of population in IOI Resort City as it may be able to ride on 10-15% of IOI City Mall’s visitors. By the time Conezion completed, IOI Resort City would have more than two thousands residential units. The office towers (to be ready next year) would attract more day time patrons to the outlets here. Therefore, the chance for Conezion’s commercial to success is still very possible given that there are many future developments are coming to IOI Resort City.

Location and Amenities

How could PROPCAFE miss the LOCATION section? While for people in Petaling Jaya or Kuala Lumpur City Center may perceived the location of IOI Resort City as very far, it could be totally different from the Southern Klang Valley residents (Kajang, Semenyih, Puchong, Cyberjaya, Putrajaya, Bangi, Serdang, Balakong, Cheras South). It explained by the success of IOI City Mall, which is now the focal point of Southern Klang Valley. If there are reasons for people in KL city or Petaling Jaya to get a home closer to Mid Valley Mega Mall/Bangsar Village, then same could apply to Southern Klang Valley folks. Everyone like to get a property that near to a successful mall, the issue is always on whether the location allows residents to minimize the pain of daily routine (to and from the workplace). There is no perfect location to reach everywhere in Klang Valley as it subject to individual’s daily routine, origin, and lifestyle. The thing is, you cannot demand more on the connectivity of IOI Resort City which already served by SILK, LDP, MEX, SKVE, NSE and Besraya Highway i.e. plenty of alternative routes available to reach other locations in Klang Valley (see below).

PROPCAFE has already discussed the nearby amenities in the review of
16 Sierra
 previously (https://propcafe.net/16-sierra-puchong-south). Therefore, to cut it short, PROPCAFE provides the directories below instead for your reference. It has more than just nearby amenities as PROPCAFE believe it is also important for buyers who are new to this township to know and feel the distance from IOI Resort City to other key landmarks or places in Klang Valley. Some may look far from IOI Resort City, but again like PROPCAFE emphasis before, it is about finding the best location for you, not for everyone! Individual’s routine and preference is always different from one another.

Future Prospect

Buying a newly launched property is all about “forward looking” decision making. Externally, other than the nearby MRT2 plan at IOI 16 Sierra, IOI Resort City is pretty much equipped with all necessary infrastructures and connectivity. One should not expect it to be next hustling and bustling township like Puchong or Subang as IOI Resort City is a relatively small and surrounding by Putrajaya wetlands and public universities’ green lungs which unlikely to be developed. The master plan is spot on, based on its geographical location, to make it as a self-sufficient resort living environment. The future value creation of Conezion, therefore, is very much relying on the execution of IOI Properties itself. IOI Resort City already has a head start rides on the success of the IOI City Mall and the phase 2 will be an icing on the cake. More critically, how soon IOI can make this place to be the “residential magnet” for Southern Klang Valley folks? To attract “new migrants”, house quality and streetscape/landscape at resort’s standard play a big role on this which are no difference on what people expects from the other premium address. Optimistically, the completion of grade A office tower should bring in quality companies and workforce to fill the element of “work” in this township which may subsequently will increase the “citizenship” of IOI Resort City. In tandem with the township maturity, property value will naturally and gradually rise over the years which is the basic cycle of new township development.

Conclusion

By looking at the masterplan of IOI Resort City, PROPCAFE sees “Tropicana”, “Mid Valley Mega Mall”, “Bangsar South”, and “Publika/JayaOne” in one place. The combination of all and the completion of offices towers should make IOI Resort City a unique proposition to live, play, works, leisure and entertain. Why PROPCAFE emphasis a lot on the master plan of IOI City Resort in the early part of this review is because to buy a property in this place, one needs to understand the premium that one need to pay which are the overall township environment, concept, and benefits of a well-planned township. PROPCAFE calls this as address premium, which can be observed in other development with good master plan like Desa Parkcity. The only different is, IOI Resort City is still at the development stage. If the developer can deliver a beautiful streetscape to link up each parcel of developments and giving truly resort environment, then the realisation of “resort living, city convenient” will worth much more than the current price tag of properties in IOI Resort City.

Progress of Conezion

Although Conezion Residential is expected to be completed in 36 months’ time, the superstructure already completed and now at the stage of 30% completion. The commercial of Conezion will be scheduled to complete much earlier. See the progress photos below as of 10
th
 Nov 2015.

Show Unit Photos

Type B – 990sf

Type A – 1251sf

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PROPCAFE™ Review: Continew @ Jalan Tun Razak by Ibraco

Many KLites didn’t aware we have Middle Ring Road 1 (MRR1) where the acronyms is lesser famous than the elder brother MRR2. MRR1 is formed from 4 main arteries which are Jalan Tun Razak, Jalan Mahameru (now known as Lebuhraya Sultan Iskandar), Jalan Istana and Jalan Sungai Besi.

The stretch of Jalan Tun Razak starts from interchange of Jalan Ipoh and along the road you will pass by the prominent landmark such as KL General Hospital, Balai Seni, National Library and IJN. From the interchange of Jalan Ampang, you will pass through the posher part of KL where on left side is the famous embassy row (Ampang Hilir) and Royal Selangor Golf Club. After the bulatan Kampung Pandan, the road will be linked to Jalan Sungai Besi and for the motorist to continue the journey to South or to Jalan Istana.

However due to development over the time, there is a stretch of Jalan Tun Razak seems almost forgotten. This stretch is linking Jalan Chan Sow Lin with Bulatan Kampung Pandan.

With this, Ibraco has come with a freehold integrated development called Continew with GDV of RM450m.

Developer Background

Established in 1971, Ibraco is a property development company where their businesses are primarily based in a Sarawak. They are the largest developer in Bintulu as per excerpt below

“Ibraco, the city’s largest developer which has built and sold more than 10,000 residential and commercial properties here, ventured into Bintulu three years ago with an integrated mixed development project named “Bintulu Town Square” with a gross development value (GDV) of over RM600mil”

(Source: http://www.thestar.com.my/business/business-news/2015/06/16/ibraco-goes-to-kl/)

Ibraco Financial Analysis

With market capitalization of RM470m, Ibraco has consistently increasing the revenue and nett profit. The latest annual report 2015 is showing Ibraco is generating revenue of RM254m with nett profit of RM52m, a healthy 20% nett profit margin. The nett gearing ratio has been kept well below 40%. Also despite having cash or equivalent balance of RM47m, the current debt outstanding is amounted to RM71m and non-current debt is RM83m. It is a concern of the company to service the short term debt if they couldn’t recover the receivables on timely manner….

Ibraco is making the maiden foray to the Klang Valley property by acquiring a piece of commercial land in 2015. Swiftly they have applied the development order and open for booking towards the end of 2016.

Location, Accessibilities and Amenities

In 2015 Ibraco has acquired the FREEHOLD commercial vacant land measuring 1.4393 acre acquired for RM55m worked to be RM878psf. Based on the indicative GDV of RM450m, the land cost worked to be approximately 12% of the total GDV.

The location Of Continew

The land is sandwiched in between a Buddhist Temple and Wenworth Hotel with Masjid Jamek Alam Shah slight further away.

In general, Continew is located approximately

4km away from KLCC

7km away from KL Sentral

400m away from Ikea Cheras/ Mytown

2km away from Sunway Velocity and TRX

14km away from Mont Kiara

This neighbourhood sort of fall behind of time despite the tremendous development where just a stone’s throw away. Government is pumping billion of Ringgit in TRX which is just 2km away. Nearer to Continew, Cochrane MRT station which going to be operation soon is about 650m away. For shopping, F&B and DIY fan, Ikea Cheras/MyTown/Sunway Velocity is a short stroll or drive away. Shoplots are just along and across the road to serve your quick needs for the packet of cigarettes, breads and supper. Clinics, car repair shops, super and mini market, 7-11 etc.

How about the locality? For new townships, it is well planned with well-kept and wide roads, hidden utilities cables, fresh and modern looking building façade etc. However at this old part of Pudu, purchasers have to accept the locality is not “sexy” and appealing. Take a look on the surrounding photos below.

Locality of Continew sharing with shoplots, Wenworth Hotel, Buddhist Temple and a mosque

The cars were parked haphazardly and causing the congestion along the main road. The traffic light is notorious for traffic jam whether you are coming or going to KL direction and this is not helped with haphazard parking.

Congestion along Jalan Tun Razak

Continew main artery is the OLD Jalan Tun Razak where via Bulatan Kampung Pandan you can go/for KLCC. Via Bulatan Kampung Pandan you can straight away hit MEX to go to KLIA or Putrajaya. At the traffic light turning to left will bring you to PUDU area and the right to Ikea Cheras/ Mytown/ Cochrane MRT station.
The Accessibility of Continew

Overview of Development and Façade

The 1.44 acre freehold Continew consists of 510 units in 2 blocks of 44 and 50storeys. Both blocks are joined with 8 nos of sky gardens on selective floors.

The color tone of the façade reminds the writer of the MCity and Icon PJ where it seems to be quite gloomy with its dark grey tone. The overall façade is glassy with sharp edges along the vertical line.

Façade of Continew

On tower A since there is only one side with units, there is open corridor leading to all the units. Propcafe has concern whenever there is heavy rain the rain will splash to the corridor and may flood the corridor and possibly spill over inside the unit. Also the residents maybe wet from the rain. Prospect buyers may enquiry the developer whether they will install window or perforated shelter to avoid the rain to splash over.

Unit Layouts

Floor and Unit Layout of Continew

There are whopping 16 variance layouts in this development even though some of the layouts are similar but just slight variance between them. There are 6 units per floor in block A and 9 units per floor in block B. Each block will have 4 nos of lift. On paper it seems the lifts allocation is not balance where despite block B having more units, the number of lift for both blocks remain the same.

The size of typical unit ranging from 550-1175sqft with 1, 1+1, 2 bedrooms and dual keys configuration.

Type

Size (sqft)

Configuration

Carpark

A1, A2 and A3

548-554

1 bedroom

1

B and C

689, 693

1+1 bedroom

1

D, H, J and J1

849, 926, 1175, 1165

Dual Keys

2

D1, E, F1, F2, F3, G, G1

830 – 881

2 bedrooms

2

Units below 800sqft will be entitled 1 carpark and above 800sqft will be entitled 2 carparks.

Strangely for type A variance despite the one bedroom configuration, the bathroom is not ensuite or with dual entrance however the owner need to walk out from the bedroom across the dining and kitchen before reaching the bathroom. Personally writer think this is inefficient layout. Sliding panels is nice feature as partition especially to open up space however the sliding panels must be sturdy and from top quality. Without the show unit, writer assume they wouldn’t be any sliding support on the floor therefore the full load will be taken by the top support. Over the time the support will give way and the panels will be coming out from the rail.

For savvy investors, they will go for type C where the study room with the window can be converted to another bedroom. The width is sufficient to place a single or queen size bed with balance space for wardrobe and study table.

All the units only come with dry kitchen without wet kitchen and yard configuration.

Do not be fooled by the show unit… the microwave is not part of the kitchen package….

Show units of Continew

The flooring is porcelain tiles with bedrooms with laminated flooring. Hm… writer wish developer to be more generous with the finishes especially with the prices that they are asking…. The ceiling height is 10feet which is quite decent.

Facilities

The main facilities is on 8
th
 floor in the block B which consists of the usual stuffs i.e. swimming pool, multipurpose halls ,BBQ deck etc. There are sky gardens on 22, 32, 42, 45 and 49 for relaxation and recreation. Probably the most impressive facility is the club house at the rooftop with triple volume. The residents can book the facilities to host a part and surely the view will impress the guests.

Facilities at Continew

Pricing

After the rebate the net price is from RM820psf for units bigger than 800sqft and for units smaller than 800sqft the price starts from RM850psf. The premium for every floor increase is approximately RM3k. What you get for the freehold product above RM800psf at this location? Developer will give 5% rebate and throw in free SPA and Loan Agreement legal fees and disbursement. Living and Bedrooms will be equipped with Aircon and bathrooms with equipped with shower screen and instant water heater. Strangely, only low kitchen cabinet with hood and hob given. Write would expect a fully fitted kitchen comes with microwave and oven, fridge, dryer and washer given for such price tag. Just look at Hampton Residence where Mayland has been pretty generous with fittings and amount of freebies throw inside every unit.

Other matter

The construction period will take about 4 years and standard SPA will be amended to reflect that. The maintenance and sinking fund is expected to be RM0.35psf and if you buy the smallest unit, the fee will be less than RM200 permonth. Currently the construction already start with piling machines on full throttle.

Summary

Many have been said about the viability of high end condominium smacked right in the vicinity… The locality is not pretty but the accessibility and amenities are pretty decent. It is close enough to KL City and future finance hub TRX. The IKEA Cheras/Mytown and Cochrane MRT station are also within 10minute walking distance away. However for those who familiar.. the notorious KFC presence in this vicinity even in broad daylight is a concern. This can be detrimental for prospect buyers who are familiar with this area. And with the price tag of above RM800psf, developer being part of the community should find a solution to weed out the vice activities which in Propcafe’s opinion just matter of time…

Happy Investing Folks!

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PROPCAFE Review : Cristal Residence @ Cyberjaya By Villamas

Cristal Residence is another Villamas Project in Cyberjaya after its Serin Residency launch in 2010. Serin Residency provided both lowrise and highrise condominium and Cristal Residence is offering both highrise and landed property.

Location

The site is opposite D’Melor (one of a few proper family size condos in Cyberjaya). But if you want to be precise, then it is at inner road of Jalan Fauna1 besides MK land first generation apartment at Cyberjaya called Cyberia Crescent 1 and 2. Or it is besides its first project Serin Residency (depend on where you see it) which will be completed next year. The entrance is facing Symphony Hills project by UEM but the ground is higher than Symphony Hills. When Symphony Hills’ Verdi is ready, you will see multiple highrises in this precint.

Although it is opposite Multimedia University but one needs to go through the inner road and get out from the site to reach MMU, which is quite a distance. Perhaps students there can tell me  the slip road. Based on my short memory, you need to go through a big round to reach the entrance of this development. I would not say the location is great in Cyberjaya since I always like “visible” properties from main road (entrance). Well, it could be just me.

Concept and Size

It is CondoVilla concept where the project consists of both highrise (2 blocks) and landed property. There are 350 units condominium with the size from 1302sf (typeA), 1521f (type B corner), 1579sf (type C Corner) and 3189sf (penthouse). All type A, B, and C comes with 3+1 rooms sit on around 11 acres land.

50 units linkvilla will be available for sale in future. There are basically two types: 3 storey (3,000sf) and 4 storey (3,500sf). The pricing is estimated at Rm1.4m to RM1.6m. Land is approx. 22x80sf

Is Condovilla concept works? Well, one can refer to Nadia and Breezeway project at Desa Parkcity and of course, also Mirage of the lake at Cyberjaya. It is definitely better for highrise owner than landed. Why I say so? Normally, demographic and profile of owners will be better for condovilla development than just condo development since there are landed and more expensive properties sit together with condo units. However, according to the developer, the linkvilla owner will only pay maintenance base on the footprint rather than built up, so they will pay similar maintenance fee like condo owners which work well for linkvilla owner there.

Based on my limited information from scale model and video, the landscape looks reasonable good and the linkvilla should have a nice pool fronting view and landscape to enjoy. I won’t say the façade is fantastic but it is pretty modern given its relatively low pricing.

Layout

Forget about penthouse, basically there are 3 layouts to choose. 1302sf is the intermediate unit which I quite like its layout. 3+1 with two bedrooms that comes with proper sliding door view. Nice rectangle size of living room which looks spacious thanks to its open kitchen (some may not like it). Perhaps if you need wet kitchen, you may “force” it in your yard (:)).

The rest of the layout looks very practical as well with squarish living room (thumbs up). Type B has two balconies and Type C has also two balconies but both can be accessible to each other! Overall, good layout!

Water pump sits at level 18 (keke…make sure you don’t hook up with this magic number). No sky lounge or garden on top but there is leisure deck at 2x floor (opps, couldn’t remember).

Pricing

This is the critical one (hehe). Villamas always price their project slightly below the market eg. Verde at Ara Dsara and Serin Residency at Cyberjaya.

Cristal is the same. While similar size of units in symphony hills verdi n mirage are heading to rm550psf to rm600psf ( old dmelor is near to rm400psf), the cheapest unit come with west facing/Symphony Hills is priced at RM598k before 10% and 5% (1st 50 customers – Two Option LTV90 borrow will get credit note after VP and LTV70 borrower 4.5% instead will be offset by second billing) rebates. It works out about RM402psf net i.e.RM523k (second floor 1302sf). Well, not sure about additional RM10k discount for registered purchaser still applicable. If it is, it will start from RM392psf.

If one prefer better facing i.e. Putrajaya or D’Melor then he needs to fork out additional RM30k. By the way, every floor increase about RM7psf, so you guys can works out the figure for each floor. It won’t run too much away.

DIBS? No! Don’t  be sad, developer is giving another form of DIBS. 4.5% interest rebates will be paid back to buyer every 6months. So, technically, it is sort of covered.

Block A will only be launched in later stage so there are still price push factor to enter now.

What’s free?

Kitchen cabinet (sorry no hood and hob), four airconditioners, plaster ceiling, and fitted bathrooms. There are two carpark lots for each type but Type C is given side by side carpark lots rather than tandem lots (Type B).

Invest and Ownstay?

With 15% rebates, it makes thing easier for investors. RM400psf is hard to find nowadays. But it is Cyberjaya! There are many people still not convince about this place and it is always debate on Cyberjaya (oh! Again?). Rental opposite the development (D’Melor) is around RM2,500 up. So, Cristal Residence seems workable (not to say better concept and façade) but the supplies of future completion units in Cyberjaya may kill the yield.

Ownstay? If someone is thinking to move over Cyberjaya to be part of a modern city in the making, I think it is a good buy. Give it few more years with amenities are ready, this type of size and concept may fly. There are not many this sort of condominiums around. You can count on GardenView (not doing well though), Mirage of the Lake, Verdi at Symphony Hills, Country Heights Villa there. And that’s it.

There are two scenarios here. 1st, Cyberjaya workers remain status quo and not willing to stay in Cyberjaya in 3 years time. In this case, it is hard to flip. But, the price is below Verdi and Mirage, so you still have some competitive edge there. Worst case, you can still do rental, but may “just” survive (opps students market).

2nd Scenario, Cyberjaya boom in 3 to 4 years time. Knowledge workers at mid manager level may choose to stay at Cyberjaya (not to say outsiders), then this type of condominium will be highly sought in Cyberjaya. It is mass market and sub 600k could be a sweet spot for family ownstay choice. So to sell it around RM650k up becomes more possible.

There are no BBB mood in the sales office but those SouthEast facing units are taken up pretty fast. If you are more sensitive to price, then facing west units are still many for you to choose.

So how? (Favourite words from Editors here)

Ownstay, I think it is a good buy. However, for investment, there are more research works need to do and of course to have luck as well in 3 years time (hope the above info helps). Good Luck!

http://www.cristal.com.my/

Latest Landed Villa facade – Show unit

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PROPCAFE Review : Cyberjaya @ Love It or Hate It!

Cyberjaya (as an investment location) is always a controversial topic among property investors. One can easily search from property forums to observe two distinct views on investing properties (especially residential) in this location. It often ended up with “You are either love it or hate it”. You can’t blame the pessimists if you understand the previous history of Cyberjaya, oppositely, the optimists are exciting about the potential value of Cyberjaya in near future because of the current dynamic and future prospect in this Eco-System based township. This blog will try to explain its history, review recent activities and project the future state of Cyberjaya. And hopefully, this blog can give you everything you want to know about Cyberjaya properties.

Location

East: Putrajaya

South: Dengkil

West / Northwest: Puchong

North East: Sri Kembangan

What is the baggage of Cyberjaya?

It’s History! Cyberjaya is the pet project of former Prime Minister Tun Dr. M.  It was a strategic alliance project between government, local and foreign private institution which proposed by famous global strategic consultancy firm McKinsey. It was a great vision from government to build an ICT multimedia super corridor like U.S. Sillicon Valley.  However, the outcome proved that it was just a bit too over ambitious given the execution capability and resources in Malaysia. The project was also seems to be too big for the assigned master developer. Because of all these, the focus in few early phases was all on the ICT hub development with only minimum planning on the commercial and residential property development. This set the first flaw of Cyberjaya project.

Even with the mistake of the initial planning, everything went well in term of infrastructure and IT feasibility development with the help of government. It had attracted few hundreds MNCs to start its IT/ICT related operation in Cyberjaya. However, the cracks came in during Asian Crisis in 1997 when government and its partners suffered substantially. It led to the halt of this development which forced the change of Cyberjaya development’s structure and strategies especially on the project’s master developer and land ownership. Government technically bailed out this project and enforced different initiatives and ownership exercise on master developer and land owners. Unfortunately, the development in Cyberjaya was still at snail pace after the restructuring. Many residential investors (landed property) failed to enjoy the capital appreciation over 10-years period since 1997. For those who invested in condo or apartment, the pain was less as the investors still make decent positive cash-flow which contributed by the student rental market. The failure of proper planning and to build whole township by a single master developer (which caused the slow delivery) had destroyed investors’ confident in Cyberjaya. Today, many Today, many still confused on the direction and masterplan of Cyberjaya.

The changed of execution plan and consequences of crisis had provided a lifeline to Cyberjaya. The master developer/land owner started to sell and opened up the lands for other developers to join force and develop Cyberjaya. It allowed developers to build different type of properties, at the same time, stimulate new ideas and living concepts in Cyberjaya instead of restricted just ICT hub concept.  This certainly helped and benefited Cyberjaya township as a whole as it also means Cyberjaya will deliver different types of development in a much faster pace compares to previous plan. The pace was intensified in last few years as many big or small developers stepped in this golden miles especially due to the limited lands available and surged of land prices in Klang Valley.  The readied infrastructure and potential own-stayers (30k+ population of knowledge workers) in Cyberjaya have also attracted the interest of developers. Out of sudden, Cyberjaya land (yes previously deemed to be too expensive) becomes reasonable and buildable from developer’s point of view but it doesn’t mean it is cheap. The land sold to developers were still at the high side, therefore, it is not surprise that the launches in recent years were skewed to high-end or higher dense development in order to generate high GDV.

The problem starts here, investors feel that Cyberjaya prices are way too high given the insufficient amenities. The private developers have no choice but price it relatively high and offer higher end products due to land and material costs. However, it has all infrastructures readied together with a new masterplan being re-designed by Setia Haruman (which can be seen in Setia Haruman Office). If one goes through the masterplan, it is in fact a much better plan than many other townships in Klang Valley. Now, it is just a matter of execution. That’s what the vested or hopeful Cyberjaya investors are betting on. Then, many investors claimed that the township is not vibrant enough (yes, Ghost Town has been used by some forumers) since only limited commercial elements available at the moment.  However, these group of investors need to realize that more mixed developments with commercials and residential enclaves are on the way.  Almost all key developers are started to offer different products to fill the previous gap of this township particularly by building more lifestyle affordable properties to lure the existing 34k IT related knowledge workers to stay in Cyberjaya. At the same time, it is offering high-end landed residential for management level’s executives and non-Cyberjaya bound families to move in this green and unpolluted city. We will discuss it in great details later.

Summary of the past issues:

1. Masterplan execution too focused on ICT hub

2. No proper residential enclave for ICT workers

3. Only limited guarded high-end enclaves of landed residential for management executives/ expatriates i.e. lacking of full gng with clubhouse facilities.

4. The above items caused limited night population and biz opportunities

5. Less focus on the abovemetioned (due to limited capacity of master developer) made the development of residential properties in Cyberjaya to be more like student driven than family living. It is doesn’t help to keep the workers to stay in Cyberjaya.

6. Spiral effect happened. No big mall(s) or lifestyle entertainment/eatery will be available until night time populations are sufficient to sustain the biz there. Chicken first or egg first story comes into the picture.

Cyberjaya – Key Facts

Cyberjaya has a total land of 7,000 acres. It has developed 3,000 acres and left with another 1,000 acres of land to develop. The rest of the 3,000 acres are allocated for utilities. Master developer will be investing RM20 billions over next 5years (2012-2017) in Cyberjaya to bring this township to another level. RM2 billions have been spent so far. Many claimed that master land-owner was selling the land way too expensive which induced higher price of Cyberjaya properties but one should also know that the master developers and land-owner are to re-invest substantial amount into Cyberjaya to enhance the future infrastructure. The re-investment amount will be discussed later.

Population

The current total population of Cyberjaya is about 52,000 (18k –Student; 34k Knowledge Workers) but it is estimated that night population is only about 15,000.

How about future population? The student population is expected to increase as three more universities/colleges (International University of Computing, Royal Islamic University of Malaysia, and Segi College) are coming to open their campuses in next 3 years. On the bright side, Cyberjaya already has an advantage to get population compares to new township as the MNCs already houses 30k+ over knowledge workers here, the effort to lure the new blood to stay here is lesser compare to other new township. Many still very skeptical on this but I have to say that no one would like to travel far away and stuck in the jam especially we talking about daily routine here. I am pretty sure if the township lively, many of them will choose to call it as their home. The catalyst will be the success of the execution of commercial developments in Cyberjaya. The estimation from developers show that by 2016 and 2020, the population will reach 100,000 and 210,000 respectively.

Cyberjaya City Wide Surveillance System

Cyberjaya is the first city in Malaysia to have integrated citywide closed circuit television camera (CCTV) that is links to the Malaysia Emergency Response Service (MERS) 999 system. The Command Centre is stationed at Cyberjaya police station. (Quoted from Cyberview website). It was completed in May 2009 with 30 CCTV camera installed throughout Cyberjaya Flagship zone.

Lake Garden and Community Club

Cyberjaya Lake Garden community club was completed in 2006 at the 15.6 acres site. Amongst the facilities available to the community are:

Function Hall; VIP Holding Room; Coffee House; Golf Driving Range; Squash Court; Futsal Courts; Basketball Courts; Badminton Courts; Swimming Pool; Gymnasium; Playground; Tennis Courts; Pool Room; Paintball; Beach Volleyball Court; Go kart circuit

The Putrajaya lake which is near to the Cyberjaya border offers the family natural outdoor activities and the scenic view there is absolutely fantastic. Most Importantly, Cyberjaya is a clean and eco-system based city that has no industry pollution at all! Those sick of old and dirty township that comes with pollution will be delighted to move to Cyberjaya. The young IT entreprenuers can also start their office here (plenty of soho units available in future) as it comes with great IT infrastructure and transport (link to KL from its KLIA ERL station at Cyberjaya station). Again to attract more night population, the above requirements must be met and further improved.

Transportation System

Cyberjaya has one of the most complete transportation systems in entire Malaysia. It is extremely convenient for frequent traveller as it is 20 mins to reach KLIA or LCCT and KL City Center. The illustration below covers all the transportation systems available for Cyberian

By car – Highway

Cyberjaya has a direct link to major townships in Klang Valley via

– MEX highway (Maju Expressway) to KL City – Kg. Pandan less than 20 mins – off-peak. Well, peak period you

have to try yourself as it is irregular. The toll rate is about RM8 returns.

– ELITE Highway (North South Express Centre Link)

– NKVE (North Klang Valley Expressway)

– SKVE (South Klang Valley Expressway)

– NSE (North South Expressway)

– DPE (Damansara-Puchong Expressway/LDP)

Based on the linkages above, what else can you complain about?

By Bus

Bus/shuttle service called Dedicated Transportation System (DTS) is available to ferry knowledge workers from the Klang Valley, Seremban, Klang, Gombak and Kepong to Cyberjaya. The bus movement/location and issues are tracked by GPS and GPRS which the schedule will be updated in the website. The DTS serves 7 routes 24/7 and it charges RM213 per customer per month. See the route coverage and the example of the scheduling below. http://www.cyberjaya.name/dts.htm#

http://www.cyberjayadts.com.my/default.aspx?portalname=cyberjayadts.com.my&pageid=3084

Eg of Schudule

By Rail

KLIA Express Rail Link (ERL) – This is the fastest way to reach Kuala Lumpur CBD (KL Sentral) from KLIA. This premium high speed train service (160km/h, only 3 stops) has a stop in Cyberjaya which operates with 15 to 20mins interval. If you are current LRT/KTM commuters, this train service will be a heaven to you (in term of space, speed, efficient etc). The monthly pass to KL Sentral is only at RM285. There is also Feeder Bus to bring passengers from KLIA Transit Cyberjaya station to various points of Cyberjaya. The routine daily of KL workers can be a joy after moving to Cyberjaya.

Future Enhancement of Transportation System

How about future transportation? There are many to look forward.

1. MRT – Under the proposal of 3rd MRT line, Putrajaya line is included in the plan which see 58km line from Selayang to Putrajaya. It links Bandar Baru Selayang to Putrajaya which ends ironically at Cyberjaya/Putrajaya ERL station.

2. MEX highway will be linked up with Sri Kembangan in near future. Opps. More traffic is expected on the MEX highway.

3. New Transport Terminal. This terminal will be built at the southern part of Cyberjaya which will be connected to future Putrajaya Monorail extension. (see below)

4. The alternative route to Puchong (instead of paying toll to Puchong) is already accessible besides Setia EcoGlades development (but it takes one’s courage to go through the existing mudding road). See below

Also Chinese school is within a short drive via this new toll free access to Puchong.

See Pic below which can bring you to the non-halal foods restaurant easily (for those can’t live without it).

By the way, recently I visited a non-halal restaurant at Cyberjaya (just to confirm it is available in Cyberjaya since many still think Cyberjaya is a halal restricted place), the photo below speaks it all. Another non-halal restaurant is on the way too according to my Cyberjaya folks.

New non-halal restaurant

Lazy to read? You may watch the quick summary of Cyberjaya video though it doesn’t cover all development.

Highrise Property Development

Recent trend shows Cyberjaya’s developers are crazily launching all high-rise developments to capture the current BBB (buy buy buy) sentiment particularly the pigeon hole size developments as it is more affordable.  The investors need to aware on the supply issues in this segment as many still do not pay attention on the expected supplies in next 3 to 5 years.

Once you read the information below, you will understand why I want to stress that the rental yield in Cyberjaya will come down in near future. It is due to the competition and spoilt of choices for tenants since most of these developments are concentrated on the pigeon size studio/1 bedder or SOHO type.

Here is how I interpret it (but it could be subjective, so take it easy), we know that the current 3600+ units of condominiums are serving 18,000+ students and 34,000+ workers in Cyberjaya. Bear in mind that not all of them are staying in Cyberjaya. We need to cautiously analyse the situation and let’s assume that the current 12k students out of 18k students and 3k workers out of 35k workers are currently staying at the existing 3.6k residential units, mainly apartment or condo. It translates to about 4 persons per unit which look reasonable (given that limited number of studios available at the moment). It means, the future 15k+ units (which majority are small units) with the assumption of average 3 persons to share a unit require additional 45k population (students plus workers) on top of existing population to absorb this  new supply. Well, with additional 3 universities/ colleges that planned to open their door in Cyberjaya, you may get around 15 to 20k students in next 3 to 5years but how about the another 25k tenants? Can the existing and future workers fill in this number? It is a big question mark. Not saying it is impossible, but to get more than half of existing workers to stay at Cyberjaya and to get non-Cyberjaya bound population to shift in here in such a short time is very challenging. For the landed properties, one can be more optimistics as we can understand that many families may want to have a healthy living environment, and bigger/nicer house to stay (given that the price of Klang Valley landed properties with reasonable already shoot over the roof!). But to move into high-rise from non-Cyberjaya area, Cyberjaya need to offer much better lifestyle than currently offering. Again, commercial development is the key to materialize it.

The list of highrise Offering in next 3 to 5 years
 (to be updated in the blog frequently, so do revisit us more!)

As at today (updated on 19 June 2013): Completed (3,988 units); Work In Progress & Future (estimated 20,844 units).

We are happy to have reader to save the information here for own use or post it to another forum. However, we would be very grateful if the reader could put the backlink there (i.e. quoting our www.propcafe.net). With this, we will be more motivated to bring more good info to reader in future.

Oversupply of HighRise Property?

No matter how you look at it, oversupply is likely to happen in Cyberjaya’s condominium/apartment segment. The above analysis shows more than 15k units to be available in next couple of years. Of course, if you believe that half of the 35k professional working here will choose to stay in Cyberjaya, then the supply issue will be manageable.  However, I would expect only about additional 20 to 30% of the young professional (8k to 9k) may choose to stay in Cyberjaya over next 3 to 5 years (means Cyberjaya requires about another 10,000 young professional to move over Cyberjaya according to analysis mentioned above to fill the rest of the supply. I think it is a very challenging number to achieve unless those young investors have no choice (or happy with Cyberjaya environment in 3 to 5 years time) and move into their own purchased units. Personal view is “High Risk” to invest in Cyberjaya highrise especially those pigeon holes size apartment. It is too competitive and rental yield will not be as good as now (significant supplies will kill the yield!). So, if you are the die-hard studio king, then picks the unit and development wisely to mitigate this risk.

Landed Property Development

Currently, Cyberjaya landed property is skewed to high-end property and there are around 500 units existing landed properties in Cyberjaya including the recently completed Summer Glades and Garden Residence (early phase). Although the number is acceptable, there are estimated of 2,000 units to be available over next 3 to 5 years based on the eights properties that are launched recently or going to launch soon, mainly contributed by Garden Residence, Setia EcoGlades and Symphony Hills project. All of these projects come with full G&G and facilities.

Note: Updated on 19 June 2013 – Estimated around 2576 units

We are happy to have reader to save the information here for own use or post it to another forum. However, we would be very grateful if the reader could put the backlink there (i.e. quoting our www.propcafe.net address). With this, we will be more motivated to bring more good info to reader in future.

Cyberjaya’s land is expensive, I don’t foresee cheap or mid-cost landed properties (<800k) to be available especially G&G development. It means more high-end enclaves to be created in Cyberjaya. Is it good or bad? No one can answer it. As the price is high, one can notice that the developers are putting a lot of effort to sell it by offering more lifestyle concept living. Almost all landed property projects come with nice G&G, landscape and green concept to lure more own-stayers to choose Cyberjaya as their homes. Many Cyberjaya pessimist complained to me that why there are so many nice developments in Cyberjaya but not in the other part of Klang Valley! My answer to them is, move to Cyberjaya if you treasure more on modern, green, space, clean, and peace environment. Of course, you need to forgo many current lifestyle especially eateries you have in old township. As the non-forbes list rakyat, we can’t have the best of both worlds.

Again, let’s talk about the supply of landed property. If one looks at the current demography of night population, it is clear that residential properties are oversupplied. Before you go down to understand the reason of why the night population is low, we can study the current situation of landed property residential profile in Cyberjaya. Majority of the landed projects are Bungalow and SMD except the recently completed Summer Glades and Garden Residence. The sign of moving in these developments is slow as the amenities in Cyberjaya are all in progress. Therefore, timing is absolute important to buy a property in Cyberjaya especially if it meant to target for non-Cyberjaya bound professional/Bizman.

Can this situation change? Again, it depends on the execution of the commercial elements of Cyberjaya (oh, how many times I have been saying this). From the existing 34k workers, let’s assume that management level executives consist of only 10% of this 34k population. Out of this 3.4k management executives, I am conservatively taking 30% of this number as the executives who intend to stay in Cyberjaya or capable to buy the landed property here (considering household income –Dual Income). It derives about 1,000 professionals. So, again, it needs another 1500 families to fill the remaining 1,500+ units. This has to be further contributed by non-Cyberjaya related owner to move into Cyberjaya. Tough! Desa Parkcity takes 5 to 7 years to achieve this number and I seriously advise those investors to be cautious on investing property in Cyberjaya especially those who has no holding power or no intention to move into Cyberjaya under worst case scenario. Is that mean Cyberjaya landed property definitely No No for investment? Not necessary, investors can still buy the landed properties (not many landed property launches anyway in KV) but one should know how to pick the right development and units. In order to differentiate yourself from the rest, your development should have more unique selling points, e.g. Concept, Design, Layout, View, Size, Pricing etc. With right target subsales buyer group in mind, exit plan must be properly thought through and lastly holding power is the key for the city like Cyberjaya.

Lovers can continue to buy good value properties in Cyberjaya and hates continue to sit on the fence to watch the situation in Cyberjaya. One thing which no one can deny is the change is definitely will happen but how long it will take is the million dollar question. Would Cyberjaya population grow exponentially? First, we need to understand the reason of people not choosing Cyberjaya at the moment.

Why no night time population?

I talked to few Cyberjaya (and ex) executives to verify the reasons. Simple. “No Life”. But the

meaning of life is different from individual and the priority of individual is different too.

Without ranking it, these are the reasons:

– Lack of foods or variety of eateries. Need more non halal foods

– Foods are expensive

– No lifestyle i.e. No shopping mall to hang around with stylish cafe/cinema/drinking place etc.

– Not vibrant enough. Hardly see human traffic. So feel like ghost town

– No markets – Pasar malam or pagi to get daily basis needs

– Need more type of school e.g. Srjkc or Srjkt like other townships

– Current residential offering are mainly student type accommodation. Limited choice for more family type residential property. The current non-student type residential properties are limited and way too expensive for the knowledge workers in Cyberjaya.

Affordable Homes to help night time population?

One positive move from government is to set up the affordable homes zone in Cyberjaya. 2,500 homes are going to deliver under the master developer’s initiative. See the location and detail below. This will be a boost to night time population.

We talk can about the night population till the cows come home (and still not having any conclusion). Many of the arguments are always go back to chicken and egg situation. There is no doubt that the completion of mixed commercial development in Cyberjaya will help to build up the night population in next few years. While many workers and students there are very excited on these developments (see the list below), i feel that it could be too many of them in such a short period. Funny huh, from zero commercial to grow at this speed. Before Cyberjaya becomes the township with 100,000 population, the risks are there as some could become fail commercials without large enough human traffic. That’s the continuation of debat. Zero – No Good, Many – No Good. Cyberjaya fans will scream to pessimist – What do you want? No matter what, the future commercial developments will reduce the concerns on foods and lifestyle in Cyberjaya significant.

So, it left with the schools and pasar pagi/malam issues. The latter shouldn’t be an issue as higher population will make markets available. The school issue is the one that even developer can’t do much. The developer Mah Sing has already earmarked a plot of land for srjkc but it all depends on government to say yes. Last heard was the proposal is to move dengkil srjkc to Cyberjaya instead and we shall see whether it will be materialised. Those intend to send kids to private school has no issue as there are already available in Cyberjaya (ELC, Kirby, Nexus) and many other choices within short driving distance (Tanarata, AliceSmith, etc). For time being, if SRJK(c) is compulsory for you, your choice will be limited to only Dengkil or Puchong school. (Latest Update – 3/4/13 – Ground Breaking Ceremony was conduct for the relocation of Union SRJK(C) from Perak. This chinese primary will be at the site of LakeFront Residence @ Cyberjaya and expected to open its doer in the end of 2014 or early 2015).

Landed property available now or launched recently are mainly higher-end G&G type property with the price tag above a million ringgit. Although developers mentioned there were many management level buyers from MNCs in recent launches, Cyberjaya still need middle class families to balance the demographic. I don’t expect RM600k to RM700k landed properties in Cyberjaya to be available so this group of buyers are currently only being offered high-rise choices, e.g. the family type of condo like Mirage by the Lake or Verdi.  I believe this group of ownstayers is still prefer landed properties. If there is any landed property below 700k price tag in Cyberjaya,  I can guarantee you that it will be sold out within a day.  I see there is big gap to fill here (though I know it is unlikely to happen due to land cost in Cyberjaya). Developer please listens.

How long would it takes to change in Cyberjaya?

Those who are vested or interested to invest or ownstay surely want to know the answer because like what I said earlier, timing is absolutely important to invest in Cyberjaya. If you missed the timing,  investors may not be able to come back again as they may not be able to afford anymore (be it ownstay or investment) after the township starts to take shape. The best example is Desa Parkcity.

Some think that 3yrs are sufficient but i don’t think so. The commercial (launched recently) needs time to establish and to attract people to stay in cyberjaya also needs time. The good thing is, it doesn’t need tremendous effort like Setia Alam or other totally new township to attract new blood/migrants to this place because the infrastructures are ready and it already has a big working population here. You just need to lure them stay here. Then the rest potential residents will come naturally from nearby townships (kajang, puchong, putrajaya, sri kembangan etc). My personal view is, it needs 5 yrs minimum from now to see a lively Cyberjaya and 7yrs to be a vibrant township(2020). Of course, one should not expect it to be as vibrant as TTDI, SS2, Kota Damansara, or Puchong. What i am saying here is it may become a self sustainable matured township which has everything that the residents need.

Commercial Development

As what we have discussed, many choose to stay away from Cyberjaya nowadays because it deemed to be a boring township with only MNC buildings everywhere. There is no doubt that Cyberjaya is lacking a proper commercial mall at the moment but how about in future? There many developments are in progress which will change Cyberjaya commercial landscape and fullfll the needs of Cyberian – Eateries and dining choices, cinema, entertainment, lifestyle river promenade etc.

Below is the
list of commercials
(most of it are mixed development with offices, hotel etc) that recently launched or going to launch in near future. Again, I feel that it will be oversupplied! (From zero to too many!).

1. D’ Pulze Mercato Shopping Mall

370,000 sf with TGV Cinemas (eight screens), Jaya Grocer, Yamaha Music School ,U Bowl Centre, Song Box, and a fitness chain.

2. Centrus Shopping Mall

3. Skypark Mall

4. Pangaea Shopping Mall called Gallery

5. Setia EcoGlades – Commercial Mall (Future)

6. Gem’In Mall – Mutiara Ville

7. Shopping Mall and Street Mall By Eminent Ace

Street Mall and Shopping Mall

Other than these shopping mall, there are many development comes with retails and commercial components:

8. The place

9. Shaftsbury retails – Completed

10. Vita Courtyard Plaza Cyberjaya

11. Star Central – 6 Storey Hypermarket

12. CyberSquare Retails

13. Garden Plaza Retails

14. Glomac Cyberjaya

What other commercial components are coming in Cyberjaya?

– According to my personal source, premium outlet will be established in one of the commercials above to bring in tourists crowds. The location of Cyberjaya looks ideal as it is half way between KL city centre and airport.

– Hotel. Tune and Ascott (D’Pulze), Pangaea, Skypark, Star Central Phase 4, Glomac Cyberjaya, Vita Phase 3, Project by Eminent Ace

–
Cyberjaya City Central
It is located opposite the site of The Place development which is  not too far from LKW University. Cyberjaya City Centre is aspired to be an iconic development of international standard in Cyberjaya. The 10 year masterplan is yet to be finalized.

– There are many commercial shoplots and offices developments are on-going (and more to come) in Cyberjaya.

–
IOI City Mall
 – Although it is not in Cyberjaya, it is only few km away (toll free) to reach. I am not going to put too much non-Cyberjaya information here, one thing I need to highlight is, the retails area are bigger than Mid-Valley! http://www.ioicitymall.com.my/

–
Putrajaya Lakeside Promenade
. Again, not located in Cyberjaya but it is another commercial area that can attract more potential Cyberjaya residents. It also complements the existing Alamanda Shopping Mall (in my mind already has a very good mixed of variety for Putrajaya and Cyberjaya shoppers).

From the momentum shown in Cyberjaya, I strongly believe the landscape of Cyberjaya will be totally different in 3 to 5 years time after the completion of commercial developments. To Buy or Not To Buy is an individual choice. This blog is trying to give more depth about the information of Cyberjaya development so that investors or ownstayers can make an informed decision. The next blog about Cyberjaya will be the chinese version and also SP Setia’s Setia EcoGlades Project, stay tuned!

To see the potential change of Cyberjaya, I list down all the current and future development photo/video for you to refer and enjoy.

Note: Majority of the videos and photos are obtained from the developers’ website. So, credit must go to the original source providers. I am only compiling the information here to ease the investors/ home buyers hassle so that everyone can use this blog as a one stop shop to go through all the development in Cyberjaya.

_____________________________________________________

Cyberjaya New Development

(updated as at March 2013, it will be updated frequent, do visit us more frequently!):

HighRise Development

GardenView Residence

http://www.gardenviewresidence.com.my/

Domain IV

Shaftsbury Soho

http://www.shaftsbury.com.my/

Serin Residence

www.serin.com.my

The Arc

http://www.andaman.com.my/property/?pid=23

DPulze

http://www.dpulze.com/

The Place

http://www.mct.com.my/index.php?option=com_content&view=article&id=144&Itemid=334

Mutiara Ville

http://serimutiara.com.my/

Garden Plaza

www.gardenplaza.com.my

Mirage By the Lake

http://www.miragebythelake.com.my/

LakeView Residency

http://www.countryheights.com.my/lakeview-residency/

Pangaea Solastice

http://www.pangaea.com.my/

Pangaea Paragon SOFO

Skypark

http://www.mct.com.my/index.php?option=com_content&view=article&id=147&Itemid=341

Verdi

http://www.symphonyhills.com.my/verdi.html

V’ Point Residence

http://www.vresidence.com.my/

Hyve Soho

http://www.hyve.com.my/

Lavida Soho@ Vita

http://www.crystalvillegroup.com/commercial/current/la-vida-soho

Cybersquare Soho

http://www.cybersquare.com.my/

Vega Residensi

http://www.pknsproperty.com/VegaResidensi1/index.html

Star Central

http://www.emkay.com.my/f4/project-emkay/star-central/

Setia Ecoglades

www.setiaecoglades.com.my

CBD Perdana 3 -Soho

http://www.cbdperdana3.com/

Apex Residence

http://www.cyberjaya-msc.com/

Service Apartment By Eminent Ace

Lakefront Residence

http://www.mct.com.my/

Cristal Residence

http://www.cristal.com.my/

Cyberjaya City Centre

Concept – Heard it was modified.

Landed Property

Summer Glades

www.suntrack.com.my

Garden Residence

http://www.gardenresidence.com.my/

Mydiva Homes

www.mydiva.com.my

Trillium

http://trillium-cyberjaya.com.my/

Symphony Hills

www.symphonyhills.com.my

Mirage by the Lake

http://www.miragebythelake.com.my/

Setia EcoGlades

www.setiaecoglades.com.my

Sejati Residences

www.sejatiresidences.com.my

Cristal Residence

http://www.cristal.com.my/

MAP

Location of each individual development can be found in the map below (last update 13 Jul 2013)

We are happy to have reader to save the information here for own use or post it to another forum. However, we would be very grateful if the reader could put the backlink there (i.e. quoting our www.propcafe.net address). With this, we will be more motivated to bring more good info to reader in future.

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