PROPCAFE Review : Platinum Mira Residences @ Maluri by Platinum Victory Part 1

Introduction

Sitting adjacent to Pudu and Chan Sow Lin, Maluri is covering an area of about 703 acres and probably one of the most prominent suburban in Kuala Lumpur, alongside Sentul, Wangsa Maju, Setapak, Brickfields etc. Maluri is bordered by Jalan Cochrane on the north, Chan Sow Lin on the west, Miharja on the South and Shamelin on the east side.

Maluri was developed in 1960s as government quarters to house the civil servants and public housing (PPR).  This is evident from the existing Cochrane government quarters and public housing such as PPR Laksamana along Jalan Peel and Sri Pinang/ Melaka/ Johor etc. on Miharja side.

PPR and government quarters in Maluri

Fun fact: do you know that Maluri is the home of
JUSCO
‘s oldest store in
Malaysia
, which opened on 30 October 1989?

Along the way, Taman Maluri has undergone gentrification where semidetached homes were developed in Jalan Perkasa cluster and commercial centers, shop lots and high rises gradually are built due to scarcity of land.

The game changer was when Sunway bought a 23 acres freehold land which used to be called Queenstown together with few factories and developed as RM4billion integrated development Sunway Velocity. Sunway Velocity consists of 1million NLA mall, 4 star hotel, Sunway Medical Centre, V residences and V offices. When opened in 2016, Sunway Velocity mall instantly became a landmark in this area. To boot in, Ikea and 1.1m NLA with 460 retail shops Mytown is just around the corner.

Another game changer is the completion of SBK MRT line 1 in 2017 where this area enjoys 2 stations (Maluri and Cochrane stations), providing instant improvement in accessibility and connectivity especially to Bukit Bintang, KL Sentral, Damansara and Bandar Utama.

Given its reputation, Maluri needs not need further introduction even amongst property investors, home hunters and even property developers. In fact, Propcafe
TM
 reviewed earlier launches which were Lavile by Orando (
Lavile Propcafe review
) and SV Two by Sunway (
SVTWo Propcafe review
).

Recently a new launch by an established developer, Platinum Victory. The developer is famous for its affordable housing scattered around Klang Valley particularly in Setapak, Taman Melati, Semarak, OUG etc.

Read on for Propcafe
TM
 review for Platinum Mira Residences (PMR).

Location, Accessibility and Amenities

Propcafe
TM
 has covered the locality in depth in our property review. For the in-depth review of the locality, accessibility, connectivity, and amenities, click the Propcafe
TM
 Peek: Lavile KL here (
here
)

Some of the things obviously has changed for past 5 years. For a start, SBK MRT1 line has started operation since 2017 providing connectivity to residents. From the main entrance of PMR, it will take around 500m away via Lorong Peel before turn to spacious pedestrian walkway along Jalan Cheras to Maluri MRT station.

Pedestrian walkway from Platinum Mira to Maluri MRT station

Resident of PMR also can access Maluri MRT station via AEON Maluri which provide shorter, more comfort and safer walkway (partial covered and airconditioned) particularly during the mall operating hours. Alternatively, beyond the operating hour, residents can reach Maluri MRT station via Jalan Jejaka which is approximately 300m or less than 4-minute walk away.

Platinum Mira to Maluri MRT station via Jalan Jejaka

Developer will install a pedestrian gate between Jalan Jejaka and garden to allow residents access this shortcut to AEON and Maluri MRT station.

Access to Aeon and Maluri MRT via pedestrian gate

Jusco rebranding to Aeon and revamped at cost of RM300m, AEON mall was re- opened in 2019. The revamped AEON mall involved an expansion of commercial space 450,000 square feet which compromise more than 120 stores, spread across seven floors.

PMR the main ingress and egress will be Lorong Peel. Interestingly, the “Lorong” is not dead end, and rather accessibility from both sides.

From the main traffic light to Jalan Cheras you can turning right to Pudu/TRX/ KLCC which approximately 5km away. Traffic is very heavy, and it is a daily affair at this stretch of road. From the other end of Lorong Peel, you can take a back lane which can lead you to Mytown and Ikea. This back lane also can bring you to Jalan Kampung Pandan which ultimately lead you to Imbi/ Bukit Bintang.

Platinum Mira Accessibility

Another interesting access especially if you are heading towards KL Sentral direction, rather than follow the arduous heavy traffic on Jalan Cheras, you may take Besraya (paying toll of course) which will lead you traffic lightless to Jalan Istana and ultimately to PJ/ Bangsar/ KL Sentral/ Midvalley etc. Via Besraya, it is around 7km and will take you around 15 minutes in normal traffic to reach KL Sentral. The traffic will be usually heavy along Jalan Istana. You may make U-turn in front of M Vertica by Mahsing or further away via Jalan Jejaka to use Besraya.

Platinum Mira to KLSentral via Besraya Extension

Traffic seems to be Maluri’s best friend. Be prepared to “pay” for privilege to live with the traffic.

No short of amenities in Maluri. Some random photos of the amenities at Maluri commercial centre

This slideshow requires JavaScript.

Masterplan and facade

PMR is a single block 46 storeys sits on a narrow (therefore a very slim building) 1.89 acres of freehold land. A short recap, PMR suppose to be launched towards end of 2019 with ready APDL, plan and pricing. Propcafe was even briefed the details back then. However within short span, all sales and marketing were on hold. Apparently there were some ongoing legal tussle that caused all activities were on hold.

There were protests from residents about the development and if you speak to the friendly SA or ask Unker Google the “right question”, you may get pierce some puzzles together the controversies surrounding the development.

Back to PMR, after a delay of more than 18 months, the booking was reopened again in June this year.

The land is very narrow and sandwiched in between under constructed Lavile (expected to be VP-ed by mid of 2022) by Orando and completed Amaya Maluri. Platinum Victory is well known developer especially affordable, mass, and high-density development particularly in their home turf Setapak and Taman Melati. For past few years, Platinum Victory has branched out to OUG, OKR, Semarak, Sentul etc. The DNA of development by Platinum Victory remains the same and usually will price their products lower than its competitors. For example, their development in Old Klang Road, Platinum Arena were priced from RM540psf and more affordable than their neighbors i.e., Citizen 1 & 2, Petalz and D’ sand. However, these come at the expenses of monotonous façade, high density, uninspired common area and generic unit layouts. Just check out some of the sample photos below.

This slideshow requires JavaScript.

Note: photos from Platinum Victory website and google

How about Platinum Mira Residences? It seems that PMR it is been departing from PV DNA particularly the façade. The first noticeable is the significantly larger and double panels windows with most space enjoying full width and height, making the façade looks more modern. The larger window also improves the living quality, allowing more natural light to permeate through.

However, it can be double edge swords. With large window, you can enjoy KL skyline, but it can be awkward if the units are facing neighbors. In PMR, the west facing unit are facing Lavile as neighbors. This is direction is least desirable, evidently from 2 bedrooms units where most Maluri facing almost fully taken up however Lavile facing with plenty units available.

The second improvement that Propcafe
TM
 note is the concrete vertical and horizontal fins throughout the façade. The fins are important to break the monotonous flat-look façade. This is important as more than 95% units are without balcony. At the same time, the fins also serve as function to cut direct glare from East and West sun.

Maluri Facing Scale Model

And 3
rd
 improvement which is quite significant is the sky garden addition on every 3 levels (level 10
th
, 13
th
, 16
th
, 19
th
 and so on). The introduction of the sky gardens and triple volume space not just serving as community area for residents, it also serves as cross-ventilation, and more natural light to the common corridor. The garden is accessible via spiral staircase which connect every 3 levels. It is worth to note that sky garden levels are will slight premium (on top of premium paid for every level).

Lavile Facing Scale Model

Propcafe
TM
feels that the sky gardens and lift lobby should swap space. With Maluri view, the sky gardens can enjoy full unobstructed view especially higher than Amaya Maluri.

Other minor improvement for façade aesthetic improvement such as perforated cover all over the carpark to allow natural ventilation/ light as well as carpark podium.

On ground and mezzanine levels consists of guardhouse, drop off area, 7 units of retail which currently not for sale, management office, childcare & M&E. Level 1 catered for visitor and from level 1a~8 for are for resident carparks. Level 9 and mezzanine housing facilities deck. From level 10 to 44 are the serviced apartments with surprise sky lounge on the roof.

Carpark and traffic management

Own stayers usually are quite sensitive about the carpark location and traffic flow. As a rule of thumb, the higher the level of units, the lower the carpark location. The carpark location also needs to consider the proximity to the lift lobby, mezzanine deck or split. Please check with SA the location of the carpark.

Guardhouse

Dual lanes for both ingress and egress guardhouse to avoid overcrowding between residents and visitors. The ingress will lead to drop off area. Strangely, it seems the cars need to make sharp U turn to access carpark ramp. Seems quite a awkward traffic flow management. Even the egress is quite awkward with 2 turns before hitting the ground. In nutshell, do not speed when approaching the ramp.

Also do note the traffic management shown in scaled model is outdated. In order to provide segregation between public and private space, the existing guardhouse is moved deeper, closer to the drop off and lobby area. The retail area will have their dedicated carparks for their patronage. PMR visitor carpark is located on level 1.

It is worth to note that 7 levels of carpark are split to mezzanine and carpark level. Due to the land narrow shape and development order requirement to provide at least a carpark for each unit, the developer is building the shorter ramp in order to maximize carpark allocation space. Therefore buyers please check with friendly SA the allocated carpark lot as almost half of the carpark lots are in different level/ further than lift lobbies.

Unit Layout analysis

There are 20units per floors sharing 5+1 lifts. With 698 units, the lift ratio is around 116units/lift. The lift ratio is comparable to other development reviewed by Propcafe
TM
.

In general, there are 3 layouts with small variances between each type. Every unit comes with one carpark even for larger units. However, if you need two carparks, only type A2, C and C1 with level 29
th
 and above are allocated with tandem carparks (with premium of course).

Unit composition wise, 2 bedrooms and 3 bedrooms are equally split within the development. 5ft width common corridor is serving the units. Propcafe
TM
 saw 4ft common corridor and it’s really narrow, not practical for moving large furniture and felt low cost. 6ft width will be desirable for upmarket development. Given the narrow strip of land, this decision is probably driven by circumstances rather than cost cutting measure.

This slideshow requires JavaScript.

Propcafe
TM
 like type C and C1 and should be the choice of own stayers. Not only it accommodates 3 bedrooms, it also has following

Spacious yard which can be converted to wet kitchen

The dry kitchen can be enclosed easily to allow Asian style cooking

All bedrooms facing out, and not facing air well for better quality living and privacy. All windows in living and bedrooms are full width.

Master bedroom has walk in wardrobe space, a feature that any home minister will appreciate

Reasonable size bedrooms that can fit a Queen size

Spare corner which can be used as store or study area, or demolished for make way for larger dining/ island/ dry kitchen

Type A2 deserves a special mention. The balcony seems a waste of space particularly you are paying RM90K for 10 depth X 30 width balcony. If you scrutinize further, with creative renovation you may convert the balcony to versatile outdoor and indoor space. The space is sufficient to place large furniture or space that be converted to fit your lifestyle.

Of course, type B and B1 will be the favorite amongst investors due to absolute smaller size (and cost), potential higher rental demand and return.

Shootout!

A fun out between Platinum Mira Residences and SVTwo phase2. Propcafe
TM
 has picked 2 bedrooms, 2 bathrooms (coincidentally both are type B).

Both have almost similar size, 2 bedrooms and 2 bathrooms configuration and no balcony for interior space maximization.

Both the bedrooms can accommodate Queens’s size bed comfortably.

Both the bathrooms have window for natural ventilation, avoid the usage of mechanical ventilation.

PMR type B has yard which can be converted to wet kitchen. Current kitchen can be converted dry and island concept.

SVTwo the kitchen can be enclosed with renovation to be converted as Asian style kitchen

SVTwo lacks space provision for shoes cabinet which PMR type B provided.

As yard is provided in PMR type B, owners can do without dryer. Owners for SVTwo need to install dryer as no yard and balcony to dry the clothes.

SVtwo both bedrooms are facing outside where else PMR type B one of the bedrooms is facing the air well. This is the biggest flaw of PMR type B as the bedroom will lack of privacy and will be darker.

2 bedrooms layout – Platinum Mira VS SVTwo

There is no clear winner however if gun pointed to head, SVTwo type B has slight edge due to both bedrooms are facing outwards which offer superior living quality. However, if you need yard space for washing and drying clothes, Platinum Mira is the way to go.

To add another surprise, all units in PMR come with the following additional fittings

Aircons for all bedrooms and living area except study or utility area

Water heater with rain shower

Plaster ceiling throughout unit

PV’s most previous launches are bare without any fittings and despite not a big value, any freebies from developer are always appreciated and welcomed to reduce the owners’ renovation burden.

The height between floor and ceiling (after plaster ceiling) is 10ft.  Dark frame used for sliding door and window aluminum frame for aesthetic finishes. For practical purpose, porcelain tiles are used through the floor. Propcafe
TM
 is a big fan of timber flooring especially in bedrooms for cozy and warm feeling. Timber flooring also lend an elegance to a bedroom space. Porcelain tiles is durable and easy for maintenance however it feels cold on eyes and feet ☹.

Readers can check out the virtual show unit in developer’s website to gauge the space and expected finishes.

Stay tune for part 2….

To get the latest property review, subscribe and join us now and be part of the PROPCAFE™ community. If this review may benefit someone, do please feel to share it out!

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE Review : Platinum Mira Residences @ Maluri by Platinum Victory Part 2

Welcome back folks to part 2 of Platinum Mira Residences @ Taman Maluri. In this part 2, Propcafe will the cover what differentiate Platinum Mira versus other competitors as well as Platinum Victory’s previous projects. As a bonus, Propcafe also covers indepth about the potential and future prospect and incoming supplies in Maluri. We are excited and do read on!

For part 1, please click the link
Platinum Mira part 1

Orientation and view

Due to narrow strip of land, primarily most units in PMR are facing either these two facings which is Cheras (West and Lavile) and Maluri (East and Amaya Maluri). Most of the Cheras view will be blocked by Lavile. As for Maluri, there are government quarters and 20 storeys Amaya Maluri. Again, you may opt for higher floors to gain some unobstructed view. Alternatively, is opt for lowest floors for pool view.

Unit 7 and 8 are facing KL skyline however there is a huge empty land which already hoarded. It remains to be seen what’s the development order for this empty land.

Some sample of views screenshot from developer website. However kindly note the drone 360-degree view were taken at very high elevation. For example, the west direction will probably be fully blocked by Lavile.

This slideshow requires JavaScript.

Note: photos screenshot from developer website

Facilities

Common facilities are spread over 4 level

Ground level garden. During undercon this will be project office and will be converted to garden upon handover to buyers

Main facilities on Level 9
th
 and mezzanine deck

Sky lounge on level 45
th

Sky gardens on every 3 levels

This slideshow requires JavaScript.

Note: Artist impressions from developer website

On level 9
th
, PMR is equipped with modern facilities such as suspended gym overlooking infinity pool. The artist impression is showing well landscaped throughout facilities deck with thematic garden and open lawn. Two spacious multipurpose halls, equipped games room (claimed by SA!). Surprisingly departing from basic and no frill offering in PV’s past launches, every corner is filled with somethings. Even the empty land on ground floor which during under construction is used as project office will be converted to small park upon handover to buyers.

 Pool

 Multipurpose rooms

 Gym and Games lounge

 Gourmet Courtyard

 Playground

 thematic open lawn

 Park at ground

Another fresh introduction is the sky gardens where every 3 levels can enjoy the community area. Propcafe
TM
 hopes that developer will landscape and provide appropriate soft furnishing at least to the artist impression. The sky gardens are linked with spiral staircase. Unfortunately, residents cannot use the lift as the access to each floor is controlled with access card.

Another surprise that caught Propcafe
TM
 is the sky lounge on level 45. Typically, only high-end development has sky lounge which even higher end projects like Lavile is missing this out. However, it seems that this sky lounge is an afterthought design. For example, the lift stops at level 43a, with level 45 as motor room. You will need to climb the spiral staircase from level 43a to 45 which is not ideal for elders and physical impaired person. Also, the level 45 is where the rooftop water tank located. The corridor leading to lounge is only 5ft width which is quite narrow for modern development. Anyway, in Propcafe
TM
, just take this sky lounge as a bonus facility, and not the dealbreaker for a buying decision making.

Interesting, no artist impression on the drop off or lobby. It is assumed that it will not be double volume or a grand lobby for Platinum Mira Residences.

Pricing and finance

The price in PMR starts from RM470K before any discount and rebate. The price for units located in sky garden will be added RM1,500 premium. The price seems competitive especially when new development around the vicinity such as Lavile, SVTwo, One Cochrane, Continew, Una is asking more than RM800psf. However, on affordable spectrum in this area, you have Rumahwip Miharja (RM300k) and 3600 units M Vertica which cost about RM580-650psf. In short there are wide range of properties in this Maluri, depends on your budget and preferences.

The maintenance fee inclusive sinking fund is estimated RM0.38psf, around RM262/month for 691sqft type B, quite a luxury maintenance for Platinum’s product. However, given the amount of facilities, lifts etc. the fee is fair in Propcafe
TM
 opinion.

Platinum Mira was eligible for Home Ownership Campaign (HOC) 2021 which under government RM40billion stimulus PEMERKASA is extended until 31. December.2021. Under the campaign, the home buyers are entitled of the following.

Stamp duty exemption
 on the instruments of transfer and loan agreement for the purchase of residential homes priced
between RM300,000 to RM2.5 million
 (subject to at least 10% discount provided by the developer).

The
exemption on the instrument of transfer
 is limited to the
first RM1 million of the property price
, while full stamp duty exemption is given on loan agreement effective for
Sales and Purchase Agreements (SPA)
 signed between
1st June 2021 to 31st December 2021
.

Post write up –  HOC2021 was not extended by government at the time of writing up.

Incoming and Future supplies

Duet to buoy property market which peaking in 2015/6, many developers took advantage of it and aggressively launched many projects. Not only that, but they were also aggressively performing land banking. In all, just within the 1km radius from Sunway Velocity, there are approximately 8,000 residential properties worth RM7.5billion GDV will be streaming online between this year and 2023 where M Vertica contributed almost half of the incoming supplies.

The supplies will flood Maluri and Cheras in next 2-3 years! Even though all these developments are well taken up, the lingering question is subsale and rental absorption rate. There will be bloodbath amongst the landlords if glut rental properties persist and they couldn’t find the niche and USP of their properties.

Current supplies in Maluri

From first glance, Platinum Mira Residences seems to have buffer as they are expected to be completed towards end of 2025, allowing 2 years for the market to normalized. Not only that with price  by Platinum is more affordable than its peers, it also seems that Platinum Mira Residences has cost buffer with exception of high-density M Vertica.

However, the biggest concern not only from past launches but future launches as well.

Not only the existing launches, but many big developers such as Sunrise, SPsetia, Sunway and Jakel which are holding substantial land for future launch in Maluri, Miharja and Cochrane. Except for SV Two phase 2, it is still unclear the plan for the land.

Based on table below, Propcafe
TM
 will not be surprise another 10,000 ~15,000 incoming supplies in next 10-15 years from these lands.

Maluri present and future launches

Any seasoned investors worth their salt will realize the importance of primary market led pricing as this will eventually have spillover effect on the secondary market. With the sluggish and overhang market, there’s not much of leeway and developers may tempted to launch with prices lower than the market. This is probably one of the biggest risks investing in property now just in Maluri but in general.

Potential and future prospect

Despite the incoming supplies along Sungai Buloh Kajang MRT line, Platinum Mira is standout for the following reasons

 Within short walking distance away to highly popular Sunway Velocity and AEON maluri

Maluri commercial centre for banking, mamak and hawker fares, stationery and basically almost everything you need

700m walk away from beautiful 64 acres Taman Pudu Ulu

1 station away from Mytown/Ikea and 2 stations away from Malaysia future financial hub, TRX

70 acre TRX masterplan encompass 26 buildings and over 21 million ft
2
 of Gross Floor Area (GFA) spread across the office, residential, hotel, retail, F&B etc. While The Exchange 106 expected to welcome tenants in 2022, world class financial institutions such as HSBC and Prudential have moved in with Affin Bank follow soon. Poised to be future financial hub, Platinum Mira can tap the spillover of tenant demand from TRX with estimated of 45,000 working population. Maluri with 2 stations away and Platinum Mira represents one of the more affordable option should able to capitalize on the TRX prospects.

Conclusion

The current trend seems that property is getting cheaper and cheaper due to the gluts and overall sentiment which unlikely can be reverse anytime soon. Man cannot produce new land however the plot ratio always can be increase… 😊 just look at the high-density development in Cheras despite not being a CBD area.

Propcafe
TM
 was informed the approved construction period is 54 months to consider the land condition, 46 storeys and as well as uncertainties involved Covid pandemic. This will bring PMR VP in end of 2025. Propcafe
TM
 noticed that some works already started with heavy machinery scattered around.

This can be good news as most of new supplies (exclude the future launches) will be completed between 2021~3. However, given the amount of the incoming supplies close to 8k units, it is unlikely the rental demand can be normalized in next 3-4 years.

Also, SVTwo phase 2 with total 1051 units are expected to be completed in 2024. It will be tough condition for any landlords and will require a long-term holding power and even longer holding period. Only the development with USPs, lowest cost and collective effort from owners will be able to ride out the storm. And this yet consider future incoming supplies from SPSetia-MMC JV, Sunrise, Jakel etc.

Another interesting fact aside Lavile, PMR will be the only
Freehold
 project within Maluri vicinity. Of course, Cochrane consists of freehold land however purchasers need to be aware that existing One Cochrane has restriction-in-interest. In layman term, any transfer will require consent from PPTGWPKL with will affect the length to complete the transaction (and other arising restriction). This article is not a platform to speculate the restriction but any interested prospects with One Cochrane are advised to check with the salesperson. However, the more pertinent question is whether the freehold lands owned by Sunway and Binastra also come this restriction?

There’s another concern whether PV approach, execution, and delivery for PMR, whether will aligned with its affordable mass product or reflect the higher-grade product and therefore better workmanship, soft touches such as furniture, decoration, landscape etc.? On paper it seems PV has ticked affordable luxury segment. Modern façade with large window and elaborate facilities however offset with some nitty details such as 5 ft width common corridor and lack of access on mezzanine deck@level 9
th
 and sky lounge@45
th
 floor. Imagine if residents are physically impaired, they will not be able to access or use facilities on these levels.

We only can know after the project is VP-ed whether PV is able to execute the whole development as per their vision, scale model and artist impression.

Also do not forget buyers need to face the uncertainties arising from ongoing legal tussle. Currently the case is with the highest court which is Federal Court.

Propcafe
TM
 like the entry price which absolute and psf wise much more competitive than most neighboring development. This is coupled with rare Freehold status surrounded by leasehold (And freehold with restriction) developments, within short walking distance to Sunway Velocity Malls, Maluri MRT station, AEON mall and Maluri humongous commercial district. You can get your daily chap fan, chicken rice etc. from here. However, the traffic can be unbearable and incoming and future supplies that will only make the traffic worse.

Hm, how can we never forget the giant HTC along Maluri? Nevertheless, it is quite a distance, easily 500ft away from the building.

Hope you enjoy this write up and please share it around. Happy hunting!

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE Peek : Plaza Arcadia @ Desa Parkcity (Part II) By Perdana ParkCity

This is the second part of review on Plaza Arcadia which is continue from the teaser that posted here earlier on. See www.propcafe.net/plaza-arcadia-parkcity-towncenter/

Plaza Arcadia is a 11.3 acres development from the new 55 acres Parkcity TownCenter in Desa Parkcity. The townCentre will include the commercial component of Shops, Offices, Condos, Hotels, Lakeside F&B and Sohos.

Plaza Arcadia key facts, masterplan and building layout

It comes with 8 blocks (link with bridges) and 29 corner units. Well, from the layout you can guess which units are more expensive and attractive (of course those facing the “Square”. Impressively there are 13 escalators and 16 lifts for such a small development and 28foot wide frontage at Highstreet is a big plus.

The building layout clearly indicate the double volume design for ground floor retails shop and 1st floor courtyard shops. This will enable tenants to induce more lifestyle retails concept compares to conventional shoplot. We will talk about office and soho in the section below.

Entrance Statement and Highstreet

Ground Floor Retail Shop

1st Floor Courtyard Shop

2nd Floor Offices which will be served by 16 lifts

3rd Floor Soho

Soho floor will be served by lifts with private access card. If you can see the layout clearly, each block has two entrance lobbies to serve offices and Sohos and there are total of 14 entrance lobbies available for Plaza Arcadia. However, no carpark lot (2 level basement) is given by developer. Bad!

Entrance lobby

Here are the indicative pricing and additional information for this development

PPC intends to sell enblock (4storeys) therefore, there are 6% discount for those orang kaya. It will come with 4 different strata titles so the owner can sell it separately later. If all units are sapued then no more will be left for normal rakyat like us to buy the individual title. 🙁

One can opt to buy without DIBS which developer will rebate 5% to purchaser. Repeat buyer enjoys another 2% discount. It means those repeat buyer who buy 4 storey may get as high as 13% discount.

Corner unit comes with 3 sohos and intermediate has two Sohos on the  top. Intermediate unit size ranged from 6.6k sf to 8k sf which cost around RM6.5mil to RM9mil Iindicative). And corner unit size ranged from 9k to 10ksf with the price tag of RM8.5mil to RM12mil (indicative). This is the pricing for the whole 4 storey before discount.

The size of Soho itself which about 7XXsf to 1ksf with indicative price of average 750psf (should be around 700 to 850psf) means RM500k up

Personal View

Shoplot living? Well, if one looks at the plan properly, SOHOs are served by lobbies (of course don’t expect grand one :P), so it will be slightly different from the conventional shoplot. To pay more than 500k and on top of retails shop for living might not be everyone cup of tea. One needs more imagination to decide buy or not buy. Personally, it think it will be a perfect for those who use it for real SOHO not for sole residential purpose. Designer, Part time Archi, Photographer etc (DPC Lifestyle le). I am not the player of commercial and therefore i better let the expert to comment on the pricing of retail shops.

The  towncenter will be key commercial activities area in future DPC. To make it distinct from other commercial like Publika, Plaza Hartamas etc, this Arcadia needs to attract branded retails as tenants or at least higher end retailers. This can only be seen in 3 years time. And it will change the whole argument of the price tag and buy or not buy SOHOs verdict. Property investment sometimes need a bit of  imagination as well especially to this sort of unconventional concept. Here you go the risk taker (or i should say those ada class punya risk taker :P)!

Note: Pictures and video clip from www.desaparkcity.com

For those who miss the Part 1
Plaza Arcadia @ Parkcity Town Center
 can go to here by clicking
Plaza Arcadia @ Parkcity Town Center

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE Peek : Plaza Arcadia @ Desa Parkcity By Perdana ParkCity Part III

Plaza Arcadia sales continue with brisk pace this week. I am amazed by the purchasing power of Malaysian given its price tag. This Part III will cover the unit size (and specification given), floor plan for each block and some observation from the sales chart.

The preview (Perdana Parkcity is yet to obtain AP) of Arcadia (since last week) allowed interested parties to book the unit either whole four storeys or separate title (unit). The title of each four storey is separated by Ground Floor (Street Shop & Mezzaine Shop), First Floor (Courtyard Shop), Second Floor (Offices), and Third Floor (Office/SOHO). Except the early birds who entitled to purchase the whole 4storeys, the later batch was unable to get SOHO floor. So, SOHO fans/investors still have chance to grab a piece of Plaza Arcadia.

Out of 336 units (individual strata title) excluded third floor, there are only left with 20 units. 19 of them are ground floor (GF) units and 1 unit from first floor. Bellamy – 5 units GF, Eaton – 8 units GF, 1 unit First Flr, and Faraday – 6 units GF. The leftover units’ pricing started from RM4.xmil to RM6.xmil. It is not surprise that all units that facing Plaza or Highstreet are gone. All leftover units are facing external public road. (see the attachment below).

As for the SOHO, almost 100 units (out of 160+units) have taken by the early birds who booked the entire 4 Storeys. They have stopped purchase of whole block to ensure there is still something to sell in the official launch in May. SOHO units come with quite number of freebies – Kitchen Cabinet, Hood & Hob, Refrigerator, Combo Washer and Dryer. As mentioned in Part II, SOHO pricing will be around 500k+ up for smallest units (+-700sf). DIBS or 5% disc, 2% repeat buyer and 5% bumi discount.

I believe DPC will hold a ballot session for the remaining SOHO (60+ units) and it will be a SOLD OUT project!

For those who miss the part I and part II of Plaza Arcadia @ Desa Parkcity

You can refer to below link

Plaza Arcadia @ Desa Parkcity – Part I

Plaza Arcadia @ Desa Parkcity – Part  II

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE Peek : Plaza Arcadia @ Parkcity Town Center By Perdana ParkCity

Plaza Arcadia – Next Generation Offices, Shops and Soho, is located at new commercial area of Desa Parkcity called Parkcity Town Center (see Masterplan below). Parkcity Towncenter is situated besides Breezeway/Safa.

This is the 1st phase of towncenter and it consists of 107 units of 4 storey shops, offices and sohos which designed in an interesting European high street, open air and walkable environment based on the concept of historical town squares of old Italian and French cities. From my understanding, this Plaza Arcadia commercial property can be used for either retail shop or office or even SOHO. Let’s wait for the layout to assess how this property can accomodate these three different purposes.

The site of Plaza Arcadia

The pictures below are the another side of future Parkcity Town Center. You can see from the masterplan above, the lake is, in fact, as big as the current lake near the commercial desa parkcity waterfront. It will surely be a nice place to hang around especially the lake fronting area as i was told (previous when breezeway was launched) it will cater more lifestyle dinning and commercial activities like hotel, cinema, retails shoplots, office blocks, service apartment, soho, hospital (completed and commenced), international school (completed and commenced).

The masterplan of Parkcity Town Center is very exciting as it will make it a more complete township (ok, small township) as it will cover other elements that are not existed in this area. I think Soho will be well accepted in Desa Parkcity as it is a preferred lifestyle location for work, live, play and some people may say status too.

I will update more information in later stage once the layout and pricing is available for this Plaza Arcadia (gut feeling this 4 storey property will be priced more than RM 6mil).

More information on Desa Parkcity can refer to
www.desaparkcity.com

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE Peek : Prasarana, LRT and Properties……

Recently there was one cover article by The Star Biz caught my attention. Readers can read the article from the link below.

http://biz.thestar.com.my/news/story.asp?file=/2013/4/6/business/12923491

Two important points that catch my attention

a. 13 new developments JV between Prasarana and private developers

b. Financial performance of Prasarana

New Developments

To recap up until today, Prasarana has awarded following project where Prasarana is the land owner

RM1.04bil  GDV Dang Wangi tower with
Crest Builder Bhd
 and
Detik Utuh Sdn Bhd
 awarded on . This project will be called The Bank. According to the source below , the project will consist of 4-in-1 mixed development; retail, office, SOHO suites and hotel. The first launch will be SOFO with Unit sizes from 430 sq ft onwards

An artist’s impression of the Crest Builder project  (From http://www.skyscrapercity.com/showthread.php?t=1500692&page=6)

RM134.5mill GDV 34-storey condominium tower in Taman Tun Dr Ismail with NAZA TTDI called TTDI Ascencia on 1.01acre. There are total unit 157 condominium units with sizes ranging from 500 square feet to 1,200 square feet. The price is launched from RM1000psf. Unlike other projects that already awarded, the site will be next to future TTDI MRT station.

An artist’s impression of the TTDI Ascencia project

RM 687.6mill GDV mix commercial Ara Damansara second extension LRT station with
Trans Resources Corp Sdn Bhd (TRC)
 awarded on 25.March.2013. The site is estimated at 12.3acre. which the preliminary plan is to develop it as a mixed development comprises of basement parking, retail podium with car parks, LRT users car parks, office units, hotel, residential apartments, retail and food court and SOHO.

The latest of its development in Brickfields, with a GDV of RM1.3bil, is awarded to
Bina Puri Holdings Bhd
. The site is estimated at 4.61acre which will bedeveloped into 1,660 units of small office versatile office, or SoVo, with three towers, 22 floors of service suites, a commercial podium, a sky bridge, restaurant and car park.

An artist’s impression of the Bina Puri project

According to Prasarana, the next sites to be developed are at Awan Besar (2.02ha) with GDV of RM600million and Puchong (adjacent to IOI mall, 2.83ha) with GDV RM500million. These projects are slated to be announced by mid-year.

Therefore by mid of the year, Prasarana will award in total project with GDV of RM4.28billion. In some of the references, Quoted from article below

“One average, we would get about 16% out of the GDV from the property sales and we plan to set up a joint-venture company to manage the commercial space leased, which is still under discussion,” he said.”

Being the landowner, the portion of money belong to Prasarana is to be worth of RM685million.

The other 11 sites that will be developed are located in Jelatek, Kelana Jaya, Putra Heights, Pandan Jaya, Pandan Indah, Cempaka, Titiwangsa, Glenmarie, Kinrara, Bandar Puteri and Sentul.

From the number of sites that made available to be developed, Prasarana is the largest land owner around LRT/ LRT extension stations.

For the past 5 years, properties that located within proximity of LRT station have increase by leap and bound. For example, Axis SOHU that was launched for RM110K is in market for RM300K. Similarly for older properties such as Millennium Place  in PJ Seksyen 14 has enjoy hefty capital gain. In fact for property such as Goodyear Court in USJ has appreciated for last two years due to LRT factor expected to boost rental demand as well as owners that need to use public transport. Also unlike more developed countries such as Taiwan, Singapore and Hongkong (to certain extend compared with Bangkok as well), our cities have enjoyed very limited public transport connectivity and our traffic condition is not helping as well.

The limited public transport connectivity as well lack of planning from government has cause shortage of properties within LRT/monorail stations. Some of the private developers have taken advantage of the high demand and price their launches at record price. Please refer to table below for the example of the launching prices (before discount etc)

Year

Property

PSF during launch

Current (psf)

Total units

2010

Pacific  Place

RM380

RM620

Appr 1400

2011

Eve

RM550

RM700

743

2011

Damen

RM650-700

–

480

All the projects above are almost sold out from the developers. However with Prasarana in the picture, all these are set to change. The lack of supplies will be addressed in coming years when Prasarana gradually release the land to market. It will be interesting to see how the developers price the units.

We will have more reviews solely discussing about developments with close proximity with stations along  LRT extension. Stay tune.

Financial performance of Prasarana

“
Shahril says to date Prasarana had issued about RM10bil bonds and sukuk over the past decade and is servicing about RM400mil interest per year.

Rail is making a yearly revenue of about RM240mil with earnings before interest, taxes, depreciation and amortisation of RM50mil.

Meanwhile, the business operations have a yearly revenue of about RM180mil but the operational cost is a staggering RM280mil and that reflects a loss of RM100mil
.”

Ridership (source
http://biz.thestar.com.my/news/story.asp?file=/2013/4/6/business/12922378&sec=business
)

The current daily ridership stand at 467,000 and the numbers expected to be increased by 27% to 595,000 when the LRT extension is completed.

Now, we are doing simple backward calculation. The rail is make yearly RM240million revenue. Therefore average, daily riders are paying about RM2/ trip. In 2015, when LRT extension is completed, the expected revenue to be generated is RM310million. Assuming that operating cost is not increased, Prasarana will make operating loss at (RM400mill + RM280mill – RM310mill) of RM370million.

In other word assuming that daily ridership are estimated accurately, the revenue will face shortfall if the ticket fare is not increased. We also need to consider depreciation cost as well as debt repayment cost. By 2015 to cover the shortfall, the ticket fare will need to adjusted at least twice the fare now IF there is no subsidise from government.

Conclusion

The fare is very affordable for now. From Kelana Jaya to KLCC just cost RM2.40 one way. The carpark in KLCC for one hour cost much higher than this. Therefore you can see the attractiveness of staying in condo next to LRT station. Also for office, it is much accessible not only for your clients but attractive for workers as well.

However will the equation change in future when Prasarana raise the ticket fare to at least twice the current fare?  Will the Prasarana JV projects causes oversupplies in the market? Then again the petrol price may increase in future… carpark rate never reduce especially in city where land is scarce…  Or should we blindly invest in property just because it is next to the station with fully considering the fully valued price?

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE 360 Degree View : Afiniti Residensi @ Medini Nusajaya – LEGOLAND Related Property

PROPCAFE was in holiday last two weeks and LEGOLAND was one of the destinations. Being PROPCAFE , property is in our blood, we just couldn’t help but also did some property works when spouses were not in action. PROPCAFE will cover the nearest development (as of now) to LEGOLAND! This short review serves three purposes – (a) Investment – If you are believing LEGOLAND spillover and Iskandar or want it to be part of your Airbnb portfolio. (b) Own it a holiday home; (c) Tourist who looks for nice Airbnb accommodation in Medini. If you are looking for accommodation of your LEGOLAND, this will help a lot to make up your mind so please continue to read it. Anyway, We are happy to do the first coverage of PROPCAFE in Iskandar and hopefully more in future!

Afiniti Medini Aerial View on Corporate Training Centre and Wellness Centre

Developer

This 360 degree view will not be a technical but casual review that allowed reader to enjoy this spectacular buildings by the joint venture between Khazanah Nasional (Malaysia Sovereign Funds) and Temasek (Singapore sovereign funds). Imagine the two giant sovereign funds behind this project and you will expect it has the financials to provide good delivery in term of quality.

Location

Afiniti Residensi is the nearest tower to LEGOLAND which is right opposite  and you can basically walk there in two minutes. Behind the building will be Gleneagles Medini Hospital which will be convenient to retirees and medical tourists. This residential tower can access directly the opposite Medini Mall but do not expect much on the mall! However, some restaurants, fast food chains, and convenient stores are there to serve you.

It is also few minutes drive to Educity where all reknown universities (Newcastle Medical School, Reading, Southampton, Netherland Maritime Institute Technology, and Multimedia University)  and international schools (Raffle American International Schools & Malbourough College) are located. Nusajaya also hosts the world famous Pinewood Studio. There are other commercials also another hospital like Columbia Asia within Nujasaya. Yup, this place is huge and it will take another twenty pages to write a detail location.

Walk toward LEGOLAND from Afiniti Medini Common Area

Walk from LEGOLAND to Afiniti Medini

Walk from LEGOLAND to Afiniti Residensi

Walk from LEGOLAND to Afiniti Residensi & Somerset Medini

Afiniti Medini –  Facts & Density

Afiniti is one of the first service apartments completed in Medini. There are three towers at Afiniti namely, Afiniti Residensi (22 Storeys), Somerset Medini (33 Storeys) and the low rise Infiniti Wellness Center and Corporate Training Center (CIMB Leadership Academy). According to the source, Afiniti Residensi was launched from 850psf to 1000psf and sold out within few hours :).

Afniti Residensi – Front View

Afiniti Residensi side view with Residential lobby entrance

Afiniti Somerset Medini Tower

Afiniti Wellness Centre

Afiniti Corporate Training Centre

Afiniti Residensi has 147 units whilst another block which managed by Somerset housed 310 units. Both buildings have its own lobby, swimming pools and facilities but share other common area.

Afiniti Residensi and Somerset Medini

Let’s focus on Afiniti Residensi since it is only tower you may consider now to own it. 🙂 It comes with multiple size  below:

Studio (484 sf)

1 bedroom 1 (715/790 sf)

2 bedrooms (993/991/983/1064 sf)

Afiniti is currently the best place for leisure purpose. After a long day at LEGOLAND, you may take rest and chill at its abundant facilities with nice landscapes. All waiting areas comes with double volume ceiling height and glass panels that make it classy and higher end.

Afiniti Residensi Lobby and Waiting Lounge

Afiniti Residensi Lounge and Waiting Area

Afiniti Residensi Lobby Access to Lift

Afiniti Residensi Ground Floor Transfer Lobby

Afiniti Residensi Mail Room

Afiniti Residensi Corridor With Good Ventilation

Afiniti Residensi tower has its own private rooftop garden  and infinity pool at 22nd floor that overlook LEGOLAND and Medini. Absolutely nice place to relax and enjoy the wind and beautiful scene here.

LEGOLAND View from Rooftop of Afiniti Residensi

Afiniti Residensi Rooftop View (Toward Gleneagles Hospital)

Rooftop front view from Afiniti Residensi (LEGOLAND Carpark)

Afiniti Residensi Rooftop View

Afiniti Residensi Rooftop Side View

Afiniti Residensi Rooftop – Chills

Afiniti Residensi Rootop – Relax with LEGOLAND Scene

Afiniti Residensi Rooftop Infinity Pool

Afiniti Residensi Rooftop Small Garden

Afiniti Residensi Rooftop Gym

Somerset Medini Pool

At the ground, it shares the nice garden and other facilities with other towers. The size of the common area is large and more than sufficient for residents here. Thumbs Up on developer’s effort on the landscaping.

CIMB is the key tenant of the Corporate Training Center. It is a good place for corporate workers to train here with great environment with luxury lounge and dinning area below.

Afiniti Corporate Training Tower – Lounge and Dining Area

Afiniti Corporate Training Tower – Lounge and Dining Area

Afiniti Corporate Training Tower – Lounge and Dining Area

I am not sure whether the Wellness Centre interior but the building seems very “quiet”.

Afiniti Medini has tight security with many guards walking around who seems very hardworking as I was stopped to venture into the corporate tower (:P) and also bumped into the patrol guard at my floor few times. In the garden, it also has the panic help button available in case of any emergency required.

Carpark & Laundry Service

Plenty of Carpark lots available and properly labelled for each unit. For those who are not comfortable with the security of LEGOLAND open carpark area, you may choose to park at Afiniti Wellness Centre Carpark which charged RM10 per entry (same as LEGOLAND).

Car Park lift lobby

In Summary, Afiniti Medini looks very decent (opps! Except its color scheme) which comes with fantastic environment. Developer has put in a lot of effort and it can easily match 4 star hotel standard. In fact, it has more landscapes and most importantly it is SUPER CONVENIENT for LEGOLAND tourists who come with families. It definitely the best choice so far for LEGOLAND visitors now until another development like the opposite D’Prestine completed, but I doubt it can deliver similar landscape which is one of the best I have seen in any service apartments which still very much well kept. Having said that, within 1-2km from LEGOLAND, you will see many towers mushrooming all over the place. But, location wise, Afiniti TRIUMP! Alright, we hope you enjoy PROPCAFE short introduction of Afiniti Medini.

http://afiniti.com.my/

PROPCAFE ends here with some of the scenes that shot in the nearby Puteri Harbour, about 10mins drive from LEGOLAND. Happy New Year!

Beautiful Harbour Scenery!

Similar to the faith of Medini Mall, the retail mall is there at Puteri Harbour but not human traffic :).

Hello Kitty Town and Thomas & Friends located at the mall. Kids have funs but mummy and daddy are Zzzzzzz.

Masterplan of Puteri Harbour. Oh Yeah, Impressive! Waiting for the execution for next 10 years. 😛

Bye Bye! Johore. See you next time! PROPCAFE WILL BE BACK!

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE™ 360 Degree View: Anggun Residences @ KL City Centre

It has been awhile since PROPCAFE last posted 360 Degree View article. Just to recap, 360 degree view series is one of the most important information for property buyers as the property condition when it vacant possessed will reflect the delivery of the developer. It should help everyone to know the standard and quality of works of a particular developer. As we mentioned many times,  developer can provide fancy brochure, first class services in sales gallery, professional sales person to explain the details to buyers, dream alike video illustration, and 100 promises. But, in the end of the day it is more important to view their recently completed property in order to assure the reliability and trust of a developer.

PROPCAFE covered Anggun Residences few years ago (
see here
) and now is the time to revisit the completed site to check out developer promises and validate our previous review. Instead of extensive illustrations, 360 degree view works better with pictures – A picture paints a thousand words! Let’s enjoy!

Facade

Definitely better looking than it brochures and video illustration! “Glassy” and Beautiful Cladding. Dark color is also helpful for “Anti-Aging”.

Anggun Residences Facade (Side)

Anggun Residence Facade – Facing The Heritage Row

Anggun Residences Facade (Front)

Anggun Residences Facade (Side)

Entrance Statement

Simple and nice enough. One at the  guardhouse and another is facing Jalan Doraisammy.

Night Scene of the Entrance Statement

Guardhouse

Nothing to shout about! But it is well equipped.

Anggun Residences – Entrance Guardhouse

Sustainable Perimeter Fencing

The random stones perimeter makes the fencing looks more lively and definitely more sustainable. Simple and cool.

Perimeter with Random Stones Design

Behind Guardhouse

Frontage

The road is wide, however, the open carpark bays there will make it narrower 😅.

Main access Road to Anggun Residences

Infrastructure Upgrade

There is new access to this site which coming from Jalan Sultan Ismail. Residents are no longer rely on Jalan Doraisamy. It helps to avoid the traffic and hassle of narrow road there. Unfortunately, the current new walkaway to Monorail Station infront is not fully covered. Umbrella is needed 😬. This newly opened access will also support the future development ar the current vacant land that owned by UDA. It is planned for commercial office towers (information please read our previous Anggun Residences Review). The drivers from Jalan Sultan Ismail can come in this access via the sale gallery right besides Sheraton hotel. Alternatively, one can drive through Jalan Doraisamy till Anggun Residences and turn to the back lane of the building before you join back the new access below.

The new access at the left will bring you to monorail station which located infront.

Also noticed that the pathway from the site to Dang Wangi Petrol station has been beautified with some landscape works. Approximate 5mins walk to Dang Wangi LRT Station.

Direct Pathway to Dang Wangi

Developer has built a taxi stand there for residents/public use. The only proper taxi waiting area at the whole stretch of Jalan Doraisamy.

Anggun Residences Taxi Stand

Dropoff/Lobby Area

Fountains, designer lightings, decorative wall arts, and two waiting lounges. Overall, wide and class though a bit blank. Exactly the same like what was promised in the video clip showed during the launched of the project.

Anggun Residences Entrance Lobby/ Dropoff Area

One of the Two Waiting Lounges

Anggun Residences – Water Features & Waiting lounge

Anggun Residences Lounge Area – Night

Anggun Residences Lounge Area at night

Ground Floor – Garden

Not many people notice that there is a small garden for residents to hang out at ground floor right, besides the carpark ramp. Instead of waiting lounge, this could be a nicer and peaceful place for you to kill time while waiting for your Grab or friends to come, with the water features and few customised swing to have your own ME TIME.

Garden – Ground Floor

Ground Floor Garden – Resting Area

Ground Floor – Garden Swing

Lobby Lifts

There is a total of three different lift lobby areas located at the left, right and the centre of the building. Full marble flooring and wall are there to impress your visitors. Access card is required for residents to enter these three designated lift lobbies. The lobby is wide and spacious. Thanks to the high ceiling together with the dimmed decorative ceiling lighting, the lift waiting area shows an upmarket feel in Anggun Residences. Well done!

Anggun Residences Lift Lobby

Anggun Residences High Ceilling Lift Waiting Area

Anggun Residences – Spacious Lift Lobby

The Elevator

Anggun Residences is using Dover brand elevators. Well, hardly heard of it. A quick search shows that Dover lift system is USA based and it is listed as the top 10 best elevators in the world. So, no worries. The lifts are quality and the lightings in the car cage looks good too. Dual entrance sometimes can be a bit confusion to know which side to get out! 😬. With the help of access card, it will open the right door for you. These lifts are all using touch screen features and comes with additional set of lower handicap friendly buttons to ease the use for this group of residents. Thumbs up!

Anggun Residences Quality Dover Lift

Anggun Residence Elevator with good width and length

Anggun Residences – Elevator with wooden panel and warm lighting to make it cozy

Anggun Residences – Quality handle and design within the car cage

Lighting at the Elevator

Lift Lobby at each Residential Floor

Rustic and concrete design wall at each level of lift lobby area. Not too bad. At least better than those standard blank painted wall in most of the condominiums, yes we are talking about rm1000psf above kind of properties 🤭🤫. You know who you are. Lol.

Anggun Residences Lift Lobby Wall

Anggun Residences – Dark Rustic Wall at Lift Lobby

Facilities Floor – 8th and 9th Floor

Dual level facility floor with nice resort ambience.

Anggun Residences – One of the Multiple Pool Decks at the facility floor

Anggun Residences – One of the Multiple Pool Decks at the facility floor

This slideshow requires JavaScript.

Anggun Residences – One of the lounges at Facility Floor

Nice Place to Chill

Two Lounges located at the Facility Floor – Chillax!

Anggun Residences – Nice Sun Deck/Lounge

Anggun Residences – Separate Jacuzzi corner for you to chill

Anggun Residences – Double Volume Facility Area

This slideshow requires JavaScript.

Anggun Residences Private Dining Room At Facility Floor

Anggun Residences – Private Dining Hall 1 and 2 with fold-able partition.

Private BBQ Area

This slideshow requires JavaScript.

Facility Floor Future Sundry Shop

Anggun Residences – Designated and Fully Furnished Meeting Room

This slideshow requires JavaScript.

Anggun Residences View toward KL Tower, YTL Stripe and M101 Dang Wangi

This slideshow requires JavaScript.

Phone and Smart Device at Common Area. Yes, Samsung again 🙂

Rooftop Garden and Private Dining/Function Halls

Anggun Residences Root Top Garden View to KL Tower

Anggun Residences Roof Top Garden

Anggun Residences Roof Top Garden

Anggun Residences – Sky Dinning Room Toward Garden

Anggun Residences Sky Dinning Room at Roof Top

Anggun Residences – Sky Dinning Room KLCC View

Anggun Residences Roof Top Common Area

How about the nice scene at roof top garden? Basically there are two gardens at roof garden. You will notice one is wider than another. See below

Roof Top Garden with KLCC View

KL Tower – Place to Slow Down Your Day

Private Garden at the Top

Modern and Simple Seater (Yup, Design and Made in Spain) at Roof Top Garden

Place to Enjoy KL City Scene

Two Gardens at Each Wing

Nice Ambience

Quiet Corner

Chill and Chat….

Private Dinning areas – Both KLCC and KL Tower View at ONE GO. 🙂

Root Top Garden BBQ Area

Roof Top Playground with City View.

KL City Centre Scene – 360 Degree View at Roof Top Garden

Enjoy the slides below.

This slideshow requires JavaScript.

Carpark Area

The carpark area with good ventilation. The ramps are wide and safe! No issue for big car! 🙂

Carpark Privacy and Ventilation

Ramp

Wide! MPV driver, you are safe!

Delivery – The Unit!

Thanks to PROPCAFE buddies, we managed to view few studio units. We are showing here with one of the studios at Anggun Residences. The unit comes with surprisingly smart technology. Smart panel, CCTV to shot at the entrance door, quality kitchen cabinet with Teka Hood & Hod and Microwave, Samsung Fridge, Samsung dryer washer, Daxia Bathroom/Toilet Accessory (faucets etc), plaster ceilling and lightings with smart features.

Marble flooring at entrance and kitchen area and timber flooring for living and bed area. The horizontal full glass window across the unit makes this studio looks more spacious!

View from Living to Main Door and Kitchen

Kitchen

Fully Equipped Kitchen

Cabinet with Full Glass

Cabinet besides the open kitchen. Washer cum dryer is hiding behind the cabinet

Built In Iron Board

Marble Flooring Workmanship and Quality

Small Wardrobe with Open Area Toward Toilet and Bathroom

Wardrobe with Mirror

Wardrobe with Mirror

Living Area – View from Kitchen

Full Glass – Wide and Clear.

Toilet

Basin and Faucet with Damixa. Danish Brand and Design!

Again, Damixa. Danish Brand and Design!

Samsung Digital Lock. Yup, no cheap at all. Card, Password, and Thumbdrive access 🙂

CCTV. I AM WATCHING YOU!

Samsung, Samsung, Samsung

Overall, the main contractor Crest Builder has done a pretty decent jobs within the delivery time frame. Other than some of the facilities like reading, game rooms etc are still empty, the rest of the finishing of common and facilities area are commendable. After few visits in different unit, the quality of works are there to see. No sign of UDA cuts corner in its specification and the branded fittings are given according to its promises. It is rather surprise to be honest on what we have seen. Not that it is superb but we are sure not many believe UDA can delivery such decent properties :). Yes, many are quite negatively biased on UDA, we guess it could be due to the fact that they are not the developer that pushes hard in the market. Okay, some of you may not even know them 🙂 . Massive facilities, everything is  double……BBQ, Gardens, Decks, Lounges, Private Dinning Room, and etc. You will always find your quiet area to redeem or chill.

In short, the location speaks for itself, thanks to newly completed YTL’s Stripes and also M101 Dangi Wangi (running as hotel now). You will notice the crowds there not just to queue for Yut Kee but many nice restaurants and cafes are mushrooming opposite the Stripes. To walk over monorail station and dang wangi LRT station are just few minutes. Plenty of eateries, cafes and pubs together with the popular heritage row there, not to say Quill City Mall (ok, a bit dead there nowadays), SOGO, Pertama Complex and Jakel Mall everything are there.

360 Degree View – The developer has delivered its promises and let’s see the responses from the market in next 6 to 12 months. Signoff here and happy property hunting!

Don’t forget to join our
facebook
 and you can still go back to read our PROPCAFE Review of this project few years back here:

https://propcafe.net/propcafe-review-anggun-residences-kl-city-centre-by-uda-holdings/

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE™ 360 Degree View : Arnica Service Residences – Tropicana Gardens @ Kota Damansara by Tropicana Corporation

Time flies, PROPCAFE had a brief coverage on Tropicana Gardens four years ago (
https://propcafe.net/tropicana-gardens-bayberry
), the first block Arnica Service Residences is now vacant possessed! No way PROPCAFE will miss the 360 degree view on this “used to be price record breaking property” in Petaling Jaya when Arnica first launched at sub RM750psf then second block Bayberry near to RM1000psf. Everyone was screaming “crazy” (as usual) when all units of Arnica were snapped up in no time! After four years, HELLO what is sub RM750psf nowadays?

Tropicana Gardens located at the heart of Kota Damansara which opposite Sunway Giza mall and Nexis. It has all the amenities you need here. The nearby highways like LDP, NKVE, Sprint, and Penchala link will bring you to every part of Klang Valley. If you don’t drive, MRT is just right infront of you! PROPCAFE is not going to review more on the location and its accessibility as we believe all of you must know this place well (unless your are not Klang Valley folks)! We are more excited to do the 360 degree view of this newly vped building 🙂 .

There are total of four residential towers to be built in this 7 acres land. The developer is now delivering the keys of Arnica to the proud owners (those brave property kaki, salute!). The mall has no way near to completion but MRT station is now ready for residents which is a big plus.

Façade of Arnica and Bayberry are clean and neat!

Arnica and Bayberry Façade with MRT Surian Station

 Arnica

 Bayberry

When PROPCAFE arrived at Arnica Tropicana Gardens, we were welcomed by its tastefully done lobby. Although the area of the lobby is not big, the high ceiling with its cool furnishing make it very comfortable and you won’t mind to stay here to chill-out for long time.

Lobby Guest Waiting Area

Lobby

Lobby Guest Waiting Area

Entrance of Lobby

Next, PROPCAFE moved on to visit the facility floor. Before that, of course, to “investigate” its lift corridor and the quality of lift. Come on, residents need to spend some times on it everyday, so It has to be important! Well, Tropicana Corporation hardly disappoint you on this, am I right? See photo below.

Lift Corridor

 Lift

 Lift

The facilities are located at 5th floor. The  first thing to enjoy is the fantastic view of Tropicana Golf Course!

Tropicana Golf Course

Tropicana View

Facilities are well equipped with nice infinity pool, elevated viewing deck, basketball court, interactive playground, gym, sauna room, cozy resting area etc. Vertical Garden was also found here! So far, money well paid!

Pool Hammock with great view

Infinity Pool

Landscape surrounding the pool

Elevated Viewing Deck

Tropicana Golf Course View from the Elevated Viewing Deck

Beautiful Vertical Gardens

Landscape

Interactive Playground

Basketball Court

Pocket of Garden

Decks and Landscape

Common Area

Sauna Room

Guests Resting Area

 Gym Room

PROPCAFE continued the visit at level 38 – Sky Garden. We felt that the developer could have done more! The space is rather small, by right the developer should utilise the height of this floor to build a mezzanine floor so that it allows more residents to enjoy the spectacular view of Kota Damansara and Tropicana (see below).

Sky Garden View on Tropicana

Sky Garden View on Tropicana

Sky Garden View on Tropicana

View on Kota Damansara

 Sky Deck BBQ

 Sky Garden

Credit must be given to the developer to come out a very spacious lounge and game room for party and functions at this floor! Classy renovation! Surely residents will enjoy this luxury facility here! Who care about small tiny studio? There are always places to enjoy!

Lounge

Seating Areas

Place for Gathering

Game room

Now PROPCAFE head to key task i.e. visit the unit!

First, PROPCAFE explored the studio unit. Out of surprise, the unit is more than enough for a standard studio, thanks to its horizontal layout! Yes, the layout that we always like to have as it comes with more natural sunlight. This layout also allows this studio to be converted easily as one bedroom apartment with just a simple partition wall. See layout below.

Studio living and kitchen

Studio Living and Large Window

Living cum Bedroom

Not sure it is the choice of the developer or the architect’s preference, similar to Tropicana Avenue, the bathroom again come with a see-through glass from bathroom. 🙂 After some debate among PROPCAFE founders, we like the idea of having it because it allows natural light go into the bathroom. Oh ya, one PROPCAFE founder always like to enjoy the scene inside the bathroom. Lol. So, it is really personal choice!

See-through from the shower area.

Dry Area and Bathroom

Bathroom

Good quality Grohe sanitary ware were given.

Signature Kitchen Cabinet, Electrolux oven, hob and hood are also provided.

Studio Kitchen Area

Let’s check out the twp bedrooms unit. Similar to studio, the layout is also horizontal designed whereby both rooms (left and right) and living area are bright with large windows. Apparently, the developer give more space to dining and living area and therefore, the rooms size are smaller than what we expected. . Having said that, this apartment is definitely more than sufficient for a small family to have a city living lifestyle.

Entrance

Kitchen with large area for extra cabinets

Kitchen and door to dry area

Living Area

Dining Area

Room 1

Room 1 Wardrobe Area and Toilet. Ya…see-through again 🙂

Bathroom

Room 2

Room 2

Room 2 Bathroom

Other than minor defect like tiles, plaster ceiling and some paint works, overall quality of the department is in good condition. Well done, Tropicana Corporation.

Useful gift from the developer

Corridor outside the unit is windy with good ventilation. However, more IDs needed!

Corridor outside the unit

Other views from the buildings

 MRT Track and Kota Damansara

 MRT Direct Link – WIP

 Surian MRT Station View from the top

 Kota Damansara View

Last part – Letter box and Car Park Zone. The car park traffic flow and design is ICHIBAN! Wide entrance and multiple lanes with adequate signage.

 Lifts from Car Park Area

So, has PROPCAFE done the “Lawat Sambil Belajar”? Of course NO! The last part of experience is important! PROPCAFE tried out the “route to MRT”. It is crucial to Arnica as the direct link will not be completing soon. So, for all Arnica residents, the following scene will be your daily routine walk :). Lucky folks, it is not bad at all!

Right outside the lobby

Walk toward the side road of the building

Usual Walkway to MRT

Toward MRT

Scene –  daily routine

Need to watch out the cars from the upper level car park zone

Last part of journey to MRT Station

Here we are at MRT Station. Feeling macam Singapore (one founder said). Please la, it is better than Singapore MRT laaaaaaaaa. Makan time at Giza mall! See ya! In short, it is one of the best MRT related properties we have visited so far! Congratulations to Arnica owners!

 Escalator to help the old man infront 🙂

 Surian Station!

 Singapore MRT Station?

 Better than SG MRT?

 Feeder Bus Waiting Area

 Feeder Bus Waiting Area

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE 360 Degree View: Avista @ Warisan Puteri By IOI Properties

The first 6 months of 2016 has been challenging period for the property market where the transaction volume continued with its downward trend. And for the first time, the transaction value dropped steeper than the volume. According to report just released by NAPIC, the transaction volume and value dropped by 12.3% and 15.6% respectively to 163,528 and RM64.59billion. For some developers, it is a red flag for them to defer their launches with the concern the properties will not be well received.

However despite the sluggish property market, some developers are unduly concern and continue with the new launches. These developers knew the property market is a function of product, value, prices, location and demand. As long as they are delivering a house that meet the demand of buyers within the affordability range, the house itself will sell out eventually.

To recap IOI Properties (IOIP) has launched Warisan Puteri’s first phase named Evira in Oct.2015. During PROPCAFE’s visit couple of months ago, Evira already in advance stage of construction. PROPCAFE noticed that the second phase, Avista Warisan Puteri despite officially just launched in Sept.2016 (
https://propcafe.net/propcafe-news-75-avista-warisan-puteri-snapped-official-launching/
), the construction was already at advance stage.

For more information about Evira and Avista Warisan Puteri, readers can read the PROPCAFE Review in the link
https://propcafe.net/warisan-puteri/
.

Recently Avista Warisan Puteri show unit is opened to public for viewing and as part of coverage on booming South Klang Valley, PROPCAFE took the opportunity to check out Avista Warisan Puteri as well other township within the vicinity.

Avista Warisan Puteri

To recap, Avista Warisan Puteri is the 2
nd
 phase of 202 acre
FREEHOLD
 Warisan Puteri township. There are 182 units of typical 22X75 DSL in 17acre of land. Similarly to Evira, Avista Warisan Puteri is Individual title, Fenced and Guarded (FnG).  Each precinct is designed with single ingress and egress and upon Vacant Possession the Resident Association (RA) will be formed. RA will be responsible of getting approval from local authorities for building of guardhouse and fencing. RA will be responsible of the maintenance and services such as security.

Avista Warisan Puteri: Site Plan

Gated and Guarded (GNG) is probably the more popular acronym due to concern of security and many developers have make GnG as the signature concept of their township. However FnG has their merit. The maintenance cost is definitely more affordable as certain services such as rubbish collection,  up keeping of landscape and streets are handled by local authority where else residents will only be paying the security services for their precinct. Local authorities is also obliged to repair and re-tar roads which can be costly if solely borne by the residents.

On the other side of coin, law is quite vague on legality of FnG concept in individual title as well as control of public access in the precinct. However PROPCAFE thinks it is balancing act and therefore the importance of developer’s role in designing the precinct. For example the public playground and Paradise of Persia are located before the guardhouse to ensure that public could enjoy the amenities without compromising the security of the Precinct. Also there are no commercial shops, school, worship places within the precinct therefore public has no reason to enter the precinct unless for the purpose to visit the residents. Furthermore the precinct is designed with single ingress and egress with perimeter fencing and guardhouse for security and access control built by IOIP after CCC is obtained.

Back to Avista Warisan Puteri, the show unit has opened for viewing recently and kudos to IOIP, the actual product is resembling close to the artist impression.

Façade: Artist Impression to the Actual Product

Even the number of window panels and proportion seems to be accurate. The only visible different PROPCAFE found was the roof drain gutter which is not shown on artist impression.

Avista Warisan Puteri : Façade of Show Unit

Show Unit

One of the concern when PROPCAFE visited Evira was the size of the wet kitchen that is quite small despite the large built up. In Avista Warisan Puteri, IOIP has converted the utility as a wet kitchen and dry+wet kitchen space as enlarged dry kitchen. The result it has open up the space with a breakfast counter top.

Show Unit: Ground Floor

The master bedroom is adequately sized with ample size for dressing table, wardrobe and king size bed.

Show Unit: Master Bedroom

The other two bedrooms the layout is quite similar with Evira where you can put a Queen or double deck bed for your children.

Show Unit: First and Second Bedrooms

What PROPCAFE think
the STAR
 of the show is the family area. It is not only about the space but the humongous 25 feet of ceiling volume available that allow your creativity (and what your pocket allow you) to do with the space.

Show Unit: Family Area on First Floor

In the show unit, developer illustrated what you can do with the space. For example you can build a small children playground. However for future family expansion or additional space, you can cover the whole family area to gain a whopping 200sqft of additional space. Indirectly, you are buying a Double Storey House with capability to be upgraded as future 2.5 storey house, gaining approximately 10% of additional built up.

Family Area: The versatility of the space

A person can stand comfortably with spare ceiling clearance

Despite not part of the approved submission plan to local authorities, as part of the security enhancement, SA briefed PROPCAFE that security fences will be installed at carpark rooftop on every alternate house to avoid crossing to neighbor.

Security Walls to be built on every alternate house (Design not finalized)

The first row of Avista Warisan Puteri with frontage facing the kawasan lapang with enjoy the fabulous theme landscape: Paradise of Persia

Kawasan Lapang soon will be landscaped with theme: Paradise of Persia

Construction Progress

The show house of Avista Warisan Puteri can be found at the actual site where actual construction progress for the entire project can be seen as well. PROPCAFE managed to walk around the site and from the observation, most external works related to the house itself already completed with some final finishing touch up and painting were required. Electric and water meter yet to be installed which is norm as these only will be installed just prior to Vacant Possession.

The roads need to be tarred and common area such as landscaped theme and playground yet ready. The perimeter fencing yet to be erected and guardhouse yet to be constructed. However from PROPCAFE understanding as per local authority guideline for FnG scheme these permanent structure can only be erected after the CCC is obtained and Vacant Possession is delivered. Therefore owners do not be surprise that perimeter fencing and guardhouse are not erected yet during key collection.  IOIP being the responsible developer will apply and getting the all the necessary approval on behalf of the owners from local authority. Upon obtaining the approval, IOIP undertake to build the perimeter fencing and guardhouse before handover to the appointed Residents Association (RA) by the owners.

Avista Warisan Puteri: Construction Progress of the Precinct

Comparison of Built Quality

Most of the time when we buy properties, we only consider about the location, concept, built up, façade and of course the price. But as saying
the devil is in the details
. The finer details can increase the cost quite substantial and along the way of renovation the cost will ballooned up fairly quickly. In PROPCAFE, we have visited hundreds of show gallery and units and able to differentiate construction method, quality of finishes (tiles, bathroom fittings, timber flooring) etc. For example, a common mistake that buyers make (or never bother to ask developer) is the structural design.

Some developers who opt for cheaper construction method will design the living and dining room with structural beam to distribute the load. A house design without the structural beam is more costly to build.

When the prospect buyers visited the mock up or the show unit, the beam is hidden by plaster ceiling or since it is just a mock up, the ID is without the beam. However when buyers get the key to their dream home, they will be disappointed to see the beam. The beam can be unsightly especially without the plaster ceiling. A sample photo below illustrate the beam can be as much as one feet depth and as a result if plaster ceiling is installed to cover the beam, the room’s ceiling height will be significantly reduced.

As a responsible developer, despite it cost more IOIP has designed the house without the structural beam and the end result – the space looks so much more pleasing! The buyers also can save the renovation cost without installing the plaster ceiling at living and dining area.

Quality of the bathrooms fittings, tiles seems to be above average. PROPCAFE has make comparison between Avista Warisan Puteri’s actual unit and one the show house at neighbouring township (Township ‘A’) for illustration.

First the bathroom fittings. In Avista Warisan Puteri, modern style fittings is selected with table top.

PROPCAFE like how it feel on the concrete imprint carporch. The floor felt grippy and not slippery at all.

PROPCAFE also like how IOIP being thoughtful and the drain gutter is tucked within the pillar. Aesthetically it looks tidier.

Decent quality decorated timber door and anodised aluminium frame for the sliding door.

In Avista Warisan Puteri, skirting is provided throughout the house including the staircase.

Allow the creativity juice guiding you what to do with 25 feet of ceiling height in Avista Warisan Puteri’s family area.

2’ X 2’ porcelain tiles provided in ground and first floor. PROPCAFE wishes IOIP would provide timber flooring on first floor which exude more class and suitable flooring for bedrooms.

The bathrooms are tiled to the full ceiling height.

Even store room and utility room are tiled with 2’ X 1’ porcelain tile!

Aerial View

One of the PROPCAFE’s latest hobby is drone. During the visit we flew the drone over Avista Warisan Puteri’s show unit as well as over the precinct for the aerial view. With the drone, PROPCAFE is able to share the overall construction progress of Avista Warisan Puteri. From the aerial view, the video slowly zoom into the show unit. Imagine you are driving into the spacious driveway.

With the video, readers are able to better visualization and appreciation on the functionality and practical layout.  the large window and 11 feet ceiling are accentuating the space when the sunlight was flooding in. Slowly the video moved up to the first floor where readers can appreciate what owners can do with 25ft ceiling height can do such as an attic. Finally the the video zoomed into the spacious master bedroom.

Hopefully PROPCAFE readers will enjoy viewing our first effort.

Conclusion

Despite not receiving the same attention as other established developers such as SPSetia and Ecoworld, over the years IOIP has built stream of loyal followers especially their launches in Puchong. IOIP is building their presence to be the choice developer among the house buyers in Sepang. IOIP has spare no effort to build quality house with decent price. And with ERL’s Salak Tinggi station just located 1km away, KL Sentral is just 25minutes away and with GDV RM10b Sunsuria City, there is no shortage of catalyst.

Happy Buying! Like our Facebook Page and please subscribe to our email subscription for latest PROPCAFE review!

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related


PROPCAFE 360 Degree View : Klang Valley MRT @ SBK Line Phase 1 – First Try!

MRT SBK line Sg. Buloh to Semantan has official opened for operation last Friday. Like many Malaysian, who always hope to get something similar standard like MRT Singapore, PROPCAFE tried the free ride on Sunday.

We reached Sg buloh Station 01 around 12pm and observed that cars were queuing to Park & Ride facility (see below). We see the improvement on carpark facilities compares with LRT station, with now comes with the digital board to indicate the available of car park lots. However, the imperfection started from here. Firstly, the carpark is chargeable even during this “Free Trial” period which we are sure many of passengers are expecting to be Free too. RM4.30 per entry charge (see below) will apply in future too. Secondly, all the jam is due to the Touch & Go as the carpark facility is cashless facility and only recognised Touch & Go card. The idea is good but the communication department or paper should have given information on this so that unnecessary jam outside the building would not have happened. Thirdly, how

Park & Ride Facility

Car Park Digital Indicator/Board

Charges for Park & Ride Facility

Unlike our LRT station, the MRT entrance of the station looks grand with multiple escalators and wide enough staircase. Feeder bus service and KTM are less than 100 meter away from the entrance.

Entrance of MRT Sg Buloh

Feeder Bus Waiting Area

Link with Existing KTM Station

Of course, the ticket machine and entrance check-point will be there right after you enter the building.

Ticket Machine

MRT Entrance Check Point

After the check-point, it is like KLIA airport, there are still quite a bit of walk to go up the escalate and common areas before the passengers to reach the terminal. But, watch out when you are going up the escalators, you will be monitored by many CCTVs from here onwards and starts to see CCTVs all over the place in the station. YOU WON’T BE ABLE TO ESCAPE!

Escalator and CCTVs Everywhere!

CCTVs are watching you

Lift and CCTV again

When you come to airport, you may check the toilet that normally make your first perception on the place or country. Well, it look much better than LRT (why should I keep comparing LRT. LRT is just xxxx and nothing can be worst than that) with kid convenience is in their mind, but again cleanliness need to be improved! Ok, at least, you have the Rigel air blower this time. Lol.

Toilet

The digital board is there at the terminal to indicate the time that many of us (Malaysian) who don’t believe it. But the picture below showed that the train arrived exactly at 0 minute on the board! Impressed.

Terminal

Train arrived at 0 minute from the board

The cabin itself is surely more spacious than LRT train with all necessary like elderly and handicapped seats (could have given more!) are available. Ya, security comes first, CCTVs are all there in the train. Don’t try to be funny!

MRT Train – Cabin

CCTVs in the train

Digital Board with video screen can be seen in each of the entrance door

The journey started but sadly as this is only the Sg Buloh – Semantan, not many nice views can be enjoyed. The best is the KLGCC golf course below.

Damansara City is the most modern development site from this phase and you can see the land being cleared for the future Pavilion 3 there.

Damansara City – Pavilion 3 Site

Near Damansara City

The return journey for this 12 stations took me two hours and the trains stopped “very long” for few of the stops. Hooooooo…… if this repeats in peak period, everyone will scream. Lol.

Of course, the train moves faster than LRT but the stability needs to be enhanced. Like old car, this train “jerk” quite a lot and it doesn’t help for elderly. And two occasion, there were passengers got hit by the two layer closing doors and families need to be separated as the warning period of door closing was way too short.

Overall, most of  the stations are spacious and would be sufficient cater for huge crowds with good ventilation in place. See below.

Charges of Ride

PROPCAFE sees massive improvement on planning and execution of MRT compares to LRT. Hopefully, MRT Corp will deliver more surprises for passengers in the remaining stations of this SBK line which expected to start the service in July 2017.

From now, we shall see how the market prices of MRT bound properties react! Hopefully it will be a harvesting period for next two years for those who invested the properties couple of years back. For those, who are late and not willing to put in the premium now may start to check out MRT 2 line related properties (if the execution of MRT above managed to convince you! :)). Enjoy your ride to search the unexplored properties (ya, massive land near KWASA Sentral but how long do we need to wait for the execution?) Haha. Anyway, let’s enjoy the ride and celebrate next milestone achieved in Klang Valley transportation. Malaysian CAN deliver!

Click to share on Facebook (Opens in new window)
Click to share on WhatsApp (Opens in new window)
Click to share on Twitter (Opens in new window)
Click to share on Pinterest (Opens in new window)
Click to share on Pocket (Opens in new window)
More
Click to email a link to a friend (Opens in new window)
Click to print (Opens in new window)
Click to share on Telegram (Opens in new window)
Click to share on Tumblr (Opens in new window)

Related