PROPCAFE Peek: Sunway Velocity Mall Pre-Opening Tour!

Sunway Velocity Mall Pre-Opening Tour

(updated 11 Nov 2016, we add in more mall tour pictures, can Sunway Velocity Mall ready for opening on 8 December 2016, let’s find out soon!)

Sunway Velocity Mall will be officially open its doors on 8 December 2016. In our PROPCAFE Peek Series we present you, Sunway Velocity Mall Pre Opening Tour!

What what, what another shopping mall in KL? Yes, this time in Cheras, not PJ, not along LDP!

Malls and more malls to come

Yes we Malaysian just love malls, everyone loves a good ole shopping malls where we can jalan-jalan, makan, watch movie, grocery shopping, sip some kopi, enjoy air cond.

So what is in store for Sunway Velocity Mall? Sunway Velocity Mall, which will have a net lettable area of one million sq ft, we are told it has reached an occupancy rate of 90 per cent.

The key anchor tenants include the big names such as Parkson, AEON Max Value Prime, TGV Cinemas with IMAX, Harvey Norman, Popular and Toys “R” Us, Starbucks, Adidas, Bata, H&M, Uniqlo, Padini Concepts Stores, CHi-X Fitness , JD Sports, Grand Imperial and etc.

PROPCAFE recently has the opportunity to participate in the exclusive pre-opening tour of the ‘inside of Sunway Velocity Mall before its grand opening to public on 8 December 2016.

People say sharing is caring and we couldn’t agree more,  follow us on a tour to Sunway Velocity Mall and it related components of Sunway Velocity Integrated Development.

Here we are gather at at the Sunway Velocity Sales Gallery before the tour.

Sunway Velocity Sales Gallery

The tour was conducted in batches, visitors will first gather in sales gallery before the mall tour commence.

Makan-makan at Sales Gallery

Before we hit the mall, gotta fill in the fuel….jom makan first, otherwise where got energy to walk la…….

Ice cream also have……Haagen Das ..nice..

Eat too full later, susah nak jalan also…..

Burppss…arhemm…

Sunway Velocity Tour Commence Now!!

Let’s check out the mall facade shall we.

We then arrive to the mall entrance, we see errr.. Starbucks and Doutor.

The color scheme of Sunway Velocity Mall is red, orange….is orange a color or a fruit? Nevermind keep calm and read on.

Here is photo taking pits stop no.1.

Starbuck and H&M are spotted in Sunway Velocity Mall, ground floor, near entrance prime lot, prime lot.

The mall tour officially begins.

In the sky….we see stars…..the mall tours of

More stars….

We were then led to the real deal. The story goes like, imagine within vibrant Sunway Velocity Mall, a short stroll you are able to set foot to your office, reach your home?

Sunway Velocity Signature Office

We were led to the Vped Sunway Signature office.

The lift lobby is modern and clean!

Going towards Signature office roof top deck.

Before we go further thirsty la, coffee break first….

Check out the facilities floor at the roof top of Sunway Velocity Signature office.

We see the twin jagung from the pool too..

The signature office has a gym too.

Let’s rekky around the Sunway Velocity Integrated Development and check out the surrounding shall we.

Here is photo taking pits stop no.2!

The pictures below are lowrise Sunway Velocity Signature Office 2, facing it is the the V Residence Suite 2.

This is the V Residence Suite 2, which is under construction expected to be VPed end 2017 or early 2018.

This is the facilities floor of Sunway Velocity V Residence Suite 2

V Residence 1 has since Vped some time ago is just right opposite V Residence Suite 2. It has been a long wait for the mall to come, and it will be finally here in December 2016.

Let’s look around Sunway Velocity, we have an up and coming KV MRT Line 1 Cochrane Station that is to be integrated into Sunway Velocity Mall and the development as a whole.

Can you see the jagung ahead…? Is it worth paying some premium to see it every day people?

We have come to the end of the Sunway Velocity pre opening tour, how’d you like it thus far?

About Sunway Velocity

Sunway Velocity is an integrated development with commercial, mall, rail, retail concept located in Jalan Peel/Jalan Cheras/Cochrane, we have previously covered this project extensively
here
.

We understand there are still some handful units available for Sunway Velocity V Residence Suite 2 and Signature Office 2, integrated development in this part of town can jalan or not? We will find out very soon, stay tune and subscribe to PROPCAFE blog and we shall bring you more when the Sunway Velocity Mall unveil on 8 December 2016.

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PROPCAFE Peek : Suria Reflesia & Ixora Apartment @ Setia Alam By Sunsuria

When it comes to lower cost launches, its almost guarantee that units will be going out the door as fast as they come in. Setia experienced them with their offering of Jati, Intan, Baiduri and the recent similar launches of ten of thousand of similar homes. As these homes are not income tested (unlike affortable housing under Pr1ma), the only deterrent is perhaps the bumi quota vs non bumi quota.

Sunsuria (the developer behind 7th Avenue retail shops next to Setia City Conventional Centre) has just recently launched this new offering, in complianced and joint venture with PKNS which has a piece of sizable land within Setia Alam precinct.

The location of Suria Rafflesia is commendable as it is sit on higher ground, next to PKNS commercial shop lots (west side) and facing yet another Setia’s Taipan shoplots (north side), and was told will be surrounded by Sunsuria’s own bungalow offering on its east side, other PKNS offering on the south. Setia’s prime obsession, Ecopark is just a street away on its east side.

Sunsuria Rafflesia and Ixora Apartments, Setia Alam – possible site

PKNS shoplots….a rather huge area…right next to Sunsuria site.

Across the road, Setia’s Jati, Intan, Kasturi series of lower cost (same grade) apartments. By ten of thousand.
Also Setia Alam Taipan Shoplots.

With only two pieces of land allocated to such developments (2 blocks each), Sunsuria has launched its 1st 2 blocks of apartments called Rafflesia. The Ixora blocks will be launched in 2 months time.

For this Rafflesia, its on 2 10th storey blocks and consists of 360 units. All units are same size, i,e, 700sq 3bedroom units. All units are selling at same price (yes, no price differences between floors or corner/intermediate units). Its strictly 1st comes 1st get the best units and facing. Its priced at Rm233,600 for bumi quota and Rm242,000 for non bumi quota. Maintenance is 25sen inclusive of sinking fund. Within the development, you get a host of facilities such as pool, badminton and futsal courts, children playground, multi-purpose hall and others. What surprising is that with the size of 700sq, each unit entitled to 2 open car park lots, as compared to Setia’s offering of 1 car park lot (was told).

The non bumi quota (around 100+ units) was told never released to public. They were all pre-sold to staff members and associates prior to official launch. As of last weekend, only handful of bumi quota units available (around 20+ units)…and mostly on the lowest floors. Yes, there wasn’t any balloting exercise either. Strictly sell on 1st come 1st serve basis.

Moving forward, there is Ixora to be launched in two months time. Ixora is similar built-up but with 2 storeys higher (12th storey)…same bumi/non bumi quota (70/30) applied. Expected to be around Rm20,000 more expensive than rafflesia.

Sunsuria Rafflesia – Exterior Facade

Sunsuria Rafflesia – pool view

location map

Master Plan for Rafflesia

Typical floorplan…all same same…no variances.

Conclusion

By looking strictly at precinct 12 and the entire PKNS development, the mere low density of lower cost offering makes this Suria Apartments a good buy versus Setia’s offering. and its sandwiched by commercial and bungalow houses give these apartments an uplifting feel as well. However, one needs to be mindful that Setia will have few thousands of similar homes available ahead of Suria Apartments, and they are generally larger units as well (900sq) althought these apartments are all clustered together and look really mass, and Setia sells them cheaper as well (from 180k up). So it all boiled down to the demand at the time of VP…..but expect a bloodbath at initial years for tenancy and subsales.

Note:-

Cruising along to the site of Suria Apartments, we encountered this rather modern looking zero lot bungalow homes joint developed by PKNS and Mentari called Casa Sutra. Its sit within the township of Alam Nusatara, just before the site of Suria Apartments. Interested parties please refer info below.

Casa Sutra – zero lot boutiq homes by PKNS-JV (www.mentari.my – 03 56301701..Just completed…in the same piece of land sharing Sunsuria’s land.

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PROPCAFE Peek : Symphony Lakeside Residence @ Puchong By Glomac

 Alarm

Symphony Lakeside Residence

The recent launch of  the leasehold double-storey terraced Symphony Phase 3 Lakeside Residence @ Puchong by Glomac with min RM728k ( after 6 years from their last launch here) giving a sign that landed especially at this area with is highly sought after even with price tag by looking the ratio of number of people register for the ballot to available unit is almost 7 to 1.

There are totally 139 units available to the public but however a separate ballot for staff was conducted on a day before and seeing 50 units being “sapued” by the staff and left remaining 89 units on Friday ballot. Yes it is on normal weekday – Friday! and not the usual weekends Saturday or Sunday.

This means this ballot is really only for serious buyers where those salary earner has to take 1st half day leave and start the registration as early as 900am. Not to mentioned due to this area is well known for its notorious, to avoid caught in the traffic, there are some people reaching there earlier than that. Out of this 89 units, 54 units are for non bumi and 35 for bumi. So talking about chances…..

The scoreboard

People Mountain People Sea

Inside office

outside tent

Looking at the number of available units for non bumi, no doubt there will be a lot of people ended up with disappointment and empty handed. The ballot started approximately 10am and ended around 1037am . So the whole suspense and thrill only lasted for 37 mins. At the end of the ballot, all non bumi taken and the bumi still available.

With the current subsales price of the YTL’s Lakeedge asking around slightly below RM1mil, this make Glomac’s Symphony looks such a good buy! Ofcourse, who does not want to have a piece of this. Although both projects are near to each other, but I can tell the different in class, execution and finishing.

According to one of the taiko here who went there on Saturday just to “see” around, at that time 28 units of bumi still available. Beside that, current phase 1 design is a bit old fashioned and rundown condition which does not give a very good impression to Lakeside. Phase 1 is having its own entrance and not sharing with other phases but it seems like Phase 2,3,4,5 will be sharing one common entrance. I am not sure how will be traffic like in the morning during peak hour?

There is also hearsay the next phase will be approx 10% up but this is all just speculation.

Anyway, it is still a good buy for the price and congratz for those who got it and for those with empty handed don’t be despair, there will always a better buy!

This launch also mentioned in the published article at The Star Online –
Demand for landed property remains strong

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PROPCAFE™ Review: Taman Puchong Legenda by Huges Development

Introduction

For past few years despite the conundrum in property market and oversupplied in almost every segment of property, bread and butter property landed houses in good location are always still in good demand.

For the past 4-5 years due to scarcity of available land for development, developers have ventured to far away area such as Kuala Langat, Canal City, Puncak Alam, Dengkil, Rawang etc. for township development. Nothing really wrong with it really, however given it is a green field, it will take times for township to developed and mature with amenities, population and employment opportunities.

During the digestion period, residents have no choice but to face the inconveniences as developer is still developing all the amenities, commercial and infrastructure. This further compounded with these area are not exactly well equipped with modern facilities and amenities.

From time to time there will be landed house launches in mature township such as recent Legasi 2 launch in Bandar Kinrara.

Now we have alternative where new township is launched and surrounded by ready amenities, commercial and infrastructure. To boost it further, the township is located less than 30km away from KLCC.

Please welcome Taman Puchong Legenda by Huges Development.

Developer background

The origin of Huges Development can be tracked way back 60 years ago from the humble beginning as construction outfit. They branched out to property development by developing Bandar Baru Kampar with flagship developments like Westlake Villas and Westlake International School.

In 2014 Mahsing had purchased 88.7 acre leasehold land in Puchong for RM657millions. Named as Festival Lakecity, the project development GDV was RM9,3billion.

The developer targeted to sell apartment for RM585K. (Source:
Festival Lakecity
). And the vendor was none other than Huges Development. Apparently they have kept the land for past 30+ years where Puchong was still a backwater place.

However in 2015, MahSing informed Bursa Malaysia that they will not proceed with the acquisition of this parcel of land, citing some none fulfillment of SPA conditions.

Festival Lakecity Location and Artist Impression

In total Huges Development is holding approximately 259.3acres of prime leasehold for development in Golden Mile of Puchong. Read on for PROPCAFE
TM
 review.

Where is the Taman Puchong Legenda?

Puchong used to be backwater place until the important missing piece of the jigsaw puzzle was found, the dedicated flyover adjacent to IOI Puchong Mall which completed in 2005.

T
his also coincide with the property bull from 2008-12, making Puchong a preferred destination for many property seekers. The accessibility and smoother traffic journey has made commercial shop lots constructed along the LDP. The booming of population migration to Puchong has made most of these commercial spots thriving.

Propcafe
TM
 has covered few property reviews in the past. You may click
The Pavilion
 and
Skypod
.

Along the Puchong Golden Mile stretch till Bandar Puteri Interchange, there are no shortage of amenities such as medical centers, shopping malls, hypermarket, shop lots, school etc. In short, it is a self-contained township.

Spread over 170 acres of leasehold land, Taman Puchong Legenda is flanked between LDP and KESAS highway.

Location

The land may not visible from LDP and KESAS as it is blocked by the Menara KLH, industry buildings and Trees.

 Menara KLH along LDP

 Trees along KESAS

Menara KLH along LDP and Tree along KESAS

 Therefore it is not surprising even though the land is quite sizable and located just next to the highways, many passersby are not aware the empty land prime for development. Until Now.

 Taman Puchong Legenda is accessible via two main entrances. One is the South Entrance/Exit which located next to IOI Puchong Mall and second is the North Entrance/Exit which located next to the industry park.

Entrances for Taman Puchong Legenda

Currently the south entrance was blocked by LRT open carpark

The south entrance current status

If you are coming from Bukit Jalil or Old Klang Road, you may take the U-turn Flyover just after Puchong Jaya. You can turn to left after the IOI Puchong Mall to Taman Puchong Legenda.

Currently the site is only accessible via north entrance which is next to the industry park. If you use LDP from KL or Sunway direction, you may U-turn below the flyover, skipping the traffic jam and use the north entrance to Taman Puchong Legenda.

The north entrance current status

There is not traffic light and hence residents will have smooth journey from LDP to the township. Some of the deeper township such as Taman Putra Prima and Taman Tasik Puchong will take much more time to reach highways due to multiple traffic lights along the way.

LDP will leads you to KESAS, NPE, Federal Highway etc which will lead you to the following

KLCC

Federal Highway, KESAS, NPE

28km

Sunway Pyramid

LDP

5km

Kota Kemuning

KESAS

16km

PJ, OneUtama, Ikea

LDP

15km

Putrajaya/Cyberjaya

LDP

30km

Bukit Jalil City Centre

Bukit Jalil Highway

8km

Old Klang Road

Jalan Puchong, NPE

8km

Seri Petaling

KESAS, Bukit Jalil Highway

11km

Taman Puchong Legenda Location and Proximity

Concept and Masterplan

The township consists of landed houses, mosque, low cost apartment, shop lots and school. Majority of the launches will be landed houses. In general, there will be 4 precincts which developer intend to launch progressively for next 10-15 years.

Taman Puchong Legenda Masterplan

Currently they are launching 356 unit landed houses in Phase 1 which is on top precinct.

Taman Puchong Legenda billboard

For more details of the masterplan, clicks the YouTube video
Taman Puchong Legenda

Each precinct will be fenced and comes with guardhouse for security. The spacious 66’ width main road and 50’ inner road will be heavily landscaped. In fact landscaping is one of the heavier pitch sale by developer. In the developer Facebook, they show the landscape progress despite early stage of construction. Check out the video link in the
Facebook
.

Site plan

Phase 1 consists of 356 units of link houses where it is divided to 3 sub phases 1A, 1B and 1C

Phase

Total Units

land size, sqft

Built Up, sqft

Configuration

1A

136

1400 – 4358

3163 – 5208

3 storeys, 5+ 1 bedrooms

1B

100

1C

120

Site plan of phase 1

Unit Layout and Facade

There are 4 type of layouts in Phase 1 as per table below

Type

Concept

Land Size, sqft

Built Up, sqft

Configuration

1A

Flexi Dwelling

Inter 1400

3163

5 + 1 bedrooms

1B

Single Dwelling

Inter, 1400

3163

5 + 1 bedrooms

1C

Single Corner

Corner, 2690 – 3648

3204

5 + 1 bedrooms

2D

Supreme Corner

Corner, 4358

5208

5 + 1 bedrooms

For past few years, high rise developers came with innovative products such as SOFO, SOVO, Loft, Dual Keys etc. For Taman Puchong Legenda, developer has introduced Type 1A Flexi Dwelling which is quite similar to dual keys.

The 3 storeys house comes with dual entrances on the ground floor. There will be a connecting door at the staircase which can be sealed or locked if you plan to rent out both units separately.

At the ground floor, the unit is fully functional space with bedroom, study room, dry and wet kitchens, yard, living and dining space. Even the bedroom has balcony for some outdoor space.

The interesting part is the 1
st
 floor where instead of conventional layout which comes with family area and bedrooms, the space comes with open space for living and dining area as well as space for bedroom, dry and wet kitchens as well as humongous balcony. On 2
nd
 floor there are three bedrooms with all ensuite with bathroom.

The master bedroom comes with space for walk in wardrobe and standing balcony. Propcafe
TM
 feels the layout can be improvised for example by relocation the bathroom to front and rear of the house, the bathroom will enjoy natural ventilation.

Check out the proposed layout modification below.

Type 1A – Flexi Dwelling and layout modification

The flexi dwelling will be ideal if you have elder parents which can stay on the ground floor where you can stay on upper unit while still maintaining the privacy.

The single dwelling is quite conventional layout with guest bedroom on the ground floor and 2 bedrooms on each floor.

This type is perfect for family with grown up kids which stay with parents. The master bedroom and junior suite are sizable to cater for growing family.

The master bedroom has good walking in wardrobe space, balcony and the bathroom enjoying natural ventilation.

Type 1B – Single Dwelling

Propcafe
TM
 like the master bedroom has window on both sides, allowing natural ventilation.

The balcony is enveloping almost the whole length of the unit. Propcafe
TM
 likes the idea the family area on 2
nd
 floor has access natural sunlight and balcony.

Type 1C – Single corner

Supreme Corner is probably the most luxury layout in Taman Puchong Legenda. Skipping the conventional design where typical corner just has bigger land or layout, Supreme corner standout like a zero lot bungalow design. The house even has provision for a lift!

The house has 5 feet setback from the boundary and 5ft turf is provided at the rear, allowing natural sunlight and ventilation throughout the house. Wet kitchen seems too small and two stores seems overkill.

There is double volume on the living area, allowing owner to install the luxury chandeliers that they craved for. However at RM2.8millions, it is not exactly an affordable corner link house.

Type 2D – Supreme corner

What Propcafe
TM
 like all intermediate link house the built ups are maximized to the edge of the backlane and hence saving the owners any requirement for extension.

Despite the land size is just 20X70, the built ups are more than 3,100sqft due to build up being maximized on the footprint. This come to other point where for almost RM1m for a typical link house, 20X70 not exactly footprint that the discerning buyers are expecting.

Just a comparison, recently SPSetia launched Legasi 2 in freehold Bandar Kinrara, just a stone’s throw away from Taman Puchong Legenda. SPSetia priced the 22X75 double storey link houses with built up ranging from 2161 to 2655sqft competitively at RM1million.

 Despite the selling price, the response was quite good with 58 of the 76 two-storey terraced houses released during its launch on Feb 15 taken up (see
Legasi 2
). Sometimes it is not just about large built up but the correct product at the right price point.

For a product priced closed to RM1m, purchasers will demand certain feature such as freehold status of the land, wider house with minimum 22’, proven track record in developing township etc.

Taman Puchong Legenda location is quite prime, no question however instead of 3 storey link house, Propcafe
TM
 feels the developer should launch DSL 20X70 at lower price point eg RM700K to gain traction, customer trust. Subsequently developer can move on to launch premium product such as 22’ and 24’ as well as 3 storey link houses.

At current property bearish sentiment compounded with MCO, developer will have tough time to maneuver not just current phase but future phases as well.

The type configuration already predetermined in site plan as per below.

Site Plan with predetermined type

Move back to Taman Puchong Legenda, to make unit selection more interesting, the developer has opted for varying façade which make the whole development more interesting.

Developer has offer 4 different facades for purchasers to choose as per scale model below.

Scale Model (From left to right type 1X1, 1X2, 1X3 and 1X4)

 Single Corner Side View

 Single Corner Front View

Scale Model for the single corner unit

Special note for type 1A1, you would notice that the 2
nd
 floor has high ceiling of 16ft height on the master bedroom. You may opt to build a mezzanine deck with this volume.

Sample of Mezzanine deck

Therefore purchasers are spoil with choice of units such as

Direction (North/South/East/West)

House No. and Address (firm)

Unit Layout (Flexible/Single Dwelling)

Façade

For example if you want Single Dwelling, North-East Facing with House No. 10 and façade with high ceiling (type 1B1), there are only 1 unit available in whole phase 1A.

Therefore if you buying as investment or own stay, you may pick few permutations that is quite unique and not easily comparable.

Investment Potential

One of the risks aside the leasehold mining land status is the proximity to the HTC which running at the North-Eastern border of the development.

Strangely rather than launching the cluster nearest to the HTC, developer has decided to launch the Phase 1 which is about 300-400m away from HTC.

HTC running along the Eastern side border of Taman Puchong Legenda

Anyway, let’s talk about the positive side of this development, for a start, Taman Puchong Legenda located just next to the biggest mall in Puchong, IOI Puchong Mall.

On top of that, Puchong LRT station is just next to southern entrance to the Taman Puchong Legenda. From the guardhouse of phase 1, it is estimated the distance is approximately 600-700m away which is fairly walkable if the nice shades is provided.

Puchong LRT Station

IOI Puchong Mall with Aeon as Anchor Tenant

It is convenience to travel via LRT to KL, Seri Petaling, Bukit Jalil and via Masjid Jamek, you can transfer to KLCC and KL Sentral.

Finance

Base on the PSF, Taman Puchong Legenda represent excellent value for owners as the price is approximately RM300+/- psf. For flexi dwelling, it is slightly pricier than single dwelling. There is a minimum rebate offered by developer. Check them out.

Maintenance Fee is set at RM70 and waived for first 2 years. Compared to stratified GnG development, maintenance cost for individual title is so much affordable as the road, parks etc are belong to public and will be maintained by Local Authority.

No sinking fund will be collected and therefore the fee collected is for security and maybe a gardener.

Currently the land lease left with 83 years however accordance to the developer the lease tenure will be extended back to 99 years.

What amaze Propcafe
TM
 was the freebies voucher provided by developer. Voucher such as kitchen cabinet, automated gate, electrical appliances etc will be provided by developer with selective vendors.

Summary

The construction is currently going well and developer pretty committed to deliver the house to the buyers. They even started to plant some trees with anticipation of mature trees when keys handover time…

Construction progress (photos from developer facebook)

What we like about Taman Puchong Legenda? For a start we like is the location. The building façade is modern and the buildup already maximizing the footprint. Therefore minimizing renovation nuisance (noise etc) by those who want to do extension.

What we do not like? Well leasehold is always a bummer particularly the first phase is already selling for more than RM900K.

We also think for the price, the size 20X70 maybe an issue as the price is not meant for entry house. And finally we think the launch is in a very bad timing where we have low oil price, potential of recession and people fear to put their hand earn money into illiquid asset and debt.

We do not intend to be disrespect to the humble long history of the developer, however for most buyers we probably never heard of the developer as they are not active in Klang Valley property development and yet they own the prime 260 acre of land in Puchong Golden Mile.

Till then, happy hunting!

From Propcafe
TM
 Intern

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PROPCAFE Peek : Kaseh @ Temasya Glenmarie (Low Rise Condo) By I&P

Speaking of Temasya Glenmarie, many people will think of the odd size landed residential property that squeeze in between industrial estate and Federal Highway.

Perhaps most of the potential purchasers who had gone for the Citra launching 1 year ago, still not able to recover from the pain of unable to get a unit in the Citra launch. Especially the 28 x 70 double storey super link which was launched at 900K, the said link house had been transacted in the range of RM1.3-1.4 mil within few months time after its initial launch, a profitable investment for the year of 2012.

Followed by the success of the previous link houses launches, next in line would be the low rise 5 storey condo namely Kaseh.

There are 2 blocks namely Block A + Block B. Block A – consist of units with bigger BU including Type A (Duplex) – 2939 sqft, Type B (2347 sqft),  Type C (1561 sqft to 1826 sqft), Type D 1302 sqft, Type E (2390 sqft).

Block B  –  consist of only 2 types, all smaller size, Type F (1130 sqft) and Type G (936sqft). All units > 1800 sqft come with 3 car parks whist smaller unit are offered 2 car parks.

I&P has conducted a Sales Preview for its VIPs on 16th May (Thursday), however those who have registered online @ TG website did not get any invitation. Below are the price list of the smaller units Type F and Type G, the pink stickers indicate the units were booked as at 16 May 2013 @ 2pm, whilst blue stickers indicate the units allocate for Bumi Purchasers.

Unfortunately the Type G (939 sqft) are all facing High Tension Cables, whist the Type F (1130 sqft) are all West Facing.

The facilities in this development including:

24 hours security, swimming pool, wadding pool, BBQ pit, gym, café, nursery &  Surau.

Editor’s Observations:

1) Price of RM650psf (for bigger duplex unit) and closed to RM700 psf (for smaller units) are at the high side for Subang Address. Furthermore, with low rise (5 storey condo), low density, full facilities, own occupiers should expect to pay high monthly maintenance fees.

2) all smaller units are either facing west or facing HTC, hard decisions.

3) despite the steep pricing, 70% were booked as on the 1st day of preview at 2pm, left only the duplex units and bigger units. I am not sure if any sticker games being played. But the developer insist the purchasers to sign the SPA by coming Monday (20/5/2013), meaning the purchasers only have 1 day to consult for loan.

4) No rebates, no discount, but comes with DIBS and free SPA/Loan legal stamp duty.

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PROPCAFE™ Review : Temasya Legasi @ Temasya Glenmarie by SP Setia

Temasya Legasi

Temasya Legasi is a rare freehold double storey terrace house launch recently this month in Outside Central Region Klang Valley to PROPCAFE.

Before that let us define the following:

Descriptions

Coverage

  Downtown
  City Centre (DCC)

  Within 5km Radius from KLCC

  Core Central
  Klang Valley (CCKV)

  Within 6-10km Radius from KLCC

  Central
  Region Klang Valley (CRKV)

  Within 11-20km Radius from KLCC

  Outside
  Central Region KV (OCKV)

  Within 21-30km Radius from KLCC

  Non Central
  Klang Valley (NCKV)

  >30km from KLCC

Back to the
review.

The Project Temasya Legasi

Temasya Legasi is a freehold individual title double storey landed property development located in township of Temasya Glenmarie Shah Alam, Selangor. Those who are familiar with this location would probably aware that, this is a PRIME landed development.

Temasya Legasi consists of 52 units freehold individual title double storey terrace home development located in Temasya Glenmarie, Selangor, the typical land size and built up of the project is shown below:

Land size (ft)

Build up from (sqft)

Price from RM (mil)

   22×75 (Type B1)
               2,260
            1.36

  22×80 (Type A1)

               2,694
            1.61

Township of Temasya Glenmarie

Here is the big picture. The developer of Temasya Glenmarie is SP Setia. Temasya Glenmarie is a 530-acre township development that is originally developed by I&P Group Sdn Bhd. In 2017, SP Setia
acquired
 I&P Group at RM3.65bil, I&P Group is now a wholly-owned subsidiary of S P Setia. So if you look the overall township of Temasya Glenmarie, it carries the DNA of I&P, little of SP Setia. Temasya Legasi is one of the last few tail end phase of Temasya Glenmarie, from the product perspective it is typical I&P ‘style’ terrace home, we shall elaborate more later on.

Location of Temasya Legasi

Let’s start with this, location x 3 and prime x 3. We shall cluster the location of Temasya Legasi as Outside Central Region Klang Valley (OCRKV), outside central region but prime. Similar grade of location we would say Ara Damansara and Subang Jaya, well it is literary in between Ara Damansara and Subang Jaya. But, one may ask why OCRKV still consider as prime? Read further, this writer shall explain this later on.

Amenities at Temasya Legasi

There isn’t much information available if you click on to I&P website
here.

But we can share more. Let’s talk about what Glenmarie has to offer. The world of cars showrooms and service center, Glenmarie houses the 3s or 4s service centres Beemers, Porche, Audi, Mercs, including local cars manufacturer and dealers.

This is the scale model,,oppsite sekolah is where the Temasya Legasi “Phase 11” site is, there is a LRT track, no seen being the high tensio cable.

Meanwhile
for shopping needs, you can drive down to Giant Shah Alam, or tap on Subang
Jaya SS15 shopping belt to Empire Subang, Subang Parade, Aeon Big Subang Jaya or
Ara Damansara.

Temasya Glenmarie is sandwiched between Subang Jaya, Ara Damansara and Shah Alam, all these are mature locations therefore amenities wise, there is no short of it, within a short drive a way. That being said, there is nothing, literally NOTHING within 1km walk away. Something we said before so close to everywhere yet near to nowhere. Conclusion, you need to drive.

Infrastructures at Temasya Glenmarie

Temasya Glenmarie is connected to 2 major highways in Klang Valley– Federal highway and NKVE. Other highway connection to KL includes, NPE, KESAS (MEX) as well as it enjoys the close access to LDP.

Upcoming major infrastructure LRT 3 and
existing CGC Glenmarie LRT Station (Kelana Jaya Line)

As many are
aware, LRT3 is an upcoming light rail transit train infrastructure project
connects from Bandar Utama to Shah Alam and Klang.

There was a planned Temasya Station next to Temasya 8 what is approximately 1km from Temasya Glenmarie was cancelled due to cost saving initiative by the government.

A bummer to Temasya Glenmarie residents, but residents at Temasya Glenmarie can easily access to CGC Glenmarie Lrt station, Kelana Jaya Line with just a short drive away.

There is a lot to look forward to LRT3, because along the LRT3 alignment, there are 3 integrated stations are designed to provide a more convenient travel and better connectivity to travellers, offering easy interchange with the existing rail system. LRT3 Station 1 to be integrated with MRT Sg. Buloh Kajang Line at Bandar Utama Station. Station 7 (as mention above) to be integrated with LRT Kelana Jaya Line at CGC Glenmarie. Lastly LRT3 Station 20 to be integrated with KTM Komuter Port Klang Line at Klang Station.

Temasya Legasi Site Visit Review

First up is to check out the site hoarding, to see we are in the right site. Ok saw the SP Setia logo as well as the owner of the development, Temasya Development Sdn Bhd, a subsidiary of I&P.

To go the site, you just have to look up for Temasya 8. You will definitely have to drive pass Temasya 8 to get to Temasya Legasi project site.

Let’s go around the site shall we. The good, the site of Temasya Legasi sat on an elevated land.

This view is north bound view, it is facing north and it is going downhill while the Temasya Legasi site is slightly higher than road level.

Meanwhile land terrain rise up toward southern side are higher as show below.

Meanwhile let’s talk about the negative parts of the site. We would say there are plenty of HTC around. See it with your own eyes. Guestimate the HTCs are perhaps 100m away from Temasya Legasi, whether it is hazardous we are not sure, eye sore, yes.

Meanwhile while Temasya 8 will visible from the Temasya Legasi. The
land directly opposite Temasya Legasi will be school in future, we understand
that the land has been handed to MOE. This school land is so much more
‘beautiful’ compare to Temasya Legasi.

Temasya Tropicale is located near to Temasya Legasi, well, it is also
better located.

The Product at Temasya Legasi

Let’s talk about the standard units the land size ranges from

Type B1 22×75

Type A1 24×80

The key selling point freehold and individual title. Developer
undertake the commitment to build perimeter fencing post vacant possession. On
hiring of security guard will rest under the discretion of future Temasya
Legasi resident association.

Orientation east and west only

From the site plan the Type A1 24x80s are located toward the west part, while the Type B1 22x75s are tucked inner into the east side.

The summary is type A 1 24×80 face east with HTC view, while type B west sun,
with internal view. Internal road we understand will be 50ft wide. While there
is no ‘Eco Lane’ planned for Temasya Legasi.

Façade and floor plan

The façade of Temasya Legasi carries the DNA of I&P. The look somewhat identical at a different township at Bandar Kinrara, Alam Damai,
Alam Impian
, nothing special. Take a look here. Ring a bell? Shared service architect? We hope now that I&P is under SP Setia, home architecture can move towards modern theme, after all we are heading towards 2020. What about slicker façade, green feature, natural light, water harvesting feature, people?

The floor plan for Temasya
Legasi

Type A1 floor plan

Ground floor, we like the open plan layout, staircase tucked to the
side, with ground floor bedroom with en-suite toilet for guest or for our
senior family members who are with mobility concern. There is allocation of
maid room and maid’s toilet.

First floor, all good with each bedroom comes with en-suite bathroom.

Type B1 floor plan

Basically this layout is identical to A1 except there is no maid’s
room in ground floor.

What we dislike

Pillars on the porch, seriously!

Arghhhh, we Malaysians like cars a lot, we mean a lot.

Bad design and not maximizing the usable land area. Our take on car porch
that it should be maximize to ease the parking maneuver. A pillar less porch
24ft frontage home can 3 cars concurrently. Let this not be an excuse for
neighbors to park their case outside home gate.

The Specifications

We like the all timber flooring on the first floor, great! On the
other hand, we have seen some other developers resort to cost cutting by
providing only tiles for bedroom for landed homes.

Temasya Legasi Price

The price of 22×75 2 storey landed home is asking for RM1.36m while
the 24×80 is asking for RM1.61m.

Price aside this is a rare landed home launch in OCRKV.

The freebies, 7% discount for bumi purchasers, 5% discount for all purchasers. Free MOT & Legal fees and 3% additional rebate if you sign the SPA before 31 Dec 2018 and a chance to win a rebate up to 31.8% of the purchase.

The Verdict

If you look at the sticker board, the overall take up rate is low. It
is not easy to digest a million RM home at time like this, where there are
plenty of supplies.

But what sort of suppliers are aplenty? Condos and apartments, not
landed homes! 2 storey freehold landed homes in mature areas in Klang Valley
will have its demands, purely based on its scarcity.

What about landed home with HTC view, how to to buy? Some would mind
but some wouldn’t.

We foresee Temasya Legasi will be eventually sold out before VP.

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PROPCAFE 360 Degree View : Temasya Kasih @ Glenmarie By I&P

Temasya Kasih I&P
 has always been one of PROPCAFE Team’s closely monitored project. Why? First it’s located in prime Glenmarie area with an ease access to federal highway. We love the fact that Temasys Kasih is a low densed and low rise condo, that we can’t actually name that many of low densed low rise condo in Klang Valley.

Time flies so quickly it has been 3 years since that in our
review
 in Temasya Kasih I&P. Now Temasya Kasih I&P has now VPed. At PROPCAFE we work hard to please our readers, we marvel to see how brochure, model scales, marketing leaflets translate to actual condo, actual product at
Temasya Kasih I&P
.

What we like at Temasya Kasih I&P:

On 1st look, they look pretty decent. Airconds & dryer are given in Temasya Kasih I&P, laminated flooring to bedroom, good room sizes.

Location x 3

Low density and low rise

What we don’t like at Temasya Kasih I&P:

Perhaps due to height restriction nearby Subang Airport , we feel that ceiling height at Temasya Kasih I&P pretty low.

Some units have right in your face ‘High Tension Cable View’

Limited facilities, lack of grand entrance feel

Now’s let the pictures at Temasya Kasih I&P do the talking shall we?

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PROPCAFE Review : The Airie @ Bandar Sri Damansara By Loh & Loh

The Airie is a boutique landed development by Loh & Loh Development Sdn Bhd. It is the 3
rd
 residential project that launched by the developer. It was launched in Dec 2010, their other project that have completed thus far are Riverview Kemensah at Taman Melawati, and Idaman Hill Phase 1 in Selayang. Loh & Loh was delisted from Bursa Malaysia back in 2009 and it is now owned by Petrol Saudi, managed by Loh family.

Propcafe.net revisits this project at this juncture because there are around 11 unsold units kept by the developers and these units will be up for sales in the following months, tentatively fixed at June 2013 next month.

As at to date, developer has not decided on how to conduct the sales of the said 11 available units, either by the way of balloting or on FCFS basis. The Airie is expected to be completed and VPed by Dec 2013.

This project consists of 79 units in total (68 units of Semi Ds, 6 units of zero lots and 5 units of bungalows). The available units for sales could be summarised by the following table taken from the official KPKT website, the available units for sales are 6 units of SMDs, 2 units of Zero Lots and 3 units of Bungalows. The prices shown in the following table were the historical price back in 2010. The indicative price from the developer for the unsold Semi D unit is from 2.8mil.

(Sources: KPKT E-home’s website)

The table also indicates that most of the Chinese purchasers preferred Semi D instead of Zero Lot/Bungalow. Based on the reserved 11 units for sales and the 30% bumi quota allocation,  the developer has achieved 28% bumi quota as at to date. This means that the developer just need to sell 1 more unit to achieve its overall 30% bumi quota, whist the remaining 10 units can be sold to anyone without any 7% discount.

Types of Bungalow Unit

Types of Zero Lot Home

Types of Semi D

Semi D Type A Layout

Background of the development

The development is conceptualised by award-winning Singaporean firm MKPL Architects Pte. Ltd. The landscape on the other hand is by Archimatrix Sdn Bhd. The location of this project is at Sri Damansara, bearing KL address but under MPPJ, Selangor. The project site is back to back with Rafflesia landed development by MK Land @ Damansara Perdana.

Both developments are built on the same hill, but different side of the hill. The other developments that located on the same hill including: Forest Hill and Empire Residence by MEH.

Garden Deck Views

Ample size of the Driving lanes at Ground Floor

Exterior Pics (Water features inside the house compound)

Interiors Pic (16 ft height ceiling)

Comparison

Among all the projects, Rafflesia is the closest competitor. Propcafe.net picks Rafflesia as a comparison because Rafflesia launched its Phase 3 when The Airie started to sells its units on Dec 2010. While Loh & Loh is now selling the its 11 reserved units, Rafflesia is launching its Phase 5 Semi D. The comparison could be summarised as follows:

Criteria

Rafflesia

The Airie

Winner

Developer’s   Price as at Dec 2010

Phase   3 ( BU 3861sqft) from RM2.4mil

Initial   Price, Semi D (BU 4000 sqft) from RM1.7mil

Airie

Developer’s   Price as at May 2013

Phase   7 (BU 4300sqft) from RM3.8 mi   (with lift)

RM2.8   mil

Airie

Land   Tenure

Leasehold

Freehold

Airie

Location

Damansara   Perdana Address. If   your central of gravity is between the 2 tolls of LDP, then DP is the right   address for you.

After   LDP toll.
Closed   to DPC

Rafflesia

Security

Guarded   Only, No parameter fencing. Individual   Title

Guarded   and Gated, Strata   Title

Airie

Club   House

No   Club House

Full   club house facilities, 2 pools + gym.

Airie

Other   Facilities

Man   Made Lake

No   Lake

Rafflesia

Scale   of Development

Bigger   Development, Phase 1- Phase 8, got price push factors

Boutique   Development with only 79 units

Rafflesia

Monthly   Maintenance Fee

Below   RM300 (coz no club house and non GnG)

From   RM800

Rafflesia

Workmanship

Average

Commendable   workmanship. Both Loh & Loh previous projects Riverview Kemensah and Idaman   Hill has obtained 77 and 78.1 CONQUAS Score.

Airie

Façade,   overall concept

Conventional   & Evergreen

Modern   lifestyle, garden deck concept, 11   different facades but similar theme in 79 units

Airie

Layout   for Semi D

From 26 ft width, more generous
Phase 5 comes with lift

23 ft width for Semi D
No lift

Rafflesia

Density

Higher   Density

Lower   Density

Airie

From the above summarised table, it seems that the Airie is a clear winner compared to Rafflesia.

If Reed, Setia Eco Glades, Temasya Glenmarie’s Citra, are the editors choice of best landed development for year 2012, perhaps, the Airie would be the one of the top 3 editors’ choice for landed development back in year 2011

Note: The developer is now upgrading and improving The Airie’s showroom at the project site, the showroom would be ready for viewing only by appointment.  The above pictures are contributed by a property agent who had visited the showroom which is currently under construction. We apologize for the poor quality of the pictures, we will update the better quality pictures when the opportunity arises.

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PROPCAFE™ Review: The Amber Residence @ twentyfive.7, Kota Kemuning by Gamuda Land

This article is to continue the coverage of our recent visit and write-up on twentyfive.7 in Kota Kemuning. This time round, PROPCAFE focuses on twentyfive.7 latest development –
The
Amber

Residence
.

In order not to duplicate the information, PROPCAFE strongly recommends property enthusiast here to read this article together with the earlier PROPCAFE publication of
 twentyfive.7
 and
Kota Kemuning township
!

The
Amber

Residence @ twentyfive.7

The Amber Residence is a commercial title property that consists of two residential towers and a total of 596 units (Tower A – 275 units and Tower B – 321 units). Each tower comes with 31 floors above the 6-storey carpark podium. Sitting at a 4.8 acres land of a well-planned twentyfive.7 township, this leasehold project, which under Schedule H, comprises of 34 retail lots to provide basic needs and convenience to  The Amber residents. The density ratio of 124 units per acre is considered reasonable in today’s plot ratio requirement. However, the 3 lifts (include service lift) to be shared by 14 units per floor (Tower A – 12 units; Tower B – 14 units)  with the ratio of 91 and 107 per lift in Tower A and Tower B are slightly above average figure compares to market standard. Having said that, given the offerings are majority small units, this impact could be negligible due to lower human traffic within the building.

Why is it called Amber?

Gamuda Land sees Amber as the symbol of sun colour in the concept of light which reflects in its Corten structures like the “folding ribbon and origami” at main entrance and other landscape design in twentyfive.7. It is the main element of the façade of The Amber Residence. By looking at the master plan and The Amber Residence details, PROPCAFE can immediately sense the aura of “Amber”, as a warm yellowish-orange colour that brings “Excitement & Vitality (yellow) + Creative & Playful (orange)” into this part of Kota Kemuning.

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Theme and Conceptual Design

The conceptual architecture behind The Amber Residence derived from the controlled façade approach by Gamuda Land to create a clean and yet iconic façade with some simple modules that can set the uniform outlook across the township of twentyfive.7. This project is architecturally designed by SA Architect together with a landscape architect UDG Associates which previously landscaped The Village @ Bangsar South.

The Facility Deck of Amber Residences

Double Volume Height Lobby and Security Features

The developer has allocated a size of 321 sqft for its double volume height lobby to welcome the guests and residents, next to its drop-off area. In term of security, it comes with a 3-tier security (car park entrance, lift lobby, security camera in the lift) and an additional control of card access at facility deck.

PROPCAFE™ Review : twentyfive.7 @ Kota Kemuning by Gamuda Land

Family and Neighbourhood Facilities

Instead of just throwing in standard facilities, Gamuda Land emphasizes on family and neighbourhood community driven facilities. You can expect greenery spread across a 68k sqft large facility deck (see below).

The Amenities Deck of Amber Residence

Rooftop Outdoor Cinema

After reviewing the feedback from customers, Gamuda Land is considering a refreshing rooftop outdoor cinema for families, neighbour and friends to enjoy the time together. The viewing deck at the rooftop garden offers a spectacular quayside view on twentyfive.7. According to the developer, this great facility may also integrated with portable wireless bluetooth headphones to enable an ultimate home theatre experience for residents!

PROPCAFE™ Review : twentyfive.7 @ Kota Kemuning by Gamuda Land

Urban Farm

Gamuda Land provides another interesting facility to include a designated area (size of 505m
2
) for the use of Urban Farm at each tower. Staying high up from the land no longer restrict your interest of gardening! It is a brilliant idea for neighbours to come together to work on their very own herbs garden, vegetables and other plants as a community activities for young and elderly.

Artistic Multi-Court

This multi-purpose court allows residents to enjoy some sports and outdoor activities at the sky e.g. basketball, dodgeball and etc. It reminds me of my old time of playing basketball with neighbours at my “Taman’s” community hall. Throw a ball there, you will see how easy the court becomes a good place to mingle with all neighbours.

Social Corner, Yoga Deck, BBQ & Party Area and Hammock Garden

Neighbourhood is important as they are the one “closest” to you who can offer help and act as your eyes and ears for any emergency cases. Gamuda Land clearly sees it as we noticed the facility deck is carefully crafted for this objective with two areas of social corner, BBQ & party area, yoga deck, multipurpose hall and playground to use as the space for neighbours to foster their relationship.

Other facilities

There are separate pools for adult and children (size of 224.5m
2
) with a modern sunken lounge connected with the wooden lounge deck for families to spend their precious times together. There is no short of facility for the healthy and active residents at the Amber Residence’s facility deck. The outdoor gym with fantastic view of twentyfive.7 and indoor pool view gymnasium are there for residents to put on some workouts after a long day.

Sunken Pool

A greenery environment and jogging path is a must for elderly nowadays to start their day. By living at The Amber Residence, you would enjoy the secured environment and  do not need to step out the building anymore in the morning. And lastly, the reading room, it brought me down to memory lane as it was my favourite place to avoid any disturbance during college’s examination period and “rush hours” of project work. As a cycling friendly environment, the developer will make the bicycle tracks available at The Amber Residence which is well connected to the central park for residents’ biking leisure and experience.

Pool Fronting Gym

Innovative Lifestyle Mobile Application for Residents

The Amber Residence’s mobile friendly app will not only allow residents to pre-book facilities, it has the function to pre-register guests before their arrival to enable efficient registration and enhance the security for residents. The residents can also lodge complaint on defect and feedbacks to the building management without a need to step in the management office. Most importantly, the panic button available within the app will come in very handy during emergency cases. It is definitely a good initiative from Gamuda Land to ride on the technology trend to provide truly modern home living for the residents.

Amber Residences – Retail Shops

Orientation

The Amber Residence has two distinct views based on its orientation – (a) North West View (NW- red in picture below) towards Quayside and lake; and (b) South East (SE) View towards future IJM project.

The lower density Tower A – Unit 1 to 6 have the best quayside view (NW) whilst the rest of the units with SE view are facing internal facility deck. As for Tower B, although there is no direct Quayside view, some of the units (8 to 13A) may still have the side lake view towards the small lakes (blue in picture below) even though these units are having direct facing on facility deck. Tower B Unit 1-7 are all facing direct South East view.

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Practical Layout

The Amber Residence offers five types of layout as an option for buyers to choose according to their needs. It can tell the intend from the developer to design a relatively small  and yet practical layout to ensure the affordability. No unit’s built up area is larger than 1,000 sqft.  Smaller size doesn’t mean it is not functional. This is what Gamuda Land trying to prove here.

It is worth to note that there are designated void areas in the floor plan (see above) to bring in natural sunlight and improve ventilation along the corridor for the residents. The six feet width of corridor will also create more space between units and enable better movement on furnitures or human traffic.

Type C – 657 sqft (Length 32.5ft; Width 23.4ft)

This is the smallest unit available for sale now which fits a reasonable size bedroom and additional study room. If one is creative enough, the study room can be easily  customised to be a small single bedroom.

Balcony (checked); Yard (checked); Natural Sunlight: Window in All Rooms & Bathroom (checked). The living room is still able to allow the width of 9.5feet and also the kitchen is well located to optimise the space.

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For such a small unit to have all these items “checked” is pretty impressive. Kudos to developer. The only downside is there is only one bathroom. However, for such 1+1 room layout, it may not be critical as the unit is designed for single, couple or small family with young children. Most importantly, bathroom has two doors to allow guest to access it directly without the need to go through the bedroom. In short, with the size limit, you just cannot have everything.

Type B – 861 sqft (Length 32.2ft; Width 30.4ft)

This is a 2+1 rooms unit with 2 proper size bedrooms and bathrooms. It comes with two bright bedrooms that are equipped with multiple panels of window. The study room is convertible to a small single bedroom. Again, kitchen is located at the right space to optimise the layout.

Balcony (checked); Yard (checked); Natural Sunlight: Window in All Rooms & Bathroom (checked).

Type A2 – 947 sqft (Length 35ft; Width 32.6ft)

This is the second largest layout at The Amber Residence. This layout is exactly the same layout like type B except that it has a slightly wider living, dining hall, bedroom 1. Please note that this is the limited unit which only has one in each floor.

Balcony (checked); Yard (checked); Natural Sunlight: Window in All Rooms & Bathroom (checked).

A very efficient proper three bedrooms layout with a size of less than 1k sqft. Nothing to complain about.

Type A1 – 1000 sqft
(Length 37
.1ft; Width 30.7
ft)
– A Dual Key Unit

This dual key layout at Tower A allows the buyer to split the unit into a standalone studio and two bedrooms apartment. The area opposites the bathroom in the studio is designed to accommodate a small pantry. According to the developer, an additional kitchenette will be given in the studio unit. The split two bedroom unit is spacious enough for a small family living with the only downside of one bathroom. The rest all “checked”.

Balcony (checked); Yard (checked); Natural Sunlight: Window in All Rooms & Bathroom (checked).

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If solely look at the rental yield enhance perspective, this could be the choice for investors. With the change of living behaviour, this layout may suit the family who prefer to enjoy some privacy between the family members or friends.

Pricing, Furnishing and Car Park

The indicative price is currently from RM420,000 to RM650,000 nett. One should consider the cost of furnishing and electrical items given by developer to work out the proper per square feet pricing for each unit if one to compare with other projects. The price increment per floor up is expected to be around RM2000.

The units are partially furnished which include air conditioners for all bedrooms and living hall, water heater for all bathrooms, fully fitted kitchen with hood, hob, sink, tap, refrigerator, washer cum dryer and wardrobe for master bedroom.

Residents will enjoy a minimum of two carpark bays per unit, however, the two carpark lots could be either in tandem or side by side depends on the chosen units. The visitor and commercial car park zone are available at 2
nd
 floor.

Unique Layout?

Yes, there are cabana units located at level 8 in Tower A with extra gardens which the size varies from 75sqft to 194 sqft. Garden lovers, you may follow up with developer. Unfortunately, no pricing information available when PROPCAFE approached the developer.

Location and Connectivity

The Amber Residence is the first high-rise residential property in twentyfive.7, Kota Kemuning. Kota Kemuning is one of the successful residential townships in Klang Valley which is well known for its greenery, parks and golf courses. Due to its strategic location, this township has fast becoming a highly sought address and attracted many “new migrants” from its neighbouring townships like  Subang Jaya, Puchong and Shah Alam.

No location can become vibrant without a good connectivity. Kota Kemuning is well connected with Kesas, Elite, and SKVE highway which can easily commute to Subang Jaya, Puchong, Klang, Cyberjaya/KLIA, and Kuala Lumpur together with the other link road like Lekas, and the upcoming West Coast Expressway. The recently opened up of the access to Elite via Bandar Saujana Putra has further reduced the reliance of Kesas Highway and provide more options for residents in this part of Kota Kemuning to reach other part of Klang Valley with a much shorter distance.

Note: To know more about location and connectivity, check out PROPCAFE
Kota Kemuning article
.

What else do you need to know?

The Amber Residence has an advantage of being near to the Quayside Mall, it is merely 250 meter walkable distance to this commercial and entertainment hub in Kota Kemuning and 140 meter away from the other two lakes in twentyfive.7. The Amber residents can expect a better and more dynamic lifestyle with “extra hours” saving with such conveniences. The best part is, The Amber Residence is scheduled to deliver its vacant possession in Q2 2021 which is after the mall completion! The right timing above means all amenities and entertainment will be ready for The Amber residents to enjoy. Its small unit layout with RM0.35 psf maintenance fee means the service charge will be affordable especially with the consideration of substantial facilities given. It is the lowest entry level in the entire twentyfive.7, therefore, one could say that the downside is limited given a good masterplan of twentyfive.7.

Prospect of The Amber Residence

The Amber Residence may fit the bill for (a) young couple & family who seek for lifestyle elements; (b) elderly who looks for downsize the space; (c) investors who believe on twentyfive.7 masterplan as a whole. The success of The Amber Residence may rely on two main catalysts.

First, the vibrancy of Quayside Mall that can change total lifestyle in Kota Kemuning and its surrounding vicinity. The currently missing “centralise” leisure activities will transform the perception of current and prospect families, thus, increase the demand and property value here after the realisation of its offerings, conveniences and family friendly environment. To new and young generation residents, the lakeside commercial mall is set to fulfil their active lifestyle i.e. gathering with nice ambience, gym at any hours, cycling & jogging in safe environment with lovely landscape, and shop & dining for their celebration of life. If Gamuda Land can make the common areas and the mall to be elderly and handicap living friendly, it would also easily bring in more golden age residents, as Kota Kemuning is already well-equipped with medical care facility. In short, this quayside mall will complete the “eco-system” of Kota Kemuning.

Secondly, the total “facelift” of this part of Kota Kemuning by the “Four Kingdoms” will shift the central gravity of Kota Kemuning and make this area “the one” to look for and talk about in next 10 years. The up-market projects, landscape, and purposeful designed environment will spur the property prices further and form an upward deviation of prices from the average “old” Kota Kemuning. The Amber Residence can certainly take advantage on the above as it is the lowest entry level in twentyfive.7. If you only have a budget of RM400k-450k on property, love what you see in twentyfive.7 masterplan, and believe on the potential growth of this part of “new” Kota Kemuning, this could be the ONE for you.

Do not miss PROPCAFE’s earlier article on
Kota Kemuning and twentyfive.7
!

twentyfive.7 Property Gallery

Lot 43495, Persiaran Oleander

42500 Telok Panglima Garang

Selangor Darul Ehsan.

T: 03 2727 7565

https://goo.gl/maps/wt3UwfCd6Yx

http://gamudaland.com.my/twentyfive7/

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PROPCAFE™ Review: The Birch @ Jalan Ipoh by SCP Group

Introduction

For most of us, Jalan Sultan Azlan Shah (formerly more well known as Jalan Ipoh) are renowned as melting pot of foods. It is hotspot for foodies to find cheap and good Chinese, Malay and Indians foods ranging from tai chow, chicken rice, dim sum, curry and prawn mee to delicious Naan Cheese and Tandoori Chicken. Anyway back to the topic, this is not a food blog but a property blog!

Jalan Ipoh also a hunting spot for developers. For example, UOA has 28 acres with estimated GDV of RM3billion which the land they acquired since 2014. On top of this, do read Propcafe
TM
 review on current launches Rica Sentul @ Jalan Ipoh by FajarBaru click link
here
 and The Pano @ Jalan Ipoh by OCR click the link
here
 .

Another developer has joined in the bandwagon, SCP Group recently launch The Birch @ Jalan Ipoh.

Developer Background

SCP stands for Systematic Corporate Parking and their core business is carpark operator in commercial building such as offices and mall and like many other companies for past 7-8 years has branched out a property development division. The excerpt of their first few development

In the space of two years, SCP Property has kick-started four projects — its Dataran Wangsa shoplots and Damaisari terraced bungalows in Wangsa Maju, SCP-Centro flexi-offices near Grand BlueWave Hotel in Shah Alam, and Inanam Capital shop-offices in Kota Kinabalu.
Read more at link
here

Soon, they start to develop high rises and their first high rise was Lido Residency in Cheras. They continue to develop more high rise (and higher density as well J). For more details of the past and current launches, readers could visit developer website
here

Location and Accessibility

For the macro location and accessibility, readers is advised to read the Propcafe
TM
 Review: Rica Sentul and click the link here. To be more exact The Birch by SCP is located in Jalan Kasipillay, approximately 300m from Jalan Ipoh.

The location

The distance of major landmark

Surrounding and Amenities

The freehold 1.8 acres commercial land The Birch is flanked by Sungai Batu, Court28 and Putra Majestic. On the far end, there landed house with empty piece of unoccupied land.

The Birch: Surrounding

Plenty of amenities and eateries along Jalan Kasipillay and you will never get midnight hunger staying in this area. There are at least 3 mamak shops and indian restaurants just at Putra Majestic ground floor alone.

 Shoplot at Putra Majestic

 Shoplot at Putra Majestic

 Shoplot at Putra Majestic

 Shoplot at Putra Majestic

Along the 300m stretch Jalan Kasipillay, there abundant of eateries for you to choose. And do not forget the menara KLH, one of the first condominium in Jalan Ipoh.

Along Jalan Kasipillay and Menara KLH

The famous Hokkien Mee at Ming Hoe just located at Jalan Suppiah

Along Jalan Suppiah

There is international college and hotel at Putra Majestic.

 Hotel

 International School

Marefat International School and Midtown Villa Hotel

Two lanes road which always occupied by cars on both sides creating bottleneck.

Road leading to The Birch

Propcafe
TM
 noticed the unkempt playground and green lung just next to the Birch site. The ground was broken and overgrown grass and plant. It may seems that snake are lurking around Lol. Perhaps SCP could adopt and rejuvenate the playground and green lung for the benefit of the local community? And hopefully future residents of The Birch.

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Masterplan

The Birch consists of 681 units in two 41 storeys block built on 1.8 acre. Each block has 3+1 lifts to serve the residents. Despite the commercial freehold land status, there’s no commercial shops at the ground which is better from privacy point of view. This is for better security as well as dedicated guardhouse can be provided for the development.

Artist Impression Grand Entrance

Block

Total Units

Density

Lifts

Lift Ratio

A

324

378 units/acre

3+1

81/lift

B

357

3+1

89/lift

The density of the project is whopping 378units/acre, quite similar project such as TR Residence, M Vertica @ Cheras etc. To put in perspective, the density is almost double the Rica Sentul by Fajarbaru.

The carpark is from level 1 to 7 with all the facilities on facilities deck on level 8. All the residential units located at level 9 to 41. The size is ranging from 611-983sqft with 2, 3 and 3+ 1 bedrooms configuration.

The scale model is staying quite close to the artist impression of the façade. On first impression, Propcafe
TM
 feel SCP has position The Birch as no frill condominium. The façade is quite monotonous and eventually in 10-15 years, the Birch will blend quite well with older condos such as KLH, Putra Majestic, Viva and Court28.

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Artist Impression versus the Scale Model

Each developer has their signature feature in each of the development. For example, SDB likes to incorporate sculpture in their development. SCP spare no expenses in offering grand drop off area and luxury lobby and cozy waiting area cladded in marble in their past development such as KL Trade Center and The Birch is no exception. Looking at the artist impression below, residents surely will look forward to welcome guests to their abode.

 Drop Off Area

 Luxury Lobby and Waiting Area

Artist Impression Drop Off Area and Lobby

Unit Layout

There are 5 layouts and each floor consists of 11 units/floor. The layout is designed as efficient possible e.g. the smallest size, type A1 comes with split wash room and toilet so that both can be used in same time.

Unit Type

Size, sqft

Total Units

Configuration

Carpark

A1

611

196

2 bedrooms, split bathroom

1 (2 carparks for selective units)

A2

688

130

2 bedrooms, 2 bathrooms

B

819

293

3 bedrooms, 2 bathrooms

Ca

960

31

3 bedrooms, 2 bathrooms

C

983

31

3 +1 bedrooms, 2 bathrooms

To maximize the view (which at first place there is not much of open view anyway except pool view) developer has tilt and stagger the building footprint as per the key plan below.

The Birch Key Plan

This arrangement seems to maximize the building footprint and also allows the more privacy as lesser units are looking directly into each other. This arrangement also allows the unit avoid direct facing to neighbors such as Putra Majestic and Court28. Also by such arrangement, majority of the units do not have either morning sun east direction or evening sun west direction.

Propcafe
TM
 does not have comment on the layout. SCP has tried to be as efficient possible by squeezing bedrooms, yard, foyer etc. However one feature that caught the eyes is the sliding door with grills without the balcony for type A1 and A2.

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Unit Layout

There are not much of view except if you choose high floor to look beyond Putra Majestic. For the inner facing, low floors is probably a better choice.

The Birch View and Orientation

In general, developer just provide two units of aircon. The clear ceiling height is 9’ 6” and tiles are provided throughout the unit. Porcelain tiles is not exactly Propcafe
TM
 favorite material in bedrooms. Kindly check with friendly SA what and type of fittings are included in the unit. For example, the rain shower, shower screen and mirror in the show unit bathroom are not included.

Enjoy the photos!

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Show Unit for Type A2

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Show Unit for Type B

Facilities

All facilities are on level 8. The selling point is the Olympic length swimming pool which transverse almost the length of the development. Playground, BBQ Deck, Gym, Multipurpose Hall are the standard offering by almost every condominium.

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Artist Impression of facilities

Price

Currently, only block B is opened for sale. The price is approximately RM600psf +/- depends on the level which is pretty standard for a mature area and close proximity to MRT station. There is attractive financing package where you only pay RM1k down payment IF you are first time purchaser and entitled of 90% loan financing.

At the moment of writing the booking is just opened and plenty of units are still available for sale. The maintenance fee and sinking fund is expected to be RM0.33psf.

The Birch @ Jalan Ipoh is eligible under the government’s initiative to promote home ownership under HOC 2019.

Under HOC 2019, purchasers are entitled of the following benefit which bring a lot of saving! This never be a better time to purchase property in Malaysia!

A minimum of 10% discount

The stamp duty exemption on Instruments of Transfer and Instruments on Securing Loans

Free Legal fee on SPA and Loan

Conclusion

The Birch will take 42 months construction period and expected to be completed in January.2023. The timing is just nice to coincide with maturity of MRT2 operation. However judging from SCP previous development, it is expected that The Birch will be completed way earlier than Jan.2023. SCP always start the construction before launch a project and in fact as of today, The Birch is at 2
nd
 Level despite the development just opened for booking recently.

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Current status of The Birch Construction

We think the development is suitable for first time buyers, investors who looking forward for the MRT to bring the catalyst of rental and capital appreciation. Jalan Ipoh is very convenient and accessible. However the micro location and demographic of locality may not the cup of tea for many home buyers. Furthermore the high density of the development is an ongoing concern.

The Birch Show Gallery

Happy Hunting!

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PROPCAFE™ Guest Review : The Bright Side of Graham Garden @ Eco Grandeur by EcoWorld

After our
review
 on Eco Grandeur , this time we would like to share what others think. PROPCAFE™ has a strong believe
in the

spirit of sharing by providing an open digital platform
 for the independent 3rd party to share their view, experience and knowledge in real estate to enriching the local property community to a higher level. We are glad and very thankful that this time we have Abe Nazz with us to share his views of pros and cons of Eco Grandeur with our readers. Let’s hear the review on Graham Garden of Eco Grandeur by Abe Nazz Daimyo Ecopark from a different perspective.

Photo Source : EcoWorld

Disclaimer:

The views and opinions expressed in this article are those of the authors and do not
necessarily reflect the views of PROPCAFE™. Assumptions made in the article are not reflective of the position of any entity other than the author(s) – since we are critically-thinking human beings, this views are always subject to change, revision; and rethinking at any time. PROPCAFE™ is not responsible and does not verify for accuracy of any information contained in the Guest Review article on this site. The primary purpose of the Guest Review series is to educate, share and inform. This Guest Review series does not constitute professional advice or services.

Graham Garden – Roofing, ceiling and M&E items installation in progress as of 09-01-2018
Photo Source : EcoWorld

Background

Graham Garden is one of two gardens currently being launched by Ecoworld at Eco Grandeur

Eco Grandeur is located at the crossroad of Jalan Bukit Cerakah (aka Jalan Meru Tambahan) and Persiaran Mokhtar Dahari (PMD) at Puncak Alam.

Property enthusiasts have long been waiting for the next Setia Alam on the Western Side of GKL.

Eco Grandeur (EG) is located at Northwest of GKL.  This is the next booming area as huge chunk of land is still available at this site. Perfect for multiple township development.

This area has been known as “tempat jin bertendang”, meaning it is so underdeveloped; it is like on top of a hill.  Coincidentally, the name Puncak Alam means top of the universe.

For the past 16 years, this place has been developing at its own pace.  It is mostly resided by Malays.  However, with the building of UiTM Puncak Alam Campus and construction of Latar Highway, developers are now zooming to this area.

Most of the land here is leasehold except for Bandar Seri Coalfield.

The author has just booked one unit of Graham Garden last Sunday and will try to explain the pros and cons of buying Graham Garden.

The authors has bought ten under construction properties so far and decided to dabble in the first phase of Eco Grandeur development.

The price starts below 490K before any rebates. There are 4 different types of terraces for Graham Garden.

Video Source : Ecoworld

THE BRIGHT SIDE (PROS) OF GRAHAM GARDEN ECO GRANDEUR

Price

Below 500K can be considered as a mass market price property.  By the time the project is completed, as the market swings back, and by factoring in inflation, 600K could be the new threshold for mass market property.

It is not that easy to find primary market, gated and guarded, landed property under 500K in GKL nowadays.  Definitely not in highly sought suburbs such as Setia Alam, Bandar Baru Bukit Raja, Bukit Jelutong, and Elmina.

Graham Garden is 20 ft x 65 ft terraces but the build-up is slightly small.  It is however, enough for budding family.  Even nowadays people buy small studios in city.

Granted, The terrace Meranti at Hillpark (EG southern neighbour) has a bigger build up.  It is however only fenced and guarded.  Its nett price is higher than Graham Garden.

True, old subsale terraces in Puncak Alam are between 350K and 480K.  But you have to compare apple to apple.  It is like comparing a landed terrace in Meru and a landed terrace in Setia Alam.  They are not cut from the same cloth!

A recently VPED Taman Alam Sutera, a  20 x 70 terraced was sold at 570K in 2014. Quite pricey for the area.

This is the cheapest Ecoworld terrace in Malaysia.  The rest is selling above 700K.

As an avid under construction property investor, I always strive for first phase.  The developer usually has control over the pricing throughout the development.  There is ample room for capital appreciation.

The game here is capital appreciation not positive rental income.

Eco Grandeur Masterplan
Photo Source : EcoWorld

Township Concept

When you buy an Ecoworld product, you are not only getting bricks and mortars, you are getting complete township.  It is not just a simple housing area.

Who else in Puncak Alam Area can offer a stunning English Concept Township, complete with man-made lake, a beautiful bridge, gardens, and an impressive guard house?

Some people just can give promise.  They promise a beautiful landscaped park on a hill.  But when all the houses are completed, you can see the park look half cooked.  Ecoworld is a developer that stresses on branding, image, and reputation.  Though they are not 100% SP Setia, most of the staffs have experience working on big successful township such as Setia Alam, Setia Eco Hills, Setia Eco Park, to name but a few.  They will not promise things and then just shut on eye.  The got reputation at stake!

Granted, Ecoworld still has no completed township yet, but just pay a visit to Eco Botanic in Johor, Eco Majestic in Semenyih, and Eco Sanctuary and you will know their passion on delivering good landscape.

People says Eco Grandeur is a cheap product from Ecoworld but I beg to differ.  The passion is still there. Anyway, for me the price is just right.

I recently met the Chief Landscaping Engineer for Eco Sanctuary at Eco Grandeur Sales Gallery.  He explained that his KPI is to ensure that no planted tree is dead for more than 2 days.

As of today, it is true you see a barren, deserted land.  But as soon as the project progress, people will start noticing it and it will be very expensive by then to enter.

To be an under construction property investor, you need to have the ability to see the future.  In this case, I see a stunning, impressive landscape at Eco Grandeur end of 2019.

Eco Grandeur Location
Photo Source : EcoWorld

New Upgrades on Accessibility

*Info Pembangunan Oleh Ecoworld, Puncak Alam;*

Nama pembangunan Eco Grandeurs

Pemaju, Paragon Pinnacle (anak syarikat Ecoworld)

Keluasan ; 1700 ekar

Jumlah unit rumah 12 ribu unit++ termasuk 40%rumah Selangorku (rumah mampu milik bawah rm220k-syarat kerajaan Selangor)

Pemaju asal Mujur Zaman Sdn Bhd JV(2003), Ecoworld bina 900 unit rumah untuk diberikan kepada peneroka (seperti perjanjian asal).

Tempoh pembangunan, 14thn.

Pembangunan jenis landed strata, berpengawal dan berpagar.

*Syarat-syarat oleh Majlis Daerah Kuala Selangor (MDKS) ;*

Kebenaran Merancang (baru) telah lulus Jun 2016.

Pemaju perlu naik taraf persimpangan traffic light puncak alam.

Jalan Meru tambahan dibesarkan ke 3 lorong (sehingga simpang 3 Bandar Seri Coalfield)

Untuk saliran, longkang perlu dibina sepanjang jln meru tambahan terus ke Sungai terdekat.(Untuk mengelakkan banjir kilat di hadapan Mcdonald etc)

Cost sharing pembinaan simpang bertingkat pintu masuk UiTM hadapan Saujana Utama( dalam perbincangan)

*MFI AM MDKS* 18/8/16

Photo Source : EcoWorld

As you can see above, part of the requirement by Local Authority which is Majlis Daerah Kuala Selangor to the developer is to upgrade the traffic light system at the crossroad of Jalan Meru Tambahan and Persiaran Mokhtar Dahari (PMD).  Ecoworld will be building flyover.  This will save time waiting at traffic light.

Another requirement is to upgrade the road from the crossroad until the T-Junction at Bandar Seri Coalfield from one and two lanes into three lanes.

The author has tested the road during morning traffic hours from Eco Grandeur Sales Gallery to KLCC.  The major choke point is at this road. As soon as you reach Latar Highway, things are smooth until Jalan Duta Toll.

For the author who is currently staying in Setia Alam, I feel that this is normal.

On the southern side, DASH has been given green light. When the DASH is completed, it will open up the access towards Northern PJ (Read IKEA, Penchala Link, Bandar Utama, Damansara Perdana, etc).

The problem still remains, the stretch from Eco Grandeur to DASH still feels far because Persiaran Mokhtar Dahari comes with two lanes and one lanes.  There are too many choking point.  There are more than 21 new housing projects popping up in that area.  Sooner or later JKR needs to find a solution.

Persiaran Mokhtar Dahari from Dash till Jalan Batu 3 will be upgraded. Flyover will be built by JKR. This will eliminate the biggest choking point of PMD.

Jalan Meru is currently being upgraded but there still many choking points.  Maybe it will benefit to those who work at the industrial area in Meru.

There is a small industrial area known as Alam Jaya nearby.

Photo Source : EcoWorld
Photo is only for artist’s illustration

Gated and Guarded (GnG)

This area is known for burglary.  Recently ten houses were broken into by burglars at one of the neighbours of EG.

Thus, since Eco Grandeur is gated and guarded, this will be an attraction to those who want to have peace of mind.  Yes, the cost is almost RM200 but you simply should trade your sanity with money.

Top security will ease the occupancy rate during subsale period.  Usually, buyers of landed property do not want to be the first residence.  They prefer to wait for others to be a guinea pig.  This is because they feel much secure when there is more residence.  But with GnG, this will help eliminate this fear.

Thus, there will be some current residence nearby Eco Granderu who wants to have this benefit.  They might want to upgrade this house to a properly guarded housing area.

Avenham Garden – Plastering works in progress as of 09-01-2018
Photo Source: EcoWorld

The Address in Puncak Alam

This is the only English Themed Township in the area.  It is aimed to be special, hence alleviating the address.  Ecoworld is always the trendsetter.

Many Malaysians like English style, from the furniture, to the wallpapers.

Some people they have pride and want the address. Eco Grandeur is unique.  Hence, it will have unique selling proposition (USP).

One need to know that Eco Grandeur is not as far as Shah Alam 2.  The location is perfect at the crossroad.

First impression counts! When your visitor pays you a visit, be it your family or friends, they will be astonished by the grand entrance at Eco Graneur.  Some people have big pride and they will not be ashamed to call Eco Grandeur as their home.

Based on my experience, when I bought landed house in Setia Alam, there was choices between Aman Perdana by Mah Sing, and Bandar Baru Bukit Raja by Sime UEP.  In the end, a lot of my friends sold their units at these two places and moved to Setia Alam.  It is the address that they are looking for, not just huge build up.

Photo Source : EcoWorld
Photo is only for artist’s illustration

Landscaping and Such

Landscaping will be the best in Puncak Alam, bar none.

It is suitable for retirees who got plenty of money in their EPF 2 accounts.  They want to live in a serene environment with beautiful jogging facilities.

If you do not trust my words, please visit the neighbours of Eco Grandeur.  Can you find any housing area with landscaping similar to Eco Botanic?

Most of the houses around the area still have old style sewerage system and electrical cable.  Eco Grandeur will be just like modern one, where everything is underground.  This will ease up the space to double park your car and it looks neat too.

There are 15 feet distance between houses at the rear end.  This is almost like three queen size beds!  There are also planters box too which will be taken cared by the developer or JMB.

Have a look at Hill Park and see the back alley.  It is too small.  Back Alley is one of the easiest ways for burglar to break into your house.  Good thing at Graham Garden, there is a balcony at the back end.

When the back alley is narrow, you lose on privacy.  You can even smell what your neighbour is cooking.

One of the disadvantage of buying a landed strata terrace is you are not allowed to renovate your house externally.  However not all people wants to renovate.  Some are just like me who buy the house and later traded it to a bigger house.  So why bother when the statistics shows that Malaysian upgrades their house every seven years?

Graham Garden Type A

Brand of the Developer

This is one of the top developer , albeit the best now in Puncak Alam.

They always strive to give more value to buyers. Their motto, they will give value to you so you can get good return on your investment.

This is not just an ordinary developer who has a KPI every year just to build houses and have good figures to show to shareholders!

Ecoworld spends massive amount on branding.  With good brands, you will also feel the benefit

Flooding Issue

Majlis Daerah Kuala Selangot (MDKS) stated that developers must upgrade the drainage system.  There is ray of hope but we never know. Last year the flood was horrible.

Photo Source : EcoWorld
Photo is only for artist’s illustration

Potential Future Buyers

Don’t only think those who want to buy subsale of Eco Grandeur in 2020 only works at KLCC. Some will work at Kwasa (new booming area), EPF will have building at KWASA.

Some people work at Ara Damansara, Sungai Buloh Industrial area, Alam Perdana Industrial Area, Meru industrial area, Subang airport, Kg Melayu Subang.

Once DASH is completed, it will open up the portal or floodgate for this area

Actually for those who work at Selayang and Rawang, Eco Grandeur is not that far one day using LATAR.

We can also attract upgraders from surrounding area.

Avenham Garden Type A

The Burning Leasehold With Restriction Issue

Yes.  Bumi buyer can only sell to bumi.  But this area is mostly bumi area.  There are at least 70K population in Puncak Alam.

For non bumi, it is also important to be able to buy from bumi buyers side, so the below points are still valid.

There will be possibility for bumi investor to attract upgraders from the area.

It is true that most Malay are not that affluent, but there are still market for upper middle class Malay family.

These people can still fork out 100K for entry cost to buy subsale from the author, provided the township is tip top.

They can get the money from EPF, refinancing their old houses, selling their current houses, etc.

A lot of Malay works for as civil servants, if both husband and wife works for the government they can get 100% loan for 650K.

For 600K, between high rise and landed, people will probably prefer to buy landed properties.

Some people like parking their EPF 2 account at faster vehicle.  Rather than letting their money sleeps at 6% return per annum, it is wiser for them to buy a landed property in a booming township.

I aim to get return of 25% per annum for every single Ringgit that throw into Graham Garden . I have an Excel Calculator that will track all my future cash flow and tells me how much compounded annual growth rate I will get for every penny.

It will tell me, my exit price for every undercons investment.  I am very detailed in calculating cost and profit.

In order to get this 25% cagr on every capital that I spend, I just need to target capital appreciation (from Sales & Purchase Price) of 12%% early 2020, 24% early 2021, and 34% early 2022. For good undercons, this is not impossible. But then you have to factor in the RPGT and sales agent commission on top of this.

But in order to achieve this, their capital has to be 64K if they flip in 2020, 102K if they sell early 2021, or 117K in 2022.

I do not expect to find tenant for the first six months from VP, and when I find it, I only target 1200 per month rental (if I decide not to flip upon VP)

But then in 2020, rental could be different.

Sooner or later the UiTM Hospital will come. Even if it is not completed by 2022, at least there will be some construction progress.

Maybe in 2022, houses in Denai Alam, Elmina, Setia Alam, Ara Damansara, Bukit Jelutong will reach 800K to 1 million. So for 650K for Graham Garden can be considered cheaper than the rest.

One day, only rich people own landed properties.

Photo Source : EcoWorld
Photo is only for artist’s illustration

Over Supply Issue

We have to compare apple to apple. Eco Grandeur is in a league of its own.

Bandar Saujana Utama does not come close to Eco Grandeur’s prestige.

LBS Alam Perdana is no match for Eco Grandeur.

Hillpark is the closest contender. Heck, even the salesman of Hillpark leverage Eco Grandeur as sales pitch. Why don’t we just buy Eco Grandeur?

Bandar Seri Coalfield is a bit isolated. It is freehold but would probably have tough time matching Eco Grandeur.

Why Eco Grandeur originally wants to launch 2K units? Might probably because they want to have the scale of production.

However, they finally changed the plan and launch partially only. Even then, almost 800 buyers booked Eco Granderu.  If they launch only 300 units, 500 people will be left in frustration, right?  Some of the buyer really want to stay there.

To be continued….

After reading all the good side of the story,  we will share the
PROPCAFE™ Guest Review : The Dark Side of Graham Garden @ Eco Grandeur by EcoWorld by Abe Nazz
 in our next posting. Stay tuned by follow us on our
facebook
 or be a subscriber to our blog via e-mail if you don’t want to miss out our next sharing.

Photo Source : Ecoworld

About the Author / Contributor

Abe Nazz Zain is the CEO of Daimyo United Sdn Bhd, an aggressive undercons property investor and also the author of the book –
Pemburu Hartanah
 Abe Nazz. He leads an investment team known as Jaegers. Currently he has around 19,500 followers on his
 facebook
.

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The Central Transportation Hub of Kuala Lumpur

The
Kuala Lumpur Sentral CBD
 is highly regarded as the “Pulse of the Nation”, and for good reason. It is a successful fully planned multi-award winning development which rejuvenates the entire country.

Also recognised as the country’s Next Generation CBD, Kuala Lumpur Sentral is an acknowledged flagship transport oriented development (TOD) which is surrounded by some of the most highly valued real estate in the city – and as a TOD, it has unparalleled advantages with a combination of connectivity, convenience and convergence that meet with the world’s ever changing needs.

This purpose-built development enjoys seamless integration to Stesen Sentral Kuala Lumpur, providing residents of the CBD with unparalleled access to places, jobs and economic opportunities. On top of that, they are also connected to the Kuala Lumpur International Airport (KLIA) via the Express Rail Link (ERL) in only 28 minutes.

The idea of Kuala Lumpur Sentral CBD was first conceived in 1994, when the government handed the privatisation contract to Malaysian Resources Corporation Bhd (MRCB) to construct Stesen Sentral Kuala Lumpur. Situated on 72 acres of land in a century old area would be the country’s future hub of transportation – and the beginning of the Kuala Lumpur Sentral development.

Following three years of negotiations, Stesen Sentral Kuala Lumpur was surrendered to the government in 1997 in exchange for development rights over the surrounding 72 acres of freehold commercial land which would later be known as Kuala Lumpur Sentral CBD. It would comprise of 19 million square feet of gross floor area, making it the largest commercial development in the Malaysian capital.

The result of handing the entire development plan over to a sole entity ensured that this would be one of the most well-planned CBDs in Malaysia once it was realised, and by incorporating some of the top criteria of every successful development, Kuala Lumpur Sentral CBD became the top business and lifestyle address in Malaysia.

Some of its more remarkable features are its exceptional accessibility and connectivity, green lifestyle, CBD-style living, excellent mix of businesses and entertainment centres. Even the mix of businesses here are chosen by design rather than by accident, ranging from SME businesses to Fortune 500 MNCs. Sprinkled in among the mix are retail outlets, international hotels, banks, airline companies, green residential spaces, F&B outlets and even a park with facilities for children.

The Kuala Lumpur Sentral CBD has proven so successful, that it has met all demands the demands of urban consumers, travellers and global businesses. So successful is the development of Kuala Lumpur Sentral CBD, that the northern transport hub of Penang Sentral and Kwasa Sentral in Sungai Buloh seek to emulate its success. The newest offering to Kuala Lumpur Sentral —
Sentral Suites
 is set to realise the dream of staying in one of the most connected area in Kuala Lumpur.

Sentral Suites KL Sentral

Watch this place closely and stay tuned to “Review on
Sentral Suites KL Sentral
” by PROPCAFE – coming very soon!

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