Opal Damansara, Kota Damansara
The mention of Kota Damansara evokes a wide spectrum of responses. The newest growth hub of Petaling Jaya, boasts of lots of new and exciting commercial and residential projects. For shopping there is the Curve, Ikano Power Centre, Ikea, Tesco and the new GSC cineplex building. Then there is the booming commercial areas like Dataran Sunway and Mutiara Damansara.
As for residential, there are just too many to mention here. From linkhouses, to posh bungalows to towering condos like in Damansara Perdana.
Today we review Opal Damansara, the latest condo project by the Sunway Group, who has a large presence in the area.
The big question about Kota Damansara is the double-edged sword thing. Prime location & prestigious address, but horrendous traffic jams in the area. Weekdays, its the peak hour traffic. Weekends, its the shoppers. Most of the new developments are concentrated along the densely populated Persiaran Surian (where Opal Damansara is situated), and exits routes are either through the NKVE, LDP (includes to the Kerinchi Link), or through Damansara Indah to Tropicana/Sony. All the exits, we emphasize ALL, are heavily jammed up during peak hours, ESPECIALLY the tunnel at Damansara Perdana (turning back to PJ). We know for sure, because one of Team Property Malaysia worked there for 5 years until recently.
The least congested route at the moment (and this is in relative terms, really) is the exit to NKVE, but at the cost of paying a hefty toll and jams again at all the exit points of the highway within the Klang Valley. Unless, of course if you exit at Lembah Beringin. Or Nilai. There is another exit to Sg Buloh at the end of the road, but it is frequented by lorries. Sprint is building an interchange at the Damansara junction, but we feel this would only add to the traffic at the tunnel. Plus, the expected toll is not cheap either.
But what really attracts the thousands of homebuyers to this place DESPITE these problems? Because, like we said, this is boomtown and prime location. And investors are making good returns on their money. Really good money. Just like Bandar Utama was 10 years ago. Just look at the prices Armanee Terrace and Metropolitan Square sold at.
Opal however, is not as extravagantly priced. Starting at about RM381k per unit, this still seems comparably cheap in Kota Damansara, but still more expensive when compared to the likes of Sterling@PJ or Tiaraville. There are two towers, Block A was launched earlier, and Block B was launched today. One half of the site is common facilities, the other half are the two blocks. In between, you have some green spaces, and two pools. Actually, there isn’t much facilities to speak of, or just the basics. Perhaps one reason for this is that there are some surface parking on site (usually developers try to avoid this) but they offer 2 parking per unit, and most of them are in the below the common facilities, so we can understand the lack of space. (In fact looking at the site layout, they seem to be squeezing parking at every available nook and cranny around the perimeter)
They are marketing this place as a ‘semi-D condo’. What’s that, you say? Beats me, we’ve never heard of it, either. But looking at the layout, we assume that they are referring to the fact that each unit shares a party wall with only one other unit, although there are 8 units per floor. So it’s basically, it’s like the ‘every unit is a corner unit’ concept. Ah well, another entry into our “new contradictory property phrases coined by developers”.
There are a variety of units for sale in this low density development. The ground floor has a duplex unit, which makes it an easier/harder sell, due to people walking right past your unit. There are also penthouses, but we didn’t get any info on them. For the most common units, there are two sizes, Type A at 1,421sq.ft and Type B at 1,145sq.ft. There are slight variations to each design, but they are generally the same.
We were quite pleased with the 1,421sq.ft unit, it is well designed with some good points. The maid’s room is detached from main living spaces, there is a generous kitchen and yard. The 3 rooms are quite large, but we could have done without the balcony and a smaller a/c ledge. But small grievances. We like the design.
The smaller 1145sq.ft unit seemed cramped for us, and the corridor into the rooms is oddly shaped ‘L’, wasting precious space. Bad design. And sacrificing the balcony would have definitively made the living/dining bigger.
At the time we viewed it, there were many units still available for both Block A & B. The Sunway group are old-timers when it comes to property development, and in the past couple of years they seem to be going through a resurgence in prominence after the economic slowdown.
So what else can we say? Good investment, it will surely appreciate in value in a year or two.
One more thing we have mention though, is the two paragraph marketing introduction printed on gatefold brochure. It seemed they tried to cram every possible property marketing buzzword and cliché into the 100 words there, like ‘romantic’, ‘haven’, ‘tropical beauty’, ‘craftmanship’, etc. We’re used to some overused superlatives by the marketing execs, but this one deserves a special exaggeration award.
| Project Name | Opal Damansara |
| Location | Kota Damansara, Petaling Jaya |
| Description | 2 blocks of semi-D condos. (yes, it’s the first time we’ve heard of that term, too) |
| Land type | 99 year leasehold expiring 2100 |
| Price | from RM381,000 to about RM1,365,000 (from about RM275psf. Note we said “from”) |
| No of units | 248 units (penthouse units and duplexes at ground floor available) |
| Unit size | 1,145sq.ft to 1,421sq.ft (don’t ask us about the penthouses and duplexes) |
| Launch Date | currently available, Block B just launched |
| Expected Completion | December 2007 |
| Developer | Sunway Damansara Sdn. Bhd. (member of the Sunway Group) |
| Contact | 03 – 5639 9000 03 – 7805 2020 |
| Website | http://www.sunway.com.my/suncity/project/klang/dsara/opal/opal.asp (yes, we know. It’s too long…) |
A big thank you to the team of property malaysia for bringing this review up. I’ve been very interested in this project and looking for this kind of review by professionals like you all. Thanks a bunch. Keep up the good work. This is a very helpful site. Thanks
Regards,
JW
Comment by JW — October 18, 2005 @ 1:02 am
thanks, JW.
This goes on the record as the longest review ever in Property Malaysia…!
Comment by Administrator — October 18, 2005 @ 3:19 am
Could you please provide some comments about the specifications that the developer provide, especially the tiles. What do u think about it? Are those good qualities or otherwise? Thanks…
Comment by JW — October 18, 2005 @ 4:05 am
since the specs only mention the type (and not the particular make or specification) of finishes, we can’t really say for sure how it will be. but judging from the specs, you basically pay for what you get. Slightly above average, nothing spectacular.
Comment by Administrator — October 18, 2005 @ 4:23 am
Administrator, if I take the comparison between Perdana Damansara, Surian Condo & Opal Damansara, which is better?
Comment by spyweb — October 19, 2005 @ 3:01 am
i think each of the condo has a good and bad points, there is no way to say which is better, its all up to personal opinion.
Comment by Administrator — October 19, 2005 @ 3:11 am
hi two question from me ;
1. In yuor opinion , is this project a good investment for renting purpose.If yes what is the rental like esp for condos alike in this area ?
2. If no , what would be the main reasons ?
Comment by cys — October 21, 2005 @ 3:24 pm
the rental returns should be good, judging from the previously completed project, but that depends on how the general economy is next year. But having said that, we sometimes have a nagging feeling KD is just a bubble waiting to burst soon…
Comment by Administrator — October 27, 2005 @ 2:35 am
Administrator, can you elaborate ‘we sometimes have a nagging feeling KD is just a bubble waiting to burst soon…’? Is KD not a good place for investment? Or is it KD area overflow?
Comment by spyweb — October 28, 2005 @ 4:01 am
too many development in such a small area, prices are getting higher and higher. Roads cannot cope with the exponentially increasing traffic.
Comment by Administrator — October 28, 2005 @ 4:06 am
Thanks for your info, Administrator. Well, I’m really interested in this condo. I went to their show unit and site many times. I quite like it comparing to those which I hunt for months. Low density is my objective. Have confidence for the developer too as 1 of my friend stays at Cita Damansara. No complaints from them.
Actually some said that it is pricey but I would say what you paid is what you get. Low density, Semi-D concept and good location is what we’re paying for.
Comment by spyweb — November 1, 2005 @ 8:13 pm
Will the Damansara Perdana link helps the traffic in future?
Comment by spyweb — November 8, 2005 @ 8:39 am
spyweb,
if you like it and within your price range, go for it. the link will obviously help the traffic, but in the long term the traffic will still be overwhelming.
Comment by Administrator — November 8, 2005 @ 8:42 am
I really doubt the traffic problem. There’s a lot of ppl saying that the traffic were congested in that area. I’ve been in testing & came from Kota Damansara toll during 7-8pm. It is ok for the traffic. But I’m not sure for LDP.Is it that worst?
Comment by spyweb — November 8, 2005 @ 9:57 am
one of us has worked there for 5 years, believe me, peak hour traffic is very heavy, to put it mildly. offpeak is of course ok, unless you work odd hours.
Comment by Administrator — November 8, 2005 @ 11:30 am
I’m working in Glenmarie Shah Alam, 9am - 6.30pm, would you think the traffic will be heavy if I go out at 8.20 through Kota Damansara toll?
Comment by spyweb — November 8, 2005 @ 11:54 am
if you use the NKVE it is quite smooth flowing, but the other roads (LDP, Sony) are heavily used. NKVE is actually the only route that isn’t congested.
Comment by Administrator — November 8, 2005 @ 1:04 pm
No wonder. Perhaps I can use NKVE but have to pay RM1.20 toll. I think that is the best way to my work place.
Comment by spyweb — November 9, 2005 @ 2:52 am
if you’re going to glenmarie then it is definitely the best option. however, you know-lah, some malaysians don’t like to pay toll one…
Comment by Administrator — November 9, 2005 @ 3:44 am
No choice, have to pay toll. If I stuck in the traffic, my petrol and engine oil will wear out faster, worst than RM1.20 for the toll money.
Comment by spyweb — November 9, 2005 @ 5:40 am
Sunway Damansara Opal is launching their new show unit ON SITE this saturday & sunday. 23/9/2006 and 24/9/2006.
I wonder how many units left?
Comment by zenique — September 22, 2006 @ 2:07 pm
anyone knows what’s the current selling price for an office lot in metropolitan sq? size of about 600sq ft
Comment by darth vader — October 9, 2006 @ 12:42 am
Hey all! Do you guys realise that there is a busy highway (PLUS) just beside it, another main road next to car park block & a river behind it? If you are considering a quite place i dont think its your choice! Drop by to their show unit & experience it. Cheers!
Comment by Scott — October 28, 2006 @ 12:08 am