Kemensah Mewah, Hulu Kelang
This latest housing development in the Hulu Kelang / Kemensah posh housing area has just been launched, adding to the growing number of projects in the area. Lots of people are touting Melawati-Hulu Kelang as the next growth area, judging from the developers staking plots of land around here.
Kemensah Mewah is just a small plot of land with 3 row of houses. To get to this place, you need to turn off the Taman Melawati / Permata junction of the MRR2 (where the Giant Hypermarket is) and follow the signboards. It’s a long distance in, twisting and turning past a few schools, old houses and narrow roads flanked by luxurious bungalows. There is another shorter left turn only entrance near the National Zoo, but that route also snakes through lots of narrow streets.
On one side of the site is some old midrise apartments, just in front of the site is another new developments of huge semi-detached houses. At the other side, is a good view of the Melawati forest reserve.
There are lots of amenities in this area, which is one of the main points it’s quite ‘hot’ at the moment – there are plenty schools in the area, good access to the MRR2, 15 minutes to KL, many hypermarkets in the area. Although one disadvantage we can see is the narrow roads we meant for the low density, older developments. With the new projects coming in, the roads are getting more and more congested. It’s the same problem projects like Laman Oakleaf and Bukit Mewah will be facing.
Now we come to the unit. This place has a unique concept – all 28 homes in the first phase are of different sizes. Well, almost. The semi-Ds start small at the start of the road, then the plot size and building footprint gradually get bigger, until the largest one at the the end of the street. Internally, the design pretty much the same, but some of the larger units having an extra room on the first floor.
The first two thing we noticed when we saw the show unit were the flat roof, and the colour scheme. It’s brown. Very different. But the flat roof is a different kind concern. According to the salesperson, it is an RC flat roof. Generally, we personally (and personally only) don’t favour RC flat roofs. It tends to pond, even though it may be slightly pitched to drain the water. And when it ponds, it tends to leak. They don’t have a maintenance access to this roof, so any repairs need to come from outside. Second thing is that it tends to be hot inside. Even with top-notch insulation. But you have to admit, this design dares to be different.
So the facade of this home is really defined by the flat roof, and the cornice parapet. It’s one of those love-it-or-not things, so if you really like it, then it works well.
The lower half floor is an AV cum panic room, more on that later. The ground floor is spacious, and the rooms upstairs are well-sized, there is also a fairly large family room (depending on the unit you buy). With a dedicated AV room, it precludes the appliances to be in the living, so it gives you more space to work with in the foyer. We like it.
This project comes with some interesting features like AV room cum panic room (we first heard of this term in the Jodie Foster movie) at the lower ground – equipped with soundproofing, fire-rated and metal doors. For those of you who have not seen the movie and do not know what a panic room is, its basically an emergency hiding place in case of a security breach. We thought it was an innovative idea, but one of our associates thought it was a spooky idea…
Other than that, the kitchen comes equipped with the gadgets and built in cabinets shown in the show room, and the developers are offering lots of extra features like CCTV around the perimeter, sensors to all windows, rooftop solar panel. According to them, there will also be a home automation system installed to control appliances like air-conditioning and lighting.
Five of the units come with outdoor swimming pool.
The price start at RM1.5mil to RM2.0mil, which we feel is quite reasonable for freehold, lots of nifty free packaging, low density and big plot size.
| Project Name | Kemensah Mewah | |
| Location | Hulu Kelang | |
| Description | Low density 2 ½ storey semi-detached homes | |
| Land type | Freehold | |
| Price | RM1,484,000 to RM2,020,200 | |
| Land Encumbrances | Bumiputra-Commerce Bank Bhd. | |
| Lot size | varies, largest is 55’ x 107’ | |
| Unit size | from 3000sq.ft | |
| No of units | This phase 28, total is 40 units | |
| Launch Date | now available, units going fast | |
| Expected Completion | early 2008(for this phase) | |
| Developer | Kemensah Mewah Sdn. Bhd. | |
| Management Company | Intra Mewah Sdn. Bhd. & Paul Lo & Associates (M) Sdn. Bhd. | |
| Contact | 03 – 2144 6433 |
A flat roof also tends to collect a lot of floating / flying objects, such as leaves, dust, etc. Gets very dirty over time, hence the brown colour code I suppose.
Also, luckily it does not snow in M’sia. The added weight of snow on the roof may cause it to collapse, like in Europe.
Comment by preacher — February 17, 2006 @ 4:43 pm
haha, good point on the leaves. without an access, it will be difficult to go up.
Comment by Administrator — February 17, 2006 @ 7:47 pm
I’ve just viewed the Kemensah Mewah(KM)showhouse after reading your review but somewhat find it on the expensive side.I’ve missed my chance in buying the Tropika Kemensah (TK)Semi-D, which was sold out very briskly after their sales launch. TK is located within a stone’s throw from KM. TK was selling at RM790k only for a std unit with land 40′x 80′& built-up of 3600sf!.It is freehold too. Very conventional design unlike KM where all the unique and extra features pushed the price up to RM1.4 million.With a price difference of almost RM600K one can renovate the TK semi d extensively and yet have leftovers to pamper yourself with a new BMW. I am looking fwd to TK second phase. BTW, would you be reviewing the TK Semi D ?
Comment by Megan — March 11, 2006 @ 5:20 pm
we will possibly review TK 2nd phase when it is launched. by the time we viewed TK ph1 it was sold out.
Comment by Administrator — March 11, 2006 @ 7:51 pm
is kemensah mewah sold out or still available. thanx
Comment by edifier — April 20, 2006 @ 6:06 pm
For latest update you can check with developer, number is given above.
Comment by Administrator — April 20, 2006 @ 8:37 pm
Any comment for the next project under same company - Bukit Segambut Apartment? I cant find much information about it, except this
http://www.chinapress.com.my/topic/property04/default.asp?sec=2006-08&title=august2006.txt&art=0805pro01.txt
Thanks.
Comment by Teck Khen — September 14, 2006 @ 4:16 pm
teck khen,
we’ve just seen the place last weekend, review will be out shortly.
Comment by Administrator — September 18, 2006 @ 6:15 pm
review out, check it out…
http://propertymalaysia.blogsome.com/2006/09/18/bukit-segambut-apartments-segambut/
Comment by Administrator — September 18, 2006 @ 11:09 pm
Wow, every efficient
Thanks alot.
Comment by Teck Khen — September 20, 2006 @ 4:00 am
has Tropika Kemensah phase 2 been launched? thanx
Comment by ejb — February 23, 2007 @ 2:08 pm
Try calling the number given for Kemensah Mewah but line has been terminated.How’s the development going?Are the units all sold out or has the project been stalled?Would appreciate your feedback on this and more info for the Kemensah area including Kemensah Residency please.Many thanks!
Comment by Jess — March 30, 2007 @ 2:04 pm
can’t seem to contact them too. we’ll try to call their HQ. Kemensah Residency reviewed here:
http://propertymalaysia.blogsome.com/2006/12/27/kemensah-residency-kemensah-heights/
Comment by Administrator — March 30, 2007 @ 2:29 pm
The developer for this project own another project in Banting, Selangor namely Taman Langat Jaya. The project consist of 22 units of Semi-Detached house. This project was abandoned for quite sometime due to the developer has been in the financially trouble company. They have change their phone number and also the office address due to imminent legal action from the buyer. You may find them in the same building but at the different floor in Central Plaza, Jalan Sultan Ismail. You won’t be surprised if this project could not be completed in the stipulate time. Just wait and see.
Comment by Cheated Buyer — May 21, 2007 @ 5:03 am
Hello, let me introduce myself,m JASON,person incharge KEMENSAH MEWAH,SALE DEPARTMENT n our phase 2 semi-d going to open soon,you r wellcome to contact me,H/P;0169979733.TQ.
Comment by jason lim — May 22, 2007 @ 11:31 am
U R right…This developer abandon project b4 recently also and cabut wif owner money… Cannot be trusted..dangerous..Better go for reputable companies.
Comment by Flintock — May 22, 2007 @ 1:50 pm
…
Comment by jason lim — May 22, 2007 @ 1:52 pm
Heh heh u all… This wan also joking one… I got nothing better to do…
Comment by Flintock — May 23, 2007 @ 10:24 am
Hi Jason, Say Hello to your director from Hong Kong. Ask him to expedite the construction at Taman Langat Jaya. It has been 3 years now…
Comment by Very sad owner — June 18, 2007 @ 6:24 pm
Hi Flintock and Other,
May I know what is the situation of your case?
Comment by Ken Lee — September 27, 2007 @ 4:45 pm
I wish to clarify that the Developer for the Kemensah Mewah project comprising of 40 units luxury semi-D and 1 unit of luxury bungalow is Kemensah Mewah Sdn. Bhd. The construction work is currently in progress. The Phase I comprising of 28 units luxury semi-D is almost sold out and expected to be completed by early 2008.
Kemensah Mewah Sdn. Bhd. does not owns a project in Banting named Taman Langat Jaya comprising of 22 units of semi-D houses and never encounter any legal action instituted by any purchaser. Therefore, changing company phone number and address to avoid purchasers is virtually untrue.
Kemensah Mewah Sdn. Bhd. is currently managed by Mr. Paul Lo cum a group of local professional with ideas mostly contributed by Mr. Paul Lo, Paul Lo and Associates (M) Sdn. Bhd. is a management consultant company having a team of professional with adequate experience, technical expertise and sound financially credibility in implementing property development project.
Kemensah Mewah semi-D and bungalow project is uniquely designed by Mr. Paul Lo based on his extensively experience in property development acquired in Hong Kong, Macau, and China incorporating the latest popular concept of luxury living in the Asia Pacific region.
The design concept has taken consideration into every details of the high end living features, making the project to be one of the most complete and comprehensive in the Kemensah Heights area.
The Phase I of 28 units semi-D was selling from RM999,000.00 onwards i.e. approximately RM282 p.s.f. which is relatively low for similar classes of semi-D located in the vicinity of Hulu Kelang which has received good response from the general public and only limited unit are available for sale.
Phase II comprising 12 units of 3 storey semi-D and 1 unit of 3 storey bungalow with upgraded features having bigger built-up area is now opening for sale. For enquiries, you may contact our office at 03-2144 2833 for arrangement with our sales and marketing teams.
All prospective purchasers are advised to compare the Kemensah Mewah project with other project available for sale in the Kemensah Heights / Melawati area in terms of selling price, quality of finishes, M&E services, built-in items, design features and etc. before making a decision.
Based on the current values of the 20 trees project and the Beverly Heights semi-D, the Kemensah Mewah project has a good potential to appreciate upon completion with C.F. in view that the land value cum construction cost is escalating.
Purchasers for luxury houses should take advantage of this opportunity knowing the fact that high end condominiums in the nearby KLCC area are transacted around RM1,000 p.s.f. or more and upper class landed properties in prime location are rare these days.
Comment by Kemensa — December 12, 2007 @ 12:30 pm
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Comment by Kemensah Mewah Sdn Bhd — December 12, 2007 @ 12:33 pm
i went to view the showhouse of phase 1. frankly i think the idea of panic room is rather silly. picture this.
a burglar broke into your house and is already on his way to the first floor, do you think you even have the time to run for refuge at the basement? i dont think so.
this is what i call gimmick. it is good to have gimmick in marketing but when it is overdone, it doesnt turn out well. and at rm 1.4m, it is one of the priciest semi detached in the vicinity! tropika kemensah sold for slightly under 800k. beverly heights units with elevators are going for slightly above a million. with such amount of money, id rather get a detached house (read: bungalow) in kemensah heights resorts development at jalan 7 kemensah heights. you can get a bungalow for less than RM 1.3m. and you in malaysia, a bungalow is a bungalow!
like megan, ive missed the chance to buy into tropika kemensah phase 1. currently waiting patiently for the phase 2 to be launched.
and what about this news the developer relocating their office and their phone number being disconnected? i smell something fishy here. mr lo has developed 2 projects in kemensah before namely pesona villa apartment and kemensah villa condo. both have continuous problems with maintenance and value appreciation. cant blame me if im being skeptical about kemensah mewah. the track record could speak for itself. very sorry.
Comment by sa7586 — December 14, 2007 @ 8:42 pm
Everyone entitles for his/her opinions and has his/her own taste and selection in terms of house design or concept, location, privacy, security, quality, furnishing, built-ins,etc.
While I respect sa7586 opinions, I am sure buyers of Kemensah Mewah has their own good reasons of spending hard earn money for purchasing this particular house.
I’ve been to the showhouse unit earlier. I agree with the review, I must say the developer is very daring to come out with this unconventional design of the semi-d. It is a niche market. Basement (panic room) and flat roof is something that malaysian purchasers are not very familiar with. I am personally viewing Panic Room as more like an AV or activity room where you can blast your home theater system as loud as you wish without disturbing the neighbours. And the flat roof is for the security (the house is like an enclosed space) where the intruders will not be able to get in via the roof. You may also convert it to a rooftop garden and enjoy the view of Melawati ridges and twin tower/KL city.
I think the priciest semi-d around the vicinity is Riverview, Amberhill & 20trees. But I am sure all the smart homebuyers dont look at the price alone to decide. Simple rule, you get what you pay. While Tropika Kemensah price is on the low side, it is not gated. The design is very conventional and with very basic furnishings. There was a break in a few months back at Tropika or Tiara Kemensah (not sure which one). While Prima Villa is a nice gated property, the owner might have to spend quite a lot renovating it. Basic unit is so basic, it is up to buyers’ creativity to upgrade it. Open concept (like in the US, UK or Australia) might not be acceptable to some Malaysian buyers who like to have fence around the house for privacy.
Pesona Villa has appreciated quite significantly. A unit currently selling at around RM180k (This is apartment without lifts). Kemensah Villa depreciation is mostly due to loan defaulters where a lot of units on the auction. DesaKu condo depreciates even more. My friend managed to sell it off at only RM180k, compared to RM230k developer’s price.
My two cents…
Comment by mick — December 22, 2007 @ 3:52 pm
Here is my opinion on the sem-d that’re being developed under the Kemensah Mewah project. I’ll also touch on some of the views that’ve been expressed by Megan (item 3), sa7586 (item 23) & mick (item 24).
I could say I’m familiar with the Kemensah Height area as I’ve closely followed on all the new sem-d that’ve been launched in this part of the city over the past 5 years or so. I’m also privy to the different levels of workmanship, etc for sem-d that are sold under Tropika Kemensah, Prima Villa, Tiara Kemensah, etc as quite a number of my friends & associates have bought houses from these developers.
During its launch under phase 1, I’ve made no less than 3 visits to both of the Kemensah Mewah showhouses. Although unconventional, I quite like its facade as well as its solid-looking gate which’s probably among the better ones for projects of this price range in KL & Selangor. With all the freebies thrown in, viz plasma tv, air-cond units, washing machine, built-in cabinets etc, they do have their appeals.
Having said that, however, I have some reservation on this project which I would like to share with your readers.
1) As mentioned by sa 7586, I tend to agree that the ‘panic room’ is just a marketing gimmick. As such, it just add to the total costs of the house, without achieving its intended purposes. (As none of of the upstair’ rooms have direct internal access to this room, it would indeed be foolish for any occupants to get out of their bedrooms during any break-in and to make any attempts to sneak into this room.)
As house-owners are already required to pay monthly maintenance/(security) fees and also that every unit already has its own perimeter fencing, isn’t the installation of a panic room a case of “security-overkill”?
On mick’s comment that the panic room could be used as an AV room (solely), this would indeed make it a truly expensive AV room as the cost of the thick metal door, concealed telephone lines, etc which had gone into the construction of the panic room would already been incorporated into the S&P price.
2) Flat rooftop has its appeal to those who intend to convert it into a rooftop garden, as was suggested by mick. However, to those who has no such plan, it could turn out to be something of a nuisance because in time to come, the rooftop might turn into a pond once the drainage get clogged up.
In Hong Kong or places where land is extremely scarce (and very pricey), it might be a good idea to build flat rooftops so as to give buyers the option of converting them to some other uses in the future, as a way of maximising usage of land. I don’t think it’s a pressing need in this case. Moreover, against the intense tropical heat in Malaysia, the conventional-designed rooftop with traditional roof tiles will provide far better insulation versus the flat RC (Reinforced Concrete) rooftop.
3) Granted that purchasers are ultimately made to pay for so-called freebies (by way of inflated S&P price), wouldn’t it be more appropriate for a sem-d with price tag in excess of RM1.0m to be fitted with electrical appliances that are manufactured (at the very minimum) by one of the top brand Japanese manufacturers instead of pre-installing each unit with electrical appliances that are made by Haier?
4) The access road leading to this project is not only narrow but also quite steep. There is also a rather sharp 90-degree turn on the first road corner. Once residents of this project and that of the nearby Kemensah Regency start moving into their new home, road safety could be a major concern along this short stretch of road, particularly during night time as well as during the rainy seasons.
*Administrator, thank you for doing a great job. Keep it up and Happy New Year to all of you.
Comment by Tom L — December 28, 2007 @ 12:20 am
I’m very interested on the development of Kemensah Tropika, anyone knows any news about the 2nd phase?
Anyway, any more development of landed property at Melawati area?
Comment by ejb — December 31, 2007 @ 11:04 am
To Kemensah Mewah S/B,
I bought a unit (phase 1)from you 16 months ago, being impressed by the good finishing of your show houses, and since then have been checking out the progress.
Your phase 1 has been stalled for at least a year now. and you dare mentioned phase 2, which is no more than a few piles in the ground with absolute no construction going on. Mind you, phase 1 is only 60% done. A normal, well financed project would have had everything done in 24 months - you are nowhere up to speed.
I have been desperate trying to understand what’s going on but Mr Lo is nowhere to be found - his office phone number has changed and office is emptied. And his construction signboard, which is mandatory under any city council’s rule, is removed.
And not to mention your real estate sales agents have been dodging my calls! I dare you come clean on this forum and tell us your financial condition and, for goodness’ sake, your REAL office phone number!!!!
Comment by FURIOUS buyer — January 14, 2008 @ 9:39 am