231TR, Jalan Tun Razak
This serviced apartment generated quite a bit of hype during its pre-launch, and was launched about a month ago to good sales. There are a few good things that work in favour of this development, we will examine them later. At the time we viewed this place, there were some choice units left for grabs.
Undeniably, the location of this piece of property has got to be its main advantage over its competition. It’s a little away from the 1 km radius of the so-called ‘KLCC luxury condo zone’ (although this is also a luxury condo). But for those who do not hold that as a criterion, you will be pleasantly surprised. It is situated right at the corner of Jalan Tun Razak (231 is the address) and Jalan Bukit Bintang. On it’s left, it’s the Kuwait Embassy, on the right, it’s the Indonesian Embassy, followed by Menara Bintang Goldhill (another luxury condominium, reviewed by us here). Behind, there’s a Citroen showroom, and a row of old ‘rich man’ bungalows. Across one side of the road is the huge almost completed medical centre, directly across Jalan Tun Razak is the Royal Selangor Golf Club (RSGC).
The permanent green view across RSGC is the main marketing thrust of 231TR, with their ‘Above City and Country’. In terms of connectivity to main areas of the city (like Bukit Bintang, KLCC, etc) and transportation, there is obviously no question it. Plus, with it being surrounded by embassies and bungalows, there is a sort of guarantee that it will remain flanked by low-rise buildings for a period of time. At least until the embassies decide to relocate to the Diplomatic Enclave in Putrajaya, and the rich old people decided to sell their bungalow land. But well, in development, you can’t have everything.
231TR itself is actually a mid-rise condominium, just like the Menara Bintang Goldhill two doors away. There are 19 floors, and only 15 of it are units. The lower floors are parking levels, followed by one level of common facilities. The plot of land is really small, and we reckon the maximum height of the building is controlled by City Hall in respect to its neighbours, so there would have been a quandary for the developers – big units but lesser units in total, but very exclusive, or smaller units to accommodate more units? They seem to have gone for the latter option.
There are 195 units altogether, with 15 units per floor. That’s a lot, and there is only one lift core (with 3 lifts only). The units are arranged in a circular fashion, around a void looking down to the common floor. The central area on every floor also has two landscaped areas.
Let’s talk about the units. Like we said earlier, 15 units per floor is high, although 195 in total is quite low density. So it’s quite a well balanced option. The 15 units are small, ranging from studio apartments of 498sq.ft to 3 bedrooms at 1,088sq.ft. There aren’t any duplexes or large units, or any penthouses. There are 10 different variations of layouts to choose from, a strong deciding factor for buyers would be the view – you can pick a KLCC view, RSGC view, Bukit Bintang view or Sg. Besi (!) view. Every unit comes with a balcony to enjoy the view.
The studio units look very interesting, and would appeal to yuppies who need a simple yet manageable place right in the city. The bigger units are reasonably designed, although we found the 1,088sq.ft three bedroom layout a little cramped. Units come with air-conditioning, built-in wardrobes, kitchen cabinets, depending on the unit. You are advised to check with the sales personnel for details.
In terms of facilities, the developer has problem quite basic amenities, considering the space constraints here. Housekeeping services available.
At about RM600psf, the pricing is very competitive. You would be hard pressed to find another condo around this area at this price. That said, maintenance fee is quite high.
The company behind this project, YWC Engineers & Constructors Sdn Bhd, has been involved in civil engineering construction for quite some. This is their first foray into properties. The land was acquired from Malton Group Bhd, which had previously planned to develop a serviced apartment, tentatively named Royal Golf Service Suites, at the site.
| Project Name | 231TR |
| Location | Jalan Tun Razak, Kuala Lumpur |
| Description | Mid-rise Serviced Apartment in KL Golden Triangle |
| Land type | Freehold |
| Price | RM262,888 to RM675,648 (average about RM600psf.) |
| Unit size | 498sq.ft to 1,088sq.ft |
| Units per floor | 15 |
| No of units | 195 |
| Launch Date | now available |
| Expected Completion | mid 2009 |
| Developer | Urban Delta Sdn. Bhd. (subsidiary of YWC Group) |
| Contact | 03 – 7980 3392 |
| Website | www.urbandelta.com.my |
Yes, it seems to be selling well but I wasn’t exactly all impressed. Small diplomatic enclave it may be but have you seen the crowd of Indonesians crowding outside their embassy every day ???!!! Small built-up does not allow for the ‘luxury’ of a laundry area. Sales execs’ recommendation is for you to put the washer either in the kitchen or the bathroom. Car park on lease only. Just my 2 sen as to why our chequebook was unused at the launch ….
Comment by NE16_5ZA — May 13, 2006 @ 9:12 pm
Well, most service apartments don’t come with yards for the washing machines or dryers anyway. Not The Verve in Mont’ Kiara, not Lot 163, Parkview nor Berjaya Central Park in KLCC areas. Service apartments generally expect you to utilise their facilities inc laundrette provided. Good thing about this development is that the nearby medical centre and embassies may just generate a good supply of tenants for it. And like mentioned in the review, the affordable rate per sf is its main deciding factor. Of course if you are too discerning and want everything else, then there are always the RM800-1000 per sf developments that you can choose from. When you get more, you pay more….that is generally the rule of thumb.
Comment by Aleson — May 14, 2006 @ 11:58 am
This is one development were a good price will not be sufficient to over come all the shortcomings.
1.Very high maintenance.
2.Lease car park 60rm per month for first 2 years then up and up
3.Have u been to this location during a weekday? Yuck..it is like downtown JAK. If you do manage to find a tenant they will not stay long.
4.To me, one very very ugly designee.
5.Ok not new company..but this is first condo for them, as allways let some other person suffer the mistakes and buy the 2nd condo they do.
6.Well how many bad points doe you need before you stop looking?
Comment by wayne — May 14, 2006 @ 1:10 pm
Service apartment……translates to higher maintenance, assessment, quit rent and utility costs…it’s the commercial rule. If you buy any of these, that is the norm, ain’t it? It’s expected. Plus there are some with even higher rates in KLCC areas. Unless you go for residential zoned ones only, then no problem. Anyway, your call. No problem with me.
Each to his or her own decisions / opinions. You can always try Troika?
Comment by Aleson — May 14, 2006 @ 1:19 pm
I saw the launch last year, around Oct/Nov at much higher prices.Looked like they now realised that they priced it out last year and even at RM600 psf I think it is still very high. It maybe chepaer than others nearer to KLCC, but it doesnt mean those KLCC condos are not overpriced. I were offered 15% to 25% discounts for some of those condos.
Comment by Maggie — May 24, 2006 @ 6:17 pm
Hi Maggie
When you say, you were offered 15 t0 25% discount for condo in KLCC area, discount offered by developers or sub-sale. Thanks
Comment by Charlieboy — October 16, 2006 @ 2:49 pm
i can imagine 600sqft is very cramp with that price..
Comment by Roysanat — November 9, 2006 @ 9:24 pm