Property Malaysia

It’s been quite an eventful January, even if we expected it to be slow with the CNY celebrations coming. There’s been no let up in the sales launches in the papers these days, most developers trying to close as much sales before the fiscal year end.

The projects reviewed in January are as follows:

Baiduri Courts, Bandar Bukit Puchong
Lavender, Pinggiran USJ
Sapphire, Putra Heights (Putra Avenue)
Villa Wangsamas, Wangsa Maju
Kuchai Avenue, Kuala Lumpur
Riana Green East: Sagaris

Our reader Colbert has submitted some photos of e-tiara condo in Subang Jaya.

There are some more photos at here.

Here are some recent site progress photos of Sterlin@PJ sent by reader Eddy. You can read the review of the project here.

From the looks of it, they should be finishing the structural frame soon and start on the external brickwork.

Bandar Bukit Puchong is usually known for building large landed homes in the outer reaches of Puchong, but their latest launch is a medium cost apartment with an attractive price tag of RM72k. We’ve reviewed some of the earlier launches in the massive 1,300-acre development, you can read them here:

Nilam Puri
Nilam Terraces

In terms of location, Bandar Bukit Puchong (BBP) is usually perceived as further than other major developments in the area like Puchong Jaya or Bandar Puteri, but still not as far as areas after the toll like Taman Equine and Lestari Puchong. But it is undoubtedly well-connected by roads. There is a dedicated interchange on the LDP, then there are the future South Klang Valley Expressway (SKVE) and KL-Putrajaya Highway. There is an interchange onto the latter near the Selangor Pasar Borong. The attraction for BBP has always been its proximity to Cyberjaya and Putrajaya, and also to the highways.

The project is located on a narrow and long strip of land, there are 2 similar interconnected blocks. All units are either facing directly north or south, and there are 20 units per floor.

The apartment isn’t too high-rise, only 10 floors which helps by not being too high-density. Usually medium-cost apartments around this part of Puchong are typified by lots and lots of apartment blocks, but here it’s relatively better, and surrounded by landed development. There is only one type of unit here, it’s 774sq.ft., with three bedrooms and 2 baths. At that size, understandably all the spaces are tight, especially the kitchen.

All the units from ground floor units to the topmost floor are going for RM72k, but only the ground floor units come with a parking spot (first come first serve). The higher floors (whether its 2nd or top floor) have an upgrading option of where you get a parking spot for a total price of RM87k. Lifts are provided.

The unit comes pretty much bare, and with the minimum facilities. There is the requisite security, a multi-purpose hall, a surau and a couple of shops. Perhaps for those looking for more upscale apartments, there are plenty around this area, including Nilam Terraces, but we think their main objective here is to keep it affordable, while on a larger scale of things, the masterplan of BBP provides facilities like sports centers and shops for the residents of Baiduri Courts.

Earlier phases of BBP have a distinction of good quality, but perhaps Baiduri Courts may be more reflective of it pricing. But there is always the backing of a developer with good track record.

Developer United Malayan Land United Malayan Land Bhd has proposed to purchase a piece of land in Bangsar ia their property arm UM Development Sdn Bhd. The parcel of land, slightly less than an acre in size, will be acquired from Vista Genesis Panel Sdn Bhd for RM24 million cash.

In a report,

UM Land told Bursa Malaysia on Jan 22 that it proposed to develop 191 units of condominium with a gross development value of about RM99 million. It said the gross development cost was estimated at RM73 million, thus yielding a gross profit of RM25 million. The proposed development is expected to commence in 2007 with an estimated development period of three years.

While Sime Properties is more known for their major developments like USJ, Ara Damansara and Putra Heights, there is also another smaller project called Pinggiran USJ. While not as heavy marketed or well known as the others, this place can boast of being well connected by 2 major highways, the Shah Alam Expressway (KESAS) and the North-South Central Link (ELITE) via the Seafield interchange.

Actually the location is at the border between Shah Alam and Subang Jaya (hence the name), but it still falls under the purview of MPSJ. The earlier launches have been further in, accessible from Jalan Batu Tiga Lama and from Shah Alam, while this latest launch Lavender, is right next to the Right-of-Way of the two highways.

Lavender is a 20’ x 60’ linkhouse, 152 in total, arranged 8 rows. The area has a small landscaped park, and a footnball field. There is also a reserve for a small surau. All units either face NE or SW, just slightly off the North-South axis. There are two entry points from the same stretch of the main road. On the west and south are low medium cost apartments, and towards the SW are some earlier phases of landed units.

As with USJ and Putra Heights, there are a few variations of the basic unit type arranged alternating on the row. There is a basic unit at 1,330sq.ft. (Type A & A1), and then there is a version with an added wet kitchen at 1,340sq.ft. (Type B & B1). Even bigger is the Type D ay 1,500sq.ft. Lastly there are Types E and E1, which are specially designed larger corner units with a lot of garden space. There are only 4 of these units, and oddly enough, they are the ones nearest to the highways.

All typical units come with 4 bedrooms and 3 baths. For a lot size of 20’ x 60’, everything is quite small if you’re used to larger homes.

The pricing start from about RM219k, and for a 20’ x 60’ home, it’s a little expensive considering the location. The larger units cost a lot more (about RM400k), and although the gfa is bulked up, it is limited by the short lot length. Looks awkward.

Pinggiran USJ isn’t as popular or hyped up as USJ or Putra Heights and its not difficult to understand why. But it’s a tad nearer than the Shah Alam developments like Alam Impian or Kota Kemuning, but the surrounding here is probably less appealing than those ‘greenery’ themed large scale projects. In addition to the aforementioned highways, there is also the industrial areas surrounding this neighbourhood. Traffic sometimes gets problematic.

This area serves as an alternative to people looking for a place between Puchong, Subang Jaya and Shah Alam. The location works for and against it, depending on your requirements. Even for a freehold land, the pricing looks a bit stiff. What is has going for it, though is the Sime marque of experience.

Reader Eddie has sent in some recent photos of USJ1 Avenue. This project was reviewed some time back and you can read the review here.

Looks like the external plastering and roof have almost completed, should be doing the internal fit-out soon.

It’s been awhile since we visited Putra Heights, we dropped by recently after seeing some buntings in Bukit Jalil advertising a new launch. Our last visit to the area was for the review of D’Passion, you are encouraged to read the review for our views on the area’s location, connectivity, quality and environment.

In a nutshell, Putra Heights is project by Sime UEP on sprawling piece of land between the existing USJ and Shah Alam, and it’s also bordering Puchong on one side. The area is known for having 2 highways running through it – the ELITE, which cuts through the middle, and the LDP on one side. Due to specific reasons, the entire area of Putra Heights is further divided into smaller sub-precincts, each with a different identifying name. However, most of the sub-precinct names would probably not be used further from the launch period, as most people tend to identify the entire area by the name of Putra Heights.

This cluster of launches is known by the sub-precinct name of Putra Avenue, and is differentiated from the other zones by the fact that it is located on the right side of the ELITE highway (i.e. the Puchong side). It’s quite near the dedicated Putra Heights interchange on the LDP. There are a few short rows of homes arranged around a small landscaped park.

They’ve taken the concept of the alternating façade (used in earlier phases) a little further. Here there are 5 different variations (actually they’re just slightly different) here, and they’ve creatively given a niche target for each type – Type A is for ‘young couples’ (small standard unit), B is for ‘Retirement’ (slightly bigger than A), C is for ‘Family’ (bigger masterbedroom, one more bath), D & D1 is meant for ‘Supersize Family’ (comes with side garden) and E & E1 is for ‘those who simply want more space for living’ (larger endlot).

The units are either 3+1 or 4+1, and they all come with a guest room downstairs. Sime are usually known for their intuitive design in the internal layout, and it is also evidently. We like the façade of the home, and the porch can easily park two cars side by side.

By saying Sime UEP has lots of experience is building homes is a bit of an understatement. Driving around the vast domicile landscape known as USJ, you can see where they cut their teeth, and along the way experimenting with different designs and concepts, from large secluded bungalows to low-cost walk-up apartments.

And as with most of the launches by the developer, homes with premium house numbers are loaded with an additional RM500 per unit.

Putra Heights is often seen as a further extension of USJ, just across the road (LDP) from the frontier (USJ26) but it retains an identity of its own in many ways. But the trademarks of Sime is still visible, especially in the alternating building type, building layout design and the masterplan ideas.

Putra Heights carries with it the marque of the developer, and the price here reflects that. Inevitably they will sell off all the units, they really have no worries for that, even if it may take more time for the less desirable units. But of course, very few companies have this sort of luxury.

We apologize for the lack of updates here, we’re having some Internet connection problems. There’s been a few interesting launches that we want to post up, unfortunately we can’t do much about the current situation.

Also thanks to reader Eddy for sending us some recent photos some a few projects around the Klang Valley, if you live near a housing project (condo or landed) under construction, or are a buyer of one, you can send us some recent photos and we will post it up for everyone to see. Besides keeping the other buyers informed, it also acts as some kind of publicity for the project, especially to interested buyers.

Let’s hope our connection comes back on tomorrow. Fingers crossed.

SP Setia is planning a RM2 billion joint venture project called Setia Eco Gardens in the Iskandar Development Region (IDR) in southern Johor to capitalize on the potential growth of the area in the coming years.

Incidentally, this township will be SP Setia’s fourth development in Johor Bahru after the on-going Setia Tropika, Setia Indah and Bukit Indah projects in the city.

li>Based on a press report released last week,

The 383.92 ha piece of freehold land was acquired for RM227.3 million or RM5.50psf from Kawasan Mestika Sdn Bhd and Gan Theng Enterprise Sdn Bhd.

The JC company, Kesas Kenangan Sdn Bhd, would be set up to undertake the development located in Pulai, Johor Bahru. SP Setia will hold 70% in the new company through its subsidiary Futurecrest (M) Sdn Bhd with the remaining 30% by Topasia Projects, a unit of Hong Bee Land Sdn Bhd.

SP Setia plan to have a garden theme that includes a lush garden oasis and resort-like facilities such as fishing pavilions, canoeing cove, water parks and boardwalks.

Certainly, the timing is looking good for companies like SP Setia to invest in the Southern Johor growth area to take advantage of the Integrated Resorts planned in Singapore.