Riana Green East: Sagaris
So after a week or so of semi-hiatus, not helped by the slow Internet connection speed, we’re back with our reviews for the new year. First up for 2007 are a couple of carry-overs from last year, beginning with a project that has been quite heavily marketed around the city, Riana Green east.
First some background on the overall development. Riana Green east, is so called to differentiate it from the other Riana Green which is in the Tropicana area. It is developed jointly by the property arm of construction giant IJM and Landmarks Land & Properties. The latter is part of the master developer of the surrounding KLSC (Kuala Lumpur Suburban Centre) here in Wangsa Maju. Desa Putra, which was launched earlier just down the road from Riana Green east, is also by the same people. Both projects, in fact, share the same area for the sales office.
We’ve actually touched a bit on this whole area in our review of Desa Putra, so you are encouraged to read there for some understanding. Basically, this is a relatively new area carved out around the green reserve on a hill. There is an impressive masterplan in action here, with residential and commercial areas serviced by the existing Carrefour, a proposed bus station, a well connected road network and LRT stations (the proposed Sri Rampai LRT station is next to Desa Putra).
When completed, this project will be a massive development, with three phases totally close to 1,000 units. The salesperson told us that the 3 phases are planned to be similar (although not necessarily similarly priced). The first phase consists of 391 units, called Sagaris. This consists of a 36-storey apartment block, 2 medium rise blocks, and a plaza block which also forms the common facilities.
There are 16 units types to choose from, ranging from 790 to 2,000sq.ft. With the option of different orientation and views, not to mention the different blocks to choose from, there is a great array of choice for the buyers. Block A, the highrise tower, has 6 to 8 units per floor, and mostly traditional layout ones with 3+1+1 rooms. There are also limited smaller units, which we feel aren’t really practical. Blocks B & C are similar, with two wings each, totaling up to 8 units per floor in total. Here the units have a more squarish layout, and have a more exclusivity to it owing the lowrise height. The Plaza block D has limited units.
For Riana Green east, they are going for a water-themed surrounding, with also lots of green landscaped areas. With a large acreage at the developer’s disposal, they are able to indulge in the greenery and niceties, something that adds to the appeal of the project. However, the is also one thing to consider, 954 units in total is a very high density number, and even though all three parcels have separate access, they are all going to be on the same main roads, and this is something to consider. Another issue to mull over is the parking here. As with all large scale condos, parking on the roads outside will be inevitable.
In terms of facilities, there the standard stuff is on offer here, maybe a bit more on the sports courts compared to other on par condos.
Undoubtedly, IJM Properties is one player on the rise, and is serious in building a name for themselves. They are currently joining up with other parties (through many methods) to bulk up their operations, e.g. with the likes of Landmarks (JV), Road Builder (takeover) and Talam (what’s left of the good projects, anyway). Monte Bayu is another project by them (you can read the review here) and many more are slated to be launched soon. Another is PJ8 in Petaling Jaya.
Maintenance fee is 21sen psf, please check with the salespeople for details.
We thought the overall concept of the project is appealing, although it is a little too high dense for us. The area is quite charming to stay in, with its controlled development environment and good amenities. However, the price reflects this, and puts it slightly out of the entry level market. Depending on the unit you get, you can get a good view of the green mountain range or the forest reserve on the nearby hill, or the KL skyline. IF you like the area, this would be a good time to buy in, future development (including the later phases here) probably won’t stay at this pricing.
| Project Name | Sagaris, Riana Green east KL Condominiums |
| Location | Wangsa Maju, KL |
| Description | Residential condominium part of larger suburban development |
| Land type | Leasehold |
| Land Encumbrances | None |
| Development Size | 5.85acres (for this phase) 14 acres(total) |
| Price | RM238,560 to 1,329,360 (average about RM250psf) |
| Unit size | 790 to 2,031sq.ft |
| No of units | 391 (for this phase) 954 (total) |
| Launch Date | now available |
| Expected Completion | end 2009 |
| Developer | Elegant Pesona Sdn. Bhd. (aJV between IJM Properties and Landmarks Land & Properties) |
| Contact | 03 – 4142 9968 |
| Website | www.ijmproperties.com |
Has anyone invested in this project? What is the projected rental rate when it’s done? I like this project but still reluctant to put my money in because Wangsa Maju is really still middle class area and have doubts whether the affluent type want to stay there. Comments?
Comment by YS Tan — January 12, 2007 @ 9:40 am
sales have been quite good, judging from the feedback from them. we think the area is slowly moving upmarket with the whole KLSC masterplan, so it looks kind of good there.
Comment by Administrator — January 12, 2007 @ 10:19 am
Yup, the smaller units are mostly gone.
Comment by Chris — January 13, 2007 @ 12:17 am
What other condos in kl are high density type?does it have problems with rush hour traffic jams and other related problems?
Comment by Paul — January 30, 2007 @ 1:40 pm
I am really tempted and in fact am planning a visit from Switzerland to check this out. However, I have one concern: the leasehold status. Is this something I need to worry about. Can you enlighten me, give me your opinion.
Thanks.
Comment by Sabina — May 16, 2007 @ 9:13 pm
more and more property are leasehold here in M’sia now. Freehold property are usually priced with a premium. Besides that, there shouldn’t be any other concern.
Comment by Administrator — May 16, 2007 @ 9:33 pm
We just bought a property at Riana Green Wangsa Maju mainly for investment. We are not familiar with the local rental market and would appreciate some feedback if poss. We bought an 1900sq ft 3 +1+1 unit. How much would we possibly command from rental - fully furnished?
Comment by Helen — May 29, 2007 @ 5:30 pm
Can I know what is the rental for Desa Putra?
Comment by tmkhong — July 2, 2007 @ 1:23 pm
Hi Helen or other investors,
Can you tell me the actual selling price per sq ft of a mid-level unit?
Comment by Rister Hu — August 12, 2007 @ 7:48 pm
As far as rental goes, its gonna be a stiff competition because of the sheer supply of properties in that area. I reckoned that if IJM decide to scrap the 3rd phase of Riana green east, it would substantially increase the rental and capital value of the property by marketing it as a low density upmarket property there. Kg Warisan down the road condo rental ranges from Rm 2500 upwards even though the size ranges from 900 sqft to 1400+sqft simply because it is low density.
Comment by wan — September 18, 2007 @ 3:51 pm
Hi Rister, at the moment the price is Rm 260 per sqft. Unit sizes are 1009sq ft, 1500++ sq ft, 1890 sq ft, 1909 sq ft and some bigger ones frm 2200 sq ft to 3500 sq ft
Comment by wan — September 18, 2007 @ 3:54 pm
Hi wan, thank you for your information. Recently I booked an unit at Villa Wangsamas Phase 2. I liked it because it is freehold and the developer provides quite a lot freebies.
Comment by Rister — October 4, 2007 @ 9:31 pm