Cahaya Permai Apartments, Seri Kembangan
This is the latest launch by The Equine Group in the sub-development called Pusat Bandar Putra Permai, which forms part of the larger Taman Equine-Permai Park-Putra Permai area. In recent years, this area has seen some sort of a boom in terms of development, helped on by the opening of AEON’s Jusco mall some time in June last year. Long before that, Pasar Borong Selangor was opened to become the first landmark of the area. Lots of development have benefited from this upsurge in interest, some of them reviewed by us here:
Alam Sanctuary
Sovereign, Permai Park
Bayan Villa, Bukit Ikhlas
Taman Dato Demang: Phase 1
Taman Dato Demang: Phase 3
On their part, the Equine Group looks pretty much the driving force in changing this area from the undeveloped forest into the area that it is. Not only are they the biggest here, they’ve also put in a lot of thought into the amenities that ups the value of their homes – like the Permai Central Transportation Hub, Bazaar Rakyat PKPS, The Equestrian Academy, The Festive Market Drive Thru Mall and Alice Smith International School.
Cahaya Permai is located in Permai Square on the southern side of the main road leading to Seri Kembangan. Here’s where most of the amenities are, and since they’ve opened up the main junction right in front of Jusco, you don’t need to go further up to make a cumbersome U-turn. But this is going to be a very busy junction in the near future, for sure.
Anyway, Cahaya Permai is set on a high ground, overlooking the whole valley where thousands of houses have been built (and are being built). On one side is the complete shop offices called Permai Square (the first of two phases). On the rear is Prima Tropika and Alam Sanctuary, both developments of nice linkhomes.
Cahaya Permai has 4 blocks of apartments, but for this maiden launch, there are 2 open for sale, altogether 300 units. There are 14 units per floor, and they either face north or south, pool view or non-pool view. The units are arranged in such a way that there are two corner units extending out of the facade at both ends, however these units don’t have windows on the reverse side, so you don’t have that extra view.
The ground floor is used for the common facilities, and the pool and playground occupies the space between the two blocks. Around this area are surface parking bays for residents, some covered and some not (as to why that is, we’ll come to that shortly). The whole area has perimeter fencing and guardhouse checkpoint, plus with area much higher than the road level outside, there is the added perception of relative security. In terms of facilities, it is somewhat adequate for this price bracket, plus with the shops and amenities around Cahaya Permai, it is understandable.
There is only one type of unit at one standard price - it’s the same whether you buy on the first floor or the top floor. The layout is pretty standard 850sq.ft. 3-bedroom 2 baths, quite alike a lot of other places. The standard price is RM100k, but the basic unit has some very minimal finishing, you might even call it subpar. For example, the bathroom tiles go up only to 5′ high, and the balcony isn’t tiled. Here’s the catch, for RM17k extra, you can opt for the upgrade package, which includes a lot of other stuff, like full wall tiles, balcony tiles, covered parking spot (as opposed to the uncovered one), ceiling fan units, etc. The way they’ve made it to force your hand to choose the upgrade package, unless you’re inclined to go through the hassle of renovating it by yourself. We can see that most people will opt for the upgrade package, especially if you want to attract the renters.
We liked Cahaya Permai. Buying an apartment in this area looks like a good investment, and if you’re looking for one, Equine is a reputable developer, considering the competition here. Location is excellent too, but some residents here are beginning to show concerns of the heavy traffic, especially when more of the newer landed phases are occupied. There is talk of an interchange to be built at Jusco, but no date has been fixed.
The land is leasehold, with limited number of years remaining.
| Project Name | Cahaya Permai Apartments |
| Location | Seri Kembangan |
| Description | affordable apartments in larger integrated mixed development |
| Land type | Leasehold |
| Encumbrances | Charged to Malaysian Trustees Bhd. |
| Price | from RM100,000 (average about RM110psf) |
| Unit size | about 850sq.ft. |
| No of units | 300 |
| Launch Date | now available |
| Expected Completion | Jan 2010 |
| Developer | Tujuan Ehsan Sdn. Bhd. (The Equine Group) |
| Contact | 03 – 8945 7878 |
| Website | www.equine.com.my |
what is the remaining lease tenure. Developer issue fresh 99 lease?
Comment by Yee Haa — March 29, 2007 @ 2:58 pm
by the time you get the apartment in 3yrs time, tenure about 87 years. no way developer can issue fresh 99 years, time starts when land is obtained by developer.
Comment by Administrator — March 29, 2007 @ 3:08 pm
Very affordable, but 850sq.ft. is too small I guess.
Comment by Maria — March 30, 2007 @ 11:01 am
maria - but good if you’re a young couple or a bunch of bachelors…
Comment by Administrator — March 30, 2007 @ 4:44 pm
Why it’s rate as good investment? May be anyone of you want to share some infor. Because i personally think Seri Kembangan rental is quite low. And, less attraction point and what kind of renter can we targeted?
Comment by bryan — March 31, 2007 @ 6:07 pm
I notice the traffic congestion going into /getting out of Seri Kembangan can be seen even after 10.00PM at night ! Are there any visible solutions in the pipeline provide by the developers or the local authorities ? Furthermore the environment leaves lot of rooms for upgrade.
Comment by VK — April 2, 2007 @ 1:46 am
I bought a unit. I heard there will be a New Chinese School nearby. It also near to Putrajaya and Sepang good for frequent flyer. TESCO will be coming soon. The drawback is no banking facilities there and near pasar borong. Not sure the pasar smells travel to the apt.
Comment by WY — May 5, 2007 @ 1:10 am
Do you think RM 300 p.s.f is worth in this area? Some more it is a leasehold.
Comment by pininson — May 23, 2007 @ 1:26 pm
I personally think it is worth it. As the development is at South KL now and it is located near to CyberJaya, PutraJaya and Sepang.
On top of that, a new township is shaping up there as Equine trying to shape up the place like Sri Hartamas.
Another selling point is the developer “Equine” is slow in delivering but promised to deliver and compensated buyer with what he/she deserves. That is very important for a buyer or an investor.
I personally went to the sales office, saw many good plans are coming up.
A reserve land for school is besides the Cahaya Permai. Hope it is a Chinese School which definately booast up the area again.
About the leasehold, u and I do know when the lease expired what will the place turn to?
The price of every level is the same, that is another selling point.
Last 2 weeks, the transportation hub, 7th storey office tower and shoplot “Permai central” been launched. Thus, that area is bringing more lifes and happening.
Comment by wywy — May 24, 2007 @ 11:19 pm
I think is typo error. It should be RM118psf not RM300psf. Am I right?
Comment by Wywy — May 25, 2007 @ 1:34 am
Just got my loan approved from CIMB. Bought it coz I think it suits me and my small family of three… Rental there is on the low side. If you’re thinking for long term investment though, I think this is good place.
Comment by Syed Ishak — July 20, 2007 @ 9:21 pm
Went to office check last 2 weeks, the project has kickoff and the doing the piling. Look forward on the completion on the place as Permai Central is the upcoming assets there.
Comment by Wywy — August 11, 2007 @ 9:08 pm
any buyer there?
Comment by joey — August 14, 2007 @ 1:24 pm
I bought a unit there when it is launched in Mar 2007. Looking at the upcoming growth and the seriousness of Equine in developing the area. Especially on the transportation hub. Hope a “LRT” station will be there too.
Comment by Wywy — August 19, 2007 @ 4:43 pm
it is potential ?..worth to buy? i heard 50% sold
Comment by citizen — September 13, 2007 @ 4:09 pm
i brought a unit already,but i feel this apartment very long time to complete.
Comment by yap kha vee — September 27, 2007 @ 9:31 am
I heard that it has been sold out more then 50%.. Is it true? Can i know is this place convenience for those who work in city?
Comment by vinny — September 27, 2007 @ 1:41 pm
Eksons (associate company of Tempo, developer of Prima Tropika) will build shop houses and a hypermarket next to Bazaar Rakyat, see it on internet, good news for cahaya permai
Comment by jaymie — September 28, 2007 @ 4:50 pm
I dont see much development except some ground works happening there now. I bought when it was launched in Mar ‘07. Heard Equine always late in delivery but compensate back to buyer accordingly. I think that is fair unlike some developer.
As far as I concerns, Equine already built “Permai Square” (I think) and building the “Permai Central (The transportation Hub)” in the vicinity of Cahaya Permai. Where is the hypermarket? I heard “Tesco” is coming but last for more than a year.
Comment by Wywy — October 7, 2007 @ 11:59 pm
i understand completion of the land purchase by Tesco is around December 07, so it will take some time before they start work
Comment by jaymie — October 30, 2007 @ 12:14 pm
Is it a reliable source that tesco will be open within the area? Thnx!
Comment by metal — November 13, 2007 @ 9:00 pm
i think it is reliable as the info is available in the web-sites of land seller lien hoe and i have heard from someone working for Tesco that a plan was in place but this was few months ago, i do not know the latest position now and there has been no announcement made by Tesco, but the completion of purchase of the land is December 2007 so we should see something quite soon, if the plan is still on
Comment by jaymie — November 14, 2007 @ 11:51 am