Property Malaysia

How many units does it take to warrant a review on Property Malaysia? That’s one of the questions that entertain ourselves when we are usually stuck in the KL traffic jam, trying to locate another one of those difficult-to-find show houses. Forty? Thirty? 20? Of course, it’s never really about the number of units available, it’s the whole idea that if someone has a house project to launch, we like to see it.

But we feel a little different about Iringan Hijau, to be frank. Not particularly sure why. But musings aside, let’s get to the review.

There are 26 units of very low-rise units here, the blocks are 4 storeys only. The units are either single storey, two-storey (duplexes) or 3-storeys (some may call them triplexes). There are about 8 different basic types of units, and each has slight variations to the internal design. So it’s probably safe to say that each unit is unique, so at the very least there would be only a handful of other units that are similar to the one you own. I think the very low dense idea here is deliberate, certainly this concept is not common, even for projects around here.

Speaking of the location, it’s a quiet neighbourhood, secluded away from the main roads of MRRII and the ever busy Jalan Ampang. Ampang Hilir is pretty near Desa Pandan, but there aren’t that many condos around here (yet), with bungalows and landed units being the common denominator. But of course, it can’t stay like that for long, already we can see construction of a few condos underway. Another nearby condo project that we have reviewed here before is Mutiara Upper East Ampang.

The site is a small two acre plot, shaped like 2 squares joined in an adjacent manner. The larger square has 2 blocks facing each other, with the clubhouse and landscaped area set in between. Each block has 4-6 units per acre, but it’s a little complicated when the multi-floored units overlap on different floors. The second ’square’ set deeper in from the entrance has 2 interjoined wings forming an ‘L’ shape. Here there are less units, with 2-4 per floor, but generally larger units can be found.

There are only 3 single floor units (Type G), and they are from 2,595 to 2,665sq.ft. These represent the smallest available units in the project, and they don’t come with attached garden. They, however, have 2 terraces on opposing ends of the living area, amd have 3+1 rooms. The family area is separated from the living and dining by two rotating swing doors, and the additional room is actually a study straddling both parts of the living space.

Moving up in build-up is Type C, a step down duplex at 2721sq.ft, with 3 units on offer. When you enter the unit, a huge private lobby greets you, with the attached garden, and other domestic living space is found on the larger lower floor. It’s a bit of a different design, but i think it’s something that is very interesting and should have it’s appreciative crowd. Here also there are 3+1 rooms.

3,000sq.ft. upwards to about 5000sq.ft. units are all 2 or 3 floors. They all have 4+1 rooms, and with the addition of garden space. Some units have separate wet and dry kitchens, some are combined. The designs are all different, and varied in terms of philosophy. It’s a bit complicated to go into here, but some design works well (the ones we like) but some are a little too out there for us. For example, Type F is actually on 4 floors, but the lower 3 floors is basically just a large stairwell going up to the penthouse unit. Here you’re paying a lot of unuseable space, and besides, you probably won’t see all that space anyway, given that you’d probably be using the lift all the time. So, the choice units are really good and will be the first ones to be chosen, leaving the more different designed units.

Pricing starts from RM2,702,000 to RM5,001,120, which is about RM1000psf. This is as expensive as a KL condo can get, far more than the average RM800psf in the KLCC area. Only the Binjai is about this price. But really, this isn’t a condo to begin with.

All units come with 2 or 3 parking bays per unit, depending on the bulid-up. Additional bays can be purchased at RM30k each subject to availability.

Iringan Hijau looks and feels like a project with a personal touch. We definitely like the surroundings and landscaping that has been planned, and the finishings and architectural details look like a lot of thought have been put in it. It is our opinion that the developer has been quite hands-on in the design process right down to the material selection, and it is reflected in the specifications and brochures. However, that being said, we did not find the external building design as attractive as the inside of it, from the an elevated view it looked a bit like a (rather large) chalet design from the sixties. But we think it’s a little to do with the roof design and the airwell to some of the top floor toilets. But then again how many people can see the building from the top (unless you live in a nearby condo) but it’s just that that element of the design could have been much better.

But in all, there is much to appreciate a development of such privacy. Considering for the same price you pay for a high density KLCC condo further up Jalan Ampang, there ambience is something a lot of people would appreciate. We think there are similarities to the low rise condos that were built near Embassy Row (nearby here) back in the 70’s and 80’s, before the era of skyscraping bungalows-in-the-sky concept became vogue. But of course stuff like this don’t come cheap. And the other grouse is the one we mentioned earlier, some units would be hard to sell due to their unconventional design.

Dawntree Properties is the property development arm of a family owned business, this is their second project. The maiden development is Damai Suria, and was completed many years ago, located just around the corner from the site of Iringin Hijau.