Property Malaysia

Anyone frequenting the LDP stretch near the infamous Sunway toll would have at least seen this project with it’s huge billboard just beside the dedicated flyover. The billboard denotes the actual site for the project, it can’t be seen from the highway, because it blocked partly by the flyover and also by the high noise barrier wall lining the side of the reserve. This project has been launched for some time now and will be handed over towards the end of this year.

Casabella is actually on two pieces of land forming a narrow strip with one street and houses on both sides. On one side is, as mentioned earlier, the LDP. The elevated flyover is on the side that is parallel to the river between Sunway and Puchong. The remaining two sides are flanked by the proposed South Quay by Sunway and the existing Bandar Sunway double storey linkhomes. While this 2 pieces of land are not owned and developed by Sunway, it is easily mistaken so, because of its location deep within Sunway territory. Besides, they use images of Sunway’s landmarks heavily in their brochure, which lends to the perception.

Years ago, there was a ‘U’ turn right before the Bandar Sunway toll towards Puchong, which lent some of it notoriety (some, not all) to that said toll house, but it has now been replaced by a new flyover that has slightly alleviated the traffic problem here, but only just slightly. The entrance to Casabella is via the Persiaran Lagoon, just before Sunway Medical Centre.

Casabella is 31 units of bungalows on leasehold land. With such a hectic and ‘squeezed out’ site for a location, they are planning an enclave of luxury bungalows large enough for you to stay indoors without worrying about the outside. At least in theory it should work, somehow or rather the noise and fumes from the traffic will still affect the resident of not just here, but Bandar Sunway as a whole.

There are 9 different design of bungalows, to offer a wider variety of choice to the buyers, and also giving some degree of exclusivity to each home, where there are only a handful of homes with almost the same layout as any particular one. Another reason for this is also the different plot size available.

The plots are mostly standard long rectangles, with corner units larger in size. The units near the entrance are quite small. The smallest plot is 5,005sq.ft. and the largest is 3 times that size at 14,499sq.ft.

The nine different design retains a similar look and feel, what is different is the internal layout and build-up size. 3,858 and 6,465sq.ft. We won’t go into all the designs here, but as we always say, with so much space, you can’t really go wrong. But all the unit types have 6 bedrooms, 1 entertainment room, and 7 baths. All of them are 2 and a half storeys.

The overall feel is quite luxurious. We felt there were some similarities (but still distinctive) in the finishing as with some of the more expensive homes by SP Setia, and the facade is also well designed with elegant pitched roofs and paint color.

Prices are from RM1,900,000 to RM3,940,000. We can’t really put our finger on the price of the unit, but with the constraints of the location and neighbouring developments and the fact that it is freehold, we think that it is not favourable. There are less hectic places to get a bungalow at the better price, but for just those who really love the area and want to upgrade to a bigger place, well… Otherwise, we feel it’s a bit more suited for upmarket areas like Damansara Heights, and not entirely on the same page as the neighbouring development (if you don’t take into account the yet to be launched South Quay).

In terms of facilities, there’s close to nothing here, seeing that most of it has been taken up by the homes. The homes bordering the linkhomes of Bandar Sunway have only a fence separating the two, you can see into each other’s backyards. South Quay is not yet built, but when it is completed, we reckon it would be quite close to the homes here, too. There is security provided, though.

Next to Hijauan Residence in Cheras is this project by Dominion Park. Both projects will, upon completion, share the same entrance, but Taman Wangsa has another entrance using an existing neighbouring development. However that entrance is really narrow and passes right in front of people’s homes.

Taman Wangsa is two short streets of double storey linkhomes (although they call it terrace homes here) between the abovesaid older development, Hijauan Residence and the forest reserve.

There are 2 types of units, Type A (20’ x 68.5’, 2,377sq.ft.) and a larger Type B (22’ x 79.5’, 2,939sq.ft.). The first question that popped in our mind is, ‘why the odd sized lots?’ It’s probably because of the constraints of the land, but it not really important an issue. The corner and end lot have larger plot size and build up, but there are limited such units and are almost all sold off.

The two units have a bit of a conservative internal layout, with straight walls, rectangular rooms and no corners and sharp points. In fact, their layout looks even more conservative compared to our 10 year home, so that should explain a lot. All the baths are pretty small, almost a square in shape. No, we’re serious.

There are 5 ad 6 rooms respectively, difference is in the 2nd floor. The car porch can fit 2 cars side by side, but we’re not sure about the smaller type A.

Although the internal layout is not too contemporary, the façade is. It actually has the now popular look of dual toned pastel colors, all round groove lines, extruded sills, as with most new developments these days. Not trying to be picky, but the car porch roof does not quite match the rest of the house, but that’s down to artistic taste.

The finishing is also quite unspectacular, giving an impression of thrift to keep the costs down. Unit pricing start from RM340k onwards.

Let’s keep the review short. This is a no frills alternative to those overpriced ‘villas’ and ‘resort homes’ loaded with fabulous finishings to jack up the price. Want a new 2 and a half storey unit on the cheap where you can refurbish it to your own taste? This looks a good bet. It’s spacious, simple, and as we said, no-frills.

Developer is offering some freebies packaged together with the unit, like alarm system and shower screen.

The developer has done a lot of smaller projects all across the country in places like Muar, Klang, Melaka and Perak. This is a subsidiary of Prestamewah Development.

This development is part of the twin projects developed by Mah Sing in the same vicinity, the other being One Residence just behind Sunway Cheras. This project benefits from being the earlier to be launched, plus we would think this has the better location of the two, although we would be partial to reserve opinion until the latter is launched some time later this year.

Also, at the time we viewed this project, the developer was still gearing up to launch the project (which should have been launch as you read this) so some info may have changed from the time of review until launch, but we will return soon to the project to have another look in the very near future.

Cheras is undergoing a deluge of new launches especially in the area surrounding Venice Hill bordering the Hulu Langat forest reserve, and some of these projects include Sunway Cheras, Suria Residen, Taragon Puteri Cheras, Taman Wangsa, Taman Sg. Sering and of course the aforementioned One Residence. Previously, most people would have considered this place a little far from the established suburbs of Cheras like Connaught, Taman Senyum or Taman Midah, but now with the new highway leading to Kajang, these areas are considered good to be developed. Plus it’s not as crowded as those commercial areas and there’s a forest reserve to boot.

(since i couldn’t find a location map for Hijauan Residence, this one of One Residence will have to do. They almost next to each other.)

But anyway, let’s talk Hijauan Residence. There’s two phases, the focus is on the first phase only at the moment. Phase 1 is further divided into 1A and 1B, separated by a small existing river. Both 1A and 1B have similar units, the division is for launch purposes only. Phase 1B is the phase currently on sale. The second phase is expected to be bungalows, and the timeframe for the launch is not yet certain, although there is a show unit ready for it in the first phase.

There are two unit types on offer – a typical semi-D unit and a more uncommon cluster semi-D. What’s a cluster semi-D? It’s just like a normal one, except instead of being joined only to the unit next to it, it’s joint to the unit behind it, too. So you actually don’t have a backyard, and there are 4 units joined together. In some other projects (like those by Malton) they are called quad homes.

The semi-D unit is set on a 35’ x 70’ plot of land, which is slightly smaller than the usual 40’ x 80’. This makes the footprint of the building quite small, at two and a half storeys, the build-up is at 3,301sq.ft. We like that there is at least 10’ of green at the back and side, instead of the 5’ which is quite common. The driveway is wide and comfortably long, no problems in parking at least 2 large cars. There are 5+1 rooms, and all rooms have attached bath save for the guest room on the ground floor. There are 2 master bedrooms, the one on the 2nd floor is larger and private, but with a smaller bath. The other one on the first floor is slightly smaller, but with a more luxurious bath.

The smaller alternative is the link semi-D, on a 32’ x 70’ plot, build-up at 2,582sq.ft. There are also 5+1 rooms, but here bedroom 2 and 3 shre a common bath. Furthermore, there is a small bedroom 4 on the 2nd floor instead of a master bedroom. Of course with the quad concept, there is only 2 sides of the house that is open to the garden, so the utility / maid has little ventilation, as with the kitchen.

With the river and retention ponds, there is quite substantial bodies of water in the development. There is a proposed community club house, but it is located on a later phase, so at the moment, there is all to make do with. Each phase 1B and 1A has their own gated entrance, and both these enclaves look private enough, especially if you choose the units away from the perimeter.

The site has a view of the forest reserve for the moment, it also looks to the existing condos at Venice Hill.

Indicative pricing shows semi-D from RM698,800, and link semi-D from at RM574k and above. Price may vary at launch, please check with the sales personnel.

Although the colour scheme is uniform, we like the façade for the semi-D better. We don’t really like the concept of link semi-Ds, we prefer if the kitchen has as much ventilation as possible. That said, the link semi-D is a little overpriced, in our opinion. We don’t really see the justification for this concept, other than being different from the competitors, people would still go for the normal semi-D.

Mah Sing has substantial ongoing development all across the Klang Valley.

Anyone living in PJ or Subang Jaya would have realized the recent deluge of projects along the road behind Subang Parade in SS16, Subang Jaya.

The Star highlighted this issue, too, recently:

New projects give a facelift to Subang Jaya

NEW developments in Subang Jaya will soon give a facelift to the booming township.

While development bodes well for an urban address, helping make Subang a desired destination, this, however, would only also mean an increase in population and a rise in congestion, especially since most of these projects are concentrated within a small enclave of the township.

(Read the full article here)

Some of the projects there have been reviewed by us and you can find them here. A few of them have very active and interesting comments, which shed a lot of light on the general sentiment of the buyers there.

Tiaraville, Subang Jaya
So What Really Happened to Jana Towers
Saujana Residency, Subang Jaya
Empire SOHO, Subang Jaya

If rumours are to be believed, there may still be a few more coming.

This is second phase of the Nadia series of linkhomes in the outer reaches of the Bandar Puteri township, hence the name Nadia 2. It is actually situated on the same hill as the ‘hilltop’ phases of Grande View, but at a lower elevation, but it still affords a good view of the entire development, although only if you get the higher priced corner lots. (The earlier Nadia is reviewed here.)

We have a development review of the whole Bandar Puteri some years back, you are advised to read it to check out our take on the quality, accessibility, perception and connectivity of the area here:

Development Review: Bandar Puteri by IOI Properties

Some of the other current launches reviewed by us here in Property Malaysia are as follows:
Elyssa Villa
Nadia
Eugenia
Lilac (22’ x 75’ linkhouses)
Aseana Puteri (condominiums)
Bayu Puteri (apartments)
Grande View (22’ x 70’ hilltop linkhouses)

To get to Nadia 2, you actually have to go halfway round the hill to reach it, it’s actually on the other side of Grande View. Just after you reach Bayu Puteri (which is almost ready for handover) you will see the Nadia 2 under construction. The earlier Nadia launch will be completed later this year, it is set deeper away from the view, right at the foot of a very high terraced slope. Nadia 2 of course with it’s better location, sells for a premium, plus the fact there don’t seem to be much land on the hill left for development.

Nadia 2 is a 2 and a half storey linkhome set on 22’ x 70’ plot, with build up of between 2,515 to 2,585sq.ft. There isn’t much here that IOI hasn’t done before for some of their earlier launches, so no surprises. Besides, with Bandar Puteri nearing the maturing stage of development, there is ample opportunity to see just what kind of quality and finishing you can expect here (or any other of the phases).

For the intermediate units, you have 5 rooms and 4 baths. The 5th bedroom is actually a utility room downstairs. There is no powder room downstairs, nor an easily accessible shared bath, the bath is right at the back of the house beside the wet kitchen. A bit inconvenient for visiting guests. For the other rooms, they all have attached bath, but room 2 and 3 on the first floor share one bath together. The second floor has one study / bedroom facing the back, and at the front there is a family area which can also be converted into a room. The 2nd floor only takes up about half of the width of the home, so there are windows on the side of the home, giving more ventilation and lighting. It’s a nice touch, instead of the usual stuffy walled up family areas found in some other designs.

The porch is wide enough for 2 cars parked side-by-side. As with the trend around here, there is very little green lawn. Houses all face slightly off north or off south.

Corner units come with balcony at the first floor and terrace space at the ground floor. They also come with generous garden space and the pricing reflects that too.

In general, these later phases of Bandar Puteri and priced on the high side, what with all the facilities and amenities right there for you. Intermediate units will set you back RM470k, corner units vary in price according to the size of the land you are getting. Also, for Nadia 2, you don’t have to wait the full 2 years for your home to be completed as the construction is on going at the moment.

There are 6 rows of units, corresponding the same alignment as the earlier phase. You can actually choose the unit house number now if you want.

We actually like this place. For the view, it’s quite good, and around it there won’t be much development since it’s almost all accounted for. If you wanted the higher Grande View but weren’t able to get it, or thought that it was too expensive, here’s your chance.