Property Malaysia

We usually don’t talk about furniture or anything other than properties on this blog, but this is too cute not to mention.

Its modular furniture that can transform and fit together like pieces in the tetris game.

Very cool.

Check out here for all ten different types of furniture.

If you are wondering what the name means, its not refering to resting trees but a combination of the words “Residence” and “Trees”. This is a launch of limited number of semi-D units in USJ17 of Subang Jaya. The earlier phase was a limited number of 2 1/2 storey semi-D homes, and following this current phase will be bungalow units from the looks of it. For this phase, they are releasing 48 units of semi-D lots type B.

The earlier phases sold well, and now with this phase they are released more semi D units.

For those unfamiliar with this location, it is located at the very end of Persiaran Kewajipan, just on the right before you reach the junction with the LDP leading to Shah Alam and Puchong. The exact site is behind the current condominium, you enter from the traffic light junction near the shell station.

If you are wondering where this 2 acre plot of land was made available in a matured development like USJ17, this site was initially earmarked for a religious school, but the landowners, Majlis Agama Islam Selangor(MAIS) has opted to go for a residential development to take advantage of the desirability of this area. The people behind the concept of ResTrees didn’t just stop of a catchy name, either, they’re marketing a few architectural and overall features of the development to make it stand out in a crowded field, especially here in USJ where there are quite a number of projects appearing in recent years, mainly filling out the gaps of land left over by Sime UEP.

This type B semi D is set on a 35′ x 80′ plot, slightly narrower than the usual 40′ used for semi D units. The footprint of the unit is actually pretty small, giving more space to the driveway. The side garden and backyard is a standard 10 feet. Layout wise, there isn’t anything extraordinary, the 3,800sq.ft. provides 5 + 1 rooms. All the rooms except the guest room on the ground floor have attached bath. There are only rooms on the first floor, the master bedroom and another. The other two room is at the second floor, while there is also a roof garden at the top, which is basically a large balcony with planter box.

One good feature they have is the 13 feet ceiling space for the living area on the ground floor and 12 and 11 feet respectively for family and dining area. Most other houses usually give 10 or 11 feet, so this would give a better feeling of space and help with the ventilation. The developers have also emphasized a ‘column free beam free’ design, but we;re not sure how this differs from the norm. But the driveway has no columns visible.

Another concept which they are marketing is the no-gate concept, which according to them “is not common, but increasingly important to enhance the relation ship among the neighbours and will pave the path for Malaysian Living Culture”.

One of these units will cost you somewhere between RM1,380,000 and RM1,800,000. This is a stiff pricing structure for a semi D unit on a 35′ x 80′ plot. But the price may be determined by the matured township where ResTrees is located. People may be willing to pay this price for the already-there neighbourhood and commercial area. But if you don’t have the cool million, they its a better option to find a cheaper alternative like a new development.

Other than the gated and guarded features, the developers are offering some freebies with the units like solar heating panel and video intercom for each unit.

This is the first major development project for the developer.

The area around the limestone hills of Melawati have been pretty quite in terms of new development, partly due to the some of the issues regarding projects on steep slopes that have been highlighted in the news in recent months. Most developers are looking at other ‘faster’ areas to concentrate on, but since the Selangor exco has been appointed and started work, we think that business will now resume as usual for development in this area.

The last time we visited this area was for Serenia Gardens in nearby Ukay Perdana and Amberhill, and now Acmar has launched their Serenity Heights in the area. This isn’t really a hillside development, although they have used the words Heights in the name probably to refer to the surrounding hills that provide the view to this place. The location of the project can be conveniently described as ‘behind the zoo’. From the MRR2 highway, turn into the slip road leading to our national zoological gardens, then go straight on past Taman Zooview. Follow the narrow road along the river for about a kilometer and you will see the development on your right built on a slightly elevated ground, raised by RE walls.

Although being near the river the elevation of the project isn’t high, but the 3 rows of proposed homes are terraced on split levels, and just behind the development the forest reserve slopes up to the hills. So, hills on your back, front facing the water, there’s a Chinese saying about it, right? Further up the road leads to a kampung and further it ends in the limestone hills, there are tracks leading up frequented by jungle trekkers.

In terms of location, Serenity Heights is located away from the other hillside development clustered higher up, but the entrance to this development is along a quite narrow road that is shared by the residents of Taman Zooview, the zoo itself and the residents living deeper inside. We doubt any upgrading works can be done to this road since there isn’t any road reserve left, the river runs right beside it. So this could be a limiting factor in the years to come when the density of the area builds up. Unless, of course, the talk of relocating the zoo finally comes to fruition…

Serenity Heights is 90 units of linkhomes, all homes are four storey with the exception of a few corner units that are three storey. The units are narrow and tall, giving the impression of townhouses or low rise aparments, but they are in fact linkhomes. The units have a lot size of 26′ x 75′ at the minimum, some units have extra backyard that extends the length of the unit up to about 100′. The build-up of the unit is 4,400sq.ft. and some units have a larger buildup. There are generally three unit types to choose from but from what we can see the difference is quite minimal between units. Type B is called Enclavia (corner units) and Poetica (intermediate), Type C is called is called Passione (corner units) and Perpetua (intermediate), and Type D is called Svelte and Starre respectively. We couldn’t find a Type A. Type B is the row nearest to the clubhouse, and Type D is the highest row while the other two rows in between are made up of Type B units. Generally the corner units do not come but too much extra land, but it does offer a little bit more compared to the intermediate type. A better choice would be to choose the intermediate units with longer backyards.

The units have some architectural features that are distinct. There is a courtyard with a feature wall opening up to the sky, and at the top floor there is a sky deck which is a nice idea. It’s basically a loft floor with large windows that give a good view. Every floor has lots of window space, and balconies (for the upper floors) and this concept works well to give it a distinct look while maintaining its contemporary style. Each unit also has 3 sloped roof structures.

Aside from the guardhouse, they are planning a clubhouse but no futher details on it is available. There is also some space for a playground but its located across the main road beside the river. All in all we’d say there isn’t much common facilities.

Overall, we think the site is pretty small, and being on a hill side with different levels has forced the developer into sacrificing space to do terracing and retaining walls. The higher units seem to be much higher than the lower units, although this can probably be best seen when you view the site. We definitely this purchasers should view the actual site to make be comfortable with the platform level, as with any development on a slope. When it comes to the design, they’ve small lot size and large build-up means that four storeys are required to bulk up the space, and maybe 4 storeys is too high for some people. This aspect of the home dominates the facade, and we found it too strong a feature for a home with such a small footprint. The space available is not big, so that too is an important factor to consider. On the whole, the location of the site also requires consideration for us.

The homes cost from RM2.1million up to RM3.8million. The land is leasehold. This is pretty expensive for a linkhome, but its high concept will attract buyers.

Acmar are currently involved in a few projects across the country, some of their other projects that we’ve reviewed before are D’Rapport in Ampang and Taman Putra Impiana (Putra Homes 1 and 2).

There are actually two property exhibitions this weekend - the iProperty Expo 2008 (Luxury Collection) and the Malaysia International Property Showcase & Super Home Ideas at Mid-Valley City.

We were earlier undecided which to attend, but we decided on the iProperty one. After the visit and judging from the feedback from our associates who attended both, i think we chose the better one… actually the one in Mid-Valley is more for interior decorating.

The Expo is still on until tomorrow, you can get more info at their website. Other than the developers’ booths, there are lots of seminars to attend.

here

The welcome banner as you enter KL Convention Centre.

Shots from inside the hall.

We didn’t manage to take much photos as we were too busy with the exhibitors. There were generally less people than usual, probably because of the two expos running concurrently, so it was less packed and quite pleasant to move around. Our swag bag after about two hours there:

The bag is courtesy of Lakehill Resort City in Pasir Gudang, that’s the biggest bag we’ve ever gotten from a property exhibition!

Overall, the expo isn’t limited to luxury development only, there were also plenty of affordable projects. But there were many Australian projects showcased here, we really wonder is Malaysian really such a lucrative target market at the moment for Aussie developers? Also Penang properties feature heavily here, maybe a sign of the emergence of the northern state in terms of luxury development.

Further to the earlier set of photos of Villa Wangsamas sent in by Rister, (which you can see here), he has sent in more photos, including some of the blocks in Phase 2 which are under construction.

The original review (done in January 2007) can be seen here.

The four blocks of the condo.

View of the Sri Rampai LRT station

This shot is Blocks B1 and B2 facing Jalan Jelatek .

This is almost too cute.

Its a modern minimalist take on the traditional shepherds’ hut. The inside of the huts are 1.84m wide by 3.5m long. It is 2.3m to the highest point of the curved ceiling.

Maybe not so suitable in our hot and humid weather, but what a way to save on construction materials, eh?

Pictures taken from here.

Reader Rister has sent in more photos, this time of the newly-completed Saffron in Sentul East. The original review can be seen here.

From the outside:

Poolside:

Podium level:

Entrance to Tower B:

Lift lobby:

These following pics are from a type E unit in Block D:

living room (clothes hanging on window not included)

kitchen

master bedroom

master bathroom

bedroom

second bathroom

These following pics are from a unit in Block B:

living room

foyer

bedroom (check out the curtains man

guardhouse

grilled installed by owner

View to the East from Block D

and to the North

Panoramic view from Block D

View of KTM from Block B

Reader Z has sent in some recent photos of Saujana Residency. You can read the original review and ongoing comments and discussion here.

Thanks to Z again, and keep the photos coming in…

With quite a low profile all this while, Bangsar South is brewing up to be major residential and commercial mega development in an area that is ripe with development potential. The place in question is not Bangsar however, not the hub of expatriate dining and pubbing, and million ringgit old bungalows. Its in Kerinchi, just a little off the Federal Highway at the Pantai Telekom and Universiti LRT station landmarks.

(The junction leading up to Bangsar South)

How is this Bangsar?! Never mind, maybe they reckon ‘Bangsar’ sounds a whole lot more ‘Kerinchi’. The development on a large piece of land on a slight incline, just beside the well known DBKL Kerinchi flats. The whole master development plan is an ambitious project that would embark on transforming this area which so far hasn’t really seem that many new projects despite its proximity to the city centre. Bangsar South comprises of five elements, not unlike the Mid-Valley City just further down the Federal Highway. First there is The Village, a small building for upmarket F&B outlets which is currently used as the property gallery. UOA has shown its long term commitment to the project by completing this building first, and it affords a good overall view of the project. The Horizon and Vertical are commercial components, shoppoffices and office towers respectively, while the Sphere looks like a shopping mall of some sort.

(The entrance statement at the front of the show gallery)

And then there is the Park, consisting of 8 residential towers forming a strip of condos on a hillslope facing KL.

First off the blocks is Acacia and Begonia, a two tower complex (i reckon the third condo tower will have a name starting with ‘C’, just a gut feeling…). These two towers are separated by the common facilities, and the rest of the developments around Bangsar South will be starting construction following this. So for til then the future residents will have to make do with the Village, plus the discomfort of the construction going on so near.

The front units have a good view of the KL city line, especially the higher floors, but the units on the other side suffer from a blocked view from the existing neighbouring condo. But according to the sales view, if you buy a unit that is high enough, you’ll also get a good view of “the neighbouring condo’s pool”. Oooo-kay…

(a view looking up to the site from the main road. That’s the neighbouring condo you can see, its behind the site on higher ground)

(the Village)

Both the towers look identical, employing a white and green facade dominated by the windows and a modern design, which we found to be pleasing, and the condos can probably be seen from a distance especially from lower ground when completed. The facilities also look kind of awesome, with a infinity pool design that everyone is going for these days, but again as we said, they’re only completing it with the second tower.

(Note the slope protection works )

(ongoing foundation works)

While the facade looks great, the floor plan does not fare so well. There are 8 units per floor and they all share a common lift lobby. We’d expect private lift lobbies or at least a lobby 2 units. But they make up for it with some clever design - Each unit borders only one other unit, so it can be said to be a semi-D design of sorts. However there are still only 4 corner units with two sides of open view, and the 4 units that can be considered intermediate ones. Which leads us nice to the fact that there are only two types of units available, the aforementioned corner and intermediate ones.1,910sq.ft. and 2,095sq.ft.

(The future entrance to the condo)

Type A, the corner unit, is pretty large with 3+1 rooms, plus a study area. The study does not have windows, it may be more suitable to be an alcove for the kids’ TV or games room. It opens out to the living and is right smack next to the kitchen so it may be as private as you’d expect it to be. The dining and living is pretty large, and the balcony is impressively large. If you have a good view of the KL skyline it would be an excellent place for early morning coffee or a party at night. The master bedroom is large, and so is the attached bath. However, the 2nd and 3rd rooms are pretty normal size, and they both share and attached bath. Maybe with all the space they should have considered separate attached baths. No complaints on the kitchen space, and the yard is large enough for most families.

The intermediate unit employs a slightly smaller, more square-like layout. There is no study, here. And the other difference is that the 2nd bedroom does not have an attached bath at all, which we find surprising, especially when you consider the overall build-up is over 1,900sq.ft. But overall, the larger Type A, although only slightly bigger in space, wins our vote in the design department.

(the view of KL skyline from thesite)

The common facilities when completed, should be quite impressive.

Let’s talk pricing. It starts from RM629k for the smaller unit, while the larger on starts from 800k. The ceiling price for the penthouse units goes over RM3million. The average price of RM410psf, which is still slightly cheaper than the newer launches in Mont’Kiara. But effectively this sets a high standard for an untapped area like Kerinchi, and the factors to this pricing are very different to other more mature markets in the Klang Valley. It’s very close to KL, the Federal Highway and Mid-Valley city, but on the other hand, Kerinchi still retains a lot of the old KL presently.

But overall, it is our opinion that this condo should be judged on the basis of the whole development of Bangsar South. It isn’t a one off condo project, done and dusted by a new contractor. Instead, it should be viewed as part of the larger, more ambitious comprehensive project, where the benefits of buying here can be fully appreciated when the offices, shopping mall and commercial district is up and running. In light of that, the price now seems relatively more attractive, but of course, that fulfillment of the masterplan remains a few years down the line and a lot of construction and financing needs to be realized.

So would we buy it, if we had the money? Perhaps, but it looks like the KL view units are running out fast. We won’t buy the other side of the building, nosiree bob.

UOA is quite an experienced developer in Malaysia are currently involved in many large projects across the Klang Valley. Another project by them that we have reviewed before here in Property Malaysia is Villa Yarl in Taman Yarl.

Reader Rister has kindly sent in some photos of Villa Wangsamas. You can read our original review here.

The guardhouse.

Nice playground

The apartment.

This is the nice view from the apartment.

We welcome photos of any projects, whether completed or under construction from our readers.