Property Malaysia

IJM Properties have launched yet another project in the Klang Valley, hot on the heels of last month’s Laman GranView. This time, it is also another of the ill-fated Talam’s landbank, now taken full advantage of by the IJM group (and the financial backing). This piece of land is situated in the Ukay Perdana / Hulu Kelang area.

Actually from what we know, IJM have been wanting to launch this project for quite some time now, given the recent uptrend of property market in this area. But some factors have made the launch only possible until now. Quite of a few projects have been launched prior to this around here, and the nearest would be Sering Ukay. Some the others are:
Ukay Bayu and Puncak Ukay, Ukay Heights
Laman Oakleaf, Ampang
3Residen, Melawati
Kemensah Mewah, Hulu Kelang
Kemensah Residency, Kemensah Heights

To get here is quite straightforward, turn off the MRR2 at the Ukay Perdana interchange, which is the same one leading to Kampung Pasir. Pass Sering Ukay on your right and just follow the signs leading to the project site. At the moment, there is no show house, the sales office is located in IJM’s head office in PJ. Coming to the site, you will appreciate one of the reasons why this place took some time to launch – there is considerable infrastructure done prior to this (and still ongoing) due to the nature of the terrain. The site is nestled on the small hilltops. This is ideal for a living place, in that it is surrounded by greenery and according to the salespeople, it is part of a forest reserve that will not be developed, at least not in the near future.

But it also means that there is little land that is suitable available for development, after subtracting the area for fill slopes and infrastructure works like wall and such. Also, the cost of the infrastructure works is almost always factored into the unit price that is borne by the purchaser. The 90 acres that they have for this project is large by any standard, and even more so when considering the good location and proximity to the city centre. By comparison, Sering Ukay also invested quite a sum into their infrastructure preparatory works prior to the pilot launch.

There is currently one access road leading up to the development, but there is plan for another connecting leading to Kemensah Heights. This adds an air of being secluded to the area, but it also poses a problem of traffic in future, since there is limited choice of how to get in and out.

Altogether, the masterplan for this 90-acre development consists of 821 units, consisting of mainly linkhomes and semi-D homes. For this first phase, they are launching a limited number of linkhomes, nearest to the entrance, 225 in total. There are a lot of unmarked plots in the master plan, but the salespeople were not forthcoming with what they were planned for. But there should not be any apartments or highrise of that sort, but we feel they may opt for higher end homes like bungalows in the later phases although this is not shown at the moment.

As with the scarcity of land mentioned above, the linkhomes launched are pretty small yet pricey comparatively. The unit is a small 20’ x 70’ two storey home with a 1400sq.ft. buildup. The layout is pretty unimaginative for IJM’s own standards, probably in an attempt to limit the unnecessary cost that is transferred directly to the bottomline price. The layout is rectangular – 20’ of driveway, unit is about 40’ long, the remaining 10’ serves as a backyard. There are 4 bedrooms, and 3 baths, even the dry and wet kitchen is combined into one. The no-frills design is offset with a pleasant façade design, and this is where IJM Properties maintain their signature look and overall feel with earth tone colours.

Not counting the low cost homes in Klang, this stands as the most affordable landed units that IJM have launched in recent years. But we quite disappointed with the minimalistic design that is coupled with a minimum price tag of more than RM350k (it is, after all only 1400sq.ft.), but it still far cheaper than the recent Laman GranView. But at this build-up, it not accessible to the entry-level buyers, so the main selling point is the view and green surrounding. However, with the tight competition in this area offering the almost similar concept, this is a rather tough sell.

This project is the second phase of Taman Putra Impiana which was launched earlier last year. While that pilot phase, called Putra Homes 1, is nearing completion of the construction, they have just launched the next phase within the same development area. The land is quite big in this development, about 75 acres in all. In the master plan, there an area allocated for commercial lots near the entrance to Taman Putra Impiana, but a check on site show no works yet. The sales people also were not able to tell us when the master plan would be realized, now that the first phase is almost complete.

You are advised to read the review of the earlier phase here as we would be repeating much that has been touched on there.

This project is one the many that have been developed on both sides of the road leading to Taman Mas Sepang, off the LDP. Some of the others here that have come up in the past 2 years are:

Calisa Residences, Taman Mas Sepang
Taman Puchong Tekali
Taman Tasik Puchong
Alam Idaman
Lake Vista @ Taman Tasik Prima Puchong
Taman Putra Prima

So with so much competition what has the developer done to stand above the rest? They haven’t changed much to the original design, unfortunately. So for those of you that felt the original first phase looked dated, this impression would be even more pronounced when you first view the second phase, especially in the light of the change in prevailing design trends seen in more contemporary homes of late.

The other day some friends of our were looking for a home (whether new or second-hand) in this area, preferably a linkhome and not an apartment. Their budget was up to RM230k, but they failed to find any in that range. It was then obvious to us that at that price you’d be hard pressed to find a new home - here, the price starts from RM260k onwards, plus you need two wait at least 2 years for it before you can move in.

Granted, this is a second phase, and naturally it is common for the developer to increase the price from the earlier phase (which retailed at RM250k upwards). But it is hard for us to justify the price, considering that it is leasehold, and the finishes and facade do not reflect the current trends.

The homes are on a rectangular footprint set on a 20′x75′ plot. There are 3+1 rooms and three baths.

If you think you’ve seen quirky company names, make sure you check this one out. The subsidiary name is Wandeerfull Property & Development.

But on to the project. Taman Meranti Jaya is located on the road leading branching off the LDP, leading towards Taman Putra Prima. The earlier phases of the development have been completed for some time now, and you can see them as you drive along the road going to this latest phase. This third phase, which they launched earlier this year, consists of 182 numbers of 2 and a half storey link homes, designed with a contemporary look. Comparatively, this is quite a departure from the earlier phases which employed a more traditional look.

The land is ex-plantation freehold, and the surrounding areas are still undeveloped, which is surprising for a Puchong project. But it won’t be long, though, as more and more projects are being planned.

The semi-D unit has the 3rd floor at the front of the unit, giving the house a front heavy look, and we really like the façade and colour combination of it. There are two floors of similar balconies, and they have opted for a darker grey and white look.

The plot is 22’x 70’, which does not really justify the ‘super-link’ tag, and only goes to show how loosely developers use these terms these days. The build-up comes to 3,020sq.ft., and there are 5 rooms and 4 baths. The units come with a large balcony on the top floor facing the back of the house, and with the right location you can get a decent view. 3,020sq.ft. is a good size for a 2 and a half storey unit, and there are two large master bedrooms but without space for walk-in closets. The other two rooms share a bath.

The price is from RM461,100 to RM695,300, which is high for a link home and this location. But maybe they’ve factored in the contemporary design and freehold land status, but it’s hard to justify it when you can get a bigger unit nearer to the city at the same time. But we like the design, although we are not necessarily in favour of this location. The finishing provided is quite standard and as for quality, buyers can check out the completed earlier phases as an indication of what you should be getting. Judging from the actual show unit, we think there are some areas that need touch up, hopefully the other units will have the rushed-up issues we observed.

Tanming has many projects across the Klang Valley. A recent one that we reviewed is Taming Mutiara in Sungai Long.

Welcome to October. We’ve updated the projects page, and the reviews in September were:

Villa Yarl, Taman Yarl
Sering Akasia, Taman Sg. Sering
Bayu Segar, Cheras
Twin Palms, Sungai Long: Areca and Palmyra

As usual, more coming in October.

IJM Properties is really going big these days. With the merger with Road Builder making them one of the biggest construction groups in the country, and also giving them access to RB’s huge landbank in Seremban and Batu Arang. Then there is also the tie-up with Talam, which I think is one of the biggest coup for IJM thus far.

This is one of the plots of land previous held by Talam’s subsidiary, which forms part of the land where Saujana Puchong and Lestari Puchong have been developed. In the good years, before the company crashed and burned (and taking lots of innocent buyers with them), Talam probably wanted to leave this plot of land for the most expensive and exclusive phase, right at the end of the development masterplan for the whole area due to it’s favourable location.

Why is it favourable? There are a few reasons why most people think so. Firstly is the location – it has a stunning view of the surrounding, this being one of the highest points in the whole of Puchong. It used to be much higher, but due to the surrounding development by them and other developers, they’ve cut down the hill substantially to make it traversable. Now it’s almost the same elevation as the hill in IOI Properties’ Bandar Puteri, where the upmarket Grande View phase is location (ironically with the same name). The second reason is the Ayer Hitam forest reserve beside it, which gives some degree of assurance that it will be left untouched in the near future.

Many development benefit from the proximity with this forest reserve, like Bandar Puteri, Bandar Bukit Puchong and Equine Park to name a few.

There are two main ways to come in to this place. One is from the LDP, where you enter from Bandar Bukit Puchong and climb up the mountain via Malton’s Mutiara Indah Puchong. The other way is from the Seri Kembangan side of the toll, where is Equine Park and Lestari Puchong is located. Both access roads are dual carriageway and well maintained, the choice of which route depends on where you are coming from. It’s not hard to see the development – IJM Properties have made good use of the vantage point and you can see their logo at the top of the hill from all directions when approaching.

Because of the nature of the terrain and soil, a lot of work has been put into preparing the infrastructure and earthwork platforms. The downside to this hilltop project is there is a lot of retaining walls that can be seen in all directions – reinforced concrete, retained earth (the type you see on highways) and stone walls. Stone walls or rubble walls are aesthetically acceptable by most, but the other two are borne out of a necessity due to the huge drop in levels. The big difference in levels here is something that should not be overlooked – some of it is substantial and should affect the decision of which you prefer. Walk up to the show unit and you will see what we mean.

In the 53 acres, they have divided the project into two parcels, north and south. Currently they are selling the south parcel first, and all together we are talking about close to 280 units, most of them with a panoramic view and designed with a substantial build-up.

There are 4 types of units – Type A is a 3-storey zero lot bungalow, Type B is the more numerous 2 and a half storey semi-D, while Types C and D are different variations of the 3-storey signature bungalow.

Zero lot here refers to the increasingly popular layout design that pushes the unit to one side of the lot boundary, while maintaining a bigger garden space on the other side of the house. This way there is zero setback on one side of the house, while maintaining the bungalow concept.

Basically the difference between the zero lot bungalows and the more expensive signature bungalows is that the latter does not use the zero lot concept, and with a wider plot size (by an extra 2’) the garden space encircles the home like a traditional bungalow. Other than that, the signature bungalow also features a larger build-up.

The semi-D design is quite interesting. The building footprint is surprisingly small, using a width of up to 28’ only, leaving more than 12’ of garden space, a lot more than the usual 5’ or 10’ other developers offer. This offers a lot of landscaping options, you can have a private pool and still have a garden strip, as what they’ve done for the show unit.

The main selling point for Granview is the open terrace at the top floor for every unit – this is something very impressive, giving you an awesome vista of the surrounding areas. The developers know this, and it probably clinches the sale for most of units based on it. The higher up your unit is located, you get a better view, at the expense of having to climb further to reach it. The terrace give a 270-degree open view, while the remaining view can clearly be seen for your en-suite master bedroom. So the topmost floor is quite like a glass bowl concept, 360-degrees of view.

If you have the bungalow unit, all the better, but at an added price, of course.

Our first impressions entering the unit was that it was quite small, especially the living room, but after taking in the house as a whole, it felt proportionately more acceptable, but the kitchen is still rather small.

All units have 4 en-suite bedrooms, plus a guest room. They employ a rather open concept of design, making use of large glass surfaces and corner windows to maximize the sunlight into your unit. The overall façade and interior feel is in tandem with most of IJM Properties latest projects across the Klang Valley, maintaining their niche image and standard.

There is also a clubhouse, with swimming pools and halls, but rather limited in features and space due to the hillside terrain. But at least it has a place for the residents to use, since it isn’t a good idea to let your kids play around the high walls and steep drops.

The semi-Ds cost RM1.1million onwards, while bungalows are from RM1.3million up to RM1.8million. Pretty steep for a leasehold property? We tend to disagree, given the concept and location here which would be very difficult to replicate anywhere else in the city. The contemporary design may be popular with the younger set, but some may find more appeal in traditional designs. But there are a lot of bungalows available around Puchong with that kind of concept, so here they’ve gone for the niche design to stand out from the pack.

Do we like it? Yes, we did. As we said, the view is beautiful and the open terrace makes the most of that. On the downside, it’s a hefty sum, and is inaccessible to most people. Plus the walls detract quite a bit from the overall aesthetics.

Some of the other projects by the same developer reviewed here in Property Malaysia are:
Bayu Segar, Cheras
Ampersand@Kia Peng, Ampang
Riana Green East: Sagaris
Monte Bayu, Cheras

We were on our way to Twin Palms when we came across this project somewhere in Bandar Baru Sg. Long. It just happened to be the launch weekend, so we dropped in to take a look.

Location first, this project is not located in the Taming area – although it is by the same developer who has a clutch of projects around the Cheras / Bandar Tun Razak area. Some people were initially confused as they though it was in Bandar Taming, which is nearby here, on the way to Seri Kembangan. As with most areas in Cheras, there are many ways to get here, but we came from the Kajang-SILK highway. We’re guessing the name Taming is an allusion to the developer’s own name.

The project site is quite a low laying area with some older development on one side and greenery on the other side. The developer has actually done some preparatory earthworks and infrastructure, so you can actually see the actual site of a particular unit, and gauge the platform level. These days, buyers are quite particular to observe these factors, possibly for geomantic reasons being one of them. We actually like this idea, at least potential buyers can be sure of what views you would be getting from your unit – a lack of clear understanding here usually causes a lot of problems between buyer and developer come handover time.

Taming Mutiara is a gated and guarded development of high-end semi-detached homes and a limited number of bungalows. Here, there is about 23 acres of land, and they have sited 142 semi-D units, and 6 limited numbers of bungalows. The plot of freehold land is about twice as long as it is wide, and the rows of units are arranged in 6 rows across the shorter width. All units cone in a minimum plot size of 40’ x 80’, except for a few corner lots and cul-de-sac units with larger land space. 6 other corner units are the ones they have used for the bungalows.

There a two types of layout available for the semi-D, both at over 3100sq.ft. Both types come with 5 bedrooms and 5 baths, plus one powder room. It actually has 2 and a half floors, with the highest level housing a family room (which they call a family suite) and a master bedroom by it self. Both types have a large balcony at the front, Type B has an additional balcony on the 2nd f loor at the back.

The bungalows, on the other hand, although are slightly bigger in build-up, don’t differ much in layout, except there is garden space encircling the home, and of course, larger gardens and no party walls.

The development is pretty straightforward and simple, no slopes and high walls. They’ve maintained quite a bit of space for greenery, and they have also emphasized the gated and guarded feature of the whole area. We like the façade of the units, they’ve eschewed going too contemporary with the look, maintaining some traditional features along with a newer style. We actually like the surrounding areas, which are predominantly older landed units. Easy access onto the highway.

The developer has many projects across the Klang Valley, mainly concentrating in the Kajang-Cheras-Balakong corridor.

When an associate of ours went to see this site some months back due their preview launch for registrants, her first reaction when she came back was “It’s SO FAR!” (she stays somewhere in PJ). Well, distance is a relative thing, but for most of Klang Valley folks, Sg. Long IS far, unless you stay in Cheras and beyond.

But this is one project we’ve been keeping tabs on for a long time, our preview of the project in Property Malaysia was more than a year ago (you can see it here). But to be frank, we know the people working on the project behind the scenes well, and they’ve been working hard on this project for some time even before that.

Let’s talk about the location first. Twin Palms is location on both sides of the Sungai Long toll plaza along the Kajang-SILK highway. On the Kajang-bound direction is where the bungalow phases are located, while on the opposite site, the KL-bound direction is where the super-link and semi-detached homes are located. Altogether, there are 126 acres of freehold land to work with here, with an estimated gross development value (GDV) of over RM800million. This represents a huge financial investment for the development, but it also represents a massive opportunity to turn this piece of forested area into the premier upmarket district with its distinct style in the Cheras and Sg. Long area, and in the process, propelling the company into the big leagues with the potential financial rewards.

There are many ways to get to the development, and you can see that from the location map. But the way that we chose from the straight way from Mines Resort straight on the complete Kajang-SILK highway, turning off before the toll plaza. The turn off is a little obscure, so you need to watch out for it carefully, or else it will be a costly mistake to the toll. There are entrances from both sides of the highway, both also just before the toll booths.

The site is quite hilly, but over the course of more than a year, they have done extensive earthworks and infrastructure works at the site to the current platform level, and the construction of the homes can proceed henceforth. The infrastructure work also involved an underpass under the highway linking the two parcels of land on either side. The site is at the edge of Bandar Baru Sungai Long, and further beyond it is still undeveloped, so for a few years you can still enjoy relative peace and a good view around here. But of course, there is the highway, and with success of this development will most definitely bring other follow on project by other developers, especially when the infrastructure and amenities are in place. But we would think this would not happen for at least 2 years after the completion of the pilot phase.

Lum Chang has gone for the upmarket niche market – no medium cost, no apartments, no linkhomes. All upmarket designs and certainly upmarket tastes. There are altogether just over 600 homes here, which is very low density considering the massive land available, so they have taken great pains and a little sacrifice to make it exclusive, in an effort to maintain the image and prestige of each home here. In their masterplan, they have 66 super links, 308 semi-detached villas and 229 bungalows.

At the moment, the phases open for sale is Phase1A Palmyra, a superlink home series, and Phase 1B Areca, a semi-detached phase. When we viewed the site, only the Palmyra show unit was ready for viewing, the Areca show house was a few weeks away from completion.

Palmyra is a two-storey superlink home on a 26’ x 80’ plot, with the build-up from 2,827 to 3,423sq.ft. The larger build-up are for the corner units with additional space at the side. For the intermediate unit, it felt pretty cramped on our first impression upon entering the unit, even though it was in the excess of 2,800sq.ft. It took us awhile to figure out why, it was because of a few factors, like the large space allocated by the dry and wet kitchen plus the maid’s room. Then there is also a courtyard in the unit, which I think will most people will renovate it to make the dining are bigger. The other thing was that the staircase dominated the view in the living room, and the brickwall balustrade gives a hefty look to it, there is no escaping it when you first enter the home.

The first floor has a very narrow walkway linking all the rooms, just enough for one person, and this adds to the perception of crampness, although all the rooms have much larger space and intelligent design. The reason for the perception is the void over the courtyard, which actually gives a view to the higher floor.

For Areca, the semi-D unit, it has the same look and feel to it, but of course much more space, with the build-up at 3,600sq.ft. onwards.

From these two unit types, we would say they’ve taken a calculated decision to go a different route for the layout design, something which is very different from the prevailing design norm of the competition. We think it is good, certain people may prefer the open concept of more usable space, but this is entirely down to personal tastes.

Besides being gated and guarded, there is also a clubhouse with an infinity pool, wading and children’s pool, water features, food and beverage outlets, convenience centre, reading room, sauna and jacuzzi, poolside cafe and sports facilities. When you have ample land to work with, you don’t need to skimp on these facilities, that’s where they have to edge to other landlocked development. About 7 acres of the development will be turned into woodland with jungle trekking activities and an observation deck mounted on the highest point where one can have a breathtaking view of the surroundings.

Palmyra starts at RM565k, while the bigger Areca starts from RM900k.

Do we like it? Yes we do, and the price, although hefty, is well justified. We see it as an opportunity to grab the pilot phase of a development that has great potential to be successful, future phases will definitely have a premium attached to it, as with any other projects of this scale. We are not crazy about the location, but you can find this kind of land anywhere within the city, but you can easily go onto the highway. We are not fully sold on the internal layout design, but as we said, personal preferences.

Having said that, we are looking forward to see the future phases that will be gradually launched in the near future.

Lum Chang has been long in the business, they are embarking on a new phase of business rebranding. This project represents a new direction of upmarket niche homes for them. Interesting thing to note – all the phases in this project are acrostically named to form the words ‘Twin Palm’. Early next year Lum Chang will be launching Twin Palms Kemensah, another project with an almost similar theme near Kemensah Heights in Ulu Kelang.

Recently we’ve been seeing ads in the papers and buntings along the highway announcing the Lakeside Terrace@Mutiara Puchong. We thought we saw the phrase ‘new phase’ somewhere in there, so we decided to make a trip there on fine Sunday afternoon.

Unfortunately, after seeing the place, we realized that it isn’t really a new phase, just the remainder units of the last phase launched some two years ago, and which we had already reviewed. You can read the review here.

Rather than waste a good trip there, we decided to drive round the neighbourhood to see how it turned out compared when we saw the development during launch prior to construction.

Taman Mutiara Puchong (TMP) is usually known as the the development ‘behind Tesco Puchong’ more because that hypermarket is an easily seen landmark along the LDP. There are altogether 3 phases in TMP, within each phase there are usually different sub-phase like 2A, 2B, 3A & 3B. Most of the units here are 2 storey linkhomes, except for a couple of rows where there are 2 and a half storey.

The marketing of the placed centred on the good location which is near the commercial area and easy access to the LDP, but the light industrial area that we noted 2 years ago still stands as it is, and we were thinking that the developers should plant some bushy trees along the road reserve to treat the view to and from the entrance. Another point of the marketing was of course the lake, and the 4-acre park along with it.

The one thing that struck us our earlier review, which has become painfully more obvious now 2 years later is that the design looks slightly dated when compared to the new launches. While the standard pitched roof traditional look has not gone out of style even with the advent of contemporary design, a lot of the architectural features show its age - the angled wall at the master with the french casement windows, the MS railing, the layout.

But here, you can move in to the completed unit upon purchase. Besides this, the developer is offering a car for every purchase. What would you read into this? I dunno, but if i were one of the earlier buyers that help finance the project, i’d feel a little slighted!

But anyway…

Reader Eddie has sent us some site progress pics of USJ1 Avenue. Thanks, mate. The original review is found here. Very sorry for the delay, we thought we lost the mail with the attachment!

Anyway the condo looks nearing completion and i think the buyers are looking forward to moving in soon.

Reader Andrew has sent in photos of the recently launched phase in Bandar Kinrara called Spektra.

Both are pictures of Type A of Spektra. The original review can be found here.

Seems like it’s taken with a camera phone… but we appreciate any photos from our readers…