Property Malaysia

MK Land recently launched two blocks for sale in Metropolitan Square, the first was a service apartment (with commercial title) which we have recently reviewed here. The other block is named Block C, is the latest in the series of residential condominiums within this flagship development in Damansara Perdana.

We had just reviewed the Serviced apartment at Block D, so please be sure to check out othe review (here) to read our take on the location, quality and accessibility of Metropolitan. Since its launch at the same time, we won’t repeat the info here again.

While Block D is a service apartment located on commercial land, this Block C is on residential land (hende they are calling it ‘condominium’) and is the latest in the series of residential blocks open up for sale since the very first launch in Metropolitan Square. In fact, if memory serves us well, this is the fourth block to be launch. The first three blocks have been completed and handed over, currently you can see them on the side of MS that is nearest to the LDP. There is another final block that has not been launch.

Block C is located on the western side of MS and near the hillslopes. Units will either face the greenery or have the pool view. There are althogether 258 units here, with up to 12 units per floor. For the typical units, there are 3 designs to choose from. Type F is 975sq.ft. Type J is basically a mirror image of the former, but at a slightly larger buildup of 1,095sq.ft. The largest typical unit is Type I at 1,245sq.ft. Most of the units here have 3 rooms and 2 baths, and come with balcony. Larger penthouse units are also available.

For the facilities, residents of this block share with all the blocks, but they have quite comprehensive facilities which are already completed and in use. You can see for yourself what you are getting here. The common facilities are located on the podium floor of the commercial / office units.

All units come with 2 parking bays each, and maintenance is set at RM0.28psf, however please check with the salespeople for the latest details. As part of the promotion by the developer, each unit comes with semi-furnished with air-conditioning, kitchen cabinets, hood & hob, and wardrobe for master bedroom. The price for standard units range from RM425k to RM488k for Type F and J, and up to RM570k for the larger Type I. This ranges from RM430 to R450psf.

With this being a residential unit, it presents a different form of investment or purchase for the public as compared to the service apartment. This is obvious from the unit design, and overall concept. The size and design of the units are attractive to small families, and also to investors looking to rent out.

We reminded clearly the very very first time we viewed Metropolitan Square in Damansara Perdana for their maiden launch of apartments and retail units. This was something like five to six years ago, when Damansara Perdana was in its initial stages of development, then seen as a fringe of the existing Bandar Utama bordering Bandar Sri Damansara. Now the area has becomed a full-fledged township that has seen its commercial area almost fully developed. These days, the commercial area is synonymous with the double (and even triple) parking scourge on all the streets, a testament to its success. The local population is ever increasing, thanks to the highrise both highrise and landed homes further in the area.

Location wise, Damansara Perdana has its known issues. There is only one major entry and exit point, that is twin box culvert below the LDP and Sprint highway. Another short cut runs through to Mutiara Damansara, but generally the lock of mountains generally inhibits easy access out to Sri Damansara or Sg. Buloh.

The flagship development of Damansara Perdana is undoubtedly Metropolitan Square, envisioned as the all in one place to work, stay, shop and dine (as it is often touted by those sales brochures). Located on the lower slopes of a hill, it is a split level complex that has 2 levels of retail space on the ground and up to 6 levels of office space above it. Above that is the common facilities for the residential blocks.

Block D has recently been launched, but it is on commercial title, hence it is called Service apartments. It is launched together with another residential tower (Block C, which will be reviewed soon). The marketing moot point for them here is that this offers a better investment opportunity for buyers, and it can be converted to office units. With that end in mind, the units here are designed to be smaller, and there are more studio units than any other type. Not surprisingly, the sales are very encouraging for this commercial vehicle, especially the aforementioned one room unit.

The Serviced apartment is located western end of Metropolitan Square, and it is nearest to the main road. Its a massive block, housing more than 500 units, and up to 20 units per floor. The units are arrange either facing the main road / Mutiara Damansara, or facing the other apartment blocks and pool. If you choose the right units you can have a view of the green hillslopes. There are five unit types for sale: the smallest studio apartment (Type R) at 450sq.ft. has been quickly snapped up. Following that is Type P, a 1+1 room unit at 650sq.ft. Type O and Q are 725 and 888sq.ft. respectively, both with 2+1 rooms. The largest unit available is the Type S at 1,166sq.ft., also with 2+1 rooms.

The facilities are all shared with the other residential blocks of Metropolitan Square, and is completed and already in use, so purchasers can literally see for themselves what they will be getting. The facilities include a glass-edged swimming pool (actually there are a few pools here, including a kid’s pool), multipurpose hall, tennis courts, a meandering stream (eh?) playground and a clubhouse housing the indoor facilities like gym, sauna, and meeting room.

500+ units add quite a load to the burgeoning population of Metropolitan Square. On the one hand it will contribute to the vibrancy of the area but on the other hand exerting even more pressure on the traffic here. The units are priced from an average of RM280psf to RM490psf. But due to the small unit sizes, the price sum is from RM149,900 to RM664,300. A typical two bedroom unit at mid height should set you back at about a quarter of a million. Sales since the launch has been good, mainly the smaller units are the better sellers.

The maintenance fee is set at RM0.275psf, all units get one parking bay except Type S (they get two). The developer is offering 10% discount at the moment with no downpayment, and they have a 100% loan facility with a few banks (please check with the sales people for the latest details). Looks like they are very eager to sell out this project at the earliest, which is to the advantage of the buyers.

With this being one of the later launches in Metropolitan Square, the facilities are completed so you can see what you are getting. Buyers can also gauge the success of the retail and office lots on the lower levels to ascertain if this investment will be viable or not. With brand new development, this is not possible. With this Block D being a commercial title, it adds a different dimension to the investment opportunity and is markedly quite different from the other phases of Metropolitan Square. Since the price is more accessible compared to the other condos offered here (in Metropolitan Square itself and by other developers) it has a distinct advantage, although unit sizes are small and some people are adverse to the concept of serviced apartment. In addition to that, we don’t forsee that many units being converted to office space or SOHO units. But having said that, it adds a very vibrant aspect to the whole development and will have no problems with the sales

The developer is a subsidiary of MK Land, an experienced developer.

Was in Subang Jaya during the weekend, remembered reading about a new project launched somewhere in SS16 near the current strip of condos nearing completion. When i turned the corner, i realized that its actually the relaunch of Jana Towers.

After going through some rough patch, (you can read some of the history here) the new developer has been promoting Olives for the past few months, and you can check out their website and details here.

The new developer is committed to complete and hand over the stalled first phase of Jana Towers to the purchasers, and at the same time pursue their concept for the integrated commercial and residential development of Olives.

Some two and a half years back some of you may remember Ameera launched by SDB Properties along Jalan SS2/72 beside the landmark Jasmine Towers. Now with Ameera nearing completion and handover, they have just launched a second project next to it called Five Stones. These two projects are part of a larger plot of land, there is a third parcel earmarked for commercial use across the river facing Section 19.

Why is it not Ameera Phase 2 but rather a different name and concept? Well, if some of you property watchers may well remember correctly, this entire parcel of land was bought over from Luxor Properties who were planning to launch their then Park 19 project (we even visited their sales launch for that non-starter project before the title changed hands). So Ameera was a retouched Park 19 with only a slight changes to fit into SDB’s well known high concept and branding.

With the second phase, Five Stones they have an opportunity to start on a clean slate for design and concept purposes.

Location. SS2 is a landmark of upper middle class suburban living that has not succumbed to over development in recent years. With its still vibrant commercial area that serves the surrounding catchment of decades old landed homes, this neighbourhood is now seeing a need of condominiums (but not too dense like Mont’Kiara) to cater for the younger generation who don’t want to stay too far away. There are good reasons why this location is prized - connectivity via the LDP, Sprint and NKVE, KL isn’t too far away, more existing amenities than you can ever ask for, etc.

The overall concept of Five Stones is intergenerational living under one roof, and large spaces beyond your home. There are five blocks of units, currently only 3 are open for sale. What distinguishes this project from its competitors is the luxury of space, not only for the buyers unit but for the development. From the current 3 blocks open for sales, two are low rise villa units (somewhat similar to the ones available in Ameera) while one is a highrise condo. So low density characterizes Five Stones, plus the units are large. But what clinches it is the open courtyard in the centre of the five towers - a landscaped area (no doubt will contain 5 large granite stones, or something to that effect). Coupled with that are impressive common facilities which include a Kompan playground and a landscaped parked that highlight the concept of the development. The facilities divided into a ‘quieter’ area at the center courtyard (healing gym, swimming pool) and the ‘noisier’ area at the clubhouse (which includes a larger gym and basketball courts).

Block A is the 38-storey highrise condo with the clubhouse on the ground floor. There are 147 units here with up to 4 units per floor. The units here have either 3+1 or 4+1 rooms, sized from 1,785 to 2,254sq.ft. Penthouse duplex units are available for 3,390 and 4,491sq.ft. The design here is interesting in that while there are 4 units per floor, each unit is independent of the others and you do not have any party walls, thereby giving each unit for open window space.

Block B is a low rise villa and has 4 floors with 8 units only, from 2,381 to 3,009sq.ft. Some units come with a private garden. Block C is also midrise villas (30 units) but with larger buildup (

For those of you who have seen Ken 3 or Ameera (or is familiar with the old village here), the terrain slopes down from the high point of Jalan SS2/72 down to the river (actually its a large monsoon drain) that divides SS2 and Section 19. At the moment you can see at the site they have excavated it down level for 3 levels of basement parking.

Prices average about RM460psf, so the pricing for the Villas is from RM907,000 to RM4,353,000 while condominiums are available from RM898,000 to RM2,801,500. The developer is packaging some freebies with the units, please check with the salespeople for details.

Bottomline - Of course this isn’t cheap. But is the price tag justified (we overheard ‘Mont’Kiara prices in SS2′). Considering the location and freehold land, we dare say it is. But what sells it is the concept and branding that is obviously well thought of, and implemented well. The large buildup of the units contribute to the pricing, but they are obviously targeting large families, not the average bachelor pad kind of deal.

SDB Properties are known as a niche developer whose completed projects include Amansari 18 in Puchong and Park Seven in KLCC. Other than Ameera, currently they are also developing 20 Trees in Melawati, Jia in Singapore and Damansara 21.

Recently we’ve been exploring some new office suites around PJ area, and there seem to be many new ones. They range from the large scale ones with huge visibility (like PJ8 and PJX along the Federal Highway) and some medium and small scale ones sprouting in between existing development (3 Two Square). Maybe its a good sign that the office space market is beginning to pick up, but then again no one can tell if a year from now there will an over supply or a shortage. But even in the best of times, very few office buildings can boast of near full capacity at optimum rental rates, unless you are located in some red hot prime area like the Golden Triangle in KLCC. Outside of the city centre, expectations have to be more realistic. Move further out to the suburbs, where there is a mixed development of residential and commercial (and in most cases in PJ, even industrial), even more so.

So in these areas, developers tend to build small. Some diversify into retail / F & B outlets on the first and mezzanine floors to add vibrancy at night. Recently some developers have started to offer clubhouse like facilities for the benefit of the tenants and their clients. Some office suites are marketed as SOHO units to attract the younger crowd.

So here we have PJ5, in Kelana Jaya one of the more established of PJ’s residential areas. It is located on a very quiet stretch of road that has a few schools and surrounded by landed homes and low key double storey shoplots which have been here for more than 3 decades. And now we have a 10 storey office building with 138 suites. The plot of land is on an idle site that was earmarked for an earlier developed but did not take off. The developer then acquired this plot, which is slightly under an acre for this project. While it is marketed as a SOHO, its basically an office unit, but they have included serviced apartment-style facilities for the tenants. The suites can be made into a SOHO with proper ID works, but that really can be said for most office units in Malaysia.

The full glass facade building looks contemporary, the ground and mezzanine floor are reserved for retail units for rental only. The office suites start from first floor above, and there are 138 units.

The units are arranged all around a lift lobby, so you have a choice of which direction your office faces. Unit sizes range from a small of from 350 sq.ft to 915 sq.ft. so bigger offices are expected to take up at an entire floor. At the moment the prices are at from RM136,900 to RM583,900 which is from RM390 to 450psf, indicatively. As for the facilities they have rooftop swimming pool, landscaped garden, and other facilities for serviced apartments like sauna, gym multi-purpose hall, and security services. At the moment the developers are packaging in freebies for early bird purchasers.

The developer has completed a few small projects, mostly in the Bandar Utama area like Casa Utama, Eastwood Terrace, Villa Dahlia and Beverly Residence.

A lot of our friends from overseas having noted one thing about us Malaysians - we take our shopping seriously. Just visit one of the major shopping malls during the weekend (or better yet, school holidays or festival time) and you will see what they mean.

There was some concern a year ago about oversupply of shopping retail space, with all the major malls undertaking major expansion works - 1 Utama (the new wing), MidValley (the Gardens) IOI Mall (new wing) and Sunway Pyramid (huge extension). Even the iconic Subang Parade underwent a major refurbishment. Then there are also hypermarkets slowly chipping into the market with their trendy new outlets resembling malls by themselves.

Currently, things have sort of stabilized, the only major mall we can think of opening soon is Giza in Sunway Damansara.

Shopping malls and residential properties form a complicated and symbiotic relationship. To look at it simply, a successful shopping mall will increase the property image and prices of homes in the vicinity. But too close and the neighbourhood suffers from the associated problems - indiscrimate parking, traffic jams, noise and light pollution. A good example is Bandar Utama and 1 Utama. In the early days of the township, there was rampant parking problems all over the surrounding homes because of the insufficient bays in the mall. In addition to that, the long line of cars entering the mall caused unending traffic chaos at peak hours (due to the pay-when-you-enter system). This problem was arrested when the management opened up the open air parking and changed to the autopay system.

But developers looking to build a successful mall have problems of their own. With the rising affluency of Malaysian shoppers and their inevitable increasing expectations, it takes more planning and market study to plan and build a successful mall (not to mention more money). The one thing that draws crowds at the moment is a successful concept. Like a garden theme (Mid-Valley Gardens), or target the various lucrative niche markets (like Sunway Pyramid). Having the right mix of tenants and facilities is important too, that goes without saying.

If you don’t have enough land or money to go toe to toe with the big boys, focus on the niche market and do it well. One good example of this is Great Eastern Mall in Jalan Ampang. Its mostly unspectacular by comparison, but fishing in the lucrative expat market is their key to success.

But having said that, another important element in the long term success (or survival, for that matter) is the keeping up with the changing times and trends, reinventing and rebranding whenever necessary.

These photos were taken a few weeks ago, so the works on site have probably progressed a little bit as of the current time.

SunSuria is a commercial development integrated with a sports complex in Kota Damansara, just beside Sunway Damansara. If you exit off the NKVE you will definitely see the massive sports hall on your left.

If you drive along the LDP from Puchong toll towards Shah Alam and USJ/Putra Heights, you would definitely notice a large tract of cleared land, there rfor the last 2 years or so. There is a large lettering sign announcing it to be USJ Heights. We remember reading about the launch some time back, there were advertisement in the papers showing the concept of the different precincts in USJ Heights.

Fast forward to the present, and the very first precinct out of the total of 6 precincts in USJ Heights has been completed and will be handed over next month. While prospective buyers may have trouble envisioning the whole concept of USJ Heights during launch, when all they have to go on are plans and scale models, now you can actually see the units and how they look like upon execution. Part of the reason this is important is because unlike Sime Darby properties’ earlier launches like Putra Heights and Pinggiran USJ, this one places a big emphasis on the overall design appeal of the masterplan. With a distinct design concept and landscaping, they are making USJ Heights more upmarket and with larger more luxurious units compared to their earlier developments. Which is a natural progression if you think about it. This is a prime location, on the northern side of the LDP unlike Putra Heights which is on both sides of the LDP. And its also probably the last tract of large development Sime Darby Property has in the area.

Perhaps when more phases of USJ Heights are visible we may do an overall review of USJ Heights, but today we are reviewing Kayangan Putera.

As mentioned this is the maiden precinct to be launched and completed, if you go to the site now, they can bring you directly to the actual unit for viewing. Kayangan Putera consists of 83 units of super link homes, either two storey or two and a half storey. The plot size is a minimum of 26′ x 80′ and it is freehold.

There are two types of units available, Type A which is a two storey link home and Type B, with and additional half storey at the top. Type A has 5+1 rooms. There are 4 rooms on the first floor, (3 of them are pretty small) and a guest room downstairs, and a maid’s room at the back. There is also a longe beside the living room. The intermediate unit has a build-up area of 2,710sq.ft., and land area of 2,077sq.ft. Some of the end lots have larger designs, additional garden space at the side. It definitely adds value to the end lot compared to the traditional design of having your wall right next to the road. The gross build-up is slightly larger, at 3,140sq.ft. and land area can go up to 4,200sq.ft. Corner units are even larger, nut basically the general design is unchanged. Land area can go up to 6,300sq.ft.

Type B employs a slightly different design to offer some variety. The standard lot size is no different this type does away with the lounge, giving a bigger living area which we like better. The extra half storey is taken entirely by a 2nd master bedroom ensuite with bath. Altogether, there are also 5+1 baths, but due to the larger build-up (3,160sq.ft.) the rooms are bigger compared to the cramped ones in Type A. The other master bedroom is at its usual place on the first floor. While most family rooms on the first floor (especially in intermediate units) suffer from poor ventilation, this one has double volume to improve on circulation. Similarly for the end and corner units, there is larger gross floor area and land area. This Type B has a long bath for the two master bedrooms.

The units are priced from RM798k onwards for the 2 storey units and RM838k above for the larger 2½ version. From we are told at the moment only the 2 storey units are left for sale.

In line with these being luxury homes, the finishing and design reflects this. They have a very contemporary tropical design that emphasizes natural light through the oversized windows. The finishings are also above the norm, and they have provided some freebies together with the unit such as Alarm system connected to Central Monitoring System, automatic gate system and lightning protection system.

Obviously, Sime Darby Properties are targeting the luxury market with this project, and the pricing shows that it is not accessible for most of us. But if you are looking for a landed property in this area and don’t mind owning a home with a larger build up instead of the typical link home, this may be a viable option. The whole concept of USJ Heights is of course, a plus point, certainly a low density and lushly landscaped project that is a welcome departure from some of the competition here. But of course the price is the inhibiting factor, and later phases may prove to be even more so.

For those who know, its located beside Koi Kinrara.

For those who don’t know, well, here it the description of the location. Along Jalan Puchong coming from the massive elevated viaduct interchange at IOI Mall (where you can go to Sungai Besi and Bandar Sunway toll). In a short distance, you will come to a traffic light junction just after a green and white Telekom building (The entrance to Taman Tenaga is on the other side of the road). Manouvre into the internal roads for a distance and you’ll cross the bridge across the KESAS highway and come to hilltop facing Bandar Sunway, populated by a few condominiums (and a few more coming up soon).

The address of the project says Bandar Puchong Jaya, but its actually slightly off the jurisdiction, probably at the edge of what we can term as Puchong. But its not a bad thing at all. Its location works in its favor, with good connectivity to Kesas, LDP (jam notwithstanding) and to Old Klang Road. The surrounding areas of matured landed development (Bandar Puchong Jaya) will provide the shops and amenities, and ensure that there will not be too many more condos in the future. But the access road from Jalan Merbuk is a little narrow, its unsure if it can cope with the future traffic in later years.

That’s for the location. Now for some formalities.

Atmosfera has been in prelaunch mode for a few months now - they were at the MAPEX back in early March, and have been doing quite a bit of prep work at the site recently.

The condo consists of two blocks of apartments, Rosella and Ixora. At the moment they have opened the first one for booking, Ixora. They plan to open up booking for the other block Rosella since the take up rate has been positive during launch. The site is pretty large, covering about 6.5acres, with a lot of space devoted to landscaping, common facilities and ancillary parking structure, in addition to the tower blocks. With the parking structure, there are covered bays for the resident, some open air bays are reserved for visitors.

There are two basic types of typical unit layout designs available Type A and B. Each of these have slight variants (Type A, A1, A2 & A3 and Type B1-B5), but the general layout design is the same. The build-up is at 1,282sq.ft. for Type A and a slightly bigger Type B at 1,455sq.ft. Both employ a slightly more unconventional design, the living room is at the centre of the unit, bedrooms are on both sides. Both designs have 3+1 rooms, and 3 baths. They also have a large balcony, more squarish in shape to make it possible to have a breakfast area there. There are also larger duplex units available at 2,775sq.ft., please check with the sales office for details. They are basically a double up of the typical unit. There are 8 of these duplex units per tower, and at the time we visited the place, they seem to be going fast. With only 2 types of typical unit, and a minimum build up of 1,282sq.ft. its pretty clear which market they are targetting - the serious investor and larger families that can afford a bigger apartment, and those looking to upgrade. Each floor has up to 12 units, in a L shape layout.

Price starts from from about RM290k onwards, the most expensive penthouse unit tops Rm700k (corrected). While the rate is at a competitive RM230psf, the large build up makes the final price tag higher than their competitors around here. But it does have its pros that others don’t, so it will go on its own strengths in this picky market.

The facilities are impressive, due to the space available. Besides the usual pool (which is quite big), playground and security, they have a Jacuzzi, sauna, and sport facilities for futsal, badminton, basketball, squash and gym. Maintenance fee is at 18sen psf, please check with the sales team for details. Each unit comes with 2 parking bays, except for the penthouse duplex units, you get three.

The developers are Villamas a relatively new player who are currently have ambitious growth and expansion plans. Two of their most recent projects reviewed here before are Villa Park in Taman Bukit Serdang and Villa Pavilion in Seri Kembangan. They also have a landed project in Kepong, and another apartment project in Puchong Jaya called Villa Mas.

Atmosfera takes a few risks to be different and it pays off well. We like it, it should have an awesome unobstructed view when completed (if you buy the unit at the correct side, that is) that will add value to the unit. We liked it, hopefully the empty land around the condo (and around Koi Kinrara) will be beautified and not left to be an unofficial parking area as it is now. That would really make a difference to the entrance statement here.

Parkville is another phase that is currently available for sale in YTL’s much talked about Lake Edge development. We have recently reviewed another phase of this development here (Waterville). Since we’ve discussed quite a lot about Lake Edge in general in that post, we won’t repeat ourselves and you are encouraged to check out that post to read our take on the location, connectivity and overall view of the development.

Lake Edge Puchong: Waterville

Parkville consists only of 16 completed units - 8 semi-detached homes and 8 bungalows. They are arranged in two rows, alternating between the two types. There is a narrow strip of linear park between the two rows. This park is lined with trees and contains a spice garden, a reflexology trail and walking path, and a long strip of pond. Because the homes here in Lake Edge are fenceless (the Australian style of living) this park connects with your home seamlessly, giving it a community kind of feel.

The semi D unit is about 4,102sq.ft., built on a minimum of 50′ x 90′ plot size. This is a very big plot size and correspondingly the build-up is also pretty big for a semi-D. On the side and rear there is a 10′ clear setback of garden space. In between adjoining units there is about 8′ between the two houses (which means about 4′ on each side). The two houses are only conjoined by a narrow strip of RC flat roof and roofing, so its not really a semi D unit per se, in the sense that there is no party wall to speak of. Overall the layout design is luxurious and modern - the living, dining and kitchen are at the back of the house, commanding a premier view of the park and pond. A sun room (which is kind of like a second living and guest room take up the front of the house. There is also a large courtyard beside the living. The powder room and maids plus toilet round off the ground floor. Upstairs there are 4 rooms all with ensuite baths, no family room (presumably its now the sun room below). Following the same design concept, the master bedroom is at the back of the house. The view from this room should be excellent.

The bungalow units are of course much bigger, going up to 5,194sq.ft. and built on a 60′ x 93′ plot. The design is almost similar to the semi D, but this unit has a rectangular footprint. The other design details are pretty much the same, except much bigger space all round.

Facade of the units closely follows the style set by most of the other units, mostly white and earth brown. The park is of course the drawing point for these units, and is which lends the name to this phase. Parkville is frequently compared to the Waterville units because the price of the semi D is quite close to Waterville. So which is better? It all depends on which type you like, they both have their pros and cons.

With 16 units only, there is of course an air of exclusivity to it all. Certainly the linear park is a big plus point and will be the main reason why some people are plonking the hard cash for these units, but on the other hand Waterville has its own private pool (albeit a very small and less private one). This is of course, completed and you can move in immediately. The semi-D units cost from RM1.7million onwards, You can also check out the finish quality as it stands before you move in, so you know exactly what your’e buying into. Certainly Parkville here stands to be compared to other units in Lake Edge, obviously it can’t be compared to other projects outside of here - apples to apples.

Incidentally, Bandar Bukit Puchong 2 has a similar project also named Parkville, with almost similar features - units facing a linear park, living room at the back. Of course the price is much much different though.