Property Malaysia

Here’s a summary of the last few reviews carried out in the past two months, as usual we’ve updated the reviews page.

227.Metropolitan Square Service Apartments (Block D), Damansara Perdana
228.Kota Harmoni, Seksyen 27 Shah Alam
229.Metropolitan Square Condominium (Block C), Damansara Perdana
230.Panorama Residences, Sentul
231.Taman Putra Prima: Phase 8A

Also, if any readers have recommendations for newly launched projects, we are keen to review too. Thanks!

For the unfamiliar, Taman Putra Prima is a 451-acre project at the edge of Sepang bordering Puchong. To get here, you need to turn off the LDP at the Puchong Utama interchange, and a further right turn will lead you into a long straight road that is home to many new housing development that have been launched in the past few years. Driving in, on the left side are mostly freehold properties under Sepang jurisdiction like Taman Putra Impiana, Taman Mas Sepang and Taman Meranti Jaya. On the other side of the road is under Puchong, and mostly are leasehold properties like Taman Tasik Prima and Taman Tekali Puchong.

The first few phases of linkhomes have been completed and occupied since the early part of the decade. Recently the development activity has started up again, first with the addition of additional shoplots at the front of the development, and now with more landed units beside the shoplots. In all they have planned for 30 phases, stretching all the way to 2012. We have had the opportunity to review some of the earlier phases here, you can check them out by clicking on the links below:

Taman Putra Prima: Phase 3C (Amethyst)
Taman Putra Prima: Phase 4A (Beryl & Ivory)
Taman Putra Prima: Phase 4B (Azurite)

Its well connected to the LDP, you can actually either exit through Taman Puchong Perdana or Taman Puchong Utama as alternatives. Another recent news that will be well received is that work on the interchange (just beyond Bandar Nusaputra) to the Maju Expressway (Putrajaya KL highway) is nearing completion. With this, you can easily nip down to KL in less than 20 minutes via the new dedicated highway.

In general if you drive around Taman Putra Prima, the development exudes a more laidback feel, with lots of green spaces (and a few strange roundabouts) and low density. There are no closely built blocks or high rise apartments as yet, and the landscaping gives a very sparse feel that we like. This new phase dubbed 8A (which, unlike the earlier phases, does not have a name) consists of 197 units of linkhomes. The standard unit here is built on a small footprint of 22′ x 65′, and units are arranged in three main roads. The units generally face north or south. Within this phase there are no landscaped park, the only facilities are 2 TNB substations. Other than the homes there is only a small open green area bordering the main road.

With the small footprint and with only 2 storeys, the build up is also small. There are 3 types to choose from, the intermediate units is 1,986sq.ft. and 1,974sq.ft. Corner lots are bigger in space and land area, the build up is from 2,193 to 2,227sq.ft. With the small build up, everything is pretty tight, but they do provide a guest room on the ground floor and 3 rooms upstairs. All three rooms upstairs have private bathrooms. The living and dining is quite cramped, the kitchen is even so. I think most purchasers will forgo the utility (supposedly to be for the maid) and extend the kitchen all the way back. Interestingly enoguh there is no 10′ yard at the back of the unit, the building line goes all the way to the backlane.

The strong selling point is the freehold land status and the design of the facade, which stands out from the competition. The contemporary design is definitely eye catching. But at the end of the day, we really wished they had gone for a bigger build up. Its not like they don’t have enough land.

Price is from RM319,300 to RM575,900. For a small build up this is on the high side.

Plenitude have also developed projects in Penang, Johor Bahru, Kedah and the Klang Valley. Best known for their Changkat Kiara and Changkat View condomimiums.

Further to the top ten list of corporations named in the Edge Top 30 Developers Award, here is the full list in the overall awards.

1. Sime Darby Property Bhd
2. S P Setia Bhd
3. Sunway City Bhd
4. IGB Corp Bhd
5. Island & Peninsular Sdn Bhd
6. IOI Properties Bhd
7. Bandar Raya Developments Bhd
8. Eastern & Oriental Bhd
9. Sunrise Bhd
10. Bandar Utama City Corp Sdn Bhd
11. Gamuda Bhd - Property Division
12. IJM Land Bhd
13. YTL Land & Development Bhd
14. Paramount Corp Bhd
15. Selangor Dredging Bhd
16. Mah Sing Group Bhd
17. Naza TTDI Bhd
18. Selangor Properties Bhd
19. Dijaya Corporation Bhd
20. UEM Land Holdings Bhd
21. PJ Development Holdings Bhd
22. WCT Land Sdn Bhd
23. Metro Kajang Holdings Bhd
24. Plenitude Bhd
25. Naim Holdings Bhd
26. Malton Bhd
27. United Malayan Land Bhd
28. Hunza Properties Bhd
29. Sagajuta (S) Sdn Bhd
30. Bolton Bhd

Full details and individual qualitative and quantitative category results are also shown in yesterdays The Edge Malaysia newspaper.

The annual The Edge Top Property Developers Awards 2009 has announced the top ten developers list over the weekend and Sime Darby Property (SDP) has unseated SP Setia, who previously held the top spot for the last 4 years. The top ten, is pretty much unchanged, is as follows (previous year’s position shown in parenthesis):

1. Sime Darby Property Bhd (-)
2. S P Setia Bhd (1)
3. Sunway City Bhd (3)
4. IGB Corp Bhd (2)
5. Island & Peninsular Sdn Bhd (4)
6. IOI Properties Bhd (5)
7. Bandar Raya Developments Bhd (6)
8. Eastern & Oriental Bhd (9)
9. Sunrise Bhd (8)
10. Bandar Utama City Corp Sdn Bhd (7)

Full list of Top 30 corporations is shown here. Details and individual category results will be issued in today’s The Edge Malaysia newspaper.

Well, we’re not too sure you should call it Sentul or Batu Caves, because its sort of in between both areas, easily accessible by both ways. Panorama Residences is located in Sentul, but its on the road leading direct to and from Batu Caves.

If you are coming from the city centre, Jalan Ipoh and Jalan Sentul will bring you here. Whereas if you are coming from other parts of the city, it is very convenient to use the MRR2. There is a new traffic light interchange in Batu Caves that goes under the elevated flyover of the expressway. Previously you would have to turn off at an earlier interchange, which would mean you were forced to go through a light industrial area and narrow roads. Now with the new traffic light junction, just go on straight and you will see the bustling commercial centre suddenly give way to a quieter Malay kampung background.

Panorama Residences sits on a last parcel of land that was earlier developed as a double storey landed homes project. This development, Taman Bullion Mewah (what was that again?) has been recently completed and is now quite well populated. They sold this last parcel to the current developer and they are currently launching it as Panorama Residences. The parcel of land is at the corner of the development, and odd shaped piece of land that is right beside the main road you it not missable if you are driving along here. As a landmark, the Islamic College is somewhere across the road.

Originally the condo was planned to be launched at the end of 2008, but due to some reasons it has been pushed back until end of this year.

Surrounding here, there are almost all landed homes, either very established kampung areas or newer linkhomes. In fact, the nearest condo of note by our estimation would either be Dolomite Park Avenue or YTL’s Saffron in Sentul East, but that’s quite far off.

The developer, from the looks of it, is adopting a straightforward, no-frills condo. The look, facade, and facilities reflect this, and to a lesser degree, so does the price. But more on that later.

There are about 435 units, set on two blocks, one 13 storeys while another is slightly higher at 16 storeys. Actually, the site layout is quite simple. Just the two blocks, and a small parking structure in between. The common facilities are located on the podium of the parking structure. Most of the parking is in the structure, but the site is also surrounded by outdoor parking. This may not look appealing in the long run but useful for people looking for extra bays, and sure beats having the tenants park outside on the public road (seeing that its right next to a dual carriageway main road).

There are two main types of layout to choose from, either a smaller 935 or the slightly larger 1,041sq. ft. Both are pretty formulaic design, 3 bedrooms and 2 baths, both with balconies. The 1041sq.ft. unit has its back to an airwell, you may need to consider when choosing. The two blocks have different alignments, but in general you either have a city (meaning KLCC) view, or away from the city (not sure if you can see Batu Caves and Genting though). But at the moment the condo is very much unobstructed, considering the surrounding areas as mentioned earlier.

As noted earlier facilities are basic, but they do have a tennis court but a rather small swimming pool.

Pricing is set at about RM250psf. so that would make the units at an average price of about RM240-RM250k. At the moment during the soft launch, a lot of the details of the project including the final selling price is not confirmed yet. Since it might be subject to change, please check with the sales personnel for the latest info. But based on the rough pricing of RM250psf, it is still quite affordable. Of course it isn’t competitive as compared to far out suburbs, this is in KL and within close proximity to the city centre.

The developer is primarily a building contractor, now moving into the development business. They have another landed home development in Bandar Indera Mahkota, Kuantan.

Do we like it? Well, they have kept it minimalist, to keep it more competitive. This works both ways, it will not appeal to those looking for more upmarket facilities and branding. But as an entry level home in this vicinity, this has its own appeal. The medium density of about 400 units is just about right. Hopefully there will be no drastic changes when it comes to the official launch, like the density and pricing.

We would like to wish all our Muslim readers a SELAMAT HARI RAYA!

Its a wonderful time for the family to meet together again, and for those of us not celebrating, the long weekend is a welcome break after a hectic few months of work, not to mention floods and traffic jams last week.

So one and all, hope you all drive safely and have a good rest, maaf zahir batin!

Kota Harmoni has just had their soft launch a couple of weeks ago, but sales have been so good they don’t seem to need an official launch now. Located in Section 27 of Shah Alam, this is a gated and guarded development of 15 acres consisting of 90 semi-Ds and 15 bungalow. Currently limited units are still available and some held by the management.

The location, is quite near the end of the LDP and the Elite Highway interchange of USJ. From the end of the LDP (near USJ 26), where the traffic junction will lead you to Elite (there are two landmark Hindu temples there) go straight, past the first roundabout and you will see Kota Harmoni on the left after the Sharp factory. Its located beside the main road, but the entrance is on an off road.

On one corner of the land is a TM exchange building with a telecommunications wireless tower. 15 acres isn’t very big, but they have kept the number of units low (105 only) to keep it sparse and well planned. With one side being a main road (there are double storey shoplots across the road), two other sides of the site are occupied by existing mid rise flats. Right in front of the entrance to Kota Harmoni is another row of shoplots. Within the site, there is a small existing TNB substation (just beside the guardhouse). Three more parcels are subdivided from the main development to build a dedicated TNB substation, playground and a clubhouse respectively.

All the units, be it bungalows or semi-Ds, save for 6 of the units, face either dead north or south so some of the units have their side windows facing the setting sun. From the 105 units, there are 11 types of layout to choose from for the semi D, and 5 separate designs for the bungalows. All the units have a minimum plot size of at least 40′ x 85′ (most of them have at least 40′ x 90′), and naturally the bungalows and corner lots have bigger plot size. Build-up for the semi-D units are between 4,000 to 5,000sq.ft. There are units with 2 and a half storeys, and there are also units with full 3 storeys. The main difference is the addition of another room at the back of the top floor, and the foot print is slightly smaller. All the semi-D units have at least 5+1 rooms.

Bungalows are bigger in every sense, they reach up to 6000sq.ft. For the layout of the bungalows, you are advised to check with the salespeople for the availability of the designs.

The layout design is of course spacious, built on a rectangular footprint design. The look is contemporary, with white and light grey overtones. But what about the price? For the semi-D the listed price is from RM968,888 to RM1,498,498 while bungalow it is priced higher from RM1,380,288 to RM1,869,699.

There are some pros and cons as usual. The land is freehold, which is a plus for a landed property these days. It is low density, the site layout is really sparse and will appeal to those who are looking for less cramped spaces. On the downside, this side of Shah Alam is far from Petaling Jaya although the ELITE highway can bring you to KL and other areas quickly. The main road leading up to the KESAS highway and ELITE junction is heavily used at peak hours, but there is some upgrading works being carried out at the moment. If you are looking for a nearby established commercial district, the nearest would probably be in USJ or Puchong.

MCT are a relatively new developer with contracting roots. Their earlier project USJ1 Avenue has been completed and handed over, and they are currently also working on the One City project nearby. Check their website for more details.

Most people would have read the headlines in the papers today confirming the the extension of the LRT lines for Kelana Jaya and Ampang. The current capacity for the Kelana Jaya line was 180,000, while the Ampang line was 170,000. The proposed Ampang LRT extension would cover 17.7km, and start from the Sri Petaling Station, passing through areas like Bukit OUG, the Bukit Jalil Golf and Country Club, and into Puchong before ending at Putra Heights. It will have 13 new stations.

There will be seven stations with park and ride facilities, six of which will be developed as multi-storey car park complexes.

The Kelana Jaya LRT extension starts from the Kelana Jaya station, passing through Subang Jaya and USJ, before ending at Putra Heights. It covers 17km with 13 stations. The line will also have five stations with park and ride facilities. The stations will be equipped with lifts, escalators, public telephones, surau, and toilets. It will also be disabled friendly with facilities for ramps, lifts, low ticket counters and special toilets.

The proposed extension and alignment of the two LRT lines will be displayed at various locations, as well as the facilities provided at the stations for three months starting today until Dec 14. Members of the public are invited to give their feedback on the proposed lines at the locations.

The 35km of lines, which are estimated to cost about RM7bil, will be elevated and are expected to be ready by 2012.

The public is invited to view the proposal and give feedback, you can check the details here.

It’s small and skinny. Measuring only 2.9 metres wide by 12.8 metres long, and was built more than 136 years ago.

And it is priced at USD$2.7million. That’s more than RM9million. Wow.

Yahoo says this:

Corcoran real estate broker Alex Nicholas says anthropologist Margaret Mead and poet Edna St. Vincent Millay once called it home. The three-story structure boasts plenty of light with large windows in the front and back, and a skylight. The current owner bought it in 2000 for $1.6 million. Nicholas says it’s a place for someone who wants a little history.

Hi folks, here are the latest 4 reviews in the last couple of months. If you know of any upcoming launches, do let us know, we’ll definitely be interested to check them out.

222.Atmosfera Kondominium, Puchong
223.Kayangan Putera, USJ Heights
224.PJ5 SOHO, Kelana Jaya
225.Five Stones, SS2 Petaling Jaya

As usual the reviews page has been updated.