PropCafe.Net

Shamelin Star SoHo Residence – The Star of KL @ Taman Shamelin (Part 2)

SoyCappuccino — Mon, 20 May 2013 18:36:05 +0000

The Night View of Shamelin Star

The GE13 is just over. The sky looks clearer now and developers are all geared up and start to launch their project which they have been keeping in their sack. Property business where once was a bit quiet during the pre-election period starts gaining the momentum and we can see the post election syndrome of what happened to Elmina!

When the sky is clear after the rain, we can see the stars. The Shamelin Stars – The Star of KL.

Great… We have Star Hill and now we have another star – Shamelin Star!

Anyway..

It is almost months since my review of the 1^st part of Shamelin Star. Sorry to keep u guys waited for so long. It is about the right time to get the part 2 done as what had been promised in Part 1. http://www.propcafe.net/shamelin-star-taman-shamelin/

For those who have not read the part 1, I do recommend that you read the Part 1 before proceed any further from here.

Just a quick update…

Developer started to send out letter to those who registered earlier to inform registrants their unique registration number. This number is exclusively reserved for those who registered earlier for the pre-launch event and entitles you to their pre-launch price. The number is strictly non-transferrable.

In the letter it also mentioned that the Sales Gallery is under construction and will be completed by Mid May 2013. The date of pre-launch event yet to be announced.

Okey Dokie… Shall we start with the background of the creator of Shamelin Star

The Developer

Landmark Zone Sdn Bhd, incorporated in Malaysia under the Companies Act, 1965 on 21 May 2009 and having its registered address at 38-3-1, Jalan 4/91, Taman Shamelin Perkasa, Cheras, 56100 Kuala Lumpur, has been dormant since incorporation. It has an authorised share capital of RM1,000,000 divided into 1,000,000 ordinary shares of RM1.00 each and an issued and paid-up share capital of RM250,000 divided into 250,000 ordinary shares of RM1.00 each and Landmark Zone Sdn.Bhd is 100% owned by Perduren (M) Berhad.

As far as we know, it is worth a note that Shamelin Star is Landmark Zone Sdn Bhd maiden project.

Perduren (M) Berhad is a public listed company on the Main Market of Bursa Malaysia Securities Berhad. The Company was incorporated in Malaysia on March 1992 under the name of Orlando Holdings Berhad and was first listed on the Second Board of Bursa Securities December 1992. Subsequently, on March 2000, the Company changed its name to Formis (Malaysia) Berhad (“FMB”) before being transferred to the Main Board March 2000.

Perduren (then known as FMB) was previously involved in the IT and garment retailing industry. With the disposal of its IT and garment businesses in 2006, the company changed to its present name, Perduren.

Perduren is now principally a property investment holding company engages in the property investment business in Malaysia. It operates in three segments: Rental, Car Park, and Hotel Operations. Perduren owns Plaza Sentosa commercial complex that has a total lettable area of approximately 730,456 square feet in Johor Bahru; and Holiday Plaza, a commercial and office building comprising approximately 193,500 square feet of lettable area in the retail podium in Johor Bahru. It also operates a 260-room Grand Sentosa Hotel; and provides car park operator services.

One of the good thing being a listed company is their financial report can be obtained easily with the today technology.

Propcafe.Net is not in the position to comment the financial background of any company but we would like to advise readers that regardless whether you are buying for own stay or for investment, it will be at your best interest and own diligent to study the fundamental and background of the developer especially when their name sounds new to you.

This is to give you some good sleep upon after signing the SPA. I always believe in buying property or in fact anything in life, there is no short cut. PropCafe.Net at our current best knowledge will try to share as much as we know with all readers but there is always possibility that we will missed out some important points. If there is, and you know something we don’t, kindly share with us here for the benefit of all the readers.

For more detail of Perduren including the annual audited financial report, please visit their website http://www.perduren.com.my/

For Perduren financial status, you can refer to the few following websites below:

http://www.securities.com/Public/company-profile/MY/Perduren__M__Berhad_en_1661202.html

http://www.klsedata.com/reports/company-financial-reports/perduren-m-bhd

In the midst of studying Perduren (M) Bhd, I came across 2 person names which are quite interesting to be shared here although they are not directly affiliated to this project.

Dato’ Ong Chong Sek – Also known as Dato CS Ong, the ex-CEO of Country Height (CHHB – 2003-2008) is currently the Executive Director of Perduren (M) Bhd. If you all still remember the Country Height Hillside project, then perhaps you will know who he is.

http://www.perduren.com.my/BoardofDirectors.asp

http://biz.thestar.com.my/news/story.asp?file=/2008/12/13/business/2786765

http://www.klta.org.my/news/view.cfm?id=8D81CF88-188B-76AA-004FA2B2B46416BC

Tan Sri Dato’ David Law Tien Seng, Executive Chairman of TS Law Holding – One of the Malaysia’s Top Richest man and according to the Perduren (M) Bhd Annual Report as of at 15 Aug 2012, is one of the major share holder of Perduren (M) Bhd with 26,000,000 shares (19.27%).

http://www.tslaw.com.my/

http://www.tnt.net.my/Taikor-Watch/david-law-tien-seng

http://top10malaysia.com/home/index.php/special-features/malaysia-s-top-40-richest

http://www.theedgemalaysia.com/sports/157886-cover-story-surprise-sale-of-the-icons-east-wing.html

http://www.mmail.com.my/story/ts-law-cashes-out-icon-tun-razak-rm47m-profit-50672

Koperasi Shamelin Berhad was registered on 13 April 1971 as a society with limited liability under the Cooperative Society Act 1993. Its registered address is at 38-6-4, Shamelin Business Centre, No. 38, Jalan 4/91, Taman Shamelin Perkasa, 56100 Kuala Lumpur. Koperasi Shamelin Berhad, which has 22,424 members and a share capital of RM12,531,156.61 as at 31 December 2010, is principally involved in investment holdings, consumer financing, property development, multi-level marketing and agro-based businesses. Koperasi Shamelin Berhad is the registered and beneficial owner of the Land.

The Project

The developer of Shamelin Star is Landmark Zone Sdn.Bhd. (LZSB), a 100% owned subsidiary of Perduren (M) Berhad (PMB) . On Feb 2011 Landmark Zone Sdn Bhd (Company No. 857848-V) (“LZSB” or “the Developer”) has entered into a Joint Venture Agreement with Koperasi Shamelin Berhad (Registration No. 4624) (“KSB” or “the Proprietor”) for the development of the the Land comprises of two parcels of non-contiguous land (separated by a road) measuring in aggregate approximately 2.36 acres held under PN 31207 Lot No. 11749 and PN 31208 Lot 11750, both in the Mukim of Ampang, Daerah of Kuala Lumpur, held under leasehold titles expiring on 11 September 2082 into a mixed development project called Shamelin Star SoHo Residence.

Lot 11749, measuring approximately 1.45 acres, has been approved for commercial development while Lot 11750, measuring approximately 0.91 acres has been approved for use as a car park.

The parties intend to acquire certain parcels of leasehold land contiguous with and adjoining the Land measuring in aggregate approximately 0.64 acre, and to amalgamate the same with the Land, with the amalgamated land measuring approximately 3.0 acres in aggregate.

As per announcement dated in Feb 2011, the project is tentatively proposed to comprise of service apartments and retail units, but the final development mix is subject to change depending on market survey and research. The Gross Development Value (“GDV”) of the Project is projected at RM220 million based on the tentative development proposal and regulatory approval of 1:6.5 in respect of the plot ratio. The actual GDV, however, is dependent on the final development mix and plot ratio approved and market conditions at time of launch.

The developer had obtained the bridging finance from Malaysian Building Society Berhad (“MBSB”) for purposes of financing the development of the Shamelin Star.

The Location

The Façade

There will be 2 modern blocks of 37-storey high buildings name Capella and Rigel. Could it be the highest at this area? Gosh… 37 storey! This is awesome! The façade is quite decent. The architect of Shamelin Star is DMP Architect Sdn Bhd which previous they did it for the high end Marc Residence and Hamsphire Residence KLCC. I kinda like the façade. In my opinion, could be one of the best around this area until today.

The View

The Triple Dazzling Views

37-storey high with choices of unblock view of either the KLCC view (North-West), the 61 acre of park view (South-West) or the mountain view(North-East). Please do take note on the KLCC view where there is HTC cable and also Besraya Extension Highway which is under construction. So which view you prefer? For me, I personally like the North East Mountain View , maybe because I like to see the sunrise coming out behind from the mountain.

The Main Entrance Statement

The Proposed Main Entrance Statement

Main Entrance Statement Area

This will be quite interesting to observe how is the developer going to transform the current 0.64 acre land which is serving as car park beside Perduren (M) Berhad into a grand main entrance statement.

The 61 acres Public Pudu Ulu Park

61 acres Pudu Ulu Park

I think I had mentioned before that the park is directly across the main road of Shamelin Star. Although is directly across but one need to walk quite a fair distance to the traffic light in order to cross this road safely. Don’t even think that you can walk across the main road from the Shamelin Star entrance to the park unless a pedestrian crossing is gazetted or a pedestrian bridge is built. Nevertheless, it is good to have this public park in front of Shamelin Star because atleast you know there won’t be any eye sore building or tower will be built on this reserved land.

The Facilities

Pool

Gym

BBQ Area

For the facilities, I think there is nothing to shout about. Pretty standard for me for this day. With the limitation of the land size, I do not really expect anything fancy can be pulled out from it. I am more curious on how much of “Green” is allocated for this project? and who is the landscaper? We will dig more about this info during the pre-launch.

Green Building Index (GBI)

It is kinda cool to have a GBI building in Taman Shamelin! Everyone likes Eco Green building. I am wondering will this contributing to reduce the maintenance fees? Everyone been talking about GBI certified building, but what does the developer exactly has in the Shamelin Star’s blue print to make this one of the most environmental;y friendly building?

Accessibility

I think I had covered this part on my part 1 review of Shamelin Star. Please take note that the new Besraya Extension Highway which is just right beside Shamelin Star is already under constuction.

The Layout

In total there are 8 types of layout :

Type A : 1272sf 2Bedroom + 1 Office +2Bath

Type B: 1054sf 2Bedroom + 1 studio + 1 Office + 3Bath

Type C: 897sf 2Bedroom + 1 Office + 2Bath

Type D: 774sf 2Bedroom + 1 Office + 2Bath

Type E: 1587sf 3Bedroom + 1 Office + 4Bath

Type F: 893sf 2Bedroom + 1 Office + 2Bath

Type G: 844sf 2Bedroom + 1 Office + 2Bath

Type A : 1272sf 2Bedroom + 1 Office +2Bath

Type B: 1054sf 2Bedroom + 1 studio + 1 Office + 3Bath

Type C: 897sf 2Bedroom + 1 Office + 2Bath

Type D: 774sf 2Bedroom + 1 Office + 2Bath

Type E: 1587sf 3Bedroom + 1 Office + 4Bath

Type F: 893sf 2Bedroom + 1 Office + 2Bath

Type G: 844sf 2Bedroom + 1 Office + 2Bath

You will notice that all layout come with min 2 bedrooms and 1 office! And probably you will ask the question why there is office in the layout? Well, I guess Shamelin Star is the true SoHo! LOL.

As you notice some “Office” could be possible to be converted into Bedroom but some is too small that can be only used as a store or a single chair-desk work place. I think the key here is depends on individual creativity on how to make use and utilize the space of this office area. One good thing is all the “Office” come with window for better ventilation.

Type B is the only layout that comes with a Studio! A studio in the SoHo! Personally I like type B the most due to the reason of there is 3 Bathrooms and most important the layout design adopting the horizontal layout (Wider Width and Shorter Depth) with all the rooms located parallel with living hall from one corner to the other corner of the house so all room will have the same view as the living hall view. Generally speaking, this kind of horizontal layout design will give you more spacious feeling as compared to a typical vertical layout unit (Narrow Width and Longer Depth). Nowadays it pretty hard to get the Horizontal Layout Design in highrise.

Type E is the only layout that all bedroom come with attached bathroom!

Car Park Issue

Now with all the layouts come with min 2 bedroom, the question is how many car parks will be given for each unit? Shamelin Star being built on this prime land, I don’t think the car park price will be that generous! The fact is as much as most of us agree, 2 car parks per unit is rather a necessity and in fact I think most likely it won’t be enough as you can see quite a number of layout where the office can be used as bedroom. On this part, developer really has to examine on this and putting a deep thought for the solution. I am pretty sure we don’t want to see double parking at Shamelin Star. Could it be possible that Shamelin Star is situated near to LRT station, so developer is expecting the future owners of Shamelin Star will not own more than 2 cars per unit? If it is so, I can tell most likely they are wrong.

Commercial & Retail Units

As far as I can remember, this project does come with a proposed of commercial element with basement car park. Could this be the solution for the car park issue?

From the developer website, it never mentioned any single info regarding the commercial element beneath this Capella and Rigel buildings. Perhaps we shall leave his question till the pre-launch event but this is definitely an important question. Knowing that Shamelin Star is located among the quite old shoplots area, I am very curious on the actual human traffic of Shamelin Star’s commercial element. Although Shamelin Star could be one of the highest building in Taman Shamelin or Taman Maluri, but due to the fact of Shamelin Star is surrounded by all the current old shoplots, the semi hidden commercial of Shamelin Star is possible to be partially paralyzed and unseen from the outer traffic. The question is who will come all the way from “outside” into the commercial or retail of Shamelin Star. On this part, developer definitely really need to look into it and help the commercial tenants to pull the crowd in for example by having some influential anchor tenants. Without the developer’s assistance, Shamelin Star’s commercial will be really tough and might end up sharing the same fate as other commercial retails nearby – Half to almost dead fish. In my opinion, the success of the commercial retail of Shamelin Star might somehow has a direct effect on the value of those above residential units.

Surrounding Shoplots Condition of Shamelin Star

Conclusion

Until today, developer has not revealed anything regarding the package, freebies , pre-launch price and launching price. I have to admit that for this part, the Developer is doing quite good job by keeping all the interested buyers suspensed until today. There are not much info being circulated over the internet and PropCafe.Net will definitely not going to hide it and will share it unconditionally if we know.

Well well well …perhaps developer really want to give the registrant a good “surprise” on the day during the pre-launch.

Propcafe.Net also would not want to speculate so much on the price either.

Do share with us here if you know! You are always welcome!

Shamelin Star is sitting on a very strategic location in viewing of the current and future potential of Taman Maluri and the up coming proposed MRT station which is under construction already and its close proximity to the city Centre with current two existing LRT stations nearby.

The only problem is the locality and environment of Taman Shamelin itself is not really a well developed area and lack of nice and classy commercial elements as compared to some other area. Like I had mentioned earlier, another holding back reason is the concern of the fate of the Shamelin Star’s commercial elements which looks a little bit gloomy at this point of time if the developer does not has any concrete plan or intention to bring “life” into Shamelin Star.

Someone had actually asked me before, do you think the expatriates or foreigners will consider to rent Shamelin Star if given a choice as compared to other area which is more “expatriate” friendly ? Tough question as no one has the crystal ball. Perhaps you should ask yourself this question too.

For me is very straight forward and down to the final price and the “affordability” of Shamelin Star. I always believe most of the things can be compromised and it does come with a price tag.

Alrighty readers , hope you enjoy it.

Gota pen off here and we will talk again if there is part 3 of Shamelin Star! Live from the pre-launch? Stay tuned.

PropCafe.Net Review Part 1 :Shamelin Star SoHo Residences @ Taman Shamelin

Renderings and illustrations herein are artist’s impression only.

(Reference: http://www.shamelinstar.com.my/ )

The post Shamelin Star SoHo Residence – The Star of KL @ Taman Shamelin (Part 2) appeared first on PropCafe.Net.

Temasya Glenmarie – Kaseh (Low Rise Condo) by I&P

Kopi O Peng — Sat, 18 May 2013 14:49:52 +0000

Speaking of Temasya Glenmarie, many people will think of the odd size landed residential property that squeeze in between industrial estate and Federal Highway.

Perhaps most of the potential purchasers who had gone for the Citra launching 1 year ago, still not able to recover from the pain of unable to get a unit in the Citra launch. Especially the 28 x 70 double storey super link which was launched at 900K, the said link house had been transacted in the range of RM1.3-1.4 mil within few months time after its initial launch, a profitable investment for the year of 2012.

Followed by the success of the previous link houses launches, next in line would be the low rise 5 storey condo namely Kaseh.

There are 2 blocks namely Block A + Block B. Block A – consist of units with bigger BU including Type A (Duplex) – 2939 sqft, Type B (2347 sqft), Type C (1561 sqft to 1826 sqft), Type D 1302 sqft, Type E (2390 sqft).

Block B - consist of only 2 types, all smaller size, Type F (1130 sqft) and Type G (936sqft). All units > 1800 sqft come with 3 car parks whist smaller unit are offered 2 car parks.

I&P has conducted a Sales Preview for its VIPs on 16th May (Thursday), however those who have registered online @ TG website did not get any invitation. Below are the price list of the smaller units Type F and Type G, the pink stickers indicate the units were booked as at 16 May 2013 @ 2pm, whilst blue stickers indicate the units allocate for Bumi Purchasers.

Unfortunately the Type G (939 sqft) are all facing High Tension Cables, whist the Type F (1130 sqft) are all West Facing.

The facilities in this development including:

24 hours security, swimming pool, wadding pool, BBQ pit, gym, café, nursery & Surau.

Editor’s Observations:

1) Price of RM650psf (for bigger duplex unit) and closed to RM700 psf (for smaller units) are at the high side for Subang Address. Furthermore, with low rise (5 storey condo), low density, full facilities, own occupiers should expect to pay high monthly maintenance fees.

2) all smaller units are either facing west or facing HTC, hard decisions.

3) despite the steep pricing, 70% were booked as on the 1st day of preview at 2pm, left only the duplex units and bigger units. I am not sure if any sticker games being played. But the developer insist the purchasers to sign the SPA by coming Monday (20/5/2013), meaning the purchasers only have 1 day to consult for loan.

4) No rebates, no discount, but comes with DIBS and free SPA/Loan legal stamp duty.

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Sime Darby’s Elmina – Ariza (Ph1), Keana (Ph2) & Regia (Ph3)

Kopi O Peng — Fri, 17 May 2013 14:09:35 +0000

This is the first time Propcafe.net has done a brief review of a project before the official launching, the official launching scheduled to be on 18/5/2013 Saturday, 830am – 10am for registration and the balloting will start at 10:30am.

Before we start the chronology of the event let us go thru brief info of the project :

Location x 3

Purchasers always confused Elmina and Denai Alam. Sales gallery is located in Denai Alam, thus purchasers may confuse that Elmina is part of Denai Alam. In fact Elmina is stand alone and not part of Denai Alam. The invitation material only stated the location of DA sales gallery but didn’t highlight the exact location of Elmina. From Denai Alam, one need access to the Gurthrie Express Highway and go towards Kuala Selangor/Rawang direction. From Denai Alam to Elmina, it would take around 5 mins by driving.

Elmina

Elmina is a township development like Denai Alam and Putra Heights by Sime Darby, to name a few. The phase 1 link house Ariza is the first project of the entire Elmina development. Sime Darby, as a GLC and one of the top 3 developers by assets in the country, it owns extensive land bank in this part of KLV. With the success of Denai Alam, Sime Darby is looking to replicate the success of DA and started Elmina, Ariza is the first launch of Sime Darby right after General Election 13.

Phase 1 – Ariza – 2 storey Link (Land Size 20×88, BU – from 1935 sqft to 2400 sqft), The lake facing row at south is double frontage (from RM714K intermediate), the rest are single frontage (from RM600K), I wonder why Sime Darby can only build 1935ft on 20×88 lan size? as other developer such as SP Setia can build up to 2200 sqft on a 20x70ft land size.

Phase 2 – Keana – 2 storey Super link (Land Size 24×79, BU – 2200 sqft – subject to confirmation) – from 708K

Phase 3 – Regia – 2 storey Super link (Land Size 30 x 65 – BU unknown) – from 800K

Phase 2 and 3 scheduled to be launched in Aug and Sept 2013 respectively.

Chronology of the launching event

Date	Remarks
13 May	Received email from SA to registered our interest via email/ online or by sms.
15 May	Received invitation by SMS for the balloting invitation, RM10K per ballot on 18 May
16 May	Informed by SA that there would be 117 units of Ariza for sales, Management will block 12 units and keep it till Vp and sell at higher premium. The remaining 105 units, 59 units will be reserved for staffs, and 46 units for general public.
17 May (Today)	At 10:00am, around 250 Sime Darby staffs showing their interest for Ariza, so 250 staffs fighting for 59 units by balloting.At 11:00am. All 59 units of staff allocation was sold, the management has no choice but to open the 46 units that reserved for public to the staffs with the condition that staff will not enjoy 5% staffs discount.At 12:00pm. 50% Bumi quotas met. Some Bumi Staffs that bought at no staff discounts, did not get 7% bumi discount as well, as Ariza 50% bumi quota has met before open to the public. At 1:00pm. Some Bumi staffs who can’t get both staff and bumi discount pushed the Management to open up Phase 2 for sales. Thus Phase 2 Keana start selling to staffs at 1pm At 4:30pm – Phase 2’s 50% staffs quotas were met, so staffs would not enjoy 5% discount anymore, Bumi quota just left few units. This forced the Management to open up Phase 3 for staffs booking. Updated on 5pm. Phase 1 Ariza – out of 117 units, < 10 units left, there are still around 20 staffs waiting for the ballots numbers to be called. Phase 2 Keana – Total 70 + units, all North facing units that facing Phase 3 were taken, the South Facing row (for future development) 10 units were taken out of 30 units. Phase 3 Regia – Total 60 + units, 7 units were booked by staffs.

The staff booking will be carried on until all Phase 1 to Phase 3’s staffs quota are met this evening at 17 May 2013. What we anticipate tomorrow (18 May 2013) would be as follows:

1) All Phase 1 would be gone with the wind. Not even bones left for public

2) Phase 2 link houses might left few units, but the developer would no longer offering Bumi discount for general public even if you are a Bumi. As 50% bumi quota would be met internally by staffs booking. Majority of Sime Darby’s employees are Bumi.

3) Phase 3 super links are the only ones that would be available tomorrow, but be prepare to pay above 800K for this 30 x 65 land size unit.

What will we see after 2 years?

1) Phase 1 + 2 would be renamed from Ariza + Keana to “Taman Sime Darby Staffs Hostel” (if staffs purchases are for own occupation)

2) If the staffs’ purchases are for flipping, we would see stiff competitions among staffs to let go their units. Apparently, Bumi staffs who has got 7% +5 %, has the strongest buffer to compete in the sub-sales market

The post Sime Darby’s Elmina – Ariza (Ph1), Keana (Ph2) & Regia (Ph3) appeared first on PropCafe.Net.

PropCafe.Net Editors’ Choice of Year 2012 @ Best Klang Valley Property Developments

Caffe Corretto — Thu, 16 May 2013 02:41:48 +0000

PropCafe.Net is glad to announce that the finalisation process of our Editors’ Choice of Year 2012 has been completed. Our editors (7 of us) have decided to have a closed nomination this year, with a total of 10 landed and 16 highrise property developments being included in the final round.

The nominated property developments were then rated independently by every editor. The 10 rating factors are as follow:
(1) Location
(2) Pricing
(3) Development Concept
(4) Developer Reputation
(5) Accessibility
(6) Architectural Design
(7) Security
(8) Eco Friend/Green
(9) Landscape Masterplan
(10) Expected Quality
Different weightages have been assigned for each factor together with the scale from 1 to 9 across the board.

PropCafe Editors’ Choice of Year 2012 in Klang Valley:

Best Landed Property Development –

Gold: Reed @ Lakefield by YTL (http://www.reed.com.my/)

“The closest to the city one can get for landed…and with ytl’s elegant design n concept…a dream comes true.” ~ Flat White

“If you see YTL, you are seeing the right thing but able to get it or not is another chapter.
One of the rare landed masterpiece with true KV address. It is beyond words!” ~ Soy Cappuccino

“ Classy architecture, lush landscape, variety units with dual entrance features, full GNG with club house, proximity to town, priced to sell, one just cannot ignore that this is one of the best deal in 2012. Such sizzling hot properties are sold via transparent ballot exercise observed by auditors in a posh downtown 5 star, a new industry standard set by YTL.” ~ Café Latte

“ YTL had a clear winner at hand, gated guarded landed with direct access to Besraya and minutes away from north-south highway as well as SMART tunnel, KESAS & MR2. Ballot was the best of the year, at a posh 5-star hotel, with food provided – nothing else came close for the year.” ~ Affogato

“Superlink in true blue G&G setup, with zero traffic light to KLCC. A bargain 2012 landed from YTL.” ~ Black Coffee

“If you want a landed property and to be near to KL City Center…How could you miss this!”~ Caffe Corretto

“说到 REED, 我们不只当着它看着是一般的围篱式排屋，其实LAKEFIELD是一个独立的小区，TRILLIUM 店屋区提供餐厅，银行，超市, 修车，补习等设备。居民不需要开车就能应付生活所需。此外，LAKEFIELD 距离巴生谷的总车站不远，从这开车到 BKT BINTANG区只需11分钟，全程高速但无需付过路费。发展商的售卖程序透明度极高，在五星级酒店举办抽签方式售卖，全程由外聘核數師经营处理，成为城内发展商的典范.” ~ Kopi O Peng

Silver: Phase 1 (Nusantara/Lui Li Gardens/ Lepironia Gardens) @ Setia Eco Glades by SP Setia (http://www.setiaecoglades.com.my/)

“One and the only one in KV. Another breakthrough by SP Setia. Very creative indeed.
Well balance between price and location. Best stuff is always limited. And this is the KV Limited Edition of 2012.” ~ Soy Cappuccino

“SP Setia looking to repeat Setia Ecopark’s success here, in the ‘hottest’ (or some would say coldest at night) location of the Klang Valley. Concept and design is way above competitors’. Another benchmark set by SPS.” ~ Affogato

“One of a kind development concepts feature thematic island dwelling, how cool is that! Marketed by Malaysia’s No.1 (by theedge) SP Setia. With its proven track record delivery distinctive award winning products, make no mistake, SP Setia will able to deliver.” ~ Café Latte

“Where to find? Island, Lake, Bund, and Waterfront Living…..It is more than just a house, it is HOME.” ~ Caffe Corretto

PropCafe.Net Review :

Part 1.http://www.propcafe.net/setia-eco-glades-cyberjaya/

Part 2.http://www.propcafe.net/setia-eco-glades-cyberjaya-part-ii/

Bronze: Temasya Citra @ Tesmaya Glenmarie by I&P (http://www.temasyaglenmarie.my/)

“Hot ballot, perhaps due to locality of proximity to rich PJ/Subang crowd. During the ballot process, no where else in KV could you find the most number of millionaires in one acre. Unlike Reed, queue was in the hot sun, with limited food served in the sweltering heat. But you don’t go there for the food – do you?” ~ Affogato

“The freehold superlink houses developed by I&P located at the fringe of Subang, PJ, sell by its location itself, despite lack of initiatives to fence up the development.” ~ Café Latte

“Strategic locality with reasonable pricing..all but if only u can secure one unit for yourself……” ~ Soy Cappuccino

Best High-Rise Property Development -

Gold: Phase 1 @ Damansara Foresta by Land &General (http://www.damansaraforesta.com/)

“Home within Nature…..Best way to rediscover the joy of green and life!” ~ Caffe Corretto

“Closer to nature, yet closest to the bursting of the city….Best of both world.” ~ Flat White

“Hottest launch in Q1 2012. One of the rare, pay RM10k to own a RM700k property. Another launch that needed balloting! Hillside development with luscious green park – let’s see if the HK-influenced developer is able to pull this off!” ~ Affogato

“The initial launch of this highrise condo in Sri Damansara was touted as deal of the year for a development in ‘real’ Damansara address. The altitude and exclusive access to forest reserve, stand out from other condo developments.” ~ Café Latte

“There is concrete jungle but this one really make you to be with the nature! Basically you don’t need to camp in Taman Negara! There is one here in Klang Valley!” ~ Soy Cappuccino

“地点，价格，发展概念蓝图，发展商背景, 这是DF 的4大卖点。” ~ Kopi O Peng

PropCafe.Net Review : 1.English Version 2.Chinese Version

Silver: G Residence @ Desa Pandan by Tan & Tan (http://www.tantan.com/)

“If you hit this one, you really hit the spot!” ~ Soy Cappuccino

“Launched at RM600psf. Seems cheap now, with location next to RSGC as well as the future behemoth – TRX. As long as RSGC remains, the density in this area will be low. With Tan & Tan’s name, one doesn’t have to think much about quality and end product.” ~ Affogato

“The name of Tan & Tan itself already sold! Tun Razak Exchange (TRX), Ampang Embassy Row, KL City Center……Where are you now? I will be there within minutes!” ~ Caffe Corretto

“Located at the fringe of CBD with various accesses, reasoanbly priced, a product of Tan & Tan, and near to the growth area of TRX. One could hardly go wrong with these USP (unique selling point).” ~ Café Latte

Bronze: Arnica Residence @ Tropicana Gardens by Dijaya (http://www.tropicanagardens.com.my/)

“A new benchmark in the new PJ….what else can go wrong!” ~ Flat White

“This project will complete Kota Damansara! The bustling world is just right in front of your door step – The MRT!” ~ Soy Cappuccino

“Another launch with balloting! Balloting seems to be the key theme here. Launched at RM700psf, first phase buyers were ridiculed for lapping it up, but with second phase Bayberry launched at Rm1000psf – guess who’s having the last laugh now. One of the rare integrated commercial-residential-MRT at door step, development.” ~ Affogato

“An intergrated development at the heart of bustling Kota Damansara with direct access to KVMRT. TG is poised to do well with these 2 selling points, question is how much, and it did, the rest is history.” ~ Café Latte

“Impeccable concept and outstanding location in Kota Damansara, however with KLCC price.” ~ Black Coffee

“Definitely the best integrated mixed development next to MRT so far! Expensive?! Arnician: I am laughin’ to the bank like HA HA HA!” ~ Caffe Corretto

Propcafe.Net Review

1. Bayberry @ Tropicana Gardens

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Setia Eco Glades @ Cyberjaya – Part II

Caffe Corretto — Tue, 07 May 2013 13:51:26 +0000

The Part I of Setia Eco Glades @ Cyberjaya has covered the Master Plan of the project and this Part II will focus on the parcels that have been launched so far (till May) i.e. (a) Lui Li Gardens Parcel A1 & A2, (b) Lepironia Gardens Parcel B2, and (c) Charms of Nusantara. Those who like to know the master plan and the concept of each island and mainland garden should refer to the previous coverage here: http://www.propcafe.net/setia-eco-glades-cyberjaya/

What have been launched?

- Lui Li Garden (Link Villa) – Parcel A1 and A2 (half of the available units): Type – Huan Xi and You Mei

- Lepironia Garden (SMD) – Parcel A1: Type – Grasilis and Lugwigia

- Charms of Nusantara (Link Villa, SMD, and Bungalow): Type – Samaya (Linked Villa), Legian (SMD), Nusadua (SMD), Gianyar (Bungalow), and Sanur (Bungalow).

Lui Li Garden (Linked Villa)

Two types of link villas: Huan Xi (‘Joy’) and You Mei (‘Exquisite’). These linked villas are designed by Ong & Ong team from Singapore.

Two Parcels:
Parcel A1 – 104 units (Huan Xi – 51 Units and You Mei – 53 Units)
Parcel A2 – 115 units (Huan Xi – 41 Units and You Mei – 74 Units)
Note: Only half of Parcel A2 is available for booking as at 13th April 2013

Facade:
Some claimed the the curvy roof and exterior design is very futuristic but personally, i would put it into “Retro” category which is like the 80s landed houses in Hong Kong”. After a decade of “Boxy” design appears in most of the developments in Klang Valley, this design gives an alternative choice to the buyers. There are some thumbs up and down sort of comments over the property forums. My personal view, at least, it give a fresh air to the segment of terrace house. Time will tell whether it will be dated in no time.

Land Size:
Intermediate Unit – 26 x 95; Corner land (varies but the standard one is 10ft i.e. 36×95); End Lot comes with 5ft land at the side i.e. 31 x 95)

Layout:
Huan Xi – 3 Bedrooms, 1 Utility room, Living Hall, Kitchen (Wet and Dry), Storage area, 5ft side terrace (~5x25ft; from kitchen to dinning area).
You Mei – 3 Bedrooms, 1 AV room, Living Hall, Kitchen (Wt and Dry), Storage area, Internal Courtyard(~12 x15ft; Air-well)

Comparison – Ground Floor
Staircase location:
Huan Xi’s staircase is located at the middle of the unit which horizontally separates the living room and kitchen/dinner area. That’s is not ideal for those who like the spacious living hall and a better connection of living and dinning area. It works well for bungalow or SMD, but it will only makes the linkhouse feel shorter and narrower. You Mei has an advantage on this as the staircase is located at the side. Eventhough the internal courtyard (15ft x 12ft) separated the living and dinning area but with a proper renovation, it could be visually more spacious than Huan Xi.

Kitchen and Living Hall:
Huan Xi second half of the ground is dedicated for kitchen and dinning. Therefore, it is much bigger than You Mei for both dry and kitchen as well as dinning area. However, if one decided to close up the courtyard than You Mei living or dinning area could be more interesting and spacious.

Side Terrace vs. Internal Courtyard:
Huan Xi has a side terrace (5ft x 25ft) at the dinning area which makes it unconventional to terrace house and brings in more sunlights and the slidding doors will make the intermediate unit unconventional. However, for end-lot or corner unit, this doesn’t add value at all. In fact, this side deck makes corner and endlot units built-up unnecessarily smaller. The preference of Internal courtyard is very personally. Some like it because it brings in sunlights and double volume chating area (to make as another close up living area see the photo below) or courtyard in the middle of the house can nicely give more features and characters to the intermediate link unit. Again, for corner and end-lot units, it could be redundent. Likely that the corner and endlot owners will seal it up in the first floor to utilise this space and extended living hall and dinning area.

AV Room:
Huan Xi has no AV room whilst You Mei has an AV room at the ground floor which is facing the rear garden. This AV room can be easily converted to be second living hall or guest room separated by the foldable ceilling height door with curtains. Dual usage i.e. guest room or AV room.

Rear Garden:
Huan Xi has a bigger garden (additional ard 5ft longer) than You Mei.

Store Room:
You Mei has a store room (underneath staircase) that almost double the size of Huan Xi.
Comparison – First Floor

Balcony:
Huan Xi’s all 3 bedrooms have the balcony and You Mei only has one at master bedroom. However, for endlot, You Mei has 3 balconies at the first floor which master room has two (front and side) and 2nd bedroom’s side balcony.

Internal Air-Well – Due to the courtyard design, the air well is available at the first floor. It gives more lights to master and 2nd bedroom which can also overlook the internal courtyard downstair (see photo below).

Family Hall:
No family hall at the first floor for both You Mei and Huan Xi. Again, You Mei unit can easily convert the air-well area to family hall/study area or even a small guest room by sealing the void area.

Build-Up: Huan Xi is generally smaller than You Mei ( Huan Xi: 2836sf – 2900sf(corner & endlot) vs. You Mei: 2963sf – 3130sf(corner & endlot)) though Huan Xi is priced more premium than You Mei (due to Lui Li Garden facing).
Footprint: Huan Xi (45’9”x 26ft) vs You Mei (52’6”x26ft). On paper, You Mei has a much longer house (almost 7ft more) than Huan Xi.

Overall Huan Xi vs. You Mei:
Huan Xi, on surface, looks better for link house as the living area has additional lights from the side unlike normal intermediate link unit. However, the kitchen layout is not ideal and worst is this type’s layout doesn’t give the owner any chance to revonate for additional room.

You Mei, on paper, the internal courtyard in the middle of the house could be viewed as a waste of space for many (though I have many friends still like courtyard design link house as it gives more lights and flavor within the house especially intermediate unit). The space of the internal courtayard is rather big (15ft x 12ft) which can easily be sealed as the extension of the living and dinning area. By doing this, it will make the ground floor much more spacious (visually given its width of 26ft). As mentioned above, the space on the 1st floor can be used for family hall or it can covert as study or guest room. By sealing up the area, the build up of You Mei will increase another 350sf to 3313sf – 3480sf (which is huge for a terrace).

The preference of layout is very individual. Personally, I believe anyone who is paying RM1+mil landed property is expecting more than 3 bedrooms(+1 maid room). Unfortunately, given such a big land of 26x95ft and built-up of 3k(+-)sf, only 3 bedrooms are provided. While Huan Xi’s owner has no choice of making additional room, You Mei has the flexibility to turn the ground floor AV room as a guest room or utilise the courtyard area as additional room.

Huan Xi type is the purchasers’ darling during the ballot time (for Parcel A1) and recently soft launch (Parcel A2) which i guessed buyers liked the facing of Lui Li Garden. However, in term of practically together with the pricing perspectively, You Mei has better advantage than Huan Xi. Bear in mind, most of the You Mei units has the Orchard Garden at the back too without adding any premium on it (this garden has less human traffic too compares to Lui Gardens which will be the center stage of residents). Contradict to the flow of buyers’ preference indicated earlier, I will not be surprised if You Mei performs better than Huan Xi in subsales market later on.

Site Plan:
Lui Li Garden – Parcel A1

Row A (LV 01 – LV 22)
Pricing: Intermediate – RM1.02mil to RM1.075mil; Corner – RM1.26 to RM1.45m

Pro:
- Cheapest row which price starts from RM1.02mil (LV03 & 04 – Junction Facing) and majority at RM1.04m
- Near to Hammock Clubhouse
- Rear garden facings Orchard Garden (20ft to 40ft) which provides “additional” garden/space for the residents since only hedges separate the two.
- Next to the guardhouse (Safer? Very subjective)
- South-East Orientation

Con:
- Backing the Lingkaran Putrajaya i.e. Noise. However, 8ft or 10ft (submitted for approval-10ft) sound barrier wall will be built (together with the trees at Orchard Garden) to mitigate this issues.
- Interchange ramp at the back i.e. Ramp is higher than the units.
- Near to the entrance i.e. more traffic
- Potential parking issues due to the Hammock Clubhouse (don’t think the clubhouse has the carpark lots) especially those units toward LV01

Row B (LV 56 – LV 70)
Pricing: Intermediate – RM1.10mil to RM1.16mil; Corner – RM1.29 to RM1.43m

Pro:
- Near to Lui Li Garden and majority of the units at this row are facing Lui Garden.
- Near to Hammock Clubhouse
- Next to the guardhouse (Safer? Very subjective)
- North-East Orientation (Good/Bad depends on individual’s preference)

Con:
- Backing the entrance/ route to Guardhouse. Noise and no-privacy especially for someone who like to spend time at the rear garden.
- Unlike ROW A and C, this row (You Mei) has no Orchard Garden at the back of the house. This row has the least green compares to all rows in Lui Li Gardens Parcel A1.
- Potential parking issues due to the Hammock Clubhouse (don’t think the clubhouse has the carpark lots) especially those units toward LV70.

Row C (LV 23 – LV 38)
Pricing: Intermediate – RM1.035mil; Corner – RM1.27 to RM1.45m; Endlot – RM1.17m (extra 5ft land)

Pro:
- Rear garden facings Orchard Garden (avg 20ft) which provides “additional” garden/s for the residents since only hedges (1200mm) separate the two.
- Near to Lui Li Garden and many units in this row are facing Lui Garden.

Con:
- Farthest from Hammock Clubhouse
- South-West Orientation (G/B depends on individual preference)
- Backing the entrance of Setia Eco Glades from the interchange. However, 8ft or 10ft (submitted for approval-10ft) sound barrier wall will be built (together with the trees at Orchard Garden) to mitigate this issues. Not all units will be affected by the incoming ramp from the interchange (see photo below)

Row D (LV 39 – LV 55)
Pricing: Intermediate – RM1.09mil to RM1.12m; Corner – RM1.3 to RM1.45m

Pro:
- Rear garden facings Orchard Garden which provides “additional” space and garden for the residents since only hedges separate the two
- Near to Lui Li Garden
- Staggered design (unlike conventional st. line) on LV47-LV52 i.e. more refreshing concept
- Curvy road i.e. not so boring

Con:
- Backing the inner road of Setia Eco Glades. Lingkaran Putrajaya i.e. Noise. However, 8ft or 10ft (submitted for approval-10ft) sound barrier wall will be built (together with the trees at Orchard Garden) to mitigate this issues.

Row E & F (LV 71 – LV 104)
Pricing: Intermediate – RM1.13mil to RM1.22m; Corner – RM1.31m to RM1.55m

Pro:
- Facing Lui Li Garden and Fountains
- This Lui Li garden provides “additional” space and garden for the residents since only hedges separate the two
- Staggered design (unlike conventional st. line) on i.e. more refreshing concept (see photo)
- Near to Hammock Clubhouse

Con:
- Privacy issues as the Lui Li Garden is the main hang out area for residents. No wall but only hedges (1200mm) to separate the unit and Lui Li Gardens
- One should pray the opposite neighbours do not dry their clothes at the rear garden which will spoil the entire view and values of this Huan Xi Lui Li Garden units.

Lui Li Garden – Parcel A2

Parcel A2 has a similar set-up like Parcel A1 (though A2 more units), therefore, the above analysis should be pretty closed to each other (I am not going to repeat it). One need to pay attention is, only those units backing highway are having Orchard Garden unlike Parcel A1 where most of the You Mei units are having this Garden at their back. This is the negative point for Parcel A2 despite being put on a higher price tag. Also there is no staggered row in this parcel i.e. more conventional.

The sales chart as at 13th April 13 (see below)

Only half of the parcel is current available for sales. It is expected to have another price hike after the first half is fully sold. Currently there are about 15 (+-) units available.

Pricing:
Row A (Backing Lingkaran Putrajaya): Intermediate: ~ RM1.125m to RM1.145m; Corner: ~RM1.34m to RM1.36m

Row B (Beside Lepironia Garden Parcel): Intermediate: ~ RM1.183m to RM1.22m; Corner ~ RM1.51m to RM1.61m; End-lot: RM1.34m (extra 5ft land).

Row C (Backing Lui Li Garden Guardhouse/Entrance): Intermediate: ~ RM1.183m; Corner ~ RM1.39m to RM1.61m;

Row D & E (Backing Lui Li Garden): Intermediate: ~ RM1.22m to RM1.24m; Corner ~ RM1.44m to RM1.58m;

There is a 2% rebate given by the developer at the moment. The pricing above is before the rebate.

From the Parcel A2’s pricing, one can notice that almost all units are priced about RM100-RM120k higher than Parcel A1, except end-lot units which are now priced RM170k more (RM1.17m to RM1.34m) than previous Parcel A1. There are only 4 units and 2 units of end-lot (only 5ft land at the side) in Parcel A1 and A2. It is limited. While many thought that it is direct junction facing (based on the brochure’s site plan), one should check out the architecture plan and scaled model to realize it is actually not. The end-lot also enjoy the extra green at the side (given only 1200mm hedges as the fence) which is the common area for the access of Orchard Garden. See the photo below to understand more.

Lepironia Garden (Semi-Dee)
Two types of SMD: Ludwigia and Grasilis
Two Parcels:
Parcel B2 – 102 units (Ludwigia – 38 Units and Grasilis – 64 Unit)
Parcel B1 – To be launched later with different facade and floor plan

Facade:
While many uncles feel that the exterior looks like a factory, i personally quite like this futuristic design. The curvy concept works well especially Grasilis looks more like a bungalow than SMD. However, according to sales personnel, the feedback wasn’t that encouraging and SP Setia decided to change the facade and layout for the next Parcel B1.

Land Size:
41ft x 90ft& 41ft x 95ft (Grasilis) and 41ft x 95ft (Ludwigia)

Pricing:
Grasilis is priced at a slight higher price with average of RM 1.74mil (standard unit) due to the better facing (Lepironia Garden). The Ludwigia price starts from RM1.688mil.

Layout:
Grasilis & Ludwiga – 4 bedrooms, 1 Utility room, Living Hall, Family Hall, Kitchen (wet and dry),

Comparison – Ground Floor
Living hall: Ludwigia has its living hall at the front and Grasilis has it at the back. Unlike most of the SMDs, Grasilis has no sliding door in the middle of the house but has it at the inner part that carve out from it living hall. Technically, it makes Grasilis living and dinning area looks smaller. The Grasilis’s curvy layout of living hall may not be ideal for furniture set-up as well. Well, it is very personal though.
Garden view: Ludwigia has a more conventional SMD layout but its living hall does not come with a rear garden view (only side garden view) whilst Grasilis enjoys both rear and side garden view. However, Grasilis, due to the layout, has no side terrace compares to Ludwigia.
Staircase location: Grasilis’s staircase is almost block and isolate its living hall. It doesn’t help for the space visuality whilst Ludwigia has no such issue.

Footprint:
47’5” x 30”9. The footprint is reasonable for SMD but it could be better if there is slightly longer lenght (it is shorter than Lui Li Garden’s Linked Villa – You Mei type).

Comparision – 1st Floor
Both are pretty standard design with 3 bedrooms sit. The only difference is the balcony. Ludgiwia has no balcony and Grasilis is having 2 big balconies. It is really depend on whether you are a balcony person or not to decide which one is better.

Build-up:
3257sf (Grasilis) vs 3253st (Ludwigia). The length of these SMDs is 47’3 (Grasilis) and 47’5 (Ludwigia). It is even shorter than the Lui Li Garden link villa. The BU is also only slightly bigger than link villa. The bu is a bit small for SMD especially with big family.

Site Plan

Grasilis is mostly located at the premium rows which are facing the Lepironia garden. Similar to Lui Garden’s You Mei units, while Ludwigia has the disadvantage of not facing Lepironia Garden, it has the Orchard Garden at the back of its rear garden (except the row that backing the guardhouse).

SP Setia has difficulty to sell this Parcel due to the facade (complained by many uncles), layout, and build-up. Buyers expects more than what had offered. More standard facade will be offered by SP Setia in Parcel B1, and the source implied that it could be those standard tropical design (which probably more acceptable for this segment’s purchaser). To those who have bought the Grasilis or Ludwigia, not to panic. Sometimes, reception during launch doesn’t reflect the subsales market. Desa Parkcity’s Zenia garden deck concept is the classic example (many opt for more standard units in Zenia than garden deck units) when the garden deck units did much better in secondary market.
Sales Charts at at February 2013

Charms of Nusantara Island (Link Villa, SMD and Bungalow)

Linked Villa – Samaya (30 units) – 26ft x 85ft, BU 3039 to 3071sf

Pricing:
Intermediate (RM1.2m to RM1.25m); Corner: ~RM1.35m to RM1.58mil.

Facade:
Linked Villa – Samaya’s facade is like a typical balinese home which it is pretty common since balinese architectural design no longer new to Malaysian. However, it is a very safe design as there are still many balinese fans out there. The architect has added in a bit of SMD component in its facade by having shared frontage (roof) carporch area by two units. The facade at the back is not shown in any brochure (and no scaled model available), so it is hard to visualise the final product.

Layout:
4 bedrooms, 1 utility room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area. Standard but very practical layout with 4 bedrooms.

Footprint:
51’10” x 26’. It is much longer than SMD Lepironia Garden but it is shorter than Lui Li Garden’s You Mei type. The build-up of 3ksf is just about right. With its conventional rectangular layout in most of the areas, the end product is expected to be felt as a very spacious island linked villa.
Staircase Location: It is located at side which doesn’t have the problem like some of the layout abovementioned.

Living Hall:
It is at the back of the unit which facing the rear garden.

Site Plan:
Samaya located near to Hammock Clubhouse and the entrance of the island. Based on the site plan, one can see the linked villas are at the land that near to the narrowest waterway surrounding the island while most the wide lake views are meant for bungalow (of course).

Overall, it has nothing much to talk about as it is very standard unit that one can find in most of the balinese development. It is 10ft shorter than Lui Garden Link Villa but priced with a premium due to the advantage of being part of the island. Although it is RM200k expensive than You Mei, it is only RM100k+ higher than Huan Xi. It is clearly better choice compares to Huan Xi.

SMD – Legian (14 units) – 41ft x 85ft, BU 3342sf; Nusaduo (20 units) – 41ft x 85ft, BU 3220sf

Pricing: ~ RM2mil up

Facade:
Legian and Nusaduo – It is one of the closest Balinese style architectural design that i can see in Malaysia’s residential development. Both are pretty similar and i can see many fans of it during launch.

Layout:
Legian & Nusadua: 4 Bedrooms, 1 Utility Room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area.

Ground Floor
Both types’ living hall are at the back which facing the garden cum waterway/lake view. Nusadua has an edge of being felt more like a bungalow when its unit is only half linked to the neighbour’s unit. The long foyer from the entrance to living hall of Legian type is not helping to create space for this SMD.

1st Floor – Very standard layout. Legian’s master bedroom has a long wardrobe area in front of the bathroon. Surely, this layout is not everyone’s cup of tea.

Footprint: Legian – 45’1” x 29’7” and Nusadua – 46’5” x 29’7”. Again, one would expect it to be longer than 50’ especially if one compares it with the Linked Villa are offering.

Site Plan:

The best SMD in this island is clearly the one facing the wide lake view i.e. SD 61 – 64. The rest of the units are mainly having a view of narrow waterway surrounding the island.

Bungalow – Gianyar (6 units) – 59ft x 85ft, BU 3893sf; Sanur (5 units) – 65ft x 85ft, BU 4297sf

Pricing: ~ RM2.5mil up

Facade:
Balinese design with U shape layout. If one travels enough in bali or balinese theme resort, then it may be considered as standard Balinese home. Nothing much to shout about.

Layout:

Glanyar: 4 Bedrooms, 1 Utility Room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area.
Sanur: 5 Bedrooms, 1 Utility Room, Living Hall, Family Hall, Kitchen (wet and dry), Storage area.

Ground Floor:
Both types have the same ground floor layout. The brochure shows the lap pool at the back of the house but the specification didn’t mention about it. So likely that it is not included.
1st Floor – Although Sanur has the advantage of having five bedrooms compares to Glanyar, three of the four bedrooms at the first floor are rather small. Having said that, Sanur has a smaller family hall but it comes with a small pool area (more like a Jacuzzi area). Four or Five room? It is your choice.

Footprint & Built-Up:
Both types – 52’6” x 34’9”. Nothing to complain enough given its land size. Well, as a bungalow
i believe many are expecting more than 5k sf or it could be i am just too greedy (:P).

Site Plan:
Not surprisingly, the bungalows are having the best lake view, however, obviously this island doesn’t come with the best wide lake view compares to other islands. There are only about 5 units were up for sale during the ballot day and the rest of the units were internally booked by SP Setia bosses.

Conclusion

As usual, developer will keep the jewels in the last to accomodate its pricing strategies. After the “second half” of the Lui Li Garden Parcel A2, the next launch for the island is expected to be the Sanctuary of Western and Eastern Heritage. The linked villa (limited) is likely to price at RM1.4m up. Again, the island’s bungalows and SMD will be sold out in no time as i think many rich investors would treat it as the “stamp collection” who are less sensitive to the pricing.

Although the developer mentioned that SEG will take six years to complete, by observing the pace of launching and the number of parcels (yet to be launched) it is unlikely to archieve this target. It may take at least 10 years to complete the entire Setia Eco Glades projects.

If you missed the first part of Setia Eco Glades, you can find it via the link below: http://www.propcafe.net/setia-eco-glades-cyberjaya/

The post Setia Eco Glades @ Cyberjaya – Part II appeared first on PropCafe.Net.

Setia Eco Glades @ Cyberjaya (English/中文)

Caffe Corretto — Fri, 03 May 2013 02:46:27 +0000

Setia Eco Glades, a waterfront revolution project by SP Setia (70:30 JV with Setia Haruman), is one of the most unique developments in Malaysia. It sits on 268 acres land, of which 80 acres will be set aside for the lakes and green spaces.

Setia Eco Glades，一个人性化的独特湖泊岛屿环绕式景苑。

Setia Eco Glades
一个坐落于无烟的城市,
一个生态园式的家园,
一个融入文化遗产设计的居所,
一个独特岛屿和海滩概念的环境,
一个集合艺术喷泉与自然和谐的园林住宅,
Setia Eco Glades，给您的是一个绿意毅然的环境。。

曾几何时，这一切一切，仿佛只飘荡于每个人的梦境
实达生态园林的出现，唤醒了许许多多沉睡的追梦者
实达生态园林的境意，也圆了好多好多家庭的理想园梦。。。
Setia Eco Glades，一个天人合一的境界。

Overall Development

Setia Eco Glades is an eco-consciousness development which inspired by cultural diversity and perfected by nature and technology. It consists of a collection of thematically eight different islands and two gardens, namely Isle of Botanica, Charm of Nusantara, Glades of Westlake, Jewels of Grasmere, Isle of Kamares, Isle of Fantasia, Santuary of Western Heritage, Lui Li Gardens, Lepironia Gardens. Three parcels which planned for condominium (high and low rise) are now tentatively being named as Reef of The Tropics (I, II, III).

Setia Eco Glades 园林计划，将发展八个岛屿概念和两个以公园为主题的家园。此外，未来也会售卖三个不同概念的公寓。这概括了920个围篱式超级排屋，半独立，独立式洋房和大约1500个公寓单位。在Setia Eco Glades里，发展商也将建筑一座社区商场。这将刺激商业娱乐活动，也将进一步提高Setia Eco Glades的房产价值。

Setia Eco Glades 土地面积达268英亩，是一个鱼虫聚集，奇花异树的沼泽林。部分面积也概括了橡胶树和棕榈园。最难能可贵的，Setia Eco Glades 毗邻于赛城湖滨公园。这意味着未来的园林居民，除了能享受悠然青葱的草原与八种艺术喷泉，更有多个小公园的设计和五所吊床主题俱乐部，犹如身于度假风情，悠悠自然。

Setia Eco Glades offers a total of 2,400 residential units which 920 units are for link villas, semi-dees and bungalows and the rest is caters for high-rise and low-rise condominiums at a later stage. There is a proposed commercial which is located beside Reef of the Tropics III. The whole development is expected to complete in six years time.

Conservation

在实达用心钻研下，原有的七百多种植物（一千三百棵树）将会被保存。各种鸟类，蝴蝶，蜻蜓也在国内外专人的协助下得以保留在未来的SEG绿意园林中。这与自然和谐并存的精神与热诚是值得嘉许的。

The site is a previous rubber and palm oil estate and it also a home to an abundance of flora and fauna. SP Setia was team up with Forest Research Institute Malaysia (FRIM), Malaysia Nature Society (MNS) and Zoo Negara to safeguard the local wildliffe for re-introduction and re-transplantation (by Big John Tree Transplater) works in the future Setia Eco Glades.

“Over 40 pieces of trees and seedings have been identified for transplantation at the parks and recreation space, clubhouses, sales office, and the Bund. 72 bird species and 27 fish species have been tagged for migration, while nectar plants have also been planted to provide a rich food source for the 8 pieces of butterflies slated for re-introduction to the landscape. Other food plants will also be located all over the township to attract and support the migration of new wildlife species.” – SP Setia

This conservation and preservation program is to ensure the continuation of eco-system (which costs SP Setia RM2mil). The comprehensiveness of the study and work plans are clearly way ahead for many so called “Eco” developments in Klang Valley.

Green Features

Setia Eco Glades follows Green Building Certification requirements. All homes are given Rainwater Harvesting and LED lighting, and BiPV Solar Panel. The solar panel, which already promoted and installed by SP Setia in the project like Setia Eco-Park homes, can be used to store solar energy and re-sell electrical power to Tenaga (see photo below). The developer is also aim to be certified by Singapore’s Building and Construction Authority’s Green Mark.

Setia Eco Glades是一个绿色建筑指数认证的发展计划。除了大蓝图环境保护规划，每所房子都有综合光伏太阳能电池板（能源回售给电能公司）和雨水采集系统。

Security

Adopting the Strata Gated & Guarded concept; each two parcels are protected and controlled with a single entry and exit point via a main guard house with integrated perimeter fencing; fibre optic CCTV and house alarm linked to Central Monitoring System (CMS)

According to SP Setia, the whole development will take about six years to complete. Within the development,

Concept – Homes at Eight Islands and Two Gardens

“Each Island is a distillation of an exotic location, each park and garden a loving remembrance of countries visited and experiences lived” – SP Setia

1. Charm of Nusantara – Balinese Style Architecture

The Balinese lifestyle revolves around an open verandah surrounded by lush greenery. To mimic Bali’s mesmerising landscape and signature island atmosphere, waterspouts are placed around swimming pools and ponds, while plants like palms, lotus lilies and jasmine flourish, perfectly evocative of balmy island nights. The result is a dreamy, idylic island paradise where shades of blue serenity and hues of green tranquility pop amidst a backdrop of white sands. – SP Setia

2. Sanctuary of Western Heritage – Late Renaissance/ Early Colonial Aesthetics Architecture

This island boasts of impressive and ornate architecture derived from the romantic colonial era of the English, Dutch, French and Spanish, with a modern twist that grounds the enclave in the 21st century. Doors and windows are tall and narrow, arched with derative pediments, while cornice crowns and colums are large and intricate, adding distinctive character to these homes. Red tiled roofs, double-hung windorws, french balconies and attics complete the classical look of this enclave, while maincured lawns and organised plantings add harmony to the indoors and out. – SP Setia

3.Santuary of Eastern Heritage – Peranakan Style Architecture

A showcase of oriental cultures and striking landscapes, this island enclave is inspired by the colourful expression and ornate adornments of Peranakan architecture. Terraced buildings with internal courtyards are enriched with decorative facades and historical ornaments like wrought iron staircases and heritage-pattern floor tiles.. – SP Setia

Within the sactuary of Eastern and Western Heirtage, heritage gardens are included into the island (see pic below). This garden is a deidication that consists of sculptures and fountains celebrating Malaysian history and legacy, all standing amidst rubber trees. Other shrubs and trees native to the original site were also transplanted to the Heritage Gardens to enhance the look and feel of this communal area, and creative illumination will add another layer of depth, bringing this ode to history to glorious life. – SP Setia.

4. Jewels of Grasmere – English Countryside Architecture

Cozy stone cottages with shuttered windows are quintessentially rustic dwellings, and low stone walls add to the simple allure of this storybook neighbourhood. Paths meander around homes, parks, perglas and gazebos, where the wanderer can take in the classic charm of the classic English gardens. – SP Setia

5. Glades of Westlake – China Xi Hu (HangZhou) Architecture

A tranquil composition, this enclave’s design reflects Oriental philosophies peppered with pavilions, courtyards, rock formations, and water. Bridges are gracefully over calm waters, where Lotus flowers bloom pink and white, Koi fish dart around in peaceful play, and rock formations rise from the surface like mythical creatures. – SP Setia

6. Isle of Kamares – Mediterranean and Grecian Styles Architecture

Blue is widely used in the architecture of this Greek-inspired island, a callback to the cerulean waters of the Mediterraneath Sea. Domed rooftops and doorways are clad in a blue that pops against the off-whites and creams that are used for exteriors. These homes come complete with courtyards and verandas for airy outdoor entertaining. Further Greecian influences like stone, marble, limestone, Byzantine tiles, and Cypress are widely used. This modern-rustic ambience is softtened by the soothing sound of fountains and the grace of Cypress trees, delicate flowering shrubs, and exuberant boungainvillea. – SP Setia

7. Isle of Botanica

Parks and gardens are outdoor galleries of natural beauty, displaying a wide range of trees and shrubs, all labeled with botanical names. An adventure in escapism, these leafy pockets of green are the residents’ retreat from the heat and stress of the city. – SP Setia

8. Isle of Fantasia – Mixed Futuristic Architecture

This island combines interesting architecture with practical creativity; an exercise in luxury, lifestyle and sustainability. Designed to be completely energy-independent, homes combine lines, curves and green in an ultra-urban fashion, where funnel like entryways and overhead ceiling-suspended recessed-lighting catch the eye. Yucca and palm trees are effectively used to create height, while cascades and fountains are also used to produce complex effects. Creative illumination enhances the sculptural quality of the design, creating an avant-garde neighbourhood destined to turn heads and inspire conversations. – SP Setia

9. Liu Li Garden

This is a non-island parcel and the only linked villa parcel in Setia Eco Glades
The Lui Li Gardens blends lush green foliage with these captivatingly beautiful creations that will be incorporated in fountains, water features and street lights all over this crystal garden. A defined route leads visitors past gazebos, a playfround, and central water feature, to the Lui Li sculptures, each a hand-sculpted and hand-fired work of art. – SP Setia

“Lui Li is the name of for artistic coloured glassware name with an ancient Chinese technique founded to the 11th century B.C., and was confined for the exclusive use of the Imperial family.”

In addition to the garden of Lui Li and Lepironia in respective parcel, there are also Orchard Gardens to be embeded at the border of these two parcels.

A 40’ belt of calming serenity, the Orchard Garden is populated by fruit trees like banana, papaya and ciku that also double as a sound barrier, cloaking Setia Eco Glades in the harmonies of natures. Gazebos and benches are scattered about for residents to sit down and take in the lush landscape. Tables and chairs are also placed in the Orchard Garden for residents to enjoy the abundant bounty of sweet fruits. – SP Setia

10. Lepironia Garden

This is another non-island parcel and the only Semi-D parcel in Setia Ecoglades
Named after a water plant native to the site, the Lepironia is a slender reed that can prevent erosion by stabilising the base of the ponds. It is also absorbs tixins and heavy metals in the water, thus purifying it, and provides crucial shelter for small birds as well as fish. – SP Setia

The Lepironia Gardens in the parcel will be created in this parcel to enhance the sense of peace, calm and tranquility in Setia Eco Glades. – SP Setia

11. Reef of the Tropics

Lake View

While i was in the sales office, i overheard many investors or visitors are doubtful about the island concept especially the waterway surrounding the islands. Some even said it could end up as a big “longkang” and “kopi” lake. According to the developer, they admitted their mistakes in term of the execution method for the “kopi” lakes at Setia Eco Park (SEP) and promised that a different approaches and methods will be applied in Setia Eco Glades.

SP Setia seems to be very meticulous to conceptualise this waterfront development. The developer, in fact, showed me the research works and their visits to many waterfront environments in other parts of the world (with the measure of the width of waterway etc) like Moscow, St. Petersburg, Singapore, Local Garden, SEP projects etc. It allowed potential investors to have some actual visualisation of the future lake and waterway scenes at Setia Eco Glades. You just need to give this to SP Setia.Thumbs up! See photo below. The following plan on the waterway is as below:

To actually visualise the lake view, one can refer to the actual site photos in other waterfront environment below which indicated similar witdh of the lake view in Setia Eco Glades above.

The Fountains

The eight difference fountains located throughout Setia Eco Glades are a tribute to the fluidity and necessity of water in everyday life. Symbolic of prosperity and wealth, the fountains are also a source of restful relaxation that can be the focal point of repose, or a comforting presence in the background. These hyrical, sentimental tributes to serenity and humanity are poised to enrich the everyday lives of residents in Setia Eco Glades – SP Setia

Hammock Clubhouse

Healthy and wholesome, each Hammock Club is shared between two island-enclaves, and will house facilities like a swimming pool, gym, half basketball club, as well as social spaces designed to encourage conversations. Eponymous hammocks are also strung around the clubhouse, adding to the resort ambience. Each unique in atmosphere and function, these smaller and more intimate clubhouses conform to the eco-friendly and urban way of life as espoused by Setia Eco Glades. – SP Setia

Total of five Hammock Clubhouses are in the masterplan of Setia Eco Glades:
1. Lui Li Garden
2. Lepironia Garden
3. Charm of Nusantara & Santuary of Western & Eastern Heritage – Shared
4. Isle Kamares & Jewels of Grasmere – Shared
5. Glades of Westlake & Isle of Botanica & Isle of Fantasia – Shared

The Bund

Most of the native tree and plant species harvested under SEG’s conservation program will be transplanted on The Bund to create a lush green belt that fringes the cool blue water. This family recreation area also has a meandering pathway and jogging track shadowed by leafy trees, making it an idea spot for a leisurely evening stroll or an early morning run. – SP Setia

“The Bund is envisioned as a warm embrace, a strip of tropical greenery and modern boulevard that hugs the water’s edge. The green platform was designed to rise 15 meters above the water level, commanding a spectacular view of 300 acres wetlands that is the only Green Reserve in Cyberjaya. This higher vantage point perfectly captures the peace and serenity that encompassess Setia Eco Glades.” – SP Setia

Themed bridges

SP Setia will come out the themed bridges to serve residents as the linkages of mainland and islands. The thoughtful design of the bridges will make more flavour to this unique Setia Eco Glades homes.

Interchange to Lingkaran Putrajaya

The developer already obtained the approval to build a RM35mil interchange from Setia Eco Glades to Lingkaran Putrajaya which technically will reduce half of the current distance from the site to MEX highway. This will reduce the travel time significantly for Cyberjaya CBD residents who currently need to go through a big round to get into Lingkaran Putrajaya before link up to MEX highway (to KL). The bad point is, this interchange will be the key access for majority of the Cyberjaya CBD residents i.e. increase the traffic of inner road in Setia Eco Glades. Personally, i am indifferent. For example, the sucess of Desa ParkCity is clearly due to the publicity and accessible to its common areas (Lakes and Park). You need more peoples to appreciate and like the environment to spread the good words. The value of the development will then escalate with a strong interest from public to own a piece of masterpiece there. I came across a nice development but the public access to the park and lakes are prohibited which of course is not as popular as other developments. That development called Gita Bayu. Surely, the price there has been increased over years but it could have been performed even better if more peoples can experience the environment and know more about it . So, sometimes it is not necessary a bad thing to have higher traffic in a nice environment and it may work better for the project like Setia Eco Glades. Most importantly, the execution need to be good to impress the by passer and visitors.

The highest point of the interchange will be at the back of the row within Lui Garden that is backing the lingkaran Putrajaya.

Landscape and Architect

Although sales personnel mentioned that the landscape will be handled by SP Setia internal team, Mace Studio seems to be the one that designed the landscape master plan for them. See http://www.macestudio.com.sg/work. According to the developer, minimum 16ft of land will be allocated at both side of the main inner roads (see photo below) to allow more trees and wider cycling path at Setia Eco Glades’ common area and environment.

Architectural design of Lui Li Garden was managed by Ong and Ong from Singapore.

Cyberjaya Lake Garden Beautifying Project

There was a plan to beautify the Setia Eco Glades’ neighbor – Cyberjaya Lake Garden with a budget of RM20mil. According to my source, on top of the standard beautifying works, some camping facilities and “Wind Tunnel (the design of trees plantation method and arrangement)” will be included in the Cyberjaya Lake Garden to generate a windy environment for both sites. The lakes at Setia Eco Glades and Cyberjaya Lake Garden will then be joined to allow wider space for residential boating activities. Unfortunately, the plan was scrapped after few rounds of lengthy discussion with Sepang Council due to some technical and security issues. Based on sales person’s feedback, the management has decided to use this budget to further enhance the master plan of landscape and infrastructure.

How is Setia Eco Glades stands in Cyberjaya landed properties?

First of all, one should check out the masterplan of Cyberjaya to understand the scarcity of landed properties in Cyberjaya (see the photo below). It can be easily counted by 10 fingers. From the masterplan, one can realise that the remaining lands are mostly for “enterprise (i.e. commercial offices). With the limited choices of landed project in Cyberjaya, and if one like (to invest or ownstay) landed properties, in fact there are not many choices (in term of project).

Landed property development in Cyberjaya: Garden Residence, Symphony Hills, Sejati Residence, Mirage of the Lake (limited), Lakefront Residence (limited), Perdana East & West, SummerGlades. Nadayu’s Project (likely to be landed). There is another one in the pipeline (which is more affordable), Propcafe will announce it here once it is firmed up.
Setia Eco Glades has the largest land size compared to the rest of the landed property developments in Cyberjaya. The research efforts and preparation on this Setia Eco Glades which explained in the first section showed SP Setia is not just to build houses but “humanised” homes with eco, lake and island-living. Malaysian have been living “inside the house” too long, many have been looking for not just a house itself but a place and most importantly the environment that can blend with the house to call it as a HOME.

“I can still remember vividly waking up to birds chirping, the sweet scent of wild¬ flowers and refreshing sight of dew on the grass at the place where I lived as a little girl … tree branches heavy with fruit, the brook teeming with small shes and meandering by a bamboo grove, the tiny tadpoles in puddles of water after the rain, the sound of crickets at night, All these memories of nature are coming back to me now … it’s a wonderful feeling and I just can’t wait to move in three years’ time!” – Zara , a knowledge worker and one of the purchasers of Setia Eco Glades (extracted from MalayMail).

“If you are looking for a twin brother of Desa Parkcity, Setia Eco Glades is definitely the closest you can get in term of its environment and concept. If SP Setia can execute it nicely, in fact, it can be even better than Desa Parkcity! You can’t get a link villa with this sort of footprint (26x95ft) in Desa Parkcity, not to say the price is 50% cheaper.” – Setia Eco Glades Purchaser, who currently staying at Desa Parkcity with an intention to move over to SEG.

Other advantages of SEG compares to other landed development in Cyberjaya.
- Setia Eco Glades is sitting at the northwest of Cyberjaya (see below) which is nearest to the MEX highway, after the completion of the interchange, compare to the other landed developments.

- It is located besides a big Lake Garden which blend with the ideology of green and eco system well. The residents can enjoy both SEG unique lake cum island living and the Lake Garden’s greenery environment.

- Setia Eco Glades is the only landed development that will be integrated with a proper commercial/community mall component.

- Setia Eco Glades is going to develop by the largest developer in Malaysia.

- Setia Eco Glades is giving 36mths defect liability periods compares to the rest which are expected to be 2 years.

- Setia Eco Glades provides biggest footprint of 26x95ft for the linkhouses in Cyberjaya and yet, priced it at similar price band with other projects.

- Setia Eco Glades development is surely more unique than other landed developments in Cyberjaya

- Chinese school will be built at Lakefront development which is technically opposite Setia Eco Glades

- Near to medical center. A plot land which opposite from SEG (beside Lakefront residence) has been designated for Health Care Medical Center.

- Setia Eco Glades are near to CBD and all amenities in Cyberjaya and yet, it is at the secluded end of Cyberjaya.

- Sstia Eco Glades is very near to a new access, a toll-free exit to Puchong.

Disadvantages of SEG compares to other landed development in Cyberjaya
- SEG is a bit far from Cyberjaya ERL station compares to the development like Garden residence.

- There is a new Mosque which is not too far away (after the Lake Garden, Sepang Council, and Royal Uni of Islam).
However, the new Green mosque is really “canggih” and modern! I personally quite like its architectural design and concept (see video below)

Conclusion

Cyberjaya is getting even more momentum recently especially after the ground breaking of SRJK (C) Union school and the announcement of Cyberjaya City Center project. This Setia Eco Glades blog doesn’t talk about Cyberjaya at all (in term of its location, infrastructure, transportation, popularity etc) as it has already been discussed extensively in the previous blog: Cyberjaya @ Love It or Hate it. http://www.propcafe.net/cyberjaya-love-it-or-hate-it/

It is worth to highlight again that there are only limited landed property developments in Cyberjaya according to its master plan. So, if one intends to buy landed property in Cyberjaya, it seems like Setia Eco Glades is one of the best bets if one study thoroughly its location, size of development, developer reputation, timing (commercial/maturity of the city), concept, pricing and buyer profiles.

Because of its unique concept and the abovementioned, this project has higher chance to lure more own-stay purchaser compared to the other landed property projects in Cyberjaya. The generous land size of 26×95 in Linked Villa is considered very rare (couldn’t remember any terrace house offered this land size in the market over last few years) and not to mention it is only at sub RM1mil mark. Apparently, there is no other development that offered similar product, concept and pricing in Klang Valley. I believe in few years time, when peoples talk about Cyberjaya residential development, they will start with SETIA ECO GLADES, the potential twins of Desa Parkcity.

Note: To know more about the individual parcel and pricing which have been launched, please continue to read our Setia Eco Glades Part II: http://www.propcafe.net/setia-eco-glades-cyberjaya-part-ii/

The post Setia Eco Glades @ Cyberjaya (English/中文) appeared first on PropCafe.Net.

D’latour – DK City @ Bandar Sunway

affogato — Sun, 21 Apr 2013 05:48:11 +0000

D’latour – DK City @ Bandar Sunway

Ever been intrigued by ads such as these :

Or received SMS such as these :

Prestige Investment with 19.5% Rental Return for 3yrs. Duplex condo the 1st in Bdr Sunway near to Taylor & Monash University. Low & Installment down payment, 7% rebate, Free SPA & Loan Agr, DIBS, Fully Furnish & Advance Rental payment. An irresistible offer u can’t miss.

It was on the back of such SMS that I made the trip to view the preview of D’latour, by the DK Group.

From their company website :

DK Group of Companies comprises mainly of :

DK Leather Corporation Bhd, holding company of the automotive leather upholstery group ( formerly listed on the Main Board of Bursa Malaysia Berhad in 2004 with a market capitalisation of RM 330.0 Million and was taken private in a cash GO in 2008 )

( Website : http://www.dk-schweizer.com/ )

DK Leather Seats Sdn Bhd
DK-Schweizer Europe B.V )
DK-Schweizer (Thailand) Company Limited DK-Schweizer Middle East LLC ( installation and distribution in Dubai )
DK-MY Properties Sdn Bhd
DK-Land Construction Sdn Bhd ( construction arm)
DK-Land Development (KL) Sdn Bhd
DK-Land (Penang) Sdn Bhd
DK-Land (Johor) Sdn Bhd
DK-Land Property Management Sdn Bhd

At DK-MY, we strongly emphasize “Quality and Speedy Delivery” of products, coupled with a group of experienced and qualified professionals ; it is our motto to make sure all projects are managed effectively and efficiently.

DK-MY aim to offer products that meet the needs and expectations of consumers based on the latest lifestyle trends. At the same time, to always be in the forefront with innovations that set the standard for functional and value enhancing property products.

With 3 parcels of developments in the prime neighbourhood @ Bandar Sunway with a combined GDV of more than RM 2 Billion, the projects are located just a stone’s throw from the renowned and established Taylor University, at the vicinity of Sunway in Selangor.

As seen in the photo, D’latour is the second project in the whole of the DK City @ Bandar Sunway project : D’senza, D’latour and the soon the be launchd D’twist. As you might be aware, D’senza was launched 2 years go to not much fanfare, and yet it was fully sold out within months. That is a more dorm setting – strictly student housing. Whilst D’latour is a SOHO project, with a more upmarket feel.

Location

DK City is located on the ‘other’ side of the LDP, specifically the location behind the LDP toll (behind the currently abandoned petrol station), bordered one one side by LDP, another side Taylors College and south side by Sungai Kelang.

Whilst to me, it is on the ‘poorer’ side of Bandar Sunway – it has the upcoming mall – D’Twist working in its favour, a new connectivity road – from Sunway GEO to here, in a loop; as well as feeder bus service provided by BRT – Connecting back to the BKT station.

D’Latour Features

It is a 27-storey designer duplex tower, with a total of 629 units. Only units above 20^th floors have 2 car parks, the rest of the units come with one car park.

One of the signature features has to be the Azure swimming pool on the common floor (5^th floor), as well as the Azure Lounge beneath the pool.

Since it’s quiet launch in March, the the up rate has been pretty good despite the selling price with over 50% taken up.

The current launch is the SOHO block on the left, the lower rise residential towers will be launched later this year.

Unique Selling Point

This is where it gets interesting.

The package comes with :

Free SPA + Stamp Duty
Free Loan Documentation + Stamp Duty
Free MOT
DIBS (0% interest during construction)
GRR (Guarantee Rental return scheme) for 3 years

And of course, Part A of the attraction :

A total 19.6% GRR over 3 years, sure to be a sweetener to attract the ants to the honey. If you are able to come up with the downpayment, you can sleep for the the next 6 years knowing you will be getting the GRR for 3 years upon completion of the project.

What about Part B : Advanced Guaranteed Rental Returns ?

Just in case you are worried about the developer not honouring their part in the GRR scheme, they are now willing to advance you the GRR, however instead of getting a GRR of 6.7%, you will only receive something like 5.3% But hey, there’s no free lunch and it’s money upfront!

You can use this bit, to either :

a) pay down the different between principal and loan, therefore taking a lower loan margin.

b) put in FD and earn interest

c) take and reinvest

d) use it to offset against the furnishing (required if you are opting for GRR)

Mandatory furnishing required amounts up to RM55k , and it basically fully furnishes your unit. Double bed, mattress, bed sheet, bed head, built in side table, desks, chairs, built in wardrobes for all the rooms, LCD TV, TV cabinet, lamp, air conditioner units, curtains, wall paper, kitchen cabinet, washer, and dryer.

Catch however is, with getting the money upfront – you will have no returns for 3 years upon VP in 3 years time. Totally dry. Any early selling of the unit before the end of the contract period will mean you have to settle the difference with the developer.

Price RM826 510.00 ~ Booking RM15 000.00

7% rebate pay only 3% for downpayment. (3% = RM24795.30)

(3% = RM24795.30) - (Booking RM15 000.00) = Balance RM9795.30

Pay upon signing SPA (within 14days)

Developer will only pay you back the additional RM20 000 rebate after loan disburse.

But with Advanced Rental , you actually can get up to 3 years of your GRR upfront, albeit at a slightly lower rate, slightly lower by about 1++%.

And with this Advanced Rental, you can choose to offset it against your next partial downpayment due, or use it to help offset fully furnish requirement (required to take, if you are settling for GRR) ; or if nothing, you can always put in good ‘od FD to earn interest upfront.

So cash needed upfront can be quite minimal, however, do bear in mind during the first 3 years after VP, if you’d opt for the Advanced Rental, you will need to fully pay up the bank loan each month, for up to 36 month – this would be the real test.

For me, this type A (2+1) is the ideal layout : 2+1 rooms. At RM830k, and LTV85% (yup, according to the kind developer, this is commercial titled and the panel of financiers are willing to finance up to LTV85% – this is a real boost for those of you who are capped by the LTV70 ruling). Even better, for certain financiers, if you purchase under company – you are able to get up to 90% financing! The developer has also kindly included pricing comparison with the neighbouring developments, projects in their sales kit.

By the way, to remind one of the SOHO origin of this project, take a look at the layout of type A :

One shows its function as an office, and the other – as a 2 bedder.

- unique proposition of advanced GRR, for those who are worried they might not be able to see the GRR returns, or delay in payments by developers etc

- unique project, with future service residents, mall and office tower coming up nearby

- connectivity (feeder bus service to future BRT stops)

- steady pool of tenants from nearby Sunway University as well as Taylors University (a more premium brand of students, vs Segi or Inti ? Highly debatable, but used as a selling point as well)

- great for a real hands-off investment, can sleep at night with GRR

- ‘it ain’t cheap babe’ … at RM800psf, it is quite comparable to KL city area projects

- with future developments of Sunway Geo, Nadayu 28, Empire Remix all within the 3km radius, all targeting same catchment pool of students, i.e. rentals will be pressed beyond GRR period ?

- just because Sunway Geo is going to offer at RM1000psf doesn’t mean the project is cheap at RM800psf (even with GRR and fully furnished)

- danger if cash flow is not managed properly, you will be stuck for 3 years with no income and monthly bleeding (of around RM3.5-4k depending on loan size)

- will there be any catchment market beyond student market ?

- access is a bane, loop around LDP toll – Sunway GEO : one of the most jammed toll plaza of the LDP, if not – the MOST jammed toll plaza along the whole of LDP

According to a little bird, however, surprisingly quite a number of the buyers have opted out of the GRR option, choosing to go with the project and rent out on their own with no mandatory furnishing requirements. Was also told, quite a few of the purchasers are actually parents of existing Taylors students (perhaps they understand the demand and potential for the project that we don’t).

Well decide on your own, it is quite an easy low entry project, but like everything out there – everything has been priced and the current pricing is reflective of that. Do your own homework and not be carried away by the easy money upfront. Managing the cash flow the next 3 subsequent years will be key. This is probably one of the more innovative financing scheme by any developer in the market today.

* take note, price for the available units have gone up since their initial viewing 3 weeks ago

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Prasarana, LRT and properties……

Black Coffee — Wed, 17 Apr 2013 17:17:39 +0000

Recently there was one cover article by The Star Biz caught my attention. Readers can read the article from the link below.

http://biz.thestar.com.my/news/story.asp?file=/2013/4/6/business/12923491

Two important points that catch my attention

a. 13 new developments JV between Prasarana and private developers

b. Financial performance of Prasarana

New Developments

To recap up until today, Prasarana has awarded following project where Prasarana is the land owner

1. RM1.04bil GDV Dang Wangi tower with Crest Builder Bhd and Detik Utuh Sdn Bhd awarded on . This project will be called The Bank. According to the source below , the project will consist of 4-in-1 mixed development; retail, office, SOHO suites and hotel. The first launch will be SOFO with Unit sizes from 430 sq ft onwards

An artist’s impression of the Crest Builder project (From http://www.skyscrapercity.com/showthread.php?t=1500692&page=6)

2. RM134.5mill GDV 34-storey condominium tower in Taman Tun Dr Ismail with NAZA TTDI called TTDI Ascencia on 1.01acre. There are total unit 157 condominium units with sizes ranging from 500 square feet to 1,200 square feet. The price is launched from RM1000psf. Unlike other projects that already awarded, the site will be next to future TTDI MRT station.

An artist’s impression of the TTDI Ascencia project

3. RM 687.6mill GDV mix commercial Ara Damansara second extension LRT station with Trans Resources Corp Sdn Bhd (TRC) awarded on 25.March.2013. The site is estimated at 12.3acre. which the preliminary plan is to develop it as a mixed development comprises of basement parking, retail podium with car parks, LRT users car parks, office units, hotel, residential apartments, retail and food court and SOHO.

4. The latest of its development in Brickfields, with a GDV of RM1.3bil, is awarded to Bina Puri Holdings Bhd. The site is estimated at 4.61acre which will bedeveloped into 1,660 units of small office versatile office, or SoVo, with three towers, 22 floors of service suites, a commercial podium, a sky bridge, restaurant and car park.

An artist’s impression of the Bina Puri project

According to Prasarana, the next sites to be developed are at Awan Besar (2.02ha) with GDV of RM600million and Puchong (adjacent to IOI mall, 2.83ha) with GDV RM500million. These projects are slated to be announced by mid-year.

Therefore by mid of the year, Prasarana will award in total project with GDV of RM4.28billion. In some of the references, Quoted from article below

“One average, we would get about 16% out of the GDV from the property sales and we plan to set up a joint-venture company to manage the commercial space leased, which is still under discussion,” he said.”

Being the landowner, the portion of money belong to Prasarana is to be worth of RM685million.

The other 11 sites that will be developed are located in Jelatek, Kelana Jaya, Putra Heights, Pandan Jaya, Pandan Indah, Cempaka, Titiwangsa, Glenmarie, Kinrara, Bandar Puteri and Sentul.

From the number of sites that made available to be developed, Prasarana is the largest land owner around LRT/ LRT extension stations.

For the past 5 years, properties that located within proximity of LRT station have increase by leap and bound. For example, Axis SOHU that was launched for RM110K is in market for RM300K. Similarly for older properties such as Millennium Place in PJ Seksyen 14 has enjoy hefty capital gain. In fact for property such as Goodyear Court in USJ has appreciated for last two years due to LRT factor expected to boost rental demand as well as owners that need to use public transport. Also unlike more developed countries such as Taiwan, Singapore and Hongkong (to certain extend compared with Bangkok as well), our cities have enjoyed very limited public transport connectivity and our traffic condition is not helping as well.

The limited public transport connectivity as well lack of planning from government has cause shortage of properties within LRT/monorail stations. Some of the private developers have taken advantage of the high demand and price their launches at record price. Please refer to table below for the example of the launching prices (before discount etc)

Year	Property	PSF during launch	Current (psf)	Total units
2010	Pacific Place	RM380	RM620	Appr 1400
2011	Eve	RM550	RM700	743
2011	Damen	RM650-700	-	480

All the projects above are almost sold out from the developers. However with Prasarana in the picture, all these are set to change. The lack of supplies will be addressed in coming years when Prasarana gradually release the land to market. It will be interesting to see how the developers price the units.

We will have more reviews solely discussing about developments with close proximity with stations along LRT extension. Stay tune.

Financial performance of Prasarana

“Shahril says to date Prasarana had issued about RM10bil bonds and sukuk over the past decade and is servicing about RM400mil interest per year.

Rail is making a yearly revenue of about RM240mil with earnings before interest, taxes, depreciation and amortisation of RM50mil.

Meanwhile, the business operations have a yearly revenue of about RM180mil but the operational cost is a staggering RM280mil and that reflects a loss of RM100mil.”

Ridership (source http://biz.thestar.com.my/news/story.asp?file=/2013/4/6/business/12922378&sec=business)

The current daily ridership stand at 467,000 and the numbers expected to be increased by 27% to 595,000 when the LRT extension is completed.

Now, we are doing simple backward calculation. The rail is make yearly RM240million revenue. Therefore average, daily riders are paying about RM2/ trip. In 2015, when LRT extension is completed, the expected revenue to be generated is RM310million. Assuming that operating cost is not increased, Prasarana will make operating loss at (RM400mill + RM280mill – RM310mill) of RM370million.

In other word assuming that daily ridership are estimated accurately, the revenue will face shortfall if the ticket fare is not increased. We also need to consider depreciation cost as well as debt repayment cost. By 2015 to cover the shortfall, the ticket fare will need to adjusted at least twice the fare now IF there is no subsidise from government.

Conclusion

The fare is very affordable for now. From Kelana Jaya to KLCC just cost RM2.40 one way. The carpark in KLCC for one hour cost much higher than this. Therefore you can see the attractiveness of staying in condo next to LRT station. Also for office, it is much accessible not only for your clients but attractive for workers as well.

However will the equation change in future when Prasarana raise the ticket fare to at least twice the current fare? Will the Prasarana JV projects causes oversupplies in the market? Then again the petrol price may increase in future… carpark rate never reduce especially in city where land is scarce… Or should we blindly invest in property just because it is next to the station with fully considering the fully valued price?

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The Vale @ Sutera Damansara

Caffe Corretto — Sun, 14 Apr 2013 13:12:34 +0000

The Vale, one of the smallest parcels within Sutera Damansara Development by OSK Properties, comes with a backdrop of Kota Damansara Community Forest. There are 98 units sitting at the land of 3.94 acres.

This leasehold development is sitting at the highest point and overlooking the whole Sutera Damansara. With the backing of the forest, one can argue that it is the best location of Sutera Damansara.

The Vale is the townhouse which two units are sharing the three storey unit. To make it easier to describe, I will call it lower unit (i.e. sharing the ground floor and half of the second floor) and Upper unit. Most of the units are North/South orientation.

Location
It is located at Damansara Damai at Sg. Buloh. It takes you about 7 to 8km from LDP toll booth to reach the site. It is, of course, nearer from NKVE Sg. Buloh toll booth. So, it really depends on your daily routine before one can judge it is far or not from the destination.

From the sg buloh main road to Damansara Damai till Sutera Damansara, one needs to go through the Damansara Damai “town”. Well, it has all the amentities there from schools to MaxValu or from all the convenience shops to eateries. But, the journey is about 1.5km to 2km which is not so appealing to many as you need to go through some low cost flats with narrow single lane roads. Amarnee Condominium residents should know more about this. While I am on the way to show units, I noticed it is like a single race dominated small town feel with all bikers on the road without helmets . But, my observation turned 180 degree when I reached Sutera Damansara (which is quite deep in from my own standard) as it is majority Chinese residential area. Well, at least it is good to see more mixture of races in this Damansara Damai address.

How about in future? With the MRT line in Sg Buloh and the government initiative like project at RRIM (KWASA D’Sara), it may benefit Sg. Buloh’s properties. However, there is some not so good news to investors of Sutera Damansara when government announced that big PR1MA affordable housing (I won’t say it is low cost housing) will be built in Sutera Damansara.

The house has a great façade (my liking) that comes with a reasonable width and length (26ft x80ft). Since it is a townhouse, two owners are sharing the car porch, each owner only has 13ft width in car porch. However, with a long car porch it can accommodate two cars (park vertically).

The common areas are rather small but it is nicely designed according to the artistic illustration below. Due to its location of the hills, it can be easily fenced up with single entrance guardhouse. With the assumption of all completed parcels are not G&G (but F&G or G only), this parcel probably will follow fenced and Guarded concept (yet to be confirmed).

Layout
Depend on the unit’s type (A1, A2, B1, B2, C1, C2), the build-up varies from 2,109sf to 2,717sf. Generally, the lower unit, which having the benefit of ground floor, is smaller than upper unit. All types are having 3+1(maids room) rooms. See layout below.

The upper unit’s owner needs to overcome the issue of climbing up the staircase everyday before he can reach his living hall (at upper floor). Imagine, one need to carry the groceries from market or wet items for kitchen all the times. In addition, there is a small storeroom at the ground floor beside the staircase which I guess not many like it too.

Lower floor unit enjoys sliding door at living hall and side terrace and has the third bedroom at the ground floor. If you look at the layout, this unit’s 1st floor is very narrow with only two rooms and small corridor there.
Personally, I like the upper unit which is more spacious and feel more like a proper home. Yes, you do not have the ground floor but you technically have 2.1 storeys (since ground floor you still own a storeroom and staircase ) with a proper size of living hall and family hall (third floor) with multiple reasonable size balconies (see below). I noticed the rooms are much bigger than the lower unit type. The third floor also comes with a small air well which bring in more lights and higher ceiling feel. However, I don’t think many “home minister” will like it (due to the issues I raised earlier) and not to say you need to pay higher amount due to bigger build up.

Upper Unit Show Unit
Living Hall/Dry & Wet Kitchen

Master Bedroom

2nd Bedroom

3rd Bedroom

Family Hall

Lower Unit Show Unit
Living Hall/Dry Kitchen

class="alignnone size-full wp-image-2292" />
Master Bedroom

2nd Bedroom

Note: Missed out the 3rd Bedroom at Ground Floor
Side Terrace

What’s the deal at the moment?
The Vale is sold out with only one lower corner unit left which costs RM1.3m (Saturday 13/4). It is the unit 47 that having extra land of 3k+sf. The side wall of the unit will be absorbing evening heat because of the west orientation. Those interested can still place their name for waiting list as there are 20+ units are yet to sign SPA (Indication from sales person, these units are likely to be dropped by buyers). As usual, there are surely dropout units during this SPA signing period. To refresh you the pricing, the upper unit is about RM960k+ (2.4k+sf) and lower unit is priced around RM880k+ (2.1k+sf). There are special rebate packages available at the moment depend on lower or upper types. Total of 12% rebate (5% +7%) for Upper unit and 10% rebate (5%+5%) for lower unit.

The commercial of Sutera Damansara is under construction. (see below)

The Vale, unlike other townhouse is very generous in term of space and build-up. I personally like the rendering a lot but with this price tag which near to RM1mil, it is not an easy decision. You are capable to top up another RM300k (it could be too much for others), there is a much better location and similar size freehold product called Sunway SPK HARMONI near Desa Parcktiy. But but but….if one talks about RM1.25mil then many will debate about “WHY PICK TOWNHOUSE with RM1.25m BUDGET”? Well, this is the fun part of property investment!

One of the disappointments of Sutera Damansara is the developer does not bother to set up a proper guardhouse for the entrance of Sutera Damansara Development. I am sure the developer can do better than this (see photo below).

Also i enclosed herewith the photos of other completed parcels in Sutera Damansara for your reference. In nutshell, I will be very sad if I own a million ringgit house but only come with this sort of streetscape especially it is a big scale development. With the entrance of low quality guard facility, the security can be an issue since the inner parcels are not the proper gated and guarded (only guarded) environment.

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马新高铁，隆市房产受惠？Impact of Malaysia-Singapore High Speed rail on property market

Kopi O Peng — Thu, 11 Apr 2013 15:39:38 +0000

输网络的改善除了可惠及房地产领域之外，产业信托领域料也是其中的大赢家，而这尤以在这些运输线周围拥有产业的产业信托公司最为显著。

房地产领域展望往往受到多方面的，包括地点、经济表现、人口结构等因素的影响，此外，政府发展的大型基建工程，也对房地产领域构成深远的影响。

最近马来西亚政府在巴生谷如火如荼展开的捷运计划，以及与新加坡政府初步敲定的马新高速铁路（High Speed Railway）计划，已经使得产业领域出现巨大的变化。
所谓高速铁路，简称“高铁”，是指通过改造原有线路（直线化、轨距标准化），使最高营运速率达到不小于每小时200公里，或者专门修建新的“高速新线”，使营运速率达到每小时至少250公里的铁路系统。

高速铁路除了在列车在营运达到一定速度标准外，车辆、路轨、操作都需要配合提升。铁路作为国民经济的大动脉、国家重要基础设施和大众化交通工具，在一个国家的经济社会发展中具有重要作用。

不久前，马来西亚交通部长拿督斯里江作汉宣布，衔接吉隆坡与新加坡的高铁计划，将设5个中途站，其中3站落在柔州，另2站分别在芙蓉及爱极乐。据悉，衔接吉隆坡及新加坡的高铁，来往两地的行程只需90分钟，预料这条高铁也会兴建5个站，包括在柔州麻坡、峇株巴辖及依斯干达。

尽管高铁工程仍须约7年时间才能完成，但是一旦顺利通车后，不仅带给人民方便，更会带动国家经济的发展，让国家经济再创一个经济高峰。

随着这项初步圈定的计划公布之后，已经为相关地区房地产业注入一支强心针，令当地的产业市场前景一片大好。一般认为，兴建高铁和捷运系统计划，不仅可带旺周边产业，甚至还可刺激经济发展。高铁将为公众节省许多往来南北时间，相信未来会有许多人，包括邻国买家等，选择在中途站的地点置业。

因此，可以肯定的，一旦高铁计划落实之后，很多马来西亚的游子不必再远到他乡居住，甚至还可以在麻坡购屋，安居乐业，每天来回邻国工作，刺激本地的屋业需求和市场。与此同时，随著高铁及捷运诞生，会吸引更多邻国买家前来购屋，发展商为迎合外国市场，会因此兴建更多顶级房屋，房价将跟著水涨船高。

另一方面，马新高铁一旦开跑，本地餐饮、住宿及旅游业等也会从中获益不少。可以预见的，高铁一旦完工，不止带动柔州产业市场，森美兰及马六甲州的人民也从中受惠，这对当地人民及产业发展商而言，是一项振奋人心的好消息。这主要是往后如果要品尝当地才有的美食，人民不再需再驱车几个小时，来回奔波，只要搭上高铁，几十分钟就可抵达。

不管是吉隆坡游客或新加坡游客，一日内来回数百多公里已不是难事，对高铁周边整个市场起著正面影响。因此，专家一致认为，高铁计划可以刺激马来西亚产业投资领域，如带动吉隆坡房产需求上升。这主要是因为高铁不但能促进马新两地交通联系，也为马新商贸投资开启双边门槛，进而为个人与机构缔造更多商机。其实，除了房地产市场之外，马来西亚的产业信托领域将会从捷运及马新高铁计划中受惠，而在较大型的上市产托公司之中，柏威年产业信托公司（PavREIT，5212）和双威产业信托公司（SunREIT，5176）受惠最大。

这两家公司分别拥有柏威年购物广场（Pavilion Kuala Lumpur）和双威金字塔购物广场（Sunway Pyramid Shopping Complex）。兴业证券研究在报告中表示，运输网络的改善除了可惠及房地产领域之外，产业信托领域料也是其中的大赢家之一，而这尤以在这些运输线周围拥有产业的产业信托公司最为显著。一旦这些工程竣工，交通量的增长趋势将会惠及马来西亚零售产业信托公司，甚至是拥有酒店资产的产托公司。
所以，这证券行也表示，新山与新加坡之间更佳的交通情况，将在某种程度上惠及Axis产业信托公司（AxREIT，5106），因为该公司在南柔的依斯干达经济区拥有业务。总的来说，马来西亚人民对于政府兴建的捷运以及马新高铁计划的是充满期待的，因为这些计划的峻工，也将让国内的产业市场价值水涨船高。（以上原文摘自大橙报：http://bigorangemedia.com)

PROPCAFE.NET 评论

1）马新快铁共有五个站，其中三个站是在柔佛州，分别为ISKANDAR 伊斯干达, BATU PAHAT巴株巴辖, 及MUAR麻坡，接下来就是马六甲站。笔者认为，伊斯干达站的设立无可厚非，可是巴株巴辖, 及麻坡站只需选其一，毕竟这两个镇的距离只有区区的45分钟。至于麻坡及马六甲也只有45分钟车程，所以两者也可选其一，所以可以免掉麻坡站。毕竟麻坡除了家具行业外，也没有其他的行业。

2）再者，SEREMBAN芙蓉站亦可免却，快铁可以直达雪邦机场，这也可促进亚航及马航的生意额，新柔居民可以选择从新加坡或吉隆坡启程。

3）笔者曾问身边新加坡友人，或是在新加坡工作的大马公民，是否会在大马各个城市如吉隆坡置业，几乎百分百的回答是会！！至于会投资哪一类型产业，很多都会毫不犹豫的选择有地房屋，因为一般在新加坡工作的受薪人士，在新加坡购买有地房产几乎是不可能的任务，唯有在吉隆坡或马六甲这些城市，有地房屋还算负担得起。如果把所赚的新币兑换为马币，购买能力马上增加2.5倍。

4）在MM2H 的优惠下，外国人也可以在大马拥有免税车，所以在“距离再也不是距离”的情况之下，一些在较偏远的有地房地产如 CYBERJAYA, DAMANSARA, DESA PARK CITY, SUNGAI BULUH, SHAH ALAM ECO PARK, TAMAN MELAWATI 等有地高尚住宅的需求量也会水涨船高。

纵观如上，笔者认为马新高速铁路的落实，有助于两地的房地产业，不在话下。

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