Archives For Khai Yin

Summer Suites

November 8, 2014 — 4 Comments

Amidst the hectic and bustling ambience of KLCC is another ultra modern development known as the Summer Suites (or otherwise referred as Menara Solaris). Designed and built by the UEM Sunrise behemoth, the same developer who helmed (almost) countless Mont Kiara projects as well as , the leasehold project is right on track, addressing today’s demand for exceptional versatile office suites lifestyle.  It is located at KL’s sought-after “Golden Triangle”, just off Jalan Sultan Ismail, neighbouring upscale hotels, premier amenities and other modern skyscrapers.

The VOS Experience

Launched in January 2011, Summer Suites features 2 blocks of 30-storey towers housing a total of 400 office suite units. Built-up size range from a modest 469 sq.ft. to a comfortable 1,347 sq.ft. presenting aspiring entrepreneurs and seasoned business owners a great opportunity to venture in a prime and coveted location. Each office suite invites discerning investors to establish their presence in KLCC, right at the heart of excellent connectivity and unprecedented convenience.

Summer Suites, in other words, is crafted with your future success in mind. Launch price was also set competitively starting from RM328,000 onwards. To check if the cost is worth every penny, you can download our free price valuation guide to determine the property’s fair market value.

Blending Life and Work

Designed as a fully integrated project, Summer Suites on top of office units also has its own retail component occupying two levels. Another level is reserved for facilities keeping up with its residents busy business lifestyles. Among the development’s key facilities are:

  • Swimming pool
  • Landscape deck
  • Gymnasium
  • Food and drink outlets
  • Food court
  • Function rooms
  • Retail shops

Also part of the deal is car parking per unit available at Summer Suites’ elevated multi-storey carpark area that can accommodate up to 800 cars. Finally, there’s the 24-hour security service ensuring safety for everyone. Owners, therefore, can go through their businesses without worries.

The Finest of Modern Conveniences

When it comes to modern conveniences, KLCC is renowned to provide the best and the finest. Within this vibrant and bustling centre are aplenty of amenities, mostly within reach in just minutes. Surrounding Summer Suites, for instance, are numerous five-star hotels including Hotel Maya, Renaissance and Sheraton Imperial. Also a short distance away are premier shopping centre including Avenue K, Ampang Park and Suria KLCC.

Other important amenities at your fingertips are several banks, recreation centres, business hotspots, F&B outlets and a host of restaurants serving both local and international cuisines. At KLCC, you are literally connected to anything that you may need whether for business or personal needs.

Another plus that’s sure to help your business venture is KLCC’s superb connectivity to key destinations. Accessibility for Summer Suites is incredibly easy via major routes including AKLEH and Jalan Sultan Ismail. Public transport is also readily available especially with RapidKL and LRT stations nearby.

Our Take

Priced attractively starting from a minimum of RM328,000, Summer Suites is a good prospect to consider if you’re aspiring to establish a presence in KLCC. Not only that but the development also offers a rare chance to establish your venture right at KLCC’s golden triangle. It’s an ideal setting for your business to blossom and eventually achieve success. The project is also strategically positioned for a comfortable and convenient lifestyle living right next to retail shops, F&B outlets and dining options.

Location-wise, Summer Suites is sweetly positioned to make your investment count. But like always, don’t merely take our word on it. Make sure you’re getting a good deal by check on the property’s fair market value first. To help you do just that, below is an ebook guide you can download for free.

1A Stonor

November 7, 2014 — 1 Comment

As perhaps the most sought-after address in the country, KLCC houses a sea of luxurious, elegant and modern residential projects. With it also comes steep price tags to pay (cough, Four Seasons, cough). Adding a breath of fresh air to the enclave, in terms of affordability, is 1A Stonor or formerly Conlay Court. Dubbed as amongst the cheapest properties in KLCC, the leasehold condominium is a good prospect for those looking for a low to mid cost investment in a premier locale.

Value For Money? KLCC?

Making up 1A Stonor are three low rise and low density blocks housing a total of 97 units. There are about 8 to 10 floors per block with emphasis on providing exclusivity. Units come in practical and cozy built-ups ranging from 615 to 1,444 sq.ft. Glass lifts serve each block allowing residents to appreciate the city’s view while going up or down.

As among the cheapest in KLCC, price tags (subsale) for 1A Stonor is set from RM530,000 to RM1.7 million. Rental is also available at a rate from RM2,000 to RM7,500. Despite its cheap cost, it is always wise to verify the property’s fair market value today. To help you do just that, here’s a free copy of valuation guide courtesy of our partner site, GoodPlace.my – click here.

Attuned with its residents’ modern day needs, 1A Stonor pull some stops to include basic lifestyle facilities. Residents, therefore, need not leave the comforts of home in order to enjoy a satisfying lifestyle. The amenities are predictably basic but sufficient:-

  • Cafeteria
  • Gymnasium
  • Mini market
  • Swimming pool
  • Covered parking
  • Barbecue area

Security is taken cared of through the development’s round the clock system.

1A Stonor’s Best Feature…?

Conveniently situated at the junction of two main road arteries – Jalan Conlay and Stonor – the low-rise residence snatched a good spot in the city. It neighbours U-Thant Residence, Istana Kelantan and Vista Permai enjoying the array of conveniences the KLCC enclave has to offer. From the condominium are premier amenities, mostly a short walk away, including shopping malls, commercial and business centres.

Shopping destinations such as KL Pavilion, Suria KLCC and Avenue K are a stone’s throw away inviting residents to indulge in exception retail and dining experience. Other centres worth exploring include Times Square, BB Plaza and Lot 10. If recreation is what you’re after, look no further as KLCC boasts a number of golf clubs including Royal Selangor. A polo club is just as accessible catering to polo enthusiasts.

Within a 1-km radius are excellent schools for residents with children. Hospitality-wise, the area is littered with five-star and classy hotels including Trader’s Hotel, Prince Hotel, Westin and JW Marriot. Meanwhile, the ultra sophisticated Prince Court Medical Centre is readily available in case of any medical needs.

Apart from quick access to a wealth of amenities, 1A Stonor also enjoys very good connectivity – another selling point for the condominium. Among the road arteries providing direct access to the property are Jalan Stonor, Jan Perak, Jalan Raja Chulan, Jalan Kia Peng, Lorong Binjai and the main artery of KL Jalan Tun Razak.

What We Think

While sited in bustling KLCC, 1A Stonor is tucked in a quieter area making it a good choice for those who still want to enjoy peace and quiet. It is also an excellent prospect for discerning buyers who want to experience the best of KLCC without going broke. As among the cheapest homes in the city centre, 1A Stonor affords you a cozy home in the city, one that you can conveniently fit into your budget. Capital appreciation, however, is not as promising as other prospects unless the development has plans for upgrades.

All in all, 1A Stonor might be a good place to start if affordability is a key part of your investment plans, and you want a place in the middle of the city. While prices may be relatively low when compared to other condominiums in the KLCC area, you may want to check its fair market value first so that you don’t overpay, and you maximize the upside potential. Enter your name and email below for a free copy of the valuation guide –

The beautiful skyline of Kuala Lumpur

This page is frequently updated to document the new property launches in Kuala Lumpur for 2014 and beyond. Remember to check back often! If you have got new updates, please do contact me.

188 Suites

188 Suites

Source: www.ynhb.com.my

Situated on Jalan Sultan Ismail opposite the Cendana about 1km away from KLCC, 188 Suites is a project by YNH Property (Fraser Place, Kiara 163, Ceriaan Kiara). It has had several “reincarnations” as Lot 188, Fraser Residence, 3KL), and while it was first said to be completed in 2013, it’s still under construction at the time of the review. Originally from Sri Manjung in Perak, YNH has transformed from a small-time contractor to a luxury condominium developer in the city.

188 Suites consist of two blocks (22 and 26 storeys respectively), housing nearly 450 units of serviced apartments. Sizes are from 648 sq ft (studios) to 1,293 sq ft (two bedroom apartments). Differentiators are a 3,000 sq ft Sky Gym as well as a 6,000 sq ft Sky Lounge.

Name188 Suites
ReviewGood value although location in Cendana area and its leasehold status may be a deterrent to some.
DeveloperYNH
TypeServiced apartments
LocationJalan Sultan Ismail
TenureLeasehold
PriceRM900 - 1,300 PSF
Dates2013 launch; under construction
Sizes610 sq ft - 1,200+ sq ft

8 Conlay

8 Conlay

Source: kskland.my

KSK Land’s rather audacious debut in KL city, 8 Conlay occupies a four acre land on Jalan Conlay which the developer paid some RM568 million for (translating to a hefty RM3,300 PSF). For that kind of price, there’s very little room for screw-ups… 😉

This mixed development consists of serviced apartments (650 – 1,200 sq ft) as well as a five star hotel with 260 rooms and 350 apartments. At the time of writing, the developer is looking for branding opportunities with international hoteliers. Additionally, there will also be a retail component with some 188,000 square feet of let-able area.

Name8 Conlay
ReviewPremium prices mean that partnering up with a strong hotelier brand is essential.
DeveloperKSK Land
TypeIntegrated development; serviced apartment + hotel + retail
LocationJalan Conlay
TenureFreehold
Price~RM2,500 PSF
DatesLaunch early 2015
Size3.95 acres

Cecil Chao Centre

Hong Kong tycoon Cecil Chao’s pet project, this freehold residential project is located off Jalan Perak, facing Menara KL. Measuring at nearly 2.7 acres, this project will feature four towers of upscale condominiums (three blocks at 50-storeys and one block at 36-storey). There will be a total of 879 units in the offering with built-up areas measuring between 600 sq ft and 2,241 sq ft. Prices for the first phase of the launch have been set around the RM1,500 PSF point.

By the way, we understand that the “Cecil Chao Centre” moniker has been rejected by DBKL (surprise, surprise), and at the time of writing this project has yet to be named officially.

NameCecil Chao Centre (unofficial)
ReviewThese are early days, but pricing seems fair for its location and value proposition.
DeveloperMartego
TypeCondominiums
LocationOff Jalan Perak
TenureFreehold
PriceRM1,500 PSF (first phase)
DatesUnder development
Size2.7 acres

Damansara City

Damansara City

Source: damansara-city.com.my

Damansara City is set to be Goucoland’s jewel in the crown; valued at RM2.5 billion, it occupies a premium 8.5-acre tract of freehold land just right beside Pusat Bandar Damansara. It comprises of two residential towers (28 storeys each), a hotel, a four-storey shopping mall and two blocks of office units.

At the time of writing, the residences (DC Residency by Clermont) is available for booking. Managed by Clermont (operators of a chain of branded, luxury hotels), the serviced residences have built-ups from 938 to 3,058 sq ft. In total, there are 370 apartments in the offering. Prices average around the RM1,500 PSF point, which makes it comparable to the pricing median of KLCC condominiums.

Goucoland’s other project in the city is 3 Kia Peng.

NameDamansara City
ReviewAn integrated development in Damansara Heights? A complete no-brainer.
DeveloperGuocoland
TypeMixed commercial development
LocationDamansara Heights
TenureFreehold
PriceDC Residency launched at around RM1,500 PSF
DatesDC Residency launched in 2013
Size8.5 acres

Dorsett Residences

This RM447 million project right in the heart of the Golden Triangle is helmed by a generically named  company “Dorsett Bukit Bintang Sdn Bhd”, but the grapevine has it that Mayland (Regalia, Plaza Damas) is its developer. As a developer, Mayland has got its fair share of detractors (do a quick Google search for fancy “love letters”), but we’ve got to give it up for its hustling skills. 😉

These service suites comprise of studios as well as 2-3 bedroom apartments, with sizes ranging from 652 sq ft to 1,333 sq ft. Prices are indicatively between RM1.256 million to RM2.55 million. Units come fully furnished.

Dorsett Residences is right next to the Dorsett Regency hotel on Jalan Imbi (incidentally also built by Mayland), opposite the Tribeca. This piece of land is as premium and central as it gets, and the city dwelling tenant will find the location hard to beat.

NameDorsett Residences Bukit Bintang
ReviewCentral location in the heart of Bukit Bintang with good entry price levels.
DeveloperMayland
TypeServiced Suites
LocationJalan Bukit Bintang
TenureFreehold
PriceRM1.256 MM onwards
DatesMid 2014 launch
Size652 sq ft (studios), 802 - 1,098 sq ft (2-bedroom suites), 1,333 sq ft (3-bedroom suite)

The Elements

The Elements, Ampang Hilir

Source: theelements.com.my

Land & General (L&G) Bhd’s high profile project on the Embassy Row area of Ampang, The Elements is a condominium development with two blocks housing some 1,040 units with sizes ranging from 520 sq ft to 1,570 sq ft. Amenities include a jacuzzi, miniplex, a “floating” gym, Zen gardens as well as concierge services. This is a freehold project.

At the time of this review, prices in the sub-sale market are already exceeding the RM1,000 PSF point. Pundits are predicting an over-supply in the area with M-City, Arte + and 3Towers in nearby areas.

NameThe Elements
ReviewHeavy incoming supply in the area may stifle prices in the sub sale market.
DeveloperLand & General + Mayland (JV)
TypeServiced Apartments
LocationJalan Ampang
TenureFreehold
PriceSub-sale >RM1,000 PSF
DatesPending completion
SizeNA

Expressionz

Expressionz Tun Razak

Source: www.expressionz.com.my

The full name of Exsim’s debut in the KL city is a mouthful “Expressionz Professional Suites @ Tun Razak.” It comprises of two towers – Tower A (52 storeys) and Tower B (42 storeys). Out of the two, the former is positioned to be “more premium” with the coveted Petronas Twin Towers view. There are 449 units in the offering.

Tower A features a number of “loft duplexes” as well as units with two- and three-bedrooms with sizes from 1,300 sq ft. Tower B has got smaller units (650 – 850 sq ft). Selling prices are from RM895,000.

NameExpressionz Professional Suites @Tun Razak
ReviewIts location may be off putting to some.
DeveloperExsim
TypeServiced suites
LocationOff Jalan Tun Razak
TenureLeasehold (commercial)
PriceFrom RM895,000 a pop
DatesCompletion in second quarter of 2018
Size1.12 acres

Hotel Fortuna (Jalan Berangan)

Little known developer KKH Pavilion has acquired Hotel Fortuna on Jalan Berangan (off Jalan Sultan Ismail) to be turned into a single 55-storey block of 456 serviced apartments. There will also be areas for retail and recreational outlets according to plans submitted to DBKL.

The hotel was sold at about RM100 million in late 2013.

Jalan U-Thant (near Cuban embassy)

Lembaga Tabung Angkatan Tentera (LTAT) has purchased a tract of 13.7 acres of land on Jalan U-Thant (near the embassy of Cuba) for more than RM330 million. During the time of writing it is unknown what LTAT is going to do, but the talk of town is that a new low density luxury residences project will be built on that land.

KL Eco City

KL Eco City, Midvalley

Source: klcecocity.com.my

This one’s a biggie. Located opposite Midvalley, KL Eco City is an integrated development comprising of 3 residential towers, one serviced apartments tower, 3 corporate office towers, 12 boutique office blocks and one retail podium. Spread over more than 60 acres of leasehold land, KL Eco City is set to be one of SP Setia’s biggest projects in the city.

Launch prices for the condominiums (the Vogue Suites) were at the RM1,300 PSF range which was seen as premium (compared to the nearby Northpoint at Midvalley which was at RM1,000 PSF in the sub sale market). With the huge incoming supply into the area (new projects in Bangsar South and the “central” Bangsar area like The Establishment) we do expect the prices to taper off.

NameKL Eco City
ReviewShould perform well, although the glut from the spillover in Bangsar South and Bangsar remains a concern.
DeveloperSP Setia
TypeMixed commercial development
LocationOpposite Midvalley City
TenureLeasehold
PriceVogue Suites launch at RM1,300 PSF
DatesLaunch in 2011; development in progress
Size60+ acres

M101 (Meridian 101°) Dang Wangi

M101 Dang Wangi

Source: www.m101.my

Situated on Jalan Kamunting in the Heritage Row area off Jalan Dang Wangi, M101 (or Meridian 101°) Dang Wangi is a mixed development project by M101 Holdings. A freehold project, M101 Dang Wangi is spread across 11,500 sq ft of land, and will consist of twelve storeys of SOFOs as well as four storeys of retail units. The former come in three types: A (400 sq ft), B (471 sq ft) and C (481 sq ft). Launch price was around the RM1,400 PSF level.

M101 Holdings seems to be building a niche in buying up small (and odd-sized) parcels of land in the KL city and building projects which maximizes small areas for efficiency. Similar projects (under the M101 brand) have been lined up in Jalan Imbi and Jalan Raja Chulan.

NameM101 Dang Wangi
ReviewA decidedly "niche" project with bite-sized apartments in a slightly off-centre location.
DeveloperM101
TypeMixed Development (SOFO + retail)
LocationHeritage Row
TenureFreehold
PriceRM1,400 PSF during launch; from RM564,000
Dates2017 completion
Sizes400 sq ft, 471 sq ft, 481 sq ft

Mirage Residence

Mirage Residence, KLCC

Source: mirageresidence.com.my

An OSK project, Mirage Residence comprises of a single block of upscale condominiums located on Jalan Yap Kwan Seng. There’s a wide variety of designs to choose from: from single bedroom units to duplex penthouses with sizes ranging from 850 sq ft to 3,057 sq ft. Prices range from RM1+ to RM5.4+ million. Expected completion is in the first quarter of 2015.

Mirage Residence is freehold property.

NameMirage Residence
ReviewLow density (only 102 units) in a freehold, premium location from a reputable developer. Thumbs up!
DeveloperOSK Property
TypeCondominium
LocationJalan Yap Kwan Seng
TenureFreehold
PriceRM1-5.4+ million
DatesCompletion in Q1 2015
Size850 sq ft - 3,057 sq ft

Novo Ampang

Novo Ampang

Source: novo.com.my

A serviced apartments project by Alfranko Developments, a subsidiary of the Alfranko Group which is quite a big baller property developer in Russia and in a cluster of European countries. Novo Ampang is a one block apartment building housing some 421 units with expected price between RM1,200 to RM1,600 PSF. Built-up sizes range from 682 to 865 square feet.

Novo Ampang occupies a rather sweet spot on Jalan Ampang (right opposite Gleneagles Hospital), and its north-south orientation means that tenants don’t get affected by the dreaded “evening sun”, unless, of course, you’re Russian with a penchant for scorching Malaysian heat. 😉

NameNovo Ampang
ReviewGood location and small sizes mean that take up rates should be strong.
DeveloperAlfranko Developments Sdn Bhd
TypeServiced Apartments
LocationJalan Ampang
TenureNA
PriceSub-sale >RM1,000 PSF
DatesMarch 2014 launch (planned)
Size683 - 865 sq ft built-up

Platinum Park (Platinum Residences)

Platinum Park is reviewed here. The first of the two residential towers (containing some 1,000 serviced apartments in total) is set to be launched by the end of 2014. The 500 units to be offered in this phase have built-up sizes between 600 sq ft and 1,000 sq ft. Pricing information unavailable at the time of writing.

The first tower will take about five years to complete. Platinum Park is Naza TTDI’s high profile integrated development in the heart of KLCC worth some RM4 billion in GDV.

NamePlatinum Residences
ReviewThe biggest integrated development in KLCC, ever? Naza won't screw this up, you can bet on that.
DeveloperNaza TTDI
TypeServiced apartments
LocationJalan Stonor
TenureFreehold
PriceNA
DatesEnd 2014 launch
Sizes600 sq ft - 1,000 sq ft

Rimbun @Embassy Row

Rimbun Embassy Row

Source: amphill.com.my

Rimbun is a project by Amphill, a boutique developer founded by veterans from Tropicana. Situated on a 1.2 acre land on the Embassy Row, it comprises of two blocks of 17 storeys in height, housing some 28 units each. Sizes are from 3,551 sq ft to a mammoth 17,000 sq ft.

Prices are high even by Embassy Row and KLCC standards; the smallest unit sells for RM3.5 million. The two triplex penthouses are priced at RM25 million.

NameRimbun @Embassy Row
ReviewFirmly in the upper tier, Amphill's "boutique" approach looks like a winner.
DeveloperAmphill
TypeCondominiums
LocationJalan Ampang Hilir
TenureFreehold
PriceRM1,000 - 1,300 PSF
DatesConstruction in progress
Sizes3,551 sq ft - 17,000 sq ft

Star Residences

Star Residences KLCC

Source: star-residences.com.my

Part of the RM6 billion Star Development project, Star Residences will feature three towers with 57 storeys each. Most of the units are between 625 to 722 sq ft in size, and were designed to be “bite-sized” in lieu of the rental market. The Tower 1 units which were launched in 2013 were sold with prices between RM900,000 and RM1.3 million, corresponding to RM1,600 PSF. Prices for future launches are projected to be up to RM2,000 PSF. This mixed development also features entertainment and F&B outlets as well as an added attraction, the 200m “Star Walk Of Fame” which faces Jalan Yap Kwan Seng.

Star Residences is near Taragon Puteri YKS and Jelita Court on Jalan Yap Kwan Seng as well as The Mews and Mirage Residence which were launched at around the same time.

NameStar Residences
ReviewSmall-ish units which will do well in the rental market in a mixed development setting.
DeveloperSymphony Life & UM Land (JV)
TypeIntegrated Development
LocationJalan Yap Kwan Seng
TenureFreehold
PriceRM1,600 - RM2,000 PSF
DatesFirst tower launched in late 2013
SizeNA

Summer Suites / Versatile Office Suites (VOS)

Summer Suites VOS

A project by the venerable UEM Sunrise, the Summer Suites is located on a 1.65 acre land near Renaissance Hotel off Jalan Sultan Ismail. A leasehold project, Summer Suites is a commercial development. As its moniker (Versatile Office Suites) implies, it targets the younger crowd which works around the clock and want a good entry level property right in the heart of the city.

The average price of Summer VOS is around the RM900 PSF price point; the earlier phase was launched at RM750 PSF. The VOS units come in sizes from 444 to 867 sq ft, and come partially furnished.

NameSummer Suites
ReviewHighly differentiated offering which should find its appeal in a niche group of buyers.
DeveloperUEM Sunrise
TypeOffices, Versatile Office Suites (VOS)
LocationOff Jalan Sultan Ismail
TenureLeasehold
PriceRM900 PSF during launch
Dates2011 launch
Sizes444 sq ft - 867 sq ft

TA 3 & 4

TA Global is looking to transform its 2.5 acre car park on Jalan P Ramlee (right across the Twin Towers) into an integrated development consisting of serviced apartments and a five star hotel. Apparently the company is (at the time of writing) looking for a hotel chain to brand and manage the hotel (akin to RuMa, Ritz Carlton and Four Seasons).

We would expect the prices to be well beyond RM2,000 PSF since similar developments like Ritz Carlton has already surpassed even the RM2,500 PSF mark; Four Seasons is also etching towards RM3,000 PSF.

NameTA3 & 4
ReviewPricing in the same bracket as Four Seasons et al; strong branding will be making or breaking this project.
DeveloperTA Global
TypeMixed commercial development; serviced apartment + hotel
LocationJalan P Ramlee
TenureFreehold
PriceNA; expected to breach RM2,000 PSF
DatesDevelopment to commence in Sept 2014; launch late 2014
Size2.47 acres

Tradewinds Centre

The present Kompleks Antarabangsa and Crowne Plaza Mutiara on Jalan Sultan Ismail are set to be replaced with a mixed development comprising of four towers of offices, serviced apartments and retail outlets. This project by Tradewinds Corp has got a mammoth GDV of some RM6 billion.

Tribeca

Low Yat

Source: tribeca.com.my

A project by Low Yat, Tribeca is located on Jalan Imbi near Bintang Fairlane Residences and opposite the Ritz Carlton. Those who are familiar with the area (i.e. near Fairlane) will know that while the area is central, it’s not exactly too “upmarket”. Prices are decidedly premium at near RM2,000 PSF levels during its launch in mid 2013. Completion is expected to be by 2017.

This 36-storey single block of condominiums house some 318 units with sizes ranging from 500 sq ft (studio apartments) to 1,300 sq ft. Tribeca is freehold property.

Low Yat is also the developer of Bintang Fairlane as well as MyHabitat.

NameTribeca
ReviewLocated in one of those "good but bad" spots in Bukit Bintang. 😉 RM2,000 PSF may be a stretch.
DeveloperLow Yat
TypeCondominiums
LocationJalan Imbi
TenureFreehold
PriceRM2.4 - 3 million
DatesMid 2013 launch; 2017 completion
Size510 sq ft - 1,020 sq ft

Unnamed Project In Bukit Bintang

YTL is planning to build an integrated development in a 3.3 acre tract of land between the Prince Court Medical Centre and Yayasan Tun Abdul Razak in the Bukit Bintang area. This mixed development will comprise of condominiums, offices as well as a shopping centre. A single 38-storey block will house some 67 condominium units on top of five floors of retail outlets and a convention centre. Additionally, there will be two office blocks (45 storeys each) with one floor allocated for F&B outlets.

It is understood that conditional approval from the DBKL has been received in 2013.

NameTBD
ReviewStill too early to say especially when there's no pricing information.
DeveloperYTL
TypeMixed commercial development
LocationBetween Yayasan Tun Abdul Razak and Prince Court Medical Centre
TenureFreehold
PriceNA
DatesIn planning stage
Size3+ acres

Unnamed Project In Jalan Kia Peng

E&O is planning a serviced residences project on a 1.44 acre tract of land in Jalan Kia Peng, comprising of two blocks of 30 and 40 storeys respectively. These will collectively house some 298 units of serviced apartments as well as a basement floor for retail and F&B outlets. Benchmarked against other serviced residences in the area, prices could be in the RM2,000 – 2500 PSF range.

Among other E&O projects in the city include Dua Residency on Jalan Tun Razak, The Mews on Jalan Yap Kwan Seng and St Mary Residences off Jalan Sultan Ismail.

Unnamed Project In Jalan P Ramlee

There are plans to build a mixed development opposite the Petronas Twin Towers in the corner between Jalan P Ramlee and Jalan Law Yew Swee. The project will comprise of three blocks of condominiums (62 storeys) as well as a hotel (43 storeys) and a mall. There will be 985 serviced apartments as well as 357 hotel rooms. It is unclear at the moment regarding who the developer is, but we have heard that it may be linked to the folks behind Soho Suites and Vipod.

This 2+ acres plot of land is residential, but the developer is reportedly filing for it to be converted to commercial status.

NameTBD
ReviewToo early still.
DeveloperPhoenix Storm
TypeMixed commercial development; serviced apartments + hotel + retail
LocationCorner of Jalan P Ramlee and Jalan Law Yew Swee
TenureFreehold
PriceNA
DatesNA
Size2.+ acres

Unnamed Project Next To The Elements @Ampang

This is another JV project between L&G and Mayland, riding on the coattails of the success of The Elements @Ampang. Located on a strip of land (5.7 acres) next to TheElements, there will be 1,000 units of serviced apartments with sizes between 1,000 sq ft and 1,200 sq ft. No timelines have been given at this stage.

U-Thant Place

U-Thant Place

Source: uthantplace.com.my

Little is known about this new YTL project located on Jalan U-Thant next to The Icon on Jalan Tun Razak and opposite MiCasa. More details to follow when available.

Vida Bukit Ceylon

Vida Bukit Ceylon

Source: vidaceylon.com

Estimated to be completed in 2016, this freehold commercial project comprises of 70 standard units of serviced apartments and one penthouse. Density is low with four units per floor. Sizes are between 1,012 sq ft and 1,238 sq ft with 11 layouts to choose from.

Vida Ceylon is built by Spritzer Resources, a subsidiary of Spritzer, the mineral water maker.

NameVida Bukit Ceylon
ReviewLow density and unobstructed KL city view are key plus points. Some worry over oversupply in the area with Verticas and Somerset although VIDA's SOHO concept is a differentiator.
DeveloperSpritzer Resources
TypeFreehold commercial development; serviced apartments / Serviced Offices Livable Offices (SOLO)
LocationJalan Ceylon
TenureFreehold
PriceRM1,200 PSF
DatesCompletion in 2016
Size1,012 sq ft - 1,238 sq ft

Vortex

There’s a lot of hush-hush about this Monoland project; rumours have it that the units were completely snapped up during a pre-launch event with invites dished out only for past Monoland purchasers as well as insiders and associates. Someone familiar with the situation quipped, “Calling it well-received would be a severe understatement.”

Other notable Monoland projects in the KL city are Soho Suites, Vipod and the Oval. Its projects have been runaway successes due to a combo of reasons: notably competitive prices (sub RM1,000 PSF) and small(ish) units. Monoland seems to be pretty polarizing entity in the industry (Google it!).

NameVortex
ReviewOne word: Monoland. 😉
DeveloperMonoland
TypeMixed Development (serviced apartments + retail)
LocationJalan Sultan Ismail
TenureFreehold
PriceRM1,000 - 1,200 PSF
Dates2014 launch; under construction
Sizes731 sq ft to 828 sq ft

W Kuala Lumpur Hotel & Residences

W Residence KL

Source: starwoodhotels.com

A branded residence cum five star hotel (like Ritz Carlton, Banyan Tree, Harrods and Four Seasons), W Hotel & Residences is located opposite Wisma Selangor Dredging on Jalan Ampang. Valued at some RM900 million in terms of gross development value, W is Tropicana Corp’s first foray into branded residences in the city.

Prices are in the RM2,000 to RM2,500 PSF, which puts it at par with other recently launched branded residences in the city (Banyan Tree Signatures are reportedly transacting at RM2,500 PSF, while Four Seasons are already at RM3,000 PSF at the time of writing). There are a total of 352 serviced apartment units on top of the 150 hotel rooms.

NameW Kuala Lumpur
ReviewA "value" alternative to Four Seasons at RM2,000 PSF, but we expect prices to be buoyed upwards as the branded residences niche picks up.
DeveloperTropicana
TypeBranded residences + hotel
LocationJalan Ampang
TenureFreehold
Price~RM2,000 PSF
Dates2014 launch
Size1.28 acres
709 to 2,973 sq ft

Stonor Park

April 17, 2014 — 2 Comments

The Stonor Park’s claim to fame: won the FIABCI‘s Best High Rise Residential Building award back in 2007. Occupying a prime spot next to Park Seven and right across the road from The Binjai, Stonor Park remains in the “upper tier” among condominiums and apartments in the KLCC enclave.

Click here
(and scroll down if needed) if you are looking for property listings for Stonor Park.

One of the very first luxury KLCC condos in the market, the development was launched in 2003 by Beneton Properties (the developer behind the boutique Hotel Maya – less than 1km away from Stonor Park, Menara Perkeso and Plaza 136) and completed in 2006. Despite its rather “venerable” status, Stonor Park is well maintained and still command a rather premium even when compared with newer condominiums in the KLCC area.

Stonor Park is part of the “Binjai” cluster of KLCC condominiums which are known for their above average pricing and good location with superior walkability. More on walkability scores later.

Stonor Park remains very well maintained, and still commands a premium with its location as its prime advantage

Stonor Park remains very well maintained, and still commands a premium with its location as its prime advantage

With Platinum Park being built right across the road, we would expect the “spillover effect” with demand (and prices) to continue to go up; launch prices for Platinum Park are estimated to be around the RM2,000 per sq ft levels.

Insider Gossip

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What’s Included In The Box

There are two blocks of twenty stories housing some 71 units of luxurious freehold condominiums priced at around RM1,000 per sq ft (which is a double of its launch price at RM500 per sq ft, but that was way back in 2006). To determine if these are fair prices, download our easy valuation guide here. More details on the pricing later in this review.

Build-up area ranges from 2,000 to 8,000 square feet. The development is on a one acre plot, and there are only two units on each floor, giving it an aura of exclusivity.

Stonor Park’s Location: Where The Action Is

Stonor Park at KLCCStonor Park has got the prestigious “Persiaran KLCC” address, and is located on the same row as some embassies and the palaces of Terengganu and Kelantan. Fancy a short stroll? The KLCC park is just about 10 minutes away by foot. Being close to the Golden Triangle has its advantages – Jalan Bukit Bintang (home to Pavilion, Lot 10, Fahrenheit) is just round the corner.

Being in the heart of KLCC also means that it is well connected to the rest of the city. Stonor Park is accessible via Jalan Kia Peng and Jalan Tun Razak, and if you take public transport then the nearest LRT stops are KLCC (inside Suria KLCC) and Ampang. There are also ample RapidKL buses as well as taxis which throng the area (especially the Petronas Twin Towers) for passengers.

What this means is that the development around Stonor Park could be rather dense, and if you are into wide open spaces then this condominium might not be for you after all. But if you are all for “action in the city” then Stonor Park should be in your shortlist for a KLCC condo.

The Walkability Factor

A condominium’s “walkability” is scored by considering its closeness to important amenities and hot spots. Binjai condominiums (or Zone C as defined within KLCCcondominiums.com.my’s specifications) have relatively good walkability scores – for Stonor Park’s case, it’s a respectable 81. To download a free high resolution map containing the Walkability Scores of all KLCC properties, go here.

Check out this interactive map to see what’s close to Stonor Park. (The sidebar on the right contains clickable icons which toggle the hotspots for clarity).
[poiautomap address=”Stonor Park Jalan Stonor Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]Stonor Park[/poiautomap]

Stonor Park Pricing For Sub Sale Units

At the time of writing, the subsale price has somewhat tapered after reaching its peak in 2009 (about RM1,000 per sq ft). The asking price remains around this figure although there have been reported transacted price at about RM800 per sq ft.

Pricing chart of Stonor Park units

Prices seem to have gone down a bit in the last two years. Chart courtesy of our friends at GoodPlace.my

Our sister site GoodPlace.my tracks the asking prices for most properties in the Klang Valley; here’s the trended data for Stonor Park for the past few months –

UPDATE: April 2014: A 2,314 sq ft unit was sold for RM2.15 million by Daniel Lim of Zerin Properties; this corresponds to RM929 PSF.

Rental is about RM3 per sq ft, although in lieu of the current (perceived?) over supply of luxury condominiums (in KLCC and elsewhere) there’s lots of room for bargain. No harm to shop around for the best deal… but if you want us to hook you up with our (personal) realtor then get in touch. We’ve seen some listings on the local property portals where 2,000 sq ft units were advertised at RM1.8 million but those don’t look very legit! Too many bait-and-switch cases especially in the luxury apartment markets that I personally would prefer getting help from a broker whom I trust. Use our DealFinder service – it’s easy, free and non-obligatory. 🙂

As asking prices for Stonor Park (or for any KLCC apartment for that matter) are showing some broad fluctuations this year, it’s important for the prospective buyer to know what the true market value so that he or she does not overpay. Use this valuation guide to help you. The KLCC market seems to be rather “opaque” in terms of pricing – get your agent’s help and shop around!

Stonor Park is still one of our favourites - great location, and looks rather classy!

Stonor Park is still one of our favourites – great location, and looks rather classy!

All in all, Stonor Park retains its “classiness” and is definitely holding its own in the face of competition from relatively newer developments such as Binjai, Marc Residences and The Pearl. Due to its location it could be easily overlooked as potential buyers typically focus primarily on the condominiums along Persiaran KLCC itself (the Binjai, Park Seven), and this could mean that there could be good opportunities for investment with good rental yield (relative to KLCC standards!).

[dc]T[/dc]he Stonor Park's claim to fame: won the FIABCI's Best High Rise Residential Building award back in 2007. Occupying a prime spot next to Park Seven and right across the road from The Binjai, Stonor Park remains in the "upper tier" among condominiums and apartments in the KLCC enclave. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for Stonor Park. One of the very first luxury KLCC condos in the market, the development was launched in 2003 by Beneton Properties (the developer behind the boutique Hotel Maya - less than 1km away from Stonor Park, Menara Perkeso and Plaza 136) and completed in 2006. Despite its rather "venerable" status, Stonor Park is well maintained and still command a rather premium even when compared with newer condominiums in the KLCC area. [spotlight role="target"][feature_box title="Listings For Stonor Park" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] Stonor Park is part of the "Binjai" cluster of KLCC condominiums which are known for their above average pricing and good location with superior walkability. More on walkability scores later. [caption id="attachment_425" align="aligncenter" width="512"] Stonor Park remains very well maintained, and still commands a premium with its location as its prime advantage[/caption] With Platinum Park being built right across the road, we would expect the "spillover effect" with demand (and prices) to continue to go up; launch prices for Platinum Park are estimated to be around the RM2,000 per sq ft levels. Insider Gossip Caution: By unlocking the content box below, you understand that the information is provided to you has not been independently verified, and you take responsibility for your own actions. Unlock below by liking our Facebook page. [to_like id="1377"][feature_box title="Insider Gossips" title_color="fff" header_color="F5BA47"]Stonor Park is one of the top performers in the rental market as far as KLCC condominiums are concerned, and this despite the fact that the unit sizes are relatively huge from 2,000 sq ft onwards. Occupancy has been healthy at nearly 90% (although this might have changed recently - ask your agent), and it remains one of the top choices of cash wielding expatriates with families. Many of these expatriates also have multi-year tenancies which also somewhat jacked up the prices a little.[/feature_box][/to_like] What's Included In The Box There are two blocks of twenty stories housing some 71 units of luxurious freehold condominiums priced at around RM1,000 per sq ft (which is a double of its launch price at RM500 per sq ft, but that was way back in 2006). To determine if these are fair prices, download our easy valuation guide here. More details on the pricing later in this review. Build-up area ranges from 2,000 to 8,000 square feet. The development is on a one acre plot, and there are only two units on each floor, giving it an aura of exclusivity. Stonor Park's Location: Where The Action Is Stonor Park has got the prestigious "Persiaran KLCC" address, and is located on the same row as some embassies and the palaces of Terengganu and Kelantan. Fancy a…

SherpaScore: Stonor Park

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Very Good

With FIABCI's stamp of approval under its belt, Stonor Park is always at the top of choices when talking abou KLCC's development landscape. It remains classy and a stand out despite emerging competition in the area.

User Rating: 2.88 ( 3 votes)
74

To know what’s a Stonor Park unit’s “true market value” use this handy little valuation guide courtesy of GoodPlace.my –

blue-point

Park Seven

April 3, 2014 — 15 Comments

Park Seven is a luxurious high-end condominium development inside the KLCC area, located just right opposite the KLCC park, and right next door to The Binjai, Quadro Residences and Stonor Park (see here for its map).

Click here
(and scroll down if needed) if you’d like to see a compilation of property listings for Park Seven.

Park Seven is also on the same row as the embassies and some high-end landed properties so there’s a certain aura of prestige surrounding Park Seven. The palaces of Kelantan and Terengganu royalty families are on the same lane, and it’s a stone’s throw away from the embassies of Belgium, Germany, Vietnam and a few others.

Situated in the cluster of “Binjai” condominiums which are upmarket even by KLCC standards, Park Seven has been a runaway success ever since its high profile launch by SDB back in 2007. We shall find out if it lives up to the hype…

Park Seven, KLCC

Old school or rustic charm? You decide

Selling Points

Park Seven boasts of being earthquake resistant, which is one of the few resident buildings that earn this distinction. Also, its “stripped-down-to-basics” look might appeal to some, and with a rather “polished” facade (built from high end timber and granite giving it a nice combination of colors in grey and charcoal) it does look somewhat distinguished from the rest of the condominiums in the KLCC enclave.

Park Seven, KLCCThe upper floor units have got a rather awesome 270-degree view of the Petronas Twin Towers which is a major selling point which resonates well with would-be buyers, investors and tenants.

Also, it has got private lift lobbies (similar to The Pearl), as well as dedicated rooms for pilates and yoga. There are at least two parking spaces per unit (with some bigger units commanding four parking lots). For these reasons, it’s rather popular with expats – read this for a personal account. And for some reason, it’s also a makeshift tour buses carrying loads of tourists into the KLCC area. Ask your agent during your viewing if you’re concerned about this…

Park Seven (a.k.a Park 7) was built by SDB (Selangor Dredging Berhad) – notable for a wide range of constructions such as 20trees at Taman Melawati, Aman Suria at Puchong and Five Stones at Petaling Jaya SS2.

The Configuration

Unit sizes stretches from 2,257 sq ft (2+1 rooms) to a humongous unit of more than 7,000 sq ft (6+1 rooms). The build-up areas are bigger than most condominiums in the same area, and comparable to the configuration typically found at, say Avare. The 105 units of luxurious apartments are housed in seven blocks of 20 stories each. In total, there are fourteen (count ’em) layout configurations – you’re bound to find one that pleases you. 🙂

Interested in a Park Seven unit but can’t be bothered with the fake-ads-infested property classified sites? Use our free DealFinder service – click here.

The facilities are rather bog standard – lap and heated swimming pools, gym, landscaped points, children’s playground, Pilates rooms.

Walkability Scores

The GoodPlace Walkability Score (GWS) is a measure of how “walkable” a property is. This factor is especially important for city condominiums where closeness to amenities is a major selling point. The GWS for Park Seven is 81 (on a scale from 0 to 100). Download the KLCC Walkability Map here for free (click on this link).

Also, check out our interactive map below to see where the closest amenities to the Park Seven are.
[poiautomap address=”3.154314,101.717427″ zoom=”15″]Park Seven[/poiautomap]

Park Seven Prices: Show Me The Money!

Park Seven was launched at RM640 per sq ft in 2008, and the price quickly rose to more than RM1,000 per sq ft in 2009. Asking prices have hit as high as RM1,200 in late 2011, although it might have tapered lately (at the time of writing) with the cooling down of the luxury property market in Malaysia. The market could be kind of “fluid” currently, so for the best price, get in touch with us (click here) and we’ll hook you up with some good deals. Rentals are around RM4 per sq ft at the time of writing.

Park Seven, KLCC

Park Seven is pretty awesome all around – it’s a pretty hot choice amongst expats especially

UPDATE (June 2013): Asking price have soared up to RM1,400 PSF with entry level units selling at RM2.8 million. To check if these Park 7 units are “fair” prices, remember to use our latest valuation guide (click here).

UPDATE (April 2014): A unit with built-up of 2,291 sq ft with 4 bedrooms was sold for RM2.75 million, corresponding to RM1,200 PSF. The sale was concluded by Terence Yap of Zerin Properties.

Transportation Around Park Seven

Park Seven occupies some of the best spots in the KLCC enclave, being on Persiaran KLCC itself. However, this could be problematic to some if they need to travel out of the KLCC area. The main arteries of Jalan Tun Razak, Jalan Sultan Ismail and Jalan Bukit Bintang are notorious for heavy traffic during peak hours. There are not many (international) schools in the KLCC enclave, but there are buses which ferries students out of the area to the schools so there’s one less thing to worry about.

Park Seven under the evening sun

What Else You Need To Know?

If you’re looking for a “bungalow in the sky” right smack in the middle of Kuala Lumpur then Park Seven should feature among your top choices. Which arguably the best view of the Petronas Twin Towers and the luscious green of the KLCC Park this condominium could well be a no-brainer investment for some. It also has the distinction of having “Persiaran KLCC” as its address so that adds some premium to its asking price which is already firmly entrenched in the upper tier…

[dc]P[/dc]ark Seven is a luxurious high-end condominium development inside the KLCC area, located just right opposite the KLCC park, and right next door to The Binjai, Quadro Residences and Stonor Park (see here for its map). [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you'd like to see a compilation of property listings for Park Seven. Park Seven is also on the same row as the embassies and some high-end landed properties so there's a certain aura of prestige surrounding Park Seven. The palaces of Kelantan and Terengganu royalty families are on the same lane, and it's a stone's throw away from the embassies of Belgium, Germany, Vietnam and a few others. [spotlight role="target"][feature_box title="Listings For Park Seven" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] Situated in the cluster of "Binjai" condominiums which are upmarket even by KLCC standards, Park Seven has been a runaway success ever since its high profile launch by SDB back in 2007. We shall find out if it lives up to the hype... [caption id="attachment_464" align="aligncenter" width="512"] Old school or rustic charm? You decide[/caption] Selling Points Park Seven boasts of being earthquake resistant, which is one of the few resident buildings that earn this distinction. Also, its "stripped-down-to-basics" look might appeal to some, and with a rather "polished" facade (built from high end timber and granite giving it a nice combination of colors in grey and charcoal) it does look somewhat distinguished from the rest of the condominiums in the KLCC enclave. The upper floor units have got a rather awesome 270-degree view of the Petronas Twin Towers which is a major selling point which resonates well with would-be buyers, investors and tenants. Also, it has got private lift lobbies (similar to The Pearl), as well as dedicated rooms for pilates and yoga. There are at least two parking spaces per unit (with some bigger units commanding four parking lots). For these reasons, it's rather popular with expats - read this for a personal account. And for some reason, it's also a makeshift tour buses carrying loads of tourists into the KLCC area. Ask your agent during your viewing if you're concerned about this... Park Seven (a.k.a Park 7) was built by SDB (Selangor Dredging Berhad) - notable for a wide range of constructions such as 20trees at Taman Melawati, Aman Suria at Puchong and Five Stones at Petaling Jaya SS2. The Configuration Unit sizes stretches from 2,257 sq ft (2+1 rooms) to a humongous unit of more than 7,000 sq ft (6+1 rooms). The build-up areas are bigger than most condominiums in the same area, and comparable to the configuration typically found at, say Avare. The 105 units of luxurious apartments are housed in seven blocks of 20 stories each. In total, there are fourteen (count 'em) layout configurations - you're bound to find one that pleases you. 🙂 [blue_message]Interested in a Park Seven unit but can't be bothered with the fake-ads-infested property classified sites? Use our free DealFinder service - click here. [/blue_message] The facilities are rather…

SherpaScore: Park Seven

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Very Good

Superbly located with a great view, Park Seven is SDB's crown jewel. To top it all up, it also boasts a nice pool overlooking the majestic Twin Towers.

User Rating: 0.35 ( 7 votes)
71

Price PSF wise it’s etching closer to the Binjai’s levels, which is not surprising given the locality and some degrees of similarity in terms of configuration and target market. There were unverified reports that transacted prices went up to as high as RM1,800 PSF post launch, but it doesn’t seem to be likely to reach this level in the short term. Perhaps this is a good opportunity to buy? Find out for yourself using this guide here –

klcc-hartanah

The Mews

March 27, 2014 — 7 Comments

Downtown Kuala Lumpur is one of the best hotspots in the country in terms of exquisite property developments where modern city living thrives. Some say that the city centre is already bursting at its seams, and with the property bull run coming to an end (with the government taking multiple “cooling” measures to tame the escalating property prices) we are indeed seeing some slowdown in terms of the take up rates of new city condominiums.

But don’t get me wrong – KL city condominiums are still widely sought after – both by locals and internationals. Aspiring to bring a breath of fresh air to the busting metropolitan centre is The Mews, a brand new condominium development by E&O (the venerable upmarket property builders with an enviable portfolio – Dua Residency, St Mary Residences, Quayside, Straits Quay in Penang).

If you’re interested in a choice of The Mews units for sale, then get in touch with us using this form. We will do the research and vet through the listings for you. Click here.

the-mews-logoThe marketing dude that we met at the launch enthused, “Surrounded with vines and trellises, the property aspires to bring natural beauty and understated simplicity to the heart of Kuala Lumpur.” Sounded nice, but we’d rather look at the cold hard facts to see if it’s worthy of all the hype. 🙂

The take-up rate is reportedly healthy (although we do not have the exact figures); apparently some 10% of the units have been taken up by the Japanese.

For the curious, “The Mews” is a British term for a row of apartments which are converted from stables. What’s the relevance to a condominium in the middle of the KL city, you ask? Good question… we haven’t got a clue.

The Mews Pricing & Configuration Details

The Mews sits on about 1.3 acre of freehold land along Jalan Yap Kwan Seng where the best that the city can offer is a doorstep away. Jalan Yap Kwan Seng is a short stretch of road (about 1km), populated mostly by old-ish bungalows which have since been converted into commercial establishments (restaurants, offices, boutiques, furniture shops). Other residential developments on Jalan Yap Kwan Seng are D’Mayang and Taragon Puteri at the further end connecting to Jalan Tun Razak.

Housed within the two 38-storey towers of The Mews are 256 serviced apartment units with built-up size ranging from 922 to 2,417 sq.ft. Units vary from 1-bedroom options to penthouses which offer just enough choices for singles, professionals, couples and families.The Mews is scheduled to be completed in 2017.

The Mews, Jalan Yap Kwan Seng

Source: the-mews.com

Prices for the units start from a “mid-of-the-KLCC-range” tag of RM1.6million up to RM4.7 million. A hefty price indeed and may be too expensive for many but then again, you’re really paying for the location – KLCC being the cream of the crop of property developments. To check if The Mews offers a fair market price, we have a free valuation guide for you which you can download now by clicking here.

Facilities

Compensating for a price that will have you thinking twice is a set of impressive and private facilities packed within the development. Residents are treated with five-star hospitality services and special features with emphasis on providing the best of modern conveniences. Completing your signature and stylish city living experience in The Mews are following:

  • Water sanctuary
  • Gymnasium
  • Pools (salt water lap pool, hydro spa pool and children’s pool)
  • Bio fish pond
  • Squash courts
  • Playground
  • Rooftop terraces
  • Gardens and barbeque area

Secure living is also on top of the development’s list. The Mews is equipped with a multi-tiered security system which include 24-hour surveillance together with other services such as shuttle and concierge services.

It’s All About The Location, Baby

Despite the hustle and bustle of the city, The Mews is a development designed to accommodate discerning investors who wish a tranquil and relaxed home life – despite being in the centre of the capital. The Yap Kwan Seng area seems to be quietly “tucked” in a corner while being central – a good spot for a city condominium.

Being somewhat sheltered also means that many amenities are not reachable by foot. Our sister site GoodPlace.my has developed a methodology to score the “walkability” of a city property; The Mews’ score is 77, which is comparable to other condominiums in the Yap Kwan Seng zone (Taragon Puteri scores 75, for example).

For more information on how to interpret the Walkability Score, and to get a free high resolution KLCC Walkability Map in PDF format, click here.

Completing the promise of a wholesome lifestyle is the array of the best amenities in the enclave. A short walk from The Mews will bring you to a world of premier shopping, fine dining and topnotch entertainment not to mention the plethora of pubs, bars and exclusive boutiques littered throughout KLCC. Experience the best retail therapy at Avenue K (home to the newly refurbished K Residence) and Suria KLCC, or head over to Bintang Walk or Ampang Park for more exciting shopping escapades.

KLCC at night

Located inside the KLCC enclave, The Mews is near to the hotspots that matter

Public amenities are also in abundance in the area. From banks to business centres, reputable educational institutions and a host of healthcare centres including the Tawakal Medical Centre, Pantai Indah Hospital and the Twin Towers Medical Centre to name a few. As for recreation, the city offers a world of possibilities from leisure time at the KLCC Park or golfing at Royal Selangor Golf Club and of course a great time at world famous Petronas Twin Towers. Those who love arts or theatre can also visit the Philharmonic Theatre and the Petronas Art Gallery.

Bearing the reputation as one of Malaysia’s hotspots, a network of extensive connectivity serves the rest of KLCC including residents at The Mews. Major roads and highways link the enclave to nearby centres via Jalan Tun Razak, Jalan Ampang, Ampang-KL highway, SMART highway and Mahameru highway. Also within the vicinity are two LRT stations (Ampang Park and KLCC) as well as business and city taxi that provide easy access in and out of the development.

The map below shows where the amenities which are closest to The Mews. Click on the buttons on the right to toggle the amenities as required.

[poiautomap address=”3.162884,101.713954″ zoom=”15″]The Mews, KLCC[/poiautomap]

What We Think

Eastern & Oriental Berhad (E&O) is building The Mews in partnership with Japan’s largest developer, Mitsui Fudosan Residential. We here at KLCCcondominiums.com.my are fans of E&O – it has a well deserved “top of mind” reputation as one of the most prominent upscale condominium developers in Malaysia, and for good reason. With a string of success stories behind the brand (Dua Residency, Idamansara, Seventy Damansara, Seri Tanjung Pinang), you can almost be sure that they won’t risk tarnishing their by screwing this up… 😉

Eastern & Oriental Berhad logo

E&O has an enviable portfolio of luxury projects which include St Mary Residences and Dua Residency

We like The Mews’ location on Yap Kwan Seng – in fact we like it better than the Hampshire enclave where blocks of condominiums are side by side at close-ish distances. Yap Kwan Seng still boasts of clear, unblocked views of the city line, although this may set to change with more skyscrapers shooting up in the area. Currently residential choices here are limited to D’Mayang and Taragon – both are rather old which probably do not hold much appeal to The Mews’ target audience (who would probably go for branded residences such as RuMa, St Mary Residences or St Regis at Sentral as alternatives).

On the minus side, the design is rather ho-hum by E&O standards; and as observed by our friends at the SG Property Talk blog, the V-shape seems to be a little, well, out of shape.

[dc]D[/dc]owntown Kuala Lumpur is one of the best hotspots in the country in terms of exquisite property developments where modern city living thrives. Some say that the city centre is already bursting at its seams, and with the property bull run coming to an end (with the government taking multiple "cooling" measures to tame the escalating property prices) we are indeed seeing some slowdown in terms of the take up rates of new city condominiums. But don't get me wrong - KL city condominiums are still widely sought after - both by locals and internationals. Aspiring to bring a breath of fresh air to the busting metropolitan centre is The Mews, a brand new condominium development by E&O (the venerable upmarket property builders with an enviable portfolio - Dua Residency, St Mary Residences, Quayside, Straits Quay in Penang). [yellow_message]If you're interested in a choice of The Mews units for sale, then get in touch with us using this form. We will do the research and vet through the listings for you. Click here.[/yellow_message] The marketing dude that we met at the launch enthused, "Surrounded with vines and trellises, the property aspires to bring natural beauty and understated simplicity to the heart of Kuala Lumpur." Sounded nice, but we'd rather look at the cold hard facts to see if it's worthy of all the hype. 🙂 The take-up rate is reportedly healthy (although we do not have the exact figures); apparently some 10% of the units have been taken up by the Japanese. For the curious, "The Mews" is a British term for a row of apartments which are converted from stables. What's the relevance to a condominium in the middle of the KL city, you ask? Good question... we haven't got a clue. The Mews Pricing & Configuration Details The Mews sits on about 1.3 acre of freehold land along Jalan Yap Kwan Seng where the best that the city can offer is a doorstep away. Jalan Yap Kwan Seng is a short stretch of road (about 1km), populated mostly by old-ish bungalows which have since been converted into commercial establishments (restaurants, offices, boutiques, furniture shops). Other residential developments on Jalan Yap Kwan Seng are D'Mayang and Taragon Puteri at the further end connecting to Jalan Tun Razak. Housed within the two 38-storey towers of The Mews are 256 serviced apartment units with built-up size ranging from 922 to 2,417 sq.ft. Units vary from 1-bedroom options to penthouses which offer just enough choices for singles, professionals, couples and families.The Mews is scheduled to be completed in 2017. [caption id="attachment_1860" align="aligncenter" width="574"] Source: the-mews.com[/caption] Prices for the units start from a "mid-of-the-KLCC-range" tag of RM1.6million up to RM4.7 million. A hefty price indeed and may be too expensive for many but then again, you're really paying for the location - KLCC being the cream of the crop of property developments. To check if The Mews offers a fair market price, we have a free valuation guide for you which you can…

SherpaScore: The Mews

Location
Design
Amenities
Yield
Developer Reputation
Value For Money

Good

Great location, but the design's ho-hum and amenities rather off-the-mill. We do like E&O because they (almost) always deliver on the goods. 🙂

User Rating: 4.24 ( 2 votes)
71

At launch price of RM1,500 PSF, there may be bargains to be had especially in the lieu of even higher end launches in the KLCC enclave (with places such as Four Seasons already batting records at RM2,000+ PSF). The Mews may not be as “branded” (and this may have affected its pricing, kicking it down a notch to sub RM2,000 PSF levels), but its projected 6-7% gross yield may be a strong selling factor to investors – especially those who are not ready to plonk down RM2,500 PSF for Four Seasons (note that the national gross yield average is a little more than 6%). To check if these are fair market prices (and especially in lieu of the projected market slowdown in 2014), use our property valuation guide which you can download below.

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Vortex KLCC

March 6, 2014 — Leave a comment

This is a placeholder of sorts for the newest, perhaps most hyped KLCC project since, well, this year. Now we are still gathering information as the news are still getting “leaked” out. Come back soon for a fuller review – pictures, pricing information and more. We’ll keep you posted! 🙂

Bintang Goldhill

February 17, 2014 — 1 Comment

Rising immaculately in white on Jalan Tun Razak is Bintang Goldhill, a 20-storey, low-density, freehold property was developed by Nirwana Indah (a subsidiary of Singapore-based Goldhill Group of Companies). Strategically located opposite the Royal Selangor Golf Club, it gives its residents an air of luxury, comfort and exuberance. Being on Jalan Tun Razak, one of the main arteries of the city means that accessibility is superior… despite the usual traffic jam problems that come with the privilege of being in the middle of the city. 😉

Entrance to the Bintang Goldhill

Rather nice waterworks at the entrance of Bintang Goldhill. +1 vs the bland 231 TR next door 😉

Bintang Goldhill, specifically situated on 239, Jalan Tun Razak, is strategically located within rows of foreign embassies and banks. It is also only meters away from the famed Prince Court Medical Centre (the upmarket-but-lossy private hospital owned by Petronas). Wisma Technip is right next to it, and its residential neighbours include 231 Tun Razak (recently reviewed here) and The Forum. The Horizon Residences, at the time of the update of this review (early 2014) are under development right in the opposite.

Click here
(and scroll down if needed) if you are looking for property listings for Bintang Goldhill.

Launched in 2006, Bintang Goldhill breached the crucial 90%-sale benchmark before its completion. It was later re-launched in 2008, offering the remaining unsold 10% for sale or rent.

Money Talk: Bintang Goldhill Prices

At the time of this review, the market asking prices for units at Bintang Goldhill range from RM750 to RM900 per square feet – and this is comparable to the older KLCC condominiums. For comparison, Sri Kia Peng is at about RM700 to 850 PSF (asking) while the Corinthian is at RM650 – 700 PSF. Newer condominiums in the KLCC enclave now is at RM1,000 PSF at least, and looking at the current trend, prices seem to be picking up (read the comments section at our One KL review). As our favorite Malaysia real estate blogger Sin Leong argues, it is not in direct competition with its neighbours – especially the aging Forum.

In October 2013, there was a unit which was successfully auctioned for RM1.02 million. This was a corner 3+1 bedroom unit at 1,492 sq ft (corresponding to about RM680 per sq ft).

Sidenote: To learn how to determine how much Bintang Goldhill is actually worth, download and use this free valuation guide.

We do track the average asking prices for Bintang Goldhill monthly – these are shown in the bar chart below. Source: publicly available sources and GoodPlace.my’s internal pricing database.

A Closer Look At The Developer

Bintang Goldhill

Bintang Goldhill’s white exterior means that heavy upkeep is essential – or aging effects will kick in sooner rather than later

Singapore-based Goldhill Group of Companies was established in 1963 and has since been developing commercial and residential properties in Singapore. In 1989, it expanded to Malaysia with its major concentration in Kuala Lumpur. Other projects in Goldhill Group’s portfolio include the Goldhill Shopping Centre, Coronation Plaza, Novena Ville, Newton Point, Big Splash, Goldhill Square, Goldhill Plaza, and Fu Lu Shou Complex in Singapore.

Besides Bintang Goldhill, other developments in Malaysia include Wisma Goldhill, Wisma Technip (next door), Regency Tower and 38 Bidara Service Suites on Ceylon Hill.

Accessibility & Walkability

Despite being on Jalan Tun Razak, the walkability factor is surprisingly low especially when compared to the other condominiums in the KLCC enclave. Bintang Goldhill’s GoodPlace Walkability Score (GWS) is 69 – which is above average overall (the scale is from 0 to 100, with 100 being the best) but relatively low when compared to other more centrally located condominiums. For more information on how the GWS is calculated, click here (you can also download a free KLCC Walkability map on that page).

[poiautomap address=”Bintang Goldhill Jalan Tun Razak Kuala Lumpur” zoom=”15″]Bintang Goldhill[/poiautomap]

Access to and from KLCC is possible via major expressways and highways. Depending on which part of Malaysia you are coming from, you may reach KLCC through New Klang Valley Expressway, Sprint Expressway, AKLEH, Federal Highway, KL-Putrajaya Expressway or KESAS Highway. These major highways all link Kuala Lumpur to the different areas in the country. Public transport is also another option. KLCC is being serviced by the Kelana Jaya Line via the KLCC LRT station. RapidKL bus service the enclave. Bintang Goldhill may be accessed via Jalan Yap Kwan Seng, Jalan Kia Peng, Jalan Ampang, Smart Highway or Jalan Bukit Bintang, which are all linked to Jalan Tun Razak.

Insider Gossips

The section below is a regularly updated collection of what we call “insider gossips”; these are snippets of information that we gathered from insiders such as negotiators, sellers, buyers and developers. Kindly note that we have not independently verified the accuracy of the gossips presented below, and so use them with discretion! We shall not be held responsible from any losses resulting from the action that you may choose to take from reading these gossips.

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If you’re interested in sending in a nugget of “gossip”, email me at jarvis@klcccondominiums.com.my 🙂

Configuration + Facilities

Apartments at Bintang Goldhill are sized from 775 to 5,285 sqf with choices of one-bedroom, 2-bedroom, 3+1 bedroom and penthouse units. All units have carpeted bedrooms and tiled living room, kitchen and dining, and balcony and yard areas. Units are also provided with air conditioning for all rooms and laminated glass windows that muffle noise and glare.

With more and more residential projects springing, facilities could be a breaking point. One of the attractions at the Bintang Goldhill is its hydrotherapy sky pool. Aside from this, residents are afforded round-the-clock security with CCTV, covered parking, smart access, a fully-equipped gym, a steam bath and a restaurant/cafe.

KLCC (Tun Razak?) Living

While Bintang Goldhill is not strictly “inside” the KLCC enclave, the fact is that it’s only a little more than 1km from the fringes of KLCC. This means that tenants will get to enjoy what’s deemed as the “KLCC advantage” – where everything you need is within reach. It is like a one-stop shop for all your needs – shopping, dining, entertainment, relaxation, education, health, jobs.

If you are the type who goes for shopping for therapy, then KLCC is just perfect! Head on to Suria KLCC for an upscale shopping experience. Or if you are after variety, head to Bukit Bintang, the city’s retail capital. It doesn’t only offer shopping but also lots of al fresco coffee shops, hawkers and bars. The KLCC Park is haven to a lot of people who want some peace and quiet. Besides playgrounds for kids, a swimming pool and water fountains, it also has a man-made lake, providing more serenity.

[dc]R[/dc]ising immaculately in white on Jalan Tun Razak is Bintang Goldhill, a 20-storey, low-density, freehold property was developed by Nirwana Indah (a subsidiary of Singapore-based Goldhill Group of Companies). Strategically located opposite the Royal Selangor Golf Club, it gives its residents an air of luxury, comfort and exuberance. Being on Jalan Tun Razak, one of the main arteries of the city means that accessibility is superior... despite the usual traffic jam problems that come with the privilege of being in the middle of the city. 😉 [caption id="attachment_1621" align="aligncenter" width="480"] Rather nice waterworks at the entrance of Bintang Goldhill. +1 vs the bland 231 TR next door ;)[/caption] Bintang Goldhill, specifically situated on 239, Jalan Tun Razak, is strategically located within rows of foreign embassies and banks. It is also only meters away from the famed Prince Court Medical Centre (the upmarket-but-lossy private hospital owned by Petronas). Wisma Technip is right next to it, and its residential neighbours include 231 Tun Razak (recently reviewed here) and The Forum. The Horizon Residences, at the time of the update of this review (early 2014) are under development right in the opposite. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for Bintang Goldhill. [spotlight role="target"][feature_box title="Listings For Bintang Goldhill" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] Launched in 2006, Bintang Goldhill breached the crucial 90%-sale benchmark before its completion. It was later re-launched in 2008, offering the remaining unsold 10% for sale or rent. Money Talk: Bintang Goldhill Prices At the time of this review, the market asking prices for units at Bintang Goldhill range from RM750 to RM900 per square feet - and this is comparable to the older KLCC condominiums. For comparison, Sri Kia Peng is at about RM700 to 850 PSF (asking) while the Corinthian is at RM650 - 700 PSF. Newer condominiums in the KLCC enclave now is at RM1,000 PSF at least, and looking at the current trend, prices seem to be picking up (read the comments section at our One KL review). As our favorite Malaysia real estate blogger Sin Leong argues, it is not in direct competition with its neighbours - especially the aging Forum. In October 2013, there was a unit which was successfully auctioned for RM1.02 million. This was a corner 3+1 bedroom unit at 1,492 sq ft (corresponding to about RM680 per sq ft). Sidenote: To learn how to determine how much Bintang Goldhill is actually worth, download and use this free valuation guide. We do track the average asking prices for Bintang Goldhill monthly - these are shown in the bar chart below. Source: publicly available sources and GoodPlace.my's internal pricing database. [chart csv='http://klcccondominiums.com.my/data/bintanggoldhill.csv' type='bar' category='Month' value='PSF' format='string, float' color='orange' title='Bintang Goldhill Asking Prices (PSF in MYR) - mouseover for details'][/chart] A Closer Look At The Developer [caption id="attachment_1626" align="alignleft" width="365"] Bintang Goldhill's white exterior means that heavy upkeep is essential - or aging effects will kick in sooner rather than later[/caption] Singapore-based Goldhill Group of Companies was established in…

SherpaScore: Bintang Goldhill

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Good

Priced at premium and nestled not very far from the heart of KLCC, Bintang Goldhill is a good option if it's near your workplace. If not, there's the issue of traffic jams to be dealt with. Nonetheless, it has enough touches of luxury and vibrancy especially with the popular golf course just opposite it.

User Rating: 1.73 ( 7 votes)
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Schools also abound within the KLCC enclave, which is just a stone’s throw away from this side of Jalan Tun Razak. International schools such as Garden International, Sayfol and KL International School are within short distances from KLCC. Besides Prince Court Medical Centre, other hospitals in the area include Malaysia Healthcare, Chinese Maternity Hospital, Hospital Tung Shin, City Medical Centre, National Heart Centre (further along Jalan Tun Razak) and Al-Islam Specialist Hospital.

For your dining pleasure, Jalan Ampang, which intersects with Jalan Tun Razak is lined with restaurants of different cuisines. However, if you do not want to sit in traffic or walk all the way there from Bintang Goldhill, you may opt to walk around and find a number of restaurants – Levian Boulangerie Patisserie, Passage Thru India, Fukuya, Babylon, Ibunda Malay Fine Dining, or Damansara Village Steamboat Restaurant.

Bintang Goldhill

Bintang Goldhill faces the traffic-heavy Jalan Tun Razak

Care for after-dinner coffee? There’s Hands Bakery Cafe at The Forum or Hapen Cafe at Noble House. There’s also a Coffee Bean & Tea Leaf at the Prince Court Medical Centre. If you find Jalan P Ramlee, a street lined with pubs and bars, too far, try Traders Hotel’s Sky Bar or the Mint Club Kitchen & Bar in nearby Jalan Kamuning for some drinks.

Our Verdict

Since Bintang Goldhill is priced at a premium (and comparable to some of the newer KLCC condominiums such as those in Persiaran Hampshire), its off-the-centre location may be a strong minus factor to some. On the other hand, it has got awesome facilities, a rather grand entrance, and if you work nearby (Wisma Technip) then imagine all the time saved if you live here.

Bintang Goldhill entrance

Our verdict? Bintang Goldhill is a top choice for a city condo although the traffic condition seems to worsen by the day

But if you don’t, well, then you’ll need to bear with the traffic jam on Jalan Tun Razak during peak hours. If you’ve got the budget, perhaps you should just take a look at one of those Hampshire condominiums – possibly 2 Hampshire.

If you’d like us to help you find a good Bintang Goldhill deal, click here. The service is free.

Finally, at sub-RM1,000 PSF price point Bintang Goldhill could be a bargain, but it all depends on the specific unit condition, level and view. To check what’s the fair market value of a unit at Bintang Goldhill using the “comp” method, download this nifty little valuation guide by submitting your name and email address below –

klcc-hartanah

Setia Sky Residences

February 17, 2014 — 7 Comments

With its staggering size and majestic blocks, some say that the Setia Sky Residences is definitely a cut above the typical KL city condominium. Its building’s exterior and design is stylish and unashamedly modern, and it’s impossible not to marvel at its beauty, especially at night, when its presence lights up the Kuala Lumpur city skyline. Setia Sky Residences is one of my favorite condominium developments near the KLCC enclave – read on to find out why.

Click here
(and scroll down if needed) if you are looking for property listings for Setia Sky Residences.

SP Setia is the property developer of this luxurious residential condominium. One of the premier real estate developers in Malaysia, SP Setia is (at the time of the publication of this review) the biggest developer in Malaysia in terms of market cap and (read its profile here).

Source: setiaskyresidences.com.my

SP Setia’s rich and varied portfolio includes projects like Setia Eco Park, Setiawalk (in Puchong), Setia V Residences (Penang), Setia Alam and Setia Tropika in Johor Bharu. In 2013, it has also launched the high profile Battersea project in London (click here for an excellent analysis by Bloomberg). It also has projects in Singapore (Eco Sanctuary) and Vietnam (EcoLakes MyPhuoc). SP Setia has a storied history which should appeal to anyone even with a slight interest in Malaysia property.

For some reason, some tend to abbreviate the name of the project down to “Setia Residences” for brevity (although it could be confused with its sister development Setia Vista Residence in Penang).

Setia Sky Residence Pricing

Launch prices for the Setia Sky Residence units started from RM680 to RM1,100 per square feet – note that this is comparable to the sub-sale prices for a large number of condominiums in the KLCC enclave (Park View, for example) or myHabitat (reviewed here) on Jalan Tun Razak. While we note that most notable KLCC condominiums have appreciated above RM1,000 median PSF, the series of Tun Razak condominiums are still significantly below that level (The Orion at RM550 PSF, Vista Damai at RM600 PSF), although myHabitat is somewhat of an anomaly.

To check the fair price for condominiums on Jalan Tun Razak (or any property in particular), use this real estate valuation guide which you can download for free courtesy of GoodPlace.my.

The chart below shows the asking prices for the past couple of months compiled from various public sources (and crunched using our proprietary formula):-

Insider Gossips

We regularly receive and collate information about specific projects from people in the know – agents, negotiators, buyers, sellers, developers, contractors and the like. Read the “insider gossips” for Setia Sky Residences as submitted to KLCCcondominiums.my below. WARNING: the information below has NOT been validated, and therefore should not be used as the basis to buy or to sell property. Thank you for understanding.

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Locational Information

Setia Sky Residences

Setia Sky Residences as seen along Jalan Raja Muda Abdul Aziz

Setia Sky Residences is NOT inside the KLCC enclave proper; in fact it is off Jalan Tun Razak just right behind the Orion (which we review here). This could be an advantage or a disadvantage depending on the buyer’s needs.

On the plus side, being on the “happening” stretch of Jalan Tun Razak would provide a lot of activities for Setia Sky Residences’ residents. For one, the National Library is just nearby.

The National Art Gallery and Istana Budaya would surely catch the eyes of passionate art aficionados—these two institutions are only within walking distance. Golf enthusiasts would get their fill at the nearby Royal Selangor Golf Club, or even play polo at the Royal Selangor Polo Club. Taman Tasik Titiwangsa and Titiwangsa Sports Complex are both establishments for you to go to if you want to release your competitive side by engaging in sports and other activities.

Schools and hospitals also enhanced the value of the property. Nearby schools include Alliance Francaise, Sayfol, SMK Puteri Titiwangsa. As for hospitals, National Heart Institute is just a few metres away. Hospital PUSRAWI and General Hospital complete the list of nearby hospitals surrounding the condominium. We do note that there are buyers who have got reservations (“pantang“) with properties which are hear hospitals. 😉

The Walkability Factor

Our sister site GoodPlace.my has developed a methodology to measure a property’s “walkability” i.e. its distance from nearby amenities on a scale from 0 to 100, with 100 being the maximum score. Setia Sky Residences’ GoodPlace Walkability Factor (GWS) is 72, which is predictably high for a city condominium but relatively lower when compared to other condominiums situated inside the KLCC enclave or on Jalan Bukit Bintang (Pavilion Residences, for example, scores 99).

To download a free high resolution map with Walkability Scores of all major KLCC properties, click here.

The interactive map below can be used to check where the closest amenities to the Setia Sky Residences are.
[poiautomap address=”Setia Sky Residences Jalan Tun Razak Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]Setia Sky Residences[/poiautomap]

Unit Layout & Structure

The total amount of residential apartments is at 811 — with units measuring from 1,044 to 1,679 square feet. The property is built on a massive ~six acres of premium freehold land in the heart of the city. Setia Sky Residences are of moderately high density.

Residents are given the choice to choose a unit that would provide a scenic KLCC view or a Taman Tasik Titiwangsa view. The building has 40 storeys in total, with each floor housing dix units. As of this writing, the condominium is already on its second phase of development — completion of phase two is estimated to be completed in 2014.

Lavish Luxury

The condominium boasts of luxury exclusive only to its residents. It comes with a lot of facilities and amenities enough to keep one occupied 24/7. One of the condominium’s highlights is its Sky Club. Its staggering area of 20,000 square feet is graced with a spectacular Kuala Lumpur view. It houses a swimming pool and hot tubs, a yoga zone, a gymnasium, and a tea pavilion. The Sky Club also features a sports club, cigar room, and a pool hall.

Another definition of luxury would be the condominium’s Sky Deck, which features a 50-metre lap pool, a Jacuzzi, and a sun deck. It also gives off a relaxing setting through its spa gardens. Active children will definitely get their fill with its play pool and playground.

Setia Sky Residences under construction

One of the towers is under construction when this picture was taken (early 2014)

Finally, the Sky Villas is the perfect place for parties and events — everyone is expected to turn on their socialising skills and just enjoy the KLCC view from its plush seats.

Every unit is protected with a 24-hour security system, equipped with CCTV cameras. Seven private lift lobbies also serve each floor to ensure convenience for its residents.

Our Analysis

Condominiums which are built along Jalan Tun Razak are forever associated with its perennial traffic jam problem – and Setia Sky Residences is no exception. For this reason, developments located here tend lag behind the condominiums located in the heart of the KLCC enclave in terms of capital appreciation, but Setia Sky Residences (and myHabitat) seem to be on track to break this norm.

[dc]W[/dc]ith its staggering size and majestic blocks, some say that the Setia Sky Residences is definitely a cut above the typical KL city condominium. Its building’s exterior and design is stylish and unashamedly modern, and it’s impossible not to marvel at its beauty, especially at night, when its presence lights up the Kuala Lumpur city skyline. Setia Sky Residences is one of my favorite condominium developments near the KLCC enclave - read on to find out why. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for Setia Sky Residences. [spotlight role="target"][feature_box title="Listings For Setia Sky Residences" title_color="fff" header_color="F5BA47"] [listing][/listing] [/feature_box][/spotlight] SP Setia is the property developer of this luxurious residential condominium. One of the premier real estate developers in Malaysia, SP Setia is (at the time of the publication of this review) the biggest developer in Malaysia in terms of market cap and (read its profile here). SP Setia's rich and varied portfolio includes projects like Setia Eco Park, Setiawalk (in Puchong), Setia V Residences (Penang), Setia Alam and Setia Tropika in Johor Bharu. In 2013, it has also launched the high profile Battersea project in London (click here for an excellent analysis by Bloomberg). It also has projects in Singapore (Eco Sanctuary) and Vietnam (EcoLakes MyPhuoc). SP Setia has a storied history which should appeal to anyone even with a slight interest in Malaysia property. For some reason, some tend to abbreviate the name of the project down to "Setia Residences" for brevity (although it could be confused with its sister development Setia Vista Residence in Penang). Setia Sky Residence Pricing [dc]L[/dc]aunch prices for the Setia Sky Residence units started from RM680 to RM1,100 per square feet - note that this is comparable to the sub-sale prices for a large number of condominiums in the KLCC enclave (Park View, for example) or myHabitat (reviewed here) on Jalan Tun Razak. While we note that most notable KLCC condominiums have appreciated above RM1,000 median PSF, the series of Tun Razak condominiums are still significantly below that level (The Orion at RM550 PSF, Vista Damai at RM600 PSF), although myHabitat is somewhat of an anomaly. To check the fair price for condominiums on Jalan Tun Razak (or any property in particular), use this real estate valuation guide which you can download for free courtesy of GoodPlace.my. The chart below shows the asking prices for the past couple of months compiled from various public sources (and crunched using our proprietary formula):- [chart csv='http://klcccondominiums.com.my/data/setiaskyresidence.csv' type='bar' category='Month' value='PSF' format='string, float' color='orange' title='Setia Sky Residences Asking Prices (PSF in MYR) - mouseover for details' animate='fast'][/chart] Insider Gossips We regularly receive and collate information about specific projects from people in the know - agents, negotiators, buyers, sellers, developers, contractors and the like. Read the "insider gossips" for Setia Sky Residences as submitted to KLCCcondominiums.my below. WARNING: the information below has NOT been validated, and therefore should not be used as the basis to buy or to sell property. Thank you…

SherpaScore: Setia Sky Residences

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Very Good

Another SP Setia masterpiece and surely one of KL's prime jewels. Location may be a blessing in disguise. Prices (at the time of the review) are competitive and below the median among KLCC properties. High density factor may be a negative.

User Rating: 1.79 ( 23 votes)
77

Developer reputation is becoming a strong purchase driver among Malaysia property buyers, and given the stellar performance of SP Setia we will not be surprised if Setia Sky Residences perform rather well in the sub-sale market. While SP Setia seems to have built its reputation around building middle-of-the-range townships, Setia Sky Residences do not seem to be lacking in its upper market trimmings.

There are a couple of perceived negatives (for example, the high density factor may be a turnoff to some), but the positives greatly outweigh the negatives and we do see a stellar future ahead for this project. However, ass prices continue to etch up, we do see some cooling off in terms of demand, and its neighbouring condominium the Orion may get the spillover as it is priced even more competitively compared to Setia Sky Residences.

As with many high density city condominiums, you should be able to get lots of listings from online property portals, but this may be problematic to those who are short in time. We can help do the research for you to sort out the good listings from the bad; get in touch with us using this form. The service is free and not obligatory.

All in all, this condominium might be a good choice for you if you want to live in the city but you’re not particular about being INSIDE the KLCC enclave or on the Embassy Row. However, prices of units at Setia Sky Residences are indeed getting close to that of KLCC levels, and before you decide, use this guide below to help you come up with the ballpark figures of “fair” prices. Enter your details below and the downloadable guide (about 20 pages in PDF format) will be emailed to you.

bawah

MyHabitat

February 16, 2014 — 6 Comments

First of all, let me state this: I’m not a fan of the ‘MyHabitat’ moniker. However, the name works simply because it’s somewhat memorable, and it stands out from the usual cookie cutter approach when it comes to naming luxury condominiums in the KLCC enclave. Humor me for a second. Which one of these names is completely made up?

  • Hampshire Residence
  • Hampshire Place
  • SOHO Suites @ Tun Razak
  • Cendana @ Sultan Ismail
  • Binjai Residence
  • Park View
  • Park Seven
  • Stonor Park

Answer at the end of this review. Now back to your regular program….

Click here
for property listings for MyHabitat culled from the leading property classifieds websites.

A few can rival myHabitat’s interesting architecture when seen from afar; despite its rather iffy name it truly stands out as one of KLCC’s best modern condominiums, in our humble opinion! Standing on freehold land area and developed by AP Land, the condominium is tucked in Jalan Aman (off Jalan Tun Razak – which means that it’s not exactly within the KLCC enclave, but still…). Its building’s 38 storeys house a total of 304 serviced apartments.

myHabitat

AP Land is perhaps best known for its Bandar Tasik Puteri (not to be confused with Bandar Puteri, Puchong) flagship development in Rawang as well as the Penang Island Bay Resort in, well, Penang. The developer is also known for its Marina One development in Sydney, Australia.

Structure, Layout, and Built-Up Areas

MyHabitat is composed of two blocks, imaginatively named myHabitat1 and myHabitat2 respectively. MyHabitat1 has 168 units in total, while myHabitat2 has 215 units. Every unit comes with a view of the KLCC skyline or the Titiwangsa Lake Gardens1.

MyHabitat from Vista Damai

myHabitat as seen from Vista Damai’s courtyard

Built-up areas for units on myHabitat1 start at 883 to 4,983 square feet, and 603 to 1,441 square feet for myHabitat2. myHabitat2 also houses the condominium’s penthouse units. Residents have access to one lift that only serves two floors. Residents on premium floors have access to a private lift lobby. More information can be found at its official website (click here – comes up in a new window), but expect mind-blowing (not in a good way) my-eyes-are-burning flash animation and marketing-speak as you normally would.

Residents are able to enjoy the condominium’s top-class facilities and amenities. One can take a quick and relaxing swim in its 45-metre lap and plunge pool, and go to the poolside café for a relaxing after-swim drink. There are also children’s playgrounds and pools for active toddlers. Residents also have access to a covered car park, as well as a sun and pool deck, a multi-purpose hall, a changing room, a squash court, landscaped gardens and ponds, and a gymnasium. Laundry services are also available. In terms of security, the condominium is pretty beefed up. The condominium’s security system comes with 24-hour CCTV surveillance complete with audio/video intercom system.

Walkability Information

One of the advantages of living in a city condominium is the nearness of amenities which are often reachable by foot. Our sister site GoodPlace.my has debuted a walkability measure dubbed the GoodPlace Walkability Score (GWS) which is a measure of, well, how “walkable” a property is from important amenities such as public transport points, retail outlets, restaurants, police stations, etc.

MyHabitat’s GoodPlace Walkability Score is 74 (on a scale from 0 to 100, with 100 being the best). To find out what this score means, and to download a free high resolution KLCC condo map with walkability scores, click here.

The nearby KLCC enclave is a bustling location, filled with entertainment spots, malls, and fancy restaurants. Living at myHabitat definitely opens up residents to the possibilities of being surrounded with a lot of activities and things to do… although it is not strictly inside the KLCC enclave – it’s 2.2km away according to our trusty Google algo.

You can also use this clickable map below to check where the closest amenities to the MyHabitat are.
[poiautomap address=”Myhabitat Jalan Tun Razak Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]MyHabitat[/poiautomap]

MyHabitat Prices + Market Analysis

Living in KLCC guarantees big price tags — and this is exactly what myHabitat is all about. Launch prices for the condominium during its opening on February 2010 were already exceeding the benchmark tag of RM1,000 per square feet. However, there was a slight drop in (asking) prices come the third quarter of 2011, when unit prices were floating around the RM900 per square feet level. The prices played around the this mark until December last year. See this chart below for trended asking prices for MyHabitat (collated from various publicly available sources):-

Starting from the beginning of this year, its prices climbed again, and its current asking prices for units reaching RM1,100 per square feet on average. We would expect this to continue to rise – as we checked the local property portals the asking prices have even breached the RM1,200 per square feet levels.

If you need help in estimating the fair value of myHabitat then use this handy little guide which you can download here. For comparison purposes, the neighboring Vista Damai is at approximately HALF the price of myHabitat. Go figure.

What We Think

MyHabitat seems to be one of the better condominiums which line up this side of Jalan Tun Razak (Vista Damai, Orion, Setia Sky Residences, Three28 Tun Razak), but it is seen to be overpriced by some (price point reaching RM1,200 PSF as we have observed in some property listings. However, we have also seen units being auctioned at RM700 PSF base price, and there are indications that the prices will soon “correct” in the coming months. Guess we shall see what happens…

There is already an oversupply situation in this small cluster of “Tun Razak” condominiums, and we expect the situation to worsen with the upcoming KL Trillion a stone’s throw away. Already we are seeing a good number of MyHabitat units hitting the market; this means that the buyer is indeed spoiled for choice. However, for this reason also, hunting for a good MyHabitat unit can be a chore – unless dealing with multiple agents is your cup of tea. 🙂 Alternatively, you can use our DealMatcher service where we will research the potential units for you depending on your requirements. For more information, click here.

Its location off Jalan Tun Razak is good although it’s still a distance away from the KLCC enclave. It is of walking distance to the Intermark mall and the Suria is also trekkable by foot. Since it is surrounded by landed properties and short buildings the city views are (still) awesome.

myHabitat1 and myHabitat2

MyHabitat may look like a monstrous block of steel from Jalan Aman, but it’s rather nice inside. Really.

Again, the prices seem to be rather inflated at this point, and personally I’d take a wait-and-see stance on this property. Also, the development of KL Trillion next door would probably affect myHabitat’s appeal in the secondary market although the former is decidedly marketed at one level above the latter it seems. Additionally, the availability of Vista Damai at much lower prices (half?) means that the oversupply situation in this area will worsen.

[dc]F[/dc]irst of all, let me state this: I'm not a fan of the 'MyHabitat' moniker. However, the name works simply because it's somewhat memorable, and it stands out from the usual cookie cutter approach when it comes to naming luxury condominiums in the KLCC enclave. Humor me for a second. Which one of these names is completely made up? Hampshire Residence Hampshire Place SOHO Suites @ Tun Razak Cendana @ Sultan Ismail Binjai Residence Park View Park Seven Stonor Park Answer at the end of this review. Now back to your regular program.... [spotlight role="switch"]Click here[/spotlight] for property listings for MyHabitat culled from the leading property classifieds websites. [spotlight role="target"][feature_box title="Listings For MyHabitat" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] A few can rival myHabitat’s interesting architecture when seen from afar; despite its rather iffy name it truly stands out as one of KLCC’s best modern condominiums, in our humble opinion! Standing on freehold land area and developed by AP Land, the condominium is tucked in Jalan Aman (off Jalan Tun Razak - which means that it's not exactly within the KLCC enclave, but still...). Its building’s 38 storeys house a total of 304 serviced apartments. AP Land is perhaps best known for its Bandar Tasik Puteri (not to be confused with Bandar Puteri, Puchong) flagship development in Rawang as well as the Penang Island Bay Resort in, well, Penang. The developer is also known for its Marina One development in Sydney, Australia. Structure, Layout, and Built-Up Areas MyHabitat is composed of two blocks, imaginatively named myHabitat1 and myHabitat2 respectively. MyHabitat1 has 168 units in total, while myHabitat2 has 215 units. Every unit comes with a view of the KLCC skyline or the Titiwangsa Lake Gardens[1. As with any other city condominiums, awesome views are often blocked by newer developments. Beware if you see empty tracts of land in the surroundings!]. [caption id="attachment_1654" align="alignright" width="357"] myHabitat as seen from Vista Damai's courtyard[/caption] Built-up areas for units on myHabitat1 start at 883 to 4,983 square feet, and 603 to 1,441 square feet for myHabitat2. myHabitat2 also houses the condominium’s penthouse units. Residents have access to one lift that only serves two floors. Residents on premium floors have access to a private lift lobby. More information can be found at its official website (click here - comes up in a new window), but expect mind-blowing (not in a good way) my-eyes-are-burning flash animation and marketing-speak as you normally would. Residents are able to enjoy the condominium’s top-class facilities and amenities. One can take a quick and relaxing swim in its 45-metre lap and plunge pool, and go to the poolside café for a relaxing after-swim drink. There are also children’s playgrounds and pools for active toddlers. Residents also have access to a covered car park, as well as a sun and pool deck, a multi-purpose hall, a changing room, a squash court, landscaped gardens and ponds, and a gymnasium. Laundry services are also available. In terms of security, the condominium is pretty beefed up. The condominium’s security…

SherpaScore: MyHabitat

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Fair

A stand out high rise condominium off Jalan Tun Razak. Though the name sounds rather iffy, there's more to the project when you look closer.

User Rating: 3.87 ( 4 votes)
63

Now back to the earlier pop quiz, the non-existent condominium was “SOHO Suites @ Tun Razak”. But I won’t be surprised if one gets built given the empty land surrounding Taragon Puteri YKS on Jalan Yap Kwan Seng.

  1. As with any other city condominiums, awesome views are often blocked by newer developments. Beware if you see empty tracts of land in the surroundings!