Archives For Mayang

Meritz KLCC

January 22, 2014 — 1 Comment

Life is all about choices. When choosing for the best place to live that offers both convenience and luxury, The Meritz KLCC is definitely one of Kuala Lumpur’s premier choices. Located about 500m (or within a 10 minute stroll) from Kuala Lumpur’s prestigious Petronas Twin Towers and adjacent to K Residences, Meritz is ideal for property-seekers or home buyers who would want to live in a condominium unit for the long-term. Being one of the more expensive condominiums in Kuala Lumpur (and nay Malaysia) even by KLCC standards, Meritz firmly establishes itself in the upper tier.

Click here
(and scroll down if needed) if you are looking for property (for sale) listings for the Meritz.

DNP Holdings is the prime developer of The Meritz. DNP (a subsidiary of Wing Tai) is a well-respected property developer famous for its developments for both residential and commercial in the Kuala Lumpur region, as well as in Johor. Some notable developments include Kondominium 8 (Ampang Hilir – or more popularly known as the Embassy Row) and Plaza DNP in Johor Bharu.

Meritz KLCC

Meritz KLCC Pricing Details

Meritz’s launch price was at RM750 per sq ft, but this has escalated to breach the “magical” mark of RM1,000 per sq ft back in 2011. Asking price has allegedly went up to as much as RM1,200 per sq ft in the recent months. Do these people know something that we don’t? 🙂

Given its proximity to K Residence and D’Mayang, it’s inevitable that Meritz gets compared to both in terms of pricing. K Residence’s pricing seems to lag Meritz’s by 5-10% while D’Mayang is at about RM650 PSF levels (which seem fair given its location, age and condition). To determine what’s the “fair” price to pay for a unit here at Meritz, we recommend using GoodPlace.my’s fair valuation guide.

The chart below shows Meritz’s asking prices as compiled from publicly available sources for the past few months. Use it for “trending” purposes; for real estimation of its market value use the valuation guide download.

Insider Gossip

Caution: the content below have not been verified, and should not form the basis for your investment in any way. Thank you for understanding.

[to_like id=”1377″]

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Choices… Choices…

Meritz condo on Jalan MayangThe Meritz boasts of facilities and amenities are beyond world-class, all of which come at a rightly premium price.

The condominium stands tall with its 31 storeys, with only five units occupying a floor. The low density factor is a major purchase driver according to the real estate agents what we regularly speak to; it’s a differentiator which sets it apart from the usual cookie cutter KLCC condominium which is typically built to maximize every inch of premium real estate space in the middle of the city. Not so with the Meritz.

Unit sizes come in two sizes—the first unit measures 1,400 square feet with two bedrooms. The second unit comes with three bedrooms and measure 1,500 square feet. It’s perfect for families and single occupants who would like a taste of luxury while being surrounded in an urban setting.

Four penthouse duplex units are also available at The Meritz. These penthouses come with three bedrooms, perfect for a growing family.

Map & Walkability

The Meritz has got a GoodPlace Walkability Score (GWS) of 94 – which is a superior score even by KLCC standards. To check out what this score means, and to download a free high resolution walkability map, click here.

The interactive map below can be used to check where the closest amenities to the Meritz KLCC are (play around with the icons on the right toolbar).
[poiautomap address=”The Meritz Jalan Mayang Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]Meritz KLCC[/poiautomap]

The Perks

If it is fun and convenience you are looking for, look no further. The Meritz is almost a stone’s throw away from all that’s happening in the city. Imagine the convenience you’d get—F & B is within walking distance, as well as retail outlets, shops, boutiques, restaurants, and theatres. Public transportation is also accessible within the area. The Putra LRT is also within walking distance.

The Meritz, KLCC

Meritz looking majestic against the cloudy Kuala Lumpur sky

If you need a quick shopping boost, Meritz’s location is heaven-sent. Avenue K and the Suria KLCC is only a quick 3 minute walk from Meritz’s doors. Shopping fanatics would clearly love how near Pavilion KL, KL Plaza, Times Square, and BB Plaza are. Relax and unwind after a long week by heading out to Zouk, located nearby, along the streets of Jalan P. Ramlee.

Facilities and amenities – quite standard stuff, really.

  • Swimming pool
  • Sauna
  • Jacuzzi
  • Function rooms
  • Children’s playground
  • Gym
  • Barbecue area

Our Take

Truly, the Meritz stands out among the rest with its five star facilities and amenities, and its premium (but still reasonable IMHO) pricing will definitely attract a lot of potential high-quality buyers. To take a look at available units at the Merit, give your favorite property agent a call. We are not agents so we can’t bring you to view units. Truth. 🙂 Also, we’d rather not search on property portals because there’s lots of “bait and switch” going on especially when it comes to luxury condominiums like these. You call them up and they say that they don’t have the units and offer you other places instead. Bloody irritating if you’d ask me. So our recommendation – link up with an agent through referral, and ideally someone who is specialized in the KLCC area. Or, get in touch with me and I’ll send you my recommendations. 🙂

[dc]L[/dc]ife is all about choices. When choosing for the best place to live that offers both convenience and luxury, The Meritz KLCC is definitely one of Kuala Lumpur’s premier choices. Located about 500m (or within a 10 minute stroll) from Kuala Lumpur’s prestigious Petronas Twin Towers and adjacent to K Residences, Meritz is ideal for property-seekers or home buyers who would want to live in a condominium unit for the long-term. Being one of the more expensive condominiums in Kuala Lumpur (and nay Malaysia) even by KLCC standards, Meritz firmly establishes itself in the upper tier. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property (for sale) listings for the Meritz. [spotlight role="target"][feature_box title="Listings For Meritz KLCC" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] DNP Holdings is the prime developer of The Meritz. DNP (a subsidiary of Wing Tai) is a well-respected property developer famous for its developments for both residential and commercial in the Kuala Lumpur region, as well as in Johor. Some notable developments include Kondominium 8 (Ampang Hilir - or more popularly known as the Embassy Row) and Plaza DNP in Johor Bharu. Meritz KLCC Pricing Details Meritz's launch price was at RM750 per sq ft, but this has escalated to breach the "magical" mark of RM1,000 per sq ft back in 2011. Asking price has allegedly went up to as much as RM1,200 per sq ft in the recent months. Do these people know something that we don't? 🙂 Given its proximity to K Residence and D'Mayang, it's inevitable that Meritz gets compared to both in terms of pricing. K Residence's pricing seems to lag Meritz's by 5-10% while D'Mayang is at about RM650 PSF levels (which seem fair given its location, age and condition). To determine what's the "fair" price to pay for a unit here at Meritz, we recommend using GoodPlace.my's fair valuation guide. The chart below shows Meritz's asking prices as compiled from publicly available sources for the past few months. Use it for "trending" purposes; for real estimation of its market value use the valuation guide download. [chart csv='http://klcccondominiums.com.my/data/meritzklcc.csv' type='bar' category='Month' value='PSF' format='string, float' color='orange' title='Meritz KLCC Asking Prices (PSF in MYR) - mouseover for details'][/chart] Insider Gossip Caution: the content below have not been verified, and should not form the basis for your investment in any way. Thank you for understanding. [to_like id="1377"][feature_box title="Insider Gossips" title_color="fff" header_color="F5BA47"]The Meritz suffered from price depression shortly after its launch with slower demand and some panic selling from investors (read: flippers) - that was back in 2008 when the financial crisis was in full swing. The asking prices are now consistently above RM1,000 PSF, although upside may be limited with the glut in the Mayang and nearby Hampshire area. There are also some concerns about its amenities which are reportedly below par compared to its neighbours (notably the swimming pool and the limited car parks) - have a first hand inspection if you are interested in a unit (especially if you're planning to live there…

SherpaScore: Meritz KLCC

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Good

Occupying a good location with great walkability, Meritz is a better alternative compared to its neighbour D'Mayang. There are some concerns about its amenities, and yield upside may be limited given the supply in the Mayang and Hampshire area.

User Rating: 3.96 ( 6 votes)
64

Meanwhile, knowing what’s driving the price is important because more often than not the asking price is set arbitrarily by the seller and the agent with no reflection of the fair market value at all. To find out what constitutes a “fair” price for a unit here at Meritz, fill in this form below and we will email you a downloadable, 20-page guide on how to value a property.

bawah

D’Mayang

December 5, 2013 — 2 Comments

Located on Jalan Yap Kwan Seng is D’Mayang, a posh and high-end condominium developed by Bolton Berhad (now known as Symphony Life). The condominium stands on freehold land and was completed on 1994 – it is one of the oldest condominiums around the KLCC enclave, and its age is definitely showing.

Click here
(and scroll down if needed) if you are looking for property listings for D’Mayang.

Nevertheless, D’Mayang’s prices have kept on increasing as years progress. Its recorded asking price back in November 2003 was a mere RM400 per square feet – almost unimaginable only after a decade later. Over time, asking prices soared, as more and more condominiums were being built along the KLCC area. Since 2003 the asking prices have nearly doubled in amount by 2010 at RM650+ per square feet. By the end of 2012, transacted prices ballooned to RM750 per square feet.

D'Mayang Condominium

D’Mayang is aging, but its rustic charm may appeal to some

We would expect that the asking price to taper off given the alternatives at the nearby Persiaran Hampshire where a cluster of newer condominiums are located – notably Panorama, Hampshire Park, 2 Hampshire and The Meritz (directly opposite). However, these are markedly more expensive (RM1,000 PSF onwards), and for those on a budget then D’Mayang is a viable alternative.

To come up with a “fair” ballpark price figure, use our handy little property valuation guide which can be downloaded here.

Built-up areas for units are measured at 1,140 square feet. Its penthouse unit is measured at 2,116 square feet. Residents of south-west units will be privileged to enjoy the KLCC skyline and the KL Tower. However, given the plethora of new developments these views may soon disappear – it’s advisable that you get a first hand viewing of the apartments before you decide to buy!

Further down Jalan Mayang is Mayang Court and K Residence as well as Quadro Residences facing Jalan Ampang.

Developer Track Record

D'Mayang on Jalan Yap Kwan Seng

D’Mayang looks rather different from the usually grey, sterile-looking KLCC condos with its cheerful yellow and vermillion facade

In its previous reincarnation as Bolton, Symphony Life has been in the Malaysian real estate industry for over five decades, bringing in world-class developments and establishments to Kuala Lumpur. It adds D’Mayang to its list of premier developments, alongside the Tijani 2, an upscale condominium built on 42-acre land. We like Tijani a lot – much better than D’Mayang, admittedly! 😉

Being pioneers in real estate development has allowed Symphony Life to lend its reputable brand to D’Mayang. Luxurious and beautiful, the condominium sure has found its way among the best places to live in the KLCC area – especially given its relatively “low”-ish price tag when compared to other condominiums in the KLCC enclave.

Bolton Berhad has already accomplished a lot in the real estate industry, and has greatly contributed in pioneering condominium living in Malaysia. D’Mayang may have been there for a long time but Bolton Berhad has done a great job in maintaining the quality and prestige of the condominium that continues to attract investors and residents because of its accessibility, great location, and overall convenience.

Sidenote: Bolton’s “transformation” into Symphony Life was profiled by The Edge here.

Insider Gossips!

We have compiled some “insider” information by talking to owners and agents which you can access below. Caution: you should not base your investment decisions based on the information which we have not validated. Thank you for understanding.

[to_like id=”1377″]The biggest “issue” with D’Mayang is its age, and while it has been maintained rather well, it is showing obvious signs of wear and tear. Investors like D’Mayang since it has been a solid, consistent performer in the rental market, and it is especially popular with expats and oil-and-gas expatriates. For furnished units, you can expect a median rental rate of about RM4,000. Also, consider short-lets as another possibility. For your own stay? Possibly no.[/to_like]

What to Expect

Modern living sure has raised its standards as more and more people want more—more luxury, more class, more taste. D’Mayang doesn’t disappoint, as it offers a whole range of activities coupled with added bonuses that make life more convenient. The condominium has a well-equipped gymnasium, a children’s playground, a squash court, a swimming pool, a cafeteria, and a sauna. Residents are also protected with a 24-hour security system.

Location-wise, the condominium is strategically near the most happening places in the KLCC enclave. One would get its fill of upscale malls, bars, fine-dining restaurants, shops, and cafes. Malls that are within close proximity are Suria KLCC, Times Square, and Pavilion Mall. Lines of pubs, clubs, and restaurants are also within driving distance. Stadium Negara Restaurant, The Deccan, and The Smokehouse Restaurant are all near the condominium. Other nearby places include Zouk KL, The Beach Club, and Nouvo.

Embassies are also abundant in the area, making it a perfect spot for expats.

Getting Around, Made Easy

There are indeed a lot of perks when one lives in KLCC. Apart from its many sights(including the world-famous Petronas Towers and KL Tower) and entertainment spots, almost all major highways and roads are connected to KLCC, definitely adding up to its name of being “the city centre”.

D'Mayang Condominium

D’Mayang occupies a serene location on Jalan Mayang despite located near Avenue K right opposite KLCC

D’Mayang’s GoodPlace Walkability Score is 94. Both public and private transportation would have no problems getting around the condominium. Located within metres of D’Mayang is the KLCC LRT station, making it easy to get around the city or directly to KL Sentral. Taxi stands and bus stops are also nearby. By car, the condominium can be accessed via KL-Putrajaya Highway, SMART Tunnel, and Ampang-Kuala Lumpur Highway.

Download the free KLCC Walkability Map here (the high resolution PDF comes up in new window). Also, use this map below to check where the closest amenities to the D’Mayang are (click on the icons on the right).
[poiautomap address=”D’Mayang Condominium Jalan Mayang Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]D’Mayang[/poiautomap]

Final Thoughts

KLCC, with its modern setting and popularity, has become a sought-after address. There may be a lot of condominiums in the area, but we like D’Mayang because of its developer reputation, reasonable pricing, and its penchant for convenient living.

[dc]L[/dc]ocated on Jalan Yap Kwan Seng is D’Mayang, a posh and high-end condominium developed by Bolton Berhad (now known as Symphony Life). The condominium stands on freehold land and was completed on 1994 - it is one of the oldest condominiums around the KLCC enclave, and its age is definitely showing. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for D'Mayang. [spotlight role="target"][feature_box title="Listings For D'Mayang" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] Nevertheless, D’Mayang’s prices have kept on increasing as years progress. Its recorded asking price back in November 2003 was a mere RM400 per square feet - almost unimaginable only after a decade later. Over time, asking prices soared, as more and more condominiums were being built along the KLCC area. Since 2003 the asking prices have nearly doubled in amount by 2010 at RM650+ per square feet. By the end of 2012, transacted prices ballooned to RM750 per square feet. [caption id="attachment_1740" align="aligncenter" width="517"] D'Mayang is aging, but its rustic charm may appeal to some[/caption] We would expect that the asking price to taper off given the alternatives at the nearby Persiaran Hampshire where a cluster of newer condominiums are located - notably Panorama, Hampshire Park, 2 Hampshire and The Meritz (directly opposite). However, these are markedly more expensive (RM1,000 PSF onwards), and for those on a budget then D'Mayang is a viable alternative. To come up with a "fair" ballpark price figure, use our handy little property valuation guide which can be downloaded here. Built-up areas for units are measured at 1,140 square feet. Its penthouse unit is measured at 2,116 square feet. Residents of south-west units will be privileged to enjoy the KLCC skyline and the KL Tower. However, given the plethora of new developments these views may soon disappear - it's advisable that you get a first hand viewing of the apartments before you decide to buy! Further down Jalan Mayang is Mayang Court and K Residence as well as Quadro Residences facing Jalan Ampang. [chart csv='http://klcccondominiums.com.my/data/dmayang.csv' type='bar' category='Month' value='PSF' format='string, float' color='orange' title='D'Mayang Asking Prices (PSF in MYR) - mouseover for details'][/chart] Developer Track Record [caption id="attachment_1743" align="alignleft" width="326"] D'Mayang looks rather different from the usually grey, sterile-looking KLCC condos with its cheerful yellow and vermillion facade[/caption] [dc]I[/dc]n its previous reincarnation as Bolton, Symphony Life has been in the Malaysian real estate industry for over five decades, bringing in world-class developments and establishments to Kuala Lumpur. It adds D’Mayang to its list of premier developments, alongside the Tijani 2, an upscale condominium built on 42-acre land. We like Tijani a lot - much better than D'Mayang, admittedly! 😉 Being pioneers in real estate development has allowed Symphony Life to lend its reputable brand to D’Mayang. Luxurious and beautiful, the condominium sure has found its way among the best places to live in the KLCC area - especially given its relatively "low"-ish price tag when compared to other condominiums in the KLCC enclave. Bolton Berhad has already accomplished a lot in the…

SherpaScore: D'Mayang

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Fair

One of the oldest developments in the city and yet D'Mayang continues to enjoy a steady increase in price. Though not the most prestigious, it is good enough for a blend of value, quality and location.

User Rating: 0.42 ( 3 votes)
62

The advantage that older condominiums like D’Mayang has over the newer launches in KLCC is that the “speculative” component is smaller, and you’ll get more legitimate listings in the property portals. Lots of time gets wasted on fake ads, and for this reason we try to link up with the agents we know to compile listings which we know are legit. If you’d like to access this list of verified listings, then let me know. Disclaimer: I’m not an agent, and this service is free. 🙂

It may not have the “prestige” of the newer, more expensive condominiums, but if you want a fairly decent place right in the centre of Kuala Lumpur with a reasonable price tag then D’Mayang should be one of your top choices. As the price edges up to RM1,000 PSF, we think that there might be better bargains elsewhere (particularly among the Hampshire condominiums). To figure out what’s the “fair market value” for a unit here at D’Mayang, use GoodPlace.my’s “How Much Is A Property Worth?” guide – enter your details below for the digital copy of the guide to be sent to you –

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