Archives For Sultan Ismail

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.

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! 🙂

Regalia, Sultan Ismail

December 30, 2013 — 21 Comments

Living in the heart of the city has become a statement among the young and the hip — something Mayland noted down and definitely took into consideration when it developed the latest and brightest condominium to grace the skyline of KLCC. The Regalia is the perfect abode for city-dwellers—those with active lifestyles, a fast-paced everything, and a great sense of style and taste.

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

Situated off Jalan Sultan Ismail (just like Cendana), it stands on 2.5 acres of freehold land. There’s a ramp which connects to the Regalia off Jalan Sultan Ismail. Accessibility is fantastic with the Sultan Ismail and PWTC LRT stations well within walking distance. KLCC is about 4km away.

Walkability is a major selling point for KLCC condominiums, and the GoodPlace Walkability Score (GWS) is a measure of how strategically located a property is. The GWS for the Regalia is 89 (for more information on how to interpret this score, and to download a free KLCC walkability map, click this).

The map below shows where the closest amenities to the Regalia are. Do click the icons on the right hand bar.
[poiautomap address=”Regalia @ Sultan Ismail Jalan Kuching Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]Regalia, Sultan Ismail[/poiautomap]

Regalia Prices

Asking prices for The Regalia @ Sultan Ismail has been steady at an estimated RM750 per square feet ever since 2012. Currently, the asking price for the condominium has increased to almost RM820 per square feet, an increase from its previous price of RM800 per square feet last May 2013.

Note that these are asking prices collated from various sources, and for the transacted price you’d be advised to obtain the information directly from JPPH. A guide on how to do this can be downloaded here.

Note that with many properties in the KL city is already breaching the RM1,000 psf median price point, and Regalia may well be one of the more affordable properties in the city centre. The launch price was approximately RM500 psf on average; units with KLCC view obviously fetch better prices.

Insider Gossips!

The section below contains some opinions and “gossips” from industry insiders, agents and buyers – unlock with a Facebook “like” in order to read. We do have to caution you that the gossips are not verified independently – use them at your own risk, and certainly don’t let them influence your investment decisions. 😉

[to_like id=”1377″]

[/to_like]

Layout & Facilities Information

There are a total of five unit layouts for you to choose from should you decide to own or rent a unit at the Regalia, with unit sizes starting from 515 square feet to 1,870 square feet. Here are the sizes for all layouts:

  • Layout A6: 515 square feet
  • Layout B2: 560 square feet
  • Layout B8: 740 square feet
  • Layout C3: 890 square feet
  • Layout C5: 924 square feet
  • Layout D2: 1,240 square feet
  • Layout D9: 1,290 square feet
  • Layout E2: 1,811 square feet
  • Layout E6: 1,870 square feet

These units are housed in three blocks (named rather unimaginatively as A, B and C). Block A has 37 floors, B has 35 and C has 34.

Modern living sure demands a lot of luxury to go along with it—and Mayland has made sure that The Regalia will only offer the best to the best. The condominium boasts of a CCTV room to ensure that all of its residents are safe. In addition, there is also a function and a multi-purpose hall perfect for events and big banquets. Housekeeping services are also offered. There is a games room, a gymnasium, a squash court, a surau, a bistro and a bar, and a nursery. The condominium also has an infinity pool, a tropical garden, a roof garden, and a sky lounge. A wifi centre is also available exclusive only to the condominium’s residents. There’s a rather nice infinity pool (on the rooftop of Block A) which offers a rather nice view of the city skyline. I’m a huge fan of skyline views, and I was not disappointed. 🙂

Do note that there are a couple of units which are being rented out as hotel rooms (under the moniker Regalia Residences“). These are being leased out at the rate of RM4,500 to RM11,000 per month (approximate figures) – use this as a “comp” benchmark if you want to figure out how to price the rental of a unit here. Rental of units which are partially furnished should be at the RM2,500+ level. Unfurnished units should start at about RM2,000.

About The Developer

Mayland (official website is linked here) has already become one of Kuala Lumpur’s premier developers — having developed a string of luxury condominiums within Kuala Lumpur and other parts of Malaysia. It includes Parkview, Windsor Tower, and Plaza Damas 3 (profiled here). With the constructing of Regalia, the developer had the young and modern in mind by providing living spaces that offer everything one needs.

Our Analysis

There have been complaints about traffic congestion surrounding the Regalia, but if one opts for city life then traffic jams is something which should already be factored into the decision. Being in the centre of the Kuala Lumpur city is already a vibrant thing on its own, what more if you live right in the heart of it? Well, Mayland made sure for this to be possible with The Regalia. Fun, entertainment, shopping, and great dining experiences all come into play in this one place. Malls are abundant—Kuala Lumpur’s best malls are only within walking distance from The Regalia. Apart from shopping malls, cafes, bookstores, pubs, and clubs line the downtown area—so one would never be in for a long and boring night.

[dc]L[/dc]iving in the heart of the city has become a statement among the young and the hip — something Mayland noted down and definitely took into consideration when it developed the latest and brightest condominium to grace the skyline of KLCC. The Regalia is the perfect abode for city-dwellers—those with active lifestyles, a fast-paced everything, and a great sense of style and taste. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for Regalia. [spotlight role="target"][feature_box title="Listings For Regalia" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] Situated off Jalan Sultan Ismail (just like Cendana), it stands on 2.5 acres of freehold land. There's a ramp which connects to the Regalia off Jalan Sultan Ismail. Accessibility is fantastic with the Sultan Ismail and PWTC LRT stations well within walking distance. KLCC is about 4km away. Walkability is a major selling point for KLCC condominiums, and the GoodPlace Walkability Score (GWS) is a measure of how strategically located a property is. The GWS for the Regalia is 89 (for more information on how to interpret this score, and to download a free KLCC walkability map, click this). The map below shows where the closest amenities to the Regalia are. Do click the icons on the right hand bar. [poiautomap address="Regalia @ Sultan Ismail Jalan Kuching Kuala Lumpur Federal Territory of Kuala Lumpur" zoom="15"]Regalia, Sultan Ismail[/poiautomap] Regalia Prices Asking prices for The Regalia @ Sultan Ismail has been steady at an estimated RM750 per square feet ever since 2012. Currently, the asking price for the condominium has increased to almost RM820 per square feet, an increase from its previous price of RM800 per square feet last May 2013. Note that these are asking prices collated from various sources, and for the transacted price you'd be advised to obtain the information directly from JPPH. A guide on how to do this can be downloaded here. Note that with many properties in the KL city is already breaching the RM1,000 psf median price point, and Regalia may well be one of the more affordable properties in the city centre. The launch price was approximately RM500 psf on average; units with KLCC view obviously fetch better prices. [chart csv='http://klcccondominiums.com.my/data/regalia.csv' type='bar' category='Month' value='PSF' format='string, float' color='orange' title='Regalia Asking Prices (PSF in MYR) - mouseover for details'][/chart] Insider Gossips! The section below contains some opinions and "gossips" from industry insiders, agents and buyers - unlock with a Facebook "like" in order to read. We do have to caution you that the gossips are not verified independently - use them at your own risk, and certainly don't let them influence your investment decisions. 😉 [to_like id="1377"][feature_box title="Insider Gossips" title_color="fff" header_color="F5BA47"]There have been some rather negative observances about the access - while it is advertised as being "off Jalan Sultan Ismail", the only entrance is via Jalan Kuching (while the exit is via Jalan Raja Laut). However, it is only about ten minutes walk from the Sultan Ismail LRT station. On a separate note, the refurbishment of The Mall…

SherpaScore: Regalia, Sultan Ismail

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Fair

Poses as a more affordable option in the thriving KLCC and another worthy offering from the Mayland group.

User Rating: 2.66 ( 3 votes)
67

The RM800-ish PSF price point is also fair given its location, and can be an outright bargain if you compare it with some condominiums which are more “central” in their location but with less facilities. Also, we like the small-ish spaces which makes the total price more accessible (compared to the bigger apartment units typically found at, say, Residensi Kia Peng or the Avare). Worthy of consideration if you’re looking for a studio or a small apartment in the city with a lower price but with all the usual perks and facilities you’d expect from an upmarket city condominium.

Given the Regalia’s “good value for money” proposition it’s no surprise that there’s a flood of listings now in the property portals, and many of these are from flippers who are out to make a quick buck. Many of these are legitimate, but we do note a number of listings which looks suspiciously like “bait and switch” schemes (i.e. you call them, and they will try to sell you something else). We can help eliminate these fraudulent listings for you – just get in touch with us for free help.

It does seem that the price is a major selling point for the Regalia, but it’s important to realize that “low” does not necessarily mean “cheap”. To figure out what’s the fair price to pay for Regalia, use this property valuation guide which you can download for free below after you enter your name and email address –

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Crest Sultan Ismail

December 23, 2013 — 3 Comments

Modern living has definitely reached a new high with the rise of The Crest Sultan Ismail, a condominium developed by Crest Worldwide Resources. Located in the busy district of KLCC, the condominium rises above its neighbouring buildings with its two blocks which is comprised of residential units and corporate offices. Its corporate office tower has 26 storeys, while the residential block is comprised of 44 storeys.

Below are the aggregated listings of sub sale units of Crest available at the local property portals:-

Alternatively, if you’d like us to do the research for you and get a list of verified Crest units to buy, then click here. The service is free, and non-obligatory.

Standing on 1.72 acre of leasehold land, residents of The Crest also has access to its 6-storey podium that houses a car park and retail shops. Location-wise, it’s off Jalan Cendana which means that it neighbours another luxury condominium – the Cendana. Originally slated to complete in 2010, it’s still work-in-progress at the time of the publication of this review.

A Whole Lot of Amenities and Features to Enjoy

Each unit at the condominium boasts of elegance and luxury – it comes furnished with a kitchen equipped with a refrigerator, cabinets, hobs, and hoods. Built-in wardrobes are included in its bedroom, while its bathroom is equipped with hot water showers.

Being in the KLCC district allows residents to enjoy the perks of living in the centre of it all. Besides being surrounded by the grandest shopping malls such as Starhill, Suria KLCC, and Pavilion, its location makes life more enjoyable through its busy nightlife and fancy restaurants.

Tourist attractions are also nearby – how could one not spot the Petronas Twin Towers and the KL Tower from the condominium’s location? Units are also constructed to have a spectacular view of either the Parliament or Genting Highlands.

Banks are also within walking distance – Asian Finance, Citibank, HSBC, Standard Chartered, and Public Bank can be reached within minutes by foot or by car.

The KLCC vicinity also has international schools, universities and colleges, hotels, and hospitals. With all these within the condominium’s location, it’s hard not to choose where else to stay in sunny Kuala Lumpur other than KLCC.

The Crest Sultan Ismail is all about luxury. It aims to offer its residents all the luxury they all deserve. First-class amenities include a swimming pool, wading pool, children’s playgrounds, a sauna, and a pool side lounge. There is also a landscaped garden and a multi-purpose hall on the podium. To add more to the list of where to go are cafes, boutiques, and restaurants, which are all located on the podium’s ground floor. There is also a laundry service to make chores bearable, as well as a visitor’s lounge to accommodate guests.

Walkability

With the worsening of the traffic jam condition around the KLCC and the Sultan Ismail area, closeness to amenities becomes a major selling point. The GoodPlace Walkability Score (GWS – more information here) for Crest is 81, which is rather fair-weather when compared to other KLCC condominiums. Download a free high resolution KLCC walkability map here.

The interactive map shows where the closest amenities to the Crest Luxury Residences are.
[poiautomap address=”KLCC Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]Crest Sultan Ismail[/poiautomap]

Accessibility

Since KLCC is located in the middle of it all, one can say that it’s relatively easy to go to anywhere with its strategic location. There are also nearby light rail stations should one need to take the public transport. Roads that connect the area to major cities and destinations are Jalan Ampang, Jalan Cendana, Ampang Elevated Highway, Federal Highway, and Middle Ring Road 2. Transport hubs are also within the vicinity, namely, KL Sentral, KTM, and Puduraya Bus Terminal.

Putrajaya can be reached with a 45-minute drive, while the Kuala Lumpur International Airport takes about a one-hour drive.

Unit Structure

The condominium houses a total of 278 residential units and 75 units for corporate tower houses. The options available are one to five bedroom units whose areas start at 616 square feet to 7,593 square feet. Spacious is the best adjective to describe The Crest Sultan Ismail units—apparently, bigger is always better in this side of town 🙂

[dc]M[/dc]odern living has definitely reached a new high with the rise of The Crest Sultan Ismail, a condominium developed by Crest Worldwide Resources. Located in the busy district of KLCC, the condominium rises above its neighbouring buildings with its two blocks which is comprised of residential units and corporate offices. Its corporate office tower has 26 storeys, while the residential block is comprised of 44 storeys. Below are the aggregated listings of sub sale units of Crest available at the local property portals:- [feature_box title="Crest, Jalan Sultan Ismail" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box] Alternatively, if you'd like us to do the research for you and get a list of verified Crest units to buy, then click here. The service is free, and non-obligatory. Standing on 1.72 acre of leasehold land, residents of The Crest also has access to its 6-storey podium that houses a car park and retail shops. Location-wise, it's off Jalan Cendana which means that it neighbours another luxury condominium - the Cendana. Originally slated to complete in 2010, it's still work-in-progress at the time of the publication of this review. A Whole Lot of Amenities and Features to Enjoy Each unit at the condominium boasts of elegance and luxury - it comes furnished with a kitchen equipped with a refrigerator, cabinets, hobs, and hoods. Built-in wardrobes are included in its bedroom, while its bathroom is equipped with hot water showers. Being in the KLCC district allows residents to enjoy the perks of living in the centre of it all. Besides being surrounded by the grandest shopping malls such as Starhill, Suria KLCC, and Pavilion, its location makes life more enjoyable through its busy nightlife and fancy restaurants. Tourist attractions are also nearby - how could one not spot the Petronas Twin Towers and the KL Tower from the condominium’s location? Units are also constructed to have a spectacular view of either the Parliament or Genting Highlands. Banks are also within walking distance - Asian Finance, Citibank, HSBC, Standard Chartered, and Public Bank can be reached within minutes by foot or by car. The KLCC vicinity also has international schools, universities and colleges, hotels, and hospitals. With all these within the condominium’s location, it’s hard not to choose where else to stay in sunny Kuala Lumpur other than KLCC. The Crest Sultan Ismail is all about luxury. It aims to offer its residents all the luxury they all deserve. First-class amenities include a swimming pool, wading pool, children’s playgrounds, a sauna, and a pool side lounge. There is also a landscaped garden and a multi-purpose hall on the podium. To add more to the list of where to go are cafes, boutiques, and restaurants, which are all located on the podium’s ground floor. There is also a laundry service to make chores bearable, as well as a visitor’s lounge to accommodate guests. Walkability [dc]W[/dc]ith the worsening of the traffic jam condition around the KLCC and the Sultan Ismail area, closeness to amenities becomes a major selling point. The GoodPlace Walkability Score…

SherpaScore: Crest Sultan Ismail

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Fair

Situated right at a point where everything is within reach, Crest Sultan Ismail aspires to bring modern living to the next level. Its location is central but some may dislike the fact that it's next to a cemetery.

User Rating: Be the first one !
62

Crest’s Pricing

Launch prices for The Crest started at RM818 per square feet in 2008. After only three years, its prices ballooned to RM1,100 per square feet. Residential unit prices ranged from RM425,000 to RM5.9 mil, while its corporate office units were tagged somewhere between the prices of RM540,000 to RM6.6 mil.

To find out what’s the fair price to pay for the Crest, use this property valuation guide below.

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Cendana

December 22, 2013 — 2 Comments

Cendana is a high end condominium development project in the Kuala Lumpur City Centre (KLCC) enclave launched by Tan & Tan Developments Bhd. Located on the junction between Jalan Ampang and Jalan Sultan Ismail, Cendana comprises of 152 units of condominiums with launch price ranging from RM1.4 million to about RM3.5 million.

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

The section below aggregates the listings from all the major property classifieds sites in Malaysia:-

The smallest units are sized at about 2,000 sq ft while the biggest penthouses have a whopping built-up size of nearly 8,000 sq ft – one of the largest among KLCC condominiums. There are eight floors of parking housed in the same building. The maintenance fee is RM0.45 per sq ft, correct at the time of the publication of this review (but obviously subject to change).

Cendana KLCC is just off Jalan Sultan Ismail - its central location is a major advantage

Cendana KLCC is just off Jalan Sultan Ismail – its central location is a major advantage

Tan & Tan is perhaps famous mostly for the development of MidValley City. The other KLCC project by Tan & Tan is the 6 Stonor (next to Park Seven) development, located on Jalan Stonor, as well as One Jelatek (consisting of ninety units of luxury condominiums housed in one block with GDV of more than RM60 million). Also it’s interesting to note that Tan & Tan was also the developer of the very first condominium in the area – Desa Kudalari (which was been reviewed here).

Cendana KLCC Prices

Copyright 2013 KLCCcondominiums.com.my. All rights reserved. Copying is strictly prohibited.Each condominium unit is fitted with luxurious fittings – including a tastefully designed walk-in wardrobe in the master bedroom. Additionally, Burmese teak timber flooring in each of the bedrooms add a touch of class, with exquisite marble flooring in the living room as well as the dining room. The development density is also low, with only three units per level.Perhaps surprisingly, prices of Cendana units in the sub sale market seem to be below the RM1,000 PSF median point.

Cendana was originally developed to target expatriates and high net worth individuals, the asking and transacted prices have been rather flat for the last couple of months (at the time of writing).

A quick scan of the local property portals showed some partly furnished 2,600+ sq ft units going for a little less than RM2 million – translating to about RM750 on a per square feet basis. Is this price fair? Well, you can find out with fairly reasonable accuracy using our property evaluation guide.

These units are also being rented out at around RM7,000 (asking price), which translates to RM3.75 PSF. It is also interesting to note that there have been auctions with starting price at a lowly RM600 PSF back in August. A unit of size 2,411 sq ft was then eventually sold for RM1.44 million, which translates to a little less than RM600 PSF. The chart below shows the trended asking prices for Cendana for the last couple of months:-

Data source: publicly available sources and GoodPlace.my’s data tracker

Facilities-wise, Cendana is top-of-the-range even by the standards of KLCC’s luxury apartments. The gymnasium is best-of-class, and is shared with the nearby Renaissance Hotel. Tenants of Cendana KLCC are also entitled to enjoy the facilities of Renaissance Hotel, which is connected via a Sky Bridge. There are F&B outlets, sauna rooms, club house and also a BBQ area for tenants to host outdoor parties. Superb stuff!

There are also optional laundry and housekeeping services for the convenience of the tenants.

Cendana KLCC’s Location (And Walkability Information)

Location-wise, Cendana occupies perhaps one of the best spots inside the KLCC enclave; it is near the clubbing area on Jalan Sultan Ismail, and conveniently located near the Bukit Nanas Monorail as well as the Dang Wangi LRT stop. If you’re looking for fine city living then Cendana should be right on top of your list. At the time of writing, the construction of Crest Luxury Residences (also on Jalan Cendana) is going on full swing which adds to the noise levels of this already hectic spot in central Kuala Lumpur.

Cendana’s GWS (GoodPlace Walkability Score) stands at 81, which is middle-of-the-range as far as KLCC condominiums are concerned. For an explanation of how walkability is measured, and to download a free KLCC walkability map (in high resolution PDF), click here.

Also use this interactive map to see where the closest amenities to the Cendana are. (Use the icons on the right to toggle the hotspots)
[poiautomap address=”Cendana Jalan Ampang Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]Cendana, Sultan Ismail[/poiautomap]

Residents were not too pleased with the ongoing construction work on Jalan Cendana apparently

Residents were not too pleased with the ongoing construction work on Jalan Cendana apparently

Our Final Analysis

Cendana seems to suit those who are looking to live in a rather self-contained area with ample F&B and entertainment outlets which are accessible by foot. If you are looking to live at a quiet area and privacy is important to you then Cendana (or any KLCC condo) might not be the best for you, so choose wisely.

[dc]C[/dc]endana is a high end condominium development project in the Kuala Lumpur City Centre (KLCC) enclave launched by Tan & Tan Developments Bhd. Located on the junction between Jalan Ampang and Jalan Sultan Ismail, Cendana comprises of 152 units of condominiums with launch price ranging from RM1.4 million to about RM3.5 million. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for Cendana (for sale). The section below aggregates the listings from all the major property classifieds sites in Malaysia:- [spotlight role="target"][feature_box title="Listings For Cendana (KLCC)" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] The smallest units are sized at about 2,000 sq ft while the biggest penthouses have a whopping built-up size of nearly 8,000 sq ft - one of the largest among KLCC condominiums. There are eight floors of parking housed in the same building. The maintenance fee is RM0.45 per sq ft, correct at the time of the publication of this review (but obviously subject to change). [caption id="attachment_472" align="aligncenter" width="519"] Cendana KLCC is just off Jalan Sultan Ismail - its central location is a major advantage[/caption] Tan & Tan is perhaps famous mostly for the development of MidValley City. The other KLCC project by Tan & Tan is the 6 Stonor (next to Park Seven) development, located on Jalan Stonor, as well as One Jelatek (consisting of ninety units of luxury condominiums housed in one block with GDV of more than RM60 million). Also it's interesting to note that Tan & Tan was also the developer of the very first condominium in the area - Desa Kudalari (which was been reviewed here). Cendana KLCC Prices Each condominium unit is fitted with luxurious fittings - including a tastefully designed walk-in wardrobe in the master bedroom. Additionally, Burmese teak timber flooring in each of the bedrooms add a touch of class, with exquisite marble flooring in the living room as well as the dining room. The development density is also low, with only three units per level.Perhaps surprisingly, prices of Cendana units in the sub sale market seem to be below the RM1,000 PSF median point. Cendana was originally developed to target expatriates and high net worth individuals, the asking and transacted prices have been rather flat for the last couple of months (at the time of writing). A quick scan of the local property portals showed some partly furnished 2,600+ sq ft units going for a little less than RM2 million - translating to about RM750 on a per square feet basis. Is this price fair? Well, you can find out with fairly reasonable accuracy using our property evaluation guide. These units are also being rented out at around RM7,000 (asking price), which translates to RM3.75 PSF. It is also interesting to note that there have been auctions with starting price at a lowly RM600 PSF back in August. A unit of size 2,411 sq ft was then eventually sold for RM1.44 million, which translates to a little less than RM600 PSF. The chart below shows the…

SherpaScore: Cendana

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Good

Cendana has great access to an array of modern conveniences. But those who value great views of the iconic Petronas Twin Towers might be disappointed as another high rise blocks the picturesque view.

User Rating: 1.27 ( 6 votes)
69

Also, its location next to the cemetery might be objectionable to some, although this should be completely blocked by the Crest Luxury Residences condominium once it’s completed… which could also be a minus point to some since the coveted Petronas Twin Towers view would then be blocked. You can’t win all the time, can ya? 🙂

There also seems to be a flood of sub sale units as one can see at the local property portals (one of the bigger ones has – check this out – 336 units of Cendana for sale!), but if you’d like us to research and shortlist for you then just contact us for our (free) DealMatcher service (click here).

Pricing of the Cendana remains competitive at sub-RM750 PSF levels with more KLCC condominiums now pricing at a median of RM1,000 PSF or higher. To find out what’s the fair market value of a unit at Cendana, use this property valuation guide which you can download for free –

klcc-re

St Mary Residences

September 9, 2013 — 23 Comments

Developed on the land of St Mary School, St Mary Residences is an upmarket serviced residence situated within the KLCC enclave. Developed jointly by the Lion Group and E&O Property Development Berhad (which is behind the development of Quayside in Penang), it’s literally a stone’s throw away from both the Petronas Twin Towers and the Pavilion Mall. Its location is a major selling point – similar to Marc Residence and The Binjai On The Park.

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

It is interesting to note that E&O was the developer of the nearby Dua Residency which set a new standard in terms of built-up space (the first with more than 2,000 sq ft and beyond). As such, it commanded sky-high prices which made it accessible only to exceptionally high net worth individuals. Despite its positioning as a luxury apartment, this market tier is still domestically driven. In fact, as at August 2012, 70% of the units were taken up by locals.

Inspired by Manhattan’s upscale apartments, St Mary Residences is positioned as a “lifestyle buy” for the upward moving strata of the society. During the launch, the three penthouses (priced between RM10-12M) came with a Lamborghini Gallardo! Unreal…

St Mary is designed by WATG which has got a rather stellar portfolio under its belt; it has previously designed the Four Seasons and the Ritz-Carlton in a couple of places.

The Configuration

Consisting of three apartment blocks, it houses some 450+ units ranging from 1,131 sq ft (the studio unit) to 6,759 sq ft (the penthouse located on the rooftop). It also features a spacious 1.2 acre park. It also has a two-storey retail wing (about 34,000 sq ft) in one of its towers. All units come with the full works – branded appliances, air-conditioning units, hot bath systems and kitchen cabinets.

Insider Gossip!

We have compiled some information relayed to us by property agents and industry insiders about the property. WARNING: we have not independently verified this information, so use at your own risk.

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St Mary Residences Pricing Information

The launch price ranged from RM940-1,200 psf, but this has appreciated to around RM1,300 psf (in asking price) in the recent months. Even at this premium the development was very well received during its launch in the middle of 2009 where 80% of its units were sold in about ten days. Firmly in the upper tier in terms of pricing even among luxurious KLCC condos, it remains a favorite among local and foreign real estate investors alike who expect high rental yield as well as capital appreciation. However, the large supply of upmarket condominiums (especially in the KLCC area) – both in the present and also in the future – will be a dampening factor in future price hikes.

At the time of writing, the block with the MAS building view is still under construction (price around RM1,250 psf), while those with the premium Petronas Twin Towers view are fetching as much as RM1,500 psf. Is this fair price? Find out using our property valuation guide which you can download here for free.

The chart below shows the trended asking prices for St Mary Residences for the past few months as reported by GoodPlace.my’s Pricing Tracker –

Location, Location, Location!

St Mary Residence is on Jalan Tengah (right next to Jalan Raja Chulan). It has the advantage primarily because of its location which is right in the middle of the Kuala Lumpur City Centre (KLCC). Located right in the heart of Kuala Lumpur, this condominium is just minutes away from upmarket restaurants, trendy night spots, shopping malls and more. To many, its proximity to the major business districts and office towers is an advantage. To others, St Mary Residence’s iconic location near the famous Petronas Twin Towers is a major plus point.

St Mary Residences have got a GoodPlace Walkability Score of 82. To find out more about this score, and to download a free KLCC walkability map, click here.

The area surrounding St Mary Residence is populated rather densely. Hence if you are looking for a spacious surrounding then this serviced residence might not be ideal for you. Also, the clubbing area of Jalan P Ramlee is quite close by, and if you like clubbing then St Mary Residence’s location might be an advantage for you. Otherwise you might be annoyed by the loud music and the crowds in the evenings and especially weekends.

This map below shows the closest amenities to the St Mary Residences are. It’s interactive; do play around with the icons on the right. 🙂
[poiautomap address=”St Mary Residences, KLCC Jalan Sultan Ismail Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]St Mary Residences[/poiautomap]

Our Analysis

We like St Mary because it is what it says on the tin – an upmarket apartment in the middle of the city. There’s also retail space in one of the towers which will add further value to the development. Also, with a brand name developer in the form of E&O (the hospitality specialist behind the Eastern & Oriental and Lone Pine Hotels in Penang and E&O Residences next door) we can expect five star quality in terms of service and workmanship.

[dc]D[/dc]eveloped on the land of St Mary School, St Mary Residences is an upmarket serviced residence situated within the KLCC enclave. Developed jointly by the Lion Group and E&O Property Development Berhad (which is behind the development of Quayside in Penang), it's literally a stone's throw away from both the Petronas Twin Towers and the Pavilion Mall. Its location is a major selling point - similar to Marc Residence and The Binjai On The Park. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for St Mary Residences. [spotlight role="target"][feature_box title="Listings For St Mary Residences" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] It is interesting to note that E&O was the developer of the nearby Dua Residency which set a new standard in terms of built-up space (the first with more than 2,000 sq ft and beyond). As such, it commanded sky-high prices which made it accessible only to exceptionally high net worth individuals. Despite its positioning as a luxury apartment, this market tier is still domestically driven. In fact, as at August 2012, 70% of the units were taken up by locals. Inspired by Manhattan's upscale apartments, St Mary Residences is positioned as a "lifestyle buy" for the upward moving strata of the society. During the launch, the three penthouses (priced between RM10-12M) came with a Lamborghini Gallardo! Unreal... St Mary is designed by WATG which has got a rather stellar portfolio under its belt; it has previously designed the Four Seasons and the Ritz-Carlton in a couple of places. The Configuration Consisting of three apartment blocks, it houses some 450+ units ranging from 1,131 sq ft (the studio unit) to 6,759 sq ft (the penthouse located on the rooftop). It also features a spacious 1.2 acre park. It also has a two-storey retail wing (about 34,000 sq ft) in one of its towers. All units come with the full works - branded appliances, air-conditioning units, hot bath systems and kitchen cabinets. Insider Gossip! We have compiled some information relayed to us by property agents and industry insiders about the property. WARNING: we have not independently verified this information, so use at your own risk. [to_like id="1377"][feature_box title="Insider Gossips" title_color="fff" header_color="F5BA47"]Accessibility can be an issue since Jalan Tengah is notorious for its traffic jams (partially caused by street hawkers) during the week and particularly on Fridays. Views of the city skyline can also be elusive since it's surrounded by office blocks. Also, the construction in the neighbouring area means that there will be ongoing disturbance and noise.[/feature_box][/to_like] St Mary Residences Pricing Information The launch price ranged from RM940-1,200 psf, but this has appreciated to around RM1,300 psf (in asking price) in the recent months. Even at this premium the development was very well received during its launch in the middle of 2009 where 80% of its units were sold in about ten days. Firmly in the upper tier in terms of pricing even among luxurious KLCC condos, it remains a favorite among local and foreign real estate investors…

SherpaScore: St Mary Residences

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Very Good

High class apartments designed to meet and even exceed expectations, St Mary Residences positions itself to become one of the enclave's sough-after developments. With the industry geared for more growth, capital appreciation is also expected for the development.

User Rating: 4.36 ( 4 votes)
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We also like the aesthetics of the design; the glass panes which allow natural lighting to shine into the building is rather unique. Also, there are some nifty little features inside each unit (such as washing machine and dryer “camouflaged” behind a cabinet door) is icing on the cake.

If you’re interested in St Mary Residences and would like us to do some preliminary research for you, get in touch with us. We usually are able to shortlist the best deals by talking to a number of agencies that we have build relationships with for the past year. This service is free, and you don’t need to buy anything.

We do expect the asking price to nudge upwards into the region of sub RM2,000 PSF especially with the launches of other branded luxury residences such as The RuMa on Jalan Kia Peng (and St Regis in Sentral). To check if this is a fair price to pay for a unit at St Mary, use our easy valuation guide below.

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