Archives For Tun Razak

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.

[to_like id=”1377″]

[/to_like]

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)
67

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.

[to_like id=”1377″]

[/to_like]

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 ( 22 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!

231 TR

February 16, 2014 — 3 Comments

A golf course view is always considered a prime view as it gives a certain air of serenity. And 231 Tun Razak (also known as 231 TR) can definitely boast of that. Located on the corner of Jalan Bukit Bintang and Jalan Tun Razak, 231 Tun Razak sits right across the Royal Selangor Golf Club, relatively away from the entertainment centre of the city.

Click here
(and scroll down if needed) if you are looking for property listings for 231 TR.

Also known as “231 Tun Razak”, 231 TR is nestled in a row of embassies, with the Embassy of the Republic of Indonesia to its right and the Embassy of the State of Kuwait to its left. Also Jalan Tun Razak, just crossing Jalan Bukit Bintang, you will find the exclusive Prince Court Medical Centre. Some of its residential neighbours include Bintang Goldhil, myHabitat and The Forum.

A 20-storey freehold luxury condominium that houses a total of 195 units on an acre of land, 231 TR was developed by Urban Delta, which is a subsidiary company of the YWC Group. YWC has been actively involved in major construction projects in the Klang Valley, but 231 TR seems to be its first foray into the luxury condominium market.

Accessibility & Walkability

231 Tun Razak is easily accessible via major roads in the city. It is strategically located on Jalan Tun Razak, one of the city’s main (and busiest!) roads. The property may be reached through Smart Highway, Jalan Bukit Bintang, Jalan Kia Peng, Jalan Ampang and Jalan Yap Kwan Seng, which all lead to Jalan Tun Razak. It is also very accessible by public transport through Hang Tuah, Imbi, Bukit Bintang and Raja Chulan train stations.

Access to the city centre itself is not a problem as it is networked through major roads leading to different parts of the country. Federal Highway, New Klang Valley Expressway, Sprint Expressway, Sungai Besi Expressway, Ampang Kuala Lumpur Elevated Highway, KESAS Highway and Kuala Lumpur-Putrajaya Expressway all links the city centre to the different parts of Malaysia.

Gossips!

To read the “Insider Gossips” below, unlock with a Facebook ‘like’. Disclaimer: we have not independently verified the information below, so use with caution. We shall bear no responsibility from the actions you take resulting from the information below. In other words, don’t base your investment decisions solely on these gossips. 🙂

[to_like id=”1377″]

231 TR’s main selling point is its proximity to the embassies as well as to KLCC and the Bukit Bintang area. At the time of the publication of this review, the asking price is well below the RM1,000 PSF median, and this means that 231 TR could well be one of the city condominiums with a better bang for the buck. However, it is also seen to be the “poorer” cousin of the neighbourin Bintang Goldhill. The circular design seems too compact for comfort, and in the words of a prospective buyer, “it felt like cheap public housing commonly found in Hong Kong”. Still, for the price, 231 TR may be hard to beat./feature_box][/to_like]

Getting Out and About

231 Tun Razak is situated relatively away from the buzz of KLCC. In fact, it’s about 3km away from the Petronas Twin Towers. But it does not mean that it falls short on the amenities. It may be rowed with embassies and banks, but are in short driving (even walking!) distances to a wide array of options for shopping, dining, entertainment, education and health.

231TR has a GoodPlace Walkability Score (GWS) of 69, which is slightly below average when it comes to KLCC condominiums. Click here for a free KLCC walkability map (in high resolution PDF), and for more information about the GWS.

First off, it has two neighbouring hospitals – the exclusive Prince Court Medical Centre and the Beverly Wilshire Medical Centre. One should never underestimate the urgency of an emergency when it comes.

If Jalan Ampang, a street lined with restaurants of different cuisines, seems a bit far by your standards (although it’s barely four kilometers away), you may opt for other restaurants which are accessible on foot. Try Passage of India, Levian Boulangerie Patisserie, Noble House of the quaint breakfast place called pH Pastry House. If you are a chocolate lover, the Beryl’s Chocolate Kingdon on Jalan Utara may be a gem. If you are up for some partying, troop to Jalan P Ramlee, a street famous for its bars and pubs. Some of the most popular bars are Aloha, Beach Club, Nuovo and Lunar.

Shopping centres, big or small, are also within reach from 231 Tun Razak. For upscale shopping, try Suria KLCC. For more options, head to Bukit Bintang, which houses a ton of boutiques to suit everyone’s fancy. Or you can also try The Pavilion.

Use our interactive map below to check where the closest amenities to the 231 TR are.
[poiautomap address=”231tr Service Suite Jalan Tun Razak Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]231 TR[/poiautomap]

Options for Living Spaces

There are eight available configurations of units at 231 Tun Razak, as detailed below –

  • Type A is sized 975 sqf with three bedrooms and two baths.
  • Type B, measuring 834 sqf, has two bedrooms and two baths.
  • Type C units are built-up at 552 sqf and has two bedrooms and a bath.
  • Type D is sized 960 sqf with three bedrooms and two baths.
  • Type E is 773 sqf and has two bedrooms and a bath.
  • Type F, the smallest, has a built-up size of 498 sqf with one bedroom and one bath.
  • Type G is built-up at 1,049 sqf and has two bedrooms and two baths.
  • Type H, the biggest, is built-up at 1,088 sqf with three bedrooms and two baths.

Of the 20 floors of 231 Tun Razak, only 15 floors are allotted to residential units, while the rest are used for parking and common facilities. Each unit is provided with air conditioning, water heater, closets, built-in kitchen cabinets and kitchen appliances. All units are finished with marble and timber.

Facilities

Aside from the 24-hour security that includes CCTVs, residents of 231 Tun Razak are entitled to the following facilities:

  • Intercom system
  • Swimming pool
  • Launderette
  • Housekeeping services (optional)
  • Gym
  • Jacuzzi
  • Conference room
  • WiFi broadband
  • Smart access

231TR Prices (Asking & Transacted)

At the time of writing, the market sub-sale prices for 231 Tun Razak range from RM700 to RM1,300 psf. This is quite steep compared to its neighbours. Bintang Goldhill (reviewed here) sells for about RM630 to RM700 psf while The Forum goes for an average of RM800 PSF (which seems to be amazing when considering its age!). To gauge how much this property is worth, remember to download our handy property valuation guide – it’s free.

Final Analysis

We like 231 TR because of its rather ‘moderate’ prices (compared to a typical upscale KLCC condominium), and the golf course view is considered killer! On the downside, being on Jalan Tun Razak has got its disadvantages, but there are good amenities which could be reached by foot and so the traffic problem may well be irrelevant to those who, well, do not have to travel out of the vicinity. Also, the units are relatively smaller (the biggest units are merely 1,000+ sq ft) and so the entry pricing is within the range of many.

If you’re interested in 231TR, you can use our free DealMatcher service for a shortlist of good, verified sub sale units. There is no charge for this service – click here.

All in all, good choice if you want a “starter” place which is right smack in the middle of the city with a good view of the KL skyline to boot. Bad choice if you travel out a lot during the day (work elsewhere?), or if you have got two hyper-active kiddies who need ample leg space like me. 🙂

[dc]A[/dc] golf course view is always considered a prime view as it gives a certain air of serenity. And 231 Tun Razak (also known as 231 TR) can definitely boast of that. Located on the corner of Jalan Bukit Bintang and Jalan Tun Razak, 231 Tun Razak sits right across the Royal Selangor Golf Club, relatively away from the entertainment centre of the city. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for 231 TR. Also known as "231 Tun Razak", 231 TR is nestled in a row of embassies, with the Embassy of the Republic of Indonesia to its right and the Embassy of the State of Kuwait to its left. Also Jalan Tun Razak, just crossing Jalan Bukit Bintang, you will find the exclusive Prince Court Medical Centre. Some of its residential neighbours include Bintang Goldhil, myHabitat and The Forum. [spotlight role="target"][feature_box title="Listings For 231 TR" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] A 20-storey freehold luxury condominium that houses a total of 195 units on an acre of land, 231 TR was developed by Urban Delta, which is a subsidiary company of the YWC Group. YWC has been actively involved in major construction projects in the Klang Valley, but 231 TR seems to be its first foray into the luxury condominium market. Accessibility & Walkability 231 Tun Razak is easily accessible via major roads in the city. It is strategically located on Jalan Tun Razak, one of the city's main (and busiest!) roads. The property may be reached through Smart Highway, Jalan Bukit Bintang, Jalan Kia Peng, Jalan Ampang and Jalan Yap Kwan Seng, which all lead to Jalan Tun Razak. It is also very accessible by public transport through Hang Tuah, Imbi, Bukit Bintang and Raja Chulan train stations. Access to the city centre itself is not a problem as it is networked through major roads leading to different parts of the country. Federal Highway, New Klang Valley Expressway, Sprint Expressway, Sungai Besi Expressway, Ampang Kuala Lumpur Elevated Highway, KESAS Highway and Kuala Lumpur-Putrajaya Expressway all links the city centre to the different parts of Malaysia. Gossips! [dc]T[/dc]o read the "Insider Gossips" below, unlock with a Facebook 'like'. Disclaimer: we have not independently verified the information below, so use with caution. We shall bear no responsibility from the actions you take resulting from the information below. In other words, don't base your investment decisions solely on these gossips. 🙂 [to_like id="1377"][feature_box title="Insider Gossips" title_color="fff" header_color="F5BA47"]231 TR's main selling point is its proximity to the embassies as well as to KLCC and the Bukit Bintang area. At the time of the publication of this review, the asking price is well below the RM1,000 PSF median, and this means that 231 TR could well be one of the city condominiums with a better bang for the buck. However, it is also seen to be the "poorer" cousin of the neighbourin Bintang Goldhill. The circular design seems too compact for comfort, and in the words of a…

SherpaScore: 231 TR

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Good

No doubt that the golf course view racked up allure points for 231 TR. It's right a the heart of modern conveniences and yet the managed to also provide serenity for a moderate(ly high) price.

User Rating: 1.94 ( 2 votes)
68

We do take notice of the rather broad spread of the asking prices, and this is usually the symptom of the presence of bait-and-switch listings which are unfortunately prevalent in the upmarket property industry. For this reason, we usually advise potential buyers to do their own homework and determine the “fair price” on their own while giving less credence to the asking prices which are often set arbitrarily by sellers and their agents. Use this guide below to help you valuate a unit here at 231 TR (or any other property for that matter) –

klcc-re

Three28, Tun Razak

February 3, 2014 — 1 Comment

The thriving city centre of Kuala Lumpur is made more alive with a new addition to the modern living scene – the Three28 Tun Razak freehold condominium situated along Jalan Tun Razak. Located in the same area is the upcoming KL Trillion and across Jalan Tun Razak, in between Jalan Yap Kwan Seng and Jalan Ampang are the Hampshire cluster of condominiums (Hampshire Place, 2 Hampshire, Panorama). Both the Petronas Twin Towers and The Intermark are just a few minutes away by car.

Three28, Tun Razak

Source: tantan.com

Three28 is yet another upmarket city condominium by Malaysia property veterans Tan & Tan – the same people behind the venerable Desa Kudalari, One Jelatek and U-Thant Residence on the Embassy Row. As any Malaysia real estate enthusiast would tell you, a brand name developer would typically add about 10-20 percentage points on top of the “usual” price; we shall see if this holds true for Three28. 🙂

What makes Three28 rather unique is its trapezoidal design (which is different from regular condominiums which are usually square or rectangular). This enables more windows to be placed with larger perimeters, enhancing the aesthetic value of the property. Design is always valued at the eye of the beholder, but we tend to think that the overall look-and-feel is rather “angular” for our taste. More on this later.

Three28 has a gross development value (GDV) of some RM166 million, and is scheduled to be completed by the end of 2016.

Available Choices and Three28 Pricing

With 22 storeys and a total of 166 units sitting on more than half an acre of prime freehold land, Three28 is indeed an exciting structure to behold – at least the pictures in the brochures look amazing, but don’t we all know how “misleading” pictures in collaterals are ;). Three28 is to specifically cater to young families and expatriates who want a comfortable and luxurious abode right at the heart of Kuala Lumpur. Varied choices of five layouts are available to choose from with build-up sizes ranging from 710 sq.ft. to 1,625 sq.ft.

Naturally, prices for each unit vary depending on the size and number of rooms (include 1, 2 or 3-bedroom options). It can start from RM838,000 to as much as RM1,433,000 or that’s simply RM1,000 PSF. This price level is already the median for city condominiums; in fact, branded residences such as RuMa, W Residences and the exquisite Four Seasons Place are expecting to reach up to RM3,000 PSF. However, the jury is still out whether Three28 justifies the RM1,000 PSF price tag. You can do your own pricing analysis using this handy guide which we are giving away for free (click here for your copy).

Impressive 60% Take-up

Now obviously there are many who think that the price is well worth it – it was rather well received during its launch last September. According to an agent friend of ours, “For such a competitive price in an ideal and convenient location, Three28 has drawn an impressive number of investors.” According to this dude who works at Tan & Tan (quite a senior fellow, but we’ve conveniently forgotten his name), the company fetched about 60% take-up within two weeks. That’s about 70 units that was immediately grabbed by investors as an excellent real estate medium to bet their money on.

Walkability Details

It’s almost imperative for a city condominium to boast of its “walkability”, i.e. how most important amenities are reachable by foot.

Our sister site GoodPlace.my has devised a measure called the GoodPlace Walkability Score (GWS) which computes how walkable a property is (on a scale of 0 to 100 with the latter being the best score); Three28’s GWS is 72, which is unsurprisingly similar to KL Trillion next door. For more information on how to interpret this score, and to download a map which contains the GWS scores of almost all KLCC residential properties, click here.

[poiautomap address=”3.164148,101.717516″ zoom=”15″]Three28[/poiautomap]

The map above shows the location of Three28 and where its nearest amenities are. Click on the icons on the right to toggle the location of respective amenities and places of interest.

Sweet Dreams Are Made Of These

Equipped with great features, it is no surprise that the development kicked off with a good start. Residents within the building can enjoy the following features:

  • Management office
  • Multipurpose room
  • Prayer room
  • Changing room
  • Children’s area
  • Kid’s pool
  • Pool deck and lap pool
  • Gymnasium

Nearby amenities are a stone’s throw away. From commercial establishments to recreational centres, banks and hotels and shopping malls, everything is within reach in the KLCC enclave. Ampang Park is a road away from the property (a quick ten-minute stroll) while the US Embassy and French Embassy will only take a few minutes of driving to get to. Going to Great Eastern Mall or the Gleneagles Hospital Kuala Lumpur won’t be a problem either and won’t even take an hour or more.

Your private car will literally bring you to where you need to be within the city centre in no time at all. Public transport is never a shortage with options such as the buses, taxi or the rail available for convenient getting in and out of the city.

Final Thoughts

Priced reasonably (IMHO) and located strategically, Three28 may be an investment worth looking at. Just like many of the condominium units in the commercial centre of Kuala Lumpur, the price of RM1,000 PSF matches the market price for the specific location.

[dc]T[/dc]he thriving city centre of Kuala Lumpur is made more alive with a new addition to the modern living scene - the Three28 Tun Razak freehold condominium situated along Jalan Tun Razak. Located in the same area is the upcoming KL Trillion and across Jalan Tun Razak, in between Jalan Yap Kwan Seng and Jalan Ampang are the Hampshire cluster of condominiums (Hampshire Place, 2 Hampshire, Panorama). Both the Petronas Twin Towers and The Intermark are just a few minutes away by car. [caption id="attachment_1820" align="alignleft" width="319"] Source: tantan.com[/caption] Three28 is yet another upmarket city condominium by Malaysia property veterans Tan & Tan - the same people behind the venerable Desa Kudalari, One Jelatek and U-Thant Residence on the Embassy Row. As any Malaysia real estate enthusiast would tell you, a brand name developer would typically add about 10-20 percentage points on top of the "usual" price; we shall see if this holds true for Three28. 🙂 What makes Three28 rather unique is its trapezoidal design (which is different from regular condominiums which are usually square or rectangular). This enables more windows to be placed with larger perimeters, enhancing the aesthetic value of the property. Design is always valued at the eye of the beholder, but we tend to think that the overall look-and-feel is rather "angular" for our taste. More on this later. Three28 has a gross development value (GDV) of some RM166 million, and is scheduled to be completed by the end of 2016. Available Choices and Three28 Pricing With 22 storeys and a total of 166 units sitting on more than half an acre of prime freehold land, Three28 is indeed an exciting structure to behold - at least the pictures in the brochures look amazing, but don't we all know how "misleading" pictures in collaterals are ;). Three28 is to specifically cater to young families and expatriates who want a comfortable and luxurious abode right at the heart of Kuala Lumpur. Varied choices of five layouts are available to choose from with build-up sizes ranging from 710 sq.ft. to 1,625 sq.ft. Naturally, prices for each unit vary depending on the size and number of rooms (include 1, 2 or 3-bedroom options). It can start from RM838,000 to as much as RM1,433,000 or that's simply RM1,000 PSF. This price level is already the median for city condominiums; in fact, branded residences such as RuMa, W Residences and the exquisite Four Seasons Place are expecting to reach up to RM3,000 PSF. However, the jury is still out whether Three28 justifies the RM1,000 PSF price tag. You can do your own pricing analysis using this handy guide which we are giving away for free (click here for your copy). Impressive 60% Take-up Now obviously there are many who think that the price is well worth it - it was rather well received during its launch last September. According to an agent friend of ours, "For such a competitive price in an ideal and convenient location, Three28 has drawn an…

SherpaScore: Three28, Tun Razak

Location
Design
Amenities
Age
Yield
Developer Reputation
Value For Money

Very Good

Another noteworthy project from the venerable Tan & Tan. Cheaper than its neighbour KL Trillion but the design is rather ho-hum.

User Rating: 3.5 ( 10 votes)
72

Now there are those who are super bullish (and they’d usually compare the city condominiums with those at Marina Bay, Singapore, or downtown Hong Kong), and while we are also quite excited about KLCC (with the advent of branded residences such as Four Seasons Place and Harrods), we reckon that the upward pricing trend will be gradual. However, given the perceived glut in the area (especially with the launch of the directly competing KL Trillion), we do expect the demand levels to taper somewhat.

If you’d rather sit back and let us do all the work in getting a unit for you to buy or to rent, then use our DealFinder service. It’s free of charge.

Taking that in context, with a good location, nice amenities and a brand name developer to boot, the median price of RM1,000 PSF seems to be a steal, but then again we here at KLCCcondominiums.com.my are not investment advisers and so we are not here to tell you how to spend your hard-earned moolah. 😉 To check if this is a good “fair market” price, download this guide below.

petronas

Vista Damai

January 20, 2014 — 5 Comments

It’s hard not to get lost among Kuala Lumpur’s skyscrapers that are lining up the streets — whether they are impressive condominiums with modern architecture, or high-end buildings that boast of high-technology and luxury. Tucked along Jalan Tun Razak is Vista Damai, a freehold condominium that is only three kilometres away from the world-famous Petronas Twin Towers.

Click here
(and scroll down if needed) if you are looking for property listings for Vista Damai – these are aggregated from the biggest property portals in Malaysia.

There seems to be an oversupply of condominium units in this “mini enclave” off Jalan Tun Razak (consisting of Vista Damai, MyHabitat and the upcoming KL Trillion). Vista Damai seems to be the “value option” among the three – more on this later on in this review.

Vista Damai

Vista Damai directly faces a super busy part of Jalan Tun Razak

Gossips!

We regularly receive anecdotal information from people in the industry as well as from buyers and sellers regarding specific KLCC properties. Below is a selection of (non-vetted) information about Vista Damai – as these are unverified please do not base your investment decisions on them entirely. We shall not be held responsible for losses incurred from the actions that you choose to partake resulting from reading these gossips. If you agree with this condition, unlock the content box below with a Facebook “like”.

[to_like id=”1377″]

[/to_like]

Got a gossip or tip-off? Email us at jarvis@klcccondominiums.com.my 🙂

Layout Details

Residents can choose from six layouts that are sized as follows:

  • 659 square feet (one bedroom)
  • 780 square feet (one bedroom)
  • 863 square feet (one bedroom)
  • 972 square feet (one + one bedroom)
  • 1,100 square feet (two bedrooms)
  • 1,450 square feet (three rooms)

Most of Vista Damai’s facilities are typical for modern condominiums. The condominium offers these amenities at a reasonable price — something that is not so common especially among KLCC condominiums. The condominium has a covered parking bay exclusive for its residents, as well as a 24-hour security system. For its amenities and facilities, residents are able to enjoy its barbecue area, a gymnasium, a squash court, a wading pool and a swimming pool, a sauna, and a playground. These facilities would definitely benefit its residents who also value convenience, practicality, and a modern lifestyle.

Vista Damai Prices

The pricing trend for Vista Damai condominiums have been stable for the past few years. Its highest recorded asking price for the past five years was RM600 per square feet. Relatively, the condominium’s asking price haven’t suffered any major increase or decrease in the last decade, it has remained steady around the RM550 per square feet for the last three years.

The chart below shows the pricing trends for Vista Damai for the past few months. These are asking prices as recorded in various property portals and other sources as collated by the GoodPlace.my’s pricing tracker.

It is also worth noting that city condominiums which are just right “outside” the KLCC enclave tend to register slower capital appreciation (although this might change with the newer developments such as Setia Sky Residences, myHabitat and KL Trillion – under development during the publication of this review).

Walkability Scores

This map below shows where Vista Damai is and its proximity to nearby amenities. The map is interactive; click on the shortcuts on the right to toggle the amenities.
[poiautomap address=”Vista Damai Condominium Jalan Damai Kuala Lumpur” zoom=”15″]Vista Damai[/poiautomap]

Living in the centre of Kuala Lumpur has a lot of perks. Vista Damai enjoys a central location directly facing Jalan Tun Razak, next to the myHabitat condominiums (reviewed here) on Jalan Tun Razak. City Square, Plaza Ampang and Hilton DoubleTree are further down the road – all within walking distance.

Perhaps the biggest appeal of Vista Damai is its central location; the Intermark mall is just next door while Ampang Park is about 500m away. Suria KLCC is also reachable by foot. As such, it’s no surprise that Vista Damai would score highly on GoodPlace’s Walkability Scale from 0 to 100 (with 100 being the absolute best); Vista Damai’s walkability score stands at 74, which is respectably high. For an interpretation on how this score is calculated (and to download a free map containing the walkability scores of almost all KLCC properties), go here.

City Living

Vista Damai, Tun Razak

Vista Damai looks dated and rather uninspiring from the outside, but it does what it says on the can, and does it well

There is no doubt how the nearby KLCC enclave offers a whole lot of sights and sounds. Do not leave your taste buds, too—the best dining experience is happening right in the KLCC enclave – about a kilometre away. Shopping malls and shops are abundant and within walking distance from Vista Damai. They include Ampang Park Shopping Centre and Plaza Ampang Mall. The famous Pavilion K and Suria KLCC can be reached via car or by public transport.

Expats in the community would benefit from the condominium’s location, as it is nearby embassies, including the Spanish Embassy, British High Commission, the Thailand Embassy, and French Embassy Working citizens would favour Vista Damai’s strategic positioning, it being closed to major corporate buildings and offices. Among them are Plaza OSK, GTower, Citibank Tower, and Megan Avenue.

One great thing about being located off Jalan Tun Razak is its accessibility to almost every road in Kuala Lumpur. One could go places easily via highways and expressways, such as SMART Highway, Putrajaya KL-Highway, and Ampang Kuala Lumpur Elevated Highway. Public transportation is also easy—bus stops and taxi stands are everywhere.

Of course, the fun doesn’t stop as Kuala Lumpur is the city that never sleeps—expect fun to happen during the night, when the city becomes alive with the lights of its skyscrapers’ lights. Restaurants, pubs, and cafes are all within reach from the condominium.

Our Analysis

Vista Damai would inevitably be compared to myHabitat which is located right across the road, but the latter is priced at RM1,000 psf compared to the former’s RM600 psf price. For more examples for comparison, further up Jalan Tun Razak (about 1.5km away) is Setia Sky Residences which is around myHabitat’s price. It is somewhat puzzling to us that the prices for Vista Damai have remained rather flat despite the upward trend of most condominiums’ prices in the city.

[dc]I[/dc]t’s hard not to get lost among Kuala Lumpur’s skyscrapers that are lining up the streets — whether they are impressive condominiums with modern architecture, or high-end buildings that boast of high-technology and luxury. Tucked along Jalan Tun Razak is Vista Damai, a freehold condominium that is only three kilometres away from the world-famous Petronas Twin Towers. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for Vista Damai - these are aggregated from the biggest property portals in Malaysia. [spotlight role="target"][feature_box title="Listings For Vista Damai" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] There seems to be an oversupply of condominium units in this "mini enclave" off Jalan Tun Razak (consisting of Vista Damai, MyHabitat and the upcoming KL Trillion). Vista Damai seems to be the "value option" among the three - more on this later on in this review. [caption id="attachment_1663" align="aligncenter" width="576"] Vista Damai directly faces a super busy part of Jalan Tun Razak[/caption] Gossips! [dc]W[/dc]e regularly receive anecdotal information from people in the industry as well as from buyers and sellers regarding specific KLCC properties. Below is a selection of (non-vetted) information about Vista Damai - as these are unverified please do not base your investment decisions on them entirely. We shall not be held responsible for losses incurred from the actions that you choose to partake resulting from reading these gossips. If you agree with this condition, unlock the content box below with a Facebook "like". [to_like id="1377"][feature_box title="Insider Gossips" title_color="fff" header_color="F5BA47"]Vista Damai is seen as the "value for money" option for those who are looking for a condominium in this part of Jalan Tun Razak; other choices are markedly more expensive - myHabitat (breaching RM1,000 PSF), KL Trillion which is under development during the update of this review, and Three28 further down the road. Vista Damai seems to be a good candidate for "buy and hold" as it's nigh impossible to find a centrally located condominium at sub RM600 PSF prices nowadays. However, the oversupply situation in the area will not improve any time soon, and yield will continue to be suppressed for some time.[/feature_box][/to_like] Got a gossip or tip-off? Email us at jarvis@klcccondominiums.com.my 🙂 Layout Details Residents can choose from six layouts that are sized as follows: 659 square feet (one bedroom) 780 square feet (one bedroom) 863 square feet (one bedroom) 972 square feet (one + one bedroom) 1,100 square feet (two bedrooms) 1,450 square feet (three rooms) Most of Vista Damai’s facilities are typical for modern condominiums. The condominium offers these amenities at a reasonable price — something that is not so common especially among KLCC condominiums. The condominium has a covered parking bay exclusive for its residents, as well as a 24-hour security system. For its amenities and facilities, residents are able to enjoy its barbecue area, a gymnasium, a squash court, a wading pool and a swimming pool, a sauna, and a playground. These facilities would definitely benefit its residents who also value convenience, practicality, and a modern lifestyle.…

SherpaScore: Vista Damai

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Fair

Priced reasonably and significantly cheaper than its neighbours, Vista Damai presents itself as a good investment if value is a tantamount consideration. A good buy-and-hold property perhaps.

User Rating: 2.68 ( 2 votes)
65

Vista Damai is a good choice to buyers who are looking for a centrally located condominium minus the bells and whistles and the premium price tag. For another good alternative at this price level also check out the Regalia – located on Jalan Sultan Ismail; it’s newer but the location is not as central.

Vista Damai condo

Vista Damai as seen from Jalan Aman, in front of myHabitat

Also, the refurbishment has added renewed vigour to the condominium; although the facade still looks rather dated the new coat of paint has given the aging property a fresh outlook. Finally, the small-ish units with a relatively low PSF price means that the outlay is low.

The number of available units for sale for Vista Damai is relatively lower for a city condominium, but this is the norm for older condominiums since they often fall off the radar when it comes to attracting buyer and investor interest. We can help research for good units at Vista Damai for sale or for rent – just drop us a line here. This service is free.

All in all, there are gems to be had – but only if you look closely enough. The price that you pay will largely determine if you can get meaningful yield in the long run, and to help you nail down the sensible price, download this valuation guide (free) courtesy of GoodPlace.my –

petronas

Orion, Tun Razak

January 19, 2014 — 4 Comments

The Orion, freehold condominium developed by Swasta Setia, is located on Jalan Tun Razak – and so it’s not strictly a “KLCC condominium”. Nevertheless it’s quite close to the KLCC enclave (3km from the Petronas Jagung Towers according to Sergey’s and Larry’s map), and the fact that it shares the same name of our favorite Metallica instrumental gives it a special place in our roster of reviews here. 🙂

Click here
if you are looking for the latest classifieds for the Orion culled from major property portals.

The Orion is composed of 202 residential units in its 36 storeys, and with three layouts to choose from. These are standard units, penthouse units, and duplex units. Standard layouts comprise of either 1+1, 2+1, and 3+1 bedrooms. Their sizes start from 1,161 square feet to 1,629 square feet. On the other hand, penthouses and duplexes are measured from 3,335 square feet to 4,558 square feet.

Orion on Jalan Tun Razak

Orion on Jalan Tun Razak is on the “fringe” of the KLCC enclave, and is not seen to be as central as the others

There is a covered parking bay that consists of seven levels. It has a total of 506 parking spaces. A breezeway occupies two levels, and 27 levels of residential units. Each level houses a total of eight units. Its units provide either a Taman Tasik Titiwangsa view or the city centre. Facilities-wise, there’s nothing much to shout about, really.

There is a swimming pool and a small driving range for golf enthusiasts. Also available are a squash court, a gymnasium, a Jacuzzi, and a jogging track to keep residents fit. Pretty bog standard stuff.

Orion KLCC Prices: Good Value For Money… ?

Orion KLCC

The Orion on a rainy day, as seen from Jalan Tun Razak

The Orion condominium has been known to be one of the better-valued condominiums that are located in the centre of Kuala Lumpur. Prices have been hovering around RM500 PSF for some time (equivalent to an older Mont Kiara condominium) – the launch price was around RM300+ PSF. We were told that Orion was popular with doctors because of its proximity to the National Heart Institute (IJN).

To compare it with newer, better-located condominiums in the KLCC enclave would not be appropriate because frankly, nobody would have The Orion and a place like The Binjai or the Ampersand in the same consideration set. Setia Sky Residences might be a more useful comparison (it’s just right next door), but then again these are two markedly different properties with entirely different pricing segments (RM1,000 PSF is the norm for Setia Sky Residences – click here for a review).

Below is a trending chart of asking prices for the Orion for the past few months. Do note that these are asking prices which may differ from the actual transacted prices which offer a more accurate estimation of the property’s true market value. The data below however is a good indication of the pricing trend since the asking prices are heavily correlated to the transacted prices (although there is a time lag).

Data source: GoodPlace Pricing Tracker

SIDENOTE: For a guide on how to come up with a meaningful comparison for pricing purposes, click here.

What to Expect in Tun Razak Area

While we like to keep our attention and interest fixated on the KLCC area, there are, admittedly, a lot of attractions near the Jalan Tun Razak area. Art enthusiasts may enjoy the condominium’s location as it is close to the Istana Budaya and National Art Gallery. Schools are also abundant in the area, a benefit most families can take advantage of. French International School Alliance Francaise is just near The Orion. SAL College is just a mere stone’s throw away. Government schools that are nearby also include SRJK Jalan Fletcher, SMK Seri Titiwangsa, and SMK Puteri Titiwangsa.

Hospitals are also within walking and short driving distance. The National Heart Institute, General Hospital, and Hospital Pusrawi are all located across Jalan Tun Razak. The National Library is also nearby. Sports enthusiasts will definitely enjoy the condominium’s location as the Titiwangsa Sports Complex and Taman Tasik Titiwangsa are just within five minutes via private transport.

Orion, Tun Razak

At the gates of the Orion condominium on Jalan Tun Razak

Since it’s on Jalan Tun Razak, it’s easy to drive around from the condominium because its location is highly accessible. KLCC can be reached within five minutes sans traffic jams. Putrajaya is only 20 minutes away. Bangsar can be reached in eight minutes, and Damansara Heights within 10 minutes. When going to Sg Besi, one can use the SMART Tunnel for easier and quicker access. Going to Ampang is easy via Ampang Kuala Lumpur Elevated Highway which will take you five minutes. KL-Putrajaya Highway can also be taken for KLIA, Cyberjaya, and Putrajaya destinations.

One has to be wary of Jalan Tun Razak — it is considered as one of Kuala Lumpur’s busiest roads. Expect heavy traffic, congested roads, and noise pollution should you want to consider living at the Orion. Other than this, The Orion is indeed reasonably-priced and its facilities can still be at par with other high-density condominiums located in KLCC which often have higher prices.

Walkability

Despite being in the city, Orion tenants will still need to drive out to reach most amenities, and while Jalan Tun Razak is notorious for traffic stand still during peak hours, we were told that there are “alternative routes” which beat traffic jams. Walkability, however, is sub par compared to condominiums which are in the KLCC enclave “proper”. Orion’s GoodPlace Walkability Score (GWS) is 71 (on a scale from 0 to 100, with 100 being the best) – above average in total, but perhaps a little lower compared to its KLCC peers. For more information on walkability (and to download a free Walkability map of KLCC), click here.

Use our interactive map below to check where the closest amenities to the Orion condominium are along the Jalan Tun Razak area.
[poiautomap address=”The Orion Jalan Tun Razak Kampung Baru Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]Orion[/poiautomap]

Insider Gossips!

Compiled below is a collection of what we call “insider gossips” – nuggets of insights and information from people who are familiar with the property. Accuracy of these “gossips” is not verified, and so we are not responsible for any losses incurred from anyone who makes investment decisions based on this information. If you do not agree with this condition, do not “unlock” the section below. Thank you for understanding.

[to_like id=”1377″]

[/to_like]

Our Verdict

We like The Orion because the low-ish price points and the wide range of spaces (from 1,000+ up until 4,500+ sq ft). While it is on Jalan Tun Razak, the fact that it’s located somewhat far from an LRT station means that cars are a basic necessity, and we know that for expatriates the proximity to the LRTs is a major consideration factor. Apart from its rather accessible price points (which perhaps would appeal to expatriates who got their housing budgets cut from the economic slowdown!) the selling points of The Orion remain rather unclear.

[dc]T[/dc]he Orion, freehold condominium developed by Swasta Setia, is located on Jalan Tun Razak - and so it's not strictly a "KLCC condominium". Nevertheless it's quite close to the KLCC enclave (3km from the Petronas Jagung Towers according to Sergey's and Larry's map), and the fact that it shares the same name of our favorite Metallica instrumental gives it a special place in our roster of reviews here. 🙂 [spotlight role="switch"]Click here[/spotlight] if you are looking for the latest classifieds for the Orion culled from major property portals. [spotlight role="target"][feature_box title="Listings For Orion Tun Razak" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] The Orion is composed of 202 residential units in its 36 storeys, and with three layouts to choose from. These are standard units, penthouse units, and duplex units. Standard layouts comprise of either 1+1, 2+1, and 3+1 bedrooms. Their sizes start from 1,161 square feet to 1,629 square feet. On the other hand, penthouses and duplexes are measured from 3,335 square feet to 4,558 square feet. [caption id="attachment_1635" align="aligncenter" width="556"] Orion on Jalan Tun Razak is on the "fringe" of the KLCC enclave, and is not seen to be as central as the others[/caption] There is a covered parking bay that consists of seven levels. It has a total of 506 parking spaces. A breezeway occupies two levels, and 27 levels of residential units. Each level houses a total of eight units. Its units provide either a Taman Tasik Titiwangsa view or the city centre. Facilities-wise, there's nothing much to shout about, really. There is a swimming pool and a small driving range for golf enthusiasts. Also available are a squash court, a gymnasium, a Jacuzzi, and a jogging track to keep residents fit. Pretty bog standard stuff. Orion KLCC Prices: Good Value For Money... ? [caption id="attachment_1638" align="alignleft" width="338"] The Orion on a rainy day, as seen from Jalan Tun Razak[/caption] The Orion condominium has been known to be one of the better-valued condominiums that are located in the centre of Kuala Lumpur. Prices have been hovering around RM500 PSF for some time (equivalent to an older Mont Kiara condominium) - the launch price was around RM300+ PSF. We were told that Orion was popular with doctors because of its proximity to the National Heart Institute (IJN). To compare it with newer, better-located condominiums in the KLCC enclave would not be appropriate because frankly, nobody would have The Orion and a place like The Binjai or the Ampersand in the same consideration set. Setia Sky Residences might be a more useful comparison (it's just right next door), but then again these are two markedly different properties with entirely different pricing segments (RM1,000 PSF is the norm for Setia Sky Residences - click here for a review). Below is a trending chart of asking prices for the Orion for the past few months. Do note that these are asking prices which may differ from the actual transacted prices which offer a more accurate estimation of the property's true market value. The data below…

SherpaScore: Orion

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Good

Touted as one of the better valued options in Kuala Lumpur, Orion offers a fair game. Two features easily stands out - low density plus the attractively low pricing especially for a city condominium. We like Orion more than, say, Regalia. 🙂

User Rating: 2.6 ( 11 votes)
63

Also, potential buyers might feel persuaded to stretch their budgets and go for the Setia Sky Residences next door which seem to have a wider appeal (design, configuration, location and developer reputation). As one would expect, the pricing for Setia Sky Residences tend to be higher than Orion on a PSF basis.

Orion on Jalan Tun Razak

Our verdict? Orion may seem to offer good value for money, but its ROI might be questionable…

The lower asking price could also signify lack of interest (perhaps being dwarfed by its neighbours as we have stated above), and as such, there could be a couple of gems to be had – find these at bargain bin prices and you’re golden. 🙂 We do talk to agents from time to time to check if there are “insider” deals to be had, and we also compile these lists to share with our readers. If you’d like us to research for good Orion properties to be sold or to be rented, get in touch with us using the DealMatcher feature – click here.

Also, to find out what’s the “fair value” for Orion, use his simple guide which you can download below upon entering your name and email address.

klcc-hartanah

Avare

December 31, 2013 — 6 Comments

Living the Life: The Avare

Clearly, The Avare is aimed directly for the rich and famous, the wealthy businessmen and up-and-coming yuppies with a lot of ringgit to burn. We cannot blame them for spending at least RM3.9 mil to RM11.9 mil the most for a condominium that boasts of pure elegance and class. Indeed, the Avare is one of Kuala Lumpur’s high-rise condominiums that has the word “luxury” written all over it, and with its 6-star facilities and amenities, you would definitely know where your extra RM1 mil went. 🙂

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

Below are the aggregated for-sale listings found at our local property portals (good as in the last 24 hours); click on the links to go to the respective portal:-

Remember that if you don’t like going through the listings (can be quite tedious sometimes – especially when you find yourself calling multiple agents) then you can also utilize our DealMatcher service – we will do the due diligence for you and send you only good, verified units for sale or for rent. This is a free service (we are not agents – only researchers and bloggers). Click here for more information.

Now back to the review… 🙂

The Avare Kuala Lumpur is becoming one of the most prestigious addresses in the Kuala Lumpur district (specifically, the KLCC enclave), and if you want to scribble the words “The Avare” every time you have to write down your address on forms and such, you better act fast because units are selling fast. Apparently, there ARE a lot of wealthy people in Kuala Lumpur—and you have to do something about it quickly if you want to be included in The Avare Rich Persons Clique immediately.

the-avare

The Avare is next to the Singapore High Commission and Dua Residency. It’s also part of the Tun Razak cluster of KL city condominiums, although it is markedly closer to the KLCC enclave than, say, Orion and Setia Sky Residences.

Insider Gossips

You can view the “insider gossips” that we have collated from people in the industry (negotiators, buyers, property managers) by liking our Facebook page. We do, however, have to caution you NOT to rely on these “gossips” when making your investment decisions – they have not been independently verified in any way.

[to_like id=”1377″]

[/to_like]

Magna Prima’s Grandest Offering Yet

Magna Prima Bhd is the developer of The Avare, whose other stellar properties include lifestyle condominiums such as U1 Shah Alam in Selangor and Desa Mentari located downtown of Old Klang Road. The Avare is a 41-storey condominium that houses 78 units. Magna Prima Berhad valued The Avare at RM309 mil.

Designed by Hong-Kong based architects David J. Clarke and Robert N. Kessler, The Avare offers a spectacular 360-degree view of the world-famous Petronas Towers, the KLCC park, and the entire KLCC skyline. The Avare is the first ever condominium in Malaysia that features glass curtain walls. Kinda innovative, but also justifies the hefty price tag somewhat. 🙂

Going, Going, Gone

Within months after its launch, the wealthy public began to recognize The Avare’s luxurious features, and as of this writing, almost 80% of The Avare’s 78 units have been occupied. Its occupants are mostly expatriates—ranging from Indonesians to Americans. Locals also contributed to The Avare’s rising number of residents—40% of its units were sold to Malaysians.

Entrance to Avare KLCC

The Avare: Synonymous to Luxury and Class

Take a look at The Avare’s 6-star amenities and features and you’ll see why it’s becoming one of Malaysia’s sought-after properties:

  • Standard units measuring 3,800 sq ft
  • Super Deluxe units measuring 7,600 sq ft
  • Two-Level Duplex Penthouse units measuring 7,600 sq ft that includes a private swimming pool
  • World class security systems
  • Wifi and broadband access
  • 3 covered parking slots for each unit
  • Centralized air conditioning system
  • Fully-equipped social kitchen
  • A residential butler
  • Lounge and gym for residents
  • Outdoor pool
  • Personal Limousine services

Walkability Information

Being so centrally located means that the Avare enjoys superior “walkability” to nearby amenities. In fact, GoodPlace.my assigns it a  “Walkability Score” (more information here) of 87 – which is above average even by KLCC standards. To download a free high resolution map with Walkability Scores of most KLCC properties, go here.

Use this interactive map below to check where the closest amenities to the Avare are (click on the shortcuts on the right).
[poiautomap address=”The Avare Lorong Kuda Kuala Lumpur” zoom=”15″]Avare[/poiautomap]

Avare Pricing Details

One of the towers of AvareBecause of the size of the individual units which is bigger than the typical KLCC condominium (standard units at 3,800 sq ft), the price entry is steep. The launch price was some RM3 million for the standard units, and went up to as high as RM8 million for the penthouses. JPPH (the Property and Valuation Department attached to the Ministry of Finance) reported rather flat prices for Avare units in 2012 which remained much at the same level as 2011 – the standard units transacted at around RM3.5 million. The price per square feet has since dropped to sub RM1,000 levels.

Wondering what’s Avare’s fair market price? Click here for our free “How Much Is Your Property Worth” digital guide.

Culled from GoodPlace.my’s pricing tracker database, below are the asking prices of the Avare for the past few months:-

Our Analysis

The Avare promises a life of luxury and class for its residents. If you vie for the finer things in life, The Avare is truly a great addition to your list of all the good things life has to offer. The bigger-than-your-average-KLCC-condo size may be a turnoff for some (and which may also pose a challenge for those who want to rent their units out), but there are some bargains to be had with the flat or slightly declining price per square feet.

Living the Life: The Avare [dc]C[/dc]learly, The Avare is aimed directly for the rich and famous, the wealthy businessmen and up-and-coming yuppies with a lot of ringgit to burn. We cannot blame them for spending at least RM3.9 mil to RM11.9 mil the most for a condominium that boasts of pure elegance and class. Indeed, the Avare is one of Kuala Lumpur’s high-rise condominiums that has the word “luxury” written all over it, and with its 6-star facilities and amenities, you would definitely know where your extra RM1 mil went. 🙂 [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for for-sale listings for the Avare. Below are the aggregated for-sale listings found at our local property portals (good as in the last 24 hours); click on the links to go to the respective portal:- [spotlight role="target"][feature_box title="Listings For Avare" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] Remember that if you don't like going through the listings (can be quite tedious sometimes - especially when you find yourself calling multiple agents) then you can also utilize our DealMatcher service - we will do the due diligence for you and send you only good, verified units for sale or for rent. This is a free service (we are not agents - only researchers and bloggers). Click here for more information. Now back to the review... 🙂 The Avare Kuala Lumpur is becoming one of the most prestigious addresses in the Kuala Lumpur district (specifically, the KLCC enclave), and if you want to scribble the words “The Avare” every time you have to write down your address on forms and such, you better act fast because units are selling fast. Apparently, there ARE a lot of wealthy people in Kuala Lumpur—and you have to do something about it quickly if you want to be included in The Avare Rich Persons Clique immediately. The Avare is next to the Singapore High Commission and Dua Residency. It's also part of the Tun Razak cluster of KL city condominiums, although it is markedly closer to the KLCC enclave than, say, Orion and Setia Sky Residences. Insider Gossips [dc]Y[/dc]ou can view the "insider gossips" that we have collated from people in the industry (negotiators, buyers, property managers) by liking our Facebook page. We do, however, have to caution you NOT to rely on these "gossips" when making your investment decisions - they have not been independently verified in any way. [to_like id="1377"][feature_box title="Insider Gossips" title_color="fff" header_color="F5BA47"]The Avare is somewhat (in)famous for rather erratic asking prices as advertised at the local property portals and in the newspapers. There seems to be some "fake" listings which are seen to be "bait and switch" ads - buyer beware. We will be cautious of anything which lists at less than RM1,000 PSF unless for the super sized units.[/feature_box][/to_like] Magna Prima’s Grandest Offering Yet Magna Prima Bhd is the developer of The Avare, whose other stellar properties include lifestyle condominiums such as U1 Shah Alam in Selangor and Desa Mentari located downtown of…

SherpaScore: Avare

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Very Good

Standing proud and tall in the bustling KLCC enclave are two majestic towers of Avare. While the price is steep, units are bigger hence more space and freedom for residents.

User Rating: Be the first one !
75

If the market of luxury condominiums above 3,000 sq ft continues to be soft, expect fire sales to happen this year or the next. While you wait, check out what’s the fair price to pay for a unit here at the Avare using this nifty little guide which we will email to you –

klcc-hartanah

 

The Forum

October 12, 2013 — 9 Comments

The Roman-inspired The Forum is nestled on Jalan Tun Razak, right in front of the Royal Selangor Golf Club. Completed in 1993 by Singaporean property developer, Lum Chang, the property is made up of a single 16-storey block. Among its immediate residential neighbors are Bintang Goldhill and 231 Tun Razak, and it is sandwiched between two office towers – Wisma Technip and Menara AA.

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

The Forum is perhaps deserving of its reputation of being one of the “value for money” condominiums in the heart of Kuala Lumpur; the lower sub sale prices and rentals are due to the fact that it’s one of the oldest apartments in the city (belonging to the same “generation” as the venerable Desa Kudalari).

The Forum, KLCC

The Forum is looking its age (20 years!), and still appealing to some

The Forum Price Analysis

Historically the price levels have been lagging behind its peers in the KLCC enclave and along Jalan Tun Razak although we have noticed some units being advertised for sale at rather outrageous asking prices of RM850 psf. Units at the neighboring 231 Tun Razak sells from RM780 to RM990 psf while Bintang Goldhill sells from RM630 to RM750 psf. Do the sellers know something that we don’t? *wink* To derive the fair market value for a unit at The Forum, use our handy guide here.

The chart below tracks the trend of the asking prices for The Forum that was collated via GoodPlace.my Price Tracker for the past few months:-

Rental asking rates have also reportedly increased from around RM2 psf to RM2.50 – RM3.50 psf.

Configuration Details

Units at The Forum have may be facing one of the four views the property has – the lush greenery of Royal Selangor golf course, the magnificent view of the KLCC Petronas Twin Towers, the rather mundane look of Menara AA or the blandly corporate Wisma Technip – and are sized from 1,292 sqf. Facilities available to The Forum residents are:

  • Barbecue area
  • Gym
  • Kids’ play area
  • Tennis and squash courts
  • Swimming pool
  • Sauna
  • Mini market
  • Round-the-clock security

Pretty much blog standard stuff. Maintenance-wise, The Forum seems to be lagging behind other properties. It is rather old (twentieth anniversary this year!) and it definitely shows. We are of the opinion that a new layer of paint is in order!

Location Details

Location-wise, The Forum occupies a central slot on Jalan Tun Razak, may be a good or a bad thing depending how you see it. Superior accessibility comes with the cost of heavy traffic on a daily basis. Also, sub-par maintenance and an aging design (similar to what’s plaguing the Corinthian inside the KLCC enclave) means that there’s a little upside to whatever the asking price currently is. Maybe you’ll like it for its “retro” look, but most would probably go for newer units at the Bintang Goldhill down the road… especially when the prices are almost at the same level. #truestory

Condominiums in the city are also advantageous in terms of “walkability”; many amenities are often within walking distance. GoodPlace.my has got a walkability measure called the GoodPlace Walkability Score (GWS), and ranges from 0 (very bad) to 100 (excellent). The Forum’s GWS is 69, which is understandingly comparable to its neighbours Bintang Goldhill and 231TR.

For a free KLCC Walkability Map, click here.

Use our interactive map below to check where the closest amenities to the The Forum are (toggle the hotspots by clicking on the appropriate icons on the right sidebar):-

[poiautomap address=”The Forum Jalan Tun Razak Kuala Lumpur” zoom=”15″]The Forum[/poiautomap]

About the Developer: Lum Chang

The Lum Chang Group is one of the most popular property developers in Singapore. It has built the iconic National University of Singapore, National Library, Paragon Shopping Centre, Bugis Junction and Marriott Hotel in Singapore.

The Forum, KLCCIt was one of the earliest developers of upscale properties in Kuala Lumpur. Among its most notable projects include the KL Golf and Country Club, Damansara Villa and Wickham Manor. They also have projects outside Kuala Lumpur – Twin Palms Kemensah, Twin Palms Sungai Long and Suria 618 in Shah Alam.

Our Analysis

For its age, The Forum seems to be steeply priced. Its two neighbors, 231 TR and Bintang Goldhill, are newer properties with cheaper units. Without any upcoming improvements for the property, we do not see the price going higher. Instead, I might even expect a drop in its asking price soon enough.

The number of for-sale listings for The Forum is also surprisingly low for a city condominium, and this may suggest that the condominium is occupied by owners for the long term (this is indeed the norm for most older apartments in the city). If you’re interested in a unit here in The Forum, we can help you do the basic research first – click here to find out more about our (free) DealMatcher service.

[dc]T[/dc]he Roman-inspired The Forum is nestled on Jalan Tun Razak, right in front of the Royal Selangor Golf Club. Completed in 1993 by Singaporean property developer, Lum Chang, the property is made up of a single 16-storey block. Among its immediate residential neighbors are Bintang Goldhill and 231 Tun Razak, and it is sandwiched between two office towers - Wisma Technip and Menara AA. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings (for sale) for The Forum. [spotlight role="target"][feature_box title="Listings For The Forum" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] The Forum is perhaps deserving of its reputation of being one of the "value for money" condominiums in the heart of Kuala Lumpur; the lower sub sale prices and rentals are due to the fact that it's one of the oldest apartments in the city (belonging to the same "generation" as the venerable Desa Kudalari). [caption id="attachment_677" align="aligncenter" width="467"] The Forum is looking its age (20 years!), and still appealing to some[/caption] The Forum Price Analysis Historically the price levels have been lagging behind its peers in the KLCC enclave and along Jalan Tun Razak although we have noticed some units being advertised for sale at rather outrageous asking prices of RM850 psf. Units at the neighboring 231 Tun Razak sells from RM780 to RM990 psf while Bintang Goldhill sells from RM630 to RM750 psf. Do the sellers know something that we don't? *wink* To derive the fair market value for a unit at The Forum, use our handy guide here. The chart below tracks the trend of the asking prices for The Forum that was collated via GoodPlace.my Price Tracker for the past few months:- [chart csv='http://klcccondominiums.com.my/data/theforum.csv' type='bar' category='Month' value='PSF' format='string, float' color='orange' title='The Forum Asking Prices (PSF in MYR) - mouseover for details'][/chart] Rental asking rates have also reportedly increased from around RM2 psf to RM2.50 - RM3.50 psf. Configuration Details Units at The Forum have may be facing one of the four views the property has - the lush greenery of Royal Selangor golf course, the magnificent view of the KLCC Petronas Twin Towers, the rather mundane look of Menara AA or the blandly corporate Wisma Technip - and are sized from 1,292 sqf. Facilities available to The Forum residents are: Barbecue area Gym Kids' play area Tennis and squash courts Swimming pool Sauna Mini market Round-the-clock security Pretty much blog standard stuff. Maintenance-wise, The Forum seems to be lagging behind other properties. It is rather old (twentieth anniversary this year!) and it definitely shows. We are of the opinion that a new layer of paint is in order! Location Details Location-wise, The Forum occupies a central slot on Jalan Tun Razak, may be a good or a bad thing depending how you see it. Superior accessibility comes with the cost of heavy traffic on a daily basis. Also, sub-par maintenance and an aging design (similar to what's plaguing the Corinthian inside the KLCC enclave) means that there's a little upside to whatever the asking price…

SherpaScore: The Forum

Location
Design
Amenities
Age
Yield
Developer Reputation
Value For Money

Fair

Kinda old, but still coveted for its location. Prices are on the uptrend which means that there might be lower ceiling for capital yield. Potential target for en-bloc purchase?

User Rating: 3.74 ( 3 votes)
43

There have been rumors going on that investors are snapping up Desa Kudalari units in the hope of future en-bloc purchases; we won’t be surprised that The Forum will turn up on their radar as well. As with these types of investments, it’s (almost) all about the purchase price – find out how to derive the fair market value of a unit here at The Forum using this guide which you can download below for free upon signing up –

klcc-re

Dua Residency

August 26, 2013 — 2 Comments

Dua Residency was one of the first upper-end condominiums in the Kuala Lumpur City Centre (KLCC) enclave, having completed and launched in the second quarter of 2007. Situated on a prime land of five acres right smack in the middle of Kuala Lumpur, Dua Residency contains 288 units of luxury apartments inside two blocks (hence the name – “Dua” means two in Malay).

Looks awesome from the outside, and it smells bloody nice from the inside, too. Yes, we have got the fetish for KLCC condos; don’t ask why or how. I especially dig the super chic lift lobby. Impressive!

Click here
(and scroll down if needed) if you are looking for Dua Residency’s listings for sale.

Dua Residency is built by E&O – which has carved a niche for itself in the hospitality sector (its flagship is the uber awesome Eastern & Oriental Hotel in Penang). In the KLCC enclave, it’s also the developer of E&O Residences and its sister condo, St Mary Residences (reviewed here). E&O’s latest project in the KLCC (at the time of the update of this review) is The Mews which gets reviewed here.

Dua Residency, KLCC

Dua Residency is one of the older E&O projects in the KLCC enclave

E&O also owns the Delicious chains of cafes around town; in fact there’s a branch just downstairs. Dua Residency was completed in 2007.

What’s The Deal Here?

Dua Residency consists of 13 (yes, count ’em) types of apartments suitable for the young and the young at heart… here’s just three –

  • Smaller-sized apartments (2,098 sq ft) suitable as bachelor pads and small families
  • Duplex apartments (up to 3,941 sq ft) for bigger families and those who want more space and privacy
  • Triplex apartments (up to 5,472 sq ft) complete with rooftop garden, pool and Jacuzzi – for the ultimate baller!

Each and every apartment is equipped with super state-of-the-art kitchens, concealed air-conditioners as well as hot water systems… in short, the works. The landscape is lush and the design is architecturally (is that a word?) pleasing. There are also some units with that elusive KLCC view – but expect these to come with a premium.

As the nearby Platinum Park is undergoing heavy construction during the time of the publication of this review, some units at Dua Residency may get their coveted KLCC twin towers view blocked.

There’s a nursery inside the condo buildings which is a definite plus – having babysitters nowadays is part and parcel of the life of KLites.

Dua Residency on Jalan Tun Razak

The twin towers of Dua Residency may spot a too “clinical” design for some

Dua Residency seems to have the “love it or hate it” design (some says it looks like a hospital from the outside!); this may not be surprising since it shares the same designer as One KL (another design which you would either love or loathe). Let’s just say that we are not fans of the design – it’s too “clinical” for our taste. 🙂

Dua Residency’s Prices

Not cheap. The launch (2007) price was about RM500 per sq ft, but this has escalated to as high as RM1,200 per sq ft in the recent years. The subsale prices have cooled down somewhat, and the latest transacted prices (at the time of writing) is about RM800 to RM850 per sq ft, which could still be seen as a bargain with many developments are pushing through the RM1,000 PSF price point in the recent months.

Our good friends at GoodPlace.my tracks the asking prices of Malaysia properties on a daily basis – below shows a chart of the average asking prices of Dua Residency for the past few months (whenever available) –

Disclaimer: We would definitely recommend using transacted prices (as we have shown in our free valuation guide) which you can obtain from JPPH (or from your favourite agent), but asking prices are historically correlated to transacted prices (albeit with a time lag), so the chart above will be good to check for pricing trends (i.e. going up or down).

Locational Details

Dua Annexe

Dua Annexe also houses a Delicious branch which serves rather good cakes and pasta

Dua Residency is on Jalan Tun Razak – near where the embassies are (which are strictly in Ampang Hilir and the Embassy Row) – and this gives the condominium an aura of distinction. Yes, it’s classy as hell… with a prestigious address to boot. The two nearest condominiums are Suria Stonor and The Avare (right at the back).

Here’s a major plus point when compared to other condos and apartments in the KLCC enclave – it is located off the centre of KLCC and therefore it is less hectic than the other developments, say the Marc Residence. However, Jalan Tun Razak is (in)famous for its fair share of traffic jams, and unless your life revolves around having tea at the Delicious Cafe downstairs and walking up the road to Ampang Point to shop then you’ll have to sit in your car for hours if you want to get out.

You can reach this condo via Jalan Tun Razak via Jalan Ampang or the SMART Tunnel. Connectivity is not a problem at all – and if you use public transport then just wave a taxi down from Jalan Tun Razak. There are two LRT stations to choose from: KLCC and Ampang Park – both within walking distance (of sorts).

Walkability Details

One of the biggest selling points for condominiums located in the KLCC enclave is how “walkable” they are; indeed, many important amenities are often reachable by foot. See this interactive map below to check where the closest amenities to the Dua Residency are (the amenities are selectable by clicking the icons on the right) –
[poiautomap address=”Dua Residency Jalan Tun Razak Kuala Lumpur” zoom=”15″]Dua Residency[/poiautomap]

The GoodPlace Walkability Score or GWS is a measure that calculates the walkability of a property (more details here); the GWS for Dua Residency is 70 which is quite middle-of-the-range when compared to the typical KLCC condominium.

For more information on how to interpret this score, and to download a high resolution map depicting the GWS scores, click here (comes up in a new window).

All In All…

We like Dua Residency a lot, and it occupies quieter part of the KLCC enclave which is a major plus (unless your unit directly faces the rather noisy and dirty Jalan Tun Razak). The appearance of the condominium from the outside may be off-putting to some, but we love the interior which is tastefully designed. Also, having a brand name developer (E&O) is a major selling point which helps ensure that the sub sale value is maintained.

We have seen a flood of Dua Residency units in the recent months in the online property portals, which could mean that there’s an oversupply risk. However, we do note the presence of “ghost” listings which are often placed as part of an elaborate “bait and switch” scheme. If you’d like us to go through the listings for you and find you legitimate units for sale or for rent, use our free DealFinder feature.

E&O is one of the more recognizable names in Malaysia property, and enjoys top-of-mind awareness when it comes to developments in the prestige niche. With a strong (and growing) portfolio consisting of the likes of St Mary Residences and the upcoming The Mews, E&O properties do seem to have relatively better sub sale performance because of its brand equity.

[dc]D[/dc]ua Residency was one of the first upper-end condominiums in the Kuala Lumpur City Centre (KLCC) enclave, having completed and launched in the second quarter of 2007. Situated on a prime land of five acres right smack in the middle of Kuala Lumpur, Dua Residency contains 288 units of luxury apartments inside two blocks (hence the name - "Dua" means two in Malay). Looks awesome from the outside, and it smells bloody nice from the inside, too. Yes, we have got the fetish for KLCC condos; don't ask why or how. I especially dig the super chic lift lobby. Impressive! [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for Dua Residency's listings for sale. [spotlight role="target"][feature_box title="Listings For Dua Residency" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] Dua Residency is built by E&O - which has carved a niche for itself in the hospitality sector (its flagship is the uber awesome Eastern & Oriental Hotel in Penang). In the KLCC enclave, it's also the developer of E&O Residences and its sister condo, St Mary Residences (reviewed here). E&O's latest project in the KLCC (at the time of the update of this review) is The Mews which gets reviewed here. [caption id="attachment_1781" align="aligncenter" width="547"] Dua Residency is one of the older E&O projects in the KLCC enclave[/caption] E&O also owns the Delicious chains of cafes around town; in fact there's a branch just downstairs. Dua Residency was completed in 2007. What's The Deal Here? Dua Residency consists of 13 (yes, count 'em) types of apartments suitable for the young and the young at heart... here's just three - Smaller-sized apartments (2,098 sq ft) suitable as bachelor pads and small families Duplex apartments (up to 3,941 sq ft) for bigger families and those who want more space and privacy Triplex apartments (up to 5,472 sq ft) complete with rooftop garden, pool and Jacuzzi - for the ultimate baller! Each and every apartment is equipped with super state-of-the-art kitchens, concealed air-conditioners as well as hot water systems... in short, the works. The landscape is lush and the design is architecturally (is that a word?) pleasing. There are also some units with that elusive KLCC view - but expect these to come with a premium. As the nearby Platinum Park is undergoing heavy construction during the time of the publication of this review, some units at Dua Residency may get their coveted KLCC twin towers view blocked. There's a nursery inside the condo buildings which is a definite plus - having babysitters nowadays is part and parcel of the life of KLites. [caption id="attachment_1788" align="aligncenter" width="510"] The twin towers of Dua Residency may spot a too "clinical" design for some[/caption] Dua Residency seems to have the "love it or hate it" design (some says it looks like a hospital from the outside!); this may not be surprising since it shares the same designer as One KL (another design which you would either love or loathe). Let's just say that we are not fans of the…

SherpaScore: Dua Residency

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Very Good

Dua Residency seems to tick all the right requirements of a superb development with an enviable location backed by a developer with stellar reputation. Design, however is "love it or hate it", and some may prefer the units facing KLCC although the upcoming Platinum Park may block the view.

User Rating: 3.56 ( 3 votes)
72

At sub RM1,000 PSF levels, Dua Residency seems to be a bargain buy especially when compared to its neighbours. Verify for yourself by determining Dua Residency’s “fair market value” using this little guide that we have prepared for you below. We will email you the digital copy of this guide (for free) once you entered your details below. G’wan, do it. 🙂

arrow