Archives For Yap Kwan Seng

The Mews

March 27, 2014 — 7 Comments

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

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

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

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

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

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

The Mews Pricing & Configuration Details

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

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

The Mews, Jalan Yap Kwan Seng

Source: the-mews.com

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

Facilities

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

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

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

It’s All About The Location, Baby

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

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

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

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

KLCC at night

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

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

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

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

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

What We Think

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

Eastern & Oriental Berhad logo

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

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

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

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

SherpaScore: The Mews

Location
Design
Amenities
Yield
Developer Reputation
Value For Money

Good

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

User Rating: 4.24 ( 2 votes)
71

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

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Taragon Puteri YKS

February 6, 2014 — Leave a comment

Right at the heart of the city centre lies Taragon Puteri YKS, a mid-rise, low-density exclusive condominium with only 40 units. It sits on a 0.5-acre freehold land on Jalan Yap Kwan Seng (the ‘YKS’ in the name), less than a kilometre away from KLCC.

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

Taragon may be accessed through Jalan Tun Razak or Jalan Ampang, with either road leading to Jalan Yap Kwan Seng. Jelita Court is Taragon’s next-door neighbour. Further down the road is the cluster of Hampshire condominiums – namely Hampshire Park, II Hampshire, Hampshire Place and Panorama. Taragon is also within short distances to the Petronas Twin Towers, Kuala Lumpur Convention Centre and commercial buildings such Plaza OSK, Megan Avenue II and Tabung Haji.

Living @ Taragon Puteri YKS

Picture of Taragon Puteri YKS

At only twelve floors, Taragon Puteri is low density, but this also means that some of the units get blocked by its neighbours

Taragon Puteri YKS is a 12-storey building which houses a total of 40 units. Each floor has only four units, making each a corner unit. In total, there are 32 standard units (2nd to 9th floors), four sub-penthouses (10th & 11th floors) and four penthouses (11th & 12th floors).

The first floor serves as the facilities floor where the swimming and wading pools, gymnasium, barbecue area, reading room, sauna and children’s playroom may be found

Apart from these facilities, residents also get the bog-standard 24-hour security and are provided with 63 parking slots.

  • Standard units have four bedrooms and three attached bathrooms and are built-up from 1,767 to 1,895 sqf.
  • Sub-penthouses have five bedrooms and four attached bathrooms and are have built up sizes from 2,196 to 2,405 sqf.
  • Penthouse units have five bedrooms and four attached bathrooms have built-up sizes from 3,121 to 3,210 sqf.

Taragon Puteri Pricing

Listings on local property portals revealed sub-sale asking prices from RM475 to RM675 psf for units at Taragon Puteri YKS. This range is relatively lower compared to its neighbors like the 2 Hampshire (RM750 to RM900 PSF) and Hampshire Place (RM1,000 PSF median asking price). Jelita Court next door has got comparable PSF asking prices, and this should not be surprising given that there are many similarities between the two developments.

It is also worthwhile to note that there are several empty parcels of land surrounding Taragon, and with newer developments the prices would well be (negatively?) affected once these are up and running. These should be some of the factors that you will have to consider if you want to invest in a unit here – use this handy “How Much Is Your Property Worth?” report for a simple framework on how to value a property.

Entrance to Taragon Puteri YKS

Taragon is competitively priced because it’s relatively low profile compared with the more “exuberant” neighbours such as the Hampshire condominiums

Out and About

As Taragon Puteri YKS is located within the fringes of the bustling KLCC enclave, residents of Taragon Puteri YKS have pretty good options for their dining, shopping, entertainment and recreational needs. Everything is in KLCC after all. And that includes the heavy traffic. But it is something people get used to, so what matters is the convenience of having everything within your reach. Embassies populate the KLCC area (Australia, Pakistan, Philippines, Belgium, France, Singapore, Sweden, etc.) so expatriates will not have a hard time taking care of their consular needs.

If you’re interested in a unit here at Taragon Puteri, let us do all the research for you. Let us know your requirements and we will then email back a list of options for you to consider. The service is free. Click here to start.

Jalan P Ramlee (a street lined with bars and pubs) and Jalan Ampang (lined with restaurants of different cuisines) are easily accessible through Jalan Yap Kwan Seng. If you have visiting friends, there are a number of hotels that can house them such as Nikko Hotel, Crown Princess, Mandarin Oriental, The Westin, JW Marriott and Shangri-La Hotel, to name some. Recreational activities for the entire family is also not a problem as KLCC Park, KL Tower, Royal Selangor Golf Club, Petronas Art Gallery and Dewan Philharmonic are within your reach.

Walkability

Being on Jalan Yap Kwan Seng means that Taragon Puteri occupies a rather central location within the city – however, it’s still not very “walkable” especially when compared to the condominiums on Jalan Perak or in the Jalan Stonor area, for example. It has a respectable GoodPlace Walkability Score (GWS) of 75 – which is fine when compared to the off-the-mill city condominiums but a little lower compared to the better located KLCC condominiums. (To download a free high resolution map of KLCC properties and their walkability scores, go here).

You can also use our interactive map below to check where the closest amenities to the property are.
[poiautomap address=”Taragon Puteri Yks Jalan Yap Kwan Seng Kuala Lumpur Federal Territory of Kuala Lumpur” zoom=”15″]Taragon Puteri YKS[/poiautomap]

About The Developer

Taragon Puteri YKS was previously an abandoned project until it was taken over and revived by Bluestone (covered by The Star in 2008 here). Bluestone Group has been in the property development and investments field since 2003 and has garnered a reputation for reviving abandoned projects. Bluestone is also notable for several projects in Australia, namely Taragon Parramatta, Taragon Waterside and P&O House in Sydney.

Also quite interestingly, Bluestone names its newer residential developments “Taragon Puteri” and adds the property location at the end of the name to identify it. Other residential projects by this developer include Taragon Puteri Bintang and Taragon Puteri Cheras (unimaginative names notwithstanding).

Our Final Analysis

Taragon Puteri YKS has got the trappings and some “spillover” prestige being near the KLCC enclave, and its location in the city centre is a major plus with those who are looking to live in the city. We also like the low density factor (only forty apartments and all are corner units), and the fact that it is priced rather competitively especially when compared with its neighbors in the Hampshire area – possibly at least 20% lower in terms of asking prices.

[dc]R[/dc]ight at the heart of the city centre lies Taragon Puteri YKS, a mid-rise, low-density exclusive condominium with only 40 units. It sits on a 0.5-acre freehold land on Jalan Yap Kwan Seng (the 'YKS' in the name), less than a kilometre away from KLCC. [spotlight role="switch"]Click here[/spotlight] (and scroll down if needed) if you are looking for property listings for Taragon Puteri YKS. [spotlight role="target"][feature_box title="Listings For Taragon Puteri YKS" title_color="fff" header_color="F5BA47"][listing][/listing][/feature_box][/spotlight] Taragon may be accessed through Jalan Tun Razak or Jalan Ampang, with either road leading to Jalan Yap Kwan Seng. Jelita Court is Taragon's next-door neighbour. Further down the road is the cluster of Hampshire condominiums - namely Hampshire Park, II Hampshire, Hampshire Place and Panorama. Taragon is also within short distances to the Petronas Twin Towers, Kuala Lumpur Convention Centre and commercial buildings such Plaza OSK, Megan Avenue II and Tabung Haji. Living @ Taragon Puteri YKS [caption id="attachment_567" align="alignleft" width="338"] At only twelve floors, Taragon Puteri is low density, but this also means that some of the units get blocked by its neighbours[/caption] Taragon Puteri YKS is a 12-storey building which houses a total of 40 units. Each floor has only four units, making each a corner unit. In total, there are 32 standard units (2nd to 9th floors), four sub-penthouses (10th & 11th floors) and four penthouses (11th & 12th floors). The first floor serves as the facilities floor where the swimming and wading pools, gymnasium, barbecue area, reading room, sauna and children's playroom may be found Apart from these facilities, residents also get the bog-standard 24-hour security and are provided with 63 parking slots. Standard units have four bedrooms and three attached bathrooms and are built-up from 1,767 to 1,895 sqf. Sub-penthouses have five bedrooms and four attached bathrooms and are have built up sizes from 2,196 to 2,405 sqf. Penthouse units have five bedrooms and four attached bathrooms have built-up sizes from 3,121 to 3,210 sqf. Taragon Puteri Pricing Listings on local property portals revealed sub-sale asking prices from RM475 to RM675 psf for units at Taragon Puteri YKS. This range is relatively lower compared to its neighbors like the 2 Hampshire (RM750 to RM900 PSF) and Hampshire Place (RM1,000 PSF median asking price). Jelita Court next door has got comparable PSF asking prices, and this should not be surprising given that there are many similarities between the two developments. [chart csv='http://klcccondominiums.com.my/data/taragonputeriyks.csv' type='bar' category='Month' value='PSF' format='string, float' color='orange' title='Taragon Puteri YKS Asking Prices (PSF in MYR) - mouseover for details'][/chart] It is also worthwhile to note that there are several empty parcels of land surrounding Taragon, and with newer developments the prices would well be (negatively?) affected once these are up and running. These should be some of the factors that you will have to consider if you want to invest in a unit here - use this handy "How Much Is Your Property Worth?" report for a simple framework on how to value a property. [caption id="attachment_573" align="aligncenter" width="480"] Taragon is…

SherpaScore: Taragon Puteri YKS

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Fair

Not a name you'd frequently hear when talking about KLCC developments, but Taragon Puteri's under-the-radar profile may be appealing to some. One of the lower priced properties in KLCC. The new Star Residence project in the opposite may have a spillover effect.

User Rating: 4.41 ( 2 votes)
59

Taragon is somewhat understated and under-marketed in a way, and this is definitely not a bad thing. It’s just that with less-than-average visibility, demand could be lower simply because it does not appear in the radar of many potential buyers who look for KLCC condominiums.

Also, because it’s only twelve stories, it’s prone to getting blocked by newer developments, and if the view of the city (or the Petronas Twin Towers) is important to you then it’s advisable for you to have first-hand viewing before you buy. Finally, the empty tracts of land opposite the condominium could be a wild card. (UPDATE: the launch of Star Residence in the opposite area might have a spillover effect, but these are still early days to estimate its impact).

Finally, its pricing also tends to be a notch lower than the typical KLCC condominium (although not necessarily “cheap”). Glamour and prestige is perhaps not something you’d associate with Taragon; it does attract a niche of buyers and tenants who are unfazed by its stripped-down look and lack of aesthetics. Find out what’s the fair price that a buyer should pay for a unit here at Taragon Puteri YKS using this simple guide –

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