Archives For Jalan Tun Razak

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!

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.

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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

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: 4.31 ( 2 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. 🙂

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KL Trillion

August 12, 2013 — 6 Comments

The KLCC vicinity definitely has a lot of things to be excited about — why? In case you haven’t heard, Sim Lian’s future development called KL Trillion is set to grace the KLCC skyline come 2014. It is located off Jalan Tun Razak – just further up the road from myHabitat and Vista Damai. Across the busy Jalan Tun Razak are Hampshire Park and Taragon Puteri YKS. At Gross Development Value (GDV) at nearly RM900 million, this is easily one of the bigger developments which grace the KL city this year.

KL Trillion

KL Trillion is set to become one of KLCC’s prestigious “Green Buildings”, because Sim Lian Group wants to make sure that the condominium complies to Malaysia’s Green Building Index requirements. Residents can expect to live in a life of luxury as well as do their part in making the environment a safer place to live in, through the use of sustainable energy that would also be beneficial in reducing energy costs. It’s part of the “Tropical Garden City” plan which is to complete by 2020.

logo_trillionThis part of Jalan Tun Razak is fast becoming over saturated with supply especially with the upcoming Three28 Tun Razak. Will KL Trillion be able to hold its own? We will find out soon enough…

Unit Description, Layouts, and Built-up Areas

The condominium consists of three blocks. There will be two blocks that will house its serviced apartments. One tower houses its office and commercial units. Serviced apartments have built-up areas that start at 800 square feet, while office and commercial units start at 1,000 square feet to 11,000 square feet. However, the developers also included that the condominium will have 530 car park bays, which will occupy two floors on the condominium’s basement.

KL Trillion is still in its pre-registration stage at the time of writing this review, having launched in July (and in Singapore a month earlier). Take up rates in Singapore were reportedly ho-hum; the developers blamed the lukewarm response to the haze. OK…

Source: kltrillion.com

Source: kltrillion.com

There’s a RM10,000 registration fee, and a waiver of SPA legal and disbursement fees as well. DIBS package was also thrown in to further entice buyers; although this has been scrapped post January 1st, 2014.

Location Information

Now even though KL Trillion is smack in the middle of KL, the fact is that it’s not inside what’s commonly accepted as the “KLCC enclave“. Even though many amenities are reachable by foot (see this interactive map below), its “walkability” is still considered sub-par when compared to condominiums like K Residence and One KL.

[poiautomap address=”The Trillion Kuala Lumpur U/C KL Federal Territory of Kuala Lumpur Malaysia” zoom=”15″]KL Trillion[/poiautomap]

Trillion Kuala Lumpur’s GoodPlace Walkability Score (GWS) stands at 74 (on a scale from 0 to 100, with 100 being the top mark). Now while this score is respectable enough on its own, it is slightly below average when compared to other city condominiums. For more details on how to interpret this score, and to download a beautiful KL map with walkability scores, go to this page.

About The Developer

KL Trillion is developed by the Sim Lian Group from Singapore. Sim Lian is known more for its “bread and butter”, mass market projects in down south, focusing mainly on HDB flats and mid-of-the-range condominiums. In Malaysia, apart from KL Trillion, Sim Lian’s other project is Taman Bukit Bayu in Johor Baru (near the Senai Airport).

Being a mid-range Singapore property developer means that there may not be much “developer premium”, and it does seem that Sim Lian’s future forays into Malaysia property (especially in the Klang Valley) would hinge on the performance of KL Trillion.

Amenities

The condominium lists only first-class luxury amenities and facilities for its potential residents. They include a 50 metre lap pool, as well as a lawn area, a fitness centre, a Jacuzzi, and a children’s pool. A barbecue area can be turned into venues perfect for parties, gatherings, and get-togethers. An outdoor lounge is available for its residents and their guests to relax and unwind after a long and tiring day. The children’s playground will keep toddlers active.

The amenities floor reportedly total up to some two acres, which is pretty awesome.

KL Trillion will also have a community space that will allow residents to interact with one another. A water feature and several sculptures will be seen from the condominium’s entrances and lobbies. The condominium will have a 24-hour security to keep residents safe at all times.

Going Green…

KL Trillion is planned to have features that uses natural resources to conserve, reuse, and sustain energy. It includes:

  • Rainwater harvesting system which can be used for cleaning and gardening purposes
  • Natural daylight usage
  • Sun shading devices
  • Landscaped podium garden
  • Passive and active cooling and heating system
  • An Overall Thermal Transfer Value design

… And Seeing Green

We assumed KL Trillion to carry a hefty price—and we sure assumed right. Currently, average for sale prices for serviced apartments at the KL Trillion starts at about RM1,000 up until RM1,800 per square feet. It must be pretty obvious—just look at how this condominium is named 🙂 Its price tag puts it firmly in the upper echelon of KLCC condominiums in terms of pricing (and just right below branded residences such as the magnificent RuMa which breaches the RM2,000 per square feet).

To find out what’s the fair market value of a unit at KL Trillion, click here to download our property valuation guide for free.

Final Thoughts

We love how KL Trillion is perfectly located to be close to KLCC’s commercial towers and offices — this makes it easier for potential residents to walk to and from work with convenience. The nearest LRT station, which is Ampang Park Rapid KL, is only seven minutes away. This is perfect for commuting residents who need to go to different parts of Kuala Lumpur.

With the increase of choices in this part of Jalan Tun Razak, we expect competition to be stiff, especially with the impending debut of Three28 next door. If you’re interested in securing a unit to buy or for rent and want to avoid the hassle of looking at listings, then use our DealFinder service for a pleasant experience. Completely non-obligatory, and free to boot. Click here.

We do have some concerns over the oversupply of condominiums in the adjacent areas with Vista Damai and myHabitat providing bulk of vacant units which may drag the prices down. Indeed, in terms of pricing, it’s yet to be determined how the KL Trillion would fare against its neighbouring KLCC condominiums. It’s a little expensive and some people that we interviewed saw a slight drop in the future to keep up with the competition. It seems to attract the more affluent, probably single young professionals who work near the area, or families with a lot of ringgit to spare and wouldn’t mind the “professional” vibe of the condominium.

[dc]T[/dc]he KLCC vicinity definitely has a lot of things to be excited about — why? In case you haven’t heard, Sim Lian’s future development called KL Trillion is set to grace the KLCC skyline come 2014. It is located off Jalan Tun Razak - just further up the road from myHabitat and Vista Damai. Across the busy Jalan Tun Razak are Hampshire Park and Taragon Puteri YKS. At Gross Development Value (GDV) at nearly RM900 million, this is easily one of the bigger developments which grace the KL city this year. KL Trillion is set to become one of KLCC’s prestigious “Green Buildings”, because Sim Lian Group wants to make sure that the condominium complies to Malaysia’s Green Building Index requirements. Residents can expect to live in a life of luxury as well as do their part in making the environment a safer place to live in, through the use of sustainable energy that would also be beneficial in reducing energy costs. It's part of the "Tropical Garden City" plan which is to complete by 2020. This part of Jalan Tun Razak is fast becoming over saturated with supply especially with the upcoming Three28 Tun Razak. Will KL Trillion be able to hold its own? We will find out soon enough... Unit Description, Layouts, and Built-up Areas The condominium consists of three blocks. There will be two blocks that will house its serviced apartments. One tower houses its office and commercial units. Serviced apartments have built-up areas that start at 800 square feet, while office and commercial units start at 1,000 square feet to 11,000 square feet. However, the developers also included that the condominium will have 530 car park bays, which will occupy two floors on the condominium’s basement. KL Trillion is still in its pre-registration stage at the time of writing this review, having launched in July (and in Singapore a month earlier). Take up rates in Singapore were reportedly ho-hum; the developers blamed the lukewarm response to the haze. OK... [caption id="attachment_1797" align="aligncenter" width="486"] Source: kltrillion.com[/caption] There's a RM10,000 registration fee, and a waiver of SPA legal and disbursement fees as well. DIBS package was also thrown in to further entice buyers; although this has been scrapped post January 1st, 2014. Location Information [dc]N[/dc]ow even though KL Trillion is smack in the middle of KL, the fact is that it's not inside what's commonly accepted as the "KLCC enclave". Even though many amenities are reachable by foot (see this interactive map below), its "walkability" is still considered sub-par when compared to condominiums like K Residence and One KL. [poiautomap address="The Trillion Kuala Lumpur U/C KL Federal Territory of Kuala Lumpur Malaysia" zoom="15"]KL Trillion[/poiautomap] Trillion Kuala Lumpur's GoodPlace Walkability Score (GWS) stands at 74 (on a scale from 0 to 100, with 100 being the top mark). Now while this score is respectable enough on its own, it is slightly below average when compared to other city condominiums. For more details on how to interpret this score, and to…

SherpaScore: KL Trillion

Location
Design
Amenities
Yield
Developer Reputation
Value for Money

Good

Impressive set of amenities plus eco-friendly elements make Trillion Kuala Lumpur the cream of the crop. We are a little worried about the oversupply in the area which will impact its pricing.

User Rating: 2.64 ( 14 votes)
68

Also, with DIBS in offer we should see higher take up rates than the Singaporeans. Factoring in the discounts and the DIBS scheme, PSF price goes down to below the RM1,000 PSF point. But whether this is fair price to pay is still debatable; the best way to find out is to compute the fair market value using the “comp” method which we outline in this guide below –

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