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

Lean How To Value A Property
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Khai Yin

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Apart from looking at and writing about nice apartments, I enjoy eating out (enchiladas!), working out (#beastmode!) and rocking out (Trivium rules!). My daughters Daphne Wenyi and Chloe Qinyi keep me sane. Visit my other blog at GoodPlace.my :)

9 responses to The Forum

  1. I am not sure if Lum Chang qualifies as a developer. It’s actually a construction company, and probably ventured into property development over time. The Singapore properties mentioned here are probably build by them, but not really developed by them.

    • Thanks, Harry. I was using the “developer” vs “builder” term quite loosely here. But good point.

  2. Oh! Sorry, guess I was just nitpicking 🙂

    • No prob. Thanks for leaving a comment here. I thought nobody would bother to comment on a review of a 20 year old apartment building. Guess I was wrong. 🙂

  3. Don’t forget about the coming mrt project behind The forum. I guess the only condo in KL nearest to mrt station in the near future. How’s convenience!!

  4. Will the LRT be linked to the MRT network seamlessly?

    • It’s actually part of the new LRT network. And the one behind the forum is actually the exchange hub for the line.

      Plus, I have to say, I have seen the new buildings by the Forum, and the workmanship is seriously lacking compared to the old building, and is already showing serious sign of wear and tear despite being less than 5 years old.

  5. Ops I just realised I wrote “by the Forum”. I meant new buildings near the Forum.

  6. Can i get a fully furnished condo on rent over here ?

    I am working in GTower and would be great if i can get a condo in Forum.

    What would be the possible rent for condo in Forum ??

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