Papillon Desahill, Taman Desa

Papillon Desahill, Taman Desa

Papillon Desahill is a medium rise condominium located in Taman Desa. The name of the condo was inspired by families of butterflies found on the location, hence their names and characteristics in French were adopted. Papillon is pronounced “Pappy-yawn”.



Papillon Desahill is built on 4.5 acres of freehold land. It consists of two blocks of 15-storey condo with a total of 225 units. the condominium offers four types of typical units and exquisite penthouses in the form of duplexes.



Located within the Taman Desa neighborhood, Papillon Desahill is also close to nearby areas such as Mid Valley City, Kerinchi, Taman Seputeh and Kuala Lumpur. It is easily accessible via Federal Highway, Old Klang Road, New Pantai Expressway, Sprint Highway and KL-Putrajaya Highway.



Papillon Desahill is near to lots of commercial areas, food outlets, schools (SMK Taman Desa and SK Danau Perdana), Taman Desa Medical Centre, shopping malls (Mid Valley Megamall and The Gardens) and many others.



Property Details

◦Name: Papillon Desahill

◦Address: Jalan Desa Utama, Taman Desa, Kuala Lumpur

◦Developer: Zeus-TNB Properties

◦Project Manager: Peter’s Group of Companies

◦Completion Date: March 2011 (estimate)

◦Type: Condominium

◦Tenure: Freehold

◦No. of Blocks: 2

◦No. of Storey: 15

◦No. of Units: 225

◦Maintenance Fee: RM0.25 psf

◦Launch Price

◦RM480,000 – RM800,000 (Typical)

◦RM1.1 mil – RM1.6 mil (Duplex Penthouse)

Layouts

◦Type A

◦Typical unit

◦1,712 sf

◦3+1 bedrooms, 4 bathrooms, 1 balcony

◦1 dry kitchen, 1 wet kitchen, 1 dry yard

◦Type A1

◦Typical unit

◦1,784 sf

◦3+1 bedrooms, 4 bathrooms, 1 balcony

◦1 dry kitchen, 1 wet kitchen, 1 dry yard

◦Type B

◦Typical unit

◦1,322 sf

◦2+1 bedrooms, 3 bathrooms, 1 balcony

◦1 dry kitchen, 1 wet kitchen / dry yard

◦Type C

◦Typical unit

◦2,059 sf

◦3+1 bedrooms, 4 bathrooms, 1 family area, 1 balcony

◦1 dry kitchen, 1 wet kitchen, 1 dry yard

◦Exquisite Type

◦Duplex Penthouse unit

◦16 units

◦Built-up: 2,495 – 3,661 sf

Facilities

◦3-tiered security system

◦Infinity lap pool

◦Wading pool

◦Jacuzzi

◦Sun deck

◦Tai chi garden

◦Multi-purpose court

◦BBQ area

◦Children’s play area

◦Gymnasium

◦Cafeteria

Market Trends





Analysis

Papillon Desahill is developed by Zeus-TNB Properties, which is a collaboration between TNB and Zeus (a subsidiary of Peter’s Group). This is Zeus’ first major project, while the former has a few high profile projects underway in the city.



Papillon Desahill is a low density development as there are only eight units on each floor for both blocks. The units are arranged in four pairs of semi-D like layouts, which clearly shows that the privacy of each unit is well taken care of.



Apart from that, Papillon Desahill also provides exclusive privacy to residents, as all bedrooms in each unit come with ensuite bathrooms. Among other benefits are each condo unit includes solid timber flooring of bungalow standards in all bedrooms, air conditioning units in all bedrooms, living and dining rooms, quality and branded bathroom fittings, an intercom system and large windows enabling optimal flow of light.



In terms of layout plans, the units come with practical designs as the developer separate the kitchen area into a dry and a wet area for convenience when it comes to cooking. Further to that, the condo is also specially designed with two accesses into the kitchen area via the living hall and also the bedroom corridor. Apart from that, it is also worth mentioning that the condo units are spacious, particularly the bedrooms.



As for the location, Papillon Desahill is located away from the hustle and bustle of the Old Klang Road. This is definitely a plus point as these days many new developments tend to be developed along the highways which actually contribute to noise pollution and also dust.



However, Papillon Desahill is actually sharing the same access road as its neighboring low to mid range apartments. Even though Papillon fetches a high market value, the other properties of lower values in the neighborhood could indirectly affect the condo’s high-end status.



In year 2006, there was a tragic landslide reported at an area within Taman Desa, which killed an Indonesian worker. Even though Papillon Desahill is not located exactly at the landslide scene, this incident might indicate that the soil at this area, and possibly the nearby areas, are not stable. This shows that there is possibility of landslides occurring in the future.



Pricing wise, Papillon Desahill belongs to the higher range of condos as its prices start from RM480,000 onwards. As most of the other developments within the same area fall under the low to mid range types, the high-end condo obviously stands out in terms of its value.



Even though Papillon Desahill’s price is considered “expensive” by certain group of people, the price of real estate especially the landed properties around Taman Desa are double to triple the price of this condo. So, for a freehold spacious condo that comes with full condo facilities at a great location, the price is justifiable.

Palm Spring, Kota Damansara

Palm Spring, Kota Damansara

Palm Spring (also known as Palm Spring Condominium) is a high density condominium located in Kota Damansara and developed by Muafakat Kekal. It comprises of 6 condominium blocks with a total of 2,180 condominium units. Each block has U-shape design thus one cannot see the passage far due to the U-shaped corridor. There are 329 parking bays provided plus 38 parking bays for visitors.



There are several amenities available nearby. Just besides Palm Spring, there are rows of shop that comprise of a number of cafes, restaurants and 7-Eleven. Within short driving distance, residents can reach prime shopping malls, namely The Curve, Cineleisure and IKANO Power Centre as well as a hypermarket, Tesco Damansara and the renowned Swedish furniture store, IKEA.



All these malls are connected to each other and one can walk through all of them. These malls contain chic and fancy restaurants, branded apparel stores and also leisure centers, such as karaoke center, cinema and bowling center. Not only that, it is just within minutes away from 1-Utama Shopping Center.



In terms of accessibility, Palm Spring is accessible via Jalan Damansara, Lebuhraya Damansara Puchong (LDP), Penchala Link and NKVE. Residents can utilize any of these options to reach the city center. It requires about 30 minutes reaching the city centre.



Property Details

◦Name: Palm Spring (also known as Palm Spring Condominium)

◦Address: Jalan PJU 3/29, Section 13, Kota Damansara, 47810 Petaling Jaya, Selangor

◦Developer: Muafakat Kekal

◦Completion Date: 2005

◦Type: Condominium

◦Tenure: Leasehold

◦Built-up: 915 – 1,259 sq ft

◦No. of Blocks: 6

◦No. of Units: 2,180

◦Subsale Price: RM163 psf

◦Rental: RM0.98 psf

Facilities

◦Clubhouse

◦7 swimming pools

◦Children’s wading pool

◦Indoor badminton court

◦Gymnasium

◦Sauna

◦Jacuzzi

◦Tennis court

◦Nursery

◦Children’s playground

◦Kindergarten

◦Golf-putting ground

◦Multi-level car park

◦24-hour security with smart card access system

Market Trends





Analysis

The Management and joint committee members have strengthen the effort to tighten the security, i.e. bringing in new security guards, implementing new CCTV camera at pedestrian entrance, touch card system with photos on every residents.



Most of the initial buyers of earlier blocks development have gained much capital appreciation from the investment, as they managed to sell them below developer price, which was the later launched price of the later blocks. Thus, initial Palm Spring’s owners have no problem to scrap their investments with profit than later owners. But then the developer had difficulties to sell the later units due to the complaints by the residents as well as the residents opt to sell their units at more attractive price than offered by the developer.



Furthermore, just passing by Palm Spring, one can evidence the parking issue that the residents are suffering as there are rows of cars parked on the roadside next to Palm Spring every single day and night. It is not surprising though, as Palm Spring comprises of 2,180 units but has only 329 parking bays to cater these residents. As more than half of the residents have to park their cars outside of the compound, they have to bear the risk of their cars being stolen and vandalized.



In order to access to Palm Spring, you have to struggle in massive traffic congestion along Persiaran Surian that connects Kota Damansara and Lebuhraya Damansara Puchong (LDP). The road is shared with thousands of residents from the over-developed Kota Damansara vicinity. Not only that, the tunnel was also flooded as heavy rain occurs due to bad drainage system.



The traffic congestion is also worsened by the rows of illegal car parking by Pelangi Damansara’s residents on the roadside of the main road. The traffic is not getting better even during weekends; as there are massive crowds utilize the road to reach the Mutiara Damansara shopping mall enclave.

Ken Damansara III, Petaling Jaya

Ken Damansara III, Petaling Jaya

Ken Damansara III (also known as Ken Damansara 3) is a freehold condominium nestled in SS2, Petaling Jaya. It was developed by Ken Property and completed in 2008. It is the third condominium developments by the developer in the same vicinity. The condominium neighbours Ameera Residences and Jasmine Towers.



Ken Damansara III comprises of 216 apartment units in two 21-storey condominium blocks. Units are available in two layout types with built-up area of 1,057 sf and 1,200 sf. The property was launched from RM180,000 to RM290,000, each excluding any parking bay. Buyers had to fork out RM18,000 for each parking bay. In addition, initial buyers were given discounts for 10% for the first week and 5% for the second week.



Residing in SS2, Ken Damansara III is nearby plenty of amenities. First of all, it is within walking distance to SS2 commercial hub, which houses plenty of stores, restaurants, cafes, food court, pet shops, banks and others. In addition, there are numerous shopping centers located within short driving distance including 1 Utama, The Curve, Digital Mall, Tesco Damansara, Giant Mall and Tropicana City Mall.



Ken Damansara III is also nearby loads of factories and office buildings such as Sin Chew Daily building, British American Tobacco building, Stamford Food Industries factory and Dutch Lady Milk factory.



In terms of accessibility, one can access Ken Damansara III via plenty of roads including Jalan 17/21, Jalan 19/8 and Lebuhraya Damansara-Puchong (LDP). One can easily reach plenty of prime spots of Petaling Jaya via these accesses.



Property details

◦Name: Ken Damansara III (also known as Ken Damansara 3)

◦Address: Jalan SS 2/72, 47400 Petaling Jaya, Selangor

◦Developer: Ken Holdings

◦Completion Date: October 2008

◦Type: Condominium

◦Tenure: Freehold

◦No. of Blocks: 2

◦No. of Storey: 21

◦No. of Units: 216

◦Built-up: 1,057 and 1,200 sf

◦Launch Price: RM180,000 – RM290,000

◦Subsale Price: RM275 psf

◦Rental: RM1.20 psf

Layouts

◦Type A – 1,200 sf

◦Type B – 1,057 sf

Facilities

◦Swimming pool

◦Children’s wading pool

◦Cafeteria

◦Nursery

◦Children’s playground

◦Gymnasium

◦Multipurpose hall

◦24-hour security with access card

Market Trends





Analysis

Ken Holdings Group has been in property development industry since 1996. The company started to develop their first condominium in 2000 via Ken Damansara I, which located not far away from Ken Damansara III. Other property developments by the company include Ken Bangsar, Ken Aman Terrace, and Ken Ocean Villas in Batu Ferringhi.



The facilities and amenities within Ken Damansara III are just average – even though they look very modern and well-designed. The walkway from the car park to the lift lobby is narrow. Besides that, the swimming pool is also small and not comfortable to be used by 10 people at the same time. The gymnasium is also small as well. Unlike other condominiums, there is no wading pool and tennis court built. Furthermore, there is no built-in point for air-conditioner and extra features like kitchen cabinet.



Ken Damansara III is sandwiched between low cost flats. These low cost flats are located very near to the condominium. Also, there is a new development behind the condominium, which is a low cost shop lot. The area is also very dirty as the residents from the flats throw rubbish everywhere around the condominium.



Besides exclusivity, security problem is also another issue highlighted by the residents of Ken Damansara III. This feeling by the residents is because of the residents at the low-cost residential may include foreign commercial workers, “mat-rempit” and drug addicts.



Roads in SS2 and surrounding areas are congested at most times. As most of these roads are between rows of houses and shops, these roads are narrow and not sufficient to cater motorists’ need. Plus, the problem is worsened by cars being parked on the roadside.



Loads of investors of Ken’s products are disappointed by the company’s marketing strategy. Ken Damansara III is marketed as the cheapest condominium in the enclave to mislead buyer to buy the development, as it did not include a parking space. After adding the parking space, its launched price was RM180 psf instead of RM162 psf.

Kiara 163, Mont Kiara

Kiara 163 (formerly known as D’Kiara Place) is an integrated freehold commercial development nestled within the global village, Mont Kiara, right next to the established Plaza Mont Kiara.

The gross development value (GDV) of Kiara 163 is reported to be at RM875 billion. It is supposed to be launched in December 2008, but postponed, and now it is reported to be launched by end of 2010.

Kiara 163 comprises a retail podium with food and beverage outlets, a 2,500 seat auditorium, a 23-storey office tower and two 42-storey blocks of serviced apartments. The serviced apartments will be managed by Swiss-BelHotel Hotels.

Its retail store will occupy 3 floors (including a basement floor) out of the 7-storey podium, and will become a new neighborhood shopping mall to cater everyday’s needs with food outlets, a supermarket, specialty stores and service providers. The remaining 4 floors are for the auditorium for concerts, performances, conferences and meetings.

As for the serviced apartment at Kiara 163, there are a total of 584 units within the two 42-storey towers. Tower A comprises of only 202 units of apartments and penthouses with bigger built-up than Tower B that consists of 382 units.

The facilities at Kiara 163 for the residents include a swimming pool, Jacuzzi, glass-walled gym surrounded by water, squash court with garden setting and an entertainment pavilion. There are also 6-storey multi-storey car park, 4-storey basement car park and 1-storey basic facilities.

Property Details

• Name: Kiara 163 (formerly known as D’Kiara Place)
• Address: Jalan Kiara 1, Mont Kiara, 50480 Kuala Lumpur
• Developer: YNH Property
• Completion Date: December 2013 (estimate)
• Type: Mixed Commercial & Residential
• Tenure: Freehold
• No. of Blocks
  • Office Block: 1
  • Service Apartment: 2
  • Retail Centre & Auditorium: 1
• No. of Storey
  • Office Block: 23
  • Service Apartment: 42
  • Retail Centre & Auditorium: 7
• No. of Units
  • Serviced Apartment: 584
• Land Area: 6 acres
  • Office Tower: 175,000 sf
  • Serviced Apartment: 595,000 sf
  • Retail Podium: 142,000 sf
  • Auditorium: 175,000 sf

Facilities

• Serviced Apartment
  • Swimming pool
  • Jacuzzi
  • Floating gymnasium
  • Squash court with garden setting
  • Entertainment pavilion

Analysis

With One Mont Kiara is nearing completion, YNH will really have a tough time to sell its development here, because these two developments are almost identical. In terms of workmanship and quality, One Mont Kiara is a sure winner since it is developed by more reputable boutique developer Ireka, which is well known for its fashionable i-Zen development series.

Kiara 163 is strategically located at the ‘entrance’ of Mont Kiara, making it strategic for retail and business. However, due to extreme developments within the vicinity, Mont Kiara is now becoming a concrete jungle with a very congested population. It also causes bad traffic jams around the area during peak hours.

OBD Garden Tower, Taman Desa

OBD Garden Tower is a freehold condominium located in Taman Desa. It is sited amidst lush greenery and just minutes away from vast array of amenities. It neighbours Sri Lempah flats, Faber Ria, Desa Permai and Papillon Desahill. It comprises two 20-storey tower condominiums and a 5-storey low-rise condominium.

Nestled in the matured neighborhood of Taman Desa, OBD Garden Tower is well served by plenty amenities surrounding it. It is about 10 minutes drive to Mid Valley City that houses two established shopping malls, Mid Valley Megamall and The Gardens. Besides that, it is about 500 meters away from Taman Desa’s CBD. For recreational activities, there are Desa Water Park, Taman Desa Lake and Taman Desa Park.

There is an international school located just a stone’s throw away from OBD Garden Tower, namely Japanese International School. There are also a few local government schools nearby namely SMK Taman Desa, SRA Darul Ulum, SK Taman Desa and SMK Desa Perdana and all located within 1 km radius.

For accessibility, OBD Garden Tower is reachable via vast array of expressways. Jalan Desa Utama is accessible via Jalan Klang Lama and Lebuhraya Hubungan Timur-Barat. Besides that, it is within close proximity to Federal Highway, New Pantai Expressway (NPE) and Penchala Linik accesses.

Moreover, there are several train stations nearby, including KTM Komuter Seputeh, KTM Komuter MidValley and RapidKL LRT Abdullah Hukum stations. The nearest station is KTM Seputeh Komuter which is about 1 km from the condominium.

Property Details

• Name: OBD Garden Tower
• Address: Jalan Desa Utama, Off Jalan Kelang Lama, 58100 Kuala Lumpur
• Developer: UDA Holdings
• Completion Date: 1993
• Type: Condominium
• Tenure: Freehold
• No. of Blocks: 3
• No. of Storey: 5 & 20
• Land Area: About 3 acres
• Built-up: 1,292 – 1,628 sf
• Subsale Price: RM280 – RM343 psf
• Rental: RM1.82 – RM2.19 psf

Facilities

• BBQ area
• Covered parking
• Mini market
• Sauna
• Tennis court
• Cafeteria
• Gymnasium
• Children’s playground
• Swimming pool
• 24-hour security

 

Analysis

Right from the balcony of OBD Garden Tower, one can enjoy mesmerizing view of Kuala Lumpur city centre skyline and Taman Desa neighborhood. Besides the view, the air here is better and cleaner than most areas within the Klang Valley.

OBD Garden Tower is popular among Japanese expatriates. There is a big Japanese community lived in the condominium. In fact, there are a Japanese restaurant and Japanese mini market located in the condominium. It is convenient for the Japanese expatriates to stay here as Japanese Club of Kuala Lumpur is just nearby. Furthermore, there is a shuttle bus for their kids to the Japanese International School.

OBD Garden Tower is a nice place to stay and good for investment as well. It offers nice surrounding amidst greenery and located just minutes away from prime areas. Meanwhile, in terms of investment, it delivers decent rental yield at 7%.

Windsor Tower, Sri Hartamas

Windsor Tower is a serviced apartment located beside Hartamas Shopping Centre and Plaza Damas, along Jalan Sri Hartamas 1. It is also located next door to Waldorf Tower, Mayfair and Puncak Prima.

Windsor Tower is a single 28-storey apartment block building which comprises a total of 446 units. Units available measuring from 500 sf to 1,735 sf. There are several facilities provided by the developer, which include swimming pool, gymnasiums, games room, business center, spa pool, sauna and squash court.

Living in Windsor Tower, residents can access plenty of amenities just besides the building. There are plenty of eateries spots including chic cafes and bars residing in Plaza Damas and Hartamas Shopping Center.

Not only that, Windsor Tower is also within short driving distance to Desa Sri Hartamas commercial center which packed by rows of clubs, bars, fancy restaurants and boutiques. There is also True Fitness located in Desa Sri Hartamas as well. The serviced apartment is also near to Wilayah Mosque as well as government complexes at Jalan Duta.

There are numerous route options to get in and out from the area. One can opt for either Jalan Duta – Jalan Kuching or Sprint highway to get into Kuala Lumpur city. Besides that, from Jalan Duta, you can access PLUS highway to head north. From Sri Hartamas, going to the KL city consumes around 15 minutes and getting to Damansara Heights takes less than 10 minutes. You can also use Penchala Link which is just nearby to access Taman Tun Dr Ismail and Damansara.

Property Details

• Name: Windsor Tower
• Address: Jalan Sri Hartamas 1, 50480 Kuala Lumpur
• Developer: Mayland
• Completion Date: July 2007
• Type: Condominium
• Tenure: Freehold
• No. of Blocks: 1
• No. of Storey: 28
• No. of Units: 446
• Built-up: 500 – 1,735 sf
• Launch Price: RM429 psf
• Subsale Price: RM520 psf
• Rental: RM2.60 psf

Layouts

• Type A (1,210 sf)
• Type B (500 sf)
• Type C (1,230 sf)
• Type D (1,220 sf)

Facilities

• Swimming pool
• Wading pool
• Jacuzzi
• Spa pool
• Sauna
• Squash court
• Activity room
• Gymnasium
• Snooker room
• Movie room
• Aerobics and dancing room
• Music and karaoke room
• Nursery
• Cafeteria
• Aquatic garden
• Children playground
• Barbecue pit
• Business center
• I-Zone School
• Broadband internet access
• 24-hour security with CCTV
• Smart Card Access System

Analysis

Windsor Tower is another development from the infamous developer, Malaysia Land Properties, also known as Mayland. The company has been accused at almost each of its development for bad workmanship as well as low quality material used. Among the worst property done by Mayland is Sri Putramas I condominium which passer-by can evidence the crack on the building as well as cheap paint used.

There are many problems associated with Mayland in terms of quality and business ethics including from bad workmanship, cheap material used to slow handover. Among projects done by the Mayland are Parkview, Maytower, Mayfair, Dorchester, Menara Hartamas, Hartamas Shopping Center, Hartamas Superlink, and Prima Regency in Johor Bahru.

As for Windsor Tower, the owners claimed that they have to wait no less than 4 years before they received their keys. The apartment is set to be completed on October 2007, but it was handed to owners in the end of 2008, and still with scrappy work. Not only that, the owners also found that there are several defects on the unit. They also claimed that the quality of repair works is also low and not properly done. This also happened to previous Mayland projects, such as Sri Putramas I.

Besides that, Taylor’s College Sri Hartamas Campus was just open below the apartment which will contribute to traffic and parking congestion. Even though these students are likely to be potential tenants for Windsor Tower, most people foresee the students only will create chaotic in the area as well as push the rent down. By logic, these students would opt for Puncak Prima condominium than this expensive Windsor Tower, which is way too expensive for students.

Apart from the price escalation of Windsor in a short term period, its occupancy rate is still very low. It is reportedly to be about 30% in terms of occupancy rate for the mean time. Perhaps, the escalation of price is due to the speculation. If you are thinking to own or rent a unit, perhaps you should take a good look on this as well as other Mayland properties.

Lumina Kiara, Mont Kiara

Lumina Kiara is a development that encompasses 2 towers of condominium blocks and semi-detached houses on a 2.35 acres freehold land. It is a gated and guarded hilltop residence that located along Jalan Duta Kiara at Mont Kiara, Kuala Lumpur. The developer of Lumina Kiara is ECH Development & Management. The development is scheduled to complete in year 2010.

The 2 towers of condominium blocks at Lumina Kiara are each 23-storey and 29-storey respectively. Both towers only house 104 units, and there will be only 6 units on each floor. The 2 low density blocks are divided into 4 different types; which are 52 units of Avantgarde, 31 units of Maisonette, 14 units of Premiere and 7 units of Penthouse.

The Avantgarde is a single storey with built-up area of 1,448 sf, 2+1 rooms / 3+1 rooms, 3 bathrooms and a large living and dining room. On the other hand, the Maisonette and Premiere are duplex with built-up area of 2,552 sf and 3,152 sf respectively. Each of them has 4+1 rooms, 5 bathrooms, a large living and dining room. The exclusive penthouse is a tailor made single deluxe storey with a built-up area of 3,152 sf, 4+1 rooms, 5 bathrooms, dry/wet kitchen, a large living and dining room.

Apart from that, there are 12 exclusive units of 3-storey semi-detached houses in Lumina Kiara. Each unit of semi-detached house will have a spacious built-up area of 4,100 sf and an average plot size of 2,900 sf. It includes a large living room and dining room, dry and wet kitchen, 5+1 rooms and 6 bathrooms.

Each unit of semi-detached house at Lumina Kiara will have a private lift, while there will be 3 lifts (inclusive of 1 service/fire lift) served to each floor of the condominium. There are total of 282 car park bays available in the entire condominium. Each unit of Avantgarde and Maisonette comes with 2 car park bays while each unit of Premiere and Penthouse comes with 3 car park bays. An additional car park is available on the first come first served at the price of RM50,000 per lot. Also, there are 13 lots ready for the motorcycle parking.

Lumina Kiara is situated at one of the most sought after area in Mont Kiara, as the area not just surrounded by plenty of amenities but magnificent valleys and hills. It is located between Mont Kiara Meridin and La Grande Kiara. There are shopping centers at the vicinity area to serve the residents such as Solaris Mont Kiara and Plaza Mont Kiara.

Also, international schools namely Mont Kiara International School, Garden International School and French International School and several of government schools are found within the residential area. Apart from that, there are also golf clubs like Selangor Club and Bukit Kiara Equestrian Club, national science center and a reserved garden within few minutes drive away from Lumina Kiara as a recreation for the residents during their weekends.

Lumina Kiara can be easily accessible through several prime roads and highways such as Jalan Bukit Kiara, Mont Kiara, Jalan Duta Kiara which there is a bridge linking to Solaris Mont Kiara, SPRINT Highway, NKVE Highway, Penchala Link and the new DUKE Highway. Besides, it takes only 15 minutes of driving to get to Kuala Lumpur City.

Property Details

• Name: Lumina Kiara
• Address: Jalan Duta Kiara, Mont Kiara, Kuala Lumpur
• Developer: ECH Development & Management
• Completion Date: 2010
• Type: Condominium & Semi-D
• Tenure: Freehold
• No. of Blocks: 2
• No. of Storey
  • Condominium: 23 & 29
  • Semi-D: 3
• No. of Units
  • Condominium: 104
    • Avantgarde: 52
    • Maisonette: 31
    • Premiere: 14
    • Penthouse: 7
  • Semi-D: 12
• Built-up
  • Condominium
    • Avantgarde: 1,448 sf
    • Maisonette: 2,552 sf
    • Premiere: 3,152 sf
    • Penthouse: 3,152 sf
  • Semi-D: 4,100 sf
• Maintenance Fee
  • Condominium: RM0.25 psf (sinking fund – 10% of maintenance)
  • Semi-D: RM500 (optional RM300 for facilities outside condominium)
• Launch Price
  • Condominium: From RM425 to RM520 psf
  • Semi-D: From RM2.6 million

Facilities

• Condominium
  • Gymnasium
  • Large, heated infinity swimming pool
  • Children’s wading pool
  • Children’s playground
  • Crèche room
  • Ladies’ & men’s changing rooms
  • Sauna
  • Function/multi-purpose hall
  • Landscaped garden
  • BBQ garden
  • Guardhouse
  • Management office
  • Lifts
  • Car parking bays
• Semi-D
  • Guardhouse
  • Landscaped area
  • Refuse collection
  • Facilities outside the condominium

 

Analysis

The developer of Lumina Kiara, ECH Development & Management, is a new developer. Somehow, this company is the owner of The Beach Club, Nuovo, Poppy & Passion, so it shouldn’t be a problem for it to take over this development.

Since the total 104 units from different types of layouts, their allocation are different as well. From level 1 to level 8, there will be 6 units of Avantgarde on every floor; from level 9 to level 22 there will be 4 units of Maisonette on every 2 floors and 1 unit of Premiere on every floor; for level 23 there will be 1 unit of Penthouse and 4 units of Avantgarde; from level 24 to level 29 there will be 1 unit of Penthouse on every floor and 1 unit of Maisonette on every 2 floors.

The residents of Lumina Kiara can stay at this luxurious sanctuary with peace of mind as it is completed with specific security and safety features. For semi-detached house, each unit will have a guardhouse with CCTV and intercom. The boom gate only can be operated by an access control card which only possessed by the house owners.

On the other hand, each unit in the condominium will be completed with CCTV and intercom as well as provided an access control card to operate the front boom gate, a special coding system with finger print system to enter the side entrance, CCTV at selected locations which can be viewed from individual TV screen and an access control card to enter the lift lobbies.

There are 2 entry/exit points in the condominium. One of them is from the front at ground level, and another one is from the side directly to Basement 2. The front entrance is accessible by the access control card and under 24-hour guarded, while the side entrance is only accessible by the special coding system with the finger print system. There is also another entry point from the side directly to Basement 1 but this is only strictly for the maintenance trucks.

In the early 1900s, Mont Kiara is just a rubber plantation. Now, it becomes one of the top ten precincts in the Klang Valley area, as it is full of high-rise condominiums, luxurious houses, restaurants, schools and offices. Its strategic location not just attracting Malaysians but also expatriates from oversea.

Just the location of the Lumina Kiara, we can see that there are a lot of other residences at the surrounding, such as Mont Kiara Bayu, Mont Kiara Aman, Mont Kiara Astana, Mont Kiara Sophia, Mont Kiara Damai, Mont Kiara Pelangi, Mont Kiara Palma, Mont Kiara Pines, and so on. Hence, it is not surprise that on the way back home to Lumina Kiara, there will be a problem of crowded and heavy traffic jam at the peak hours.

All units in the Lumina Kiara are having aesthetic interior designed with the quality of floor finishes and wall finishes. All the quality materials used including marble, timber, ceramic tiles, plaster and all-weather resistant paint, plaster and emulsion paint and so forth. The windows and balcony door are coated aluminium frame glazing.

In conclusion, Lumina Kiara is offering a comfortable and luxurious home to the residents, and also a good return on investments to the investors due to Mont Kiara’s high demand and popularity.

Solaris Dutamas, Mont Kiara

Solaris Dutamas, Dutamas

Solaris Dutamas (also known as Solaris @ Dutamas) is the successor to Solaris Mont Kiara by Sunrise. It is located in the vicinity of the Matrade building, Wilayah Mosque and the Government office complex at Jalan Duta. It was launched in April 2005 and the entire development will be completed by the end of 2009.

Sits on a 17-acre freehold site, Solaris Dutamas comprises 2.14 million square feet of built-up space that houses over 400 retail outlets, 1000 office suites and 800 designer suites. Office suites built-up sizes are ranging from 511 sf to 12,000 sf. In addition, Solaris Dutamas features two open piazzas that linked by a sheltered and air-conditioned corridor and flanked by tree-lined retail boulevards.

Solaris Dutamas is easily accessible by three major highways namely SPRINT Highway, North Klang Valley Elevated Highway (NKVE) and Damansara-Ulu Klang Elevated Highway (DUKE). Not only that, it is also reachable from Jalan Duta. It is just within close proximity from affluent neighborhoods such as Damansara Heights, Mont Kiara, Desa Sri Hartamas and Kenny Hills.

Property Details

• Name: Solaris Dutamas (also known as Solaris @ Dutamas)
• Address: Off Jalan Duta, Kuala Lumpur
• Developer: Sunrise
• Completion Date: End 2009
• Tenure: Freehold
• Type: Serviced Residence, Office, Retail, Corporate Tower
• No. of Units
  • Serviced Residence: 800
  • Office: 1,000
  • Retail: 400
• Land Area: 17-acre
• Built-up
  • Serviced Residence: 672 sf to 1,238
  • Office: 511 – 12,000 sf
• Maintenance Fee
  • Serviced Residence: RM0.35 psf
• Launch Price
  • Serviced Residence: RM400 – RM500 psf
• Subsale Price
  • Serviced Residence: RM550 – RM650 psf
  • Office: RM500 – RM600 psf
  • Retail: RM900 – RM1,200 psf
• Rental
  • Serviced Residence: RM2.50 – RM3.00
  • Office: RM4.00 – RM5.00 psf
  • Retail: RM3.00 -  RM8.00 psf

 

Analysis

Sunrise is a renowned and an award-winning property development company. It is ranked among the Top Ten in The Edge Malaysia’s Top Ten Property Developers Award for seven consecutive years from 2003 to 2009. The company is the one behind most successful developments in Mont Kiara enclave such as 10 Mont Kiara, Mont Kiara Banyan, Kiara Designer Suites and Plaza Mont Kiara. The company has gained trust from investors for all over the years.

Its 800 designer suites or serviced apartments units are all allocated in the three tower blocks, namely Park Tower, Boulevard Tower and Urbane Tower. The towers also house office suites from ground up to the fifth level. The serviced apartments have built-ups from 672 sf to 1,238 sf. There are a total of 288 units in Park Tower and they are priced from RM249,000 to RM496,000. Boulevard Tower comprises of 240 units of designer suites and each unit is priced from RM269,900 to RM543,600.

Each service apartment at Solaris Dutamas comes with built-in wardrobe in master bedroom and second room (depends on unit), full air-conditioner system, water heater, kitchen cabinets and appliances including hood, hob, oven, washing machine, dryer and refrigerator, and a parking bay.

In term of facilities, Solaris Dutamas features a multi-purpose hall cum badminton court, gymnasium, lap pool, children wading pool, BBQ pit, changing rooms, games room, access control and CCTV system. The office suites in Park Tower and Boulevard Tower have built-up sizes ranging from 629 to 2,362 sf and they are tagged from RM232,000 to RM865,000 with maintenance fee at RM0.35 psf.

The strata-title shop offices are located in one of the two outer rows in Block A1 to Block A4. There are dual frontage 6-storey blocks with 2-storey retail lots facing one front and a 2-storey retail cum 2-storey office facing the other. Other 8-storey blocks named F1 to F4 are corporate suites with built-up sizes from 3,000 sf and also strata titled. Six upper floors from the 8-storey building are reserved for offices while the bottom two floors are retail floors. Blocks B1 and B2 comprise of 160 office suites of the 8-storey buildings. There is another 21-storey office tower that will be sold at RM150 million in the area.

The developer claimed that the commercial development of Solaris Dutamas was 50% sold even before its official launch. Most units were sold within months after the launch. It portrays this project is very well received by investors and also shows is has great potential to succeed.

Prospective buyers need to check how many parking lots is allocated as normally only one is allocated. Extra parking lots are given only if there is free space available, but it is believed that management is not selling any due to them collecting parking fees now.

It has been a trend nowadays for a development to comprise of residential, office and shopping centre. This concept is received well by the public. Among similar developments are Mid Valley City and Plaza Damas. Both are successful projects to deliver good returns to investors.

Seni, Mont Kiara

Seni (also known as Seni Mont Kiara) is a tastefully designed condominium nestled in the posh Mont Kiara enclave. It is another remarkable collaboration project in the i-Zen development series between the Ireka Group, via Aseana Properties Limited’s unit Amatir Resources, and CapitaLand Financial.

Why it is called “Seni”, a Malay word for art? This would definitely because its signature features that include a 2000 sf art gallery, designer Karl Princic’s lush landscaped 5-acre garden that based on an island concept and Chef Wan’s Cafe. Seni comprises of four condominium blocks, named Picasso, Van Gogh, Dali and Monet.

Seni comprises of two 40-level tower blocks and two 12-level low-rise blocks that house 605 units and more than 2,000 covered parking bays. Built-up areas of the high-rise units range from 2,411 to 3,714 sf while the penthouses are from 4,219 to 6,706 sf. The low-rise units have built-up areas from 2,336 to 3,401 sf, while the penthouses are from 4,047 to 5,479 sf.

Three parking bays are allocated to the typical units, while the penthouses are allocated between four and five parking bays. The developer claimed that 60% of the units will have unobstructed view of the Kuala Lumpur skyline. And the remaining units will enjoy the garden and pool view. These units are tagged from RM1.8 million onwards. Each unit at Seni comes with a private lift lobby, air-conditioners, kitchen cabinets, kitchen appliances, wardrobes, fully fitted bathrooms and water heaters.

Plenty of amenities surrounding the area to served the residents of Seni. There are Plaza Mont Kiara and Solaris Mont Kiara nearby for all the household needs. The neighborhood is also served by three international schools, namely the Mont Kiara International School, Garden International School and French International School. For recreational and sports activities, there are KLGC and KGPA golf clubs, Bukit Kiara Equestrian Club, Royal Selangor Club and the 470-acre Bukit Kiara Public Park located within close proximity.

Seni is well linked to major areas through several highways and prime roads including Sprint Highway, New Klang Valley Expressway (NKVE), Penchala Link, Kerinchi Link, Jalan Duta and the Duta-Ulu Kelang Expressway (DUKE).

Property Details

• Name: Seni (also known as Seni Mont Kiara)
• Address: Mont Kiara, Kuala Lumpur
• Developer: Amatir Resources
• Completion Date: August 2010
• Type: Condominium
• Tenure: Freehold
• No. of Blocks: 4
• No. of Storey: 40 & 12
• No. of Units: 605
• Land Area: 8.83 acre
• Built-up: 2,441 sf onwards
• Maintenance Fee: RM 0.25 psf
• Launch Price: RM1,809,000

Layouts

• Type A : 3,531 sf
• Type B : 2,906 sf
• Type C  : 2,441 sf
• Type D : 3,714 sf
• Type F : 2,437 sf
• Type G : 3,401 sf

Facilities

• Tennis court
• 2 Olympic-sized swimming pools
• Pool deck
• 5 Jacuzzi
• Water pavilion
• 2 children’s pools
• Library / resource centre / cafe
• Art gallery
• Squash courts
• Spa
• Nursery
• Function rooms
• Gymnasium
• Tai chi/yoga station
• Sculpture garden
• Shops
• Jogging track
• Private lift lobby (2 lifts serving 2 units & 1 dedicated service lift)

 

Analysis

Amatir Resources is a subsidiary to Aseana Properties Ltd. The company is a big name in property development industry, which is managed by Ireka Development Management. In fact, the company is listed in London Stock Exchange. While CapitaLand is a Singapore-based company, which is a huge property development company in Asia. Besides Seni, other developments under i-Zen series are i-Zen Kiara I, i-Zen Kiara II, Villa Aseana, One Mont Kiara and Kiaraville.

Seni is located right next to the NKVE Highway. Residents who lived facing the highway might suffer noise and air pollutions from the passing vehicles. Not to forget that it is quite an eye-sore.

Due to its high density feature, the maintenance fee of Seni is quite low at RM0.25 psf, as most condominiums’ maintenance fee in Mont Kiara enclave is above RM0.30 psf.

The price tagged of Seni by the developer is really high at RM740 psf. For such price, the subsale price after completion has to breach RM900 psf, and its rental should be around RM4.50 psf in order to deliver decent return towards investor. Can Seni deliver such return? Well, without any doubts this is a modern lifestyle that the developer is selling, just like VERVE Suites. But do not forget that there are over 600 units built here, making it lacks of exclusivity no matter how the developer tried to flip this fact with all the features (which are awesome by the way).

Gateway Kiaramas, Mont Kiara

Gateway Kiaramas is a serviced apartment nestled within the Mont Kiara area. It is developed by Asia Quest Holdings, the same developer for all Kiaramases residential in the enclave. This freehold development is expected to be completed by January 2010.

This 30-storey condo comprises of a total of 168 residential units. Gateway Kiaramas is a mixed development, which also has a total of 168 office suites on an 11-storey corporate tower. The residential units have built-up areas ranging between 743 sf and 3,563 sf.

Gateway Kiaramas is located exactly beside the Sprint Highway (Penchala Link) within the Mont Kiara enclave, and bordering Sri Hartamas. This new high rise development is easily accessible via major road networks namely the Sprint Highway (Penchala Link), North-South Highway (via Jalan Duta), Jalan Sri Hartamas 1 and Jalan Duta.

Gateway Kiaramas is within easy reach to shopping malls, schools, cafe© and restaurants, business centers and many others. The nearby amenities include Mont Kiara Business Center, Hartamas Shopping Center, Plaza Mont Kiara, Bangsar Village, Bangsar Shopping Center, SMK Sri Hartamas, French International School, Garden International School, Bukit Kiara Equestrian Club, Pantai Medical Centre, and Kuala Lumpur Golf and Country Club.

Property Details

• Name: Gateway Kiaramas
• Address: Mont Kiara, Kuala Lumpur
• Developer: Asia Quest Holdings
• Completion Date: January 2010 (estimate)
• Type: Condominium, Office
• Tenure: Freehold
• No. of Units:
  • Condominium: 168
  • Office: 168
• No. of Storey:
  • Condominium: 30
  • Office: 11
• Built-up: 743 sf to 3,563 sf
• Maintenance Fee: RM0.25 psf
• Launch Price: Between RM328,200 to RM1.84 mil

Facilities

• Multi-tiered security system
• Sky lounge
• Fitness centre
• Aquascape garden
• Sauna
• Hot water spa
• Lap pool
• Children’s playground

 

Analysis

Gateway Kiaramas was developed by Asia Quest Holdings, which is one of the well-known property developers within the Mont Kiara area. The developer of Gateway Kiaramas has had many proven track record of successful projects. Having successfully completed other developments such as Kiaramas Cendana, Kiaramas Sutera, Lanai Kiara and Vista Kiara, the developer’s good reputation in the local property market has truly demonstrated its credibility.

While traveling along the Sprint Highway (Penchala Link), it is totally impossible to miss out on Gateway Kiaramas, as it is located just right beside the highway. It definitely has an advantage, as it is easily accessible via the highway. However, as one looks at the privacy and exclusivity factors, the close proximity to the highway may be a drawback. Even though the units at Gateway Kiaramas do not directly face the highway and in fact face the opposite direction, the building is still considered to be too close to the highway.

Furthermore, property owners of Gateway Kiaramas are also expected to endure unpleasant noise pollution and dust. Apart from that, construction progresses from nearby new developments would further worsen the condition. Traffic congestion is also another daily issue as the expressway is well known for heavy traffic flow. The traffic issue is further aggravated by the area’s density as there would be more vehicles on the road within the area.

When one talks about Mont Kiara and Sri Hartamas areas, they are thought to be similar to “pots of gold”, as places like these are often highly sought after due to its high capital appreciation, as well as promising rental returns. However, as more and more new developments mushroomed at Mont Kiara, one should take note that this area has become very crowded with many high rise condominiums. Each of these condos is well planned and may not be densely populated but on the whole, it is the number of condominiums in the area that has contributed to the overall population.

Apart from that, potential property buyers are also reminded about the close proximity between Gateway Kiaramas and high tension power lines. When one drives around the area, one would notice the presence of the power lines running near to Gateway Kiaramas. However, the site has been declared safe by the relevant Malaysian governing body in regards to the radiation with a safety report issued.

Pricing wise, being located at an affluent area does indeed affect the market price of Gateway Kiaramas. Similar to other nearby developments, this condo falls in the range of medium to luxury residential development, with the maximum price set at RM1.84 mil. As the Mont Kiara vicinity fetches a high value, property owners are expected to enjoy approximately 20% of capital appreciation upon completion.

Kiaramas Cendana, Mont Kiara

Kiaramas Cendana is another property developed by Asia Quest Holdings. It is located in Mont Kiara, an area favored by expatriates and upper middle class Malaysians alike.

The developer seems to have learned from their experience in previous projects, especially complaints from its Kiaramas Sutera, to build a fine quality condominium this time. The facilities include a hot water spa, infinity edge lap pool, separate service lift lobby, and remote video surveillance system.

Kiaramas Cendana is a freehold residential with 29 storey high and built on elevated ground, 18 storey higher than existing neighboring developments. It is 416 feet above sea level, with panoramic views and is accessible through a new 80 feet wide tree-lined road.

Standard units are 1,650 – 2,460 sf built-up while penthouses are 2,852 – 4,830 sf built-up. Every unit comes with a water spa; separate shower area and long bath for every master bathroom; additional wet kitchen area, complete with worktop and a single bowl sink; extra utility room; 4 pair incoming lines for all your telephony and internet use; computer networking points to all bedrooms to enable shared internet surfing; large porcelain polished tiles (600mm x 600mm) for dinning area and other bedrooms; timber flooring for master bedroom; solid decorative door for all bedrooms; built in kitchen cabinets complete with homogeneous acrylic solid surface kitchen top; and 2 adjacent car park bays for standard unit and 3 adjacent car park bays for penthouses.

Tenants at Kiaramas Cendana can have the convenience of shopping for groceries in nearby Plaza Mont Kiara, while an international school is available in walking distance. Mont Kiara and Desa Sri Hartamas area are known for food and fine dinning, so there will not be a lacking of cuisine at night and during weekends. There are plenty of culinary to choose from be it western, locals, or fast food. Bars are also available at Plaza Mont Kiara for those who preferred to have a drink after work. For those who need to do simple shopping, one can drive 5 minutes to nearby Plaza Damas.

Property Details

• Name: Kiaramas Cendana
• Address: Mont Kiara, Kuala Lumpur
• Developer: Asia Quest Holdings
• Completion Date: March 2006
• Type: Condominium
• Tenure: Freehold
• No. of Storey: 29
• No. of Units: 184
• Built-up: 1,659 – 4,830 sf
• Maintenance Fee: RM0.20 psf
• Subsale Price: RM440 – RM500 psf
• Rental: RM3.00 – RM3.50 psf

Facilities

• Hot water spa
• Infinity edge lap pool
• Wading pool
• Barbecue area
• 2 adjacent car park bay
• Gymnasium
• Squash court
• Tennis court
• Cafeteria
• Sauna
• Jogging track
• Mini market
• Children playground
• 24-hour security surveillance
• Wired for remote video surveillance
• Separate service lift for loading and service lift for lobby

Analysis

Kiaramas Cendana is linked to Sprint Highway and residents could drive easily to Kuala Lumpur International Airport, the North Klang Valley Expressway, Petaling Jaya, Shah Alam and Port Klang if the traffic is smooth. Traveling to Kuala Lumpur city center will also be easy if the traffic is a breeze. As the area is near to a police station, it is quite safe and quiet in the surroundings. Kiaramas Cendana is also low in density, at least for the moment given that many projects are being carried out in the area.

After launching a few projects, Asia Quest Holdings has learned from its past experience and built Kiaramas Cendana with fine quality. The condominium is built on elevated ground and the view of KL city from your home is worthwhile. The developer has also made an effort to build Kiaramas Cendana with a concept of comfortable living environment and healthy lifestyle.

The area where Kiaramas Cendana resides is famous among expatriates, and owners should have no problem renting out the units. Security in the area is also good as there is a police station nearby. Not only that, residents who live here will also have easy access to variety of good culinary, which is what Sri Hartamas is famous for. Just a walk to nearby Plaza Mont Kiara, one can find cuisine of different types be it western, local, Japanese or fast food. One can also drive less than 5 minutes to Desa Sri Hartamas, where plenty of other restaurants and pubs are available.

There are also some factors that potential buyers need to look into before deciding on investing in Kiaramas Cendana. There are not much complaints about the quality of the built, but many would compare it with other better constructed condominiums around and find it still not the best in the area. Many preferred Kiaramas Ayuria for its quality and materials used. Well, these things are subjective and differed from one person to another.

There is also a problem with excessive developments in Mont Kiara. Those who bought homes here love the green scenery surrounding it, while enjoy its peaceful, quiet and exclusivity of the place. As more and more projects are being planned, the landscape of this area might be changed someday. Fortunately, Kiaramas Cendana is situated on the hillside slope of Mont Kiara, thus further away from the commercial area.

Traffic wise is ideal for those working in Sri Hartamas area, as it is less jam. If one needs to travel outside the area, such as Subang Jaya or KL city for work, one will find the access roads in/out of the area congested at most times. Besides that, public transportation will also be a problem for those without a car. There is rarely any bus service, with approximately one bus in an hour, while no LRT services at all. The only alternative to bus services is taxi services.

Although one could get their daily necessities and food with ease, for those that need to frequent shopping malls will have to travel about few kilometers away. This may change once shopping malls such as Solaris Dutamas and One Mont Kiara in the area are open.

Kiaramas Sutera, Mont Kiara

Kiaramas Sutera is a high-end condominium located in one of Kuala Lumpur’s most prestigious development area, namely Mont Kiara, an area that attracts many expatriates that reside in Kuala Lumpur. This condominium is developed by Asia Quest Holdings, which also developed several other condominiums in the area such as Vista Kiara, Lanai Kiara, Kiaramas Cendana, and Kiaramas Ayuria.

Kiaramas Sutera is a freehold 29-storey high condominium with 315 units in total and normally 3+2 and 4+3 built. The size ranges from 1,347 to 4,100 sf. The area is also linked with many access routes and this will be a convenience to car owners. The major highway that links the area is Sprint Highway.

This highway is accessible to Kuala Lumpur International Airport, the North Klang Valley Expressway, Petaling Jaya, Shah Alam and Port Klang. It is also accessible to Kuala Lumpur city center too and therefore, it is easy for one to travel around in car.

The surrounding area of Kiaramas Sutera is quiet, neatly developed and low in density. The surrounding is filled with hills and greenery, at least for the moment before any major development takes place. It is also near to two international schools namely Garden International School and Mont Kiara International School.

Residents can also access to Plaza Mont Kiara in a walking distance for food and dining as well as some groceries shopping. There are many offices in Plaza Mont Kiara, as well as nearby Desa Sri hartamas which is less than 5 minutes drive. The traffic in Hartamas and Bukit Kiara surrounding is a breeze if compared to most areas in Kuala Lumpur and Petaling Jaya.

Property Details

• Name: Kiaramas Sutera
• Address: Mont Kiara, Kuala Lumpur
• Developer: Asia Quest Holdings
• Completion Date: 2004
• Type: Condominium
• Tenure: Freehold
• No. of Storey: 29
• No. of Units: 315
• Built-up: 1,347 – 4,100 sf
• Maintenance Fee: RM0.20 psf
• Subsale Price: RM400 psf
• Rental: RM3.00 psf

Facilities

• Children’s splash and wading pool
• Half Olympic size swimming pool with water cascades
• A complete range of recreational, landscaping and community amenities
• Water sculpture
• Waterslide and fountains
• Barbeque area
• Car park
• Sauna
• Gymnasium
• Squash court
• Tennis court
• Business center
• Cafeteria
• Jogging track
• Mini market
• Nursery
• Salon
• Children playground
• 24-hour security surveillance
• Two tiered security electronic card access system

Analysis

The construction of Kiaramas Sutera is well done with the finest materials used and its workmanship. The developer has built the grand porte-cochere to welcome guests and visitors. Inside the house, you will get quality floor finishes, wardrobes, detached vanity area in master bathroom, separated shower areas and long baths and also advanced telecommunication infrastructure.

As for the shared facilities in Kiaramas Sutera, you will get good quality built of a hot water spa integrated with its natural surroundings, an aquascape that links a half Olympic size swimming pool with water cascades, water sculpture, children’s splash and wading pool, water slides, fountains, and a complete range of recreational amenities. It is also equipped with two tier security electronic card access system and 24 hour security.

Kiaramas Sutera is built in a low density area of Mont Kiara and is preferred by those who like to have privacy and quietness. It is also true for those who work around Sri Hartamas, as they do not have to travel too far to office everyday. It is also made convenient with food outlets just a walking distance to Plaza Mont Kiara or a few minutes drive to Desa Sri Hartamas. Furthermore, Sri Hartamas Shopping Center is located just minutes of drive away.

Although there are many advantages that attracts one in owning a unit at Kiaramas Sutera, there are equal amount of drawbacks to be considered too. One of it is the lack of public transport. Other than taxi and less frequent bus services, there is no other choice of public transport. It is important to consider purchasing a car for those that need heavy traveling.

On top of that, there is a slight noise pollution for some units that are facing Sprint Highway. Besides, some people also suggested that the facade of Kiaramas Sutera looks very rectangle and not modern. With so many new condominiums with futuristic architecture being constructed elsewhere, this one will look a decade old for some.

Vista Kiara, Mont Kiara

Vista Kiara is a condominium located in prestigious Mont Kiara and Sri Hartamas vicinity. Its development was targeted to cater small and medium sized families. This condominium is famous among expatriates as well as professionals.

Vista Kiara is built in twin towers which both consist of 28-storey block. These twin towers are named Triomphe and Concorde blocks, and designed in bold arch-forms with greenery landscaping and functional layouts. It is situated next to Flora Murni and Laman Suria in Jalan Kiara 3.

Nestled in one of the hottest area in Malaysia, there is no doubt that Vista Kiara is a dream home for most of us. You can easily access to NKVE highway, Jalan Duta and Sprint highway. Plus, it only takes minutes of driving to Plaza Mont Kiara and Solaris Mont Kiara. It is also nearby Garden International School and Mont Kiara International School.

Property Details

• Name: Vista Kiara
• Address: Jalan Kiara 3, Mont Kiara, Kuala Lumpur
• Developer: Asia Quest Holdings
• Completion Date: April 1997
• Type: Condominium
• Tenure: Freehold
• No. of Blocks: 2
• No. of Storey: 28
• Land Area: 6.8 acres
• Built-up: 1230 – 3210 sf
• Subsale Price: RM360,000 onwards
• Rental: RM2,000 onwards
• Maintenance fee: 0.20 per sf

Facilities

• Barbecue area
• Cafeteria (Japanese cafe)
• Club house
• Covered parking
• Gymnasium
• Jogging track
• Mini market
• Playground
• Salon
• Sauna
• Squash court
• Tennis court
• Badminton court
• Swimming pool
• Wading pool
• 24-hour security with CCTV around the area

Analysis

Vista Kiara is a good place to live if one works in Bukit Damansara, Sri Hartamas, Bangsar and Petaling Jaya areas. One can even view breath taking greenery hills or KLCC from the balcony and windows. It has one of the largest compound area for residents to walkabout and jog as compared to the newer condo which are more densed and compact. Besides, Vista Kiara also offers much privacy as each level only houses 4 units.

As Vista Kiara is located right in-front of Garden International School, which is convenient for families to send their kids to school, it also suffers traffic jam before and after the school period. Thus, it may take several minutes for residents to get pass of the area during school times.

There is a private access gate at the back of Vista Kiara which is only accessible by residents using the condo access card to Plaza Mont Kiara. Aside from that, the upcoming Mont Kiara One may also boost the marketability of Vista Kiara as residents can just take a 10 minutes walk via the back gate once MK1 is up and running.

Some complained that the common area of Vista Kiara is not very well maintained. Furthermore, there are also other facilities seem to be neglected by the management. Some residents lodged complaints about the badminton court cleanliness and gas pipes in the refuse area seem to be rusty. Maybe it is because of its 10 years of age. However, the management has since repainted the tennis court and badminton court. This condominium is managed by Triumph Vista Management.

If you are thinking to purchase or rent out a unit at Vista Kiara, make sure that you find one with enough covered parking. Most of the units come with one covered parking, and larger units come with two parking spots. There are also some units come with more than two units as the developed allowed buyers to purchase parking units upon purchase.

Another solution is to rent out the parking spot from other residents, or you can try your luck and ask the management for parking rental. Alternatively, one can join the bandwagon to park the car on the side of the street, but prepare to get summon by the traffic police, and also have to battle for nearest spot that is near to the entrance.

Before the economic downturn, the smallest basic unit (1,230 sf) at Vista Kiara was priced around RM450,000. But due to the downfall of property market these days, the price has slumped to around RM410,000 (Auction price as at Sept 2010). As for its rental, the rental was around RM2,400 for basic unit previously, but nowadays the price falls to around RM2,200.

Most of the units are partly or fully furnished, as most units are rented by expatriates who mostly prefer to have furnished units. Also, most owners love to rent their units to expatriates with furnishings to gain higher rental income.

Kiaramas Ayuria, Mont Kiara

Kiaramas Ayuria, Mont Kiara

Kiaramas Ayuria is another Mont Kiara project developed by Asia Quest Holdings. This condominium has the biggest piece of land among the other two Kiaramases, Kiaramas Cendana and Kiaramas Sutera, standing tall on a 9.155-acre freehold land, 470 feet above sea level. Kiaramas Ayuria is quite big comparing to the rest of the condominiums around Mont Kiara and Sri Hartamas area.

Mont Kiara or Bukit Kiara area is said to be easily accessible and only 10 minutes away from Kuala Lumpur city centre via Sprint Highway that will lead you to Jalan Duta, Damansara Heights and the North Klang Valley Expressway. Garden International School, Mont Kiara International School, Kuala Lumpur Golf & Country Club and Royal Selangor Club are just nearby.

Kiaramas Ayuria is developed by Asia Quest Holdings, an experienced developer, especially when it comes to condominiums. They have reasonable credentials, with developments such as Lanai Kiara, Vista Kiara, and Villa Banyan in the vicinity of the same area; plus some developments in Singapore and China.

There are three similar blocks in Kiaramas Ayuria, each block has 35-storey blocks and each block has 5 interlinked towers. This development has 480 condominium units with three 2-storey low-rise blocks, where the units seemed more exclusive. There are 4 types of single units and 4 types of duplex for you to choose from.

The standard units have built-ups from 1,600 to 2,000 sf; while 3,200 to 4,000 sf for the deluxe/penthouse units. For standard units, they all have 3+1 bedrooms, powder room and balconies. The view is great from the balcony so that is a plus point. Duplex units start from level 29, making them a double-up of the single units. The good thing about these units are – they have reasonably huge built-ups and not too expensive.

Property Details

• Name: Kiaramas Ayuria
• Address: Mont Kiara, Kuala Lumpur
• Developer: Asia Quest Holdings
• Completion Date: 2008
• Type: Condominium
• Tenure: Freehold
• No. of Blocks: 3
• No. of Storey: 28
• No. of Units: 480
• Built-up: 1,605 – 2,013 sf
• Maintenance Fee: RM0.25 – RM0.28 psf
• Launch Price: RM542,100 – RM2,058,000
• Subsale Price: RM550 psf

Layouts

• Type A & A1 (2,013 sf) (3+1)
• Type B (1,605 sf) (3+1)
• Type C (1,733 sf) (3+1)
• Type D (1,605 sf) (3+1)
• Deluxe/Penthouse (3,200 – 4,000 sf)

Facilities

• 2 lap pools
• Waterslide
• Water cascade
• Water sculpture at the porte-cochere of each block
• 520 ft long meandering aqua scape pool
• Half Olympic length swimming pool
• Children’s wading pool
• A hot water spa
• 2 tennis courts (flood-lit for night play)
• 1 squash court
• 2 indoor badminton courts within the multipurpose hall
• 2 children’s playground (1 covered and 1 open-air)
• Gymnasium (3 quarter of perimeter wall fully glazed)
• Multipurpose hall (cum badminton court)
• Barbecue pit
• Function room
• Sauna
• Condo management office

Analysis

All the units at Kiaramas Ayuria came with quality finishes with creatively designed layout. The ceiling height is 10 feet with 8 feet high windows and doors. The spaces are quite pleasant and comfortable. Plus the rooms, kitchen and dining rooms are well positioned. The walk-in-wardrobe in the master bedroom and an extra-large bathroom with long bath and shower cubicle.

Kiaramas Ayuria has a wide range of facilities with complete recreational, landscapes and also surrounding amenities. One of the most prominent features in Kiaramas Ayuria is the 520 foot long winding landscaped water feature around the towers.

There is a multi-storey car park caters to almost a thousand parking bays for the residents. Can you imagine the flow of traffic then? There are 2 adjacent car park bays for standard unit and 3 adjacent car park bays for penthouse/duplex unit. The facilities are on the podium itself and soon there will be townhouses built on it as well. The overall facilities in this condominium are quite complete and satisfactory, comparing to what the competitors are offering along with the price tags.

The thing about Kiaramas Ayuria is, there are choices of layouts and the pricing is quite reasonable for such mid-high luxuries. Since Kiaramas Ayuria is in a prime location with potentially high occupancy rates, one can expect high resale value with significant capital appreciation.

Kiaramas Ayuria is very nice, and it comes with a great price tag. Though the residents are potentially exposed to traffic congestion, the area is still a great location for investments. In fact, Kiaramas Ayuria is located on a quieter side of Mont Kiara, on top of a hill.