On Friday, 18 April, posted in a forum, read below,
Recently i have move in to MSQ condo to stay with my uncles for couple months while waiting my unit ready at Sterling Condo. I would like to share with everyone outside on this MSQ. According to my uncle he has been cheated by used to be a very famous developer. He said the so called luxury condo by the pricing more than 320K are crap and cheating people money. I can feel his pain as i am staying for 3 months and i do really pity for those people had bought the unit over there. These are the problem ; 1) Security guards sleeping and can't speak english 2) No proper maintenance on the landscaping 3) CCTV not working 4) stupid parking design 5) NO LOBBY for resident to enter ( THIS is so shameful) 6) NON Stop break IN (wondering what is the cctv and security guard for) 7) Expensive maintenance fee ( 20cent per square feet) Water charges (10X time expensive then normal landed house) 9) No proper water filtering. The water is so dirty and dangerous bacteria found 10) Asbestos issue 11) Non stop fire alarms drill 12) Lifts - Oh my GOD. Non stop breaking down 13) ETC 14) Management Company TOTALLY SUCKS - i followed my uncle to make a complain...i tell u i feel to slap at their face. I feel pity to my uncle and those who had bought here. Perhaps this developer dare to promote their new launching in MSQ. I am wondering how many people they wanna kill. Even worse was i followed my uncle to their new form of Joint Management Body. The developer and the MSQ management denied all the negligence. During the meeting i can see all the residents were so angry and shouting to them but they make like nothing. You imagine a place where it should be a fanstactic and fun turn back like a cheap skate stupid condo but paying more than 320K. I think all these should thank to the ever worse developer and management company. I asked my uncle to consider sell off before too late.
Tuesday, April 22, 2008
Bangsar One Menerung
New development in Bangsar Kuala Lumpur, one of the most prestige address in Kuala Lumpur.
Spreading over 8 acres of FREEHOLD land, the development will adopt a lush & wooded theme in a guarded and secured environment.A green lung of 2 acres in a landscaped surrounding will provide its residents with a serene, tranquil and peaceful retreat in the heart of the city’s favourite suburb.
Near Bangsar Shopping Mall and HELP University.
Sunday, April 13, 2008
Feng Shui in my home town Peel Road
Properties from a feng shui perspective: Part 34
In the early days of Kuala Lumpur, Pudu was considered to be one of its boundaries. Jalan Cheras begins at this border and was part of the trunk road to Kajang and further south. (For Google map reference, please log on to http://maps.google.co.uk/ and search for Kuala Lumpur.)
Although some development took place here, as with the northern trunk roads, Jalan Batu and Jalan Ipoh, somehow it did not quite achieve the same heights of success. Many government staff quarters were located here and many remain to this day, around Jalan Cochrane and its vicinity.
For some reason, there is also a heavy concentration of schools here, with no less than seven in the Jalan Peel-Cochrane area! There are SRK Convent Jalan Peel; SMK Convent Jalan Peel; SRJK (T) Cheras; SMK Cochrane; SRK Yaacob Latif; SMK Yaacob Latif and Jalan Peel Special Education Primary School. SMK Cochrane was founded as far back as the year of our nation’s independence! Once sited along Jalan Cochrane, it was moved to the nearby Jalan Shahbandar in 2004.
Carrefour is likely to do better if its main entrance were moved from its present northeast direction to southeast or south, where the apartments are located.
If that is any indication, it shows that this area is old. The Sacred Heart of Jesus Catholic church was established here in 1960. Many of the features of this tiny pocket of Kuala Lumpur remain unchanged despite rapid development surrounding it. It’s like the land forgotten by time. Redevelopment efforts along Jalan Peel have so far yielded only Plaza 393, an integrated apartment and shopping mall, with the hypermarket Carrefour as its anchor tenant; and the Queen’s Park concept retail store next door.
ACTING PEEL
Peel Road was named after Sir William Peel, who was a British colonial administrator in Malaya and later became the governor of Hong Kong. He held many “acting” positions during his service here: acting district officer of Nibong Tebal (1898), Bukit Mertajam (1899) and Province Wellesley (now Seberang Perai) (until 1901); acting second magistrate and coroner of Penang (1905); acting auditor (1908); acting secretary to the Resident of Selangor (1909); and the list goes on.
Sir William became the chief secretary to the government in 1926, where he administered the government, and was High Commissioner for the Malay States. In 1930, he was appointed governor of Hong Kong. Surprisingly, Jalan Peel survived in the street-renaming frenzy that followed independence.
We explained the landform features of this area in our previous article. This area is surrounded by the Ampang River and Pudu’s “tai sui hum” on the north, and Kerayong River down south. These water forms flow in a southwest direction. Therefore, the ideal orientation for buildings here would be southwest. This is the common direction for both rivers and poses the fewest impediments to landform energy. Conversely, if a building faces the opposite direction (northeast), its occupants may go through a doubly difficult time.
DOWNSTREAM DIRECTION
According to feng shui text and even tajul muluk, buildings should follow the flow of rivers (facing downstream direction). It is like casting a fishing trap in the river: if it faces downstream it will catch fish swimming upstream with the rising tide; if it faces upstream, it is more likely to trap detritus and rubbish that float from upstream.
Simply put, homes or offices that face upstream are likely to collect mental rubbish. The occupants may experience mental problems, a constant sense of unease and may have trouble making good judgements. Jalan Peel follows a roughly northwest-southeast direction, which is nearly perpendicular to the rivers. Thus, properties on one side of the road face downstream (good) and those on the other side face upstream (not so good). Based on this observation, Carrefour is likely to do better if its main entrance were moved from its present northeast direction to southeast or south, where the apartments are located.
Queen’s Park located next door along Jalan Peel would also be likely to do better if it follows the flow of the river. In any case, individual outlets within the complex would also fare differently based on where their entrances are located.
ST JOHN AMBULANCE
Across the road behind the Shell petrol station, is the headquarters of St John Ambulance on Jalan Shelley. The St John Ambulance Association was established in Kuala Lumpur in 1908 by British civil servants and British army medical officers stationed here. It later became the St John Ambulance Brigade in 1938. Over the next two years, the British Administrations in each Malay state set up St John Ambulance Brigade divisions in schools, government establishments and the railways.
The association and brigade were merged in 1971 and St John Ambulance Malaysia was formed. It provides first aid and home nursing training, first aid services at sports events, festivals, parades and other functions. It also provides community services such as haemodialysis centres, ambulance services and home nursing care for the underprivileged.
The main entrance of the headquarters faces southwest, which is very ideal and may be a factor to its lasting success as a charitable organisation. However, it could do better if the building’s energy is reignited as energy tends to deplete over time in a cyclical pattern.
In other streets in this area, we can see the side that faces southwest seems to fare better than the northeast. The occupants of the former appear to prosper and spruce up their homes more than their neighbours across the road.
HOME IMPROVEMENT
Sure, we will still find the occasional home or two on the “unconducive” side looking better with extensions and renovations. This could be because they are new occupants who just bought the property and making a new start. The current occupant could have decided to have a makeover to improve his comfort or try and fetch a higher resale price. Or it could be someone trying to implement some geomantic remedies.
We are hesitant to say if such cures are valid or whether the advice comes from credible feng shui practitioners. Too many people today are jumping on the feng shui bandwagon ever since it was popularised by some books. Some are amateurs who operate with very superficial knowledge of the principles at work. They are the biggest dangers to themselves: their efforts at mitigation may create unmitigated disasters. Some pass themselves off as practitioners based on what little they learned. Geomancy can be a very lucrative practice and unregulated.
If I had my druthers, I would like to have feng shui practitioners certified by an independent geomancy regulatory body, so that their level of knowledge, competence and experience meet minimum acceptable standards.
During this period of accreditation, they should be made to offer their services for free: if they are sincere and good at this, they will be rewarded at a later time. In the meantime, they should have regular jobs. What a breakthrough this would be for the world of geomancy! It would gain respectability and credibility, and put the charlatans out of business.
Anyway, back to our tour, we would suggest that the many schools here consider the orientation of their main entrances. They should not face northeast as a school would fail in its mission if it produces idiots!
KERAYONG RIVER
The next best orientation for this area is southeast toward the Kerayong River. Since this is the nearest river, its impact on the vicinity would be greater. Nonetheless, by facing Kerayong, the buildings will have their backs turned to Ampang River. This normally means occupants of buildings here may experience mixed fortunes. There will be good times, interspersed with bad. Sounds like life, or at least what passes for a mediocre life, I suppose.
The only buildings that are immune to less-than-ideal landform feng shui would be houses of worship, such as churches, temples and mosques. These places do not require beneficial energy nor do they fear bad ones because God is the Almighty and creator of all things. Nature bends to His will and not the other way round. So, even if a house of worship enjoys divine favour and continues to do well, it does not mean its immediate neighbours would do well, especially if its orientation is not ideal.
The Cheras District Police headquarters is located at the intersection of Jalan Peel and Jalan Cheras. It has a roughly southwest facing direction. That is quite a good direction.
As we proceed down Jalan Cheras, we come across Taman Maluri, most notable by its landmark, Jusco Maluri. This is a bustling complex that does fairly good business. This part of town is very near the Kerayong River, which runs between Taman Maluri and Taman Shamelin Perkasa.
HIGH TENSION
The Jusco building has two main entrances: one follows the river flow and the other faces the river. This could be a strong factor in favour of its continued success thus far. The only downsides we can see are the high-tension power cables and LRT line that run along the river.
High-tension cables emit a field of electromagnetism. Their impact on health has been hotly debated for years and the verdict is still out. Some quarters believe that they do cause health problems.
Thankfully, these are quite a distance away and the effects may be lessened somewhat. On the other hand, there could be long-term detrimental effects arising from these. In other words, business could have been better but may hit a barrier; or over time, business may deteriorate. The management should keep a close eye on things and carry out mitigation where necessary.
We will look at more of Taman Maluri next.
This series on feng shui and real estate properties appear courtesy of the Malaysia Institute of Geomancy Sciences (MINGS). You can send in your queries on feng shui and properties via our feedback link at the bottom of the page. David Koh is the founder of MINGS and has been a feng shui master and teacher for the past 35 years.
In the early days of Kuala Lumpur, Pudu was considered to be one of its boundaries. Jalan Cheras begins at this border and was part of the trunk road to Kajang and further south. (For Google map reference, please log on to http://maps.google.co.uk/ and search for Kuala Lumpur.)
Although some development took place here, as with the northern trunk roads, Jalan Batu and Jalan Ipoh, somehow it did not quite achieve the same heights of success. Many government staff quarters were located here and many remain to this day, around Jalan Cochrane and its vicinity.
For some reason, there is also a heavy concentration of schools here, with no less than seven in the Jalan Peel-Cochrane area! There are SRK Convent Jalan Peel; SMK Convent Jalan Peel; SRJK (T) Cheras; SMK Cochrane; SRK Yaacob Latif; SMK Yaacob Latif and Jalan Peel Special Education Primary School. SMK Cochrane was founded as far back as the year of our nation’s independence! Once sited along Jalan Cochrane, it was moved to the nearby Jalan Shahbandar in 2004.
Carrefour is likely to do better if its main entrance were moved from its present northeast direction to southeast or south, where the apartments are located.
If that is any indication, it shows that this area is old. The Sacred Heart of Jesus Catholic church was established here in 1960. Many of the features of this tiny pocket of Kuala Lumpur remain unchanged despite rapid development surrounding it. It’s like the land forgotten by time. Redevelopment efforts along Jalan Peel have so far yielded only Plaza 393, an integrated apartment and shopping mall, with the hypermarket Carrefour as its anchor tenant; and the Queen’s Park concept retail store next door.
ACTING PEEL
Peel Road was named after Sir William Peel, who was a British colonial administrator in Malaya and later became the governor of Hong Kong. He held many “acting” positions during his service here: acting district officer of Nibong Tebal (1898), Bukit Mertajam (1899) and Province Wellesley (now Seberang Perai) (until 1901); acting second magistrate and coroner of Penang (1905); acting auditor (1908); acting secretary to the Resident of Selangor (1909); and the list goes on.
Sir William became the chief secretary to the government in 1926, where he administered the government, and was High Commissioner for the Malay States. In 1930, he was appointed governor of Hong Kong. Surprisingly, Jalan Peel survived in the street-renaming frenzy that followed independence.
We explained the landform features of this area in our previous article. This area is surrounded by the Ampang River and Pudu’s “tai sui hum” on the north, and Kerayong River down south. These water forms flow in a southwest direction. Therefore, the ideal orientation for buildings here would be southwest. This is the common direction for both rivers and poses the fewest impediments to landform energy. Conversely, if a building faces the opposite direction (northeast), its occupants may go through a doubly difficult time.
DOWNSTREAM DIRECTION
According to feng shui text and even tajul muluk, buildings should follow the flow of rivers (facing downstream direction). It is like casting a fishing trap in the river: if it faces downstream it will catch fish swimming upstream with the rising tide; if it faces upstream, it is more likely to trap detritus and rubbish that float from upstream.
Simply put, homes or offices that face upstream are likely to collect mental rubbish. The occupants may experience mental problems, a constant sense of unease and may have trouble making good judgements. Jalan Peel follows a roughly northwest-southeast direction, which is nearly perpendicular to the rivers. Thus, properties on one side of the road face downstream (good) and those on the other side face upstream (not so good). Based on this observation, Carrefour is likely to do better if its main entrance were moved from its present northeast direction to southeast or south, where the apartments are located.
Queen’s Park located next door along Jalan Peel would also be likely to do better if it follows the flow of the river. In any case, individual outlets within the complex would also fare differently based on where their entrances are located.
ST JOHN AMBULANCE
Across the road behind the Shell petrol station, is the headquarters of St John Ambulance on Jalan Shelley. The St John Ambulance Association was established in Kuala Lumpur in 1908 by British civil servants and British army medical officers stationed here. It later became the St John Ambulance Brigade in 1938. Over the next two years, the British Administrations in each Malay state set up St John Ambulance Brigade divisions in schools, government establishments and the railways.
The association and brigade were merged in 1971 and St John Ambulance Malaysia was formed. It provides first aid and home nursing training, first aid services at sports events, festivals, parades and other functions. It also provides community services such as haemodialysis centres, ambulance services and home nursing care for the underprivileged.
The main entrance of the headquarters faces southwest, which is very ideal and may be a factor to its lasting success as a charitable organisation. However, it could do better if the building’s energy is reignited as energy tends to deplete over time in a cyclical pattern.
In other streets in this area, we can see the side that faces southwest seems to fare better than the northeast. The occupants of the former appear to prosper and spruce up their homes more than their neighbours across the road.
HOME IMPROVEMENT
Sure, we will still find the occasional home or two on the “unconducive” side looking better with extensions and renovations. This could be because they are new occupants who just bought the property and making a new start. The current occupant could have decided to have a makeover to improve his comfort or try and fetch a higher resale price. Or it could be someone trying to implement some geomantic remedies.
We are hesitant to say if such cures are valid or whether the advice comes from credible feng shui practitioners. Too many people today are jumping on the feng shui bandwagon ever since it was popularised by some books. Some are amateurs who operate with very superficial knowledge of the principles at work. They are the biggest dangers to themselves: their efforts at mitigation may create unmitigated disasters. Some pass themselves off as practitioners based on what little they learned. Geomancy can be a very lucrative practice and unregulated.
If I had my druthers, I would like to have feng shui practitioners certified by an independent geomancy regulatory body, so that their level of knowledge, competence and experience meet minimum acceptable standards.
During this period of accreditation, they should be made to offer their services for free: if they are sincere and good at this, they will be rewarded at a later time. In the meantime, they should have regular jobs. What a breakthrough this would be for the world of geomancy! It would gain respectability and credibility, and put the charlatans out of business.
Anyway, back to our tour, we would suggest that the many schools here consider the orientation of their main entrances. They should not face northeast as a school would fail in its mission if it produces idiots!
KERAYONG RIVER
The next best orientation for this area is southeast toward the Kerayong River. Since this is the nearest river, its impact on the vicinity would be greater. Nonetheless, by facing Kerayong, the buildings will have their backs turned to Ampang River. This normally means occupants of buildings here may experience mixed fortunes. There will be good times, interspersed with bad. Sounds like life, or at least what passes for a mediocre life, I suppose.
The only buildings that are immune to less-than-ideal landform feng shui would be houses of worship, such as churches, temples and mosques. These places do not require beneficial energy nor do they fear bad ones because God is the Almighty and creator of all things. Nature bends to His will and not the other way round. So, even if a house of worship enjoys divine favour and continues to do well, it does not mean its immediate neighbours would do well, especially if its orientation is not ideal.
The Cheras District Police headquarters is located at the intersection of Jalan Peel and Jalan Cheras. It has a roughly southwest facing direction. That is quite a good direction.
As we proceed down Jalan Cheras, we come across Taman Maluri, most notable by its landmark, Jusco Maluri. This is a bustling complex that does fairly good business. This part of town is very near the Kerayong River, which runs between Taman Maluri and Taman Shamelin Perkasa.
HIGH TENSION
The Jusco building has two main entrances: one follows the river flow and the other faces the river. This could be a strong factor in favour of its continued success thus far. The only downsides we can see are the high-tension power cables and LRT line that run along the river.
High-tension cables emit a field of electromagnetism. Their impact on health has been hotly debated for years and the verdict is still out. Some quarters believe that they do cause health problems.
Thankfully, these are quite a distance away and the effects may be lessened somewhat. On the other hand, there could be long-term detrimental effects arising from these. In other words, business could have been better but may hit a barrier; or over time, business may deteriorate. The management should keep a close eye on things and carry out mitigation where necessary.
We will look at more of Taman Maluri next.
This series on feng shui and real estate properties appear courtesy of the Malaysia Institute of Geomancy Sciences (MINGS). You can send in your queries on feng shui and properties via our feedback link at the bottom of the page. David Koh is the founder of MINGS and has been a feng shui master and teacher for the past 35 years.
Desa Putra Condominium Wangsa Maju
The site is at the gateway location of Kuala Lumpur Sub-urban Centre (KLSC) at Wangsa Maju. It demarcates the entry to KLSC from the main link road (Jalan J-1) connecting Setapak, Wangsa Maju and Ampang. Anchored at this point is Sri Rampai Putra LRT Station, which will eventually be integrated with the another development, for total convenience. Existing conveniences are the established commercial centre and Alpha Angle Shopping Centre to the northwest and shop-office blocks of KLSC Phase 1 to the northeast.Predominant views from the site are towards the southwest and east; these are the KL city and Bukit Melawati respectively. The high vantage point allows spectacular panoramic views across the whole Klang Valley, punctuated by the city and Bukit Melawati. They can be characterized as bustling in the west and reposive in the east.Providing a green backdrop to the scheme is a hill park for public recreation. The hill and greenery is designed to be seemingly rolling into the open area and pool deck of the scheme. This space is demarcated on three other sides by three blocks of residences, each oriented to optimize views. It is the main entry and driveway of the scheme integrating all three blocks into an "urbanized" landscaped plaza or court. All common facilities and amenities are distributed around this plaza at the base of each block, reinforcing the perception of the integration of common use and activities at the plaza.
Wangsa Maju’s allure -This part of KL has become a sought-after address
HAVING started off with mostly low-and medium-cost flats totaling some 8,360 units since the 1980s, Wangsa Maju has moved on to be a thriving township catering to over 400,000 middle to upper middle-income residents. Real estate consultants familiar with the area say with the Tunku Abdul Rahman College in the area and the good infrastructure and amenities there including major highways, international schools, medical centres, foreign embassies and LRT stations, coupled with the proximity to the city centre, this township has been transformed into a location sought after by the medium- and upper-income folks. About 160 to 200 acres of the township has also been dedicated to greenery. The 1,000-acre leasehold township was developed in the early 1980s, and was identified in the Kuala Lumpur Master Plan 2020 as a key growth area in the northeastern quadrant of Kuala Lumpur. It was jointly developed by Kuala Lumpur City Hall and Peremba Bhd through Landmarks Land and Properties Sdn Bhd (formerly known as PGK Sdn Bhd). Today, the Wangsa Maju area and its neighbouring freehold areas such as Setiawangsa (500 acres), Taman Rampai (200 acres), Desa Setapak (100 acres) and Taman Bunga Raya (200 acres), make up a thriving and bustling area of well over 2,000 acres. According to Landmarks Land and Properties, Wangsa Maju comprises 13 sections. The residential sections are mainly Sections 1, 2, 5, 6, 10 and 12. From the earlier offerings of flats, the developer has moved on to build landed properties and is now focusing on high-rise projects. The commercial portion, Metro Homes Bhd director See Kok Loong says, was mainly located in Pusat Bandar Wangsa Maju in Sections 1 and 5. “The residents mostly shop in Jusco Alpha Angle [Section 1] and Carrefour [Section 5]. There are also shopoffices in this area. However, the commercial activities are now centralised in a main hub called Kuala Lumpur Suburban Centre [KLSC],” See adds. Developed by Landmarks Land and Properties, KLSC is on a 128-acre tract next to Section 5. Its general manager Tan Ching Meng says two-thirds of KLSC has been zoned for commercial use. It currently houses the four-level Carrefour hypermarket (some 10 acres), a Projet petrol kiosk and various food and beverage outlets such as Victoria Station, NZ Curry House, KFC and Pizza Hut. About 40 acres have been allocated for a landscaped green lung called Metropolitan Park. Another two smaller landscaped gardens measuring 2.5 and 1.7 acres add to the lush environment. “KLSC comprises mainly shopoffices and is divided into three sections. KLSC 1 is developed by Landmarks Land and Properties while KLSC II was sold to Hedgeford Sdn Bhd in 2004. KLSC III is developed through a joint venture between Landmarks Land and Properties and Hedgeford. Jewel in the crown “KLSC is our jewel in the crown and is only 6.5 km away from the city. It is easily accessible through various highways such as the Middle Ring Road II, the Ampang Elevated Highway and the soon-to-be completed Damansara Ulu Kelang Expressway [in 2008],” adds Tan. At KLSC I, there are 92 units of 3- and 5-storey shopoffices on an eight-acre tract which were built before 1997 and were sold en-bloc for over RM1 million. When these were completed, a 3-storey unit changed hands for RM1.35 million. A similar unit was transacted in 2003 at RM1.15 million. This, says Pan Properties principal Brian Tan, is attributed to the lack of parking space there. “The situation is worsened by the narrow internal roads. It’s common to find motorists double parking and it deters businesses from taking up space here,” he explains. At KLSC II (1.5 acres), Hedgeford has built 12 units of 3-storey shopoffices, which were going for over RM900,000. According to Brian, none has been sold on the secondary market so far. “Offices make up most of the tenants here and occupancy is high. Rental en-bloc is easily RM7,500 while ground floor units are between RM4,000 and RM4,500,” he offers. KLSC III comprises 56 units of 3-storey shopoffices that were were sold for over RM1 million. Launched in 2005, it has a take-up of 70% and will be completed this year. In 1984, Landmarks Land and Properties offered 525 sq ft low-cost flats in Sections 1 and 10 at RM25,000. A year later, medium-cost flats with a built-up between 527 and 682 sq ft were sold for between RM37,000 and RM64,000. In 1988, Landmarks offered 110 apartments with builtups of between 850 and 1,000 sq ft from RM79,000. The following year, the developer began offering landed properties such as terraced homes, townhouses, superlinks and semidees in Sections 4, 5 and 6. Metro Homes’ See adds that the supply of properties is also increasing in tandem with the population base. “Landmarks Land and Properties is beginning to focus on condo developments such as the 436-unit Desa Putra and 94-unit Desa Villa [which also offers low-rise villas]. The rising supply is supported by the demand, mostly spillovers from the city centre,” See offers. The new offerings At KLSC, Landmarks Land and Properties is developing the Wangsa Link serviced shopoffices which will be completed by mid-2007. Launched in August 2004, it comprises 300 units in 73 blocks. With a gross development value of RM108 million, prices of the stratified units start from RM225,000. To date, over 90% have been sold. It has also started the groundwork on a 11-acre shopping hub at KLSC. Dubbed Wangsa Walk, the 2-level shopping mall offers some 200,000 sq ft of retail space and 90 units for lease. With a gross development cost of RM30 million, it will be completed next year. According to Tan, there are still some 35 acres left for development at KLSC. “This is our last parcel left and in the pipeline are high-rise corporate suites and SoHo [Small Office Home Office] space on two acres planned for launch next year,” offers Tan. The developer is not in a hurry to roll out their plans. Wangsa Maju will take another six to eight years to be fully developed and will have a gross development value of some RM3.4 billion. On the residential front, Tan adds it has also embarked on several joint ventures to develop high-end properties. “Together with IJM Properties Sdn Bhd, we are developing a three-phase high-rise Riana Green east.KL. Phase 1 was launched last year and sales have reached 20%,” he offers. Sited on a 14-acre tract, Riana Green east.KL is atop a hill and has a total gross development value of RM388 million, and is scheduled to be completed in 2012. The first phase, Sagaris, takes up five acres and has a 36-storey tower, two mid-rise towers and a central plaza block. With 391 condos and average built-up of 1,900 sq ft, prices are between RM200,000 and RM1.05 million. It is scheduled for completion in 2009. The remaining two phases will see more high-rise condominiums as well as low-rise villas. Riana Green east.KL will feature a total of 954 units and a 5-acre green zone linear park will run through the entire development. Some 130 acres in Seksyen 12 has been allocated to jointly develop an exclusive resort-style RM1 billion gated bungalow project with Tan & Tan Development Bhd.
Wangsa Maju developed by Landmarks Berhad
Developer Landmarks Bhd, aims for its township Wangsa Maju, being built by its wholly owned subsidiary Landmarks Land & Properties (LLP) Sdn Bhd, to compete with Bangsar and Sri Hartamas to be “the soul of the city” of Kuala Lumpur.This is set to happen when it completes the remaining development ventures valued at RM2.1 billion and sited on 249 acres by the year 2010. Once that happens, Wangsa Maju can become the most happening location in the country as a result of the revision of its masterplan to usher in high-end modern suburban living.“Wangsa Maju has been gazetted as one of the strategic development zones under the Kuala Lumpur Structure Plan 2020,” said LLP general manager Tan Ching Meng. “It also forms part of the Kuala Lumpur Metropolitan Region (KLMR), which comprises strategic growth areas to be developed into commercial hubs.
Therefore, one can envision Wangsa Maju to become an important suburban business centre as it is only 6km away from KL city centre. Given this proximity, our new tagline for Wangsa Maju is now ‘KL’s suburban centre’, or KLSC in short.”
At the heart of this new focus is Wangsa Link, new town centre which will lift the currently staid image of the 1,000-acre township with a total Gross Development Value estimated at RM3.4 billion. Currently already an ideal location for businesses as their workers need not endure the massive traffic jams common in the city centre, Tan said “Wangsa Maju has been popular because of its good infrastructure and easy accessibility”. “That’s why demand for residential properties here has always been high and is a hotbed for the expanding middle class that seeks quality designs and value-for-money homes in a mature, safe and secure neighbourhood.” Wangsa Link will capitalise on these factors, but it is the drive for more upmarket and sophisticated properties that will “catapult the township to the forefront of the nation as a model for other developers to emulate”.The vision is to provide a blend of quality and modern office suites for businesses; medium to high-end residential properties for families; and a mix of retail and entertainment outlets for the lifestyle needs of the residents and business community. Residential propertiesOne of the ongoing residential developments is Desa Putra, comprising three blocks of 20-storey condominiums. Its 436 units of 1,246sq ft to 1,340sq ft are priced between RM250,000 and RM280,000 and offer views of the city skyline and the lush greenery of the Titiwangsa Range.“One of its major plus factors is its proximity of the Putra LRT’s Sri Rampai station,” said Tan. “Up to now, 75 per cent of the units have been sold and we expect all to be taken by the middle of next year. “So far, 80 per cent of the buyers are people from the Klang Valley, 10 per cent from the other States and the remaining 10 per cent, foreigners.”Another project is Desa Andaman, consisting of 132 units of two-and-a-half-storey terraced houses, where no more than 10 units are linked. The houses, priced from RM350,000, and featuring a north-south orientation as well as two-car garages, have proven to be popular, with all sold.Another project containing 94 units that has also been sold out is Desa Villas, developed on a joint-venture with Singapore-based MCL Land. Priced between RM250,000 and RM600,000, it is a low-density villa and condo development.Going upmarketOther joint venture projects in the pipeline include a high-end condominium in collaboration with IJM Properties Sdn Bhd and a hillside gated residential development with Tan & Tan Development Bhd.Tan explained that LLP has traditionally been developing affordable houses but through its new joint venture alliances to develop high-end properties, it intends to reposition itself in the upscale market for commercial and residential property development.Having already obtained ISO 9001 certification, it now aims to achieve customer satisfaction with a twin-pronged strategy of providing quality products and excellent customer service.“It’s an opportunity for us to leverage on strong brand names and expertise to fast-track our developments in prime areas of Wangsa Maju to improve our bottom line,’ he said. “And with MCL as a big stakeholder in the company, more good news is in store for residents of Wangsa Maju.” Built for a purpose While the promise of better times ahead would most certainly be welcome, it would only add to the residents’ contentment of what has already been provided. These include the ease of accessibility by both road and rail, green lungs as well as commercial conveniences. In terms of access, rail connection is via two LRT stations, while by road, it takes the form of the Middle Ring Road II, a free-flow expressway connecting the area to the south and north of KL; the Ampang Elevated Highway; and the soon-to-be-built KL North Eastern Expressway, also called the Damansara-Ulu Klang Expressway or “Duke”.LLP has also allocated some 40 acres of land to build a green lung called Metropolitan Park, which will be landscaped while amenities and facilities include the Carrefour and Giant hypermarkets; a Jaya Jusco superstore; drive-in fast food outlets, dine-in restaurants and a 24-hour petrol station.“The Wangsa Maju catchment zone comprises areas up to the KL boundary at Batu Caves, Gombak, Melawati and Ampang in the north; the KL-Karak Highway in the west and Jalan Tun Razak,” Tan pointed out.By 2020, he said the population of the Wangsa Maju to Maluri area under the KL draft Structure Plan will reach around 450,000 while the employment in the area will grow to 174,400 persons. “The strong population growth and increased affluence will result in greater demand for quality offices and houses, as well as medium- to high-end retail outlets,” Tan said.“With the infrastructure in place, and a strong and ready population base from the middle- to upper-income bracket, we are confident our commercial and retail projects will take off and KLSC will become the preferred township for many."
Therefore, one can envision Wangsa Maju to become an important suburban business centre as it is only 6km away from KL city centre. Given this proximity, our new tagline for Wangsa Maju is now ‘KL’s suburban centre’, or KLSC in short.”
At the heart of this new focus is Wangsa Link, new town centre which will lift the currently staid image of the 1,000-acre township with a total Gross Development Value estimated at RM3.4 billion. Currently already an ideal location for businesses as their workers need not endure the massive traffic jams common in the city centre, Tan said “Wangsa Maju has been popular because of its good infrastructure and easy accessibility”. “That’s why demand for residential properties here has always been high and is a hotbed for the expanding middle class that seeks quality designs and value-for-money homes in a mature, safe and secure neighbourhood.” Wangsa Link will capitalise on these factors, but it is the drive for more upmarket and sophisticated properties that will “catapult the township to the forefront of the nation as a model for other developers to emulate”.The vision is to provide a blend of quality and modern office suites for businesses; medium to high-end residential properties for families; and a mix of retail and entertainment outlets for the lifestyle needs of the residents and business community. Residential propertiesOne of the ongoing residential developments is Desa Putra, comprising three blocks of 20-storey condominiums. Its 436 units of 1,246sq ft to 1,340sq ft are priced between RM250,000 and RM280,000 and offer views of the city skyline and the lush greenery of the Titiwangsa Range.“One of its major plus factors is its proximity of the Putra LRT’s Sri Rampai station,” said Tan. “Up to now, 75 per cent of the units have been sold and we expect all to be taken by the middle of next year. “So far, 80 per cent of the buyers are people from the Klang Valley, 10 per cent from the other States and the remaining 10 per cent, foreigners.”Another project is Desa Andaman, consisting of 132 units of two-and-a-half-storey terraced houses, where no more than 10 units are linked. The houses, priced from RM350,000, and featuring a north-south orientation as well as two-car garages, have proven to be popular, with all sold.Another project containing 94 units that has also been sold out is Desa Villas, developed on a joint-venture with Singapore-based MCL Land. Priced between RM250,000 and RM600,000, it is a low-density villa and condo development.Going upmarketOther joint venture projects in the pipeline include a high-end condominium in collaboration with IJM Properties Sdn Bhd and a hillside gated residential development with Tan & Tan Development Bhd.Tan explained that LLP has traditionally been developing affordable houses but through its new joint venture alliances to develop high-end properties, it intends to reposition itself in the upscale market for commercial and residential property development.Having already obtained ISO 9001 certification, it now aims to achieve customer satisfaction with a twin-pronged strategy of providing quality products and excellent customer service.“It’s an opportunity for us to leverage on strong brand names and expertise to fast-track our developments in prime areas of Wangsa Maju to improve our bottom line,’ he said. “And with MCL as a big stakeholder in the company, more good news is in store for residents of Wangsa Maju.” Built for a purpose While the promise of better times ahead would most certainly be welcome, it would only add to the residents’ contentment of what has already been provided. These include the ease of accessibility by both road and rail, green lungs as well as commercial conveniences. In terms of access, rail connection is via two LRT stations, while by road, it takes the form of the Middle Ring Road II, a free-flow expressway connecting the area to the south and north of KL; the Ampang Elevated Highway; and the soon-to-be-built KL North Eastern Expressway, also called the Damansara-Ulu Klang Expressway or “Duke”.LLP has also allocated some 40 acres of land to build a green lung called Metropolitan Park, which will be landscaped while amenities and facilities include the Carrefour and Giant hypermarkets; a Jaya Jusco superstore; drive-in fast food outlets, dine-in restaurants and a 24-hour petrol station.“The Wangsa Maju catchment zone comprises areas up to the KL boundary at Batu Caves, Gombak, Melawati and Ampang in the north; the KL-Karak Highway in the west and Jalan Tun Razak,” Tan pointed out.By 2020, he said the population of the Wangsa Maju to Maluri area under the KL draft Structure Plan will reach around 450,000 while the employment in the area will grow to 174,400 persons. “The strong population growth and increased affluence will result in greater demand for quality offices and houses, as well as medium- to high-end retail outlets,” Tan said.“With the infrastructure in place, and a strong and ready population base from the middle- to upper-income bracket, we are confident our commercial and retail projects will take off and KLSC will become the preferred township for many."
Riana Green East Kuala Lumpur Wangsa Maju
KUALA LUMPUR: Elegan Pesona Sdn Bhd, the developer of Riana Green east.KL in Wangsa Maju, is banking on the successful landscaping concept of Tropicana's Riana Green. The Riana Green development, which was launched in 1993 in Petaling Jaya, was undertaken by IJM and a major selling point was the landscaping features.Elegan Pesona is a joint venture company owned by IJM Properties Sdn Bhd, a subsidiary of IJM Corp Bhd, and Landmarks Land & Properties Sdn Bhd, a subsidiary of Landmarks Bhd and landowner of the site.Riana Green east.KL, located off Jalan Jelatek and 6.5km from KLCC, is a leasehold 13.96-acre development comprising three phases of condominiums. It has a gross development value of RM380 million and is nestled on a hill 400 ft above sea level.Sagaris, the first phase, is scheduled for completion in 2009 and is the largest phase in the development comprising a 36-storey tower, two mid-rise blocks of 10 and 11 storeys, and a central plaza block. When fully completed in 2012, the entire development will have a total of 954 units.The first phase offers condominium units with built-ups ranging from 979 to 4,500 sq ft (for a duplex) with 16 layouts to choose from. While prices have not been firmed, the units are expected to go for between RM199,000 and RM1.05 million, plus a service charge and sinking fund of 21 sen psf."The landscaping and designs found in Riana Green east.KL is typical of an IJM development... we stress on the landscaping, which is based on our Riana Green in Tropicana," says IJM Properties managing director Teh Kean Ming.He was speaking at a media briefing for Riana Green east.KL, whose first phase is scheduled for an early August launch.Among the landscaping features, he says, is a 5-acre green zone or linear park that will run through the entire development. "We want to stress the ambience of the place. There is a canopy walk through the entire development and a conservatory for meditation," he adds.Teh expects good response to the launch based on the 800 people who have registered their interest since the show unit was opened. "We have an entire range of layouts to cater to different people and our average built up of 1,900 sq ft will appeal to those with larger families who want to upgrade," he says.Each phase will have its own facilities and management corporation, which is different from Riana Green in Tropicana, where there is one management corporation for the entire development.The second and third phases will be similar to the first phase and depending on the market and cost, will be priced higher.
"Only a fifth of this 5.6ha site is built-up. The major part of the development will be focused on a small area, minimising cutting into the hill and preserving the natural terrain with trees," he said.Phase One of the development will see 391 units in 16 variants with sizes ranging from 979 sq ft for a 1+1 bedroom to 4,300 sq ft duplex. The average selling price ranges from RM199,000 to RM1.05 million.Attractive features in the project include 2.5m high doors and window frontage, 3m clear ceiling height and a unique open-air shower which enables a resident to retreat into the peaceful surrounding of privacy, he added.Amenities available at Riana Green east.KL project include a playground, wading and bubbler pools, sauna, tennis court, squash court, meditation pavillion, kindergarden, laundrette and multi-purpose halls.
This one is the floor plan of the Type B apartment ... quite large - 1865sq ft, and a very modern and open plan design.
Saturday, April 12, 2008
Looking For A Place To Start Business
Kuchai Exchange, a new shop office development, construction is in progress now.
Let's go and choose one or more units now. Who's know, may be your tenant will be one of the major Malaysia banks
call my contact phone number for appointment : 012-7887701
or visit http://www.myshop.com.my/ for other property details.
Seri Raja Chulan Condominium
Have you been there before ?
This unit that introduce here is on the 2nd Floor, facing Bukit Bintang plaza. 2+1 bedrooms, 2 bathroom, 1 utility room. fully furnished. large kitchen and living hall. fully air condition. Walking distant to Bukit Bintang street and Aloe street, if you like to do a bit of walking, you can even reach KLCC Petronas twin tower by 2 leg. Monorail train station also in the walking distant, with Monorail train station one direction you can reach KL Sentral, the KLIA transport hub in the city, the other direction you can reach Titiwangsa.
You can enjoy swimming pool and Gymnasium in the condo itself.
call my contact number 012-7887701 for an appointment. or visit http://www.myshop.com.my/ for more details.
This unit that introduce here is on the 2nd Floor, facing Bukit Bintang plaza. 2+1 bedrooms, 2 bathroom, 1 utility room. fully furnished. large kitchen and living hall. fully air condition. Walking distant to Bukit Bintang street and Aloe street, if you like to do a bit of walking, you can even reach KLCC Petronas twin tower by 2 leg. Monorail train station also in the walking distant, with Monorail train station one direction you can reach KL Sentral, the KLIA transport hub in the city, the other direction you can reach Titiwangsa.
You can enjoy swimming pool and Gymnasium in the condo itself.
call my contact number 012-7887701 for an appointment. or visit http://www.myshop.com.my/ for more details.
Friday, April 11, 2008
Subang Andaman, Shah Alam
Developer is Shanghai Realty (M) Sdn Bhd. New development in Shah Alam. The price is start from RM155,000. is a Freehold property. According to the flyer given, total units to be build are 464 units. expected date of completion to be 3 years from now.
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