The KLCC enclave is becoming bigger and brighter with each passing year, as condominiums begin to fill its hip and busy district. There might be a “glut” in the recent years, but we here at KLCCcondominiums.my remain bullish about KLCC’s prospects. The “Zone A” part of KLCC (northern to the Twin Towers and around Persiaran Hampshire) has always been a hot area when it comes to KLCC property, and Hampshire Park is perhaps the “numero uno” development in this zone.

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(and scroll down if needed) if you are looking for property listings for Hampshire Park.

Hampshire Park has been one of the KLCC enclave’s pioneers — it’s been standing since 1999. With Tan & Tan manning the field, it goes without saying that the condominium is in good hands; Tan & Tan is as premier as it gets when it comes to property development in Kuala Lumpur, and there’s rarely a dud in its distinguished portfolio. With developer reputation becoming a strong driver among Malaysia buyers, properties by branded developers will continue to have an upper hand in the secondary market for the time to come.

Since its completion in 1999, Hampshire Park has been seeing a steady rise in residents, as well as asking prices (see below for pricing chart). No wonder more and more investors have had their hands on this property for a long time now, and with the continuing development of KLCC, it seems to be a good choice most of the time. We’ll investigate more in this review.

Layout, Structure, and Pricing

Hampshire Park is a two-tower building built on freehold land. These two blocks house a total of 194 units, with units measuring from 1,809 square feet to a staggering 6,000 square feet. These units have access to the best views of the KLCC skyline. Nearby condominiums are the Hampshire Place, 2 Hampshire and the exquisite Panorama.

Investors and residents who were able to own a unit during the condominium’s early phases were definitely lucky, as its price per square feet way back in 2003 was only RM525. By mid-March in 2006, prices went up, steady at RM 670+ to RM700 per square feet until November 2007. Prices went as high as RM800 back in 2009. Listed price by December 2012 was at RM750+ per square feet.

This chart below (updated periodically) shows the average asking prices as culled from multiple data sources.

It is interesting to note that historically Hampshire Park has always been priced at a premium (on a PSF basis) versus its neighbour 2 Hampshire; this is due to a couple of reasons which we outlined in the “Insider Gossips” section in the 2 Hampshire review page (click here to go).

KLCC: The Address for Fun and Everything Else

We all know why the KLCC address is a very sought-after one — it’s simply the place to be. In busy Kuala Lumpur, everything you need is definitely found in KLCC, whether it is a great restaurant, or a fabulous shopping experience, or a quick drink to end the day.

Hampshire Park does look a little “aged” especially when compared to its neighbours on Persiaran Hampshire, but still very livable

The condominium is neighbouring a lot of restaurants that will surely excite the food fanatic. Come take your fill of what’s good at the Rasa Sayang restaurant, The Deccan, Nandos, Madam Kwan, Euro Deli Grill, or at the Old Town Kopitiam. Nearby malls would have shopping addicts busy—Suria KLCC, The Pavilion, Sungai Wang Plaza, and Starhill are all malls that are within a five-minute walk.

If nightlife is your thing then you won’t be disappointed. Located near the condominium is the entire stretch of Jalan P Ramlee—a very busy street for very busy night wanderers who would want to dance and drink the night away. Zouk, the famous nightout spot for both expats and locals, is located along Jalan P Ramlee.

Going to KLCC is easy, as public transport is readily available. The KLCC Putra LRT is only situated a few metres away. Buses and cabs frequent the area, always ready to pick up passengers going to and from the city.

Map & “Walkability” Information

Our partners at GoodPlace.my have computed “Walkability Scores” for KLCC properties (more information here); Hampshire Park scores 76, which is middle-of-the-range as far as KLCC properties are concerned. The GoodPlace Walkability Score (GWS) ranges from 0 (lowest) to 100 (highest), and is a weighted metric based on the proximity of a property to amenities such as restaurants, clinics, schools and transportation points. You can download the KLCC Walkability Map here (it’s free).

Use our interactive map below to check where the closest amenities to the Hampshire Park are.

Perks of Living at the Hampshire

Like many condominiums in the KLCC enclave, the Hampshire does not disappoint with its amenities and facilities for its residents. There is a swimming pool, a tennis court, a gymnasium, a sauna, a business centre, and a barbecue are exclusively for residents. Covered parking is also available, and there is also a 24-hour security roving around the area to ensure maximum security for the condominium.

Final Thoughts

In our opinion, you really can’t go wrong with Tan & Tan, as its property resume can only list successful properties developed throughout the years, notably the G Residence and the Park Manor. With Hampshire, they have pioneered modern living in one of the best places to live in Kuala Lumpur.

However, this being said — one has to know the traffic situation near the area. Since the condominium is between Jalan Ampang and Jalan Tun Razak—slated as two of the most congested roads in Kuala Lumpur—it’s very, very likely that one would get stuck in a traffic jam for hours during busy times. These killer traffic jams would let you move at a snail’s pace for minutes—we estimate a wait time of 10 minutes for each kilometre. Phew…

If one could bear the traffic jams, everything looks good on paper—might as well give it a shot now when its prices remain low as compared to other condominiums in the KLCC enclave.

You can download our free report on on KLCC condominiums by signing up at this nifty form.

How would you like to own a condominium unit that has a spectacular view of the entire KLCC skyline? It’s a sight to look at, especially at night—and the chance to get to see it every day and every night is something that would definitely invite calm and give peace in our typical fast-paced lives.

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(and scroll down if needed) if you are looking for property listings for Hampshire Residences.

KLCC has become the nesting ground for high-rise condominiums—high-end, luxurious, and extremely modern. Among them is Hampshire Residences, located on Persiaran Hampshire (“Zone A” according to KLCCcondominiums.my definition), which is only a few minutes away from KLCC by foot.

Note that Persiaran Hampshire also houses a couple other high end condominiums such as 2 Hampshire, Panorama, Hampshire Park and 157 Hampshire Place. We here at KLCCcondominiums.my really fancy the Persiaran Hampshire area because it’s green, tranquil quiet… and yet just a stone’s throw away from the KLCC park. Cheah Siew Mun, head honcho of Zelan Properties (the developer) has described the area as the “last green lung” in the KLCC vicinity. We agree.

This freehold condominium is made up of two blocks which comprise of 33 storeys each. Four of these 33 storeys are car parking bays exclusively for residents. It houses 388 units in total, and its floors are occupied with four to seven residential units.

Pricing Trends

Launched in 2006, Hampshire Residences is a property developed by Zelan Properties. The condominium was the first high-end and upscale project for its developers, who previously concentrated on the building of hospitals, highways, airports, bridges, and sub-stations.

The condominium’s units were priced at RM640+ per square feet when it was made available to the buying public. Prices gradually increased to RM850 by the start of 2008. This rising trend in pricing continued, as the condominium reached its peak price of about RM1,000 per square feet by the end of 2011. Today, its first quarter prices for 2013 is listed at around RM950 per square feet—quite a competitive price for the Hampshire Residences versus other condominiums that are just nearby, including 2 Hampshire, Menara Avenue (Phileo Promenade), Panorama, and Jelita Court.

Walkability Factor

Hampshire Residences is deemed to be “highly walkable” by GoodPlace.my, with a Walkability Score of 76. For more information on how this measure is derived, and to download a free high resolution map (in PDF), click here.

Use our patented map below to see where the closest amenities to the Hampshire Residences are.

Unit Structure, Design, and Built-Area

Potential residents have five unit layouts to choose from. Larger units will have marble flooring for its dining and living area, as well as timber flooring for its bedrooms. All units come with an air-conditioning unit and a wardrobe. Units are also furnished with a water heater system on bathrooms, while kitchens come with kitchen cabinets, hob and hood, and countertops.

Hampshire Residences’ units are sized fairly — its smallest measures 753 square feet, while its largest unit measures up to 2,595 square feet. These are smaller than the smallest units at The Pearl and The Avare.

One may choose between units that offer a view of the Petronas Twin Towers (a treat!) or a Jalan Yap Kwan Seng view that features the Ambank and Phileo buildings (not as good, but at least it doesn’t face a dumpster like, well…).

Condominium’s Top-notch Facilities

Zelan Properties has made sure that the condominium would provide nothing but convenience for its residents. Modern luxuries and amenities await Hampshire Residences’ residents, as they have access to these perks and luxuries. They include a swimming pool, a poolside barbecue area, a sauna, a convenience store, a multi-purpose room, a function room, a surau, a cafeteria, a laundry room, and a gymnasium.

In addition, more luxuries include a Jacuzzi, a driver’s lounge, a children’s pool and play area, a landscaped garden, a refuse room, concierge service, and a water cascading feature.

Residents will have access to one to two parking slots in the condominium’s covered parking bays. Its car park is can only be accessed by access cards given exclusively to residents in order to beef up security. There is also a 24-hour security system on call to service the condominium.

Our Final Analysis

There is no doubt how the Hampshire Residences will attract potential residents who want to live near an upbeat and modern location such as KLCC. This condominium is perfect for those looking for a place to call home—its location is appropriate as it is near hospitals, schools, offices, and banks.

Investors may be fazed about the fact that Persiaran Hampshire is becoming more and more populated with other high-rise condominiums—however, with Hampshire Residences’ gradual price increase and appreciation throughout the years, it’s always a good gamble. A tip—should one invest on a unit here, better invest it on a studio unit as it offers a better rental yield as compared to its three to four bedroom units. In the end—everyone wins.

For a guide on how to value a unit here at Hampshire Residences (or any property for that matter), enter your details below and I’ll get a copy emailed to you for free.

Panorama KLCC, a freehold luxury condominium in the Kuala Lumpur City Centre (KLCC) area, is a uniquely designed architecturial masterpiece which boasts a panoramic view of the Kuala Lumpur city skyline. It is one of the condominium developments which are closer to the iconic Petronas Twin Towers, and along a row of embassies (Kenya, Morocco, Ecuador). Specifically, it is right behind Hampshire Residence (on Persiaran Hampshire), and across the road from The Meritz and K-Residence.

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if you are searching for property listings for Panorama (and scroll down if necessary).

Given its location, it’s no surprise that Panorama commands a premium even when compared to other top-tier Kuala Lumpur City Centre (KLCC) condominiums and apartments. Only a couple of minutes of walking distance to the LRT station and Menara Citibank as well as a score of shopping malls, Panorama KLCC occupies perhaps one of the best spots in the KLCC enclave (classified as “Zone A” as per KLCCcondominiums.com.my’s zoning classification).

Accessibility Information – And A Free Map!

Panorama, being in the heart of the KLCC enclave, enjoys superior accessibility – it can be reached easily from Jalan Yap Kwan Seng, Jalan Ampang, the SMART highway, Ampang-KL Elevated Highway and also Jalan Mayang.

This condominium has a GoodPlace Walkability Score (GWS) of 76 (on a scale from 0 to 100, with 100 being the best). For more details on what this score means, and to download a free KLCC Walkability Map (in high resolution PDF), click here (comes up in a new window).

Use this map below to check where the closest amenities to the Panorama KLCC are (click on the icons on the right).

If you don’t mind taking the public transport, then the Suria KLCC LRT station is only a stone’s throw away. Pretty convenient. Being near Suria KLCC also means that tenants can easily get a taxi at Suria’s taxi and public transportation hub.

Lots Of Recreational Options

Tenants of Panorama can get to enjoy the KLCC recreational park which is about ten minutes away by foot. The Royal Selangor Golf Club is a little further – a couple of kilometres away. Its promixity to Suria KLCC means that residents can easily access its chic shopping outlets and fine dining restaurants.

Panorama occupies a quiet spot in the KLCC enclave next to the cluster of “Hampshire” condominiums

Apart from Suria KLCC, it is also close to the mid-range Avenue K which houses restaurants like Pelita Nasi Kandar, The Smokehouse as well as The Deccan, a famous Nasi Bryani joint.

Situated further away from the clubbing area of Jalan Sultan Ismail, Panorama can be the ideal choice for small families or for individuals who want a little peace and quiet (away from the bar and clubs area). Now if you’re the clubbing kind you might as well opt for a unit at Marc Residence instead.

Choices, Choices…

Panorama KLCC, with a rather unique shape, consists of two blocks of apartments (called rather unimaginatively Tower A and Tower B) with 33 floors each, housing a total of more than 220 condominiums unit. Tower A houses the entrance with only one unit per floor – very low unit per area density factor which is a major selling point. Tower B, on the other hand, houses either one or two units per floor. Still not too bad…

The apartment choices that are available are one-bedroom apartments (592-603 sq ft), two-bedroom apartments (1,152-1,249 sq ft) and three-bedroom apartments (1,798-1,819 sq ft). The units here are rather small compared to, say, the standard offerings at Troika or St Mary Residences (where the penthouses can reach up to about 6,800 sq ft in size).

Every condominium unit is furnished with top-of-the-range finishings – timber and marble flooring comes as standard. The white furnishing looks especially classy, and the full height “floor-to-ceiling” windows gives the condominium a sense of “maximized” space. Each unit has got a good view of the Kuala Lumpur skyline and its surrounding areas. It is definitely living up to its moniker!

Panorama KLCC is packed-to-the-brim with top notch facilities such as:-

• Swimming pools (full length lap pool and a play pool for children)
• Barbeque pits
• Children’s playgrounds
• Gym, sauna and steam rooms
• A resident’s only viewing deck situated on the seventh level

Healthy Take-Up Rates

A month into its launch back in early 2008, Panorama has seen a healthy take-up rate of around 60%, which is pretty high by KLCC standards. Developed by UOL Group Limited (a Singaporean developer) and General Corporation Berhad (a local property and construction conglomerate), Panorama is one of the more expensive condominiums in the KLCC area.

It is also interesting to note that the UOL Group already owns a slew of luxurious properties  such as One Residency on Jalan Raja Chulan as well as the series of Parkroyal hotels – in Kuala Lumpur as well as Penang.

UOL has got its roots in the hospitality sector, being the parent company of Hotel Plaza Ltd. UOL has got a distinguished track record in Singapore, having developed the Velocity @ Novena Square and the United Square malls as well as the snazzy Spottiswoode Residences and the highly popular Katong Regency.

Panorama KLCC Asking & Transacted Prices

Panorama is seen to be “expensive” even by KLCC standards – the average for sale price breached the RM1,200 per sq ft level in early 2013. Note that the launch price was as low as RM750,000 for the smallest units and up to more than RM2.3 million for the bigger units. The capital appreciation was indeed substantial. A recent check at one of our local Malaysian property portals shown that the asking price indeed has risen to more than RM2 million for a 1,819 sq ft unit. Not cheap…

As there is heightened competition in the KLCC enclave in the last 24 months, the asking price for Panorama is seen to be flat. It is interesting to note that occupancy rate in the KLCC area has suffered somewhat although there are positive projections for this year.

To check what’s the fair price to pay for a unit at Panorama KLCC, use this valuation guide which you can download for free below once you entered your details -

If high-end, low-density condominiums are your thing, then look no further. Developed by Beneton Properties (also the same developer who gave us Stonor Park), 2 Hampshire is another luxurious condominium ready to please and provide all the luxury one needs to feel on top of the world.

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(and scroll down if needed) if you are looking for property listings for ⅡHampshire.

2 Hampshire is nestled in the northern part of the KLCC enclave (dubbed “Zone A” as per KLCCCondominiums.com.my definition). It is a two-blocked, freehold condominium that houses 93 residential units in total. Its low-density exterior in a Persiaran Hampshire off of Jalan Ampang address gives residents exclusivity, while still being in the centre of all KLCC has to bring to the plate. It counts these nearby condominiums as neighbours – Panorama, Hampshire Park, 157 Hampshire Place and Hampshire Residences – collectively known as the “Hampshire Condominiums” unofficially amongst KLCC property enthusiasts.

Now it does seem that the Hampshire condominiums are getting rather indistinguishable from each other, and for this reason the prices tend to be similar; however, 2 Hampshire may be priced somewhat lower than its neighbours on Persiaran Hampshire. You may find the reasons under the “Insider Gossips” section below.

Insider Gossips!

Warning: we have not validated these “gossips” for their truthfulness, and they are not meant to be taken as recommendation to buy or sell. Thank you for understanding.

Everything KLCC

Living in KLCC sure does not disappoint. In fact, I would very much like to add a middle name to it and make it “KL ‘Where It’s At’ CC”, if I have the power to do so. Why? Because everything one needs to see, to hear, to eat, to feel, and yes—to buy.. is there. For one, world heritage Petronas Towers is located there (of course you know that, but some added information if you’ve been living under a rock for the past five years) —making it the spot for both tourists and expats.

2 Hampshire connects its residents to everything KLCC has to offer, and so much more. With the area’s bustling vibe—the shops, the malls, the people, the food, the buildings and condominiums—it’s never difficult to be occupied with just one activity alone. Malls are abundant in the area, such as Pavilion KL, the Suria KLCC, Times Square, and Lot 10. Restaurants and schools are also nearby. The KLCC park is always a sight to behold—perfect for relaxation or a quick break away from the fast-paced Kuala Lumpur environment.

Map & Walkability

2 Hampshire has got a GoodPlace Walkability Score (GWS) of 76. For more information of what this means, and to download a free KLCC Walkability map, click here.

Use our interactive map below to check where the closest amenities to the 2 Hampshire condominium are.

About the Developers: Beneton Properties

Established property developer Beneton Properties has already established itself in Malaysian real estate for a long time now. Coming up with developments such as Prima Villa, Prima Ukay, and Alpha Court townhouses has allowed the developer to make a name for itself. Its other high-end development Stonor Park is already one of KLCC’s best condominiums. This was made official by a FIABCI Malaysia Property award in 2007, acknowledging the Stonor Park as the Residential Building (High Rise) of the Year. Not bad.

Modern Facilities Within Reach

The condominium offers luxurious facilities that would definitely make living convenient. These are 2 Hampshire’s facilities:

• Gymnasium
• Swimming pool
• Reading room
• Clubhouse
• Function room
• Barbecue area

Aside from all these perks, residents also are protected by a 24-hour security system.

Condominium Sizing and Layouts

There are two kinds of units to choose from—the standard unit and the penthouse unit. For its standard unit, the built-up area would be from 2,356 to 3,321 square feet. Penthouses are spacious and come at 6,000 square feet.

One may notice that the standard unit’s layout is spacious compared for standard sizes, which makes it perfect for family living or for those planning to own a condominium in the KLCC area to accommodate their growing family.

Each unit is furnished with marble flooring on its living room and master’s bedroom, while timber flooring tiles up bedrooms. Bedrooms also come with an air-conditioning unit, while the kitchen area comes with a worktop that features under counter cabinets.

Pricing Information

Launch prices for the 2 Hampshire were relatively higher as compared to other condominiums in the KLCC enclave. Prices were tagged at about RM570 per square feet in 2005. By 2010, prices ballooned to a staggering RM850+ per square feet. There was a slight decrease in pricing in the fourth quarter 2011 to make prices competitive with other high-end condominiums, however, unit prices per square feet increased and gradually became steady at circa the RM850 price point during the first quarter of 2012, and the asking prices stayed around this level despite slight uptick earlier this year.

If living in luxury is definitely on top of your priority list, then 2 Hampshire is the best place to live. Experience exclusivity in the heart of the KLCC enclave, and enjoy all the best life has to offer while you’re at it. It’s not as expensive, as say, a unit at The Binjai, but 2 Hampshire can definitely hold its own. At sub- RM1,000 PSF levels, these condominiums might be viewed as downright bargains, with some off-located condominiums on Jalan Tun Razak such as myHabitat and Setia Sky Residences exceeding the RM1,000 PSF point. Use this guide below to help you figure out the fair price of a unit at 2 Hampshire -

Located on Jalan Yap Kwan Seng is D’Mayang, a posh and high-end condominium developed by Bolton Berhad (now known as Symphony Life). The condominium stands on freehold land and was completed on 1994 – it is one of the oldest condominiums around the KLCC enclave, and its age is definitely showing.

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(and scroll down if needed) if you are looking for property listings for D’Mayang.

Nevertheless, D’Mayang’s prices have kept on increasing as years progress. Its recorded asking price back in November 2003 was a mere RM400 per square feet – almost unimaginable only after a decade later. Over time, asking prices soared, as more and more condominiums were being built along the KLCC area. Since 2003 the asking prices have nearly doubled in amount by 2010 at RM650+ per square feet. By the end of 2012, transacted prices ballooned to RM750 per square feet.

We would expect that the asking price to taper off given the alternatives at the nearby Persiaran Hampshire where a cluster of newer condominiums are located – notably Panorama, Hampshire Park, 2 Hampshire and The Meritz (directly opposite). However, these are markedly more expensive (RM1,000 PSF onwards), and for those on a budget then D’Mayang is a viable alternative.

To come up with a “fair” ballpark price figure, use our handy little property valuation guide which can be downloaded here.

Built-up areas for units are measured at 1,140 square feet. Its penthouse unit is measured at 2,116 square feet. Residents of south-west units will be privileged to enjoy the KLCC skyline and the KL Tower. However, given the plethora of new developments these views may soon disappear – it’s advisable that you get a first hand viewing of the apartments before you decide to buy!

Further down Jalan Mayang is Mayang Court and K Residence as well as Quadro Residences facing Jalan Ampang.

Developer Track Record

In its previous reincarnation as Bolton, Symphony Life has been in the Malaysian real estate industry for over five decades, bringing in world-class developments and establishments to Kuala Lumpur. It adds D’Mayang to its list of premier developments, alongside the Tijani 2, an upscale condominium built on 42-acre land. We like Tijani a lot – much better than D’Mayang, admittedly!

Being pioneers in real estate development has allowed Symphony Life to lend its reputable brand to D’Mayang. Luxurious and beautiful, the condominium sure has found its way among the best places to live in the KLCC area – especially given its relatively “low”-ish price tag when compared to other condominiums in the KLCC enclave.

Bolton Berhad has already accomplished a lot in the real estate industry, and has greatly contributed in pioneering condominium living in Malaysia. D’Mayang may have been there for a long time but Bolton Berhad has done a great job in maintaining the quality and prestige of the condominium that continues to attract investors and residents because of its accessibility, great location, and overall convenience.

Sidenote: Bolton’s “transformation” into Symphony Life was profiled by The Edge here.

Insider Gossips!

We have compiled some “insider” information by talking to owners and agents which you can access below. Caution: you should not base your investment decisions based on the information which we have not validated. Thank you for understanding.

What to Expect

Modern living sure has raised its standards as more and more people want more—more luxury, more class, more taste. D’Mayang doesn’t disappoint, as it offers a whole range of activities coupled with added bonuses that make life more convenient. The condominium has a well-equipped gymnasium, a children’s playground, a squash court, a swimming pool, a cafeteria, and a sauna. Residents are also protected with a 24-hour security system.

Location-wise, the condominium is strategically near the most happening places in the KLCC enclave. One would get its fill of upscale malls, bars, fine-dining restaurants, shops, and cafes. Malls that are within close proximity are Suria KLCC, Times Square, and Pavilion Mall. Lines of pubs, clubs, and restaurants are also within driving distance. Stadium Negara Restaurant, The Deccan, and The Smokehouse Restaurant are all near the condominium. Other nearby places include Zouk KL, The Beach Club, and Nouvo.

Embassies are also abundant in the area, making it a perfect spot for expats.

Getting Around, Made Easy

There are indeed a lot of perks when one lives in KLCC. Apart from its many sights(including the world-famous Petronas Towers and KL Tower) and entertainment spots, almost all major highways and roads are connected to KLCC, definitely adding up to its name of being “the city centre”.

D’Mayang’s GoodPlace Walkability Score is 94. Both public and private transportation would have no problems getting around the condominium. Located within metres of D’Mayang is the KLCC LRT station, making it easy to get around the city or directly to KL Sentral. Taxi stands and bus stops are also nearby. By car, the condominium can be accessed via KL-Putrajaya Highway, SMART Tunnel, and Ampang-Kuala Lumpur Highway.

Download the free KLCC Walkability Map here (the high resolution PDF comes up in new window). Also, use this map below to check where the closest amenities to the D’Mayang are (click on the icons on the right).

Final Thoughts

KLCC, with its modern setting and popularity, has become a sought-after address. There may be a lot of condominiums in the area, but we like D’Mayang because of its developer reputation, reasonable pricing, and its penchant for convenient living.

It may not have the “prestige” of the newer, more expensive condominiums, but if you want a fairly decent place right in the centre of Kuala Lumpur with a reasonable price tag then D’Mayang should be one of your top choices. As the price edges up to RM1,000 PSF, we think that there might be better bargains elsewhere (particularly among the Hampshire condominiums). To figure out what’s the “fair market value” for a unit here at D’Mayang, use GoodPlace.my’s “How Much Is A Property Worth?” guide – enter your details below for the digital copy of the guide to be sent to you -

Exciting times lie ahead as Binjai 8 (not to be confused with Binjai On The Park or Binjai Residences), the latest development from UOA Group, is already gracing the KLCC skyline well before its targeted completion date of end 2013. The property, which sits on one acre freehold land, is tagged to be a “modern home development”—a tower comprising of 40 storeys that houses 310 units, complete with all the modern facilities and amenities a typical urban-dweller would definitely ask for.

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(and scroll down if needed) if you are looking for Binjai 8′s latest property listings.

Tucked in a corner just off Jalan Binjai, Binjai 8 is the cream-of-the-crop as far as Soho designs are concerned. I’d love to get a unit here!

The Binjai 8 is part of the recent trend of a slew of “Premium Soho” developments which was recently highlighted in this article in The Edge.

Like any condominium that is located in the KLCC enclave, residents can enjoy living in a location surrounded with the benefits and conveniences only the KLCC district can provide. The suite-service type condominium is within close range to the best restaurants, entertainment hubs, schools, hospitals, and shopping malls. Five-star hotels also surround the vicinity, including Nikko Hotel, Mandarin Oriental, and the Corinthian. Located at a sweet spot opposite the Corinthian and next to Binjai Residency, Binjai 8 is off Jalan Binjai which also houses the magnificent Troika.

Insider Gossips!

We have collected some “insider” information about this property which you can read by unlocking the box below via a Facebook like. Warning: this information has been relayed to us by third parties (agents and buyers mostly), and we have not independently verified them. Do not base your investment decisions based on this information alone.

Unit Build Area and Prices

The Binjai 8 units start at 753 square feet. Its largest unit measures for 1,784 square feet. Units come in a typical one bedroom to a four bedroom layout. The massive tower comprises of 40 floors, and is divided into the following:

• 33 storeys, exclusively for serviced residential suites
• Seven floors for parking bays
• Two floors reserved for recreational facilities and amenities

Units were made available to the public since December 2009, and the price per square feet was listed at RM1,000. This 2013, price per square feet is listed at RM844, and at RM1,180 per square feet for the condominium’s larger units.

Update: Check out the chart below for PSF price trends (updated as new data is loaded up in real time):-

As of this writing, it has been reported that almost 60% of the condominium units have been sold—interestingly enough—the property developer hasn’t even announced its official launch date yet. This says a lot about the potential of the condominium: if buyers and investors were willing to invest on a unit without even knowing when its slated launch date yet, I can only imagine the trust and confidence they have invested in the property (apart from the money, of course)—it must be through the roof. That is always a good sign, in KLCCCondominiums.com.my’s books.

To Invest or Not to Invest…?

Binjai 8 looks more like an office block – far sturdier, and rather good looking to boot!

Speaking of investment, it’s no wonder how quick units were sold ever since 2009 —apart from the convenience KLCC brings, it’s obvious that the luxurious condominium is capable of bringing state-of-the-art living complete with the luxury to its residents.

Facilities include: a full glass-clad gymnasium exclusive only to residents, as well as a sky lounge perfect for unwinding after a busy day of work (preferably with a drink in hand). There is also a swimming pool, function and business rooms, a visitor’s lounge for weary guests who got too tired from shopping at nearby Suria, and a meeting room. The entire condominium is broadband-ready, which means no-more-stealing-from-neighbour’s-unsecured-wifi-connection. Thank God.

As for security, the condominium has CCTVs installed, and requires an access card for residents to enhance the security within the premises. A 24-hour security patrol is on call 7 days a week.

Accessibility & Walkability

The location of the condominium makes it easy to travel anywhere. With links via KL Smart Tunnel, the Duta-Ulu Kelang Highway (DUKE), the Middle Ring Road 2, the North-South Highway, and the Pantai Baru Expressway, it’s always convenient to travel to anywhere. Public transportation can also be accessed easily, as Ampang Park RapidKL LRT station is just within distance. Cabs and bus stops are also prominent around the area.

Binjai 8′s GoodPlace Walkability Score is 81. For more information on what this means, and to download a free Walkability map, click here.

This interactive map below shows where the closest amenities to the Binjai 8 are. Click on the icons in the right sidebar.

Pros vs Cons

It’s always appealing to invest on a property that is listed as a “modern-home-development”—and upon examining the list of facilities the Binjai 8 has in store for its residents—it’s definitely a catch. Being in a convenient location that gives access to all the happening and hip places in KLCC is a big plus, and it wouldn’t hurt that the building’s interiors and overall design all depict a modern home development that would go perfect with anyone who lives a fast-paced and an active lifestyle.

On the other hand, as with any other condominium in the KLCC area, the location is vulnerable to too much people and vehicles, so be ready for those hours being stuck in a traffic jam. This mini-enclave on Lorong Binjai is also highly dense with Binjai8, Troika and Binjai Residency literally side-by-side and perhaps too close for comfort.

We do think that the KL real estate market is trending towards mixed developments where one could literally walk to work, and SOHO developments are a “side effect” of this trend. The traffic jam problem in KL will only worsen over time, and with this SOHO developments such as Binjai 8 will gain more traction.

It is also interesting to note that the next door Troika also has got some SOHO units, and these might be a good alternative to Binjai 8. Remember to factor this in when figuring out what’s the best, “fair” price to pay for Binjai 8. Use this guide below to help you.

Exquisite. Luxury. Elegance. The Suria Stonor, located in the heart of the KLCC enclave, definitely possesses all three characteristics. Created for the hip, modern, and contemporary in mind, its appeal to the young urban warriors living fast-paced lifestyles cannot be denied.

Click here

(and scroll down if needed) if you are looking for property listings for Suria Stonor.

Particularly popular with expatriates, Suria Stonor is developed by the Glomac (the developer behind Lakeside Residences, Puchong, Reflection Residences at Mutiara Damansara and the Glomac Centro mixed development near Bandar Utama). As we have seen elsewhere, Glomac seems to be rather focused on mid-of-the-range properties, and Suria Stonor is reputedly its first foray into the luxury market.

Luxurious Living

The Suria Stonor is a two-tower condominium, each with 23 storeys. The singles and families would enjoy its large-spaced units, ranging from 3,282 to 8,604 square feet. One bedroom units measure at 3,282 square feet. A duplex unit measures at 5,402 square feet. A penthouse unit would measure at 8,604 sq ft, and features a private lift.  If lush living coupled with the comforts and luxury of modern living suits you fine, then it’s about time to check out the Suria Stonor. With only four units per floor, the density factor is low.

Asking prices for units at the Suria Stonor have been hovering just below the RM1,000 PSF mark for some time now; there have been reported transactions at mid RM700′s back in 2010 and 2011. The asking prices have been increasing since then – recent searches done at the local property portals returned results of listings with asking prices ranging from RM800+ PSF to a whopping RM1,300 PSF. Evaluate the “fairness” of these asking prices (don’t ever overpay!) using this handy “how to value your property” guide which can be downloaded for free here.

The units have a variety of views of either the Bukit Bintang shopping district, the lavish green of the Royal Selangor Golf Club or the neighbouring Park Seven or Stonor Park condominiums. Suria Stonor is located on Lorong Stonor, and right behind the Embassy of Vietnam.

Being off a close-ended alley means that the area is less congested than, say, where Marc Residence and OneKL are, Suria Stonor is perhaps one of the best choices for those who want city living without the traffic jam problems which plague the other KLCC condominiums. The area surrounding Suria Stonor is populated by embassies, bungalows and a score of low rise developments. So, it’s relatively peaceful here.

Insider Gossip

We regularly receive information and insider “opinion” about KLCC properties – below you can find the latest “gossips” about Suria Stonor which will provide you with an extra vantage point. Caution: these are “gossips” which have not been verified, and so you will agree to be responsibility for your own actions. In short, do not solely rely on this when you make buy or sell decisions.

Classy Interiors, Lush Exteriors

Take a look at The Suria Stonor’s interior designs and you’d know why Kuala Lumpur’s young, rich, and elite lists Suria Stonor as one of the top choices for a bachelor pad. Units are spacious, crafted with large windows and high-ceilings. Hip and contemporary, elegant and luxurious—all these can describe what living means at the Suria Stonor.

The Suria Stonor also boasts of lush and pristine greenery that surround the condominium. Its “Garden in the Sky” concept is a quick respite for those who need a break away from it all from the fast-paced living Kuala Lumpur offers.

Modern Facilities for Everyone

The Suria Stonor offers various facilities and amenities for people with different lifestyles. The lounge pool is great for social-mingling and parties. The sun deck is also perfect for social gatherings, barbecues, and get-togethers. Its sauna is definitely relaxing. Recharge your batteries at Suria Stonor’s fully-equipped gym. Beat the heat by taking a plunge in the Suria Stonor’s semi-cantilevered swimming pool.

Your guests and relatives can relax at The Suria Stonor’s guest apartments after a long night of partying and socializing. Let your kids roam around the playground. If living a lush life is your fancy, then living at the Suria Stonor is definitely for you. Check out this rather fancy pool located at a floor above the entrance – we like it a lot.

Minus points? Well, not many, but for the especially picky, the condominium is situated right next to an unkept empty land which is rather dumpster-like, unfortunately (see this picture below). And if the land does get acquired later, you might just have another slab of concrete blocking your fancy view of, well, Jalan Tun Razak.

Convenience at Your Fingertips

Situated within peaceful greenery and quiet surroundings, the Suria Stonor is indeed a nestled haven within the streets of Kuala Lumpur. Being in the KLCC enclave allows Suria Stonor to be at the heart of everything—entertainment, dining, lifestyle, business, and shopping. Restaurants and shopping malls are all a stone’s throw away; while offices and office towers are also located nearby.

International schools are also within The Suria Stonor’s proximity, making it attractive to expatriates and starting families. In fact, EtonHouse International School is just down the road.

Nearby Amenities + Walkability Scores

Use this interactive map below to check where the closest amenities to the Suria Stonor are (click on the icons on the right).

According to our sister site GoodPlace.my’s walkability methodology, Suria Stonor’s Walkability Score is 68. While this is respectable in its own right, it is somewhat lower when compared to other “Binjai” condominiums (which typically score 80+). For more information on walkability scores, click here (where you can also download a free high resolution walkability map).

What We Think

Our verdict? Fairly priced condominium which should appeal to many who are seeking to live a city life. Also, Glomac is an established developer with a strong track record, and so that’s definitely a plus. Its flagship Lakeside Residences in Puchong has been a resounding success, and it seems that it is scoring similar victories even among luxury residences.

We take note of the wide range of asking prices that are prevalent in the local property sites (with some listings advertising as low as RM700 PSF), and for this reason we recommend that prospective buyers dig deeper into the prices by looking at the historical transactions instead of relying merely on listings for pricing decisions. Use this guide from GoodPlace.my on how to know how much a property is worth – it will be emailed to you once you have entered your details below.

The first ever luxury condominium in Malaysia, Desa Kudalari, was completed in 1984. This 7-acre freehold residential property is situated at the heart of the city centre, between The Oval, PNB Darby Park Executive Suites and the Tan & Tan Building on Jalan Tun Razak. It is walking distance from the world-famous Petronas Twin Towers, and a neighbor to a number of luxury condominiums. Some of its immediate neighbors are The Binjai On The Park, Stonor Park, Park Seven and Platinum Park.

Click here

(and scroll down if needed) if you are looking for property listings for Desa Kudalari.

Since it is located in the prime location of KLCC (classified as Zone B as per KLCCcondominiums.com.my zoning definitions), the property is easily accessible. Desa Kudalari may be accessed through Jalan Conlay, Jalan Stonor or Jalan Kia Peng which are linked to Jalan Tun Razak.

You may also opt to access it through Jalan Ampang or Jalan Bukit Bintang. If you opt to access it through train, there are Raja Chulan Monorail and Rapid KL LRT stations just around the vicinity. This property is also highly walkable – more information on its walkability later in this review.

Insider Gossip!

We regularly receive “gossip” about properties in KLCC from industry insiders – agents, negotiators, researchers, buyers and sellers. Below is a selection of insider gossip about Desa Kudalari which you can “unlock” with a Facebook like. Disclaimer: use this information at your own risk; these have not been independently verified in any way.

All-in-One Convenience

When you live in the KLCC enclave, it is a given that you’ve got it all. Shopping, dining, health, recreation, schools, hospitals, name it. It’s not the city centre for nothing. Living in Desa Kudalari means having access to a number of shopping centres, including the posh Suria KLCC, Ampang Park Shopping Centre and Bukit Bintang.

Craving Japanese food? Try Benkay on Jalan Ampang. And if you change your mind along the way, Jalan Ampang is still the right place since it is lined with restaurants serving different cuisines. If you’re up for a drink or two, Jalan P Ramlee has the Lunar Bar, Nuovo and Rum Jungle Bar & Restaurant to cater to your cravings.

If you are an expatriate, this is also a very strategic place to live in because almost all the embassies are nestled in the area. And if you have children who are still going to school, there are a number of International Schools in the KLCC enclave such as Julia Gabriel Center for Learning, Alice Smith, Garden International School, Fairview International, International School Kuala Lumpur and Mont Kiara International School (located, of course, in Mont Kiara).

Besides the comfort of these amenities, residents of Desa Kudalari also enjoy the lush greenery surrounding the vicinity and the view of the iconic Petronas Twin Towers, the lush KLCC Park and of the Royal Selangor Golf Club. It has got a pretty awesome location right smack in the middle of Kuala Lumpur, nay the Klang Valley.

Walkability Factor

Desa Kudalari has a GoodPlace Walkability Score (GWS) of 81 (pretty similar to many other condominiums in the Binjai zone). For more information what this Score means, and to download our KLCC Walkability Map (it’s free), go here.

This map below can be used to check where the closest amenities to the Desa Kudalari are (play around with the icons on the right sidebar).

Configuration + Facilities

The property is made up of five blocks that consists of a 19-storey tower that has five condominium units per floor and 3-storey link houses that are made up of cabana units. A typical condominium unit has built up size of 2,145 sqf with three bedrooms (moderately sizable by KLCC standards – comparable to Avare and Ampersand), while a cabana is built-up at 800 sqf with one bedroom.

Besides the facilities typical to most condominium units such as a barbecue area, covered parking, sauna, playground, swimming pool, wading pool and round the clock security, dwellers of Desa Kudalari also enjoy a jogging track, a tennis court and a restaurant/bar right next to the swimming pool.

About The Developer – Tan & Tan

This property was developed by the well-established Tan & Tan Developments Bhd. Desa Kudalari paved the way for this firm to create a name in the luxury residential development niche. Other notable projects include Cendana (also in the KLCC area, off Jalan Sultan Ismail – profiled here), One Jelatek and Sucasa, to name a few. Current developments include Park Manor, G Residence and Hampshire Place (in the cluster of condominiums in Persiaran Hampshire).

Tan & Tan has indeed made a name for itself as a premier property developer in the Klang Valley. One of its future projects, Three28 Tun Razak, is said to have been the apple of the eye of some foreign investors.

Desa Kudalari boasts of lush gardens and greens – something of a rarity among the newer KLCC apartments

Meanwhile, there is talk that Desa Kudalari unit owners are up for an en-bloc potential in a few years (as blogged by our favorite real estate blogger Sin Leong back in 2008). It means that the developer might buy back the units from the owners and make a new development out of the old one. This trend, rather prevalent in Singapore, has yet to catch on in Malaysia. Will it happen sometime near the future? Only time will tell. If you’re thinking of investing here, then make sure you pay a fair price – here’s a handy guide to help you do just that.

Bang for the Buck

Despite its age, at almost three decades old, Desa Kudalari is a well-maintained property. Its facilities are not behind the race and the location is just excellent. To some, even its rustic look is a beauty to behold.

Priced at RM800 psf for its sub-sale units, though, it is rather expensive (especially when given its age) and is already comparable to newer condominiums such as Bintang Goldhill off Jalan Tun Razak, although still cheaper than the average KLCC condominium. Rental rates are going between RM2.50 to 3.50 depending on unit condition – this could be seen as a bargain especially when compared with other condominiums in the KLCC enclave.

If you are considering to invest in a unit here at Desa Kudalari (perhaps for en-bloc opportunities in the future), always consider the “fair market value” instead of the asking prices which could be arbitrarily placed by prospective sellers and agents. Use this guide below to help you do just that -

Dig this – Binjai Residency has been tagged as “one of the most prestigious condominiums EVER BUILT in the KLCC area” by certain quarters. While that’s rather arguable (I like the majestic Binjai On The Park just a wee bit better!), because its mere stature alone is enough to get your attention.

Click here

(and scroll down if needed) if you are looking for property listings for Binjai Residency.

Situated in the heart of bustling KLCC and just within walking distance from the Petronas Twin Towers, Binjai Residency is a freehold condominium that offers three layouts for potential residents to choose from. Developer Amity Binjai made sure that the condominium lies in a very strategic location in quiet Lorong Binjai as the area is surrounded with financial institutions and entertainment spots.

Walkability Score (And A Free Map)

Binjai Residency has got a GoodPlace Walkability Score (GWS) of 81. “Walkability” is the measure of how “walkable” it is to important amenities such as transportation points, eateries, schools, police stations, etc. For a more detailed description (and a free downloadable map detailing the walkability scores of KLCC properties) click here.

Use this interactive map to see where the closest amenities and attractions to the Binjai Residency are.

Pricing Trends and Analysis

Prestigious condominiums like the Binjai Residency comes with a rather hefty price tag, as you would typically expect from an upscale KLCC condominium. Its launch prices way back in 2005 was at a low (relative to today’s standards) RM460+ per square feet. Fast forward to six years later in 2012, the condominium’s unit (asking) prices have increased to RM1,000 per square feet. It has been reported that early investors are able to bring in a five figure net gain monthly for renting out its units to tenants. We can’t verify this, but looking at the trended rental rates in the last three years this seems to hold water.

Currently, the average sale price for a unit at the condominium plays in the RM800 – RM1,300 PSF range. Its prices have been increasing every year, starting from 2009, and finally hitting its peak on 2011. Pricing was rather flat due to the completion of Binjai 8 right next door, providing alternatives with smaller unit sizes.

In October 2013, there has been a recorded transaction at RM880 PSF for a unit with build up of 2,295 sq ft; the unit was sold with a tenancy which means that the price was perhaps a little higher than average. The rental yield was approximately 4%.

If you’re going to value a Binjai Residency unit, remember to factor this in when estimating a fair price. If you need help in that, use our easy valuation guide which you can download here. It’s free.

Insider Gossips!

Below is a collection of “gossips” that we have garnered mainly from agents and potential buyers both online and offline regarding Binjai Residency. We have not independently verified these, and so, take them for what they are – gossips.

Hotel-Like Living in the Heart of the City

While prestige and luxury are both synonymous to Binjai Residency, there’s no doubt how “convenience” should be added on the condominium’s already long list of (good) adjectives. Its location would make it easy to walk around KLCC, as establishments flourish in the area. Also, the abundance of financial institutions, corporate offices, and banks allow the condominium’s residents to go to and from work with ease.

The KLCC LRT station is only within walking distance. Ampang Park LRT station is a mere three minutes away, so one does not need to worry about public transportation. Other modes of public transport—taxi stands and bus stops—frequent the area. The condominium is also accessible via Kuala Lumpur’s major highways and roads.

Facilities

Exclusivity is one of the Binjai Residency’s trademarks. In terms of facilities and perks, the condominium boasts of units that come with a furnished kitchen, master’s bedroom, and a centralised water filtration system. Residents also have access to a parking bay that makes up of five storeys. In addition, the condominium also lists a wide array of facilities and amenities to keep its residents active, happy, and safe. These include:

• A tennis court
• A reading room
• A multi-purpose hall
• A barbecue area
• A gymnasium
• Swimming pool
• A business center
• Broadband internet
• 24-hour security

Unit Structure, Sizing, and Areas

Units at the Binjai Residency are as follows: executive, premium, and penthouse. Executive units are located from the 6^th to the 23^rd floor, and its sizes start at 2,096 square feet to 2,208 square feet. The premium units are from the 24^th to the 29^th floor, and are sized at 2,213 square feet to 2,326 square feet. Penthouses are located on the 30^th floor, and its sizes range from 1,951 square feet to 2,326 square feet. Each floor houses only four units, allowing privacy and exclusivity for its residents.

Premium units come with a mini-theatre that includes a plasma television. Penthouses are built with a 42 feet (in length) infinity pool, as well as a pool deck and a rooftop garden that overlooks a spectacular cityscape view.

Our Verdict

We like the Binjai Residency because it occupies one of the best spots in the KLCC enclave on Lorong Binjai just off Jalan Binjai, which means that it shares the same address as the prestigious Binjai On The Park and Troika. While the PSF price is fair at around the median RM1,000 point, the larger units means that the entry price could be steep (at least RM2 million).

Comparatively, the newer, spankier Binjai 8 next door features 700+ sq ft units which are more expensive at around RM1,200 PSF asking price. Which would you rather own – a smaller, newer unit at Binjai 8 or a bigger Binjai Residency unit which is more expensive for about RM250,000? Choices, choices…

On a more negative note, Binjai Residency is now swamped in a rather densely populated area with Binjai 8 next door; the Corinthian is down the road as well as the Troika. This means that traffic congestion is rather inevitable during peak hours, and some of the views are blocked by the other developments.

Finally, with so many choices around the Binjai area inside the KLCC enclave, the question of supply vs demand means that capital yield in the shorter term would probably suffer. Wondering whether your investment would make sense or not? Well, it all depends on how much you pay for a unit obviously. Use GoodPlace.my’s valuation guide to help you nail down the price that you should pay in order for you to make money – enter your details below.

Right at the heart of the city centre, on the corner of Jalan Binjai and Lorong Kuda, lie the twin towers of The Oval. It is strategically located right across the 50-acre KLCC Park, with a generous view of the Petronas Twin Towers.

Click here

(and scroll down if needed) if you are looking for property listings for The Oval.

The Oval was developed by Titan Debut, a subsidiary of GuocoLand which is a Hong Leong Malaysia Group member, and was completed in 2009. It is a freehold property consisting of two blocks, namely the West Tower and the East Tower.

Each tower consists of 41 floors housing a total of 70 units each. The units at The Oval are categorized into two – the Sky Villas (2nd to 32nd floors) and the Mansionary Villas (33rd to 40th floors). A Sky Villa occupies half of a floor at The Oval, while a Mansionary Villa occupies an entire floor. Each of The Oval’s towers is shaped like an oval (hence the name; who would’ve guessed?), affording Sky Villa units a 180 degree view of the city centre and the Mansionary Villas a 360 degree view.

Some of its residential next-door neighbors include the venerable Desa Kudalari condominium, The Avare, the exquisite Binjai On The Park and Suria Stonor. The Embassy of the United States of America (and a number of other foreign embassies), The Centre for Advanced Design, the Kuala Lumpur Convention Centre, a handful of restaurants, cafes, museums and shops may be reached on foot. For this reason, the Oval has a relatively high GoodPlace Walkability Score (GWS) of 84. For more information about this score, and to download a free KLCC map with Walkability data, click here (comes up in a new window).

A Titanic Debut – Indeed!

In 2007, GuocoLand Malaysia Berhad bought the entire equity of Titan Debut for RM71 million (covered extensively by The Star here). Titan Debut earlier in that year purchased from Oval Residences Sdn Bhd the 140-unit serviced apartments for RM404.58 million. It is interesting to note that GuocoLand was not the original developer of the Oval; Titan Debut was.

GuocoLand paid a record high for a condominium enbloc purchase, shelling out about RM475 million for Titan’s acquisition and The Oval’s development. Other projects of GuocoLand include Avenue 2 and Sri Kia Peng.

Getting Around

The Oval may be accessed through Jalan Binjai, Jalan Tun Razak, Jalan Kia Peng or Jalan Ampang. Public transportation is also a good option, especially the LRT, if you do not want to sit in traffic (which could be REALLY bad if you’re familiar with the KLCC area!). Despite traffic congestion, KLCC remains to be a sought-after enclave in Kuala Lumpur. It is synonymous to convenience after all, having everything you need within your reach.

On foot alone, you will be faced with countless options for dining, shopping, entertainment, education and health. Perpendicular to Jalan Binjai is Jalan Ampang, which is famous for having restaurants of different cuisines. Chinese, Indochine, Italian, Indian, Japanese, German, Western, local and fusion cuisines may all be found in Jalan Ampang.

Use our interactive map below to check where the closest amenities to the Oval KLCC are.

Parks are great places for relaxation for all kinds of people and KLCC Park’s location is perfect for The Oval residents. Equally famous is Jalan P Ramlee, a street lined with pubs and clubs if you are up for some drinks. Some of the most popular clubs among locals and foreigners are Aloha, Nouvo, Zouk and Rum Jungle Bar & Restaurant. If you are a shopper, you will find haven in the upscale Suria KLCC mall, just across the road. For more options, you may opt to go to Bukit Bintang or Berjaya Times Square. Kids will love it, too, at the Aquaria KLCC on Jalan Pinang and Petrosains inside Suria KLCC.

There are also a number of churches and places of worship within the vicinity.

For your health requirements, Malaysia Healthcare, Gleneagles Intan Medical Centre, Ampang Putri Specialist Hospital and Prince Court Medical Centre are within short distances from The Oval. Golfers may also find refuge in KLCC as the Royal Selangor Golf Club is just a stone’s throw away.

The Oval is known for its distinctive (you guessed it) oval shape – different from the other apartments in the KLCC area

KLCC is known to be an expatriate magnet – this enclave is also on top of expatriates list because multinational companies are scattered everywhere, as well as foreign embassies. As for families with school children, a number of international schools are very accessible to and from KLCC such as Alice Smith, Sayfol International, Julia Gabriel Centre for Learning and International School Kuala Lumpur, to name some.

Generous Spaces

Units at The Oval come in two sizes only. But they are generous spaces, if it may be emphasized. A Sky Villa, occupying half a floor, is sized 3,750 sqf. It has three bedrooms, three bathrooms and a powder room. A Mansionary Villa, occupying an entire floor, measures 7,600 sqf with five bedrooms, five baths, a powder room and a lanai. These are probably more suitable for a family than a city bachelor looking for a swanky pad in the middle of Kuala Lumpur.

Each unit is finished with imported marble floors for the living, dining, kitchen and family rooms, teak wood floors for the bedrooms, and solid timber doors. Floor-to-ceiling windows also provide residents with a breathtaking view of the city.

Upscale Facilities

The Oval residents are provided with high-standard facilities that include high-technology security (residents use biometrics to access their apartments), Radio Frequency Identification (RFID) tags for parking spaces, a 25-metre infinity pools (one for each tower), a wading pool, a fitness centre, an in-house spa, lounger deck, function area, children’s play area, lawn, private lift lobbies, fully-equipped gym and sauna & steam room.

Oval’s Price Tag

At the time of writing, the asking prices for a unit at The Oval is at RM1,200 PSF. Quite steep compared to its neighbors like The Avare, which sells for at least RM900 PSF or the Suria Stonor, which sells at a minimum of RM850 PSF. Is it worthy of its premium price tag? Well, worthiness of a property investment is relative to the investor’s needs. If location, generous space, view, high-tech security and stellar facilities are your top five priorities, then The Oval is just perfect.

But if budget is anywhere within your top five, then maybe you should be looking at other properties. To find out how to determine a fair price for KLCC properties (or any property for that matter), be sure to use our handy valuation guide which you can download here upon signing up below -

The Binjai On The Park – Live Among The Elites

The Binjai (not to be confused with Binjai Residency and Binjai 8 is developed by a subsidiary of KLCC Holdings known as Layar Intan. Famous for being the most expensive piece of real estate in Malaysia (in terms of price per square foot) a couple of years ago, The Binjai On The Park remains one of the prime pieces of upmarket real estate in Klang Valley, nay Malaysia. The condominium was designed by Allen Jack + Cottier (known famously as AJ+C), the Australian based architect with regional presence in Malaysia, Vietnam and China.

Click here

(and scroll down if needed) if you are looking for property listings for The Binjai On The Park.

Completed near the end of 2008, the Binjai On The Park is located on Jalan Binjai (named after the Binjai trees found in the area before the KLCC project commenced), at only a stone’s throw away from the iconic Petronas Twin Towers. While the condominium is accessible easily via major roads such as Jalan Tun Razak and Jalan Ampang, heavy traffic is a given for tenants in the KLCC area. The Binjai is under the “Zone C: Binjai” classification together with its neighbours, Park Seven and Stonor Park (as well as the upcoming Platinum Park).

Is the Super Penthouse unit worth some RM50,000,000? Obviously someone thought so

Location & Walkability Information

KLCC condominiums appeal to many because of their strategic locations where many amenities are accessible by foot. The GoodPlace Walkability Score (GWS) measures how “walkable” a property is (more details about this methodology here). The Binjai’s GWS is 87, which is above average even by KLCC standards. For a free (high resolution) PDF map with the Walkability Scores of major KLCC properties, click here.

The interactive map below shows where the closest amenities to the The Binjai On The Park are (play around with the shortcuts on the right sidebar).

The Appeal

The Binjai (despite not being a “branded” development like Harrods, Banyan Tree or the Four Seasons Place) was able to achieve record-breaking prices primarily because of two reasons: one, its location, and two, the fact that it will perpetually have the much coveted KLCC Twin Towers view (there will be no more developments in the park). This cannot be said for most of the other KLCC condominiums as more developments sprout up as the demand grows. Additionally, the fact that it’s built as “part” of the park is also a major selling point.

We also regularly receive “gossips” from people who are in the know – agents, brokers, buyers and industry insiders. The information contained below may provide yet another reference point for prospective buyers, but we do have to point out that these are not verified, and so please exercise caution. By unlocking the content below you agree that we will not be responsible for any losses incurred from the information contained below. Thank you.

Configuration

A freehold development, the Binjai consists of two blocks – one with 44 stories, and the other 45. Being inside the KLCC enclave, it is close to shopping malls (notably Suria KLCC) and also the KLCC Park - a sprawling open space right in the middle of the KLCC development. A convention centre (the Kuala Lumpur Convention Centre) is also nearby.

The Binjai is also notable for its high maintenance fee of MYR1.10 psf. If you are a proud owner of one of the penthouses (more than 5,500 square feet), expect to pay more than MYR6,000 monthly for maintenance…

Facilities include:-

• Barbecue area
• Covered parking
• Gym
• Jogging track & playground
• Sauna
• Swimming Pool
• Round-the-clock security
• Nursery
• Tennis courts

As with other condominiums in the KLCC enclave, there are no nearby schools although there are shuttle buses which pick up students to chauffer to the schools daily. These are typically international schools in Kuala Lumpur. The nearest public schools are about 1km away (Chung Hwa Primary School and SK Gurney). There are also buggy services to the Petronas Twin Towers via the KLCC Park.

Recently we have stumbled upon a very interesting article about an expat family from Scotland which settled quite nicely at the Binjai. To paraphrase Jane MacLeod, “We walked in, and we knew we had come home.” To read the article, click here.

Investing For Capital Appreciation?

The KLCC area has been a favorite amongst expatriates and the rich – it’s highly sought after for its high rental yields as well as capital appreciation. The asking price hovers around MYR2,500 per square foot – it remains firmly in the upper tier as far as pricing is concerned, and a clear favorite among affluent investors. It is also notably more expensive than nearby KLCC condominiums, like its neighbours Park Seven and Stonor Park, or the exquisite Marc Residence.

It is important to note that the transacted prices for KLCC condominiums have somewhat flattened recently, and so it might be a good opportunity to secure a unit for capital appreciation in the coming years. However, it is interesting to note that the Super Penthouse unit here at the Binjai was sold for a handsome fee of some RM50 million - setting the record for the most expensive piece of real estate ever sold in Malaysia. This unit measured at over 19,000 square feet in size, and that makes the PSF to be more than RM2,600 – which is considerably higher than the median KLCC condominium PSF of RM1,000. Even the fairly recent transactions were above the RM2,000 PSF range. (The record of the most expensive real estate transaction in Malaysia in terms of price per square feet is held by Four Seasons Place – go here for more information).

Eye candy even from the outside. Yum

In the final analysis, KLCC is arguably the most successful integrated development in the Klang Valley, and for this reason the area has progressed significantly in the recent years. It has got a prestigious address which draws in multinationals and local businesses alike. Residency in KLCC is also appealing due to its vibrant nightlife and proximity to the heart of the Golden Triangle shopping district (Jalan Bukit Bintang). Not surprisingly, KLCC remains a firm choice among the expatriates (who may go to work in one of the commercial buildings inside the KLCC enclave) as well as the more affluent locals.

The Binjai remains out of reach for the common dude on the street, but the seasoned investor will be savvy enough to carefully analyze what’s the fair market value of a unit here without being swayed by emotions and media driven hype. If you’re considering to invest a unit here at the Binjai, use our valuation guide which we will email you once you entered your email address below -

Nestled beneath the hustle-and-bustle of the city is The Troika, a three-tower luxury condominium located in the heart of KLCC. The Troika boasts of plush interiors and world-class facilities, making it one of the most desired addresses among Kuala Lumpur’s rich and elite – ranking it up right there with One KL and St Mary Residences.

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(and scroll down if needed) if you are looking for property listings for Troika.

The Troika’s high-end facilities make it a sought-after location for the young and successful city-dweller. Its serene surroundings and spectacular views make it an ideal residence for families, couples, and achievers. Living a life of luxury is definitely one of The Troika’s promises—and it’s about time for you to level up and experience plush living like no other.

About The Developer: BRDB

The Troika is a luxurious residential condominium developed by Bandar Raya Developments Berhad, or known more popularly as BRDB. Its designer is Foster + Partners, a world-renowned architecture firm based in London. Some of the architecture firm’s major projects include the London City Hall, the Reichstag Building in Berlin, and Millau Viaduct in France—the highest road bridge in the world. Foster and Partners brings its expertise and touch of class in Malaysia through The Troika—another great addition to the architecture firm’s already stellar line-up of projects and architecture milestones.

The entrance to Troika. The guards are rather over-zealous, I must say!

BRDB has been one of Malaysia’s prominent developers, and with The Troika, it’s clear that it is only heading towards the right direction. With its latest partnership with Foster + Partners, BRDB has separated The Troika apart from its competition—in terms of class, prestige, and design. Apart from Troika, BRDB is also known for its upmarket condominiums in Bangsar (notably Serai on Bukit Bandaraya) and Verdana in the north of Mont Kiara.

Walkability Score

One of the main selling points for KLCC condominiums is their proximity to amenities; the GoodPlace Walkability Score (GWS) is a measure which encapsulates this feature. The Troika’s GWS is 81 (from a scale from 0 to 100, with 100 being the best) – good if evaluated on its own, but only fair when compared with other properties inside the KLCC enclave. Places like Marc Residence, Kirana Residence and the Meritz boast of higher GWS scores, for example.

For a free high density map with GWS scores for most properties in KLCC, go here.

The Strength in Numbers

Magnificent masterpiece or a slab of aluminum right out of Gotham City? You decide…

The Troika has a gross development value of RM840 million. Spread over 2.13 acres, The Troika comprises of 3 residential towers, which are 38, 44, and 55 storeys respectively. Each residential tower has 172 luxury-serviced apartments, 57 small office/home office (SoHo) units, 7 penthouses, as well as retail establishments, restaurants, and boutique offices. There are only two units per floor, so privacy is assured.

The luxurious condominium also features two 2x volume “glass-encased” bridges which are connected to the beautiful sky lobby, which in turn connects The Troika’s three majestic towers. It offers a breath-taking view of Malaysia’s cultural landmark—The Petronas Towers.

As of this writing, more than 70% units of The Troika have been sold. A majority of its penthouses have been bought by foreigners—one of which is a 21,000 square feet, four-level penthouse that was reportedly sold for an estimated RM57 million.

Below is a trended asking prices chart compiled from various public sources:-

Insider Gossip

Warning: we have not verified the information that we are sharing below. Do not base your investment decisions entirely on them. Thank you for understanding.

Experiencing Luxury and Style

For the lover of luxury, The Troika does not indeed disappoint. Indulge in these world-class facilities, as follows:

• 30,000 square feet landscaped courtyard
• Gym services and aerobics facilities
• Swimming and wading pools
• Timber deck
• Recreational areas (indoor and outdoor)
• Games room
• Function hall
• BBQ area
• Laundry and housekeeping services
• Jacuzzi and sauna services

The Troika also offers a spectacular view of the Petronas Towers and the famous Kuala Lumpur skyline. In terms of style, Foster + Partners developed and introduced a “twisting building” concept to The Troika, making it stand out among its neighbouring buildings. To some, it seems to be an inspiration to YTL Land’s newer development The Fennel @Sentul which has similar “twisted” shapes in its condominium architectural design.

Troika also hosts the magnificent Acme Bar & Coffee, which serves rather good cempedak cakes. There’s also the new “Troika Sky Dining” trivium of restaurants – Cantaloupe (fine dining), Strato (wine bar) and Caret (Italian); these are located on Level 23A of Block B. For traffic control, there are separate elevators for both low- and high-zones. This lessens the waiting time for elevators significantly.

Curiously, despite being on commercial land, the utilities are charged at residential rates which are lower.

Use our interactive map below to check where the closest amenities to the Troika are.

Modern Convenience

The Troika is situated at the intersection of Jalan Binjai and Persiaran KLCC  in the prominent district of KLCC. The Ampang Park LRT station is only a short two-minute walk. The Troika also has an easy access to Jalan Tun Razak and Smart Tunnel. High-class dining and entertainment are only minutes away—unwind and enjoy your weekends in neighbouring KLCC restaurants and bars. Truly, The Troika’s location is perfect for modern-day living, because it mixes convenience with style and class.

The “hot on a sunny day” view of Troika from the gardens of the Binjai On The Park against a clear blue sky. Looks lovely even from a distance

Our Final Analysis

Privilege and prestige are two of the words synonymous with The Troika. Treat yourself with life’s extravagant pleasures—make The Troika your home and get ready to experience luxury at its finest. I know I’ve been drooling for a unit since I first saw it during its launch in the fourth quarter of 2005…

While I am bullish about the long term prospects of the KLCC enclave, in the short term the asking prices for Troika seem to be a little on the higher side, especially in the advent of the launches of branded residences such as The RuMa and E&O Residences as well as integrated developments such as Platinum Park – these are all priced RM2,000 PSF and above. To find out what’s the fair market value of a unit at the Troika, use this valuation guide which you can download for free courtesy of GoodPlace.my -

Standing majestically along the busy streets of Jalan Kia Peng, Kuala Lumpur is 3 Kia Peng, a 28-storey high-rise condominium that is opposite Malaysia’s famous Petronas Twin Towers.

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(and scroll down if needed) if you’d like to look at 3 Kia Peng units for rent or sale.

Inspired by a stylish Neo-Classical design, the condominium is a high-rise building that sits on freehold land and houses only 139 units in total. Its colour stands out from its neighbouring buildings — it has a Brazilian Red Capoa red granite hue, making it exude a retro-vibe and add refreshing tones to the KLCC skyline. Not to everyone’s taste – that’s for sure. Personally I prefer the earthy shades a la The Binjai and the pristine white of The Pearl, but that’s just me.

KLCC – The Ultimate Place To Be, Surely…?

3 Kia Peng looks distinctive and rather unmissable on Jalan Kia Peng

Being located in KLCC has definitely a lot of benefits. For one, having a sought-after address gives one prestige. In addition, living in the KLCC vicinity puts one in the centre of all that is happening makes living easier and more convenient.

Most high-rise office buildings and complexes are within walking distance to the condominium. Kenanga International building, the MISC building, the Exxon-Mobil Tower, and Menara HLA are just a stone’s throw away.

For the shopaholic, Suria KLCC and the Pavilion are both situated nearby. Getting that shopping fix satisfied is relatively easy as Suria and Pavilion are world-class shopping malls designed to cater to the privileged with its posh shops and boutiques.

If nightlife and entertainment are your thing, you’d be delighted to know that Jalan P Ramlee is only a short walk away. Famous nightclubs and pubs crawl the area, if a night of fun is what you’re planning. Among its pubs and bars include The Beach, Aloha, Rum Jungle, and Nuovo. Tourist-heavy but always fun Bukit Bintang is only minutes away from the condominium.

Insider Gossip!

Like our Facebook page in order to unlock the content below. These are the “gossips” that we have compiled about 3 Kia Peng – opinions from industry figures, brokers, negotiators and sellers. As the information below is not verified for its accuracy, please exercise caution and NOT base your investment decisions solely on gossips!

Walkability Information (And A Free Map)

3 Kia Peng’s GoodPlace Walkability Score (GWS) is 80. This score is measure of how “walkable” 3 Kia Peng is from the nearest amenities. For more information, and to download a free high resolution map with walkability scores of KLCC properties in PDF format, click here.

Below is an interactive map which you can use to check where the closest amenities to the condominium are.

3 Kia Peng’s Built-Up Area and Facilities

Standard units at the condominium are divided into two. Its smallest unit is measured at 3,080 square feet, while its largest unit is measured at 3,383 square feet. The asking price as of this writing is tagged at RM2.9 million. No chump change by anyone’s standards, surely.

Old fashioned or tasteful retro? You decide

Like many condominiums, 3 Kia Peng doesn’t fall short on its facilities that make modern living convenient. There is a fitness centre for all those fitness enthusiasts exclusive to its residents. A spa, a lounge bar, swimming pool, waiting lounge, wading pool, a multi-purpose hall, and a snooker room are also some of the facilities of the condominium.

The condominium also offers 24-hour security as well as a covered parking bay for its residents.

Closing Thoughts

Despite being in the KLCC vicinity, it’s easy to recognize how 3 Kia Peng is priced a little (only barely) lower to other condominiums that feature almost the same facilities and have the same built-up areas. If you are an investor with a small(er) budget, you might want to consider investing on the condominium since its location will always be attractive to renters and property buyers. However, do note that the price per square feet has reportedly breached the psychological RM1,000 mark so it’s still not “cheap“.

There will always be willing investors and prospective buyers or renters who would want to own or live in KLCC. If you are looking to own a condominium but can’t seem to afford an expensive unit at One KL, considering 3 Kia Peng will be a great idea—not only would you get all the amenities and facilities it offers for residents, you are also surrounding yourself with all the action by living in the KLCC district. In short—it’s a win both ways.

With the development of the RuMa branded residences and hotel next door (with launch prices at or exceeding RM2,000 PSF), there’s bound to be some spillover effect on nearby developments along this stretch of Jalan Kia Peng – 3 Kia Peng included. Remember to factor this in when you estimate the fair value of a unit at 3 Kia Peng. For a guide on how to do this, enter your details below so that we can email you the digital version of the book.

How Ampersand KLCC Is Different

Most property developments in the Kuala Lumpur City Centre (KLCC) enclave boast of having the view of the Petronas Twin Towers, but it’s a little different for Ampersand (also known as Ampersand @ Kia Peng).

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(and scroll down if needed) if you are looking for property listings (buy or sell) for Ampersand.

According to Datuk Soam Heng Choon, the managing director of IJM Land (the developer of Ampersand), there is a possibility of the view of the Petronas Twin Towers getting blocked by new developments in the KLCC area, and so they opted to highlight the design of the interiors as well as the gardens instead.

For example, the existing rain trees are preserved which make the gardens unique. We really like the condominium’s rather leafy appearance.

And believe it or not, this is the guard house!

I can see you, but you can’t see me

If you’re looking for a clear, unobstructed view of the Petronas Twin Towers and the fields of the Royal Selangor Golf Club, then Ampersand might not for you (and you might want to check out Marc Residence instead). But then again, the view of the Petronas Twin Towers is rather overrated, no?

Free Walkability Map

The GoodPlace Walkability Score (GWS) is a measure of how “walkable” a condominium is to its nearest amenities. The GWS ranges from 0 (bad) to 100 (good). The Ampersand’s GWS stands at 80 – quite middle-of-the-range as far as KLCC condominiums are concerned, but is typical of a property located inside the Kia Peng area. For more information about the GWS, and to download a free map with GWS information for most KLCC properties, go here.

Use our interactive map below to check where the closest amenities to the Ampersand are. Use the shortcut menu on the right.

New Kid On The (KLCC) Block…?

IJM Land is the property development arm of IJM Corp, and is the developer of renowned projects such as Riana Green East, PJ8 in Petaling Jaya and the LIGHT Waterfront in Penang. While IJM Land could be seen as “new” in the KLCC property market, it is in fact the contractor for several other developments in KLCC, namely Park Seven, Troika and also The Binjai. In short, it has got nothing short on experience when it comes to KLCC property development.

Ampersand is built by IJM land – previously a contractor for other developments in KLCC such as the Binjai

The two acre land area (on Jalan Kia Peng) is leasehold (99 year tenure). Another differentiating factor for the Ampersand is that it is low rise and also low density. As such, there are only 71 units of apartments (compared to, say, Idaman Residence which houses 250 units, or Dua Residency at 288 units). The sizes range from 2,613 to 5,852 square feet.

Location-wise, it is near the Centre For Advanced Design (CENFAD) college and the Top Hat Restaurant. The Ampersand is the only condominium development on this stretch of Jalan Kia Peng. Further down the road are the palaces of Kelantan and Terengganu. A very peaceful spot inside the usually hectic KLCC enclave.

There are three blocks of apartments, with two (Blocks A and B) situated in front at the entrance. The third remaining block (C) are behind the two front blocks. Block C houses the most units, and is also the highest. There is a swimming pool as well as some landscaping on the ground level.

Typically Ampersand has got half of the typical density of a KLCC condominium development (about 80 units per acre). First launched in 2007, the units were sold at about RM750 per square feet, but the asking price has breached the psychological mark of RM1,000 per square feet even back in 2010. Now it hovers around the RM1,200 point. Not cheap.

Targeting affluent buyers with desire to live in the inner city, as many as 40% of the buyers during the launch were high net worth individuals from overseas – in particular, from Hong Kong and Singapore.

The interiors are tastefully designed with movable timber panels lining up the balcony. Rather special and pleasing to the eye.

Lovely, Innovative Design

The entrance to Ampersand is a masterpiece by itself – with movable timber panels situated at the balcony. It’s indeed a sight to behold. Check out this picture which we took on a bright sunny Saturday morning -

The entrance front facade wall is built with black granite which gives it a distinctive, luxurious look. Vertical fins on the west facade “manipulates” rays of sun which provide an interesting blend of shades in the area. Very innovative!

Our final analysis. We like Ampersand for its low density and innovative designs. The low rise factor is a major advantage over other KLCC condominiums which tend to be high rise, but if you want the Petronas Twin Towers view then you should be looking elsewhere. I am also particularly favorable of this part of the KLCC enclave (especially this particular stretch of Jalan Kia Peng) – it’s rather serene and leafy. It’s more “homely” than the other parts of KLCC.

The bigger-than-average units mean that the entry price is relatively high. A quick search at the local property portals returned listings advertising units for sale at RM3 million (2,600 sq ft apartments). Having said that, price is always subjective, and more so for those who are looking to buy properties in the KLCC enclave. However, if you would like some help to estimate the property’s fair value then download this free guide here – courtesy of our friends at GoodPlace.my –

Located right across the renowned KLCC, on the corner of Jalan Pinang and Jalan Kia Peng is Menara Pinang. It is a luxury condominium exclusively for rental/leasing, owned by its developer Song Pang Seng Realty (SPSR). Touted as “A Jewel in the Golden Triangle,” it boasts of high standard, well-maintained units. It was opened for rental in 1993, managed since by SPSR’s subsidiary, Menara Pinang Corporation.

The property may be accessed through Jalan Ampang, which leads to Jalan Pinang or through Jalan Sultan Ismail via Jalan Conlay, which intersects with Jalan Kia Peng. If taking public transport, you should alight at the KLCC LRT station. If taking the Monorail, use the Sultan Ismail station.

Being at the heart of the city centre of Kuala Lumpur, Menara Pinang’s neighborhood includes the Petronas Twin Towers, the KLCC Park, Suria KLCC, Dewan Filharmonik Petronas, the Kuala Lumpur Convention Centre and the Sri Kia Peng Condominium (click here for the review).

Also sprawled in the neighborhood are shopping centres, hotels and office structures – as you’d expect being in the middle of the KLCC enclave. Menara Pinang has got a GoodPlace Walkability Score (GWS) of 80. For more information on what this score means, and to download a free KLCC walkability map, go here.

The interactive map below shows where the closest amenities to the Menara Pinang are (click on the icons on the right sidebar).

About The Realtor

Song Pang Seng Realty has been in commercial construction business since the 1960s. They are also involved in property development and management. Some of their past projects include The Tabung Haji Building, The KL Children’s Hospital, Menara Alor Star, Berjaya Headquarters Building Kota Kinabalu, Taman Mayang Commercial Complex  and the Bukit Merah resort.

OK, we won’t make jokes off the rather goofy name.

Convenience on Foot

KLCC, known to being “a city within a city,” is a bustling area. Although this means that traffic could be really really bad in the area, it also means that everything you will need is right at your fingertips, or to be exact, at your toes (because you can easily walk to your destinations). Residents of Menara Pinang could easily walk to Suria KLCC or the Pavilion Kuala Lumpur in Bukit Bintang to satisfy their fashion requirements. Not only that, they also have easy access to other malls like Starhill Gallery, Lot 10, KL Plaza and Sungei Wang Plaza.

Also in walking distance is the famous Jalan Ramlee, a street lined with bars and clubs such as Rum Jungle Bar, Nouvo, Aloha and Beach Club. It is perfect especially if you have had a tiring work week and everyone gets stuck in traffic trying to reach their favorite clubs.

Units at the Menara Pinang

There are three unit configurations at the Menara Pinang, detailed as follows:-

• The 1+1 unit has one bedroom, one utility room and one bathroom. It has a built-up size of 730 sq ft.
• The 2+1 unit has two bedrooms, one utility room and 3 bathrooms. Built-up sizes for this type are from 1,330 to 1,480 sq ft.
• The 3+2 unit has three bedrooms, two utility rooms and four bathrooms. Built-up sizes for this type are from 2,210 to 2,230 sq ft.

The units are either facing the KLCC Park or the city. All units are air-conditioned and may be availed in semi-furnished or fully-furnished states.

The entrance signage is rather understated, really. Could have done better!

Modern Exclusive Facilities

Aside from the typical facilities in luxury residential apartments such as 24-hour security, swimming pool, covered carpark, gymnasium, sauna and playground, dwellers of Menara Pinang also enjoy squash courts, a games room and a mobile grocery. Optional facilities are available at a cost and include housekeeping, broadband, satellite TV, laundry and dry cleaning and a business centre.

Rental Rates

Rentals at Menara Pinang are between RM3 to RM4 PSF, which is considered value for money, especially given its central location. This price is comparable to its next-door neighbor, Sri Kia Peng, which rents out at around RM7,000 for a 2,300 sqf unit. However, there are other cheaper alternatives such as The Forum which rents out from RM2 to RM3 PSF, but it’s on Jalan Tun Razak which is on the “edge” of the enclave.

All figures are correct at the time of publication of this review.

Deal or No Deal?

If you are used to living in a fast-paced life and convenience, then Menara Pinang might be perfect for you. It is a bonus that is strategically located between KLCC and Bukit Bintang, giving its residents the best of two worlds equally. But if you would rather go home to the sound of your chirping birds, then you might want to consider other exclusive locations such as Bukit Tunku.

Our verdict: if you’re looking to rent a KLCC condo unit on the “cheap” (relatively speaking), then Menara Pinang is a solid choice, especially when considering its rather prime location. With the completion of the RuMa on the other side of the road next to 3 Kia Peng, many expect the rental price to go up. It may look rather jaded from the outside, but if you don’t mind the appearance then Menara Pinang is worthy of serious consideration.

Quadro Residences has the privilege to have the “No 1, KLCC Drive” address designate, and charges a right premium for it! It is on the same row as the Exxon Mobil Towers, Park Seven condominiums and the exquisite Binjai On The Park. Fancy taking a stroll down at the 50 acre KLCC Park? We’ll it’s literally just across the road.

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(and scroll down if needed) if you are looking for property listings for Quadro Residences.

A freehold development right smack in the centre of the Kuala Lumpur City Centre (KLCC) enclave, Quadro Residences is developed by Monoland Corporation Sdn Bhd, a Malaysia real estate developer with these notable projects in the Klang Valley: the neighboring KLCC developments of Soho KLCC, Vipod KLCC; as well as Titiwangsa Sentral condominiums. Monoland is also well known for its property projects in Penang: namely the Northam Tower, Gurney Beach condominiums and the Central Park in Penang. A very established developer indeed (although can be somewhat controversial – more on this later).

Prices

Compared to Vipod, Quadro Residence is seen as more premium with a higher asking price. However, the price per square feet seems to be higher on Vipod’s size because it (Vipod) has got smaller units.

Also, while both developments occupy a landsize with is rather identical, Quadro is less dense with only seven units per floor (compared to Vipod which has got eleven units per floor).

The launch prices were around RM1.5 to RM2 million. At the time of writing this review, units are going for a (negotiable?) RM1,000 to RM1,500 per sq ft according to some listings that we saw on local property portals. Supply is rather limited at the publication of this review; this would probably drive the prices up in the shorter term. To determine the fair value of a unit at Quadro for the longer term, use this valuation guide (it’s free).

Insider Gossip!

We have compiled the “gossip” below to provide an alternative viewpoint for buyers who want information beyond the glossy brochure and overtly positive reviews. WARNING: we have not verified the accuracy of this information and so please use at your own risk. We cannot be held liable for any loss incurred from decisions that you choose to take.

The Elusive Petronas Twin Towers View

While Quadro is inside the KLCC enclave, there are only two units which get the Petronas Twin Towers view. These are bigger units which had a premium asking price of RM2 million during its preview launch a couple of years back, and should be well above that figure right now.

Fancy a KLCC Duplex Unit?

If you’re into an “entry level” duplex unit in KLCC then Quadro should feature right up there in your list. Why? The reason is pretty simple. At 1,591 sq ft, it would be one of the smallest duplex units for a KLCC condominium unit. Contrast this with, say, Suria Stonor (5,447 sq ft), One KL (3,606 sq ft) or Dua Residency (3,502 sq ft). Now don’t get me started with the Four Seasons Place penthouses which got sold for RM37 million each (11,900  sq ft). Ballin’ …

The duplex units face the south direction and this means that there’s a Bukit Bintang view that makes up for the lack of the KLCC view.

Location, Location, Location…

In terms of location, Quadro Residence enjoys one of the best spots inside the KLCC area. Tenants will enjoy all the trappings (and prestige) of being inside the KLCC enclave – easy access to amenities and shopping centres (Suria KLCC, the Bukit Bintang area) as well as the night spots on Jalan P Ramlee. Want peace and quiet? Maybe try Bukit Tunku.

In terms of “walkability“, there are many amenities which are within walking distance from Quadro. Use our interactive map below to check where the closest amenities to the Quadro Residences are.

Quadro has a GoodPlace Walkability Score (GWS) of 80. To find out what this means, and to download a freebie high resolution PDF map of KLCC (with walkability scores of most KLCC properties), click here.

All In All…

Quadro seems to be frequently compared to Vipod, but in reality both developments address rather distinct market segments although there are some shared traits. We tend to favor the Quadro more although as prices get closer to RM1,500 PSF point the appeal wears off a little (as there are other more appealing properties at that price level). Depending on your investment goals (capital outlay, time period, rental vs capital yield goals), you might even decide to pay a little above the “fair market value” which you can compute using this simple guide -

KLCC is definitely the playground for weekday and weekend warriors — its modern and hip façade is only made even more beautiful with its lush greenery and breath-taking landscapes. Among many buildings and residences that are rising in the area, Residensi Kia Peng stands out among its neighbouring condominiums by offering spacious and exclusive units to residents.

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(and scroll down if needed) if you are looking for property listings for Residensi Kia Peng.

Strategic Location

Residensi Kia Peng with the backdrop of the Petronas Twin Towers on a bright sunny day

Jalan Kia Peng is the perfect balance between the best of both worlds that KLCC provides. Residensi Kia Peng’s location offers a retreat from away from the hustle and bustle of Kuala Lumpur; while being within minutes from KLCC’s hip and urban setting.

Shopping malls are plenty in KLCC—residents can walk and choose from the Suria KLCC, Ampang Park, Pavilion KL, The Weld, and Avenue K should they need to ease the day away through hours of shopping.

If you work during the day and play during the night, it’s no wonder how KLCC has become the brightest spot for fun. Pubs, clubs, bars, restaurants, and lounges line up the area. The condominium is also close to hospitals, including Gleneagles Medical Centre, Ampang Puteri Specialist Hospital, and the Twin Towers Medical Centre.

Being in the “Kia Peng cluster” means that Residensi Kia Peng enjoys superior walkability to nearby amenities. Its GoodPlace Walkability Score (GWS) is 80, which is fairly high (the scale is from 0 to 100, with 100 being the highest score). To find out more about this score, and to download a free walkability map, go here.

The condominium can be easily accessed through the Ampang-Kuala Lumpur Elevated Highway, as well as Jalan Pinang and Jalan Tun Razak. Public transportation is no problem, as an LRT station is located inside the Suria Mall.

Use our interactive map below to check where the closest amenities to the Residensi Kia Peng are.

Luxury Amenities and Facilities for Everyone

Living in a condominium must mean luxury. Also, perks. So why settle for little when you can have more? Surely, Residensi Kia Peng aims to satisfies. Included in the condominium’s list of facilities are swimming pools, a wading pool, a Jacuzzi, a barbecue area, a club house, a nursery, a playground, a sauna, and a tennis court. A 24-hour security team is always in patrol to provide security. Covered parking is also provided to the condominium’s residents.

Unit Built-Up Area and Structure

Spacious and private are two words that can describe the condominium’s units. There are only one to two units per floor on each of the building’s 30 storeys. Units measure from 3,000 to 5,000 square feet – size-wise it is comparable to units you typically find in Avare and The Pearl. Suitable perhaps for a small to medium family, or for the bachelor who wants a spacious apartment in the heart of Kuala Lumpur.

Final Two Cents

It’s a fact how KLCC has become the hub for high-end luxury condominiums. This is pretty much evident with Residensi Kia Peng’s luxury-defined condominium neighbours — Marc Residence, Idaman Residence, The Binjai, and One KL.

This being said, the majority of the KLCC area might become overpopulated not only with properties, but as well with people, and vehicles. Traffic congestion is a common problem for KLCC condominium owners, especially during peak hours and the rush hours.

One luxury that this condominium provides is its spacious units that are dwindling in number among KLCC high-end condominiums. In addition, the peaceful environment and setting of Jalan Kia Peng is definitely inviting and offers a silent sanctuary for its residents who would love to relax and enjoy live slowly after a long and busy day at work.

However, one has to take note that Residensi Kia Peng are only for lease and not for sale. If that’s going to take you aback, don’t worry—there are a lot of condominiums in the KLCC enclave that will let you own that dream condominium unit that you’ve been wanting all your life. A quick search on local property sites returned rental listings going for RM11,000 monthly for a 3,300 sq ft unit.

On the other hand, if you’re looking to buy for investment opportunities, enter your details below for a free guide on how to know how much is a property worth – courtesy of GoodPlace.my.

Living in a fast-paced city such as Kuala Lumpur poses a challenge—where does one find retreat in a city that never sleeps? Luckily, RuMa KLCC (or officially, The Ruma Hotel and Residences) steps up to the plate by offering world-class facilities and living amenities, coupled with a serene and tranquil environment that will let you relax and enjoy living your life.

Located on Jalan Kia Peng, RuMa is just within walking distance to Bukit Bintang, the Pavilion Mall, KLCC Park, and Malaysia’s pride and joy – the Petronas Twin Towers. It’s near 3 Kia Peng apartments, and across the road from Quadro Residences. Developed on a freehold one acre land in the heart of KLCC, RuMa is comprised of 200 apartments and 253 hotel suites. The developer Ireka Corp has got an impressive roster of projects under its belt – most notably the I-ZEN condominiums at Mont Kiara, and also Westin Hotel on Jalan Bukit Bintang. It’s a indeed well established developer with a good track record.

If you’ve been to the area you might have remembered that the Top Hat Restaurant once stood here. Well, the site was sold to Ireka for a whopping RM87 million, or at RM2,000 per sq ft. Not too shabby…

Walkability Scores (And A Free Map!)

RuMa is located in the Kia Peng cluster inside KLCC, and as such, it enjoys superior “walkability” to nearby amenities. Its GoodPlace Walkability Score (more information here) is 80, which is at par with most Kia Peng condominiums. To download a high resolution map of KLCC condominiums with walkability scores (so that you can make comparisons), click here. The map is free.

The Numbers Game

At GDV of $635 million, expectations are high for The Ruma

The apartments at RuMa come in four sizes at 915, 980, 1,356, and 1,380 square feet respectively. Penthouses are sized at 3,000 square feet. All units are furnished with a kitchenette and air conditioners. Unit price per square feet was at around RM2,000 during launch – definitely not spare change by anyone’s standards! This firmly puts RuMa in the upper tier even amongst luxurious KLCC condominiums – although it’s still lower than the record-breaking transaction at Four Seasons Place (RM37 million for a penthouse apartment which worked out to be about RM3,000 per sq ft). It also interesting to note that a Binjai unit was once sold for RM38 million – but at a lower price per sq ft of RM2,660.

Update: list prices for the smallest units (900+ sq ft) start at around RM1.8+ million before developer discounts. To check if this is fair market value, remember to use this free guide courtesy of GoodPlace.my – click here.

Each RuMa unit is designed with elegance and chic in mind, as well as a hint of the Kuala Lumpur culture and lifestyle. Judging from the collaterals and the showroom, our editors here at KLCCcondominiums.my are giving RuMa our seal of approval.

RuMa also offers hotel services. With units starting from 441 square feet to 1,066 square feet, you’re sure to experience comfort and luxury all in one go. The hotel service is managed by Urban Resort Concepts (also known as URC), which operates the internationally famous hotel The PuLi in Shanghai. Units at the Hotel Suites come with guaranteed return of 6% for five years and the subsequent five years on NRDI (Net Rental Distribution Income). As an added bonus, owners get seven nights of free stay as well.

Contemporary Meets Class

At The RuMa, everything is a visual treat. From its great views of the KLCC district and its interior, it’s clear how The Ruma Hotel and Residences towers above its neighbouring condominiums and hotels. Those who favour an urban lifestyle will appreciate The Ruma Hotel and Residence’s carefully-created environment—chic, contemporary, and always classy. You’d expect nothing less for a place with a premium price tag, would you?

Extravagance

Living a fast-paced lifestyle may be a tough act, but The Ruma Hotel and Residences will definitely let you take things down slow with its relaxing facilities and amenities. Planned facilities include a sun deck, a changing room, a luxurious swimming pool, a multi-purpose room, and a gymnasium. There’d be more to follow for sure, in order to meet the many demands of luxury and pleasure-seekers.

Use our interactive map below to check where the closest amenities to the RuMa KLCC are.

RuMa is projected to be completed by the first quarter of 2017. Units are expected to sell fast, so be sure to make your move now before it’s too late. Want to own a prestigious RuMa address? Well, contact your favorite property agent for more information on how to live an urban lifestyle, mixed with tranquility and all the luxury that you deserve. We are not agents and so we don’t take commissions, but we can help link you up with one if you like. Just leave a message below.

Previously with a less-than-memorable moniker of Stonor 116, The Pearl KLCC is a luxurious condominium developed by Malton (who is behind many major developments in Kuala Lumpur and the Klang Valley – namely V Square in Petaling Jaya, Amaya Maluri and Mutiara Indah in Puchong).

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(and scroll down if needed) if you are looking for property listings for The Pearl KLCC.

One of the prettier ones amongst KLCC condos with a less imposing facade than its peers, The Pearl is one of my personal favorites!

Rather pleasant and less imposing facade compared to its neighbors, The Pearl could come across as rather understated

It is interesting to note that a consortium of businesses led by the Kuwait Finance House (KFH) has bought The Pearl wholesale for some RM550 million back in 2008 – a rather strong vote of confidence not only for The Pearl but also for the condominiums in the KLCC enclave on the whole.

The Configuration

Total of 179 units nested on 41 storeys, The Pearl has got nine layouts ranging from 3,973 sq ft (a typical unit) to the humongous presidential penthouse (more than 19,000 sq ft!).

Each condo unit comes with a private lift – beat that! There’s also a Sky Lounge which is situated on the second level which gives a good view of the iconic Petronas Twin Towers.

There’s a tastefully designed 36-meter swimming pool – perfect for winding down after a long day at work…

Who Lives Here?

The typical tenant at The Pearl would be someone who is entrenched in the elite strata of the society, has good upward mobility, and keen to enjoy the finer things in life. He or she would probably be happy in a fast-paced environment, and prefer living in the city or near the workplace. There is a sizable population of expatriates living in The Pearl, and these are usually internationally-mobile senior executives who are with major multinationals, typically holding C-level positions.

Money Matters

The Pearl is heavily marketed to the buyers in the luxury tier. As such, the launch price set at around RM900 per sq ft was perceived as premium. Even then, the (transacted) prices have reached as high as RM1,400 in the middle of 2012. The prices have tapered off somewhat (as with most other KLCC condos like Marc Residence and the Binjai) as demand has remained relatively flat somewhat in 2012. However, there are indications that the demand is on a slow uptick in 2013, and prices are indeed starting to creep up.

According to JPPH (the government department in charge of property and valuation), the 2012 prices for units at The Pearl remained the same as that of 2011 with the glut of luxury apartments of sizes more than 3,000 sq ft (similar to The Avare, but slightly more expensive on a PSF basis). Typical units (3,900 sq ft) were sold for RM4.5 – RM4.8 million which were essentially 2011 prices. A quick search at local property portals returned listings for partly furnished units at RM1,200 per sq ft. However, given the above average sizes the net asking price is still high at around RM4 million per unit.

Transportation & Connectivity

If you’re not into public transportation then getting in and out of the condominium area could well be troublesome sometimes – and this is the problem faced by most condominiums located inside the KLCC enclave. You see, the KLCC area attracts massive traffic jams, and it would be ideal if you don’t have to travel frequently (daily?) out of the area. That said, The Pearl is ideal for those who also work within the KLCC area. If you work elsewhere, then be prepared to spend awful lots of  hours on the road everyday.

If you don’t mind taking the public transport (a huge turn off for many KL-lites for some reason) then you will be pleased to find that the KLCC enclave has superior accessibility as it is connected by the train rails (Monorail and LRT) as well as bus (RapidKL) lines.

The Pearl’s GoodPlace Walkability Score (GWS) is 74, which is good on its own but slightly below average when compared to other condominiums in the KLCC enclave. To download a free high resolution map with walkability scores of most KLCC properties, click here.

Location-wise, The Pearl occupies a “sweet” spot which is right in the central business district and is just a stone’s throw away from the “Golden Triangle” shopping area. It is opposite the Ampersand, which is another prestigious development in the KLCC enclave, and a stone’s throw away from 1A Stonor. It is easily accessed via Jalan Kia Peng, Jalan Sultan Ismail and Jalan Bukit Bintang.

To check where the nearest amenities are, use this map below (click on the shortcuts on the right).

Our Analysis

The Pearl may look like just another run-off-the-mill KLCC apartment, but we particularly like it for its location – rather quiet and serene although still easily accessible via all the major entry points. The size of the apartments are also bigger than the average KLCC condominium (smallest unit at 4,000 sq ft), which means that you won’t get the rowdy bachelor looking for a place to crash after a drunken stupor kind making a ruckus at 3 in the morning.

The bigger size also means that the price is relatively high (latest listings are at RM3.7 million and above), and this is higher to its round-the-corner neighbour, the Ampersand @ Kia Peng (although price PSF is similar). The prices are hardly spare change; and the reality is that it’s easy to pay above the market rate if the necessary research is not done. Use this free guide to find out about a property’s “fair market value” using the SABBAC methodology -

There’s anticipation building up in the air somewhere in Jalan Kia Peng — for Vipod Suites, the latest property being developed by Monoland, is set to rise here end 2013. Vipod is flanked by rather “old” KLCC apartments – being next to the for-rent-only Menara Pinang and across the road from 3 Kia Peng.

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(and scroll down if needed) if you are looking for property listings for Vipod Suites.

We’d like to share a lot of details about the Vipod Suites, but it seems like Monoland is keeping them all to themselves. There are some illustrator graphics at Monoland’s website, but they are rather, well, simplistic. If this is Monoland’s way of building up the hype, then it’s really, really working We have made a recent trip to the construction site and it seems that everything is at full swing, and we hope that it will meet its end of the year completion target.

Monoland’s previous KLCC project, the Quadro has received positive to mixed reviews; according to a purported Quadro buyer, buying from Monoland is akin to buying Mercedes from a Perodua dealer! Not too flattering, I must say. There’s also a blog post somewhere which mentioned that the units were sold to bulk purchasers even when the S&P has been signed with an individual buyer. This remains unverified of course (and nobody should believe anything on face value the stuff they read on the Internet – this blog included!).

Given Monoland’s rather rich portfolio (the upcoming SoHo Suites also in KLCC, Oval Residences, 8 Gurney and Gurney Park in Penang) it seems hard for it to screw this up… but we shall see.

What We’ve Gathered So Far…

One of the best qualities about the Vipod Suites is its very convenient location. Slated to rise in between the Pavilion and KLCC, it’s almost sure how this freehold condominium will attract both locals and expatriates alike. It’s quite central even by KLCC standards, and it does seem that everything is available on foot. Suria KLCC and Pavilion on Bintang Walk are both available at short walking distance. A winning proposition, for sure.

There are also some “insider gossips” that we have gathered from the people in the industry which you can read by unlocking the section below with a Facebook like. Disclaimer: these are not verified, and so “use” them with discretion.

There will be several blocks that would comprise of either 38 storeys or 41 storeys. As far as its total number of units would go, we were told that the condominium is expected to have either 367, 418, or 440 units, spread over three wings that have access to four private lifts and one service lift.

Now since information about Monoland’s latest development seems hard to come by, we’ve researched really hard in order to give out details to interested buyers and investors. Here’s what we know about Vipod’s units so far..

• Price: One bedroom units are slated to sell at around RM670,000, and an estimated RM900,000++ for 2+1 bedrooms. While our resources might be limited when it comes to giving out detailed pricing information about Vipod Suites, we can tell that its prices are still quite reasonable and would be a perfect score for any investor who would like to invest on a fairly upmarket property from a developer with a track record without having to burn holes in their pockets. To check out how much you should pay for a Vipod unit, use this guide (click here). Additionally, see our analysis below for more pricing information.

• Built-Up Areas and Layouts: Vipod units are expected to have layouts that comprise of a 2+1 bedroom unit, a two bedroom unit, and a one bedroom unit. The smallest unit is measured at 653 square feet. Every floor would house a total of 11 units, and every floor would also be divided into three clusters that would comprise of three to four units.
• Other Good Things to Know: Residents are expected to get one parking slot. For views, 2+1 bedrooms would get a glimpse of KLCC. Facilities and amenities would include a sky bar, a swimming pool, a business centre, concierge services, a sky lounge, and a sky gym.
• More Good Things to Know: Luxurious living awaits residents, because each unit at the Vipod Suites would come with a water heater, kitchen cabinet, designer sinks, air conditioner inverter system for bedrooms, microwave ovens, hot and cold water mixer, and hot water piping. Designer brands that are used to furnish every Vipod unit include Daikin, Lifeness, Toshiba, Teka, Soverign, Hansgrohe, Toto, and Dedon.

As far as amenities are concerned, it’s easy to notice how Monoland made sure how Vipod’s units would cater to everyone with a distinct taste for quality and class. Exclusivity and privacy are also bonuses, as each floor is divided into three clusters. There will also be concierge facilities at the reception as well as some small offices, meeting rooms, business centres as well as a handful of retail outlets.

Location & Walkability Details

Walkability” is a strong selling point for urban condominiums, and particularly for apartments located in the KLCC enclave. Vipod’s GoodPlace Walkability Score (GWS) is 82 – which is very good even among KLCC condominiums. To find out what this means, and to download a free KLCC Walkability Map click here (comes up in a new window).

Use our interactive map below to check where the closest amenities to the The Vipod Suites are.

What We Think

We like Vipod for a couple of factors – its prime location (of the entire KLCC enclave, we have a soft spot for Jalan Kia Peng – serene while still central to the action) and particularly for the low density factor. Privacy remains a concern for many of these high density KLCC apartments, and thankfully Vipod has got this sorted out rather nicely. Each segment per floor (containing either three or four units depending on the configuration you choose) is serviced by three lifts – a real treat. Additionally, the furnishing is fantastic and represents rather good value for money.

If you’re getting a unit here, be sure to check out the views as not every unit faces the premium Petronas Twin Towers. As it is surrounded by office blocks (notably UOA) and the rather ugly Menara Pinang, you’ll have to clear at least 20+ floors before getting a view of the Kuala Lumpur skyline. There’s also minor tracts of land available next to it which means that if you get a lower unit, you might risk waking up one day and facing somebody’s loo at your window.

Finally, about the price. The average launch price was at RM850 PSF in 2010, and with asking prices etching towards RM1,000 PSF even at that time it could be seen as a bargain. If one would track Monoland’s history of launches he or she would notice this “practice” of pricing the launch at slightly below market prices in order to drive demand. Same thing here with Vipod. Also, apparently there’s a “pairing requirement” where smaller units are only available for buyers who purchased bigger units. Many may scream foul at this, but the developer is holding the trump card in this case.

True enough, the price appreciation kicked in and the sub sale market for Vipod has now gone full retard (pardon the rather vulgar term, but blame Hollywood for popularizing this term) with asking prices reaching as high as RM1,600 PSF as we checked Property GooRoo this morning. Branded residences like RuMa sold for RM2,000 PSF, but which could well represent the high bar for Vipod, and personally here at KLCCcondominiums.my we DO NOT see it reach that levels, although we may be forced to eat your words later this year when it does. *praying hard*

Meanwhile, you can estimate the fair market price for Vipod yourself using this GoodPlace.my guide by filling in your name and email below. Good stuff. Go read it.