As you probably know by now, KLCC is home to a lot of residential properties that boast of luxury and convenience. It is one of the most sought-after addresses in Kuala Lumpur, because it is where everything happens in a city that never sleeps. It’s also home to some of the best designed apartment buildings in Malaysia – read: Troika.

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

Tucked in Lorong Perak is Parkview KLCC, a 41-storey freehold apartment developed by Mayland. Rich in facilities and amenities that are all packed in a convenient location, it’s no wonder how more and more people (especially the expatriate community) would love to own a unit in this serviced apartment.

KLCC Enclave—Everything You Need in One Place

One of Parkview’s strengths is its good location. Situated off Lorong Perak but within walking distance to happening and hip spots such as the KLCC towers, Jalan Perak,and Jalan P Ramlee, one would get the best of both worlds in terms of work and play. It is right next to Idaman Residence on Changkat Perak.

Its GoodPlace Walkability Score (which measures its distance to the nearest amenities by foot) is 93 (on a scale from 0 to 100), which puts it in the upper tier even among KLCC condominiums.

To download a free high resolution KLCC Walkability Map, click here.

Activities and destinations are all within reach. Kuala Lumpur’s best shopping malls are all within walking distance, such as Suria KLCC, The Pavilion, Avenue K, and The Weld. Entertainment and nightlife are abundant, as KLCC is a place that is always busy and almost filled with people no matter what time and day. Hip bars and clubs are reachable by a 10 minute drive—options include Zouk, The Beach Club, Hard Rock Café, Rumms Club, and Aloha.

The interactive map can be used to check where the closest amenities to the Parkview are:-

A refined dining experience awaits residents, as KLCC is also home to hundreds of restaurants and international food chains. Hospitals are also accessible, as Prince Court Memorial Centre, Gleneagles Intan Hospital, Ampang Puteri Specialist Centre, and the Twin Towers Medical Centre are all near the apartment.

The relaxing atmosphere of nearby KLCC Park is also a great addition to the what-to-see list whenever in the area.

Build Area and Layout

We like Park View’s location – central and yet less hectic than, say, Marc Service Residence

The Parkview KLCC is a five star serviced apartment that comprises of 322 serviced apartments and 95 luxury suites.

Its 41-storey building comprises of serviced apartments that measure from 489 square feet to 1,755 square feet.

Bigger luxury suites are sized at 1,855 square feet to 2,480 square feet. The apartment is built on almost 1.4 acres of freehold land. Its 95 luxury suites are serviced by Martego, while the remaining 322 units are managed by Mayland – the developer. Maintenance is at about 35c per square feet, although this is likely to have been revised.

Several units can enjoy a panoramic view of the Petronas Twin Towers and the KL Tower. We would expect these units to command a right premium over the “regular” units – up to about 15-20% on top of the common prices.

Serviced Apartment Convenience and Facilities

This luxury apartment, of course, comes with  five star facilities and amenities. Residents can relax and unwind in the apartment’s juice bar and lounge exclusive to unit owners and tenants.

A launderette is also available to service occupants, as well as a business centre perfect for seminars, presentations, and other events. Residents are also given a parking space on its covered parking bay—a luxury not a lot of people have in Kuala Lumpur.

Parties can be held at the apartment’s barbecue area. Health and fitness freaks can get their fix from its fully-equipped gymnasium and fitness centre. Leisure activities include a relaxing dip on its luxury pool located at the roof deck, and a sauna to sweat all that stress away. There is also a 24-hour security surveillance to keep everything in order.

Trends and Analysis

Since opening its doors to residents in 2004, Park View’s sales and residents just kept on growing and growing in number with each passing year. Its launch price was at RM680 per square feet back in 2004, and has risen to RM800 to RM900 per square feet during the late 2000s.

A large number of its occupants are expatriates, mostly on a short-term business stay in Malaysia. Its location is also convenient for expatriates because the Embassy Row (Jalan Ampang, or specifically, Ampang Hilir) is located just minutes away down the road from the apartment.

We’ve done a thorough scan of the available listings on local property sites for Park View, and the asking price for fully furnished apartments at 600+ sq ft is at around RM600,000, reflecting the RM1,000 PSF price point.

Larger units (1,000 sq ft) are at RM1.25 million, which is even at a higher price point – PSF-wise. To evaluate the prices against the “fair market value”, use this easy evaluation guide (free download).

Given the fact that its price is relatively lower as compared to neighbouring condominiums and serviced apartments in the KLCC enclave like The Troika and The Pearl, it’s not surprising how the apartment has received some good reviews and a stable ratio of residents and occupants.

Parkview KLCC is perfect for modern and young singles who wouldn’t mind the noise coming from the busy Jalan P Ramlee, as well as expatriates who are looking to stay in Kuala Lumpur for a short time.

The location is perfect for city-dwellers, and for those who enjoy a great mix between business and pleasure. All in all, it’s a perfect choice for anyone who loves the good life. Interestingly, Parkview units have appeared as short-lets at AirBNB.com site – check this out.

What We Think

Park View seems to be geared towards the bachelor with a majority of its serviced apartments with smaller sizes compared to other KLCC condominiums although there are a number of bigger penthouses as well. Its location is fantastic; it is tucked at a quiet corner on Changkat Perak which is away from the usual hustle and bustle associated with main street KLCC apartments such as Marc Service Residence and One KL.

Among serviced residences, Park View does seem to be priced rather competitively although the asking prices are already exceeding RM1,000 PSF level at the time of the publication of this review. To check if this is a competitive price to pay, use GoodPlace.my’s valuation guide which you can download here upon submitting this form below.

The Idaman Residence is a freehold development which houses some 250 apartment units, with nine units per level spread across 34 stories of pure awesomeness. One of the better looking condos in KLCC (nay the Klang Valley) with a sleek outlook and a rather ultra-modern facade, it has all the trimmings of an ultra-luxurious condominium at a rather reasonable price (especially when compared with some rather overpriced developments here in KLCC).

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

Idaman Residence (also known to some as Idaman Kuala Lumpur) is a freehold development by Orchard Park, a subsidiary of TA Global Berhad (check out its snazzy website here). It’s just right across Menara TA, and one side of the condo directly faces the Petronas Twin Towers.

This site has got a good set of pictures as well as a fabulous review of the Idaman Residence – click here (comes up in a new window).

Facilities include:-

• A massively impressive lobby with a high ceiling (needs to be seen!)
• In-house gym
• Swimming pool, with a dedicated children pool
• Nicely landscaped garden with cascading water features
• Laundry facilities

Standard stuff, but the facilities are rather well-maintained and still relatively new. According to the information found at another local property portal, the building is made of 90% glass, which we find to be laughable.

Show Me The Moolah

Launched at RM500 per sq ft in 2009, Idaman Residence condo units now regularly fetches around RM900 per sq ft (at the time of writing). Note that the other condominiums in the KLCC enclave regularly commands a price which breaks the four figure barrier (notably St Mary Residences as well as The Binjai On The Park), so this price could be viewed as fair (or even a bargain!).

Sidenote: For more guidance on how to value a unit at Idaman Residence (or any other piece of property for that matter), be sure to download our easy valuation guide. It’s free and pretty awesome if I may say so myself.

The smallest unit in the development (about 870 sq ft) has an entry price of less than RM700,000 (at the time of writing), and therefore could well be the “cheapest” (I’m saying this with my tongue firmly in cheek) way to own a posh KLCC condo unit. Food for thought…

Where’s Idaman Residence?

Idaman Residence occupies one of the most strategic locations within the KLCC enclave – it’s just right off Jalan P Ramlee (specifically on Jalan Law Yew Swee). This means that this condo is near the trendy clubbing area (easily the busiest point in the KLCC area) as well as shopping malls (in the Golden Triangle) and the upmarket shopping centre in the form of the Suria KLCC (situated right beneath the iconic Petronas Twin Towers). To many prospective buyers and renters, Idaman Residence’s prime spot within the KLCC area is a major advantage.

This also means that Idaman Residence’s surrounding area is rather densely populated. If you are into wide open spaces then this condo might not be for you. And as it is located just off the clubbing hub that is Jalan P Ramlee, this could be an advantage or a disadvantage depending whether you are the clubbing kind or not.

Many KLCC condominiums boast of “superior walkability” which means that many important amenities are accessible by foot. The GoodPlace Walkability Score (GWS) is a measure of how walkable a condominium is from nearby amenities, and is on a scale from 0 (bad) to 100 (good). The GWS for Idaman Residence is 93, which is excellent by any measure. For more on the GWS, and to download an exclusive high resolution map with GWS scores for KLCC properties, go here.

Alternatively, check out this map below to see where the amenities to the Idaman Residence are.

Yay Or Nay?

We like the wide range of choices in terms of sizes that are available – from the “bachelor pad” sizes (starting from 877 sq ft) up to three-level penthouses (up to 3,800 sq ft) – and this means that there’s something for everyone. This also means that units here are “rental market friendly” compared to the KLCC condominiums which are bigger in size (Avare, Ampersand, Pearl, etc).

Idaman remains popular with investors and buyers who are dipping their toes into the KLCC market, and indeed you’ll be hard pressed to secure a property in the enclave with less than RM1,000,000 in hand. We are bullish about KLCC’s prospects in the long run (can’t you tell already?), and Idaman remains one of the best choices (in our humble opinion, of course) to secure one’s very first unit in this area.

A point of caution – even if the capital outlay might seem to be relatively lower, there’s a risk that one might pay above the “true market value” – use this handy little guide that we have prepared so that you know what’s the fair value for a unit here at Idaman Residence. We’ll email you the guide once you filled in your details below -

Cendana is a high end condominium development project in the Kuala Lumpur City Centre (KLCC) enclave launched by Tan & Tan Developments Bhd.

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

Cendana is located on the junction between Jalan Ampang and Jalan Sultan Ismail and comprises of 152 units of condominiums with launch price ranging from RM1.4 million to about RM3.5 million. The smallest units are sized at about 2,000 sq ft while the biggest penthouses have a whopping built-up size of nearly 8,000 sq ft – one of the largest among KLCC condominiums. There are eight floors of parking housed in the same building. The maintenance fee is RM0.45 per sq ft, which is subject to change.

Cendana KLCC is just off Jalan Sultan Ismail – its central location is a major advantage

Tan & Tan is famous mostly for the development of MidValley City. The other KLCC project by Tan & Tan is the 6 Stonor (next to Park Seven) development, located on Jalan Stonor, as well as One Jelatek (consisting of ninety units of luxury condominiums housed in one block with GDV of more than RM60 million). Also it’s interesting to note that Tan & Tan was also the developer of the very first condominium in the area – Desa Kudalari (which was been reviewed here).

Luxurious Options

Each condominium unit is fitted with luxurious fittings – including a tastefully designed walk-in wardrobe in the master bedroom. Additionally, Burmese teak timber flooring in each of the bedrooms add a touch of class, with exquisite marble flooring in the living room as well as the dining room. Pure luxury. The development density is also low, with only three units per level.

Cendana was originally developed to target expatriates and high net worth individuals, the asking and transacted prices have been rather flat for the last couple of months (at the time of writing).

A quick scan of the local property portals showed some partly furnished 2,600+ sq ft units going for a little less than RM2 million – translating to about RM750 on a per square feet basis. Is this price fair? Well, you can find out with fairly reasonable accuracy using our property evaluation guide.

These units are also being rented out at around RM7,000 (asking price), which translates to RM3.75 PSF. It is also interesting to note that there have been auctions with starting price at a lowly RM600 PSF back in August. A unit of size 2,411 sq ft was then eventually sold for RM1.44 million, which translates to a little less than RM600 PSF.

Facilities-wise, Cendana is top-of-the-range even by the standards of KLCC’s luxury apartments. The gymnasium is best-of-class, and is shared with the nearby Renaissance Hotel. Tenants of Cendana KLCC are also entitled to enjoy the facilities of Renaissance Hotel, which is connected via a Sky Bridge. There are F&B outlets, sauna rooms, club house and also a BBQ area for tenants to host outdoor parties. Superb stuff!

There are also optional laundry and housekeeping services for the convenience of the tenants.

Cendana KLCC’s Location (And Walkability Information)

Location-wise, Cendana occupies perhaps one of the best spots inside the KLCC enclave; it is near the clubbing area on Jalan Sultan Ismail, and conveniently located near the Bukit Nanas Monorail as well as the Dang Wangi LRT stop. If you’re looking for fine city living then Cendana should be right on top of your list. At the time of writing, the construction of Crest Luxury Residences (also on Jalan Cendana) is going on full swing which adds to the noise levels of this already hectic spot in central Kuala Lumpur.

Cendana’s GWS (GoodPlace Walkability Score) stands at 81, which is middle-of-the-range as far as KLCC condominiums are concerned. For an explanation of how walkability is measured, and to download a free KLCC walkability map (in high resolution PDF), click here.

Also use this interactive map to see where the closest amenities to the Cendana are.

Residents were not too pleased with the ongoing construction work on Jalan Cendana apparently

Our final analysis. Cendana seems to suit those who are looking to live in a rather self-contained area with ample F&B and entertainment outlets which are accessible by foot. If you are looking to live at a quiet area and privacy is important to you then Cendana (or any KLCC condo) might not be the best for you, so choose wisely. Also, its location next to the cemetery might be objectionable to some, although this should be completely blocked by the Crest Luxury Residences condominium once it’s completed… which could also be a minus point to some since the coveted Petronas Twin Towers view would then be blocked. You can’t win all the time, can ya?

Pricing of the Cendana remains competitive at sub-RM750 PSF levels with more KLCC condominiums now pricing at a median of RM1,000 PSF or higher. To find out what’s the fair market value of a unit at Cendana, use this property valuation guide which you can download for free -

Modern living has definitely reached a new high with the rise of The Crest Sultan Ismail, a condominium developed by Crest Worldwide Resources. Located in the busy district of KLCC, the condominium rises above its neighbouring buildings with its two blocks which is comprised of residential units and corporate offices. Its corporate office tower has 26 storeys, while the residential block is comprised of 44 storeys.

Standing on 1.72 acre of leasehold land, residents of The Crest also has access to its 6-storey podium that houses a car park and retail shops. Location-wise, it’s off Jalan Cendana which means that it neighbours another luxury condominium – the Cendana. Originally slated to complete in 2010, it’s still work-in-progress at the time of the publication of this review.

A Whole Lot of Amenities and Features to Enjoy

Each unit at the condominium boasts of elegance and luxury – it comes furnished with a kitchen equipped with a refrigerator, cabinets, hobs, and hoods. Built-in wardrobes are included in its bedroom, while its bathroom is equipped with hot water showers.

Being in the KLCC district allows residents to enjoy the perks of living in the centre of it all. Besides being surrounded by the grandest shopping malls such as Starhill, Suria KLCC, and Pavilion, its location makes life more enjoyable through its busy nightlife and fancy restaurants.

Tourist attractions are also nearby – how could one not spot the Petronas Twin Towers and the KL Tower from the condominium’s location? Units are also constructed to have a spectacular view of either the Parliament or Genting Highlands.

Banks are also within walking distance – Asian Finance, Citibank, HSBC, Standard Chartered, and Public Bank can be reached within minutes by foot or by car.

The KLCC vicinity also has international schools, universities and colleges, hotels, and hospitals. With all these within the condominium’s location, it’s hard not to choose where else to stay in sunny Kuala Lumpur other than KLCC.

The Crest Sultan Ismail is all about luxury. It aims to offer its residents all the luxury they all deserve. First-class amenities include a swimming pool, wading pool, children’s playgrounds, a sauna, and a pool side lounge. There is also a landscaped garden and a multi-purpose hall on the podium. To add more to the list of where to go are cafes, boutiques, and restaurants, which are all located on the podium’s ground floor. There is also a laundry service to make chores bearable, as well as a visitor’s lounge to accommodate guests.

Walkability

With the worsening of the traffic jam condition around the KLCC and the Sultan Ismail area, closeness to amenities becomes a major selling point. The GoodPlace Walkability Score (GWS – more information here) for Crest is 81, which is rather fair-weather when compared to other KLCC condominiums. Download a free high resolution KLCC walkability map here.

The interactive map shows where the closest amenities to the Crest Luxury Residences are.

Accessibility

Since KLCC is located in the middle of it all, one can say that it’s relatively easy to go to anywhere with its strategic location. There are also nearby light rail stations should one need to take the public transport. Roads that connect the area to major cities and destinations are Jalan Ampang, Jalan Cendana, Ampang Elevated Highway, Federal Highway, and Middle Ring Road 2. Transport hubs are also within the vicinity, namely, KL Sentral, KTM, and Puduraya Bus Terminal.

Putrajaya can be reached with a 45-minute drive, while the Kuala Lumpur International Airport takes about a one-hour drive.

Unit Structure

The condominium houses a total of 278 residential units and 75 units for corporate tower houses. The options available are one to five bedroom units whose areas start at 616 square feet to 7,593 square feet. Spacious is the best adjective to describe The Crest Sultan Ismail units—apparently, bigger is always better in this side of town

Pricing

Launch prices for The Crest started at RM818 per square feet in 2008. After only three years, its prices ballooned to RM1,100 per square feet. Residential unit prices ranged from RM425,000 to RM5.9 mil, while its corporate office units were tagged somewhere between the prices of RM540,000 to RM6.6 mil.

To find out what’s the fair price to pay for the Crest, use this property valuation guide below.

A golf course view is always considered a prime view as it gives a certain air of serenity. And 231 Tun Razak (also known as 231 TR) can definitely boast of that. Located on the corner of Jalan Bukit Bintang and Jalan Tun Razak, 231 Tun Razak sits right across the Royal Selangor Golf Club, relatively away from the entertainment centre of the city.

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(and scroll down if needed) if you are looking for property listings for 231 TR.

Also known as “231 Tun Razak”, 231 TR is nestled in a row of embassies, with the Embassy of the Republic of Indonesia to its right and the Embassy of the State of Kuwait to its left. Also Jalan Tun Razak, just crossing Jalan Bukit Bintang, you will find the exclusive Prince Court Medical Centre. Some of its residential neighbours include Bintang Goldhil, myHabitat and The Forum.

A 20-storey freehold luxury condominium that houses a total of 195 units on an acre of land, 231 TR was developed by Urban Delta, which is a subsidiary company of the YWC Group. YWC has been actively involved in major construction projects in the Klang Valley, but 231 TR seems to be its first foray into the luxury condominium market.

Accessibility & Walkability

231 Tun Razak is easily accessible via major roads in the city. It is strategically located on Jalan Tun Razak, one of the city’s main (and busiest!) roads. The property may be reached through Smart Highway, Jalan Bukit Bintang, Jalan Kia Peng, Jalan Ampang and Jalan Yap Kwan Seng, which all lead to Jalan Tun Razak. It is also very accessible by public transport through Hang Tuah, Imbi, Bukit Bintang and Raja Chulan train stations.

Access to the city centre itself is not a problem as it is networked through major roads leading to different parts of the country. Federal Highway, New Klang Valley Expressway, Sprint Expressway, Sungai Besi Expressway, Ampang Kuala Lumpur Elevated Highway, KESAS Highway and Kuala Lumpur-Putrajaya Expressway all links the city centre to the different parts of Malaysia.

Gossips!

To read the “Insider Gossips” below, unlock with a Facebook ‘like’. Disclaimer: we have not independently verified the information below, so use with caution. We shall bear no responsibility from the actions you take resulting from the information below. In other words, don’t base your investment decisions solely on these gossips.

Getting Out and About

231 Tun Razak is situated relatively away from the buzz of KLCC. In fact, it’s about 3km away from the Petronas Twin Towers. But it does not mean that it falls short on the amenities. It may be rowed with embassies and banks, but are in short driving (even walking!) distances to a wide array of options for shopping, dining, entertainment, education and health.

231TR has a GoodPlace Walkability Score (GWS) of 69, which is slightly below average when it comes to KLCC condominiums. Click here for a free KLCC walkability map (in high resolution PDF), and for more information about the GWS.

First off, it has two neighbouring hospitals – the exclusive Prince Court Medical Centre and the Beverly Wilshire Medical Centre. One should never underestimate the urgency of an emergency when it comes.

If Jalan Ampang, a street lined with restaurants of different cuisines, seems a bit far by your standards (although it’s barely four kilometers away), you may opt for other restaurants which are accessible on foot. Try Passage of India, Levian Boulangerie Patisserie, Noble House of the quaint breakfast place called pH Pastry House. If you are a chocolate lover, the Beryl’s Chocolate Kingdon on Jalan Utara may be a gem. If you are up for some partying, troop to Jalan P Ramlee, a street famous for its bars and pubs. Some of the most popular bars are Aloha, Beach Club, Nuovo and Lunar.

Shopping centres, big or small, are also within reach from 231 Tun Razak. For upscale shopping, try Suria KLCC. For more options, head to Bukit Bintang, which houses a ton of boutiques to suit everyone’s fancy. Or you can also try The Pavilion.

Use our interactive map below to check where the closest amenities to the 231 TR are.

Options for Living Spaces

There are eight available configurations of units at 231 Tun Razak, as detailed below -

• Type A is sized 975 sqf with three bedrooms and two baths.
• Type B, measuring 834 sqf, has two bedrooms and two baths.
• Type C units are built-up at 552 sqf and has two bedrooms and a bath.
• Type D is sized 960 sqf with three bedrooms and two baths.
• Type E is 773 sqf and has two bedrooms and a bath.
• Type F, the smallest, has a built-up size of 498 sqf with one bedroom and one bath.
• Type G is built-up at 1,049 sqf and has two bedrooms and two baths.
• Type H, the biggest, is built-up at 1,088 sqf with three bedrooms and two baths.

Of the 20 floors of 231 Tun Razak, only 15 floors are allotted to residential units, while the rest are used for parking and common facilities. Each unit is provided with air conditioning, water heater, closets, built-in kitchen cabinets and kitchen appliances. All units are finished with marble and timber.

Facilities

Aside from the 24-hour security that includes CCTVs, residents of 231 Tun Razak are entitled to the following facilities:

• Intercom system
• Swimming pool
• Launderette
• Housekeeping services (optional)
• Gym
• Jacuzzi
• Conference room
• WiFi broadband
• Smart access

Asking & Transacted Prices

At the time of writing, the market sub-sale prices for 231 Tun Razak range from RM700 to RM1,300 psf. This is quite steep compared to its neighbours. Bintang Goldhill (reviewed here) sells for about RM630 to RM700 psf while The Forum goes for an average of RM800 PSF (which seems to be amazing when considering its age!). To gauge how much this property is worth, remember to download our handy property valuation guide – it’s free.

Final Analysis

We like 231 TR because of its rather ‘moderate’ prices (compared to a typical upscale KLCC condominium), and the golf course view is considered killer! On the downside, being on Jalan Tun Razak has got its disadvantages, but there are good amenities which could be reached by foot and so the traffic problem may well be irrelevant to those who, well, do not have to travel out of the vicinity. Also, the units are relatively smaller (the biggest units are merely 1,000+ sq ft) and so the entry pricing is within the range of many.

All in all, good choice if you want a “starter” place which is right smack in the middle of the city with a good view of the KL skyline to boot. Bad choice if you travel out a lot during the day (work elsewhere?), or if you have got two hyper-active kiddies who need ample leg space like me.

We do take notice of the rather broad spread of the asking prices, and this is usually the symptom of the presence of bait-and-switch listings which are unfortunately prevalent in the upmarket property industry. For this reason, we usually advise potential buyers to do their own homework and determine the “fair price” on their own while giving less credence to the asking prices which are often set arbitrarily by sellers and their agents. Use this guide below to help you valuate a unit here at 231 TR (or any other property for that matter) -

Living in the heart of the city has become a statement among the young and the hip — something Mayland noted down and definitely took into consideration when it developed the latest and brightest condominium to grace the skyline of KLCC. The Regalia is the perfect abode for city-dwellers—those with active lifestyles, a fast-paced everything, and a great sense of style and taste.

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

Situated off Jalan Sultan Ismail (just like Cendana), it stands on 2.5 acres of freehold land. There’s a ramp which connects to the Regalia off Jalan Sultan Ismail. Accessibility is fantastic with the Sultan Ismail and PWTC LRT stations well within walking distance. KLCC is about 4km away.

Walkability is a major selling point for KLCC condominiums, and the GoodPlace Walkability Score (GWS) is a measure of how strategically located a property is. The GWS for the Regalia is 89 (for more information on how to interpret this score, and to download a free KLCC walkability map, click this).

The map below shows where the closest amenities to the Regalia are. Do click the icons on the right hand bar.

Asking prices for The Regalia @ Sultan Ismail has been steady at an estimated RM750 per square feet ever since 2012. Currently, the asking price for the condominium has increased to almost RM820 per square feet, an increase from its previous price of RM800 per square feet last May 2013.

Note that these are asking prices collated from various sources, and for the transacted price you’d be advised to obtain the information directly from JPPH. A guide on how to do this can be downloaded here.

Note that with many properties in the KL city is already breaching the RM1,000 psf median price point, and Regalia may well be one of the more affordable properties in the city centre. The launch price was approximately RM500 psf on average; units with KLCC view obviously fetch better prices.

Insider Gossips!

The section below contains some opinions and “gossips” from industry insiders, agents and buyers – unlock with a Facebook “like” in order to read. We do have to caution you that the gossips are not verified independently – use them at your own risk, and certainly don’t let them influence your investment decisions.

Layout & Facilities Information

There are a total of five unit layouts for you to choose from should you decide to own or rent a unit at the Regalia, with unit sizes starting from 515 square feet to 1,870 square feet. Here are the sizes for all layouts:

• Layout A6: 515 square feet
• Layout B2: 560 square feet
• Layout B8: 740 square feet
• Layout C3: 890 square feet
• Layout C5: 924 square feet
• Layout D2: 1,240 square feet
• Layout D9: 1,290 square feet
• Layout E2: 1,811 square feet
• Layout E6: 1,870 square feet

These units are housed in three blocks (named rather unimaginatively as A, B and C). Block A has 37 floors, B has 35 and C has 34.

Modern living sure demands a lot of luxury to go along with it—and Mayland has made sure that The Regalia will only offer the best to the best. The condominium boasts of a CCTV room to ensure that all of its residents are safe. In addition, there is also a function and a multi-purpose hall perfect for events and big banquets. Housekeeping services are also offered. There is a games room, a gymnasium, a squash court, a surau, a bistro and a bar, and a nursery. The condominium also has an infinity pool, a tropical garden, a roof garden, and a sky lounge. A wifi centre is also available exclusive only to the condominium’s residents. There’s a rather nice infinity pool (on the rooftop of Block A) which offers a rather nice view of the city skyline. I’m a huge fan of skyline views, and I was not disappointed.

Do note that there are a couple of units which are being rented out as hotel rooms (under the moniker “Regalia Residences“). These are being leased out at the rate of RM4,500 to RM11,000 per month (approximate figures) – use this as a “comp” benchmark if you want to figure out how to price the rental of a unit here. Rental of units which are partially furnished should be at the RM2,500+ level. Unfurnished units should start at about RM2,000.

About The Developer

Mayland (official website is linked here) has already become one of Kuala Lumpur’s premier developers — having developed a string of luxury condominiums within Kuala Lumpur and other parts of Malaysia. It includes Parkview, Windsor Tower, and Plaza Damas 3 (profiled here). With the constructing of Regalia, the developer had the young and modern in mind by providing living spaces that offer everything one needs.

Our Analysis

There have been complaints about traffic congestion surrounding the Regalia, but if one opts for city life then traffic jams is something which should already be factored into the decision. Being in the centre of the Kuala Lumpur city is already a vibrant thing on its own, what more if you live right in the heart of it? Well, Mayland made sure for this to be possible with The Regalia. Fun, entertainment, shopping, and great dining experiences all come into play in this one place. Malls are abundant—Kuala Lumpur’s best malls are only within walking distance from The Regalia. Apart from shopping malls, cafes, bookstores, pubs, and clubs line the downtown area—so one would never be in for a long and boring night.

The RM800-ish PSF price point is also fair given its location, and can be an outright bargain if you compare it with some condominiums which are more “central” in their location but with less facilities. Also, we like the small-ish spaces which makes the total price more accessible (compared to the bigger apartment units typically found at, say, Residensi Kia Peng or the Avare). Worthy of consideration if you’re looking for a studio or a small apartment in the city with a lower price but with all the usual perks and facilities you’d expect from an upmarket city condominium.

It does seem that the price is a major selling point for the Regalia, but it’s important to realize that “low” does not necessarily mean “cheap”. To figure out what’s the fair price to pay for Regalia, use this property valuation guide which you can download for free below after you enter your name and email address -

Living the Life: The Avare

Luxury. Grandeur. Style. These are some of the words that come into mind whenever one gazes upon The Avare’s majestic towers that brighten KLCC’s spectacular skyline. The Avare is one of Kuala Lumpur’s high-rise condominiums that has the word “luxury” written all over it, and with its 6-star facilities and amenities, you would definitely know where your extra RM1 mil went.

Click here

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

Clearly, The Avare is aimed directly for the rich and famous, the wealthy businessmen and up-and-coming yuppies with a lot of ringgit to burn. We cannot blame them for spending at least RM3.9 mil to RM11.9 mil the most for a condominium that boasts of pure elegance and class.

The Avare Kuala Lumpur is becoming one of the most prestigious addresses in the Kuala Lumpur district (specifically, the KLCC enclave), and if you want to scribble the words “The Avare” every time you have to write down your address on forms and such, you better act fast because units are selling fast. Apparently, there ARE a lot of wealthy people in Kuala Lumpur—and you have to do something about it quickly if you want to be included in The Avare Rich Persons Clique immediately.

The Avare is next to the Singapore High Commission and Dua Residency.

Insider Gossips

You can view the “insider gossips” that we have collated from people in the industry (negotiators, buyers, property managers) by liking our Facebook page. We do, however, have to caution you NOT to rely on these “gossips” when making your investment decisions – they have not been independently verified in any way.

Magna Prima’s Grandest Offering Yet

Magna Prima Bhd is the developer of The Avare, whose other stellar properties include lifestyle condominiums such as U1 Shah Alam in Selangor and the hip Desa Mentari located downtown of Old Klang Road. The Avare is a 41-storey condominium that houses 78 units. Magna Prima Berhad valued The Avare at RM309 mil.

Designed by Hong-Kong based architects David J. Clarke and Robert N. Kessler, The Avare offers a spectacular 360-degree view of the world-famous Petronas Towers, the KLCC park, and the entire KLCC skyline. The Avare is the first ever condominium in Malaysia that features glass curtain walls.

Going, going, gone

Within months after its launch, the wealthy public began to recognize The Avare’s luxurious features, and as of this writing, almost 80% of The Avare’s 78 units have been occupied. Its occupants are mostly expatriates—ranging from Indonesians to Americans. Locals also contributed to The Avare’s rising number of residents—40% of its units were sold to Malaysians.

The Avare: Synonymous to Luxury and Class

Take a look at The Avare’s 6-star amenities and features and you’ll see why it’s becoming one of Malaysia’s sought-after properties:

• Standard units measuring 3,800 sq ft
• Super Deluxe units measuring 7,600 sq ft
• Two-Level Duplex Penthouse units measuring 7,600 sq ft that includes a private swimming pool
• World class security systems
• Wifi and broadband access
• 3 covered parking slots for each unit
• Centralized air conditioning system
• Fully-equipped social kitchen
• A residential butler
• Lounge and gym for residents
• Outdoor pool
• Personal Limousine services

Walkability Information

Being so centrally located means that the Avare enjoys superior “walkability” to nearby amenities. In fact, GoodPlace.my assigns it a  “Walkability Score” (more information here) of 87 – which is above average even by KLCC standards. To download a free high resolution map with Walkability Scores of most KLCC properties, go here.

Use this interactive map below to check where the closest amenities to the Avare are (click on the shortcuts on the right).

Pricing Details

Because of the size of the individual units which is bigger than the typical KLCC condominium (standard units at 3,800 sq ft), the price entry is steep. The launch price was some RM3 million for the standard units, and went up to as high as RM8 million for the penthouses. JPPH (the Property and Valuation Department attached to the Ministry of Finance) reported rather flat prices for Avare units in 2012 which remained much at the same level as 2011 – the standard units transacted at around RM3.5 million. The price per square feet has since dropped to sub RM1,000 levels.

Wondering what’s Avare’s fair market price? Click here for our free “How Much Is Your Property Worth” digital guide.

Live the Life

The Avare promises a life of luxury and class for its residents. If you vie for the finer things in life, The Avare is truly a great addition to your list of all the good things life has to offer. The bigger-than-your-average-KLCC-condo size may be a turnoff for some (and which may also pose a challenge for those who want to rent their units out), but there are some bargains to be had with the flat or slightly declining price per square feet. If the market of luxury condominiums above 3,000 sq ft continues to be soft, expect fire sales to happen this year or the next. While you wait, check out what’s the fair price to pay for a unit here at the Avare using this nifty little guide which we will email to you -

Contemporary Italian exteriors and interiors await residents at the Bintang Fairlane Residences, a freehold serviced residence located in Jalan Walter Grenier, tucked behind the Park Royal hotel. The Bintang Fairlane Residences is situated right next to the newly refurbished Lot 10 shopping mall. The serviced residence houses a total of 256 units, and residents have 34 layouts to choose from.

Click here

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

Walkability Information

The advantage of a city condominium such as Fairlane Residences is that amenities are easily reached on foot. We have partnered up with GoodPlace.my to license their “Walkability Score” technology to evaluate the walkability of properties. In Fairlane Residence’s case, the GoodPlace Walkability Score (GWS) is 89 (on a scale from 0 to 100, with 100 being the best). For more information on the GoodPlace Walkability Score and to download a free map with details of GWS scores of (almost) all KLCC condominiums, click here.

The our interactive map shown below can be used check where the closest amenities to the Fairlane Residences are (play around with the icons on the right).

Being located near the always busy and hip district of Bukit Bintang (specifically, the trendy Bintang Walk) will offer modern convenience and recreation to Bintang Fairlane’s residents. Aside from this, the serviced residence is also close to public transport such as the Bukit Bintang Monorail station by foot within a few minutes.

Fairlane Residences – as seen on Jalan Walter Grenier just right behind Fahrenheit on Jalan Bukit Bintang.

Bars, restaurants, malls, and cafés line up the entire Jalan P Ramlee, a stone’s throw away from Bintang Fairlane Residences. The nightlife is always alive in this area—a luxury nighthounds and those who love to have fun on a weekly basis would enjoy.

Bintang Fairlane is a freehold development developed by Hotel Fair Lane, a subsidiary of Malaysian real estate developer giant Low Yat Group. There are a total of 256 units, and built-up areas among these units start at 495 square feet. Its size can go as large as 1,873 square feet. For its facilities, residents and potential investors may expect typical amenities. There is a 24-hour security system. The Bintang Fairlane Residences also has a swimming pool, a well-equipped gymnasium, a spa, and sky terraces.

The serviced residence is in KL’s Golden Triangle in KLCC. Being the centre of the city, going to and from to almost anywhere is easy. Residents can take Jalan Sultan Ismail to reach Jalan Ampang, Jalan Tun Abdul Rahman, or Jalan Kuching.

Avant garde design or modern monstrosity? You decide…

It’s easy to be entertained when one resides near Bukit Bintang. The area offers a lot of nightlife, shopping centres, recreational destinations, and pubs. Malls near the serviced apartment include the Suria KLCC, The Pavilion, Lot 10, Times Square, and the Starhill Gallery. All of these establishments are within walking distance.

Pros and Cons

It’s easy to become attracted to the Bintang Fairlane Residences because of its location — convenient and easy to go to. Its location also allows its residents to be in the centre of the city, making it easy to go to malls, cafes, restaurants, and offices with ease. However, one may find its near proximity to Bukit Bintang and Jalan P Ramlee as a problem. These locations are known to be noisy and prone to traffic jams, especially during the night and peak hours. Overcrowding can also pose as a problem, as Bukit Bintang and Jalan P Ramlee are popular tourist destinations. Investors may find short-term tenants as potential residents, mostly expatriates on a short holiday and with a few money to spend.

However, given the current trend towards branded luxury residences (see: RuMa, E&O Residences, St Regis, Four Seasons, St Mary Residences) it may be hard to justify the premium that one has got to pay for a unit at Bintang Fairlane. Given its location there may be a market for short lets (AirBnB style) with a competitive pricing strategy below the major hotels in the Bintang Walk area; but if this is the business that you don’t want to be in (read this blog post) then you might want to consider elsewhere – you won’t run out of choices if you’re willing to pay RM1,200 PSF! For a guide on the fair price of Bintang Fairlane, use this guide below -

The Orion, freehold condominium developed by Swasta Setia, is located on Jalan Tun Razak – and so it’s not strictly a “KLCC condominium”. Nevertheless it’s quite close to the KLCC enclave (3km from the Petronas Jagung Towers according to Sergey’s and Larry’s map), and the fact that it shares the same name of our favorite Metallica instrumental gives it a special place in our roster of reviews here.

Click here

if you are looking for the latest classifieds for the Orion culled from major property portals.

The Orion is composed of 202 residential units in its 36 storeys, and with three layouts to choose from. These are standard units, penthouse units, and duplex units. Standard layouts comprise of either 1+1, 2+1, and 3+1 bedrooms. Their sizes start from 1,161 square feet to 1,629 square feet. On the other hand, penthouses and duplexes are measured from 3,335 square feet to 4,558 square feet.

Orion on Jalan Tun Razak is on the “fringe” of the KLCC enclave, and is not seen to be as central as the others

There is a covered parking bay that consists of seven levels. It has a total of 506 parking spaces. A breezeway occupies two levels, and 27 levels of residential units. Each level houses a total of eight units. Its units provide either a Taman Tasik Titiwangsa view or the city centre. Facilities-wise, there’s nothing much to shout about, really.

There is a swimming pool and a small driving range for golf enthusiasts. Also available are a squash court, a gymnasium, a Jacuzzi, and a jogging track to keep residents fit. Pretty bog standard stuff.

Good Value For Money… ?

The Orion on a rainy day, as seen from Jalan Tun Razak

The Orion condominium has been known to be one of the better-valued condominiums that are located in the centre of Kuala Lumpur. Prices have been hovering around RM500 PSF for some time (equivalent to an older Mont Kiara condominium) – the launch price was around RM300+ PSF. We were told that Orion was popular with doctors because of its proximity to the National Heart Institute (IJN).

To compare it with newer, better-located condominiums in the KLCC enclave would not be appropriate because frankly, nobody would have The Orion and a place like The Binjai or the Ampersand in the same consideration set. Setia Sky Residences might be a more useful comparison (it’s just right next door), but then again these are two markedly different properties with entirely different pricing segments (RM1,000 PSF is the norm for Setia Sky Residences – click here for a review).

Below is a trending chart of asking prices for the Orion for the past few months. Do note that these are asking prices which may differ from the actual transacted prices which offer a more accurate estimation of the property’s true market value.

SIDENOTE: For a guide on how to come up with a meaningful comparison for pricing purposes, click here.

What to Expect in Tun Razak Area

While we like to keep our attention and interest fixated on the KLCC area, there are, admittedly, a lot of attractions near the Jalan Tun Razak area. Art enthusiasts may enjoy the condominium’s location as it is close to the Istana Budaya and National Art Gallery. Schools are also abundant in the area, a benefit most families can take advantage of. French International School Alliance Francaise is just near The Orion. SAL College is just a mere stone’s throw away. Government schools that are nearby also include SRJK Jalan Fletcher, SMK Seri Titiwangsa, and SMK Puteri Titiwangsa.

Hospitals are also within walking and short driving distance. The National Heart Institute, General Hospital, and Hospital Pusrawi are all located across Jalan Tun Razak. The National Library is also nearby. Sports enthusiasts will definitely enjoy the condominium’s location as the Titiwangsa Sports Complex and Taman Tasik Titiwangsa are just within five minutes via private transport.

At the gates of the Orion condominium on Jalan Tun Razak

Since it’s on Jalan Tun Razak, it’s easy to drive around from the condominium because its location is highly accessible. KLCC can be reached within five minutes sans traffic jams. Putrajaya is only 20 minutes away. Bangsar can be reached in eight minutes, and Damansara Heights within 10 minutes. When going to Sg Besi, one can use the SMART Tunnel for easier and quicker access. Going to Ampang is easy via Ampang Kuala Lumpur Elevated Highway which will take you five minutes. KL-Putrajaya Highway can also be taken for KLIA, Cyberjaya, and Putrajaya destinations.

One has to be wary of Jalan Tun Razak — it is considered as one of Kuala Lumpur’s busiest roads. Expect heavy traffic, congested roads, and noise pollution should you want to consider living at the Orion. Other than this, The Orion is indeed reasonably-priced and its facilities can still be at par with other high-density condominiums located in KLCC which often have higher prices.

Walkability

Despite being in the city, Orion tenants will still need to drive out to reach most amenities, and while Jalan Tun Razak is notorious for traffic stand still during peak hours, we were told that there are “alternative routes” which beat traffic jams. Walkability, however, is sub par compared to condominiums which are in the KLCC enclave “proper”. Orion’s GoodPlace Walkability Score (GWS) is 71 (on a scale from 0 to 100, with 100 being the best) – above average in total, but perhaps a little lower compared to its KLCC peers. For more information on walkability (and to download a free Walkability map of KLCC), click here.

Use our interactive map below to check where the closest amenities to the Orion condominium are along the Jalan Tun Razak area.

Insider Gossips!

Compiled below is a collection of what we call “insider gossips” – nuggets of insights and information from people who are familiar with the property. Accuracy of these “gossips” is not verified, and so we are not responsible for any losses incurred from anyone who makes investment decisions based on this information. If you do not agree with this condition, do not “unlock” the section below. Thank you for understanding.

Our Verdict

We like The Orion because the low-ish price points and the wide range of spaces (from 1,000+ up until 4,500+ sq ft). While it is on Jalan Tun Razak, the fact that it’s located somewhat far from an LRT station means that cars are a basic necessity, and we know that for expatriates the proximity to the LRTs is a major consideration factor. Apart from its rather accessible price points (which perhaps would appeal to expatriates who got their housing budgets cut from the economic slowdown!) the selling points of The Orion remain rather unclear.

Also, potential buyers might feel persuaded to stretch their budgets and go for the Setia Sky Residences next door which seem to have a wider appeal (design, configuration, location and developer reputation).

Our verdict? Orion may seem to offer good value for money, but its ROI might be questionable…

The lower asking price could also signify lack of interest (perhaps being dwarfed by its neighbours as we have stated above), and as such, there could be a couple of gems to be had – find these at bargain bin prices and you’re golden. To find out what’s the “fair value” for Orion, use his simple guide which you can download below upon entering your name and email address.

Rising immaculately in white on Jalan Tun Razak is Bintang Goldhill, a 20-storey, low-density, freehold property was developed by Nirwana Indah (a subsidiary of Singapore-based Goldhill Group of Companies). Strategically located opposite the Royal Selangor Golf Club, it gives its residents an air of luxury, comfort and exuberance. Being on Jalan Tun Razak, one of the main arteries of the city means that accessibility is superior… despite the usual traffic jam problems that come with the privilege of being in the middle of the city.

Rather nice waterworks at the entrance of Bintang Goldhill. +1 vs the bland 231 TR next door ;)

Bintang Goldhill, specifically situated on 239, Jalan Tun Razak, is strategically located within rows of foreign embassies and banks. It is also only meters away from the famed Prince Court Medical Centre (the upmarket-but-lossy private hospital owned by Petronas). Wisma Technip is right next to it, and its residential neighbours include 231 Tun Razak (recently reviewed here) and The Forum. The Horizon Residences, at the time of the update of this review (early 2014) are under development right in the opposite.

Click here

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

Launched in 2006, Bintang Goldhill breached the crucial 90%-sale benchmark before its completion. It was later re-launched in 2008, offering the remaining unsold 10% for sale or rent.

Money Talk

At the time of this review, the market asking prices for units at Bintang Goldhill range from RM750 to RM900 per square feet – and this is comparable to the older KLCC condominiums. For comparison, Sri Kia Peng is at about RM700 to 850 PSF (asking) while the Corinthian is at RM650 – 700 PSF. Newer condominiums in the KLCC enclave now is at RM1,000 PSF at least, and looking at the current trend, prices seem to be picking up (read the comments section at our One KL review). As our favorite Malaysia real estate blogger Sin Leong argues, it is not in direct competition with its neighbours – especially the aging Forum.

In October 2013, there was a unit which was successfully auctioned for RM1.02 million. This was a corner 3+1 bedroom unit at 1,492 sq ft (corresponding to about RM680 per sq ft).

Sidenote: To learn how to determine how much Bintang Goldhill is actually worth, download and use this free valuation guide.

A Closer Look At The Developer

Bintang Goldhill’s white exterior means that heavy upkeep is essential – or aging effects will kick in sooner rather than later

Singapore-based Goldhill Group of Companies was established in 1963 and has since been developing commercial and residential properties in Singapore. In 1989, it expanded to Malaysia with its major concentration in Kuala Lumpur. Other projects in Goldhill Group’s portfolio include the Goldhill Shopping Centre, Coronation Plaza, Novena Ville, Newton Point, Big Splash, Goldhill Square, Goldhill Plaza, and Fu Lu Shou Complex in Singapore.

Besides Bintang Goldhill, other developments in Malaysia include Wisma Goldhill, Wisma Technip (next door), Regency Tower and 38 Bidara Service Suites on Ceylon Hill.

Accessibility & Walkability

Despite being on Jalan Tun Razak, the walkability factor is surprisingly low especially when compared to the other condominiums in the KLCC enclave. Bintang Goldhill’s GoodPlace Walkability Score (GWS) is 69 – which is above average overall (the scale is from 0 to 100, with 100 being the best) but relatively low when compared to other more centrally located condominiums. For more information on how the GWS is calculated, click here (you can also download a free KLCC Walkability map on that page).

Access to and from KLCC is possible via major expressways and highways. Depending on which part of Malaysia you are coming from, you may reach KLCC through New Klang Valley Expressway, Sprint Expressway, AKLEH, Federal Highway, KL-Putrajaya Expressway or KESAS Highway. These major highways all link Kuala Lumpur to the different areas in the country. Public transport is also another option. KLCC is being serviced by the Kelana Jaya Line via the KLCC LRT station. RapidKL bus service the enclave. Bintang Goldhill may be accessed via Jalan Yap Kwan Seng, Jalan Kia Peng, Jalan Ampang, Smart Highway or Jalan Bukit Bintang, which are all linked to Jalan Tun Razak.

Insider Gossips

The section below is a regularly updated collection of what we call “insider gossips”; these are snippets of information that we gathered from insiders such as negotiators, sellers, buyers and developers. Kindly note that we have not independently verified the accuracy of the gossips presented below, and so use them with discretion! We shall not be held responsible from any losses resulting from the action that you may choose to take from reading these gossips.

If you’re interested in sending in a nugget of “gossip”, email me at jarvis@klcccondominiums.com.my

Configuration + Facilities

Apartments at Bintang Goldhill are sized from 775 to 5,285 sqf with choices of one-bedroom, 2-bedroom, 3+1 bedroom and penthouse units. All units have carpeted bedrooms and tiled living room, kitchen and dining, and balcony and yard areas. Units are also provided with air conditioning for all rooms and laminated glass windows that muffle noise and glare.

With more and more residential projects springing, facilities could be a breaking point. One of the attractions at the Bintang Goldhill is its hydrotherapy sky pool. Aside from this, residents are afforded round-the-clock security with CCTV, covered parking, smart access, a fully-equipped gym, a steam bath and a restaurant/cafe.

KLCC (Tun Razak?) Living

While Bintang Goldhill is not strictly “inside” the KLCC enclave, the fact is that it’s only a little more than 1km from the fringes of KLCC. This means that tenants will get to enjoy what’s deemed as the “KLCC advantage” – where everything you need is within reach. It is like a one-stop shop for all your needs – shopping, dining, entertainment, relaxation, education, health, jobs.

If you are the type who goes for shopping for therapy, then KLCC is just perfect! Head on to Suria KLCC for an upscale shopping experience. Or if you are after variety, head to Bukit Bintang, the city’s retail capital. It doesn’t only offer shopping but also lots of al fresco coffee shops, hawkers and bars. The KLCC Park is haven to a lot of people who want some peace and quiet. Besides playgrounds for kids, a swimming pool and water fountains, it also has a man-made lake, providing more serenity.

Schools also abound within the KLCC enclave, which is just a stone’s throw away from this side of Jalan Tun Razak. International schools such as Garden International, Sayfol and KL International School are within short distances from KLCC. Besides Prince Court Medical Centre, other hospitals in the area include Malaysia Healthcare, Chinese Maternity Hospital, Hospital Tung Shin, City Medical Centre, National Heart Centre (further along Jalan Tun Razak) and Al-Islam Specialist Hospital.

For your dining pleasure, Jalan Ampang, which intersects with Jalan Tun Razak is lined with restaurants of different cuisines. However, if you do not want to sit in traffic or walk all the way there from Bintang Goldhill, you may opt to walk around and find a number of restaurants – Levian Boulangerie Patisserie, Passage Thru India, Fukuya, Babylon, Ibunda Malay Fine Dining, or Damansara Village Steamboat Restaurant.

Bintang Goldhill faces the traffic-heavy Jalan Tun Razak

Care for after-dinner coffee? There’s Hands Bakery Cafe at The Forum or Hapen Cafe at Noble House. There’s also a Coffee Bean & Tea Leaf at the Prince Court Medical Centre. If you find Jalan P Ramlee, a street lined with pubs and bars, too far, try Traders Hotel’s Sky Bar or the Mint Club Kitchen & Bar in nearby Jalan Kamuning for some drinks.

Our Verdict

Since Bintang Goldhill is priced at a premium (and comparable to some of the newer KLCC condominiums such as those in Persiaran Hampshire), its off-the-centre location may be a strong minus factor to some. On the other hand, it has got awesome facilities, a rather grand entrance, and if you work nearby (Wisma Technip) then imagine all the time saved if you live here.

Our verdict? Bintang Goldhill is a top choice for a city condo although the traffic condition seems to worsen by the day

But if you don’t, well, then you’ll need to bear with the traffic jam on Jalan Tun Razak during peak hours. If you’ve got the budget, perhaps you should just take a look at one of those Hampshire condominiums – possibly 2 Hampshire.

Finally, at sub-RM1,000 PSF price point Bintang Goldhill could be a bargain, but it all depends on the specific unit condition, level and view. To check what’s the fair market value of a unit at Bintang Goldhill using the “comp” method, download this nifty little valuation guide by submitting your name and email address below -

It’s hard not to get lost among Kuala Lumpur’s skyscrapers that are lining up the streets — whether they are impressive condominiums with modern architecture, or high-end buildings that boast of high-technology and luxury. Tucked along Jalan Tun Razak is Vista Damai, a freehold condominium that is only three kilometres away from the world-famous Petronas Twin Towers.

Click here

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

Living in the centre of Kuala Lumpur has a lot of perks. Vista Damai enjoys a central location directly facing Jalan Tun Razak, next to the myHabitat condominiums (reviewed here) on Jalan Tun Razak. City Square, Plaza Ampang and Hilton DoubleTree are further down the road – all within walking distance.

Vista Damai directly faces a super busy part of Jalan Tun Razak

Gossips!

We regularly receive anecdotal information from people in the industry as well as from buyers and sellers regarding specific KLCC properties. Below is a selection of (non-vetted) information about Vista Damai – as these are unverified please do not base your investment decisions on them entirely. We shall not be held responsible for losses incurred from the actions that you choose to partake resulting from reading these gossips. If you agree with this condition, unlock the content box below with a Facebook “like”.

Got a gossip or tip-off? Email us at jarvis@klcccondominiums.com.my

Configuration & Prices

Residents can choose from six layouts that are sized as follows:

• 659 square feet (one bedroom)
• 780 square feet (one bedroom)
• 863 square feet (one bedroom)
• 972 square feet (one + one bedroom)
• 1,100 square feet (two bedrooms)
• 1,450 square feet (three rooms)

Most of Vista Damai’s facilities are typical for modern condominiums. The condominium offers these amenities at a reasonable price — something that is not so common especially among KLCC condominiums. The condominium has a covered parking bay exclusive for its residents, as well as a 24-hour security system. For its amenities and facilities, residents are able to enjoy its barbecue area, a gymnasium, a squash court, a wading pool and a swimming pool, a sauna, and a playground. These facilities would definitely benefit its residents who also value convenience, practicality, and a modern lifestyle.

The pricing trend for Vista Damai condominiums have been stable for the past few years. Its highest recorded asking price for the past five years was RM600 per square feet. Relatively, the condominium’s asking price haven’t suffered any major increase or decrease in the last decade, it has remained steady around the RM550 per square feet for the last three years.

It is also worth noting that city condominiums which are just right “outside” the KLCC enclave tend to register slower capital appreciation (although this might change with the newer developments such as Setia Sky Residences, myHabitat and KL Trillion – under development during the publication of this review).

Walkability Scores

This map below shows where Vista Damai is and its proximity to nearby amenities. The map is interactive; click on the shortcuts on the right to toggle the amenities.

Perhaps the biggest appeal of Vista Damai is its central location; the Intermark mall is just next door while Ampang Park is about 500m away. Suria KLCC is also reachable by foot. As such, it’s no surprise that Vista Damai would score highly on GoodPlace’s Walkability Scale from 0 to 100 (with 100 being the absolute best); Vista Damai’s walkability score stands at 74, which is respectably high. For an interpretation on how this score is calculated (and to download a free map containing the walkability scores of almost all KLCC properties), go here.

City Living

Vista Damai looks dated and rather uninspiring from the outside, but it does what it says on the can, and does it well

There is no doubt how the nearby KLCC enclave offers a whole lot of sights and sounds. Do not leave your taste buds, too—the best dining experience is happening right in the KLCC enclave – about a kilometre away. Shopping malls and shops are abundant and within walking distance from Vista Damai. They include Ampang Park Shopping Centre and Plaza Ampang Mall. The famous Pavilion K and Suria KLCC can be reached via car or by public transport.

Expats in the community would benefit from the condominium’s location, as it is nearby embassies, including the Spanish Embassy, British High Commission, the Thailand Embassy, and French Embassy Working citizens would favour Vista Damai’s strategic positioning, it being closed to major corporate buildings and offices. Among them are Plaza OSK, GTower, Citibank Tower, and Megan Avenue.

One great thing about being located off Jalan Tun Razak is its accessibility to almost every road in Kuala Lumpur. One could go places easily via highways and expressways, such as SMART Highway, Putrajaya KL-Highway, and Ampang Kuala Lumpur Elevated Highway. Public transportation is also easy—bus stops and taxi stands are everywhere.

Of course, the fun doesn’t stop as Kuala Lumpur is the city that never sleeps—expect fun to happen during the night, when the city becomes alive with the lights of its skyscrapers’ lights. Restaurants, pubs, and cafes are all within reach from the condominium.

Our Analysis

Vista Damai would inevitably be compared to myHabitat which is located right across the road, but the latter is priced at RM1,000 psf compared to the former’s RM600 psf price. For more examples for comparison, further up Jalan Tun Razak (about 1.5km away) is Setia Sky Residences which is around myHabitat’s price. It is somewhat puzzling to us that the prices for Vista Damai have remained rather flat despite the upward trend of most condominiums’ prices in the city.

Vista Damai is a good choice to buyers who are looking for a centrally located condominium minus the bells and whistles and the premium price tag. For another good alternative at this price level also check out the Regalia – located on Jalan Sultan Ismail; it’s newer but the location is not as central.

Vista Damai as seen from Jalan Aman, in front of myHabitat

Also, the refurbishment has added renewed vigour to the condominium; although the facade still looks rather dated the new coat of paint has given the aging property a fresh outlook. Finally, the small-ish units with a relatively low PSF price means that the outlay is low.

All in all, there are gems to be had – but only if you look closely enough. The price that you pay will largely determine if you can get meaningful yield in the long run, and to help you nail down the sensible price, download this valuation guide (free) courtesy of GoodPlace.my -

Another great addition to the already-thriving condominium scene in the KLCC area is K Residence, a 50-storey residential condominium located on Jalan Ampang, Kuala Lumpur, just right across the Petronas Twin Towers.

K Residence is considered to be one of the more upmarket condominiums in the KLCC area (breaching the “magical” RM1,000 psf mark)… belonging in the same the league of Stonor Park and Panorama but just right beneath that of OneKL and St Mary Residences. In our opinion, it still represents a good bang for the buck… continue reading to find out why.

Click here

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

Located right across the world-famous Petronas Towers, the condominium with world-class facilities and amenities is a sight to behold. Its towering height stands tall above neighbouring condominiums. Its posh exteriors are enclosed with big glass windows, adding a touch of luxury to the KLCC skyline. Very, very classy.

Your Options for Big and Luxurious Living

It’s always about choices—and big ones, in K Residence’s case. Units come in sizes ranging from 1,405 square feet to 10, 650 square feet. The condominium’s 188 residential units consist of a 2 bedroom, a 3 bedroom, and duplex and triplex penthouses.

Like its spaces, the prices for its units are equally big. A square feet per unit were priced between RM1,300 to RM2,000 during 2011-12 —quite an increase from its launch price of RM 700 in 2008, but this has gone down to barely touching the RM1,000 PSF point in the recent months. Units are priced between RM1 mil to RM10 million. Not for the skimpy.

UPDATE: As Avenue K is going through a major revamp, it seems that the asking prices for K Residence have been tapered downwards a little (see comments below) – this may be closer to the fair market value than the previous RM1,500 PSF levels. Use this ebook to help guide your pricing decisions – click here to download.

Style and Design

KL Landmark Development is the condominium’s premier developer, and its building design and architecture is created by DCM Studios. The developer has also backed up a few successful property projects, including a modern shopping mall, and a service apartment complex.

The condominium which is situated on freehold land boasts of posh glass windows that offer a 270-degree unobstructed view of the city skyline. Sustainable energy is used through an efficient centralised air-conditioning system.

K Residence is part of Avenue K, and is directly opposite the famed Twin Towers

Natural sunlight envelopes every unit, inviting a sense of calm and relaxation among the condominium’s residents. Each storey comprises of only five units, thus creating large spaces and privacy. Penthouse units have five bedrooms and a private pool, while two bedroom units come with a kitchen and a toilet and bath.

City Living & The Walkability Factor

Located just a few minutes away from the Suria KLCC mall and Avenue K, the residential condominium is sure to be in the middle of urban living and the cosmopolitan lifestyle. Amenities that offer convenience for the city-dweller are all located nearby. Nightlife and entertainment options are aplenty—as restaurants, pubs, and bars are within walking distance. The KLCC Park is a quick refuge for those who want to relax and unwind.

Obviously one of the biggest advantages of living in the city is that most important amenities are reachable by foot. The GoodPlace Walkability Score (GWS) is a scoring methodology developed at our partner site GoodPlace.my which measures the “walkability” of a condominium by measuring the distance to nearby amenities.

The GoodPlace Walkability Score (GWS) for K Residence is a high 95 (on a scale from 0 to 100, where 100 is the maximum score). This should be of no surprise since it’s directly opposite KLCC. For more information about this score, and to download a free KLCC walkability map, go to the Freebie section.

K Residence as seen from Jalan Mayang

Being in the heart of the KLCC district, the condominium enjoys easy access to all major roads and public transport within Kuala Lumpur. In fact, the condominium rests atop an underground link to KLCC. Rapid KL trains, taxi, and buses also service the condominium. Jalan Ampang, Jalan Perak, the Sprint Highway, Smart Tunnel, and the Ampang Kuala-Lumpur Elevated Highway are all highly-accessible by public or private transportation.

Below is a simple map with icons which you can click to see where the amenities are around K Residence.

Insider Gossips!

KLCC properties are uniquely interesting because each condominium has its own back story and nuggets “gossips” from buyers, sellers, agents, builders and other industry insiders. Warning: as these gossips are not independently verified, we shall not bear responsibility for the reader’s actions resulting from reading the information below. Thank you for understanding.

To read, unlock the content below by liking our Facebook page.

Top-Notch Facilities

Luxury and first-class facilities await residents. Facilities include:

• Concierge
• Creche for its residents’ children
• Broadband access ready
• Satellite television
• Conference room
• Gymnasium & workout area
• Swimming pool
• Landscaped gardens
• Children’s play area
• In-house laundry service

Residents can also enjoy private access to the condominium through Jalan Mayang right at the back. Its floors are served by six heavy duty and high-speed lifts.

K Residence has 24/7 security services and come with four-tier surveillance system, having shared the same security facilities with Avenue K.

What We Think

K Residence is a great choice for large families with a lot of ringgit to spend, as well as those urbanites and 30-something singles who live and breathe the city life. This being said, one will safely assume that KLCC is a busy district—filled with tourists, locals, businessmen, expats, and vehicles. Living in this condition might lead to noise pollution and traffic jams during busy hours.

However, comfort and convenience are two words that this condominium offers. High-class and above-par facilities make living easier in a condominium that is located in a prestigious address. Contact your favorite real estate agent for more information on how to own a spot in one of KLCC’s premier condominiums – or get in touch if you need a good one.

Despite its superior location and rather competitive pricing, it seems that supply somewhat outpaces demand for K Residence – but it’s just a matter of time before market correction kicks in, and until then there could be good buying opportunities. To find out what’s the fair market value for K Residence, use this guide which you can download below for free (courtesy of GoodPlace.my) -

First of all, let me state this: I’m not a fan of the ‘MyHabitat’ moniker. However, the name works simply because it’s somewhat memorable, and it stands out from the usual cookie cutter approach when it comes to naming luxury condominiums in the KLCC enclave. Humor me for a second. Which one of these names is completely made up?

• Hampshire Residence
• Hampshire Place
• SOHO Suites @ Tun Razak
• Cendana @ Sultan Ismail
• Binjai Residence
• Park View
• Park Seven
• Stonor Park

Answer at the end of this review. Now back to your regular program….

Click here

for property listings for MyHabitat culled from the leading property classifieds websites.

A few can rival myHabitat’s interesting architecture when seen from afar; despite its rather iffy name it truly stands out as one of KLCC’s best modern condominiums, in our humble opinion! Standing on freehold land area and developed by AP Land, the condominium is tucked in Jalan Aman (off Jalan Tun Razak – which means that it’s not exactly within the KLCC enclave, but still…). Its building’s 38 storeys house a total of 304 serviced apartments.

AP Land is perhaps best known for its Bandar Tasik Puteri (not to be confused with Bandar Puteri, Puchong) flagship development in Rawang as well as the Penang Island Bay Resort in, well, Penang. The developer is also known for its Marina One development in Sydney, Australia.

Structure, Layout, and Built-Up Areas

MyHabitat is composed of two blocks, imaginatively named myHabitat1 and myHabitat2 respectively. MyHabitat1 has 168 units in total, while myHabitat2 has 215 units. Every unit comes with a view of the KLCC skyline or the Titiwangsa Lake Gardens¹.

myHabitat as seen from Vista Damai’s courtyard

Built-up areas for units on myHabitat1 start at 883 to 4,983 square feet, and 603 to 1,441 square feet for myHabitat2. myHabitat2 also houses the condominium’s penthouse units. Residents have access to one lift that only serves two floors. Residents on premium floors have access to a private lift lobby. More information can be found at its official website (click here – comes up in a new window), but expect mind-blowing (not in a good way) my-eyes-are-burning flash animation and marketing-speak as you normally would.

Residents are able to enjoy the condominium’s top-class facilities and amenities. One can take a quick and relaxing swim in its 45-metre lap and plunge pool, and go to the poolside café for a relaxing after-swim drink. There are also children’s playgrounds and pools for active toddlers. Residents also have access to a covered car park, as well as a sun and pool deck, a multi-purpose hall, a changing room, a squash court, landscaped gardens and ponds, and a gymnasium. Laundry services are also available. In terms of security, the condominium is pretty beefed up. The condominium’s security system comes with 24-hour CCTV surveillance complete with audio/video intercom system.

Walkability Information

One of the advantages of living in a city condominium is the nearness of amenities which are often reachable by foot. Our sister site GoodPlace.my has debuted a walkability measure dubbed the GoodPlace Walkability Score (GWS) which is a measure of, well, how “walkable” a property is from important amenities such as public transport points, retail outlets, restaurants, police stations, etc.

MyHabitat’s GoodPlace Walkability Score is 74 (on a scale from 0 to 100, with 100 being the best). To find out what this score means, and to download a free high resolution KLCC condo map with walkability scores, click here.

The nearby KLCC enclave is a bustling location, filled with entertainment spots, malls, and fancy restaurants. Living at myHabitat definitely opens up residents to the possibilities of being surrounded with a lot of activities and things to do… although it is not strictly inside the KLCC enclave – it’s 2.2km away according to our trusty Google algo.

You can also use this clickable map below to check where the closest amenities to the MyHabitat are.

Market Analysis and Pricing

Living in KLCC guarantees big price tags — and this is exactly what myHabitat is all about. Launch prices for the condominium during its opening on February 2010 were already exceeding the benchmark tag of RM1,000 per square feet. However, there was a slight drop in (asking) prices come the third quarter of 2011, when unit prices were floating around the RM900 per square feet level. The prices played around the this mark until December last year.

Starting from the beginning of this year, its prices climbed again, and its current asking prices for units reaching RM1,100 per square feet on average. We would expect this to continue to rise – as we checked the local property portals the asking prices have even breached the RM1,200 per square feet levels.

If you need help in estimating the fair value of myHabitat then use this handy little guide which you can download here. For comparison purposes, the neighboring Vista Damai is at approximately HALF the price of myHabitat. Go figure.

What We Think

MyHabitat seems to be one of the better condominiums which line up this side of Jalan Tun Razak (Vista Damai, Orion, Setia Sky Residences, Three28 Tun Razak), but it is seen to be overpriced by some (price point reaching RM1,200 PSF as we have observed in some property listings. However, we have also seen units being auctioned at RM700 PSF base price, and there are indications that the prices will soon “correct” in the coming months. Guess we shall see what happens…

Its location off Jalan Tun Razak is good although it’s still a distance away from the KLCC enclave. It is of walking distance to the Intermark mall and the Suria is also trekkable by foot. Since it is surrounded by landed properties and short buildings the city views are (still) awesome.

MyHabitat may look like a monstrous block of steel from Jalan Aman, but it’s rather nice inside. Really.

Again, the prices seem to be rather inflated at this point, and personally I’d take a wait-and-see stance on this property. Also, the development of KL Trillion next door would probably affect myHabitat’s appeal in the secondary market although the former is decidedly marketed at one level above the latter it seems. Additionally, the availability of Vista Damai at much lower prices (half?) means that the oversupply situation in this area will worsen.

Now back to the earlier pop quiz, the non-existent condominium was “SOHO Suites @ Tun Razak”. But I won’t be surprised if one gets built given the empty land surrounding Taragon Puteri YKS on Jalan Yap Kwan Seng.

Life is all about choices. When choosing for the best place to live that offers both convenience and luxury, The Meritz KLCC is definitely one of Kuala Lumpur’s premier choices. Located about 500m (or within a 10 minute stroll) from Kuala Lumpur’s prestigious Petronas Twin Towers and adjacent to K Residences, Meritz is ideal for property-seekers or home buyers who would want to live in a condominium unit for the long-term. Being one of the more expensive condominiums in Kuala Lumpur (and nay Malaysia) even by KLCC standards, Meritz firmly establishes itself in the upper tier.

Click here

(and scroll down if needed) if you are looking for property (for sale) listings for the Meritz.

DNP Holdings is the prime developer of The Meritz. DNP (a subsidiary of Wing Tai) is a well-respected property developer famous for its developments for both residential and commercial in the Kuala Lumpur region, as well as in Johor. Some notable developments include Kondominium 8 (Ampang Hilir – or more popularly known as the Embassy Row) and Plaza DNP in Johor Bharu.

Pricing Details

Meritz’s launch price was at RM750 per sq ft, but this has escalated to breach the “magical” mark of RM1,000 per sq ft back in 2011. Asking price has allegedly went up to as much as RM1,200 per sq ft in the recent months. Do these people know something that we don’t?

Given its proximity to K Residence and D’Mayang, it’s inevitable that Meritz gets compared to both in terms of pricing. K Residence’s pricing seems to lag Meritz’s by 5-10% while D’Mayang is at about RM650 PSF levels (which seem fair given its location, age and condition). To determine what’s the “fair” price to pay for a unit here at Meritz, we recommend using GoodPlace.my’s fair valuation guide.

Insider Gossip

Caution: the content below have not been verified, and should not form the basis for your investment in any way. Thank you for understanding.

Choices… Choices…

Meritz is part of the cluster of what’s known as “Mayang condos” inside KLCC – and is probably the most prestigious of the lot

The Meritz boasts of facilities and amenities are beyond world-class, all of which come at a rightly premium price.

The condominium stands tall with its 31 storeys, with only five units occupying a floor. The low density factor is a major purchase driver according to the real estate agents what we regularly speak to; it’s a differentiator which sets it apart from the usual cookie cutter KLCC condominium which is typically built to maximize every inch of premium real estate space in the middle of the city. Not so with the Meritz.

Unit sizes come in two sizes—the first unit measures 1,400 square feet with two bedrooms. The second unit comes with three bedrooms and measure 1,500 square feet. It’s perfect for families and single occupants who would like a taste of luxury while being surrounded in an urban setting.

Four penthouse duplex units are also available at The Meritz. These penthouses come with three bedrooms, perfect for a growing family.

Map & Walkability

The Meritz has got a GoodPlace Walkability Score (GWS) of 94 – which is a superior score even by KLCC standards. To check out what this score means, and to download a free high resolution walkability map, click here.

The interactive map below can be used to check where the closest amenities to the Meritz KLCC are (play around with the icons on the right toolbar).

The Perks

If it is fun and convenience you are looking for, look no further. The Meritz is almost a stone’s throw away from all that’s happening in the city. Imagine the convenience you’d get—F & B is within walking distance, as well as retail outlets, shops, boutiques, restaurants, and theatres. Public transportation is also accessible within the area. The Putra LRT is also within walking distance.

Meritz looking majestic against the cloudy Kuala Lumpur sky

If you need a quick shopping boost, Meritz’s location is heaven-sent. Avenue K and the Suria KLCC is only a quick 3 minute walk from Meritz’s doors. Shopping fanatics would clearly love how near Pavilion KL, KL Plaza, Times Square, and BB Plaza are. Relax and unwind after a long week by heading out to Zouk, located nearby, along the streets of Jln P. Ramlee.

Facilities and amenities – quite standard stuff, really.

• Swimming pool
• Sauna
• Jacuzzi
• Function rooms
• Children’s playground
• Gym
• Barbecue area

Our Take

Truly, the Meritz stands out among the rest with its five star facilities and amenities, and its premium (but still reasonable IMHO) pricing will definitely attract a lot of potential high-quality buyers. To take a look at available units at the Merit, give  your favorite property agent a call. We are not agents so we can’t bring you to view units. Truth. Also, we’d rather not search on property portals because there’s lots of “bait and switch” going on especially when it comes to luxury condominiums like these. You call them up and they say that they don’t have the units and offer you other places instead. Bloody irritating if you’d ask me. So our recommendation – link up with an agent through referral, and ideally someone who is specialized in the KLCC area.

Meanwhile, knowing what’s driving the price is important because more often than not the asking price is set arbitrarily by the seller and the agent with no reflection of the fair market value at all. To find out what constitutes a “fair” price for a unit here at Meritz, fill in this form below and we will email you a downloadable, 20-page guide on how to value a property.

生活在像吉隆坡这样快节奏的城市面临挑战 – 如何在这个不夜城享受安宁？幸运的是，RuMaKLCC（或者官方叫法，Ruma酒店住宿）提供世界级设施和住宿，带来宁静和宁静的环境，将让您放松心情，享受生活。

位于Jalan Kia Peng，RuMa到Bukit Bintang，Pavilion 商城, KLCC 公园, 和马来西亚的骄傲 -  双子塔都只有步行距离。它在3 Kia Peng公寓附近，在Quadro住宅的马路对面。在位于KLCC的核心区永久产权空地开发完成，RuMa由200间公寓和253间酒店套房组成。开发商Ireka Corp已经很有名气 – 最著名是位于Mont Kiara的I-ZEN公寓，还有在Jalan Bukit Bintang的威斯丁酒店。它的确是一个口碑好记录好的开发商。

如果您去过该地区，您可能还记得曾经的高帽餐厅。这个地方已经卖给了Ireka，高达8.7亿RM，约合2000RM每平方英尺。一点儿也不便宜……

步行能力分数（免费地图！）

RuMa位于Kia Peng KLCC里面，正因为如此，它享有更大的“轻便步行”到附近的设施​​。其GoodPlace步行指数（点击此处了解详情）是80，这要高于大多数Kia Peng公寓。下载KLCC公寓的高分辨率地图带有轻便步行得分（这样您就可以进行比较），请点击这里。地图是免费的。

数字游戏

Ruma公寓的大小分为915, 980, 1,356, 和 1,380平方英尺四个户型。棚子的尺寸为3,000平方英尺。所有单位都配有一个小厨房和空调。每平方尺单价为大约RM2，000 – 绝对不是廉价品！这使得Ruma成为KLCC豪华公寓的高端商品 – 尽管它仍然比成交价破纪录的四季汇低（RM3千7百万，其中售价为RM3，000每平方英尺的复式公寓）。这也是值得注意的，Binjai的一个单元曾售价RM3千8百万- 但以较低的价格为RM2，660每平方英尺。

更新：最小单元（900平方英尺）的售价在开发商折扣前大约RM1.8百万。想查看该价格是否合理，请使用GoodPlace.my免费的指导工具 – 点击这里。

每一个Ruma单元都用心设计，高雅别致，同时体现了吉隆坡文化和生活方式。从展厅来看，我们KLCCcondominiums.my的编辑将给予RuMa极高的评价和认可：）

RuMa还提供酒店服务。单元面积从441平方英尺至1066平方英尺，您一定要去体验舒适和豪华于一身。酒店的服务是城市度假村概念（亦称URC），国际知名的上海璞丽酒店进行管理。在酒店的套房都设有保证收益率为五年6%以及在随后的五年NRDI（净租金收益分配）。作为额外的奖励，房主拿到七夜的免费住宿。

在RuMa一切都是一种视觉享受。从KLCC区和它的内部景色，很明显看出RuMa酒店及公寓塔楼好于其邻近公寓和酒店。喜欢城市生活方式的人将感谢RuMa酒店精心创建的环境，时尚，现代，优雅。对于一个价格不菲的地方，您不会有太低的预期，不是吗？

挥霍无度

生活在一个快节奏的生活方式可能是一个艰难的行为，但Ruma酒店将凭借其休闲设施和便利设施让您慢下来。规划的设施包括一个阳光甲板，更衣室，豪华的游泳池，多功能厅，以及一个健身房。接下来还会有更多的是肯定的，一切都是为了满足众多奢侈和享乐者的需求。

使用下面的互动地图，查看RuMa KLCC附近的设施。

RuMa预计于2017年第一季度完工。单元将被很快卖出，所以请尽快行动起来。想要拥有一套RuMa的住宅？请联络您喜欢的房产中介了解更多信息，如何享受城市生活，融合宁静和您值得拥有的奢华。我们不是代理，我们不收佣金，但是如果您需要我们可以帮您介绍一位。只需在下面留下信息。

Wing Tai has done it again with its future residential project called Le Nouvel, a freehold serviced apartment located in front of the world-famous KLCC Petronas Towers. Set to be completed by 2014, Le Nouvel consists of two towers, with 43 and 49 storeys, respectively. It is located right opposite Suria KLCC on Jalan Ampang.

Wing Tai seems to be on overdrive mode with upscale developments in the city in the recent years; among the newer projects are Verticas Residensi in Bukit Ceylon as well as the Nobleton Crest on the prestigious Embassy Row. Riding on its other KLCC success story in the form of Meritz (in the Mayang cluster of condominiums), Wing Tai is back with an even bolder proposition.

Le Nouvel under heavy construction – as viewed from the entrance to Suria KLCC

Designed by French architect Jean Nouvel (and hence the name), this serviced apartment is slated to be KLCC’s brightest. Nouvel has successfully backed up projects from all over the world, including Spain, the United States, Germany, and his hometown France. The Le Nouvel’s design is truly created to amaze and to inspire—and with its prominent features, this residential property is sure to turn heads and create a buzz. The development’s worth stands at an estimated RM1 billion – Wing Tai is certainly taking a huge bet with this project, and it shows.

In The Grapevine…

Source: lenouvel-klcc.com

Since there is still no official launch date released by the Le Nouvel’s developers, we are currently waiting for more details and specific data to follow. However, we’ve gathered some information so far. It is to tentatively launch in 2014 with development going full swing as we went on a site survey.

The serviced apartment will have a total of 197 units. Built-up areas for its units start from 1,800 square feet to 4,700 square feet; layouts come with 3+1 and 4+1 bedrooms.

Wing Tai is still mum about the serviced apartment’s full list of its amenities and facilities. However, the Le Nouvel is slated to have typical top-class luxurious amenities, including a swimming pool, a playground, a sauna, a gymnasium, and a children’s playground. 24-hour security will also be provided for residents.

Location & Walkability

The Le Nouvel’s location is enviable – and it’s indeed one of the best in the entire KLCC enclave, and we are not exaggerating! Since it stands on a premium piece of 1.4 acre land in front of the Twin Towers along Jalan Ampang, one could just imagine the luxury and convenience of living in a place filled with possibilities.

It is of no surprise to anyone that Le Nouvel boasts of a ridiculously high GoodPlace Walkability Score (GWS) – it’s scored at 95 out of a possible 100. For more details on how to interpret the GWS, and to download a (free) high resolution KLCC Walkability Map in PDF format, click here.

Being in the centre of it all sure has a lot of perks — shopping malls are within walking distance, supermarkets can be reached within minutes, dining and eating out will be a breeze, and other leisure and lifestyle activities can be done with ease. Indeed, Le Nouvel is only a stone throw’s away from everything happening in Kuala Lumpur. The close proximity to the RapidKL station only increases the property’s market value, as well as appeal to both potential residents and investors.

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

KLCC: Living in Splendor

Partially constructed Le Nouvel as seen on Jalan Ampang (picture taken end of 2013)

KLCC has become a tourist hub, a premier address for prime real estate projects, and the centre for everything modern, luxurious, and hip. A lot of affluent condominiums have made KLCC their home, including K Residence, which is also located nearby Le Nouvel.

This fast and modern lifestyle is reflected on Le Nouvel’s unit prices. Currently, sale prices for units at the Le Nouvel are listed at around RM2,400 per square feet. Prices are expected to range between RM5 mil to RM13 mil, estimated.

You can always watch this space for more pricing information—we expect to have full details regarding pricing soon. However, if you want to analyze this property’s fair price (by comparing it with other properties in its tier such as, say, Four Seasons Place), then click here for a downloadable guide. It’s free.

Worth It or Not?

Le Nouvel is slated to be completed by 2014. Currently, it shows a lot of promise, being situated in an extremely strategic and popular location. With world-renowned Jean Nouvel taking over the architect’s seat and adding his name to the development, the Le Nouvel is set to grace the KLCC skyline with its towers’ modern, elegant, and classy exteriors.

As far as investments go, investors can lean on the thought that the serviced apartment is a goldmine, location-wise. There will always be a demand for residential units in KLCC (despite the market’s highly cyclical nature and resiliency against fundamental supply-and-demand economics), and there will always be a market for these posh serviced apartments. Give it time, perhaps—the Le Nouvel project is still ongoing, but it won’t be too long before it shows signs of promise.

The pricing tier for Le Nouvel seems to be a conscientious issue; it clearly does not belong to the “branded residences” category a la Four Seasons, Banyan or RuMa but it’s priced at the same level. At RM2,400 PSF it could be lumped together with the Troika, and indeed there are lots of similarities between the two developments (famous architect, comparable configuration, etc). We are somewhat optimistic about Le Nouvel’s performance since it has been proven (by Troika’s and the Binjai‘s success stories) that there is indeed a niche which falls between branded residences and the usual cookie cutter KLCC condominium a la Marc Residence. To conduct a “fair market price”‘ analysis yourself, use this GoodPlace.my’s guide below.

The thriving city centre of Kuala Lumpur is made more alive with a new addition to the modern living scene – the Three28 Tun Razak freehold condominium situated along Jalan Tun Razak. Located in the same area is the upcoming KL Trillion and across Jalan Tun Razak, in between Jalan Yap Kwan Seng and Jalan Ampang are the Hampshire cluster of condominiums (Hampshire Place, 2 Hampshire, Panorama). Both the Petronas Twin Towers and The Intermark are just a few minutes away by car.

Source: tantan.com

Three28 is yet another upmarket city condominium by Malaysia property veterans Tan & Tan – the same people behind the venerable Desa Kudalari, One Jelatek and U-Thant Residence on the Embassy Row. As any Malaysia real estate enthusiast would tell you, a brand name developer would typically add about 10-20 percentage points on top of the “usual” price; we shall see if this holds true for Three28.

What makes Three28 rather unique is its trapezoidal design (which is different from regular condominiums which are usually square or rectangular). This enables more windows to be placed with larger perimeters, enhancing the aesthetic value of the property. Design is always valued at the eye of the beholder, but we tend to think that the overall look-and-feel is rather “angular” for our taste. More on this later.

Three28 has a gross development value (GDV) of some RM166 million, and is scheduled to be completed by the end of 2016.

Available Choices and Three28 Pricing

With 22 storeys and a total of 166 units sitting on more than half an acre of prime freehold land, Three28 is indeed an exciting structure to behold – at least the pictures in the brochures look amazing, but don’t we all know how “misleading” pictures in collaterals are ;). Three28 is to specifically cater to young families and expatriates who want a comfortable and luxurious abode right at the heart of Kuala Lumpur. Varied choices of five layouts are available to choose from with build-up sizes ranging from 710 sq.ft. to 1,625 sq.ft.

Naturally, prices for each unit vary depending on the size and number of rooms (include 1, 2 or 3-bedroom options). It can start from RM838,000 to as much as RM1,433,000 or that’s simply RM1,000 PSF. This price level is already the median for city condominiums; in fact, branded residences such as RuMa, W Residences and the exquisite Four Seasons Place are expecting to reach up to RM3,000 PSF. However, the jury is still out whether Three28 justifies the RM1,000 PSF price tag. You can do your own pricing analysis using this handy guide which we are giving away for free (click here for your copy).

Impressive 60% Take-up

Now obviously there are many who think that the price is well worth it – it was rather well received during its launch last September. According to an agent friend of ours, “For such a competitive price in an ideal and convenient location, Three28 has drawn an impressive number of investors.” According to this dude who works at Tan & Tan (quite a senior fellow, but we’ve conveniently forgotten his name), the company fetched about 60% take-up within two weeks. That’s about 70 units that was immediately grabbed by investors as an excellent real estate medium to bet their money on.

Walkability Details

It’s almost imperative for a city condominium to boast of its “walkability”, i.e. how most important amenities are reachable by foot.

Our sister site GoodPlace.my has devised a measure called the GoodPlace Walkability Score (GWS) which computes how walkable a property is (on a scale of 0 to 100 with the latter being the best score); Three28′s GWS is 72, which is unsurprisingly similar to KL Trillion next door. For more information on how to interpret this score, and to download a map which contains the GWS scores of almost all KLCC residential properties, click here.

The map above shows the location of Three28 and where its nearest amenities are. Click on the icons on the right to toggle the location of respective amenities and places of interest.

Sweet Dreams Are Made Of These

Equipped with great features, it is no surprise that the development kicked off with a good start. Residents within the building can enjoy the following features:

• Management office
• Multipurpose room
• Prayer room
• Changing room
• Children’s area
• Kid’s pool
• Pool deck and lap pool
• Gymnasium

Nearby amenities are a stone’s throw away. From commercial establishments to recreational centres, banks and hotels and shopping malls, everything is within reach in the KLCC enclave. Ampang Park is a road away from the property (a quick ten-minute stroll) while the US Embassy and French Embassy will only take a few minutes of driving to get to. Going to Great Eastern Mall or the Gleneagles Hospital Kuala Lumpur won’t be a problem either and won’t even take an hour or more.

Your private car will literally bring you to where you need to be within the city centre in no time at all. Public transport is never a shortage with options such as the buses, taxi or the rail available for convenient getting in and out of the city.

Final Thoughts

Priced reasonably (IMHO) and located strategically, Three28 may be an investment worth looking at. Just like many of the condominium units in the commercial centre of Kuala Lumpur, the price of RM1,000 PSF matches the market price for the specific location.

Now there are those who are super bullish (and they’d usually compare the city condominiums with those at Marina Bay, Singapore, or downtown Hong Kong), and while we are also quite excited about KLCC (with the advent of branded residences such as Four Seasons Place and Harrods), we reckon that the upward pricing trend will be gradual. However, given the perceived glut in the area (especially with the launch of the directly competing KL Trillion), we do expect the demand levels to taper somewhat.

Taking that in context, with a good location, nice amenities and a brand name developer to boot, the median price of RM1,000 PSF seems to be a steal, but then again we here at KLCCcondominiums.com.my are not investment advisers and so we are not here to tell you how to spend your hard-earned moolah. To check if this is a good “fair market” price, download this guide below.

KLCC has been a home to a lot of residential condominiums and serviced apartments. It’s safe to say that it has become a convenient retreat for both locals and expatriates; the number of planned developments in the area to accommodate the high demand is definitely a tell-tale sign although development land is fast running out in the enclave. New launches are few in KLCC, and investors are well advised to look at the current inventory to look at buying opportunities which can be abundant given the flatness of the market.

Click here

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

One successful development that has been making waves in the KLCC area is Crown Regency, a popular choice among the young and hip, a freehold serviced apartment located along Jalan P Ramlee. Its target is mainly tourists, who plan on staying for short-term – if you’re planning to invest in a unit for short term lets (a la AirBnB) then Crown Regency might just fit the bill for you.

Crown Regency, as seen from Jalan Perak

One of the nearest apartments to Crown Regency is Fraser Place down the road which we have reviewed previously here. Park View is located on the other side.

The Configuration

It’s easy to live the life of luxury when one resides at the Crown Regency. Each unit has free internet connection, as well as a fully-equipped kitchenette that comes with a full-sized refrigerator and a microwave oven. Bigger units come with cooking utensils and hot plates. There are also walk-in closets in master bedrooms.

Complimentary newspaper is also offered to guests and residents. Rooms also come with a safe, telephone lines, iron and board, and toiletries. Rooms are accessed through electronic key cards and have an intercom system to enhance security. Limousine and car rentals are also available upon request, as well as maid services.

The serviced apartment boasts of complete amenities, facilities, and luxuries one could ask for. For starters, there is a café called Peter Pan’s Café, sitting conveniently for its residents on the serviced residence’s lobby. There is also a swimming pool, a self-service launderette, a baggage store, a business centre, and a fitness centre. A covered car park is also made available for its guests and residents.

The Location

Crown Regency is located along Jalan P Ramlee. It is known as KL’s “clubbing street”. For one, the noise pollution can be extreme, especially during at night, when Jalan P Ramlee becomes a strip of nightclubs, pubs, and restaurants. This is one reason why the serviced apartment comes off as attractive for tourists, or for locals who would go the distance to have fun and unwind after a long, tiring night of partying at the nearest club.

Crown Regency’s GoodPlace Walkability Score (GWS) is a high 93. For more information on how to interpret this score, go here. You will also get a freebie high resolution PDF map.

It’s easy to go around—public transportation is accessible in Jalan P Ramlee. Train stations nearby include KLCC LRT and the Bukit Nanas Monorail stations and both can be reached conveniently by foot. Shopping will be breeze, as Suria KLCC can be reached by foot within ten minutes, while Pavilion KL is just fifteen minutes away by foot. Check out this map below to see where the nearby amenities are (click on the shortcuts on the right to toggle the features):

Our Analysis

W[/dc[e gave you a heads up on Crown Regency’s Jalan P Ramlee location — now it’s time to state the obvious. Given the fact that the serviced residence is located along a “clubbing street”, it’s safe to assume that its location will be vulnerable to noise and traffic jams especially during peak hours and weekends.

While tourists won’t see this as a problem, persons with a low tolerance for noise (and yes—brawls, as alcohol is served endlessly on this side of town) might find it difficult to relax or even get proper sleep while staying at the Crown Regency. However, if one is prepared or is accustomed to loud party noises and the crowd, the serviced residence’s five-star amenities and facilities at reasonable prices are enough to reel in guests and residents.

Additionally, what you pay for a unit here at Crown Regency will largely determine how much returns that you will get from this investment. Average sale prices for the Crown Regency have experienced a slight drop this year, but as with many other KLCC condominiums the prices seem to be slowly creeping back up. Mid 2013’s average sale prices were listed at around RM800 per square feet. To estimate the fair price to pay, rentals for Crown Regency’s serviced apartments roughly cost around RM250 a night. What would this make for rental yield? Check out this property valuation guide which we can email you once you submitted your details below.

Right at the heart of the city centre lies Taragon Puteri YKS, a mid-rise, low-density exclusive condominium with only 40 units. It sits on a 0.5-acre freehold land on Jalan Yap Kwan Seng (the ‘YKS’ in the name), less than a kilometre away from KLCC.

Click here

(and scroll down if needed) if you are looking for property listings for Taragon Puteri YKS.

Taragon may be accessed through Jalan Tun Razak or Jalan Ampang, with either road leading to Jalan Yap Kwan Seng. Jelita Court is Taragon’s next-door neighbour. Further down the road is the cluster of Hampshire condominiums – namely Hampshire Park, II Hampshire, Hampshire Place and Panorama. Taragon is also within short distances to the Petronas Twin Towers, Kuala Lumpur Convention Centre and commercial buildings such Plaza OSK, Megan Avenue II and Tabung Haji.

Living @ Taragon Puteri YKS

At only twelve floors, Taragon Puteri is low density, but this also means that some of the units get blocked by its neighbours

Taragon Puteri YKS is a 12-storey building which houses a total of 40 units. Each floor has only four units, making each a corner unit. In total, there are 32 standard units (2nd to 9th floors), four sub-penthouses (10th & 11th floors) and four penthouses (11th & 12th floors).

The first floor serves as the facilities floor where the swimming and wading pools, gymnasium, barbecue area, reading room, sauna and children’s playroom may be found

Apart from these facilities, residents also get the bog-standard 24-hour security and are provided with 63 parking slots.

• Standard units have four bedrooms and three attached bathrooms and are built-up from 1,767 to 1,895 sqf.
• Sub-penthouses have five bedrooms and four attached bathrooms and are have built up sizes from 2,196 to 2,405 sqf.
• Penthouse units have five bedrooms and four attached bathrooms have built-up sizes from 3,121 to 3,210 sqf.

Taragon Puteri Pricing

Listings on local property portals revealed sub-sale asking prices from RM475 to RM675 psf for units at Taragon Puteri YKS. This range is relatively lower compared to its neighbors like the 2 Hampshire (RM750 to RM900 PSF) and Hampshire Place (RM1,000 PSF median asking price). Jelita Court next door has got comparable PSF asking prices, and this should not be surprising given that there are many similarities between the two developments.

It is also worthwhile to note that there are several empty parcels of land surrounding Taragon, and with newer developments the prices would well be (negatively?) affected once these are up and running. These should be some of the factors that you will have to consider if you want to invest in a unit here – use this handy “How Much Is Your Property Worth?” report for a simple framework on how to value a property.

Taragon is competitively priced because it’s relatively low profile compared with the more “exuberant” neighbours such as the Hampshire condominiums

Out and About

As Taragon Puteri YKS is located within the fringes of the bustling KLCC enclave, residents of Taragon Puteri YKS have pretty good options for their dining, shopping, entertainment and recreational needs. Everything is in KLCC after all. And that includes the heavy traffic. But it is something people get used to, so what matters is the convenience of having everything within your reach. Embassies populate the KLCC area (Australia, Pakistan, Philippines, Belgium, France, Singapore, Sweden, etc.) so expatriates will not have a hard time taking care of their consular needs.

Jalan P Ramlee (a street lined with bars and pubs) and Jalan Ampang (lined with restaurants of different cuisines) are easily accessible through Jalan Yap Kwan Seng. If you have visiting friends, there are a number of hotels that can house them such as Nikko Hotel, Crown Princess, Mandarin Oriental, The Westin, JW Marriott and Shangri-La Hotel, to name some. Recreational activities for the entire family is also not a problem as KLCC Park, KL Tower, Royal Selangor Golf Club, Petronas Art Gallery and Dewan Philharmonic are within your reach.

Walkability

Being on Jalan Yap Kwan Seng means that Taragon Puteri occupies a rather central location within the city – however, it’s still not very “walkable” especially when compared to the condominiums on Jalan Perak or in the Jalan Stonor area, for example. It has a respectable GoodPlace Walkability Score (GWS) of 75 – which is fine when compared to the off-the-mill city condominiums but a little lower compared to the better located KLCC condominiums. (To download a free high resolution map of KLCC properties and their walkability scores, go here).

You can also use our interactive map below to check where the closest amenities to the property are.

About The Developer

Taragon Puteri YKS was previously an abandoned project until it was taken over and revived by Bluestone (covered by The Star in 2008 here). Bluestone Group has been in the property development and investments field since 2003 and has garnered a reputation for reviving abandoned projects. Bluestone is also notable for several projects in Australia, namely Taragon Parramatta, Taragon Waterside and P&O House in Sydney.

Also quite interestingly, Bluestone names its newer residential developments “Taragon Puteri” and adds the property location at the end of the name to identify it. Other residential projects by this developer include Taragon Puteri Bintang and Taragon Puteri Cheras (unimaginative names notwithstanding).

Our Final Analysis

Taragon Puteri YKS has got the trappings and some “spillover” prestige being near the KLCC enclave, and its location in the city centre is a major plus with those who are looking to live in the city. We also like the low density factor (only forty apartments and all are corner units), and the fact that it is priced rather competitively especially when compared with its neighbors in the Hampshire area – possibly at least 20% lower in terms of asking prices.

Taragon is somewhat understated and under-marketed in a way, and this is definitely not a bad thing. It’s just that with less-than-average visibility, demand could be lower simply because it does not appear in the radar of many potential buyers who look for KLCC condominiums.

Also, because it’s only twelve stories, it’s prone to getting blocked by newer developments, and if the view of the city (or the Petronas Twin Towers) is important to you then it’s advisable for you to have first-hand viewing before you buy. Finally, the empty tracts of land opposite the condominium could be a wild card. (UPDATE: the launch of Star Residence in the opposite area might have a spillover effect, but these are still early days to estimate its impact).

Finally, its pricing also tends to be a notch lower than the typical KLCC condominium (although not necessarily “cheap”). Glamour and prestige is perhaps not something you’d associate with Taragon; it does attract a niche of buyers and tenants who are unfazed by its stripped-down look and lack of aesthetics. Find out what’s the fair price that a buyer should pay for a unit here at Taragon Puteri YKS using this simple guide -

Situated between Wisma Hong Leong and Menara Bank Islam is the latest condominium to grace KLCC’s skyline – the Soho Suites @ KLCC. Developed by Jadepot Development (subsidiary of Monoland), this condominium that is developed on freehold land is set to be completed by the end of 2013. As its name suggests, the Soho Suites is made up of residential and business office spaces. But unlike other small office-home office units, the condominium has separate lifts and internal passages that separate the “home” versus “professional” setting for its residents.

The Soho concept is all the rage these days; with the worsening of traffic jam conditions in Kuala Lumpur it seems that the “work and live” concept is catching on rapidly. Within KLCC, the options for Soho units seem to be limited to Binjai 8, some selected units at Troika and a few other places. Elsewhere, places like Gateway Residences in the Mont Kiara area are also gaining good traction.

Disclaimer: my ex-landlord Alice Ng of Amazing Place is an owner of one of the units here, and she’s a wonderful lady and a pretty savvy real estate investor. And so if Soho Suites is good enough for her then you know you’ve got a gem in your hands.

Click here

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

About the Developer

Jadepot Development is a developer which is also subsidized by Monoland Corporation. Having a long list of properties already under its belt, Monoland Corporation has indeed become one of Malaysia’s property giants. Its developments since the early 1990s include The Oval, Gurney Park, Oval Tower, Vipod Suites, and Quadro Residences. The Soho Suites @ KLCC is its latest addition to its already stellar line-up of property developments.

Some units have the unobstructed view of the KL Tower as well as KLCC

While Monoland has somewhat attracted controversy over some of its projects (especially those which are in the luxury segment), it’s undeniable that it has been a rather prolific player; it has been rolling with the proverbial punches with each and every launch. Still, its projects get snatched up pretty quickly given its “mass prestige” positioning – luxury condominiums at affordable entry prices. Its Vipod Suites project is rocking it with demand far outstripping supply – you can check out the comments section in our reviews page (click here) just to see how “hot” this property is.

Will Soho Suites repeat Vipod’s success? Early indications show that it will. Mark our words.

Build Area and Layouts

The condominium has two blocks which separates the small offices or business offices with the residential apartments. In total, it is comprised of five blocks, namely:

• Zone RA (Residential Apartment) 1
• Zone RA 2
• Zone CO (Corporate Office)
• Zone SO (Suite Office)
• Zone SA (Suite Apartments)

These zones are all serviced by four lifts that serve four units per storey. To keep the exclusivity and professionalism, so to speak—the business/office lifts are designated to stop only at office floors. This allows for a residential “ambience”, as well set a professional tone for a professional setting.

There are two types of units: a simplex and a duplex. Its duplex units comprise of two storeys. Its simplex units are single-storey units. The condominium’s Service Residential Apartment is connected to the Corporate Office which is located on a different block. Built-up areas for units start from 601 square feet to 877 square feet. The floor plans can be found here at its official site.

The facilities are not too shabby either. There is a lounge located on the condominium’s rooftop that houses everything one could ask for—a health fitness centre, a timber pool deck complete with sun loungers, a sauna and steam room, a café, a bar, an alfresco lounge, poolside cabanas with sofa beds, and a 25 metre lap swimming pool. The condominium also has a launderette to service its residents, and a convenience store.

Location: KLCC

Soho Suites @ KLCC is located along Jalan Perak, off Jalan P Ramlee right in the heart of KLCC, Kuala Lumpur. This being said, it’s no doubt how its residents can enjoy the best Kuala Lumpur has to offer—the nightlife, the culture, and its people. Being in KLCC gives residents access to entertainment spots, hotels, hospitals, and schools. St John’s Primary School is just within walking distance; while Lai Meng Primary School is also just nearby. There are also surrounding hospitals, including Tung Shin Hospital and the Prince Court Medical Centre. Shoppers would get their fix at the nearby Suria KLCC, Pavilion, and Avenue K.

Buyers tend to flock to KLCC condominiums because of their purported closeness to amenities that matter (although this may not be true for some apartments in this area; case in point: the properties that line up Jalan Yap Kwan Seng). The fact that Soho Suites are located on a very central (and hence very accessible) Jalan Perak means that its “walkability factor” is decidedly high. In fact, its GoodPlace Walkability Score (a measure by our sister site GoodPlace.my which scores a property’s walkability from 0 to 100) is a high 92.¹

This map below to shows the closest amenities to the Soho Suites (click on the icons on the right).

Soho Suites Prices

The SoHo concept is definitely attracting a new wave of investors and property-buyers, and it seems like it is only the beginning. Recent successful properties that employ the SoHo concept are Axis Sohu and Empire Subang—and it appears that the Soho Suites @ KLCC is following suit. If one would compare the condominium’s price (sub sale price is listed at RM700 per square feet at the time of publication) versus its neighbouring condominiums in the KLCC district, it would be observed how it is priced lower, even if it’s a KLCC address. Plus, with all those amenities and facilities to boot, it’s definitely a bargain.

Here’s a chart depicting the asking prices for the past few months where available:-

It’s now a far cry from the RM700+ PSF launch price, and as we have gathered from our agent friends, there are no more developer units left during the time of the update of this review.

What We Think

Dubbed as the final piece that comprises Monoland’s “KLCC Trinity” (the other two being Quadro and Vipod), Soho Suites hold much promise. It decidedly targets a smaller niche of the usual KLCC buyers with its smaller sized units (less than 1,000 square feet a piece), and this means that even at prices above RM1,000+ PSF (the median asking price of KLCC condominiums at the time of review) the prices are still less than RM1 million. Given that the prices of KLCC apartments are now on the uptick again, this is much welcome news for many middle-of-the-range buyers and investors.

With the scarcity of land inside the KLCC enclave the general sentiment is that the Soho Suites would indeed be one of the last few sub-RM1 million opportunities available – and this has been reflected in the healthy take up rates since its launch. Indeed, its RM700+ PSF launch price was its main selling point, and with some of the best “trimmings” in the market (designer fittings, branded appliances, unobstructed KL Tower and Petronas Twin Tower views) the appeal is quite obvious.

As far as the pricing goes, we have seen asking prices reach as high as RM1,500 PSF in the local listings – which represents more than 200% increase from its launch price. Some may argue that this is above fair market value and therefore unsustainable, but without closer look it’s really hard to tell. Use GoodPlace.my’s property valuation guide which you can download below for free to help you figure out if the asking price is worth it -