e-Tiara (SS 16, Near INTI and Subang Jaya Taylor)

e-Tiara is an exclusive serviced apartment nestled in [Subang Jaya] vicinity. It is among many other development projects by Titijaya Group in the area, along with [Casa Tiara], [Subang SoHo], [First Subang], and Tiara Square Business Centre.

Location wise, e-Tiara is strategically located in the booming Subang Jaya. It is within walking distance to the Subang Jaya KTM Komuter station, Carrefour, Subang Parade and Empire Subang.

e-Tiara is targeted towards students studying nearby including Taylor's College, Sunway College, Inti College, Metropolitan and Monash University.

Besides KTM Komuter, there is also a bus stop hub just in front of Carrefour that connects to other parts of Subang Jaya and Kuala Lumpur. It is easily accessible via Federal Highway to head to Kuala Lumpur and Petaling Jaya. It is near to Subang Jaya Medical Centre (SJMC) which is within 5 minutes of driving.

Property Details

* Name: e-Tiara
* Address: Jalan SS16/1, off Jalan Kemajuan Subang, Subang Jaya, Selangor
* Developer: NPO Development (a subsidiary of Titijaya Group)
* Completion Date: Mid 2008
* Type: Condominium
* Tenure: Freehold
* No. of Blocks: 4
* No. of Units: 611
* Subsale Price: From RM480,000

Layouts

* Type A (700 sf)
* Type B (880 sf)
* Type C (954 sf)
* Type D (1,024 sf)

Facilities

* Swimming pool (infinity pool concept)
* Wading pool
* 24-hour security with card access
* CCTV to car park
* Broadband Internet access
* Centralized SMATV
* Gymnasium with pool view
* Outdoor fitness station (outdoor gymnasium)
* Children's playground
* Poolside cafeteria
* Squash courts
* Multipurpose and community hall
* Barbecue pits
* Reading and games room
* Surau
* Management office
* Visitors car park
* Car wash area
* Nursery/child care development center
* One-stop health care center
* Launderette
* House-keeping facility
* In-house retail outlets (including Al-fresco cafes and convenience stores)


Analysis

There are plenty of upscale developments in the area. Just beside e-Tiara there is [Saujana Residency] that comprises of 4 blocks of 10-storey serviced suites. Next to Saujana Residency is [Empire Subang], an upscale mixed development.

In addition, there is another serviced suite directly next to e-Tiara called [Casa Tiara], which comprises of 644 units. There is also [Subang Olives] project which compromises of serviced apartments, a hotel and an office building.

There is also a problem with parking lots, which residents that have more than 2 cars have to park their cars outside the compound, which seems to be impossible in near future. There is very limited roadside area space in front of the building, that residents have to fight with other residents from other condominiums, as well as workers around the area.

Furthermore, units facing the highway not only have to endure noise from the traffic, but also the passing trains. Worst of all, there are high-tension cables running parallel to the road. In addition, there are much too many students living around the area due to the close proximity to colleges.

Traffic congestion is a huge problem in SS16. Even though the interchange from the Federal highway has been developed to cater the residents in the area, it does not seem capable enough to handle more congestion in the near future.

Casa Tiara (SS 16 Near INTI and Subang Jaya Taylor)

Casa Tiara (also known as Tiaraville) is a serviced apartment developed by NPO Development, one of Titijaya Group's subsidiaries. Titijaya Group is one of the reputable and leading developers in Malaysia for over 20 years. Other projects by the developer including [Subang SoHo], [First Subang], and Tiara Square Business Centre.

Titjaya Group's mission is to build innovative and quality properties. Furthermore, the developer also emphasizes on the property's location, which must be at its best. With this principle in mind, the developer has become well-known for their quality and on-time handling of properties. In terms of interior, the developer strives for aesthetically pleasing conceptualized with beautiful landscaping, and based on modern and contemporary lifestyle.

Casa Tiara is located nearby several healthcare centres such as (Subang Jaya Medical Centre, Bandar Sunway Hospital) and tourism spots such as Subang Parade, Empire Subang, Grand Dorsett Hotel, Holiday Villa Hotel, Sunway Lagoon Resort Hotel, Sunway Lagoon Water Theme Park and Summit Hotel. It is accesible via Federal Highway, Kesas Expressway, Lebuhraya Damansara-Puchong (LDP), New Pantai Expressway (NPE) and North-Klang Valley Expressway (NKVE).

Property Details

* Name: Casa Tiara (also known as Tiaraville)
* Address: Jalan SS16/1, Subang Jaya, Selangor
* Developer: NPO Development (a subsidiary of Titijaya Group)
* Completion Date: 2008
* Type: Condominium
* Tenure: Freehold
* No. of Blocks: 4
* No. of Units: 611
* Built-up: 500 sf - 2,500 sf
* Launch Price: RM222,400 onwards
* Subsale Price: RM350,000 - RM1,100,000

Facilities

* Swimming pool
* 24hr security with card access
* CCTV to carpark
* Centralised SMATV
* Broadband Internet access
* Gymnasium with pool view
* Outdoor fitness station (outdoor gym)
* Children's playground
* Cafeteria
* Squash court
* Multipurpose hall
* Community hall
* BBQ pits
* Reading room
* Games room
* Surau
* Car wash area
* Nursery
* Launderette
* House-keeping facility
* In-house retail outlets


Analysis

Casa Tiara is located near Subang Parade, Carrefour, Empire Subang, First Subang and KTM Komuter train station. Hence, the condominium is prone to traffic congestion. In fact, the roads surrounding this condo are too narrow to accommodate all the activities in its surroundings.

As it is located in a commercial area, noise pollution may be prominent. The noise can be either from Federal Highway or Commuter trains. However, these problems can be ignored if the units are on higher floors. Apart from noise and traffic congestion, all units of the condo are built in the North / South orientation to prevent direct sun glare in the morning / evening.

In terms of investment, owners of Casa Tiara can get good rental deals, as there are several colleges nearby such as Inti, Taylor's, Sunway, and Metropolitan College as well as Monash University. This area is flocked with students. Other than students, this area is also filled with working adults as there are many commercial buildings and offices around.

Furthermore, due to its proximity with Subang Parade, Carrefour, Empire Subang and KTM station, Casa Tiara is a potential residency for tenants looking for convenience in public transportation and shopping-spree.

However, Casa Tiara has tough competition. Along the same road, there are many high-rise developments. This will result in stiff rental rates. Moreover, the number of students will not increase much over time as the number of students in the colleges are considered to be fixed due to limited growing space.

To overcome the traffic congestion in Subang Jaya, there will be a Subang-Kelana Jaya link, an LRT station to interface with KTM Komuter station, and lastly a 1.5 km pedestrian walkway along Jalan SS16/1 that stretches from Wisma Mesiniaga to Subang Racquet and Golf Club where [Subang Olives] is located.

Lagoon Perdana ( Very Near Taylor lakeside, Sunway Monash)

Lagoon Perdana is an apartment development project located in the fast growing township of [Bandar Sunway]. It is approximately in the south of Bandar Sunway to be exact, which falls under the Mukim of Petaling in Selangor and the development project is sandwiched between the Lebuhraya Damansara-Puchong Highway (LDP) and KESAS Highway.

Lagoon Perdana consists of 3,322 units of apartments and was launched in 2005. The built-up area for the apartments range between 852 sf and 992 sf. Currently, the subsale prices cost from RM145,000 and above, and the rental fees start from RM800.

Lagoon Perdana is strategically located and easily accessible through excellent highways like the KESAS Highway, New Pantai Expressway (NPE), Lebuhraya Damansara-Puchong Highway (LDP), Federal Highway, ELITE and Subang-Kelana LInk, thus enabling the area to have quick access link to the Kuala Lumpur City Centre, Shah Alam, Cheras, Klang and also the Kuala Lumpur International Airport.

In addition, Lagoon Perdana also provides its resident with convenient access to public amenities, recreation, entertainment and township facilities such as integrated feeder bus to Putra LRT station, bus and taxi services, a few minutes drive to Sunway Pyramid Shopping Centre, Jaya Jusco, Sunway Lagoon Themepark and Sunway Extreme Park, Mydin Mall, shop lots, eateries and restaurant, 99 Speedmart and 7-Eleven convenient store.

Lagoon Perdana is also near well-known private colleges namely Taylor's College, within walking distance to Sunway University College, Monash University and The ONE Academic. It is within distance of private hospital like Sunway Medical Centre and Subang Jaya Medical Centre.

Property Details

* Name: Lagoon Perdana
* Address: Jalan PJS 9/1, Bandar Sunway, 46150 Petaling Jaya, Selangor
* Developer: Talam Corporation
* Type: Apartment
* Tenure: Leasehold
* No. of Units: 3,322
* Built-up: 852 - 992 sf
* Subsale Price: From RM145,000 and above
* Rental: RM800 - RM1400

Facilities

* 24 hour security
* Landscape garden
* Playground
* Parking
* Multi-purpose hall
* Surau


Analysis

Lagoon Perdana is one of the projects located in a booming area of [Bandar Sunway], with major developments for the past few years. There are numerous township facilities available nearby including schools, shopping centres such as Sunway Pyramid, Subang Parade, The Summit, and Mydin Mall.

As Lagoon Perdana is within walking distance to Sunway Pyramid and colleges, this building should be a good and stable choice for those who want to rent out the apartments to students or workers. On
the downside, Lagoon Perdana has been highlighted in The Star in June 2010 regarding poor quality workmanship and other problems associated with these apartments.

Ridzuan Condominium ( Near Sunway Pyramid )

Ridzuan Condominium is a leasehold condominium nestled in [Bandar Sunway] vicinity. It stands right next to PJS 10 Park and neighbours Subang Ville Ehsan, Aman Luxury and Sunway Suriamas.

Plenty of amenities can be found nearby Ridzuan Condominium. Right next to the condo, there is a large park that comprises of children's playground, a lake, jogging track and lush greenery. Also, Subang Ria Recreational Park is just mere minutes of walking from the condominium.

Besides that, Ridzuan Condominium is also located across SK Kg. Lindungan. Sunway Mentari Business Park, a large commercial centre, is just within 15 minutes of walking from Ridzuan Condominium. Sunway Pyramid is also reachable by foot.

In terms of accessibility, Ridzuan Condominium is mere minutes away from numerous expressways including New Pantai Expressway, Damansara-Puchong Expressway (LDP), Federal Highway and KESAS.

Property Details

* Name: Ridzuan Condominium
* Address: Jalan PJS 10/11, Bandar Sunway, Selangor
* Type: Condominium
* Tenure: Leasehold
* No. of Blocks: 3
* Built-up: From 590 sf
* Subsale Price: RM180 psf
* Rental: RM1.34 psf

Facilities

* Swimming pool
* Tennis court
* Mini-market
* Restaurant
* Laundrette
* Gymnasium
* Squash court
* Covered car park
* Children's playground
* 24-hour security

Analysis

Majority of residents at Ridzuan Condominium are students. Most of them are students from Taylor's University College. The university college is reportedly to be relocated to a proper large campus in near future, most probably in early 2010. The new campus will located behind Lagoon Perdana, besides McDonald and Caltex.

Even though owners will lose stuents of Taylor's as tenants, they should not worry much as the condominium does not depend too much on those students. There are also plenty of other institutions nearby, including Monash University, Metropolitan, The One Academy, INTI College and Sunway College.

Traffic congestion around the area is bad during peak times. During these hours, you might be trapped for hours in traffic at NPE, LDP and Federal Highway. This problem is mainly due to these expressway are being used by motorists who are coming from Puchong, Subang USJ, Subang and even Shah Alam towards Petaling Jaya and the city centre.

Parking is also an issue at Ridzuan Condominium. As most of the residents are youngsters, there are several cars owned by each unit. Hence, due to the limitation of car park, they opt to park at the roadside which causes congestion.

Most investors here love Ridzuan Condominium as it delivers high and decent rental yield. They enjoy 7% to 9% of gross rental yield. But due to the newly completed Sunway Suriamas, right across it and Taylors University College relocation plan, the return might not be as good as it used to be.

Mentari Court ( Near Sunway Pyramid )

Mentari Court 1 is a leasehold apartment that located at the prime location of [Bandar Sunway]. It is a four blocks medium - level apartment with condominium facilities. It is surrounded by established neighborhoods such as USJ ([UEP Subang Jaya]) and [Puchong].

Mentari Court 1 comprises of 4 blocks of 18-storey apartments. Each unit comes with 3 bedrooms and 2 bathrooms (1 bathroom in master room). The neighborhood consists of some apartments and condominiums namely [Ridzuan Condominium], Suriamas Condominium, Pangsapuri Damai, Pangsapuri Kayangan, Makmur Apartment and Aman Apartment.

Next to Mentari Court 1 there are Taylor's College and Bali Leisure Commerce Square. Behind the apartment there is a Komuter Setia Jaya Station. Within a walking distance, there will be some public amenities, e.g. Sunway Pyramid Shopping Complex, banks, and nice food eateries. Besides, it is situated along the major bus routes to Kuala Lumpur, offering easy access to the city of Kuala Lumpur.

There are also some vicinity schools namely Sekolah Kebangsaan Kampung Lindungan, Sri KL, SMK Bandar Sunway, and Kampung Tunku Primary School. Bandar Sunway has also become known as a higher education hub, with several large colleges in the area, namely Monash University, Sunway University College, and The One Academy (an accomplished art college that won the ADreline awards for 2006).

Mentari Court 1 is located along side of Federal Highway. It can be easily accessible from Federal Highway, NPE, LDP highway, New Pantai Express and Kesas. One can easily reach Giant and Mydin Subang within 10 minutes; USJ within 10 minutes; Puchong within 10 minutes; Bukit Jalil within 20 minutes; Shah Alam within 15 minutes; Damansara within 20 minutes; Kuala Lumpur within 30 minutes.

Property Details

* Name: Mentari Court 1
* Address: 46150, Petaling Jaya, Selangor
* Type: Apartment
* Tenure: Leasehold
* No. of Blocks: 4
* No. of Storey: 18
* Built-up: 771 sf
* Maintenance Fee: RM75
* Subsale Price: RM123,000 (RM160 psf)

Facilities

* 24-hour security
* Swimming pool
* Playground
* Jogging track
* Mini market
* Nursery
* Badminton court
* Basketball court
* Convenience store
* Restaurants
* Cybercafe
* Multipurpose hall
* Surau
* Barbecue area
* Gymnasium

Analysis

Since there are a lot of colleges or universities nearby Mentari Court 1, most of the residents here are students. Due of this, the apartment seems like a hostel for those private colleges or universities. The management company does not have the discipline power to control the students' behavior unlike the real hostel management from private colleges or universities.

Sometimes the management company just can't control the problems associated with vandalism, noise (loud stereos), and garbage (some students like to leave garbage at the corridor / elevator, or even throw rubbish out the window from 18th floor because they are too lazy to throw into the garbage bin). These are 3 of the biggest problems in managing an apartment complex turned into a college 'hostel'.

Mentari Court 1 might be a good investment for consistent and high rental income as it is found that the apartment has inherited most of the students who moved out from other condominiums in Bandar Sunway.

Even though Mentari Court 1 is large but the parking is found not enough for the residents. Some people do not like the design of the apartment especially the interior walkways, sliding grilles and the dim light make the building looking like a prison, and each unit of the apartment just a jail cell.

Furthermore, car park is not inclusive in the rental and is optional for the tenant to lease from the management. Since the car park is optional, it is arranged separately from the management. During peak hours, there will be a nightmare as it will be very jam at the Federal Highway and the U-turn at Sunway Pyramid which are the only choice to access the apartment.

There are a lot of Africans and Indonesians living here and one will see them at the ground floor area frequently. The gymnasium used to be occupied by Indonesians and it looks so poor. Most of the guards here are foreigners and sometimes there will be some gang fights in this apartment area.

Suria Mas ( Near Sunway Pyramid )

SuriaMas (also known as SuriaMas Apartment) is located in [Bandar Sunway], which is nearby to Sunway's town development area. It is situated close to a lot of public facilities such as Sunway Medical Center, Sunway University, Monash College, Sunway Lagoon and many more.

SuriaMas has a total of 675 units which is separated accordingly into three blocks with fifteen storeys. There are three types of apartment available for sale and rent ranges from 1,200 square feet to 1,300 square feet. All three types provides residents with a mini yard, a kitchen area and a dining area with four bedrooms and two baths.

Every SuriaMas resident is accustomed to the apartment's facilities privileges which include gym, swimming pool, sauna, tennis and badminton court, basketball court, a park and children's playground. They are also provided with two parking spaces for each unit. The apartment was mainly developed for the amounting numbers of working professionals and higher education students within the area.

However, SuriaMas is also a safe place for families to reside in with its 24 hour security service. It is located close to the LDP Expressway that will lead to Puchong city. It is also near NPE Expressway and NKVE. The closest area to it will be Subang Jaya, in which residents of the apartment can take a stroll down to Subang Parade and Empire Shopping Mall and Hotel.

Close around the area are a few office and shop lots which have variety of professional offices and line of restaurants and cafes. It is also close to a few public transportation services from RapidKL and others such as buses and taxis as well as KTM commuter which is located just five minutes of drive.

Property details

* Name: SuriaMas (also known as SuriaMas Apartment)
* Address: Bandar Sunway, Petaling Jaya, Selangor
* Developer: Skillcet Capital
* Completion Date: May 2008
* Type: Apartment
* No. of Storey: 15
* No. of Blocks: 3
* No. of Units: 675
* Built-up: 1,245 sf - 1,300 sf
* Price: RM200,000 - RM260,000

Facilities

* Clubhouse
* Mini gym
* Swimming pool
* Children playground

Analysis

SuriaMas is located close to a few expressways that provide its residents an easy access to other major Selangor cities such as Damansara, Subang Jaya, Shah Alam, Puchong and also Kuala Lumpur.

With 24 hour security service and all around public transportation around the city, SuriaMas is a safe place to reside for families, students and fresh graduates pursuing new careers. It is close to a variety of education centers for higher learning students to primary and secondary school students as well as a spot for entertainment for the young and the old.

Menara Alpha ( Near TAR College )

Menara Alpha is a condominium located in [Wangsa Maju], a township surrounded by [Setapak]. This condominium comes with many exciting facilities such as swimming pool, gymnasium, cafeteria, and so on.

A host of basic amenities can be easily found around Menara Alpha, thus enhancing the convenience provided by the condominium. Among the amenities and facilities are convenience stores, pharmacies and clinics, salons, service shops, schools, and police station.

Shopping is also easy as it is within short distance from several shopping centres such as Jaya Jusco Wangsa Maju, Carrefour Wangsa Maju, and Wangsa Walk Mall.

There are many food outlets and restaurants located near to the condominium, serving a wide variety of food, including fast food, western food, mamak food, and other local delicacies. Among these food outlets are 7-11 Wangsa Setia, Dikayu Nasi Kandar, 7-11 Danau Kota, Hawker Stalls Danau Kota, and Medan Selera.

Schools and institutions located close to Menara Alpha are SMK Wangsa Maju, SJK Wangsa Maju Seksyen 2, SJK Desa Setapak, SJK Wangsa Maju 1, SJK Wangsa Melawati, SMK Zon R1, SMK Wangsa Melawati, Universiti Tunku Abdul Rahman (UTAR), and Tunku Abdul Rahman College.

Menara Alpha is also located near to some places of attraction such as Zoo Negara, P Ramlee Memorial, Flamingo Bowl, Yayasan Seni Art Gallery, Batu Caves Gopuram, Cave Villa, Cultural Craft Complex, and Tunku Abdul Rahman Memorial.

Property Details

* Name: Menara Alpha
* Address: 53300 Wangsa Maju, Kuala Lumpur
* Type: Condominium
* Tenure: Leasehold
* No. of Bedrooms: 3
* No. of Bathrooms: 2
* Built-up: 1100 sf
* Subsale Price: RM180,000 – RM186,000
* Rental: RM1,100 – RM1,600

Facilities

* Covered parking
* Barbecue area
* Cafeteria
* Gymnasium
* Jogging track
* Playground
* Swimming pool
* Wading pool
* 24-hour security

Analysis

In terms of public transport, Menara Alpha is located close to bus stops as well as the Wangsa Maju LRT station, making it very convenient for people who depend on public transport. Besides public buses and LRT service, taxis can also be found easily around the area.

Menara Alpha offers excellent access to major areas such as Lebuh Ampang and Kuala Lumpur City Centre (KLCC). It is incredibly convenient as one can reach KLCC by taking a short 10-minute LRT ride, without needing to worry about getting caught in traffic jam.

This is why many foreign expats choose to stay in this area. It is also a popular place for those who are studying at UTAR and TAR College because it is located close to their schools.

PLatinum Lake 10 ( Near TAR College, KL Fesitival )

Platinum Lake PV10 is a condominium complex developed by PVD Property. It is built on leasehold land in Taman Danau Kota, [Setapak]. The condominium was completed in 2008

Platinum Lake PV10 comprises of a total of 800 units. With only 8 units per floor, and 22 floors each block, residents do not have to worry about over-crowding. One plus point to this condominium is that residents can enjoy different views, depending on where their unit is located: KLCC view, Genting view, PJ / Damansara view, pool view or lake view.

Within Platinum Lake PV10's grounds itself, residents have access to a few facitilies: a swimming pool, a wading pool, a gym, tennis courts, covered parking bays, a multi purpose hall, a barbeque area, a playground for the children to frolick in and a mini market. There is even a 1 acre private recreational area with certain facilities that can be enjoyed. There is even a salon and housekeeping services, should residents have a need for them. Each unit is given an access card that is to be used when entering or exiting the premises.

Platinum Lake PV 10 has quite a strategic location, being only 15 minutes from downtown KL. It's also only 10 minutes away from DUKE highway, which links to other major roads and highways. There are educational institutes nearby, namely UTAR and TAR College. Shops and restaurants are of walking distance, so there is no need for residents to venture far.

Property Details

* Name: Platinum Lake PV 10
* Address: Taman Danau Kota, Setapak
* Developer: PVD Property
* Completion Date: 2008
* Type: Condominium
* Tenure: Leasehold
* No. of Storey: 22
* No. of Units: 800 units
* Built-up: 1,182 sf – 1,272 sf
* Subsale Price: RM220,000 onwards
* Rental: RM1,250 onwards

Layouts

* 4 bedrooms, 2 bathrooms
* 3 bedrooms, 2 bathrooms

Facilities

* Swimming pool
* Wading pool
* Gymnasium
* Tennis court
* 1 acre private recreational facilities
* Covered car parks
* Multipurpose hall
* Barbeque area
* Playground
* Card access
* Mini market
* Salon
* Housekeeping services

Analysis

Platinum Lake PV10 is one of those condominiums that has everything. It is not expensive, it has a strategic location and it is not as dense as some condominiums are.

Looking through the forums and classifieds, there are a lot of people renting their units out to students, which is convenient for them seeing as how close UTAR and Tar College are. This is something to take note as some people are not comfortable staying around so many students.

Getting around is pretty easy, even if one doesn't own a car, because there are 2 LRT stations nearby, namely Wangsa Maju and Melawati LRT stations.

Wangsa Metroview ( Near Desa Setapak, Quite near to TAR College)

Wangsa Metroview is a buzzing condominium in [Wangsa Maju]. Built on a freehold land title, it is in a matured area with many township amenities within walking distance. The condo is developed by Peluang Mutiara Sdn Bhd.

The original price for these units at Wangsa Metroview were between RM172,000 – RM539,000. The units have a built-up space of 1150 sf, with 3 bedrooms and 2 bathrooms. At present, the market rate for the units are ~RM247 psf. Facilities in this condominium building include BBQ area, parking, gym, a mini-market, children's playground, swimming pool, cafeteria, and 24 hour security.

Location here at Wangsa Metroview is the key. It is within walking distance to both Wangsa Maju KL Rapid, Sri Rampai LRT Station, and Jaya Jusco. It is also within short driving distance to Carrefour and Giant in Melawati. It is also serviced by Rapid KL Bus U24. Other nearby facilities include cafes, food stalls, 7-11, a pharmacy, clinic, hand phone shops, and a Police Station. It is also within 15 minutes walking distance to TAR College.

Property Details

* Name: Wangsa Metroview
* Address: No. 1A, Jalan Metro Wangsa, Seksyen 2, Wangsa Maju. 53300 Kuala Lumpur
* Developer: Peluang Mutiara Sdn Bhd
* Launch Date: April 2005
* Type: Condominium
* Tenure: Freehold
* Built-up: 1150 sf
* Launch Price: RM172,000 – RM539,000
* Subsale Price: From RM330 psf onward (for 1,150 sf standard unit)
* Rental: From RM1400 onward

 Facilities

* 24 hour security
* Cafeteria
* Swimming pool
* Children's playground
* Mini-market
* Parking
* Gym
* BBQ area

Analysis

Wangsa Metroview is a condominium that is perfect for many people's investment strategy, as it is cheap, convenient, and there is a high rental demand for this building. If you wish to be an owner-occupier and hate noise, then you may want to consider living somewhere else as this is area is buzzing with students due to TAR being nearby as well as young working professionals.

So why is Wangsa Metroview so popular in the rental market? There is a bus going to TAR College however it is also within walking distance to there. The Wangsa Maju LRT is about 5 minutes walk away, and is convenient for getting around town. Jusco Alpha Angle is also within walking distance, while Carrefour and Giant is within a short driving distance away. Other than this, there are also many eateries, banks, a Police Station and shops close by. There is also security present and a swimming pool.

With many of these facilities available so close to home, it is no surprise that Wangsa Metroview is great for those who want to execute a rental strategy.

Desa Putra ( Just Next to Rampai Station)

Desa Putra is one of many new condominiums in KL's suburban centre - [Wangsa Maju]. It neighbors Alpha Villa, [Riana Green East], and [Villa Wangsamas]. It was scheduled to be completed in April 2007, but the developer managed to complete the development in September 2006.

There are a total of 436 units with built-up sizes range from 1,246 sf to 1,340 sf at Desa Putra. Each unit comes with 3 bedrooms, a study room and 2 bathrooms. This leasehold condominium is sited on a 5.4-acre leasehold land and comprises 3 blocks named Carcosa, Datai, and Andaman.

Aplenty amenities can be found surrounding Desa Putra. Right besides it is a 40-acre town park, which is just within minutes of walking distance. Just 3 minutes of driving, one can reach Wangsa Walk and Carrefour Wangsa Maju. There are also rows of shop lots and numerous commercial centres located nearby. Schools nearby include SK Wangsa Maju Zon R10, SMK Taman Sri Rampai and SK Taman Sri Rampai.

In terms of accessibility, Desa Putra is reachable by LRT as it is located right in front of Sri Rampai LRT station, which is just few stations away from KLCC LRT station. Residents are also served by Damansara-Ulu Kelang Expressway (DUKE), Ampang-Kuala Lumpur Elevated Highway (AKLEH) and Middle Ring Road 2 (MRR2). It is just 10 minutes away from the city centre.

Property Details

* Name: Desa Putra
* Address: Jalan 58/26, Wangsa Maju, 53300 Kuala Lumpur
* Developer: Golden Quantum Acrres (a JV between Landmarks Bhd and MCL Land)
* Completion Date: October 2006
* Type: Condominium
* Tenure: Leasehold
* No. of Blocks: 3
* No. of Units: 436
* Land Area: 5.4 acres
* Built-up: 1,246 - 1,340 sf
* Maintenance Fee: RM0.15 psf
* Launch Price: From RM200,000
* Subsale Price: RM325 psf
* Rental: RM1.76 psf

Facilities

* Swimming pool
* Wading pool
* Gymnasium
* Games and reading room
* BBQ pits
* Laundrette
* Covered car park
* Playground
* Nursery
* Multi-purpose hall
* Shops

 Analysis

Located on a hill, residents of Desa Putra can enjoy scenic view of KL city centre skyline. Not only that, they are also pampered with breathtaking views of the forest right besides the condominium.

The area surrounding Desa Putra is more quiet and less congested than surrounding area of other neighboring condominiums like [Riana Green East] and [Seri Maya]. But, there is a possibility that there will be other new uphill slope development next to Desa Putra in the future, as the land is owned by Landmarks Land - which will increase density and congestion in the enclave.

The development of Desa Putra is a joint venture project between Landmarks Land & Properties and MCL Land. MCL Land is a Singapore public listed company. It is a member of the Jardine Matheson Group under Hongkong Land Holdings. The company's previous projects in Malaysia include Wangsa Link, Desa Villas and Bintang Permai.

Villa Wangsamas ( Near Sri Rampai Station )

Villa Wangsamas is a high-density condominium nestled in [Wangsa Maju]. It is the only freehold condominium among the new condominiums within the enclave, such as Desa Putra and [Riana Green East].

Villa Wangsamas comprises a total of 1,317 units which sprawling over nine 20-storey towers that are developed in 2 phases; 5 towers in Phase 1 (which is completed in January 2008) and 4 towers in Phase 2 (which is completed in February 2010). There are 8 units per floor for typical unit, and 4 units per floor for penthouse unit.

In terms of accessibility, Villa Wangsamas can be easily accessible from Jalan Jelatek via Jalan 34/26 and Jalan Wangsamas. Moreover, motorists are also served by Duta-Ulu Klang Expressway (DUKE), Middle Ring Road 2 (MRR2) and Ampang-Kuala Lumpur Elevated Highway (AKLEH). It is within minutes away to the KL Suburban Centre (KLSC), KL city centre, Ampang and Melawati. In addition, it is about 10 minutes by foot to Sri Rampai RapidKL LRT station.

Property Details

* Name: Villa Wangsamas
* Address: Jalan Seri Wangsa, Taman Seri Rampai, Wangsa Maju, 53300 Kuala Lumpur
* Developer: Setapak Heights Development
* Completion Date: January 2008 onwards
* Type: Condominium
* Tenure: Freehold
* No. of Blocks: 9
* No. of Storey: 20
* No. of Units: 1,317
* Built-up: 1,267 sf & 2,562 sf (penthouse)
* Launch Price: RM203,888 – RM588,000
* Maintenance Fee: RM0.16 psf
* Subsale Price: RM260 – RM311 psf
* Rental: RM1.00 – RM1.26 psf

Facilities

* Swimming pool
* Gymnasium
* Restaurant
* Mini market
* Covered parking
* Playground
* Jogging track
* Landscaped garden
* 24-hour security with 2-tier card access

 Analysis

There are just 2 types available to choose from at Villa Wangsamas, which are a typical unit that consists of 1,267 sf of built-up size with 3 bedrooms, 3 toilets and a store room; and penthouse unit at the top of the towers. Besides that, typical units at the ground floor come with private garden. It is launched back then in 2005 at about RM160 psf. Initial buyers were given free air-conditioners, water heaters and kitchen cabinet.

There were some disappointments from initial buyers during the hand-over stage, as  Villa Wangsamas was delayed for several times. After that, some claimed that the workmanship and quality delivered were not as good as expected. One can even see the external wall crack lines from afar. Besides, each unit is at 45-degree angle design. As there are several corners in each room and area, some space will not be very useful.

Nonetheless, Villa Wangsamas is indeed an affordable condominium to reside in. For a budget of about RM350,000 in a preferred location within the suburb of the city centre, Villa Wangsamas is definitely a good choice.

Vista Komanwel ( Near IMU and APIIT )

Vista Komanwel

Vista Komanwel (also known as Vista Commonwealth) is a high density condominium nestled in [Bukit Jalil]. It was formerly known as Athletes Village as the condominium was used to accommodate foreign athletes for the Commonwealth Games in 1998.

Vista Komanwel is strategically located next to Sri Petaling LRT station and nearby plenty of amenities. The nearest shopping centre is Endah Parade, which is just mere minutes away and it houses Carrefour and other retail stores.

If you are a sport fan, Vista Komanwel will suit your lifestyle well as it is just within walking distance to Bukit Jalil National Sports Complex. Depending on your unit, you will enjoy lush greenery view of Bukit Jalil Golf & Country Club and Bukit Jalil Recreational Park, or panoramic view of Kuala Lumpur city centre.

 Property Details

* Name: Vista Komanwel (also known as Vista Commonwealth)

* Address: Jalan Barat, Bukit Jalil, 57000 Kuala Lumpur

* Completion Date: 1998

* Type: Condominium

* Tenure:  Freehold

* No. of Blocks: 9

* No. of Storey: 18 and 30

* Built-up:  From 1,244 sf

* Subsale Price: RM169 psf

* Rental: RM1.20 psf

* Maintenance Fee: RM200

 Facilities

* Covered parking

* Nursery

* Swimming pool

* 24-hour security

 Analysis

Most of the residents at Vista Komanwel are future doctors studying in IMU, while others are newlyweds and young executives. You can get good rental income if you are able to find IMU's foreigner students to rent your house, as they are quite plenty of them staying here.

Parking is an issue at Vista Komanwel. Rows of cars being parked outside of the condominium is a common sight every day. These cars are not only owned by the residents, but also people who commute to work from Sri Petaling LRT station.

Besides that, some owners claimed that their units have water leakage from the wall, in the bathroom and at the ceiling. Hence, if you heard an agent offering you a unit at bargain price, you should inspect the unit closely.

The price of Vista Komanwel has escalated nicely for the past few years despite of new residential developments in the area. It was tagged at RM180,000 in 2007, and currently it costs from RM210,000 to RM240,000.

SS 15 ( Near INTI And Taylor Subang Jaya)

SS15 is a residential and commercial precinct of [Subang Jaya]. It is one of the most famous and well-known precincts in the vicinity where it is labeled as the heart of Subang Jaya.

The neighborhood of SS15 comprises residential and commercial properties. Residences are mainly 2-storey terraces, which are believed to be completed back then in 1988. In addition, there is an apartment in the enclave, namely MyPlace Apartment.

There are plenty commercial centres in the area of SS15, such as education centres, banks and eateries. Almost all banks branches can be found in the enclave including Public Bank, Affin Bank, Alliance Bank, EON Bank, RHB Bank, Maybank and Southern Bank.

The neighborhood is also known as education hub where there are several universities, colleges and private institutions nestled in the enclave. These include Taylor's University College, Segi College, Cilantro Culinary Academy, INTI College and Metropolitan College.

Adding to that, SS15 is surrounded by many amenities. Just across the street, there is SS16 commercial hub, which houses Carrefour, Empire Subang and Subang Parade. Also, it is merely 3 kilometres from Sunway Pyramid and Sunway Integrated Resort City. Right beside SS15, there are Subang Ria Park and Subang Jaya Medical Centre (SJMC) in SS12.

SS15 is easily accessible via Federal Highway and New Pantai Expressway (NPE). Besides that, it is near to Shah Alam Highway (KESAS) and North Klang Valley Elevated (NKVE) accesses. It is just minutes away from Shah Alam, Petaling Jaya, Kelana Jaya and Bandar Utama.

Property Details

* Name: SS15
* Address: Jalan SS 15/1, Subang Jaya
* Developer: Sime UEP (a subsidiary of Sime Darby)
* Completion Date: Around 1988
* Tenure: Freehold
* Type: Mixed Residential / Commercial
* Subsale Price
** 2-Storey Terrace: RM600,000 - RM1,000,000 (RM500 - RM600 psf)
** Commercial: RM500 - RM600 psf

Facilities

* Playgrounds
* Commercial Centres

Analysis

The latest development in SS15 is [First Subang], a shopping mall cum office suites development. It comprises 2 towers of office suite on top of a 5-storey retail podium. There are a total of 130 office suites complete with several facilities including 24-hour security with CCTV, rooftop Zen garden, a fitness centre and WiFi connection at common areas.

Investment wise, properties in SS15 are undoubtedly good for investment. The terrace price appreciates from time and time, and it also generates high rental yield due to high demand by students. There is still potential for the price to escalate further due to LRT extension line development to SS16, Subang Jaya.

As for commercial, those shop-offices have potential appreciate in rental and price due to large population in the Subang Jaya. However, there are some rows of old shop-offices do not have much potential left as they are just very run down and not very appealing.

Sunway Court PJS 7 (Walking Distance Taylor Lakeside)

Sunway Court is an apartment located in PJS 7, [Bandar Sunway], [Petaling Jaya]. It is conveniently located near to Taylors University Lakeside Campus, Kampung Lindungan, [Lagoon Perdana] and also [Koi Kinrara].

Sunway Court is a 5 storey apartment with a total of 4 blocks. Each apartment offers a built-up of 980 sf, with 3 bedrooms and 2 bathrooms. The facilities provided for its tenants are a swimming pool, barbecue area, covered parking, and 24 hour security.

Two schools are located right next to Sunway Court - SMK Bandar Sunway, and also the primary school SK Bandar Sunway. The schools are only a walking distance. In addition, it is just a stone’s throw to Sri Subramaniam Temple and a Chinese Temple. Bandar Sunway is host to many amenities that can be enjoyed by residents. Besides the schools, Sunway Pyramid Mall is just a 5-minute drive away.

The mall provides a rich variety of food, clothing, and daily necessities. The anchor tenant of the mall which is Jusco ensures that tenants of Sunway Court can get most things that they want from there. Besides that, the Ice Skating Rink in the mall which is the biggest indoor rink in Malaysia provides entertainment for tenants.

For recreational activities, tenants can head to Sunway Lagoon situated just beside the mall. The park offers roller coaster rides, water slides, and a range of other theme-park activities.

Sunway Court is accessible via the Damansara-Puchong Highway (LDP), or the nearer entrance would be form the New Pantai Expressway (NPE) exiting to Jalan PJS 7/13 which is adjacent to Sunway Court. The other alternative would be via the Setia Jaya KTM Komuter Station, which is about 5 minute drive away.

 Property Details

* Name: Sunway Court
* Address: Jalan PJS 7/13, Bandar Sunway, 46150, Selangor
* Type: Apartment
* Tenure: Leasehold
* No. of Storey: 5
* No. of Blocks: 4
* No. of Bedrooms: 3
* No. of Bathrooms: 2
* Built-up: 980 sf
* Subsale Price: From RM420,000
* Rental: From RM1,700

Facilities

* Swimming pool
* Barbecue area
* Covered parking
* 24-hour security

Analysis

Sunway Court's location might be a little hectic for some. As it is located in [Bandar Sunway], residents can expect competition on the road from [Sunway Pyramid] mall goers. Damansara Puchong Highway and Pantai Baru Highway can be expected to be congested especially during peak hours.

The facilities near the apartment are beneficiary to the residents, as most amenities such as eateries, entertainment, banks, are all within a comfortable range of Sunway Court. So, it’s a matter of choice all together, as some love the hectic busy air of the city, while some just simply prefer less traffic jams.