Armanee Terrace is one of the most expensive condominiums in Damansara Perdana area. It is also the first condominium in Kuala Lumpur with double-storey concept. This is a project from a famous developer, MK Land, which was targeted to the higher-end market.

Armanee Terrace is a building consisting of 1 tower with 3 wings. Three elevators are dedicated in each wing to serve the residents of 522 duplex units. However, as the wings are only 10 to 15 meters away from each other and they all share the same center lobby, each elevator can actually be used by all residents from each wing.

Every units in Armanee Terrace is a Duplex (2-storey) which comes with a very big terrace. About 20% of the terrace is tiled, while the rest is some 20-25 cm thick soil to give each residents their very own garden. This is what the developer meant with their marketing statement for this condominium “Your Garden in The Sky”.

Located towards the end of Jalan PJU 8/1, next to a hill and surrounded by a lot of trees, the residents of Armanee Terrace always get to enjoy a clean and refreshing air. Being only about 2 km away from famous shopping complexes such as IKEA, Tesco, The Curve and 1-Utama, many people will find this place very convenient to stay. There are several high end developments in Damansara Perdana, such as Forest Hill, The Rafflesia, and Empire Residence. Armanee Terrace is also considered one of the best luxury condos in Damansara Perdana.

Property Details

• Name: Armanee Terrace
• Address: Jalan PJU 8/1, Bandar Damansara Perdana, 47820 Petaling Jaya, Selangor
• Developer: MK Land
• Completion Date: 2008
• Type: Condominium
• Tenure: Leasehold
• No. of Blocks: 1
• No. of Storey: 18 (36 floors altogether – each unit is a duplex)
• No. of Units: 522
• Built-up: 2,300 – 3,000 sf

Layouts

• Standard (2,300 to 2,450 sf)
• Corner (2,800 to 3,000 sf)

Facilities

• 9 lifts serving three wings in the tower
• Lobby and reading room at each of the three wing
• A partially-soiled terrace (a “garden in the sky”) for each unit
• 2 car parks for each unit
• 24-hour security with card access and CCTV system
• 2 indoor badminton courts
• 2 tennis courts
• 4-acre central landscaping courtyard with 2 swimming pools, children wading pools, jacuzzis, water slide, waterfalls, cascades with BBQ facilities, gazebos, water lily ponds and sauna rooms
• A clubhouse with reading room, games room, meeting/function room, computer room, cafeteria and health center with spas and sauna.
• 18 units of community shops
• Handicap-friendly access to all facilities and units
• Residents gym
• Basketball court

Analysis

The developer tried to be innovative with their “Garden in The Sky” concept. However, the concept turned out to be quite unsuccessful. Some residents complaint there are no direct sun light to the garden, causing the plants unable to grow well. Furthermore, 20-25 cm thickness of soil might be ok for grass, but not for certain types of plants.

The whole drainage system for the gardens, which is made from plastic pipes, is also a total flaw. Some people feared that within a few years, water and soil will obstruct the building, roots will crack the basement, humidity will stain and give the building a terrible look.

Some residents of Armanee Terrace, if not all, also complained on the finishing touch, when they found that the units came with poor workmanship for its class, which had caused them a lot of renovation and replacement works to do. These complains were probably no surprise, since MK Land was known as a quite reputable developer for low-class condominiums and flats, but a totally new player for condominiums with such high-end facilities, which would have a totally different class of clients.

However, when it comes to landscaping and facilities, Armanee Terrace is no doubt one of the best around the area. A club house is located in front of the tower, where the management office nested, accompanied by restaurant, a spa with sauna, and several shops. Apart from the club house, there is another 3-storey building standing near the tower, where most of the facilities are located.

Coming with a Balinese concept, the Balinese ambiance is very obvious especially around the swimming pool area which is decorated with wooden furniture and surrounded by plenty of trees. The lobby area, still with Balinese feel, is very grand with beautiful glasses and floor tiles.

With initial selling prices at RM230 to RM250 psf, Armanee Terrace came totally bare with nothing inside – no air conditioner, shower glasses, kitchen cabinets. The units were given very cheap flush doors, tiles, and sinks, which was a disappointment to most of the buyers. However, although the owners had to spend a lot of money to renovate the bare units, the price was still considered fantastic, especially if you look at the club facilities provided by the developer.

Overall, Armanee Terrace (after sufficient renovation works), would be a very nice place to stay. However, not as an investment. After basic renovations, which were required to give the units decent furnishings and look for its class, the units in Phase I should be valued at around RM330 to RM360 psf, which is just too pricey if compared with similar condominiums in the neighborhood.

Unfortunately, many people did not have good responses with the development of Armanee Terrace II. Even with much bigger units and enhanced features, the selling prices are still considered unreasonably high for condominiums located in Damansara Perdana area.

With just a little more money, people can actually get condominiums with similar facilities in much better areas, such as Mont Kiara and Bangsar. As for renting, after such renovation works, owners would need to rent out their units at RM7,000 to RM8,000 per month. It is definitely not easy to find tenants who would be willing to pay so much for a rent, not in Damansara Perdana.

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Empire City is the flagship development by Mammoth Empire Holding. It is the largest mixed development yet by the developer. It is situated right opposite the PJ Trade Centre and Empire Damansara within the vibrant and affluent area of Damansara Perdana.

This city is to be developed by Cosmopolitan Avenue (a subsidiary of Mammoth Empire) on a 23-acre of leasehold land. This self-contained township will comprise serviced apartment, hotel, studio office suites, SoHo, corporate office and retail podium. It is targeted to be completed by 2015 onwards.

The first launch of this masterpiece is the studio suites block. It is a 43-storey building with two wings; Halo and Sunday. It consists a total of 641 units. The 460 sf studio units were launched in September 2010 and tagged from RM220,000 up to RM300,000, at about RM500 psf. Halo comprises 462 sf studios while Sunday comprises 456 sf units. Fully-furnished units cost an extra RM30,000 to RM40,000.

Besides that, the developer has also launched the Grade-A corporate office components (with compliance to Green Building Index) that consists of 11 and 7-storey buildings. It has a total land area of 10,778 sq m.Empire City is also considered one of the best luxury condos in Damansara Perdana.

Property Details

• Name: Empire City
• Address: Off Jalan PJU 8/8, Damansar Perdana, 47820 Petaling Jaya, Selangor
• Developer: Cosmopolitan Avenue (a wholly-subsidiary of Mammoth Empire)
• Completion Date: June 2015 (estimate)
• Type: Mixed Commercial
• Tenure: {Tenure}
• No. of Storey
• Empire Residence: 24
• Empire Studio Suite: 43
• Halo: 24
• Duplex SoHo 1: 27
• Duplex SoHo 2: 11
• Detached Office: 7
• Retail: 2 – 3
• No. of Units
• Empire Residence: 277
• Empire Studio Office Suite: 641
• Duplex SoHo 1: 389
• Duplex SoHo 2: 328
• Corporate Office: 1
• Detached Office: 6
• Retail: 29
• Built-up
• SoHo: 500 sf

Facilities

• 24-hour security
• Olympic-sized ice skating ring
• 4D cinema halls
• Swimming pool
• Gymnasium
• Covered parking
• F&B; outlets
• Fashion outlets

Analysis

The location of Empire City is excellent as it is situated in the centre of affluent townships like Desa Parkcity, Mutiara Damansara, Kota Damansara, TTDI and Bandar Utama. It is surrounded by plenty of major expressways as it is conveniently located alongside Damansara – Puchong Highway (LDP) and Sprint Highway.

The premium tenants and F&B; outlets in Empire City. The 5-star hotel chains, Marriott and Ritz Carlton have signed the contract with Mammoth Empire to open their hotels in Empire City. The biggest drawback of the development is that none of the developments (which has launched) come with a car park. Every resident and owner has to lease car park from the developer, at RM180 per month.

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Empire Damansara is a mixed development that aims to satisfy business and lifestyle needs. It is nestled in the heart of Damansara Perdana in Petaling Jaya. It houses five components of Empire Residence, Empire City, Empire Soho 1, Empire Soho 2, Empire Studio, Empire Detached Office and a hotel called Qliq Damansara. This stylish development is developed by Mammoth Empire Group and completed in 2013.

Empire Damansara is a leasehold development and comprises seven buildings within the 5 components, which are 24-storey Empire Residence with 277 units; 39-storey Empire Studio with 641 units; 24-storey Soho 1 with 389 units; 27-storey Soho 2 with 328 units; 12-storey office building with 1 unit; 7-storey detached office with 6 units; 2 & 3-storey retail shop with 29 units. It is neighboring with some established residential and commercial developments, namely Metropolitan Square, Neo Damansara, Ritze Perdana 2 and Menara OBYU.

To be expected, Empire Damansara is provided with myriad of facilities such as 24-hour security, private club that houses lounges, infinity and wading pool, gymnasium, among others. Apart from that, there are pleny of popular shopping malls nearby such as Tesco, The Curve, Ikea, Ikano, Cineleisure and One Utama. Also, there are other convenient amenities such colleges, hospitals, restaurants and banks within the vicinity. Furthermore, it is just mere minutes away from other affluent areas like Mutiara Damansara, Bandar Utama, TTDI, Damansara Heights, Bangsar and Bandar Sri Damansara.

Empire Damansara is located in a prime location in Petaling Jaya and can be accessible easily from different directions through many major highways like New Pantai Expressway (NPE), Kesas Highway, Federal Highway, Penchala Link and Lebuhraya Damansara – Puchong (LDP). By the connection of highways, it takes only a 5 minutes drive to Mont Kiara, Sri Hartamas, Petaling Jaya, TTDI and Bangsar; 20 to 30 minutes to Kuala Lumpur City Center and KLCC. Empire Damansara is also considered one of the best luxury condos in Damansara Perdana.

Property Details

• Name: Empire Damansara
• Address: Jalan PJU 8/8, Damansara Perdana, 47820 Petaling Jaya, Selangor
• Developer: Mammoth Empire Group
• Completion Date: Dec 2013
• Type: Mixed
• Tenure: {Tenure}
• No. of Storey
• Empire Residence: 24
• Empire Studio: 39
• Soho 1: 24
• Soho 2: 27
• Office Building: 12
• Detached Office: 7
• Retail Shop: 2 & 3
• No. of Units
• Empire Residence: 277
• Empire Studio: 641
• Soho 1: 389
• Soho 2: 328
• Office Building: 1
• Detached Office: 6
• Retail Shop: 29
• Built-up
• Studio: Approximate 363 sf
• Soho: Approximate 725 sf
• Launch Price

Facilities

• 24-hour security
• Private club that holds lounges
• Infinity and wadding pool
• Gymnasium

Analysis

Empire Damansara is commercial area that has transformed the skyline of Damansara Perdana, an area that is full of commercial and residential developments. The developer of Empire Damansara, Mammoth Empire Group, has proven its potential worth after some successful projects such as Empire Subang, The Ara and The Loft.

As reported by The Star in March 2010, there are at least 48 projects coming to the Damansara in the future. This will really make Damansara an even more vibrant township, but on the other hand will cause a heavy traffic in this area also. The heavy traffic already can be seen now during the peak hour from LDP to Persiaran Surian. If compared to the other similar projects at the nearby area, Empire Damansara is priced cheaper than others. For example, the studio type in Neo Damansara is launched at RM240,000 and the studio type in Ritze Perdana 1 is priced at around RM180,000.

Besides, the location of Empire Damansara is better than others, as it is close enough to Mutiara Damansara where one can access plenty of amenities in that area easily, and also in close proximity to the entry and exit point. However, Empire Damansara doesn’t provide car park lots for the tenants and they have to pay for the monthly parking fee.

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Empire Residence is a residential development located within the thriving hub of Damansara Perdana. It is developed by Mammoth Empire Group which is responsible for the successful Empire Subang. There are quite a number of similar development within the vicinity such as Ritze Perdana 2.

Empire Residence is a component of Empire Damansara which comprises of an array of varying residential developments. The development is made up of prestigious super-link villas, semi-detached and detached bungalows. Each villa ranges from 4-storey to 4.5-storey tall and has built-up size of up to 5,000 sf. The villas come with 4+1 bedrooms and 4 bathrooms.

The strategic positioning of Empire Residence provides residence with unparalleled convenience in terms of amenities. It is practically surrounded by an abundance of shop-lots, restaurants, eateries, banking facilities and shopping malls. Damansara Perdana’s commercial hub is a mere 5 minutes drive away, while one can opt to head to Ikea, The Curve, Tesco and even 1-Utama; all of which are within a 1km radius.

Furthermore, there are a healthy number of schools within close proximity as well. The closest one being SMK BU4 and SRK BU4, both of which are about 1.5km away. For private educational institutions, one can always head to Sri KDU, KBU College and Segi College. For medical attention, residents of Empire Residence need only take a short 10-minute drive towards Tropical Medical Center.

Commuting to and fro Empire Residence proves to be a breeze as well considering the multitude of major highways connecting the enclave. To name a few, Penchala Link, MRR2, LDP and NKVE can all easily be accessed. There are several buses servicing the enclave, plus the up-and-coming MRT station proposed at Kota Damansara, which is not more than 10 minutes drive away.

Property Details

• Name: Empire Residence
• Address: Jalan PJU, Damansara Perdana, 47820 Selangor
• Developer: Mammoth Empire Group
• Completion Date: 1Q 2012
• Type: Residential
• Tenure: {Tenure}
• No. of Units: 24
• No. of Storey: 4 to 4.5-Storey
• No. of Bedrooms: 4 + 1
• No. of Bathrooms: 4
• Built-up: Up to 5,000 sf

Facilities

• Business center
• Clubhouse
• Cafeteria
• Covered parking
• Gymnasium
• Jacuzzi
• Jogging track
• Mini market
• Playground
• Sauna
• Squash court
• Swimming pool
• Wading pool
• Tennis court
• 24-hour security

Analysis

Empire Residence is ideal for the up-and-coming young business executives as this high-end development provides a healthy balance between work, play, and life-style. Apart from the fact that it’s excellent positioning, it offers beautiful architecture creating a sense of harmony as it is intricately designed to provide a canvas of lush greenery.

Built on a 50-acre site, Empire Residence boasts A 3-storey 2-acre Club House servicing the residents. Many recreational facilities are available within the club house. Apart from that, the modernly designed villas have their own outdoor garden that adjoins the master bedroom, certain units even have their very own private pool.

Moreover, the increased population and the thriving commercial hub of Damansara Perdana serves as an ideal population catchment for the need and demand of the retail entertainment outlet. As such, Empire Residence will prove to be able to generate good rental yield and capital appreciation over the years.

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Flora Damansara is a high density low cost and medium cost apartment located in Damansara Perdana by Saujana Triangle. This leasehold development is located next to Damansara-Puchong Highway, directly in front of the Penchala Toll Plaza. It is located outside of the Damansara Perdana enclave, a distance away from Metropolitan Square, and Armanee Terrace.

Flora Damansara comprises a total of 6 blocks; Block A and B are low cost while Block E, F and H are medium cost. At the bottom of the apartments is a row of shop lots. All blocks are 20-storey high and above. The higher units have great view of KLCC, Damansara and Taman Tun Dr Ismail (TTDI) neighborhood as well as splendid greenery view from the Bukit Lanjan Forest Reserve.

Flora Damansara offers limited facilities to the residents that include a mini market, surau, security, car park and a playground. The swimming pool on site has been under maintenance for a long time. This apartment has a strict no pet policy; however, pet fish is an exception. There are plenty amenities can be found in the area. Numerous restaurants, groceries, laundrettes, barber shop and convenient stores can be found at the ground floor of Flora Damansara. Besides that, the apartment is within 5 minutes away from Mutiara Damansara enclave that contains The Curve, IKANO, IKEA, Tesco and Courts Mammoth.

The residents of the Flora Damansara comprise mainly of students, small families and workers. The apartment is meant for residential use, not commercial. Therefore, it can’t be used as hostel or vacation rentals. In cases of home buyers leasing out their properties to tenants, the activity must be registered at the property office. In addition, it is situated next to Lebuhraya Damansara – Puchong (LDP) and meters away from Penchala Link access road. But there is no public transportation to cater residents’ need. The residents would have to cross the LDP (Penchala Toll) to catch the bus heading to TTDI.

Property Details

• Name: Flora Damansara
• Address: Jalan PJU 8/9, Bandar Damansara Perdana, 47820 Petaling Jaya, Selangor
• Developer: Saujana Triangle (subsidiary of MK Land Holdings)
• Type: Condominium
• Tenure: {Tenure}
• No. of Blocks: 6
• No. of Storey: 20
• No. of Units: 1440
• Built-up: From 650 sf

Facilities

• Mini market
• Nursery
• Playground
• Surau
• 24-hour security

Analysis

Bear in mind that Flora Damansara is a low-cost and medium-cost apartment. Therefore, it is expected to see complaints from the residents. There are also areas that need continual improvements like cleanliness, waste management and organization and enforcement of parking regulations. Designated car parks available are insufficient to cater the residents’ need. Long line of cars parked on the roadsides in front of the entrance can be seen every single day.

Beginning 1st April 2009, PAMA Services was appointed as the new property management company after much deliberation and recommendation from the Chairman of Sub-Committee for Tender for Property Management Company. PAMA Services is a well-known property management company for several residential properties such as Puncak Seri Kelana which located in Lembah Subang.

The management of Flora Damansara has enforced a strict house rule guideline to all residents. Among listed in the guideline is moving in and moving out process, renovation process and shared area regulations. It is certainly a lengthy read but necessary for the residents as to avoid summons and reprimands. A notable rule in the guideline is that moving process is not allowed on public holidays and there is a deposit of RM100. The reason is not disclosed.

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Forest Hill Damansara is a six-acre residential development project by Ehsan Bina. It is located in Damansara Perdana, Petaling Jaya. Set within a guarded community comprising an assortment of villas, semi-detached homes and individual bungalows artfully laid out on a landscaped environment, Forest Hill is close to nature and in tune with the wants and needs of today’s modern family.

Forest Hill is a beautifully-manicured enclave with an award-winning landscape design. Its lakeside promenade is adorned with stone-paved terrains and flowering trees, while residents can engage in outdoor activities by utilising the jogging paths provided. The development also includes a well-equipped private clubhouse for residents. Additional facilities include a gymnasium, swimming pool and children’s playground.

Homes located within the enclave of Forest Hill embody stylish living, with extra emphasis on natural lighting, air and spatial proportion. Type A homes have a built-up area of 5,485 sf and come with a reflective pool and personal home lift. Type B homes are bungalows with a built-up area of 5,300 sf, while Type C homes are slightly smaller with a built-up area of 4,740 sf. Both designs come with a reflective pool and personal lift. Lastly, Type D homes have a built-up area of 5,325 sf. Reflective pools and home lifts also feature in this design.

All villas at Forest Hill will come with a Garden Balcony, fitted to provide residents with a commanding view of the city. The villas will also be installed with only the finest fittings and fixtures, from luxury bathrooms fitted with grand bathtubs to exquisite master bedrooms with walk-in wardrobes. Forest Hill homes are all three-storeys high.

Forest Hill is accessible via the LDP, NKVE, Penchala Link and SPRINT highways. It is strategically located 15 minutes away from Kuala Lumpur and situated minutes away from shopping centres, educational institutions and recreational facilities. Several golf clubs such as the Tropicana Golf and Country Resort, Bandar Utama Golf Driving Range, Seri Selangor Golf Club and Kuala Lumpur Golf and Country Club are all within close vicinity of the development.  There are several housing developments in Damansara Perdana, such as Armanee Terrace and Empire Residence.

Property Details

• Name: Forest Hill Damansara
• Address: Damansara Perdana, 47820 Petaling Jaya, Selangor
• Developer: Ehsan Bina
• Completion Date: 2015 (estimate)
• Type: Semi Detached & Bungalow
• Tenure: Leasehold
• No. of Units: 78
• Land Area: 6 acres
• Built-up: 4,740 – 5,485 sf

Layouts

• Type A
• 5+1 bedrooms + 6 bathrooms + powder room
• Reflective pool and home lift
• 5,485 sf
• Type B
• 5+1 bedrooms + 7 bathrooms + powder room
• Reflective pool and home lift
• 5,300 sf
• Type C
• 4+1 bedrooms + 5 bathrooms + powder room
• Reflective pool and home lift
• 4,740 sf
• Type D
• 4+1 bedrooms + 6 bathrooms + powder room
• Reflective pool and home lift
• 5,325 sf

Facilities

• Lakeside promenade
• 24-hour security
• Jogging path
• Clubhouse
• Gymnasium
• Swimming pool
• Playground

Analysis

Forest Hill places a large emphasis on security. Residents are provided with a team of security guards backed by high-level security features including a central guardhouse, walled perimeters and CCTV surveillance. This gated and guarded enclave is the epitome of safety, built with the intention of providing residents with the kind of comfort and security required to ensure peace-of-mind and relaxation.

Forest Hill is the perfect place to live in if you have a family and are on the lookout for an upgrade. Although on the pricier end of the spectrum, it truly is worth it as homes are installed with the best money can buy. The developers have insisted that no expense will be spared in their bid to provide future residents with the highest standards in build-quality and construction. Due to the location, size and quality, most people are in agreement that prices are justified, especially in comparison with developments of the same scale.

Forest Hill is also located in an established township, thus there are no qualms regarding its success-rate. The natural lake along with the lakeside clubhouse equipped with lake-facing pool and gym are definitely huge pull factors. Educational institutions such as KDU University College, Sekolah Sri Bestari, Garden International School, British Internation School, Mont Kiara International School and SEGI University College are all located within ten minutes of the development. Established hospitals are dotted around the area and popular shopping malls like One Utama and The Curve are within walking distance.

The traffic going in and out of Damansara Perdana is constantly flowing due to its prime location. However, Forest Hill remains easily accessible. To this point, Damansara Perdana has been compared to the likes of Mont Kiara in terms of developmental progress. Due to its growing popularity, prices have definitely started escalating.

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Menara OBYU (formerly known as Point 92) is a stand-alone Grade-A corporate office tower located in Damansara Perdana. It was built as an office headquarters for a corporation. This building is located in between PJ Trade Centre, Empire Damansara, Neo Damansara and Metropolitan Square. It is built on 0.92 acre of leasehold land, hence, the former name Point 92.

The building is designed to follow and comply with the Green Building Index (GBI). It is designed by ZLG Design, and developed by Tujuan Gemilang. It comprises a single 19-storey block with 11-storey office, 1 lobby floor and 7-storey car park bays. It has gross floor area (GFA) or 214,199.4 sf and net floor area (NFA) of 158,992.64 sf. Typical floor plate area is 14,855 sf. Its floor to ceiling height is 3.2 m to 3.4 m. While floor to floor ceiling height is 4 m. The building is served by 4 lifts and 2 car park lifts. There are a total of 394 car park bays and 95 motorcycles parking bays.

Menara OBYU is strategically positioned within the colorful precinct of Damansara Perdana. Neo Damansara and Metropolitan Square which are just across the street offer numerous fancy cafe, bars and restaurants. With the upcoming Empire Damansara, one can easily walk to the retail mall to rejuvenate and inspire oneself via shopping frenzy or just having a cup of coffee with colleagues. Still not enough? One shall take a longer walk (7 minutes) to The Curve, IPC, Ikea and Tesco Damansara.

Property Details

• Name: Menara OBYU (formerly known as Point 92)
• Address: Damansara Perdana, 47820 Petaling Jaya, Selangor
• Developer: Tujuan Gemilang
• Completion Date: 2012
• Type: Office Tower
• Tenure: {Tenure}
• No. of Blocks: 3
• No. of Storey: 19
• No. of Units: 1
• Built-up
• Gross Floor Area (GFA): 214,199.4 sf
• Net Floor Area (NFA): 158,992.64 sf

Facilities

• Sky-garden
• Car park bays

Analysis

Menara OBYU is Tujuan Gemilang’s 2nd development after PJ Trade Centre. The company is stewarded by Ahmad Khalif Tan Sri Mustapha Kamal (the son of the MK) and Peter Chan Sai Kong (ex-COO of MK Land). PJ Trade Centre was completed in December 2009 and is now home to Taiko Group of Companies, Lembaga Hasil Dalam Negeri, Bata, Emkay Group of Companies and many more. Up to this date, there are still a lot of vacant units within PJ Trade Centre. However, the building is a happening place at night and a famous place to grab a drink after work.

Being just 19-storey high, and situated in commercial component area of Damansara Perdana, Menara OBYU may not enjoy any views of the surrounding greenery and neighborhoods. The views from the west are blocked by Metropolitan Square, the north by Empire Damansara (5 blocks), the south by Neo Damansara (2 blocks), and east by Empire City and Sprint Highway ramps.

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Metropolitan Square (also known as Metropolitan SQ) is a mixed-development project which comprises of condominiums and commercial shops nestled in Damansara Perdana. It is another piece of Damansara Perdana township development by MK Land Holdings.

Metropolitan Square offers a bundle of facilities to the residents for their enjoyment. It has 6 pools in total; 2 infinity pools, 2 lap pools and 2 children pools. Also offered are two badminton courts and two playgrounds with reflexology path in their garden. For those who want to enjoy barbecue sessions with their family and friends, they can make use of the barbecue area rented out by the management.

Residing in Metropolitan Square, residents are catered with plenty of amenities within short distance. The building itself also houses CitiBank and Scotia Bank. Just few meters away, one can walk to Damansara Perdana commercial centre which offers numerous of cafes, restaurants, boutiques and convenience stores. It is within walking distance to Mutiara Damansara shopping hub. The hub houses The Curve, e-Curve, Tesco Damansara, IKEA and Courts Mammoth.

Besides that, there are also few new commercial developments including kid’s fun and education centre, Kidzania. Just across the street, there is Neo Damansara. There is also PJ Trade Centre which was completed in 2010. From Metropolitan Square, residents are able to access few highways within short driving distance such as Penchala Link Highway that directs to Mont Kiara, Sri Hartamas and Federal Highway; Damansara – Puchong Highway (LDP) that directs to Kepong, Sunway, Subang and Puchong; SPRINT Highway that directs to Damansara Heigths and Bangsar; and Middle Ring Road 2 (MRR2) that directs to Ampang, Cheras and Melawati. Metropolitan Square is also considered one of the best luxury condos in Damansara Perdana.

Property Details

• Name: Metropolitan Square (also known as Metropolitan SQ)
• Address: Jalan PJU 8/1, PJU 8, Damansara Perdana, 47820 Petaling Jaya, Selangor
• Developer: Saujana Triangle (MK Land Holdings)
• Completion Date
• Phase 1: January 2007
• Last Phase: July 2013 (estimate)
• Type: Condominium, Shop-Office
• Tenure: {Tenure}
• No. of Blocks
• Condominium: 6
• Office: 1
• No. of Units
• Condominium
• Block A: 300
• Block B: 186
• Block C: 258
• Block D: 537
• Block E: 252
• Block F: 396
• Shop: 12
• Office: 88
• Built-up
• Condominium: 450 – 1,462 sf
• Shop: 588 – 1,267 sf
• Office: 525 – 1,276 sf
• Land Area: 3 acre

Facilities

• Swimming pool
• Clubhouse
• Sauna
• Steam room
• Gymnasium
• Tennis court
• Nature trail
• 24-hour security with card access

Analysis

MK Land is an extension from the EMKAY Group, both lead by YB Tan Sri Datuk Haji Mustapha Kamal. MK Land kick-started its property development portfolio by three projects from EMKAY, namely Damansara Damai, Taman Bunga Raya and Bukit Merah Laketown Resort. Besides Metropolitan Square, other recent developments by the company are Ritze Perdana 2, Armanee Terrace II and The Rafflesia.

Investment wise, the price seems to appreciate slowly in the beginning, but started to pick up since the beginning of 2010. Recently, it was reported in The Edge that the prices at Metropolitan Square has risen by 38% between 2007 and 2011 and by 36% from 2011 to end-2012. The reason for that growth is because of its high rental yield and facilities. Metropolitan Square is an ideal property investment and owners are counting on PJ Trade Centre & Empire Damansara development to bring in more tenants and increase demand.

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Neo Damansara is a mixed commercial and residential development located near the entrance of Damansara Perdana. Developed by Paradigma Intan, a member of EMKAY Group, this leasehold property has proven to be a competiton to other high-rise developments in the Damansara Perdana vicinity.

The ground floor units of Neo Damansara are allocated for shop and retail, while the others are suitable for office purpose. It is the latest addition in the enclave that comprised of shop offices, office tower and suites, show room or trade space, entertainment center, food and beverage outlets and a retail plaza. Skyrocketing above the commercial units are the residential living space, ranging from studio units to two bedroom units. In total, the whole development consisted of 6 blocks of residential units and an office tower.

Neo Damansara is a hot property to have in terms of studio apartment properties in Damansara Perdana. The highlight of this property is definitely the parking bay offered by the management, that is absent in other rivalling properties in the area. There is also the added advantage of having swimming pools, gymnasium, sauna and surau. Avid readers will certainly enjoy utilizing the reading room thoughtfully provided by the developer. These facilities are located on the sixth floor of this development.

Neo Damansara Phase 1 is comprised of 14 units of en-bloc shop-offices and 70 units of strata shop offices, with an estimated GDV of RM100 million and was completed in October 2009. After the success of Phase 1, which claimed to be sold out within a week, the developer launched the additional Block E, which comprises one 12-storey building with 84 units of strata titled shop offices, penthouse suites, office suites and retail shops; with an estimated GDV of RM36 million.

Neo Damansara is cocooned in between hypermarket, luxury car show rooms, lifestyle restaurants and retail outlets. Located within close proximity to PJ Trade Centre, the residents working in the building can simply walk to their office instead of driving their cars. Likewise, shopping malls that include IKANO, IKEA, e-Curve, The Curve, Tesco are also within walking distance. These malls offer a variety of eateries, coffee shops and entertainment activities, fit for all ages and classes.

In terms of accessibility, Neo Damansara can be easily accessible by a network of highways. The fastest route to the city center would definitely be Penchala Link which is accessible within 2 minutes of driving and directs to Mont Kiara and Jalan Duta. From Penchala Link, there will be adjacent access to DUKE Highway that promises to reach Ampang in 20 minutes. Besides that, you can make use of the Damansara Puchong Highway (LDP) to reach Kepong, Kelana Jaya, Sunway, Subang Jaya and Puchong. Neo Damansara is also considered one of the best luxury condos in Damansara Perdana.

Property Details

• Name: Neo Damansara
• Address: Jalan PJU 8/1, Damansara Perdana, 47410 Petaling Jaya, Selangor
• Developer: Padigma Intan (a subsidiary of EMKAY Group)
• Completion Date: Late 2012
• Type: Shop Office & Apartment
• Tenure: {Tenure}
• No. of Block: 6
• No. of Storey: 6 – 14
• No. of Units: 168
• Land Area: 7.64 acres
• Built up: 421 sf – 876 sf

Layouts

• Type 1 (studio) (421 sf)
• Type 2 (studio) (470 sf)

Facilities

• Children’s playroom
• Sauna
• Multi-purpose hall
• Swimming pool
• Children’s pool
• Reflective pool
• Surau (male & female)
• Gymnasium
• Reading room

Analysis

It is claimed that the 1st phase of Neo Damansara is sold out within a week after it was launched. Nonetheless, this commercial centre will be in demand by huge crowd from Damansara Perdana residents itself, and also workers from the PJ Trade Centre. It is strategically located at the entrance of Damansara Perdana enclave, but there are too many commercial centres in the area.

People from surrounding areas have plenty of other alternatives such as shopping centres in Mutiara Damansara, 1-Utama and Tropicana Mall. Neo Damansara is surrounded by established townships and plenty of amenities. It is just few kilometers away from Taman Tun Dr Ismail (TTDI) and Mutiara Damansara. Besides that, it is also neighboring Bandar Utama and Kota Damansara. In the Damansara Perdana itself, there are Citibank, Bank of Scotia and Hong Leong Bank as for banks; Deutches Gasthaus and Friendster Cafe as for bar and cafe; and numerous restaurants can be found.

The convenience Neo Damansara has to offer makes the property a hotspot for young executives living in the area. They can fully appreciate the wide selection of bars, bistros and restaurants. If the local scene does not meet their fancy, a short drive can take them to Mon’t Kiara, Damansara Uptown and Sea Park for a wider choice of food havens and entertainment.

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Perdana Emerald is a leasehold serviced apartment located in Damansara Perdana. Adjacent to rows of residential and commercial centres, the condominium is favored by small families and newlyweds to start their family.

There are 3 blocks at Perdana Emerald. Block 1 and 2 have a mix of different unit sizes. Block 3 is comprised only of smaller serviced apartments, under a commercial title. Units have Ethernet ports in each room, which is good for sharing Internet connections without having to use WiFi.

Nestled in a modern township of Damansara Perdana, Perdana Emerald is adjacent to array of amenities. It is opposite Metropolitan Square that houses banks like Citibank, stores and cafes. In addition, it is flanked by Perdana Business Park, which comprises rows of shops, mamak restaurants, bars and offices; and upcoming Ritze Perdana 2. Also, Neo Damansara, a new shopping centre cum commercial centre is just located few meters away.

Not only that, as Damansara Perdana is located within Damansara enclave, it is surrounded by established neighborhoods such as Bandar Utama, Damansara Utama, Taman Tun Dr Ismail and Mutiara Damansara. Hence, residents of Perdana Emerald are also pampered with nearby amenities in these surrounding areas.

Perdana Emerald is close in distance to Mutiara Damansara shopping hub that consists of IKEA, The Curve, Tesco Damansara, IKANO and e@Curve to name a few. It takes a 5-10 minutes with no traffic, but during peak hours getting to Persiaran Surian might take around 30 minutes or more. There are not many schools nearby, there is only a primary school in Damansara Perdana enclave, namely SK Bukit Lanjan. Other nearest schools are located in Bandar Utama and Taman Tun Dr Ismail. Perdana Emerald is also considered one of the best luxury condos in Damansara Perdana.

Property Details

• Name: Perdana Emerald
• Address: Jalan PJU 8/1, Damansara Perdana, Selangor
• Developer: Saujana Triangle (a subsidiary of MK Land)
• Completion Date
• Block 1 & 2: 2002
• Block 3: 2005
• Type: Condominium (typical and duplex)
• Tenure: {Tenure}
• No. of Blocks: 3
• Built-up: 875 – 1,185 s

Facilities

• 24-hour security
• Barbeque area
• Covered carpark
• Clubhouse
• Gymnasium
• Landscaped garden
• Swimming pool
• Basketball court
• Children’s playground
• Games room
• Jogging and reflexology paths
• Mini driving range and putting green

Analysis

Facilities at Perdana Emerald are beautifully designed and built to uplift residents’ living experience. In spite of normal condominium facilities like swimming pool and gymnasium, the developer added a mini-driving range and putting green, which is the first in Malaysia in a residential setting. Its facilities are also set in lush landscaped greenery with tall and shady trees and colorful plants.

However, facilities are showing their age. The mini driving range is rarely used ever since they stopped providing golf balls. Originally a bright green, the range now looks mossy. The swimming pool has missing umbrellas, and blackening tiles will be needing a good scrubbing soon. The gym in Block 3 has been closed for months (currently still closed as of Mar ’11) due to water leakages. Tiles in the parking lift lobbies keep dropping off, although these do seem to get repaired when it happens.

Water pressure on the higher floors is quite low, and suffers from the same problem plaguing many Klang Valley residents – rust and sediment. Unifi is available, but when it comes to mobile phones, you do get dropped calls quite often, probably due to the layout affecting coverage by nearby communication towers.

Units facing the Surian Residences construction is undesirable. Works are sometimes carried out late into the night, and on weekends banging sounds are audible. Units facing Metropolitan Square are also less sought after, since there is noise from the busy road, although some do not mind.

Security at Perdana Emerald is all right, with guards making their rounds at the car park area every now and then. Management is overseen by a resident volunteer committee. On the outside, Perdana Emerald was beautifully landscaped and its facilities were quite stunning. The once-beautiful fountain at the Block 3 driveway is no longer functional, now merely filled in with soil and some plants. Also curiously, metal gratings at the side of the driveway have been missing for almost a year, and simply an orange traffic cone is left there. This simple safety thing is not taken care of.

On the insides, owners keep complaining about the quality of the materials used and workmanship delivered. These complaints include cheap tiles and windows used and bad painting job. This kind of complaint is quite common for projects of MK Land. Water leakages from bathrooms above are also common. Watch out for cracks along walls, and “bulging” tiles in bathrooms due to the leakages.

Resident composition is still mainly locals, both young urban families and older retirees. There is an increasing number of expats, although still small in number, and also a number of Africans who look like neither like students or businessman in their striking clothes in the middle of the day.

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