Menara Mudajaya is an office tower with 16 floors and 51 freehold units. The famous Mutiara Damansara, known to reside several other office buildings as well, is the location for the property. The company Mudajaya is the developer of this tower, hence the name.

Menara Mudajaya comprises of a single tower that offer units that was priced initially at RM4.20 psf. All the office units are able to independently supervise their air-conditioning system, offering easier day-to-day management. In parallel with the status of ‘low-density’, there are many parking bays available with one found in every 500 sf.

The high security standard of Menara Mudajaya looks to be a valid claim as a 24/7 security force is in charge. They are assisted with the technology available such as turnstile control system with card access control. The card access control also involve floor restriction. Then, CCTV cameras are utilised at several areas inside the building, and this does not exclude the car park. Another feature of Menara Mudajaya is an auditorium that is available for daily rental.

Another interesting detail of Menara Mudajaya is the ease of reaching some very famous commercial centres. The centres are IKEA shopping centre, Ikano Power Centre, e@Curve (cinema included), The Curve and the little bit further away One Utama. A few hotels are also in the immediate vicinity. TTDI is only a kilometre away, with Kuala Lumpur a bit further at 12 km and Mont Kiara at 4 km. Other commercial developments in Mutiara Damansara include, Menara TSR, and Menara UAC.

The lack of a nearby train station near Menara Mudajaya is made up with the easy access to some useful highways. The Damansara – Puchong Highway (LDP) could be useful to get to Kelana Jaya or Sunway. Penchala Link make the travel to Mont Kiara easy, plus it leads to Duta – Ulu Kelang Expressway (DUKE) too. The New Klang Valley Expressway (NKVE) and Middle Ring Road 2 (MRR2) are some other options.

Property Details

• Name: Menara Mudajaya
• Address: Jalan PJU 7/2, Mutiara Damansara, 47810 Petaling Jaya, Selangor
• Developer: Mudajaya
• Completion Date: May 2012
• Type: Office Tower
• Tenure: Freehold
• of Blocks: 1
• of Storey: 16
• of Units: 51
• Built-up: 1,000 – 8,000 sf
• Launch Price: RM4.20 psf
• Rental: RM4.60 – RM10 psf

Facilities

• Auditorium
• Parking bay

Analysis

The developer, Mudajaya, looks to be a bit-part player in the local property industry. They have one condominium, called Villa Angsana, that was built in 1996. Their biggest project looks to be Batu Kawah, a 256-acre township project that was finished in 2020. Another upcoming project from them is 10 Damansara Heights, which is made up of literally ten bungalow units. It does not look like an extensive portfolio, the upcoming projects could be a proper measurement tape of where the company is in the property industry at the moment.

Menara Mudajaya stands to be another office tower in the area of Mutiara Damansara. However, that does not diminish its standard, as Menara Mudajaya does have a class of its own. The low-density status looks to be sought-after nowadays, and Menara Mudajaya has that advantage. Low-density properties, be it residential or commercial, are increased in term of its exclusivity, hence the reason why Menara Mudajaya is beneficial. Other than that, Menara Mudajaya sets to function well as an office tower with high-speed lifts installed to hasten the movement of the fast-paced corporate population. The sufficient car parks available then add more value to the building.

Amenities is another facet of Menara Mudajaya that is excellent. The Curve would offer almost anything that a person might need, be it eateries, banks, arcade, cinema, cafes, boutiques and shops, and even an ice-skating rink. Thus, the possibilities are endless. And amazingly, there are more malls other than The Curve as well. Hence, one would not find it difficult when it comes to satisfying any need. Plus, the wide variety of highways allow more possibilities of destinations for the population of Menara Mudajaya.

Hence, for those corporate needs, Menara Mudajaya shapes to be quite the exciting prospect. The location, amenities and facilities available make this tower a good home for offices.

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Menara KLK (formerly known as Menara Batu Kawan) is a freehold commercial office building located in the bustling commercial hub of Mutiara Damansara. It was developed by KL-Kepong Property Development and is deemed to be the only ‘green building’ in the area.

Menara KLK comprises of a 11-storey tall building, which includes 4-storey podium block and 2-storey car park. It consists of office spaces and showrooms with a total lettable area of 137,000 sf. It has a minimum floor size of 11,000 sf and a maximum floor size of about 33,000 sf. The anchor tenant of the building includes Kuala Lumpur Kepong (KLK) and the famous The Edge Publications.

Menara KLK is strategically positioned among an endless array of amenities. A short drive along Jalan PJU 7/1 towards Jalan PJU 8/1 will lead you to Damansara Perdana, hosting a wide array of eateries. Apart from that, tenants may opt to drop by one of the many shopping complexes like The Curve and 1 Utama for more options and entertainment.

There are many entertainment outlets positioned within close proximity to Menara KLK. Located within walking distance from the building is a pub serving local and imported beers, ideal for tenants to unwind after a long day of work. Banking and corporate facilities are also available in an abundance, especially within the Damansara Perdana vicinity. Other commercial developments in Mutiara Damansara include Menara TSR, and Menara Mudajaya.

Unfortunately, public transportation towards the compound is quite limited. There are a few buses servicing Mutiara Damansara, along with several bus stations. However, Menara KLK can be easily accessed via Damansara-Puchong highway (LDP) and also has easy access to major highways like MRR2 and Sprint highway.

Property Details

• Name: Menara KLK (formerly known as Menara Batu Kawan)
• Address: No.1 Jalan PJU 7/6, Mutiara Damansara, 47810 Petaling Jaya, Selangor
• Developer: KL-Kepong Property Development
• Completion Date: March 2009
• Type: Commercial
• Tenure: Freehold
• of Blocks: 1
• of Storey: 11
• Built-up: From 2,800 sf
• Rental: From RM4.00 psf

Facilities

• Business centre
• Cafeteria
• Club house
• Covered parking
• 24-hour security

Analysis

In spite of being positioned within many other similar commercial buildings, Menara KLK stands out as the only ‘green’ building within the vicinity. It was designed as a progressive and forward-looking building that aims to increase energy-efficiency while maintaining economical operational costs.

It is built in such a way that reduces thermal loading for the interior units as 70% of the total glazed area is oriented along the north-south axis, thus reducing exposure to the harsh afternoon sun. The reception area is flanked at one side by a green Plaza that is filled with lush greenery, thus enhancing the arrival experience.

Menara KLK also utilizes environmental-friendly CFC-free refrigerants as well as a building automation system which optimizes the operations of chillers and fans alike. Design of the interior allows for greater diffused daylight, reducing the need for artificial lighting; hence helping everyone involved to save cost.

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Desa Mutiara Apartment is a medium cost apartment located in the vicinity of Petaling Jaya, in Mutiara Damansara Selangor. This residence was developed several years ago on a freehold land for the medium income citizens. This is a walk-up apartment as there are no lift services available and a total of eleven blocks are offered which has 5 storeys each. This low rise apartment provides a sum of 330 units.

Desa Mutiara Apartment comes with a single layout which has 760 sf built-up and all units in this residence have 3 bedrooms and 2 bathrooms. There are also several facilities available in this vicinity and among them are restaurants, mini market, children’s playground, jogging track, car park, as well as 24-hour security to keep this residence safe and secured.

As for the amenities, Desa Mutiara Apartment is located closely to SMK Damansara Jaya, SMK Damansara Utama, Plaza Damansara Utama, Tropicana City Office Tower, Tropicana City Mall, KDU, KLGCC Bukit Kiara, Oasis Ara Damansara, The Curve, Ikea, One Utama, KPJ Damansara, One World Hotel, Sunway Giza, Carrefour Hypermarket, Saujana Golf Resort, KBU and Tropicana Golf and Country Resort. Other housing developments in Mutiara Damansara include  Pelangi Apartment, and Surian Condominiums.

Moreover, Desa Mutiara Apartment is also linked via several highways namely New Klang Valley Expressway (NKVE), Sprint Highway, Damansara – Puchong Expressway (LDP), Shah Alam Expressway (KESAS), New Pantai Expressway (NPE), Federal Highway and North – South Expressway Central Link (ELITE). The Kelana Jaya LRT Station is also located driving distance away from this residence and there is also an upcoming LRT Station namely One Utama LRT Station. Desa Mutiara is also considered one of the best places to stay in Mutiara Damansara.

Property Details

• Name: Desa Mutiara Apartment
• Address: Jalan PJU 7/15A, Mutiara Damansara, 47800 Petaling Jaya, Selangor
• Type: Apartment
• Tenure: Freehold
• of Block: 11
• of Storey: 5
• of Units: 330
• of Bedrooms: 3
• of Bathrooms: 2
• Built-up: 760 sf
• Subsale Price: From RM250,000
• Rental: From RM1,300

Layouts

• Standard
  • 3 bedrooms + 2 bathrooms (760 sf)

Facilities

• Restaurants
• Mini market
• Children’s playground
• Jogging track
• Car park
• 24-hour security

Analysis

Desa Mutiara Apartment is a well maintained, medium cost apartment which was built in the vicinity of Mutiara Damansara. This residence was developed several years ago for the medium income citizens and currently it has a subsale price of RM250,000 and above. For now, this residence is mostly rented to students and foreigners, as the rental for this property is quite high.

Furthermore, Desa Mutiara Apartment is also strategically located closely to numerous amenities, which includes education institutes such as KBU and KDU. Due to this, the rental value for this residence is high, whereby a fully furnished unit can be rented up to RM1,300 and an unfurnished unit should be priced slightly cheaper. There are also high demands for this residence from the students.

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Mutiara Homes is an exclusive gated and guarded residential enclave nestled in the affluent township of Mutiara Damansara. It is surrounded by lush greenery as well as superb amenities. It is part of the Mutiara Damansara development by Boustead Properties on the 360-acre freehold land.

Mutiara Homes was launched back then in November 2000 using balloting system. The residential comprises 461 of 2-storey terrace houses, 40 units of 2-storey semi-detached and 18 units of 2-storey bungalow. Besides that, there are 10 units of 2-storey shop office lot to serve the residents.

Residents of Mutiara Homes are pampered with fantastic amenities right from front of their doors. It is surrounded by plenty amenities, such as shopping malls, police station and a recreational park. Undoubtedly, Mutiara Damansara is well-known for its shopping centres – The Curve, e@Curve (formerly known as Cineleisure Damansara), Ikano Power Centre (IPC), IKEA and Tesco Damansara. Other housing developments in Mutiara Damansara include Reflection Residence, and Mutiara Hill.

In addition, the enclave is surrounded by many affluent neighborhoods such as Damansara Perdana, TTDI, Bandar Utama and Damansara Utama. The nearest schools are located in Bandar Utama and Taman Tun Dr Ismail. There is also a proposed primary school to be located in the enclave. Mutiara Homes can be easily accessible via Lebuhraya Damansara-Puchong (LDP), Penchala Link and North-Klang Valley Expressway (NKVE). Moreover, there will be a LRT station to be built next to Surian Tower. Mutiara Homes is also considered one of the best places to stay in Mutiara Damansara.

Property Details

• Name: Mutiara Homes
• Address: PJU 7, Mutiara Damansara, 47820 Petaling Jaya, Selangor
• Developer: Mutiara Rini (a subsidiary of Boustead Holdings)
• Completion Date: 2012
• Type: Mixed Residential
• Tenure: {Tenure}
• No. of Units: 519
• Land Area: About 300 acres
• Maintenance Fee: From RM130
• Launch Price: From RM730,000
• Subsale Price: {Price Range}
• Rental: {Rental Range}

Facilities

• Food court
• Community hall
• Kindergarten
• Playground
• Recreational park
• Jogging track

Market Trends

Mutiara Homes, Mutiara Damansara Average For Sale Price

Analysis

There are 7 phases throughout the entire development of Mutiara Homes. The completed ones are Phase 1C, 1E and 1G, while future launches are Phase 1F, 10, 1D and 1C(2)B. Phase 1C(2)B comprises 4 units of 2-storey bungalow and 5 units of 3-storey bungalow. The land sizes for the 2-storey bungalows are ranging from 9,372 sf to 11,717 sf with built-up area of 4,377 sf.

Meanwhile, the 3-storey bungalow has land sizes range from 4,050 sf to 4,556 sf. Each bungalow is built with 4 bedrooms, a guest room and a maid’s room with 6 bathrooms and a powder room. Its special features include auto gate, solar heater, security alarm system, 3-phase electricity supply and ASTRO ready. Each unit has different layout.

As for Phase 1F, it comprises a unit of 2.5-storey bungalow, 34 units of 2-storey semi-detached house and 19 units of 3-storey super link houses. The 2½-storey bungalow has built-up area of 5,479 sf with land size of 69×100. The 2-storey semi-detached has land size of 40x 100 with built-up sizes range from 4,069 sf to 4,112 sf. Each comes with 4+1 bedrooms and 5 bathrooms with a powder room. Meanwhile, the 3-storey super link house has built-up areas range from 3,810 sf to 4,220 sf on 26×95 land size. Each comes with 5+1 bedrooms and 6 bathrooms.

Phase 10 of Mutiara Homes consist 79 units of 2-storey link houses and 44 units 2-storey detached house. The 2-storey super link house has land size of 26×80 and built-up areas from 2,478 sf to 2,715 sf. There are 4+1 bedrooms and 4 bathrooms per unit. The 2-storey detached house has land size from 43x 100/110 with built-up area of 3,782 sf. Each house is built with 5+1 bedrooms and 6 bathrooms.

Currently, the developer of Mutiara Homes is promoting its last residential development in Mutiara Damansara called Surian Residences. It comprises two blocks of 23 and 25 storeys each and low rise units. It is priced around an average of RM600 psf. Even though Mutiara Homes seems to be overpriced nowadays, but the million dollar tag prices are still attractive to home buyers and investors. It is loved by many because of the modern amenities and lush greenery surrounding it. But at the same time it is hated because of commercial developments in the area have made the area crowded at most times.

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Mutiara Hills is an exclusive bungalow estate located in the affluent township of Mutiara Damansara. It comprises of only bungalow units and is situated right in between Mutiara Homes and Ritze Perdana 2.

Mutiara Damansara is surrounded by affluent and established neighborhoods such as Taman Tun Dr Ismail, Bandar Utama, and Damansara Utama. Also, it also neighbors one of the most vibrant townships in Petaling Jaya – Damansara Perdana, Kota Damansara and Bandar Utama.

Residents of Mutiara Hills are served with a vast array of shopping centres, shops, grocers and a recreational park within the enclave – which are mostly within minutes by foot. Mutiara Damansara is a well-known area for its shopping centre hub which it consists of The Curve, Ikano, Tesco Damansara, IKEA, and e@Curve. Besides that, there are rows of shops, restaurants and beauty centres nestled nearby Mutiara Hills as well. There is also a proposed school to be developed in the area as well.

There are plenty of amenities offered in surrounding neighborhoods, such as golf clubs (Tropicana Golf & Country Resort and Bandar Utama 9-hole Golf Course), a driving range (Bandar Utama Golf Driving Range) and sport centre (The Club @ Bukit Utama). Not only that, if the shopping centres within Mutiara Damansara are not satisfying enough, residents can drive to 1 Utama Shopping Centre, Tropicana City and Giant Kelana Jaya which are reachable within minutes. Other housing developments in Mutiara Damansara include Reflection Residence, and Mutiara Homes.

Accessibility wise, residents of Mutiara Hills enjoy great road networks with easy accessibility via Damansara-Puchong Expressway (LDP), North-Klang Valley Expressway (NKVE), Penchala Link, Sprint Highway and Persiaran Surian. One can easily reach Bandar Utama, Damansara Heights and Mont Kiara in 5 to 10 minutes. Mutiara Hills is also considered one of the best places to stay in Mutiara Damansara.

Property Details

• Name: Mutiara Hills
• Address: Mutiara Damansara, Petaling Jaya, Selangor
• Developer: Mutiara Rini (a subsidiary of Boustead Holdings)
• Tenure: Freehold
• Type: Bungalow

Facilities

• Recreational park
• Jogging track

Market Trends

Analysis

There are not many bungalow lots left nearby the city centre or even within the Petaling Jaya district. The launch price of Mutiara Hills bungalow land can be considered cheap, as other bungalow plot at The Peak at Taman TAR, Desa ParkCity, Hartamas Heights, and Damansara Heights are tagged from RM280 to RM500 psf respectively.

Mutiara Hill is lacking in security even though it is a major concern, as there were many break-ins at the bungalows. Bungalow land at The Peak at Taman TAR, Desa ParkCity and Hartamas Heights are located within a gated and guarded community and are fully equipped with CCTV surveillance.

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Menara UAC is a premium corporate office building set in the emerging commercial hub of Mutiara Damansara. Corporate offices and showrooms like UMW Toyota, Bentley School of Music, Cartrade, Daimler Chrysler are expected to be among the prominent neighbors

Menara UAC comprises of a 10-storey building boasting large floor plates of about 15,883 sf per floor. Ground floor of the building mostly consists of showrooms and banking hall with a net lettable area 9,041 sf. It is serviced by four high speed elevators as well as 2 car park lifts. Flexible floor modules provides more variants and suitability for prospective tenants.

There are about 3 types of units available ranging from 1841.92 sf to 3903.65 sf. Level 2 has lettable area of 4,813 sf while level 3 to 9 may accommodate up to 7 separate office lots with lettable area ranging from 1,583 to 15,883 sf.

Level 6 has a total built-up of 4,550 sf which can be split into 2,176 sf and 2378 sf, while level 8 has a total built-up of 4070 sf splittable into 2229 and 1841 sf. A wide range of facilities are provided for tenants including integrated building automation system, variable air volume and CCTV/smart-card access security. Other commercial developments in Mutiara Damansara include, Surian Tower, and Menara TSR.

Tenants of Menara UAC will be able to enjoy a wide array of amenities within walking distances. Many famous eateries are easily available within 5 minute on foot towards Damansara Perdana, while Tesco, The Curve, IPC, Cineleisure and Ikea are located within a 1km radius. Recreational activities are widely available too, tenants may indulge in entertainments such as karaoke or watching a movie.

Menara UAC can be easily accessible as well. Commuters may travel along Lebuhraya Damansara-Puchong (LDP) and exit at Mutiara Damansara where they can find the building on the right hand side. There are several bus stations positioned along the road as well for those who opt for public transportation.

Property Details

• Name: Menara UAC
• Address: Jalan PJU 7/5, Mutiara Damansara, 47820 Selangor
• Developer: UAC Berhad
• Completion Date: End 2007
• Type: Corporate
• Tenure: Leasehold
• No. of Storey: 10
• Built-up: From 1,583 sf
• Subsale Price: From RM4.50 psf

Facilities

• CCTV
• Smart-card access
• Automated fire fighting system
• 347 parking bays
• Disabled-friendly facilities
• Stand-by generator power
• Cabling for data and voice network
• High speed elevators

Analysis

Menara UAC should definitely be taken under consideration for corporate workers who are looking to rent or buy office units. The fact that Mutiara Damansara is an emerging commercial hub, plus the rising population within the vicinity, will definitely contribute to the value provided.

Furthermore, with many prominent landmarks surrounding the building, it will be easy to pin-point the location of your office, increasing exposure and awareness.

With the many features and facilities provided, along with an abundance of amenities within close proximity, prospective tenants will be able to enjoy a productive work day as the need to travel has been largely eliminated. It will also prove beneficial for the process of sourcing for employees considering the large amount of young population in the area.

However, like all emerging developments, facing traffic congestion is almost inevitable. Due to the fact that Mutiara Damansara has only one major road leading through the vicinity, it is often congested throughout the entire day. This condition is only made worse with shoppers that visit the shopping malls nearby.

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Menara TSR is an office tower erected on a freehold land in Mutiara Damansara. The second quarter of 2013 was the period when construction was finished. The developer of this corporate building is U-Ni Magna, a subsidiary of TSR Group. The location is a great one being in Mutiara Damansara with Bandar Utama, TTDI, Bandar Sri Damansara and Sunway Damansara in the far vicinity.

17 floors make up this single block of offices, as the built-ups of the office units in Menara TSR can range from 5,000 to 150,000 sf. A quick survey gathers that the asking price for the units now may cost around RM4 to RM5 per square feet. The standard of this building is heightened, quite literally, with a double high ceiling for the mezzanine floor, optimising space and grandeur. Another plus point is the availability of two secured vehicle entrances for those important moments of privacy and security. Five lifts are there for the offices while two are made available for the basement car parks of Menara TSR.

Those high floors at Menara TSR will afford a nice view of Petaling Jaya to those on them. Safety and security is toughened with a security force being in charge, aided by the always running CCTV cameras. Other than that, Menara TSR also house an exhibition hall along with a 370-heavy underground parking bays.

Surrounding Menara TSR are Surian Tower, Menara UAC, Menara KLK and Menara Mudajaya, other office buildings and towers of the area. Food and leisure can be attained at the nearby cafes and commercial lots, though Tesco, Ikano Power Centre, IKEA, E@Curve, The Curve and One Utama are the amazing choices available.

Another key element of Menara TSR is the awesome variety of highways being close by. Lebuhraya Damansara Puchong (LDP) is easy to access with Penchala Link offering even an easier access. Damansara – Ulu Kelang Expressway (DUKE) also share the same access as Penchala Link, which means another major highway with easy access. SPRINT and New Klang Valley Expressway (NKVE) are the other alternatives. Unfortunately other than taxis and the few buses, public transport options are quite limited.

Property Details

• Name: Menara TSR
• Address: Jalan PJU 7/3, Mutiara Damansara, 47800 Petaling Jaya, Selangor
• Developer: U-Ni Magna (A subsidiary of TSR Group)
• Completion Date: Q2 2013
• Type: Office Tower
• Tenure: Freehold
• of Blocks: 1
• of Storey: 17
• Built-up: 5,000 – 150,000 sf
• Maintenance Fee: RM0.20 psf
• Rental: RM4 – RM5 psf

Facilities

• 24-hour security
• Exhibition hall
• Basement car park (370 bays)
• Two dedicated secured vehicle entrances

Analysis

Menara TSR does little to be regarded as just another office tower with double high ceiling mezzanine floor, secured vehicle entrances, a sleek design and a prime location. Standing amidst many other buildings and towers of corporate means, Menara TSR solidify the area’s feeling of a metropolis.

Traffic jam can be quite bad at LDP, but DUKE and Penchala Link are smart alternatives to those who travel from afar. A proper travel plan might aid the commute, but it is not too terrible. Those whole live in TTDI would have a whale of a time travelling to Menara TSR, since it is so nearby and easy to get to.

The exhibition hall adds positive spice to it. Ultimately, the location is Menara TSR’s strongest suit, and maybe for that reason alone, the building will be filled with tenants.

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Pelangi Apartment is a leasehold apartment situation along Persiaran Surian in Mutiara Damansara. It is neighbors with many similar developments such as Opal Damansara, Flora Damansara and Casa Damansara 1. It have 19-storey tall buildings that offer apartment units with built-up sizes ranging from 674 sf to 1,180 sf.

Each units come generally come with 3 bedrooms and 2 bathrooms, although there may be slight variations between units. Facilities available to residents include covered parking, mini market, playground, sauna and 24-hour security. It is situated within close proximity to many amenities. Right beneath the apartment, there are several shop lots like House Depot and Club 29, while a short drive along Persiaran Surian will bring you to The Club which is host to recreational activities like paintball, and a famous restaurant that serves authentic Chinese food. Other housing developments in Mutiara Damansara include Surian Condominiums, and Desa Mutiara.

Furthermore, Pelangi Apartment is only a stone’s throw away from the most happening entertainment hub in Petaling Jaya, which is host to shopping complexes like The Curve, IPC, Ikea, and 1 Utama. Residents will have many options when it comes to education, as there are many schools within Bandar Utama; on the other hand, high educational institution like Segi College and KBU are within 1km radius. There is a bus stop right in front, rendering it extremely easy for tenants to utilize public transport. Accessibility-wise, the apartment is serviced by major highways like LDP, Sprint, NKVE and Penchala-link. Pelangi Apartment is also considered one of the best places to stay in Mutiara Damansara.

Property Details

• Name: Pelangi Apartment
• Address: Persiaran Surian, Mutiara Damansara, 47800 Selangor
• Type: Apartment
• No. of Blocks: 6
• No. of Storey: 19
• No. of Bedrooms: 3
• No. of Bathrooms: 2
• Built-up: 674 sf – 1,180 sf
• Maintenance Fee: RM0.20 psf (including sinking fund)
• Subsale Price: {Price Range}
• Rental Price: From RM800

Facilities

• Covered parking
• Gymnasium
• Swimming pool
• Mini market
• Sauna
• 24-hour security

Market Trends

Pelangi Apartment, Mutiara Damansara Average For Sale Price

Analysis

Pelangi Apartment is located alongside the main road leading towards the emerging township of Kota Damansara. As such, residents will enjoy convenience at the tip of their fingers. Unfortunately, traffic congestion along Persiaran Surian is quite unbearable. Driving home from work will not be much of a problem as most of the traffic only starts to build up after the apartment, thus allowing tenants to avoid the traffic. Driving out of the apartment is a different story as the road is quite poorly planned, tenants will have to make a U-turn (which is frequently congested) to access major highways. However, it is justifiable considering its affordability in a prime location.

Pelangi Apartment may seem appealing to investors as well as it provides good rental yield. There are many colleges and universities within close proximity to the apartment, thus attracting large crowds of students from all over the world. The price for the apartment, have not increased dramatically over the years while most developments around the area have increased almost twicefold.

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Nucleus (also known as Nucleus @ Mutiara Damansara) is a new addition to the vibrant Mutiara Damansara development. Situated just a stone’s throw away from the established The Curve, Ikano, IKEA and Tesco, it is an integrated development comprising of corporate offices, serviced apartments, SOHO and retail outlets on a 10-acre freehold land.

Nucleus is planned to have a total of 1.4 million sq ft which consists of corporate office, serviced apartments, Soho and retail outlets in the 8 blocks of high-rise towers and 1 low-rise block.

Mutiara Damansara has proven itself to become a sought-after gold mine for investors and a highly sought-after real estate area within less than a decade. The area is well planned with almost every type of properties from retail malls to hypermarkets to entertainment mall to corporate offices to terraces and bungalow lots. Adding to the list, Boustead is currently busy with CurveNX (which will house Kidzania) and a hotel development. Other commercial developments in Mutiara Damansara include, Surian Tower, and The Curve.

The area is connected by 5 access routes that enable motorists to head over to Mutiara via Persiaran Surian, Damansara-Puchong Highway and Sprint Highway. However, due to massive commercial activities here, traffic congestion is quite a norm during rush hours. To resolve this matter, the developer is planning another route from the roundabout beside Ikea to access Damansara-Puchong Highway. Besides that, there are also plans to develop LRT line from Cheras to Kota Damansara, and passing through Mutiara Damansara.

Property Details

• Name: Nucleus (also known as Nucleus @ Mutiara Damansara)
• Address: Jalan PJU 7/2, 47800 Mutiara Damansara, Selangor
• Developer: Mutiara Rini (a subsidiary of Boustead)
• Completion Date: 2011
• Type: Mixed (Corporate offices, serviced apartments, SOHO and retail outlets)
• Tenure: Freehold
• of Storey: Up to 12
• of Bedrooms: Studio
• of Bathrooms: 1

Analysis

So far, the developer is very quiet about the launch of Nucleus even though the news has been the talk of the town since last year. Some investors claim that the service apartment and Soho will be launched at RM1,000 psf – based on Surian Residences launch price at RM600 psf, and its location which is within walking distance to Mutiara Damansara commercial hub and the proposed LRT factors.

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Surian Condominiums (also known as Surian Condominium) is a low density condominium development located in Mutiara Damansara enclave. It is developed by Boustead. It is easily accessible from Persiaran Surian that connects to Lebuhraya Damansara Puchong and also NKVE. Also, you can utilise Penchala Link which is just within short driving distance.

Surian Condominiums comprises of 376 units. Each unit consists of dual entrances, one for the main entrance while another for rubbish path et cetera. Each unit comes with 2 parking bays, side by side.

Mutiara Damansara enclave is mushroomed with plenty of commercial and shopping centers. It is the home to The Curve, IKEA, Tesco, IKANO, Cineleisure Damansara, Courts Megastore, Proton Platinum Showroom, Lexus showroom, and UAC’s head office. Therefore, from buying yourself a new car to buying groceries and household necessities, and from having a karaoke session with friends to watching movie at the cinema with your love ones, you can always have them all without leaving the enclave. Other housing developments in Mutiara Damansara include Reflection Residence, and Desa Mutiara.

Boustead Holdings is a diversified conglomerate, established since 1928. It ventures in six core business areas including plantation, heavy industries, property, finance and investment, trading, and manufacturing and services. In terms of property development, the company has developed Mutiara Rini in Skudai, Mutiara Hills in Semenyih, 183 Ampang and Taman Jernih. Besides Surian Condominiums, Boustead is the same developer for bungalows and semi-Ds in Mutiara Damansara, namely Mutiara Homes. Surian Condominiums is also considered one of the best places to stay in Mutiara Damansara.

Property Details

• Name: Surian Condominiums (also known as Surian Condominium)
• Address: Mutiara Damansara, Petaling Jaya, Selangor
• Developer: Boustead Holdings
• Completion Date: July 2007
• Type: Condominium
• Tenure: {Tenure}
• No. of Units: 376
• Land Area: 9.4 acres
• Maintenance Fee: RM0.25 psf
• Launch Price: RM250 psf (RM300,000 onwards

Facilities

• Covered parking
• 24-hour security
• Gymnasium
• Jogging track
• Playground
• Barbeque area
• Cafeteria
• Mini market
• Squash court
• Swimming pool
• Wading pool

Market Trends

Surian Condominiums, Mutiara Damansara Average For Sale Price

Analysis

Close proximity to the prime shopping centers makes Surian Condominiums very appealing. It is just within walking distance to The Curve, Cineleisure Damansara, Tesco, IKANO and IKEA. Without any doubt, you can live your life to the fullest without even having to leave the neighborhood.

One of the drawbacks of Surian Condominiums is it is situated right next to Persiaran Surian, which is the most important access and busiest road within Mutiara Damansara vicinity. It is the main road that connects Kota Damansara to the prime areas. The road handles thousands of cars every single minute.

Therefore, residents of Surian Condominiums that face the road will have to bear noise pollution from the vehicles that passing by. Not to mention that the noise is intolerable as there are loads of motorcycles from Kota Damansara residential commuting via the road every single day and even late night.

Upon completion, some claimed that the quality of workmanship was quite bad, and its finishing is sub-standard. Not only that, some added that leakages found, poor grouting work, and cement in toilet bowls.

Road accesses towards Surian Condominiums are pretty congested as well, no matter during weekdays or weekends. Persiaran Surian caters massive vehicles coming from Kota Damansara during working days and all over the Klang Valley during weekends that are coming to shopping hub. But, it is not a problem though as you can always opt to use Penchala Link.

Its closest competitor, Opal Damansara, would definitely not perform better than Surian Condominiums. Opal Damansara is just located less than 500 meters from each other. Opal Damansara is a 99-year leasehold, while Surian Condominiums is freehold. In terms of density, Surian Condominiums possesses 40 units per acre as it comprises of 376 units, while Opal Damansara posses 60 units per acre as it comprises of 248 units.

Investment wise, Surian Condominiums is much preferred as own stay than an investment. For such a high price tag, it is hard to gain good rental yield, as its target market are locals comprising of middle income earners. One should also compare to those condos in Mont Kiara or Sri Hartamas, which have proven to deliver good capital appreciation as well as rental yield. But if high-end condominium within Mutiara Damansara is really your cup of tea, Surian Condominiums is the best option available for you.

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