Windsor Tower is a serviced apartment located beside Hartamas Shopping Centre and Plaza Damas, along Jalan Sri Hartamas 1. It is also located next door to Waldorf Tower, Mayfair and Puncak Prima.

Windsor Tower is a single 28-storey apartment block building which comprises a total of 446 units. Units available measuring from 500 sf to 1,735 sf. There are several facilities provided by the developer, which include swimming pool, gymnasiums, games room, business center, spa pool, sauna and squash court.

Living in Windsor Tower, residents can access plenty of amenities just besides the building. There are plenty of eateries spots including chic cafes and bars residing in Plaza Damas and Hartamas Shopping Center.

Not only that, Windsor Tower is also within short driving distance to Desa Sri Hartamas commercial center which packed by rows of clubs, bars, fancy restaurants and boutiques. There is also True Fitness located in Desa Sri Hartamas as well. The serviced apartment is also near to Wilayah Mosque as well as government complexes at Jalan Duta. Windsor Tower is also considered one of the best condos in Sri Hartamas.

There are numerous route options to get in and out from the area. One can opt for either Jalan Duta – Jalan Kuching or Sprint highway to get into Kuala Lumpur city. Besides that, from Jalan Duta, you can access PLUS highway to head north. From Sri Hartamas, going to the KL city consumes around 15 minutes and getting to Damansara Heights takes less than 10 minutes. You can also use Penchala Link which is just nearby to access Taman Tun Dr Ismail and Damansara.

Property Details

• Name: Windsor Tower
• Address: Jalan Sri Hartamas 1, 50480 Kuala Lumpur
• Developer: Mayland
• Completion Date: July 2007
• Type: Condominium
• Tenure: Freehold
• of Blocks: 1
• of Storey: 28
• of Units: 446
• Built-up: 500 – 1,735 sf
• Launch Price: RM429 psf
• Subsale Price: RM360,000 – RM1,250,000
• Rental: RM1,200 – RM4,500

Layouts

• Type A (1,210 sf)
• Type B (500 sf)
• Type C (1,230 sf)
• Type D (1,220 sf)

Facilities

• Swimming pool
• Wading pool
• Jacuzzi
• Spa pool
• Sauna
• Squash court
• Activity room
• Gymnasium
• Snooker room
• Movie room
• Aerobics and dancing room
• Music and karaoke room
• Nursery
• Cafeteria
• Aquatic garden
• Children playground
• Barbecue pit
• Business center
• I-Zone School
• Broadband internet access
• 24-hour security with CCTV
• Smart Card Access System

Market Trends

Analysis

Windsor Tower is another development from the infamous developer, Malaysia Land Properties, also known as Mayland. The company has been accused at almost each of its development for bad workmanship as well as low quality material used. Among the worst property done by Mayland is Sri Putramas I condominium which passer-by can evidence the crack on the building as well as cheap paint used.

There are many problems associated with Mayland in terms of quality and business ethics including from bad workmanship, cheap material used to slow handover. Among projects done by the Mayland are Parkview, Maytower, Mayfair, Dorchester, Menara Hartamas, Hartamas Shopping Center, Hartamas Superlink, and Prima Regency in Johor Bahru.

As for Windsor Tower, the owners claimed that they have to wait no less than 4 years before they received their keys. The apartment is set to be completed on October 2007, but it was handed to owners in the end of 2008, and still with scrappy work. Not only that, the owners also found that there are several defects on the unit. They also claimed that the quality of repair works is also low and not properly done. This also happened to previous Mayland projects, such as Sri Putramas I.

Besides that, Taylor’s College Sri Hartamas Campus was just open below the apartment which will contribute to traffic and parking congestion. Even though these students are likely to be potential tenants for Windsor Tower, most people foresee the students only will create chaotic in the area as well as push the rent down. By logic, these students would opt for Puncak Prima condominium than this expensive Windsor Tower, which is way too expensive for students.

Apart from the price escalation of Windsor in a short term period, its occupancy rate is still very low. It is reportedly to be about 30% in terms of occupancy rate for the mean time. Perhaps, the escalation of price is due to the speculation. If you are thinking to own or rent a unit, perhaps you should take a good look on this as well as other Mayland properties.

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The Signature is a boutique development located on a freehold land at the heart of vibrant Sri Hartamas near established commercial hubs such as Mont Kiara and Damansara Heights.

The Signature comprises of 2 blocks; Block A is a 11-storey tall building which houses SOHO units while Block B is a 9-storey tall building comprising of service suites. There are a total of 336 units, of which 216 units are SOHO units while the remaining 120 units are made out of service suites.

There are a wide variety of layouts available with built-up sizes ranging from 421 sf to 1,014 sf which typically comes with either 1 or 2 bedrooms. One car park bay is provided for single bedroom units while 2 bedroom units will have 2 car park bay allotted.

Residents of The Signature are able to enjoy a wide array of facilities conveniently located within minutes from their doorsteps. Basically all sorts of entertainments, amenities as well as eateries can be obtained within a short drive.

The thriving Plaza Mont Kiara is an ideal location to acquire necessities as it is practically just around the corner. For more options, residents will have the option to head over to either one of the thriving commercial hubs within the vicinity.

The advantageous location of The Signature provides families students with a peace of mind as Mont Kiara has several prestigious schools such as Garden International School and MK International School. Other condominiums in Sri Hartamas include Chelsea, and Matahari .

Traveling to and fro The Signature can be a breeze as it is serviced by a multitude of highways such as Penchala Link and Duke highway. Public transportation can be found within a short drive away such as Hentian Duta and KTM Segambut. The Signature is also considered one of the best condos in Sri Hartamas.

Property Details

• Name: The Signature
• Address: Desa Sri Hartamas, Mont Kiara, 50480 Kuala Lumpur
• Developer: Kiara Seleksi Sdn Bhd
• Completion Date: End 2014
• Type: Mixed Development
• Tenure: Freehold
• of Blocks: 2
• of Storey
  • Block A: 11
  • Block B: 9
• of Units: 336
  • Block A: 216
  • Block B: 120
• of Bedrooms: 1 & 2
• of Bathrooms: 1 & 2
• Land Area: 61,688 sf
• Built-up: 421 – 1,014 sf
• Maintenance Fee: Estimated RM0.50 psf
• Launch Price: From RM418,550

Layouts

• Type A-a1 (446 sf) (1 Room)
• Type A-a2 (446 sf) (1 Room)
• Type A-b1 (421 sf) (1 Room)
• Type A-b2 (421 sf) (1 Room)
• Type A-c1 (435 sf) (1 Room)
• Type A-c2 (435 sf) (1 Room)
• Type A-d (560 sf) (1 Room)
• Type A-e (515 sf) (1 Room)
• Type A-f (616 sf) (2 Room)
• Type A-g (700 sf) (2 Room)
• Type A-h1 (435 sf) (1 Room)
• Type A-h2 (717 sf) (2 Room)
• Type A-j1 (485 sf) (1 Room)
• Type A-j2 (485 sf) (1 Room)
• Type A-k (575 sf) (1 Room)
• Type A-m (1,014 sf) (2 Room)
• Type A-n (985 sf) (2 Room)

Facilities

• Swimming pool
• Multipurpose room
• Changing room
• Security control room
• Management office
• Laundrette
• Gym
• Business centre
• Covered parking
• 24-hour security

Analysis

Considering its strategic location amongst established and thriving commercial hubs, The Signature may very well be an ideal investment opportunity or even as personal stay. Traveling to and fro KL city centre is a breeze for the residents minus the hectic hustle and bustle.

It is designed with the needs of the uprising urban professionals in mind. Every aspect of The Signature has a touch of passion and quality. The contemporary architecture is further complimented by the premium finishing inside every unit.

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Turnberry Villas (also known as East Residence) is an exclusive contemporary and modern courtyard link villas within a gated and guarded community in Sri Hartamas. Adding to that, it is located within Kuala Lumpur Golf & Country Club (KLGCC) in Bukit Kiara and overlooking the 12th fairway.

There are 3 types of residences available in Turnberry Villas, which differ in terms of size and location. Among its unique features is its private basement garage for each unit, which all vehicles are directed to the basement garage via a ramp. Because of this concept, there is no vehicle can be seen above ground – making the landscaped gardens the only sight with the golf course as its backdrop.

Nestled within elite neighborhood of Bukit Kiara, residents of Turnberry Villas enjoy a vast array of amenities surrounding it – and most of them are of top class. Just minutes of walking away, one can reach Bukit Kiara Equestrian & Country Resort, Juara Stadium and Sime Darby Convention Centre. With the sports facilities available, golf enthusiast will definitely enjoy hitting the green at his own backyard; Kuala Lumpur Golf Course, which is designed by the renowned Robin Nelson and Rodney Wright. Other housing developments in Sri Hartamas include  Taman Sri Hartamas and Bukit Kiara Residences .

Adding to that, Turnberry Villas is mere minutes away from shopping and leisure destinations, such as Plaza Damas, The Curve, Ikea, Bangsar Shopping Centre (BSC), Hartamas Shopping Centre and Mid Valley Megamall. Furthermore, there are numerous fashion stores, fancy bars and fine dining restaurant, and fast food outlets sprawling around Sri Hartamas, Mont Kiara and Bangsar – which are just about 5 minutes of driving. Accessibility wise, residents here are served by Sprint Highway, Federal Highway, Damansara-Puchong Highway (LDP) and New Klang Valley Expressway (NKVE).

Property Details

• Name: Turnberry Villas (also known as East Residence)
• Address: Jalan Bukit Kiara 1, Bukit Kiara, 60000 Kuala Lumpur
• Developer: Sime Darby Property
• Completion Date: 2011
• Type: Link villas
• Tenure: Leasehold
• No. of Storey: 3
• No. of Units: 120
• Maintenance Fee: About RM0.40 psf
• Launch Price: From RM800 psf
• Subsale Price: From RM4,000,000

Facilities

• Clubhouse
• Golf course with free golf club membership
• Landscaped garden
• Water features
• Playground

Analysis

The price of each row at Turnberry Villas differs from one to another. The most preferable row is the one facing the golf course, which is sold for RM1,000 psf, while the next 2 rows are sold for about RM820 and RM800 psf respectively. Each owner of a residence in Turnberry Villas is given a free golf membership to KLGCC worth approximately RM250,000.

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Waldorf Tower is a serviced apartment located at the heart of Plaza Damas, next to its sibling Windsor Tower, in Sri Hartamas enclave. It comprises a single 28-storey tower block consisting of 228 apartment units, which mostly are studio units. It is suitable for expatriates, executives and students.

Same as plenty of Sri Hartamas residential and commercial development projects, Waldorf Tower is another development by Mayland Group. The group has developed numerous developments which mostly located in Sri Hartamas and few in Kuala Lumpur city centre and Johor Bahru. Some projects completed are Hartamas Shopping Centre, Mayfair, Dorchester, Menara Hartamas, Parkview, Maytower and Prima Regency.

Being adjacent to Plaza Damas and Hartamas Shopping Center, one can expect plenty of amenities within short walking distance. From mamak to fine dining, hair salon to manicure center; all can be reach in a short while. If keeping on healthy lifestyle is your thing, you can join as a member at True Fitness which located in Desa Sri Hartamas. If golf is your stuff, pack your golfing gear, and take a short drive to KLGCC, KGPA, Tropicana Golf and Country Resort and Sri Selangor Golf Club, and hit some balls with friends and colleagues.

Going places is among the reasons why people love to stay in Sri Hartamas, in spite of its posh postcode address. There are quite a number of main roads and highways accessible from the area. Right from the entrance, you can choose either utilizing Jalan Duta or Sprint highway to get to the city center. Plus, it is also convenient to commute to Damansara area as motorist can opt for Penchala Link or Sprint highway.

Property Details

• Name: Waldorf Tower
• Address: Jalan Sri Hartamas 1, 50480 Kuala Lumpur
• Developer: Mayland
• Completion Date: September 2008
• Type: Serviced Residence
• Tenure: {Tenure}
• No. of Blocks: 1
• No. of Storey: 28
• No. of Units: 228
• Built-up: 480 – 3,569 sf
• Subsale Price: {Price Range}
• Rental: {Rental Range}

Layouts

• Type P1 (3,569 sf) (Penthouse)
• Type A1 (1,710 sf)
• Type B1 (1,460 sf)
• Type E (1,130 sf)
• Type F (1,000 sf)
• Type G (680 sf)
• Type H (480 sf)

Facilities

• Swimming pool
• Wading pool
• Jacuzzi
• Pool deck
• Grotto
• Spa pool
• Sauna
• Squash court
• Activity room
• Gymnasium
• Snooker room
• Movie room
• Aerobics and dancing room
• Music and karaoke room
• Nursery
• Cafeteria
• Aquatic garden
• Children playground
• Barbecue pit
• Business center
• I-Zone School
• Broadband internet access
• 24-hour security with CCTV
• Smart Card Access System

Analysis

Waldorf Tower is another development from the infamous developer, Malaysia Land Properties, also known as Mayland. The company has been accused at almost each of its development for bad workmanship as well as low quality material used. Among the worst property done by Mayland is Sri Putramas I condominium which passer-by can evidence the crack on the building as well as cheap paint used. There are many problems associated with Mayland in terms of quality and business ethics including from bad workmanship, cheap material used to slow handover.

Just like its sibling Windsor Tower, Waldorf Tower was completed later than its estimated completion date, which supposedly on July 2007. It is reportedly being handed to owners in September of 2008. Not only that, the quality is low as well. For example, its lift was broke down at the end of 2008, and unrepaired for several days due to slow action by the management. Not a surprise either. Plus, some owners claimed that they got slow follow up for complaints made.

The traffic congestion is quite bad in the vicinity. Since the traffic lights at the junction of Jalan Sri Hartamas 1 and Desa Sri Hartamas were installed, motorists have to get through though congestion, especially during peak hours. Motorists are forced to stuck in the yellow box as the traffic is heavy towards Desa Sri Hartamas due to the second traffic light does not turn green until about 90 seconds after the first traffic light.

Looking at the trend nowadays, studio units are getting well-received due to lower cost and most residents prefer to live as couple. Most investors gain handsome rental yield but not much capital appreciation for studio unit. Buying a studio unit in Waldorf Tower would be a good investment. However, there is uncertainty on how long the rental rate of studio apartment is sustainable, as there are loads of competitions in near future including VERVE Suites, Tiffani Kiara, Solaris Dutamas and Plaza Damas 3. At current time, there are several residential offering studio units including Mayfair and Dorchester.

As the country is currently hit by the economic crisis, most people and analyst are skeptical about property market in the future. Most said that high-end residential will be badly hit. But there is some potential that investing in Sri Hartamas will benefit its investor due to a number of reasons including Istana Negara being built nearby, and numerous commercial developments such as Plaza Damas 3, One Mont Kiara, Solaris Mont Kiara, Solaris Dutamas, One Mont Kiara, and Glomac Galleria. With more offices built, it will surely bring in more residents into Sri Hartamas enclave to live close to their office.

Looking at the traded price of Waldorf Tower, one can notice that there is quite a gap between selling price offered by the owners in their advertisements. This is due to lower floor units are sold at bargain price, as they possess the view of Plaza Damas shop lots and air-conditioning, or high-tension cable view which is across the road.

Buying a unit at Waldorf Tower can be good and bad. It fulfills the first three property requirements “Location, location and location!”. It is near to commercial center, college and located in a prime area. The only concerns arise are how the investment would turn out in several more years if it is badly maintained by the developer, like their other properties and affects of numerous new residential within the small Sri Hartamas enclave.

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Sunway Palazzio is an award winning development by Sunway City Berhad located in Sri Hartamas enclave. It is the 1st high rise residential development in Malaysia to be awarded BCA Green Mark Gold Award.

Also, the property was crowned as the winner in the category of Best High Rise Residential Development in Malaysia in the 2009 Asia Pacific Property Awards which sponsored by CNBC Television. Sunway Palazzio comprises 2 tower blocks that house a total of 160 units. There are 3 to 5 units per floor on Level 2 until 19. There are 4 basement floors for car park. Facilities and lobby are located on the ground floor and the infinity pool deck is located at the highest floor. The development is scheduled to be completed in April 2010.

The first launch of Sunway Palazzio was held in Singapore in April 2007. It was priced at RM846 psf, with the smallest unit tagged at RM2.1 million. The price has set a new benchmark for Mont Kiara and Sri Hartamas vicinity. The developer claimed that they managed to sell 30% from the total units in Tower 1 during the launch in Singapore.

Besides Singapore, the developer also marketed Sunway Palazzio in Hong Kong and Indonesia as well. The developer offered two package options to initial buyers, the first package is a deferment plan, which initial buyers only need to pay 20% for down payment and nothing else until handover, and another is rental guarantee, which the developer promised 7% gross ROI for the first 2 years for 30 selected units.

Nestled in suburban enclave of Sri Hartamas, plenty of amenities are reachable within mere minutes from the residential. Sunway Palazzio is just 3 minutes away from Hartamas Shopping Centre and Plaza Damas, 5 minutes away from Plaza Mont Kiara and less than 10 minutes away from Solaris Mont Kiara. Other condominiums in Sri Hartamas include Hartamas Regency 2, and The Signature .

In addition, Sunway Palazzio is also mere minutes away from Mont Kiara International School, Garden International School, French International School and SMK Sri Hartamas. For recreational activities, there are Kuala Lumpur Golf and Country Club, Royal Selangor Club and Bukit Kiara Equestrian Club. In addition, the condominium is also minutes of walking distance from Hartamas Park. Sunway Palazzio is also considered one of the best condos in Sri Hartamas.

Property Details

• Name: Sunway Palazzio
• Address: Jalan Sri Hartamas 1, Sri Hartamas, 50480 Kuala Lumpur
• Developer: Sunway City Bhd (a subsidiary of the Sunway Group)
• Completion Date: April 2010
• Type: Condominium
• No. of Blocks: 2
• No. of Storey: 40
• No. of Units: 160
• Built-up: 2,507 – 5,327 sf
• Maintenance Fee: RM0.40 psf (inclusive sinking fund of RM0.04 psf)
• Launch Price: From RM846 psf
• Subsale Price: {Price Range}
• Rental: {Rental Range}

Facilities

• Dual-level infinity pools (including a 40m pool)
• Lounge
• BBQ area
• Poolside function area
• Multipurpose hall and management office
• Fitness centre
• Gymnasium
• Surau
• Male and female changing rooms
• Sauna room
• Sun deck
• Child care centre / nursery room and children’s play area
• Landscaped garden
• Water features and reflective pool
• Children’s and spa pool
• Driver’s room and car washing area
• Storage compartment at car park level for each unit
• Concierge services
• Housekeeping services
• Pick-up laundry / laundry room
• 24-hour security with CCTV, card access system, A/V intercom and CMS linked to guardhouse

Layouts

• Type A & F – 3,336 sf
• Type B & E – 2,819 sf
• Type C & D – 2,507 sf
• Type G – 5,327 sf
• Type J & K – 4,240 sf
• Type L & M – 3,691 sf
• Penthouse (6 units) 8,000 – 10,000 sf

Market Trends

Sunway Palazzio, Sri Hartamas Average For Sale Price

Analysis

Sunway City, also known as SunCity, is one of the biggest names in Malaysia property development industry. The company has been ranked as the country’s top property developer by The Edge for six consecutive years. Besides property development, the company also ventures in property investment, leisure and entertainment, hospitality and healthcare.

The prestigious Green Mark certification is given based on five criteria, which are energy efficiency, water efficiency, reduction on potential environmental impact, improvement on indoor environment quality and protection, and utilization of innovative environmental technologies.

One of the drawbacks of Sunway Palazzio is its close proximity to the high tension power cable. There have been several studies that link radiation hazard from the cable to cause cancer, migraine and brain tumour to name a few. But the developer has cleverly designed all units to face the hilly sides with greenery and bungalows views.

Even though Sunway Palazzio received great response from investors and buyers during initial launches, but in the end most units were not sold. In 2008, SunCity sold the second tower to Radiant Splendour, a local Bumiputera firm, for a total of RM219 million, at around RM750 psf. And until to this date, there are still numerous units available for sale.

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Plaza Damas is a mixed development commercial center in Sri Hartamas. This freehold development was developed by Mayland, one of the more established developers in the Klang Valley. It consists of retail shops, offices and 4 serviced apartment towers, which are named Dorchester, Mayfair, Waldorf Tower and Windsor Tower.

At the heart of the Plaza Damas commercial center is the Hartamas Shopping Centre that houses over 70 eateries and a whopping 200 retail stores within its premises. With big names like TGIF, Starbucks and Pasta Zanmai, Plaza Damas caters more towards the mid to high income group and the Japanese and Korean community who live within the Sri Hartamas and Mont Kiara areas.

Recently, the Taylor’s Education Group has also set up their campus within Plaza Damas to cater to students from surrounding areas of Bangsar, Damansara Heights, Hartamas and Kenny Hills. With the opening of this new campus, the visitor mix in Plaza Damas has been greatly diversified. Immediately surrounding Plaza Damas are the new Royal Palace which is to be the residence of the Yang Dipertuan Agong of Malaysia and the Kenny Heights exclusive private town villas and the new Plaza Damas 3 development.

With its strategic location, Plaza Damas provides quick access to some of the major highways within the Klang Valley and is easily accessible through the SPRINT highway, Penchala Link,Kerinchi Link, the NKVE, Jalan Duta and Jalan Kuching. From its location, the IKANO Power Centre, Galeria Hartamas, IKEA, The Curve, Cineleisure and Damansara Perdana area is a mere 5 minute drive via the Penchala Link while the Phileo Damansara Business Center which is home to the offices of The Star Group and Siemens, is only a 10 minute drive away.

Property Details

• Name: Plaza Damas
• Address: Jalan Sri Hartamas, 50480 Kuala Lumpur
• Developer: Mayland
• Type: Office & Retail
• Tenure: {Tenure}
• Built up: 800 – 3,200 sf
• Subsale Price: {Price Range}
• Rental: {Rental Range}

Facilities

• Business center
• Restaurants
• Gym
• Swimming pools
• Clubhouse

Analysis

Plaza Damas in an unpolished gem in the property market. With a number of high end developments in the progress around its vicinity and the soon to be completed National Palace. The key value of this commercial property is the value the development has brought to the affluent neighborhood of Sri Hartamas which now has easier access to retail and F&B; outlets without having to venture into the congested Hartamas Commercial Centre.

With the opening of the Taylor’s University College branch in Plaza Damas, there has been an increase in demand for rental of apartment units available within the development and providing owners with a consistent pool of potential tenants. For those who choose to reside within Plaza Damas, the choices are almost limitless, with choices of apartment types ranging from studio apartments to 4 bedroom units.

The Plaza Damas commercial center is definitely one of the properties to keep an eye out for if you are in the market for an apartment or commercial property. The value of the commercial properties within the Plaza Damas commercial center has also seen steady growth since the project was initially launched. Initially coined as the playground for the rich, within Plaza Damas you will find Beauty Saloons, Spas, designer furniture, clinic and more which are frequently visited by the affluent.

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Menara Hartamas is a low density freehold condominium located in Sri Hartamas, a sought after address in Kuala Lumpur. It is another property development by Mayland. It comprises of a 10-storey tower condominium block that consists of 136 condominium units. Each unit comes with 3 to 5 bedrooms and 2 to 5 bathrooms. Built-ups start from 1,560 to 3,250 sf.

Menara Hartamas is located strategically within walking distance to Hartamas Shopping Center and SK Seri Hartamas. There are numerous commercial activities within short distance, as Plaza Damas is also located within short walking distance, as well as the new Plaza Damas 3. Being located besides the “Global Village” Mont Kiara, expatriate occupants can send their kids to numerous international schools in the vicinity namely Garden International School, Sri Cempaka International School and Mont Kiara International School within short driving distance. Plus, Menara Hartamas is also nearby Taylor’s College. Menara Hartamas is also considered one of the best condos in Sri Hartamas.

There are plenty of road and highway accesses available within Sri Hartamas. For instance, one can utilize its direct access to Jalan Duta to reach Jalan Kuching and head to the city center. Also, one can use PLUS highway to head north via Jalan Duta. Alternatively, SPRINT highway is also adjacent to Sri Hartamas that leads to Damansara Heights, Bangsar and Damansara. Furthermore, it is also nearby Penchala Link, Duke Highway and Kerinchi Link.

Property Details

• Name: Menara Hartamas
• Address: Jalan Sri Hartamas 3, Sri Hartamas, 50480 Kuala Lumpur
• Developer: Mayland
• Type: Condominium
• Tenure: {Tenure}
• No. of Blocks: 1
• No. of Storey: 10
• No. of Units: 136
• Built-up: 1,560 – 3,250 sf
• Maintenance Fee: RM0.25 psf
• Subsale Price: {Price Range}
• Rental: {Rental Range}

Facilities

• Swimming pool
• Sauna
• Gymnasium
• Tennis court
• Jacuzzi
• Squash court
• 24-hour security

Market Trends

Menara Hartamas, Sri Hartamas Average For Sale Price

Analysis

Mayland is the developer for most developments from residential to commercial centers in Sri Hartamas enclave. The company is originated from Hong Kong and have developed a handful of developments such as Hartamas Shopping Center, Hartamas Superlink, Dorchester, Mayfair, Windsor Tower, Waldorf Tower, Maytower, Parkview, and Prima Regency in Johor Bahru.

Mayland is one of the infamous developers in the country. The company has delivered a number of bad workmanship and low quality developments, and also bad maintenance as well. One of the worst Mayland’s developments is Sri Putramas I, which was delivered late to its owners with cracked on walls, loads of defects and cheap quality paint. Most of Mayland’s properties are associated with depreciation in value, but Menara Hartamas is an exception together with Mayfair and Dorchester.

There used to be security issues in Menara Hartamas, but none reported lately. In 2006, there were 4 burglary cases reported within 1 and a half month periods. Even after the incidents, the residents claimed that the management did not improve the security. Even with lacks of security measures and bad maintenance, residents are required to pay about RM0.25 psf per month for its maintenance fee which is quite high. The security issue has now been resolved, and remains a good place for investment with the coming of new development next door, the palace view and also the new high end condo Sunway Palazzio.

In terms of capital appreciation, the price of Menara Hartamas has appreciated approximately 5.35% per annum since 2003 to 2008. Similar to its rental yield, it has appreciated approximately at 5.34% per annum within the same period. But the price staggered within the same price range around RM400 psf. Investment wise, there is still high possibility for capital appreciation due to high demands for residential in Sri Hartamas, as well as it will enjoy good view of the whole new Istana Negara, which is currently under development.

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Mayfair is another studio serviced apartment located within Plaza Damas vicinity. It was developed by the infamous Mayland, a developer based in Hong Kong that has also developed numerous developments medium to high end residential, as well as commercial developments. Its residential projects include Dorchester, Sri Putramas I, and Waldorf Tower. It is also the same developer for Sri Hartamas Shopping Center.

Mayfair is one of the favorites residential for expatriates and long-term business persons. Most residents take advantage of its positioning in Plaza Damas vicinity which residents can walk to office. Not only that, it is also a great residential for Taylor’s student as the college is just located within short walking distance. Not only that, residents are catered with numerous amenities available as Sri Hartamas Shopping Center offers several options of eateries as well as housing fashion boutiques, health and beauty products, electronic stores, lifestyle sores and supermarket. Other condominiums in Sri Hartamas include Chelsea and The Signature .

There are several route options to access Sri Hartamas. It is linked to the city center and Damansara Heights via Jalan Duta and Sprint highway. Also, you can utilize Penchala Link to access Bandar Utama, Taman Tun Dr Ismail and Damansara. You should expect about 15 minutes to reach the city center and about 10 minutes to reach Damansara Heights. PLUS highway is also not far away, and the highway can lead motorists to the north region. Mayfair is also considered one of the best condos in Sri Hartamas.

Property Details

• Name: Mayfair
• Address: Jalan Sri Hartamas 1, 50480 Kuala Lumpur
• Developer: Mayland
• Completion Date: March 2003
• Type: Serviced Residence
• No. of Blocks: 1
• No. of Units: 265
• Maintenance Fee: RM0.30 psf
• Built-up: 410 – 870 sf

Facilities

• Gymnasium
• Swimming pool
• 24-hour security
• Children’s entertainment

Analysis

Mayland is well-known for its bad workmanship for most of its developments but these exclude Mayfair. It is well-built and was delivered on-time. Perhaps, this is due to its location within exclusive enclave of Sri Hartamas and located adjacent to Sri Hartamas Shopping Center which is another project developed by Mayland.

Most of Mayfair unit does not come with any designated parking space as the option depends on the initial owner. The alternative available for residents is to park their car in Sri Hartamas Shopping Center or Plaza Damas. The surrounding area of Mayfair is busy and crowded during daytime, due to the commercial activities at Plaza Damas, as well as being too close to Hartamas Shopping Center. The situation is worsened during weekends. But you will find it peaceful on the night time.

Mayfair is a good investment option for you as it offers among the best rental yield in town which is around 8%. Nowadays, there are huge demands for studios. The demands are not only for Mayfair and other Sri Hartamas studios, but for studios in other areas too. For example, Amcorp Mall and Maytower enjoys up to 9% of rental yields.

For the mean time, studio and 1-room apartment are niche market, yet to be discovered and commercialized by developers. In a number of years, there will be a number of studios and 1-room apartment will hit the Sri Hartamas and Mont Kiara studio market that includes VERVE Suites, Tiffani Kiara, Solaris Dutamas and Plaza Damas 3. With additional supplies of studios, it is unlikely for owners to enjoy much rental yield like before.

Take note that even there will be high competition of studios in the area, each has slightly different target segment depending on its size, as Mayfair and Dorchester cater to singles due to its very small studio units ranging from 400 to 600 sf, and VERVE Suites and One Kiara cater singles and newly married couples being measure from 600 to 800 sf. Mayfair was priced RM400 psf back then in 2006, and now priced at RM500 psf. Its price tends to move similar to Dorchester as both feature similar designs and facilities as well as located within Plaza Damas vicinity.

Investing in Mayfair is a good decision during today’s hard time. It is proven to deliver high rental yield and most initial and secondary market investors have enjoy the profit gained from their investment. Even though the transacted price has escalated very high, but there is still some room for its price to hike due to higher price are tagged on new studio developments in the area. But don’t expect much on this, as increase in supplies would definitely affect the price negatively as potential buyers will prefer newly developed ones to get the fresh feel.

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Dorchester is a studio service apartment residential located in Sri Hartamas enclave and developed by infamous Mayland. The apartment is located right above Sri Hartamas Shopping Center within Plaza Damas vicinity.

Source of amenities is one of the main reasons why residents choose Dorchester, as they can get almost anything by just getting down the lift. Sri Hartamas Shopping Center caters a wide range of eateries from local cuisine to Japanese and Italian foods. Not only that, it houses fashion boutiques, health and beauty products, electronic stores, lifestyle sores and supermarket. Also, within a short driving distance, one can reach renowned Desa Sri Hartamas and chill out with friends and colleagues at plenty of bars, clubs and restaurants there. Dorchester is also considered one of the best condos in Sri Hartamas.

Being in Sri Hartamas enclave, one can either utilize Jalan Duta or Sprint highway to access the city center. It only requires about 15 minutes reaching the city center. Besides that, it is also convenient to travel to other prime areas such as Damansara Heights and Bandar Utama via Sprint highway and Penchala Link respectively. Also, one can use PLUS highway from Jalan Duta to head north region of the country.

Property Details

• Name: Dorchester
• Address: Jalan Sri Hartamas 1, 50480 Kuala Lumpur
• Developer: Mayland
• Completion Date: March 2003
• Type: Serviced Residence
• Tenure: {Tenure}
• No. of Blocks: 1
• No. of Units: 300
• Built-up: 400 – 700 sf
• Maintenance Fee: RM0.25 psf
• Launch Price: RM230 psf
• Subsale Price: {Price Range}
• Rental: {Rental Range}

Facilities

• Barbecue area
• Swimming pool
• Cafeteria
• Covered parking
• Mini market
• Salon
• 24-hour security

Analysis

Mayland is a Hong Kong based developer that well-known for its numerous developments located in Sri Hartamas vicinity. These include Menara Hartamas, Hartamas Shopping Cenre, Hartamas Superlink @ Sri Hartamas, Park View @ KLCC, Maytower and Prima Regency in Johor Bahru.

Even though Mayland is claimed to be dishonest and badly reputable for its numerous developments, there are a number of successful projects developed as well. Dorchester is one of them, as well as Menara Hartamas, Puncak Prima, and Mayfair, which are all close to each other. These properties recorded good capital appreciation as well as rental yield. It is well maintained as well, unlike its medium-end projects such as Sri Putramas I that suffer bad workmanship and material quality, and bad management.

Most Dorchester investors are smiling for the high rental gained from their investment. The demands are still good as well. An owner claimed that he received 3 calls per week to view a unit from Internet advertising. The owner rented the unit out to a Singaporean for RM2,000 (short-term), and it was later sold at RM175,000. This scenario is due to lower investment cost, as well as lower rental, being forked out by these executives, students and professionals who prefer to live alone or just a couple.

Residing in Sri Hartamas, congestion would be a big issue here. Considering 2,130 units for service apartments from Dorchester, Mayfair, Waldorf and Windsor located within the small plot, together with numerous commercial centers and Taylor’s College within the small enclave, no wonder the traffic congestion is bad during peak hours. Most motorists claimed that the traffic lights at the junction of Jalan Sri Hartamas 1 and Desa Sri Hartamas made the congestion worse.

Also, take note that units at Dorchester do not come with any designated parking space. Thus, one is required to park at the shopping center. Not a problem really, but one might find it stressful if getting back home from a lousy weekend and cannot find a parking space after wandering in the mall’s parking lot after several minutes.

Another concern is whether the demand for studio apartment will be sufficient enough to fulfill the huge number of studio apartment supplies in the area. If the demand is sufficient, can the investors gain much rental yield like they currently enjoy? Studio apartment competitions in near future include VERVE Suites, Tiffani Kiara, Solaris Dutamas and Plaza Damas 3.

Dorchester is a great investment for any of us. If you are a first timer in real estate investment, this is a good investment option for you. It requires low investment cost, and you can expect high rental yield, about 7%. Even if the market is hit by the economic recession, the rental rate should not deteriorate much.

Unlike studios in Mont Kiara, most Dorchester’s residents are local being hot-shot executives, professionals and students. It is finely located in exclusive Sri Hartamas enclave, well workmanship, on top of shopping mall, requires low investment cost, and high rental yields.

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Galeria Hartamas (also known as Glomac Galleria) is a commercial shop-office development nestled in the established Sri Hartamas. The project is sited in the famous Desa Sri Hartamas commercial enclave and just next to Sri Hartamas fire station.

It can be easily spotted at the Sri Hartamas-Sprint Highway junction. Galeria Hartamas comprises of a large 4-storey commercial centre with a 32-feet wide walkway (also known as the Galeria) at the centre. Each unit comes with a built-up size of 5,300 sf and features dual frontage.

The building offers many facilities such as 1 lift for 2 units, 24 hour security, close circuit cameras, and over 200 parking bays. There are a number of amenities located nearby such as restaurants. However Galeria Hartamas itself could be host to many amenities with the probability of other units being ideal for banks, food and beverages, and even showrooms. Plaza Damas which hosts Hartamas Shopping centre is also within the vicinity. Other commercial developments in Sri Hartamas include Menara Hartamas and Plaza Damas .

Galeria Hartamas can be accessed via Sprint Highway. Besides that, it is within mere minutes to Damansara-Puchong Highway, New Klang Valley Expressway (NKVE) and Duta-Ulu Kelang Expressway (DUKE). These highways will be useful for traveling and as a landmark, as this highway is frequently used and people will find it easy to locate the development via these routes.

Property Details

• Name: Galeria Hartamas (also known as Glomac Galleria)
• Address: Desa Sri Hartamas, Sri Hartamas, Kuala Lumpur
• Type: Shop-Office
• Tenure: {Tenure}
• No. of Storey: 4
• Built-up: 1,677 – 5,300 sf
• Subsale Price: {Price Range}
• Rental: {Rental Range}

Facilities

• 1 elevator for every 2 units
• 24 hour security
• CCTV surveillance
• Over 200 parking bays

Analysis

Galeria Hartamas has special features of its own, that would attract future buyers. The building has a 32-feet wide walkway which gives the impression of a mini mall. This makes the building ideal for many types of businesses, ranging from banking to showrooms.

The Desa Hartamas – Mont Kiara residential and commercial district is definitely a large one. With luxurious condominiums nearby, the building should have something special that cater to people with exclusive taste. Without this, Galeria Hartamas would not be able to compete, as stiff competition nearby might prove too much as Plaza Damas which hosts the Hartamas Shopping Centre is close by.

Galeria Hartamas has the potential to bring back glory days of Sri Hartamas as the trendiest and most happening area of the Klang Valley. It is definitely suitable for chic F&B; outlets, bars and fancy restaurants.

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