What's up guys? This today going to check out residency in Kongai Caillou. Wow, a long one. Let's go.
It was only about a year ago we were checking out 121 residence which is the one located next to GloX central. Okay, for those who don't understand where we are. We are now in between two main highways. One will be the LDP highway. The other one will be the one connecting to NKBE.
Okay. So technical address this is Cay or Cay to me it's Utama. It depends whether I want to sell or not. So this is seriously one street one street away from Panda Utama. There's one way that connects directly into LDP itself. The other way then you will go to the main mall of Pana Utama which is central point already.
And this address showcase the uniqueness of Malaysian land legislation. So here within this area is actually the mar as the Kong area where you will have a lot of Roma Roma Kong literally. And when you look at the drone shots around it's still Roma Roma Kong and it's meant to be like that.
So you will have ultradeveloped infrastructures on one side then on one side you still preserve the heritage of the natives. However this one across time when the economics of land starts to make more sense eventually most of them will be developed.
So that is 121 that we checked out before. This is the central by glow. This is Amanara residency which is just on a very small plot of land. And this is what I personally categorize as boutique development. I don't know how many units are there. I think it's only about 20 to 40 units only.
And this seems to be the typology for all the plots around here. A very small boutique scale. And as we say like here you will have highrises then next to you you will have kong huts like this. And with the status of Kong, unfortunately, infrastructure works will be a little bit behind the main cities.
So you will still see roads that are being super narrow yet you don't have proper governance on car parking. You will have electric cabling still flying across instead of them being underground. Right. Yeah. So these are the infrastructure setbacks but no worries.
So from the main road if regardless whether you come from which direction, right? This will be the entrance already. There's no gut house. There's no whatever. And this will be based on a RFID tag. This is a separate development all together. That's why you can see the barb wires. A bit harsh. But this is something that you need to leave with.
So now there will be grass crates because they lack of area for landscape compliance because every single development you will need about 10% for landscape to be surrendered. So they try to be creative with it because some authorities do consider this area as landscape.
After driving in, they will come down to the basement. I don't I think this is not a basement. This just a lower ground because it's actually naturally ventilated. You can see the van blocks of both sides. This will be the car park area and I think here in total there will be like 24 units only.
So each unit you will have two car parks in tandem and then you will have access to your unit via the lift.
Okay. Cement screening for flooring. Then before accessing the unit there will be this pit area where they kind of decorate it. I appreciate the effort. There will be a tactile just in case you need it. And it's on a raised platform. So there's a ram here where you need to move things upwards, right? It's still okay. But just that the leaf size a bit tight if you are going to move in very big furniturees.
So before we proceed we can see the steel handrails and the steel louvers. I don't know how will they stand against weather but for now it looks good.
Anyway, for all 20 units right, they are all duplexes meaning these two floors is one owner, one owner, two owner, three owner, four owner. Then there will be one tower this side, one tower this side. Okay, so it's pretty straightforward. And we will go and check out the facility in the center later. So by looking into the official website, this is called a duplex villa with leaf. In total, there’s only 24 units for the whole development. The lower unit will be 2,900 ft². The upper unit will be about 2,000 ft² as well. Three bedroom, three bathroom, one powder room and two car parks. And this is how they divide upper unit and uh lower unit. So lower unit will be the two floors at the bottom. For the upper unit, then it will be the two units above. And this will be the unit layout. When we come out from the leaf lobby, there’s only one leaf, right? Coming up, then this will be the living room. You have a randa dining area connected to the kitchen at the back. Then you will have a laundry room that’s connected to the staircase and a store room behind. From the living room, there will be a staircase going down. And when we go downstairs, it will be the master bedroom already. And you will have the two other bedrooms on the same floor.
Okay, let's go check it out. So coming into the unit, the clearance of the door is 917 mm. So it means it’s a 1 m door. But I wish they could have used a 2.4 m door instead of a 2.1. Okay. But coming in straight away, you will have your living, your dining, the kitchen will be behind. This will be the staircase going down. And this will be the balcony. So if you look at it, it is very wide in terms of surface area for the opening. So the whole thing will be light up. So the first impression to the space is really nice because the wall-to-wall width of the unit is 6 m and you combo that with a sitting height that is about 3.5 m. Along with the light from the facade, you will really see that is spacious.
Okay. In total 2,000 ft² about there, you’ll have 600 by 600 mm tiles. This will be the living space and the leaf core only takes up the front portion of the building. That’s why you have a lot of opportunities for more openings at the side. See? So here you have a very nice window strip here.
Anyway, for this leaseole property, the current selling price kind of starts from 1.5 million. And for this unit that’s furnished by the make guys, the asking rent for this is about 6,5 a month. If they really get 6.5 then in terms of investment is justified but I think this is more of a stay product actually to just look at the kitchen. This is a perfect six-seater table. It looks so small here and it’s connected to a basin and a bathroom here. So I like that they separate it out.
Anyway, this will be the powder room. No shower one. Full height wall tiles with uh connection to the facade. Then this will be the basin. And from the dining, this looks like a dry partition. Yeah. So I think this is actually added on by the designer team to kind of separate out the work area from the living areas. That’s why you can have cool designs like this to still remain visibility yet have a partition.
Anyway, this will be the yard space where you can put in your washer and dryer. A lot more space here. I think this can be easily the storage area. I’m going out. This will be the connection to I think is the fire escape and to the void area. So this is the leaf core that we just took to the main entrance. Right. And behind that I kind of enjoy that they didn’t attach the fire staircase along. So you will have more opportunities for opening at the site. And this will be a very good source of ventilation and daylight for the internal spaces because when the unit is long imagine both side all kind of open window right, kind of claustrophobic actually coming out from the dining area then this will be the kitchen area and there will be a drop here. I got tricked several times.
May I suggest a different tone of tiles in the future? Yeah, because technically I don't see the need to have a drop here, but ultimately the main concern is to control water in case it gets leaking, right? It will be contained. That's the whole intention. But anyway, I think this is added on. This will be work island. We can have a basin. These are what nice the makeover guys. Okay. So, you have the switches by Schneider. Cool. And this is the design intent as well. It's not fair once I work in the kitchen, right? I get isolated out from all the interaction, all the communication, right? That's why this hollow block here is useful. Let's go and check out the empty unit if we can to really determine whether to what level the partition should be because I think this one they kind of push the lines in a little bit more. But anyway, this is a very sizable kitchen just from the drop alone which is a diggated partition for the kitchen area. The width is to about 3 m 2.97 to be precise. So perfectly here you can put in a dual linear. You can even put in a work island to be your bakery center or whatsoever and still have more space on this side of the wall. This is so much space here. If budget is not transer easily you will have an island here and just look at the window size here. Wow. Okay. So they put the shading here because the sun has came back. That's very nice. But just imagine if you open the windows here and you open the windows right in front for the rea you will have cross ventilation. That's always good. Then this will be the small window for the hook and hop on this side. Very nice. Next to it then you will have a store room or you can actually accommodate into an m room and this will be the bathroom. So they are providing Toto WC branded for this one as well is also by Toto, full height walls. You will have your water point, a small window for ventilation here, and there's a power point there for your water heater if you want to install. But there's no bedroom here, so I don't think you will need it. But maybe if you want to add on rooms, I think you got a lot of space on. Then for the space behind, this is not really a very big balcony compared to the one in front, but it's a pretty sizable one. You can actually just stand out and have a smoke if you want to. Uh, then there are no tinting at all. I wish they were. And this will be the neighboring block which is almost similar typology. And if you want to makan mama some ro circle you can just walk out and go eat off. But one thing's for sure, luckily the building is designed in a way where here is all empty. If they were to just build up blocks and blocks here gone case because on the back there will be another plot like that as well. And coming back to the front before we go down, let's also check out the veranda. So for the louvers on your front versus the opposite one in terms of privacy, you really do get a lot and on a very hot sunny day. Now the verda is actually covered on all the units. So that's good. In terms of uh width, this is 740 mm and you are like all steel handrails. But if you ask me, is it really really that private? Uh you will have neighbors on this side and neighbors on the other side and the neighbors on the opposite. So you want to come here yam read books. Okay. You want to talk about business then it's not as appropriate unless you want everybody to hear it. But again I'm very impressed with the amount of glass that the developer is providing. And again the ceiling height is about 3.5 m or so. The size of the windows here are actually very very big. Anyway, from this side, you can already see all the commercial blocks on Banda Utama already, which is definitely going to be a very strong selling point. This location itself technically it's very very convenient to the future LRT tree to the commercial area of Manawutama. If you're working in all the audit firms there, all the IT firms there, right? Nob brainer.
And in comparison to the back, so you can see all the landed homes behind, those are easily 2 to 3 million already. You cannot get anything below that currently at this market. In terms of convenience, you get almost all the retail needs. If you just drive out a little bit more, you will get to all the big malls already. But one thing to highlight, guess what will happen to the land behind the empty land? Most likely, it is going to be the same setting like this one. Most likely. So if this project is a success, then the land owner will increase their price. Then the units will be more expensive and the whole thing will cascade like that. And not only from the back, actually from the side also, there's still a few plots more and most likely it's going to be the same.
Now let's go downstairs. And this is the disadvantage of a very high ceiling because you will have 3.5 m to cover the distance downwards is so long. Anyway, the width of this is about 904 mm. So if you want to move things downwards then you have to take that into consideration.
Okay. Coming downstairs then we will have access to three bedrooms here at the center. This will be a bathroom. I don't know why this bathroom door needs to be translucent but I guess that works. Going in this will be wow. You will have a vanity top full height, tiles. You will have a partition here, the shower screen, shower and WC is by Toto basin also by Toto. And this bathroom will be shared by two bedrooms here.
So let's check this one out first. So the width of the room from wall to wall is 2.78 m. The height is about 3.18 m. That's why it's very very spacious. And just look into the glass block here. What a retro usage of material. I love it. Instead of a full solid wall here, you still have windows and that overlooks to the other block. Yep. Here you can fit in a queen-siz bedside tables. You still have a lot of circulation space.
The whole lower floor is all using timber floorings. Then you have timber skirings as well. cuz I'm not too sure whether I don't know whether is it engineered timber or laminated but it feels like engineered but just something to highlight there will be a lot of uh things like this that applies to the ceiling height as well because this will be the kitchen side where they have a drop so it's also reflected in the ceiling on the upper floor. Why don't just conceal it? But this particular bedroom the ceiling is way lower, this is only 2.67 m. But if it's a bedroom, right, it's actually not too bad.
I just that when you compare to the other room one, why this one so short, but this one comes with a balcony at the back and you will have that window design up to the edge itself. The wall-to-all width for this unit is about 3.1 m. Slightly bigger than the one next door, but that one then you will have a higher ceiling height. So which one would you prefer with balcony but lower ceiling wider but then the other one higher ceiling height? I don't know but I just don't understand why the ceiling here is higher than this.
Anyway coming out then you will have a lot of this kind of angles and curves around. H maybe this can easily be camouflaged with cabinets and things like that but I do see a lot of these within the unit itself.
Anyway, master bedroom. Jen, Jen, Jen. Wow. Chant. Then coming into the master bedroom. This is nice. The length of it is 4.9 m. The width of it is about 4.2 m from the facade to this toilet wall. Yeah. As a result, you look at it, your king-size bed, and you still have so much circulation space. You can easily put in another bed and still have corridor space. That's how big it is.
But something to point out. Wait, let me open. So, what we can hear right now is the Friday prayers. But there's one right at the end of this particular road. Okay. So, that's just something to point out during Friday because ultimately here you still have a lot of Roma Roma Kong.
This street will be busy with people parking their cars. So if possible, just try to avoid it during the Friday prayers next to the bay area. This will be the master bath. And let's check the door again. Yeah, it's the same translucent door. Uh you have for him for her basin by Toto vanity top full high wall tiles with a shower screen. Very elaborated shower screen. So this will be your shower area. Shower is by Toto as well. Chante. That will be your WC bath by a window. Actually, there are still more space because you will have a very long staircase, right? So, this could have been a very nice storage area like your luggage bag, the kids bicycle after they don't want to use really or whatever. Right here, you can still put a lot of things. Alternatively, this could have been a built-in cabinet for storage. So you can actually just use up the space behind here.
H again, still more space next to the bed area there is I think this is the air con latch. Yeah. So this is an air con latch. The air con latch size is actually bigger than people's yard space. Anyway, the staircase is a steel staircase. Okay, so if you want a softer texture, you need to actually treat the staircase a little bit.
But now, let's go over to the empty unit. So, now we are in the empty unit, which is the unit that you're going to get if you buy. This will be the BB conditions. So here without the ID, you can really see a few things. The whole unit is actually connected from back to front. But after putting in the ID, the unit feels way bigger actually.
Okay, so that's part of the benefit of finishing. All the air points are all ready. And here we can really see the structural elements beam flying through. So the makeover guys did a good job in working around the restriction. And you can see there will be drops again for the facing or for the yard space.
And I finally figured out why the downstairs one bedroom have a lower ceiling height is below the toilet. Ah so you will need more clearance for the pipings and things like that. But on this side, this unit you get to have direct outfacing. So it depends which orientation you like.
I actually don't know like it's actually not bad but you will have all the motor sound and car sound if you are facing the front road. And here you can really see the kitchen wall tiles that is stretch all the way to the top. So in terms of material specifications, I think they're pretty genuine. And you can see shadow gaps for the walls. So the finishing is way tidier.
But I just don't like this drawer. Do you necessarily need a drop? Personally, I think we can work without the drop because you look at it, right? The floor trap is on the higher ground, which doesn't make sense. So, then coming downstairs, uh the master bedroom looks like this. Yeah, pretty much the same. Again, the ID really makes a difference. But really good job on the window. They are not cutting short on anything at all.
Here you will have the two bedrooms. This one with the blocks. This one without the blocks but lower ceiling height because the toilet is just above here. So fan point, lighting point, air con point, some more suda buggy. And uh this will be it. And here you can really see the windows are really stretched from the edge to the edge.
Okay, coming to what they call the ground floor. Actually, it's not ground floor but because the basement they cannot call basement. So, this is actually ground floor. Uh this will be the facility area. Not so much of a deck. uh you have the playground I think it's good enough but just that a little bit too close to the bench and with the sharp edges I don't think it's that friendly then one unit here is actually used as the gym, so you will have the glass panel, you will have glass roofing. I don't know whether do they manufacture glass or what their usage of glass are very extensive okay so here you will have some quartz finishes but that's nice here you have the rubber towels to prevent concussion on this side.
Then this will be the games room. Okay. And this will be where they hand over the units also. Okay. So it's a pretty small one because ultimately you are the dual units larger. So it's a very very small one. Most likely everybody will know anybody and after that two units being used as facility, the rest will all be units already. Just imagine you're coming back home. So this will be the leaf and when you go in then this will be your ground floor and second floor. So this is the lower floor type. Then just now the one we went is the upper floor type. We go up living room upstairs, going down to the private space. This one is open space, going up to the private space. So in the center that will all be the private space. But here I think there's a little bit more built up because of this ground floor randa here. If everybody just chill around here. Actually, pretty cozy, but we don't know what's going on on the adjacent plot yet. So coming out from the developments, uh we have uh shops, a row of them around here. There will be some restaurants, gold shop, vegetarian shop, pet shop, uh groceryer. No, I think it's a convenience stores only. And because of the level, there's even dedicated staircase actually. So, it's pretty sought out. And I guess that's all for now. It's now time for Sean steak tree on tree. The very first thing I like this is a very interesting alternative for housing in this very prime location. Okay. So now is a debate between I want to buy condo then it's about 400 over,000 right but then if I want to buy landed house tamp so it's going to be like a 1.8 8 to 2 million kind of thing for a link house around BU, right? So at that range, you will have a 1.5 million option where it's in between a landed and a high-rise. So it's like a transition. You move in here 6 years later, you upgrade, you upgrade finally to a landed maybe where the experience is also very unique because this is a boutique development all together. You get to enjoy the very low density in total 24 units only. Then most likely you will know every single neighbor. However, due to the very limited land size, you don't get that full experience of facilities that you always get for condos like the swimming pool, the extensive garden space for you to walk around, right? For Si, right? Si you have a very checkbox kind of fulfillment basis facilities only because this will work then for people who don't want facilities to begin with. But when it comes to the unit, personally, I really like the scale of things like the 6 m width, 3.5 m height. The rooms are big, windows are big, toilets are nice, material specification is solid. All those things that you used to pay attention in broches and things like that, right? It's all good. Basically, nothing much to complain about because it's pretty direct. So, there will be two configuration. one will be the lower floor, one will be the upper floor. Uh we visited the upper floor one because it's a bit not so popular. Everyone would prefer the lower floor one because it resemblance to a landed property. Right? So this one maybe a bit more modern one. You need to go downstairs to your bedroom. Then when you have people ground floor upstairs, your master bedroom will be affected. But then we'll talk about that later. But the last point I like ultimately is this brand new location. It's not so much brand new, but it's a lane that is really showcasing the expansion of Banana Utama. From that very mature township of Banana Utama, you have all the amenities that you need. Mall, offices, school, parks, shops, everything all there already. But next to that, you will have this Kong that is transforming as we are documenting right now.
along with the brand new catalyst of the train, you will have more highways, more MNC's all coming in. this one will go up because looking at the neighboring lot almost all units are occupied so I think this will be more of an own stay product rather than an investment one. but in terms of rental rates if it's really rented out at 6.5 I'll keep you guys updated then I think it's a very appealing project. However, the location also does come with its setback. That’s point number one.
In terms of micro sight elements, like the infrastructure level here will be a bit lower. Like you look into the roads, right? It’s very narrow and you will have the double parking syndrome here. Then you are ultimately still in a Kong setting. That's why you have a lot of Kong houses around and because of the narrow roads, congestion is easily happen as well. So the entire experience coming back home sometimes might not be as smooth because you will never know somebody who will block the road just for a quick stop to buy some things.
Okay, but all these eventually will change. If you look into the neighboring lots of land, sooner or later there will be a price. We are just waiting for the right price when they are converted into similar developments. And I am not surprised if the whole row including the land behind all be the same. But that also means competition within the same price range of 1.6 or 1.8. Can I get similar one? So it will be a competition of which duplex villa that you will like within this caillouara area already.
Ultimately, it really takes a local to really admire this location because ultimately everything is just one road away. Main band Utama Township one road away. You want to go to center point, one road away. Highway one road away. The new LD3 one road away actually.
Okay. But now if you look into the site itself, not as appealing. That’s why the price. But when everything changed, not this price anymore.
Lou, right? Then the second thing I don’t like will be the sight restrictions. Well, this is due to its sight condition like the immediate units next to the road, right? You will suffer from motor sound, car sound all the time because you are just too close to the main road already and it’s pretty open.
I know they put up a buffer of garden space already in between, but that’s the best they can go. They cannot go up more units in terms of heights. So this is really the best they can do. That's why I appreciate when they put the gym and the clubhouse on the area adjacent to the road instead.
So at least the buffer away, there will be one unit of buffer away to the outermost unit on the ground floor setting. If not, it will be very disturbing, very noisy the whole day. Part of that also will be the very weird entrance. Again, it wouldn’t make a lot of sense to put in a very grand entrance for just 24 units, right? So, they just mainly put in an RFID one should we come in.
Very limited visitor car park, very limited car park for the unit as well. You have two car parks in tandem only. Of course, I wish there will be more, but I don’t know how to squeeze out more because there’s seriously not enough space, not enough canvas.
Then within the unit itself, if you look into more details, right? Actually, there is a lot of fascinating design treatments, but it also comes with uncoordinated structural elements like you will have a lot of weird corners out of the blue. A bit wasted those kind of ages, those kind of spaces. But that's also because the structural elements is still the old school one because you don't need to really use sheer wall and things like that. That columns and beam design still work. That’s why you will have a lot of angle. You have a lot of beams spreading across the unit. No big deal if you're going to do ID about it.
So, you can just put it in between spaces and things like that. But I got to give it to them like the level of scale for the window panels, right? It’s awesome.
They are not cutting corners in terms of material specification, space and scale, and things like that. They are very genuine about it. However, due to the column and structural design, then you will have hiccups here and there. But I think that one can be addressed. That one if you give them a little bit more time during construction then they would have resolved it easily. And I guess that's all for this round. Uh, what do I think about it? I don't mind getting one actually at 1.5 million. If I get a bit more discount, 1.2 don't need to think twice; 1.5, let me think about it. Right. But it's a very cool alternative of housing— not landed, not high-rise but something in between. The main challenge here will be this particular setting itself. Not everybody can tolerate things like this within the street. Right opposite you keep seeing people illegally driving motorbikes without helmets and things like that. That’s the flavor of the site, but it's only the micro setting. If you go out then you will go back to main urban band (UTM). Okay. So if you're interested maybe you want to come and check out the show unit. And I guess that's all for today. If you really like this episode, like it, share it and even subscribe for more information like this. Until next time, this is Jean Dan. Ciao.