Property Talk: A weekly column by S.C. Cheah
HAVE you heard of the latest sensation in USJ?
If you have not, head straight to USJ 1 where the Giant hypermarket and Chee Wen Chinese primary school are.
You will find a big two-storey guardhouse with a fountain in front and a sales office behind it. This is the site of the USJ1 Avenue, a trendy condominium with lots of interesting features.
Many people have been making a beeline for the sales office housing two show units since a barrier leading to the project was removed recently.
When I was interviewing USJ One Avenue Sdn Bhd (the developer) managing director Tong Seech Wi, a resident from a nearby apartment who wanted to buy a unit text messaged him.
Phase 1 (five acres) of the two-phase USJ 1 Avenue comprising two 19-storey blocks with a total of 448 units (224 units per block) was launched over the weekend.
About 60% of Block A that was pre-launched this February had been sold. Phase 2 (two acres) will have 146 units in a block and will be launched in six months.
The RM200mil project is the maiden property development project by MCT Homes Sdn Bhd (USJ One Avenue Sdn Bhd is its member company), an established builder-turned-developer. It has lined up winning features to capture the competitive condominium market in Subang Jaya-USJ.
It boasts “intelligent” features like a building automation system, PABX communications system (residents no longer need to pay monthly subscription for fixed telephone line), and E-community (every unit is broadband-ready).
From your unit, you can watch your children at the swimming pool area through online CCTV monitoring where CCTV cameras will be installed at every entry/exit boom gate, car parks, perimeter fence, staircases, lift lobbies, guardhouse, clubhouse lounge and various zones of the podium facility deck.
There are more attractive features like:
·Sky terrace where you can relax and have barbecue gatherings on four landscaped gardens on top of the towers.
·Spacious unit size. The smallest is Type A with 1,346 sq ft and priced from only RM257,000 (RM190 per sq ft). The biggest is Type C with 1,802 sq ft and priced at RM376,400. Type B with 1,773 sq ft will have three bedrooms + utility room + study room or lounge while Type C, will have 3+1 rooms but with a larger living room.
·It will have a futuristic roof with units having full-height windows.
·Transparent and spacious lifts to make lift riding more interesting.
·Comfortable lift lobby. All lift lobbies will be equipped with benches.
·Outdoor and indoor theatres.
·There will be big waterfalls, fountains and water canals at various parts of the building. At the podium level, there will be a 320-ft-long canal linking the lift lobbies of one block to another.
Phase 2 will have an impressive waterfall. A canal runs between the two phases that would be linked by three sky bridges.
·Lush greenery: Carpet grass for the podium facility deck. Phase 1’s deck will be 80,000 sq ft in size with facilities like an irregular-shaped swimming pool, surau, clubhouse, multi-purpose hall, and children’s playground.
·Three-tiered security system including fingerprint-recognition access inside buildings.
·Two car park bays per unit (total of 594 units x 2 bays= 1,188 bays plus 40% extra bays or another 236 bays for visitors).
I feel the top features are still the prime location (being a two to three minutes’ walk to the Chee Wen primary school) and three bathrooms instead of the normal two for every unit.
“If you have only two bathrooms, the children will have difficulty finding a bathroom in the morning as the parents will be using one bathroom while the maid will be using the other, probably spending an hour or so washing the clothes,” he said.
The company had “brainstormed” for the best product by getting feedback from various sources including house buyers. They found that people wanted bigger space.
“We are also giving away a free dryer for every unit so there is no excuse for the residents to hang out their clothes to dry. We don’t allow that,” he added.
MCT Homes Sdn Bhd executive director Danny Goh Meng Keong said there is a water filtration system to ensure clean drinking water.
“We have also reduced the phase 2 units form 180 units to 146 units to give 40% more bays for visitors,” said Goh, who has closely studied the USJ market trend. Both Goh and Tong hail from Sitiawan, Perak.
With all these features, it is no wonder that the developer is not opting for any guaranteed rental return; cash pay back scheme or other incentives (at least for the moment), as the product is already attractive.
Although this condominium is next to several medium-cost apartments on one side, there will be a landscaped “setback” to serve as a buffer.
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