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Continue Reading ⋅ 30 January 2023
Maxim Citylights is designed as a modern mixed development in Sentul KL. Sentul is situated just 5km away from the city centre, and located between the matured areas of Titiwangsa and Segambut.
Maxim Citylights is built on 9.6 acres of commercial land, featuring both commercial and residential components. There is a 6-storey podium block with commercial/retail space that includes car park and facilities, and 6 blocks of serviced apartment.
Maxim Citylights is jointly developed by Maxim Holdings Sdn Bhd and Platinum Victory Group. This leasehold development enjoys access to major highways such as the Duta-Ulu Kelang Expressway (DUKE), Karak Highway, Middle Ring Road 2 (MRR2), Mahameru Highway, and Sentul Link. This connectivity paves the way for residents to get to Mont Kiara, Kuala Lumpur City Centre (KLCC), Bangsar, and Petaling Jaya between 10 and 20 minutes.
Address: Off Taman Pelangi, Sentul, 51000, Kuala Lumpur
Property Type: Service Apartment
Land Title: Commercial
Land Area: 9.6 acres
No. of Blocks: 6
Total Units: 1,338
Tenure: Leasehold
Developer’s Office: Maxim HQ, No. 2, Jalan Pelangi 18, Taman Pelangi, Sentul Pasar, 51100 Kuala Lumpur
Year of Completion: 201
Built-up Area: 856 sq ft – 2,347 sq ft
Facilities:
- Swimming pool
- Wading pool
- Gymnasium
- Sauna
- Multi-purpose hall
- Children’s playground
- Surau
- Covered parking space
Launch Price: From RM338,000
Launch Price Per Sq Ft: From RM394 psf
Maintenance Fee: RM0.25 psf
Project Details
The residential component at Maxim Citylights is a lifestyle serviced apartment consisting of 1,338 units across 6 towers. There are 7 different layouts to choose from and units sizes range from 856 sq ft to 2,347 sq ft. Each block is served by 3 lifts, and every unit is a corner unit.
Maxim Citylights provides family-and-health-focus facilities, including swimming and wading pools, children’s playground, gymnasium, launderette, mini market, multi-purpose hall, car wash area, surau, CCTVs, 24-hour security service, and card access.
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Unit Types |
Built-Up |
Launch Price |
|
Type A/A1 |
· 856 sq ft · 2 bedrooms · 2 bathrooms |
From RM338,000 |
|
Type B/B1 |
· 1,009 sq ft · 2 bedrooms · 2 bathrooms · 1 study room |
|
|
Type C/C1 |
· 943 sq ft · 2 bedrooms · 2 bathrooms |
|
|
Type D/D1 |
· 1,095 sq ft · 2 bedrooms · 2 bathrooms · 1 study room · Lanai |
|
|
Type E/E1 |
· 1,087 sq ft · 2 bedrooms · 2 bathrooms · Lanai |
|
|
Type F/F1 |
· 1,260 sq ft · 2 bedrooms · 2 bathrooms · 1 study room · Lanai |
|
| Type G/G1 |
· 2,347 sq ft · 4 bedrooms · 4 bathrooms · 2 lanais |
Location
Maxim Citylights is located at Jalan Sentul Pasar, and it is approximately 2km from the Sentul Timur LRT Station, and 3km from the Sentul LRT Station.
The serviced apartment also has easy access via the Duta-Ulu Kelang Express (DUKE), Sentul Link, Middle Ring Road 2 (MRR2), Jalan Gombak and Jalan Ipoh. This puts residents at just 15 minutes from the Kuala Lumpur city centre (KLCC) and Damansara.
For those who take the public transport, they can take the trains along the LRT and KTM Komuter Sentul lines. The closest KTM station is KTM Taman Wahyu and KTM Kampung Batu, followed by KTM Batu Caves, KTM Batu Kentomen, and KTM Sentul (which is close to Sentul East).
Maxim Citylights is close to various amenities and facilities, including the Kuala Lumpur Performing Arts Centre (KLPac), KL Festival City, StarParc Point Commercial Centre, Setapak Central Mall (preivously known as KL Festival City), Suria KLCC, and Mid Valley Megamall.
Schools near Maxim Citylights are Universiti Tunku Abdul Rahman (UTAR), Sentul Pasar Chinese Primary School, Batu Muda Secondary School, and PPR Batu Muda Primary School. As for hospitals that are within a 7km radius from Maxim Citylights, they are Sentul Medical Centre, Hospital Kuala Lumpur, Institut Jantung Negara (IJM) and Columbia Asia Hospital.
Maxim Citylights is also close to several rapidly developing areas including Gombak, Kepong, Batu Caves, and Selayang.
Accessibility
- Duta-Ulu Kelang Expressway (DUKE)
- Middle Ring Road 2 (MRR2)
- Duta-Ulu Kelang Express (DUKE), Sentul Link, Middle Ring Road 2 (MRR2), Jalan Gombak and Jalan Ipoh
- Sentul Timur LRT station
- Sentul LRT station
- KTM Taman Wahyu
- KTM Kampung Batu
- KTM Batu Caves
- KTM Batu Kentomen
- KTM Sentul
Education
- Universiti Tunku Abdul Rahman (UTAR)
- Sentul Pasar Chinese Primary School
- Batu Muda Secondary School
- PPR Batu Muda Primary School
- SRK Bandar Baru Sentul
- SMK Bandar Baru Sentul
- SK and SMK (L) Methodist Sentul
- SK Convent Sentul
- Wesley Methodist International School
- SJK (C) Sentul
- SMK La Salle Sentul
- SJK(C) Lai Chee
- SJK (C) Chi Man
- Chong Hwa Kuala Lumpur Independent High School
Medical Care
- Sentul Medical Centre
- Hospital Kuala Lumpur
- Institute Jantung Negara (IJN)
- Columbia Asia Hospital
- Lourdes Medical Centre
- Sentosa Medical Centre
- Hospital Pusrawi
Shopping
- Sunway Putra Mall
- Festival City Mall
- Quill City Mall
- Suria KLCC
- Pavilion Kuala Lumpur
- Low Yat Plaza
- Sungei Wang Plaza
- Setapak Central (preivously known as KL Festival City)
- Mid Valley Megamall
Recreation
- Titiwangsa Lake Gardens
- The Kuala Lumpur Performing Arts Centre (KLPAC)
- Sentul Raya Golf Club
- River of Life Project
- Stadium Titiwangsa
Analysis
Sentul is a matured municipality, directly adjacent to the heart of Kuala Lumpur city centre. It is also home to a large catchment of professional population, residential and commercial development.
The average price of high-rise residences in Sentul is expected to increase once the Sungai Buloh-Serdang-Putrajaya Mass Rapid Transit (SSP Line) is completed in 2023.
The sale price of a 1,009 sq ft unit listed on PropertyGuru in January 2021 is from RM345,000 to RM500,000. On the other hand, rent is between RM1,300 and RM1,800 per month.
So, if you purchase a unit priced at RM380,000, and rent it out at RM1,500 per month, the gross rental yield would be:
- RM1,500 x 12 = RM18,000 per annum rental income
- (RM18,000 / RM380,000) x 100 = 4,83% per annum
Formula: (12 months’ rent / Property price) x 100% = % rental yield
In general terms, a rental yield of 4% or more is considered good in Malaysia.
Here’s a glance at a few residential properties in Sentul.
|
Project |
Land Tenure |
Property Type |
Completion |
Built-up |
Approximate Launch Price |
|
Maxim Citylights by Maxim Holdings Sdn Bhd and Platinum Victory Group |
Leasehold |
Service Apartment |
2017 |
856 sq ft – 2,347 sq ft |
From RM338,000 |
|
One Maxim @ Sentul KL by Maxim Holdings Sdn Bhd |
Leasehold |
Apartment |
2020 |
650 sq ft – 844 sq ft
|
From RM320,000
|
|
The Fennel at Sentul East by YTL Land & Development Berhad |
Freehold |
Condominium |
2017 |
1,186 sq ft – 1,554 sq ft
|
From RM658,000 |
|
Bayu Sentul Condominium by Arus Embun Sdn Bhd |
Leasehold |
Condominium
|
2015 |
1,230 sq ft – 1,630 sq ft
|
From RM557,460
|
|
The Capers @ Sentul East by YTL Land & Development Berhad |
Freehold |
Condominium |
2015 |
695 sq ft – 1,567 sq ft |
From RM420,000 |
|
Sky Meridien @ Sentul East by SkyWorld |
Leasehold |
Serviced Apartment |
2021 |
581 sq ft – 1,318 sq ft |
From RM397,000 |
|
M Arisa by Mah Sing Group Bhd |
Freehold |
Serviced Residence |
2022 |
550 sq ft – 1,025 sq ft |
From RM299,000 |
|
MiNest Residence by MiNest Development |
Freehold |
Condominium |
2022 |
822 sq ft – 1,239 sq ft |
From RM299,000 |
|
Sentul Point Suite Apartments by UOA Group |
Freehold |
Serviced Apartment |
2020 |
700 sq ft – 1,001 sq ft |
From RM360,000 |
|
Rica Residence by Fajarbaru Properties Sdn Bhd |
Freehold |
Serviced Residences |
2021 |
657 sq ft – 1,238 sq ft |
From RM420,480 |
Summary
Sentul is one of the main town areas in Kuala Lumpur. It is also a township that is undergoing a metamorphosis old and new developments are being blurred at a steady pace. There are two major roads that service this area, which are Jalan Sentul and Jalan Ipoh.
These are the few projects developed by Maxim Holdings Sdn Bhd and Platinum Victory Group – Maxim Residences @ Cheras KL, One Maxim @Sentul KL, Pelangi Kondominium (Sentul), and Platinum Lake Condominium PV 20.
Here are some estimated loan figures for a unit at Maxim Citylights priced at RM380,000.
- LTV / margin of finance: 90%
- Down payment (10%): RM38,000
- Loan amount: RM342,000
- Loan term: 30 years
- Interest rate: 3.2%
- Monthly repayment: RM1,479
- Approximate required gross annual income: RM60,000*
These calculations are based on the PropertyGuru Home Loan Calculator, and PropertyGuru’s Home Loan Eligibility and Affordability Calculator.
If you’re interested in calculating Debt Service Ratio (DSR), you may refer to the PropertyGuru Home Loan Pre-Approval tool. It is FREE to use and helps you avoid loan rejections. It has a 99.9% accuracy so you can be sure of home loan approval!
* Assumptions: You have no other monthly debt obligations, and 30% of gross income will be spent on the housing loan. As a rule of thumb, banks usually loan up to 30% of your gross annual income.
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