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Continue Reading ⋅ 30 January 2023
Riana Dutamas is a mixed development set on a 16-acre freehold land along Jalan Segambut, specifically located at Pintasan Segambut.
The whole project will consist of six blocks of serviced residences, office spaces and retail outlets to give a breath of fresh air to the old Segambut township.
Riana Dutamas is accessible via the DUKE Highway, Jalan Kuching, through Mon’t Kiara and is just about 15 minutes away from Kuala Lumpur city centre.
Developed by IJM Land and its partner FCW Holdings Bhd via 368 Segambut, Riana Dutamas is slated to be launched in 2016. Proposed project components will include a mix of serviced residences, small office versatile office (SOVO) and retail outlets.
The Riana Dutamas would be spread over four parcels of land measuring 671,334 sq ft that is valued at RM188million.
Unfortunately, it is not yet the right time to disclose all the details of the project here as the developer has cautioned that the details are still under review.
However, rest is assured that Riana Dutamas will soon be developed and many enquiries have flooded in ever since its webpage was made public.
Riana Dutamas is set to be an affordable housing project to quell the demands of first-time home-buyers and middle-income group and for those who yearn to live next to affluent neighbourhoods like Mont’ Kiara, Dutamas and nearby government headquarters.
Project title : Riana Dutamas
Developer : 368 Segambut (JV company between IJM Land & FCW Holdings Bhd)
Location : Jalan Segambut, Segambut
Launch date : TBC (Estimated 2016)
Land area : 16 acres
Land tenure : Freehold
Parcel 1 & 2 : Serviced residences
Parcel 3 & 4 : Mix of serviced residences, SOVO and Retail
Levels and number of units for sale: TBC
Number of blocks : 6 blocks
Pools available : TBC
Number of elevators : TBC
Price range : Above RM400K, yet within affordable price range
Maintenance fees : TBC 2015
Expected year of completion : Not specified
Other successful projects undertaken by FCW Holdings are as follows :
Riana Green, Tropicana
Riana Green East, Wangsa Maju
Seri Riana Residence, Wangsa Maju
Image from Riana Dutamas official website
Project Details
It must be a curious case for those who want to know why the developer had marketed Riana Dutamas as possibly making it more appealing as part of the more affluent neighbourhoods of the North and Mon’t Kiara when it is already good enough as it is. It could possibly lead to some even believing that it is potentially a North Kiara development. At most the project is at the far end of Kiara, past the other side of the railway tracks of Segambut KTM station and seated along Jalan Segambut. Riana Dutamas is in fact at the border of Segambut and North Kiara.
On the sunny side up, IJM Land is known as one of Malaysia’s premier property developers. It has earned recognitions, both locally and internationally.
Some of its successful and upcoming developments that have been the talk of town include Seremban 2 township, Pantai Sentral Park, the Light Waterfront Penang and Shah Alam 2, just to name a few.
On the project details regarding the floorplans and specifications, we had been unable to obtain much from the Riana Dutamas Sales Gallery, as of yet. And they had said ‘state-of-the-art lifestyle facilities can be expected of Riana Dutamas’. We shall give them the benefit of the doubt, shan’t we?
The least we know was that a 1-bedroom between 650sf to 850 sf would come with a free carpark whereas for the bigger units at 1,100 sf of 2-3 bedrooms, two carparks will be provided.
Even the exhibit had been undisclosed to us due to the fact that they would only be launching Riana Dutamas next year.
From what we heard, Riana Dutamas is quite ambitious in it that it aspires to emulate some futuristic facades that are fused with some classic design concept. Yet, no finalisation has been reached.
Riana Dutamas’ main concerns would be to accommodate the need for quality and affordable housing through more practical designs. Hence, the market rate for 650-1100sf at more than RM400K, around the areas of Kuala Lumpur should be justified.
Location
The highlight for Riana Dutamas is that it is a freehold development along Jalan Segambut which will soon be connected briefly to Mont’ Kiara via the construction of a new road (Jalan Segambut > Jalan Kiara 4) that would bring the residents to Plaza Mont’ Kiara, 1 Mont’ Kiara and Kiara 163 in one direction.
Soon, there will be another Duta-Ulu Kelang Expressway (DUKE Phase 2) which will connect people from North Kiara to Sg Buloh and Kepong and towards the northern part of Selangor.
The development of DUKE 2 which cost RM1.2 billion began in 2013 and will entail the construction of an elevated highway that will complement the existing DUKE.
Image source : The Edge Property
The DUKE Phase 2 aims to provide alternative routes for commuters travelling to and from the city centre (Jalan Tun Razak) and the northwestern catchments (Rawang, Sg Buloh, etc).
It will also alleviate the existing traffic congestion at the two new entry/ exit points leading into and from DUKE as well as relieve traffic congestions along major city roads/ highways.
Riana Dutamas, being close to the city centre and set within the old Segambut neighbourhood amidst prime locations will enjoy the best of both worlds.
Some of the surrounding locations:
Retail (Hypermarket, retail, shopping)
– Solaris Mont’ Kiara 3.8km
– Publika @ Solaris Dutamas 3.6km
– Hartamas Shopping Center 5.5km
– Putra Shopping Mall 6 km
– KLCC 9.0km
Public transportation
– KTM Connection (Segambut Station opposite Riana Dutamas) 1 minute walking distance
– Proposed MRT connectivity @ KL Metropolis 3.1km
Convention Centre
Malaysia External Trade Development Corporation (MATRADE), the national trade promotion agency of Malaysia 3.1km
International schools
– Le Lycee Francais French International School @ Jalan Dutamas Raya
– Mont’Kiara International School@ Jalan Kiara, MK
– Garden International School @ Jalan Kiara 3, MK
Getting to KLIA :
By car via DUKE (shortest distance) 71 km (Approx. 1 hour)
By train : KTM > KL Sentral > ERL (Approx. 2 hours)
These locations provide a healthy demand for living spaces which the Riana Dutamas would be able to provide at an affordable price. Buyers of Riana Dutamas could come from the target markets being young professionals, first-time homebuyers and even investors that come from all over the country as well as the Mont’ Kiara and Dutamas areas.
Looking at the brighter side of Riana Dutamas’ offers
As for now, the Jalan Segambut teeming with industrial activities but the ultimate win should be in the fact that it is located beside the more prominent Mont’ Kiara thus in the position to enjoy a good vibe of vibrancy and dynamism from the several prime locations surrounding it.
Regardless, we can always look at the brighter side of things and credit the thoughts that have been put into the designs of new developments. That, efforts have been put in to ensure that the city’s landscape would be spruced up to look more appealing to the eye and new developments undertaken by developers these days have taken into account the need for more contemporary and lifestyle-focused township developments.
In addition, this has also been reflected in the surge in property launches making property investing in Malaysia so attractive and Riana Dutamas looks like another such development with a high yield of return in the future.
Segambut
Segambut is a sub-district and a parliamentary constituency in Kuala Lumpur, Malaysia. From the high-end condominiums of Mont Kiara and Sri Kiara to the middle-class areas of Taman Sri Segambut and Bandar Manjalara, and the rural areas of Segambut Dalam and Kampung Sungai Penchala, the Segambut constituency has a diverse population base. (Based on source : Wikipedia)
KL Metropolis
The KL Metropolis was launched on October 25th, 2011.
Conceptualised as a 21st century business district and poised to be one of Malaysia’s most important cities, the KL Metropolis (which was supposed to be completed in 2014) will comprise of exhibition space, office buildings, luxury condominiums, boutique hotels, museum, art complexes and a specialist healthcare precinct along with shopping, dining and entertainment outlets.
The distance of Riana Dutamas to this metropolis is barely 4km away, and thus its residents in the future will be residing at a decent location from all the activities and stand to enjoy the benefits resulting from the growing population from these future developments.
They will have the choice of staying nearer to their future work location being Mont’ Kiara, Dutamas or the Metropolis areas.
In addition there is a river stream that separates the project from North Kiara and the KTM station.
On the day of the location survey, it had been pouring rather heavily and the river was flowing strongly from the heavy downpour.
Cemetery across from the railway line
On the downside, whether this information is going to make some buyers think twice or not, we figure it should also be in our review as potential buyers deserve to know the kind of environment that they are putting their money into.
There is a cemetery across the railway line from the Segambut KTM station, but is only visible for units facing Mont’ Kiara.
Understandably, having a residential project near to cemeteries would be the achilles’ heel in spite of its overall strengths. No one likes the idea of living at home where it is near to the resting place of the dead, but as we can see from the location photo above, rest be assured that the distance of the cemetery from Riana Dutamas Residences is quite far apart.
Hence, it shouldn’t be a problem at all.
Analysis
One of the unique selling points that makes Riana Dutamas stand out is in its pricing aspect. We are in the impression that the price for this mixed development would be within affordable means.
It is targeted towards the young and discerning professionals at executive levels and not so much for the higher-income group. There are already enough properties for these high-income market at Mont’ Kiara, KL and Damansara areas.
Based on some market research obtained, we have been able to ascertain some similar developments that offer almost the same amenities which the Riana Dutamas is offering. Albeit, not from the same location.
| Project title | Tenure/Land Title | Built-up size (sq. ft) | Number of units | Price range |
| Riana Dutamas | Freehold | 650 sf -1,100sf | Unspecified, to be revealed upon launch in 2016 | RM500K onwards |
| The Suria, North Kiara (by UOA Development Berhad) | Freehold, mixed development, on commercial- titled land | 713sf – 850sf | 175 units (low density) | RM513K onwards |
| Kepong 5 a.k.a Kepong Square | Freehold, mixed development, Commercial-titled land | 815sf – 1,205sf | 2,512 units | RM500K onwards |
The above are mixed developments from North Kiara and Kepong carrying commercial-titled lands and are also freehold projects.
The Suria, North Kiara project is of low density whereby one tower of five storeys would be allocated for serviced suites on top of the 2-storey shoplots. The Plaza carries 55 strata retail lots at the Ground and Mezannine floor.
The Suria is also known as the Kiara 5.
As of July 2015, all units have been sold out.
As for Kepong 5, there are 3 residences towers, 5-level lifestyle retail mall and shop offices with about 2,512 units going for sale. Here, the size of the units are bigger than those by Suria and Riana Dutamas and are going at the average price of almost RM570psf.
The Kepong 5 was open for sale in July 2015 and is expected to be completed in 2018.
Buyers are smart and are quick to seize the opportunity whenever property industry is kind to them and this is testament to their savviness when it comes to good bargains in the market.
Riana Dutamas’ price in a location close to affluent neighbourhood
With an attractive pricing befitting the young generation of home owners, Riana Dutamas will be a prime investment that will be profited by the transformation of Segambut in the future.
Even so, they will stand to cash in on the dawning of the KL Metropolis and the fact that it is near to Mont’ Kiara and Kuala Lumpur. Riana Dutamas offers that kind of accessibility at half the price of the higher market range.
It all depends on the location and the personal preferences for the types of units on offer. Sometimes, it is no longer about the attractions nor is it about the packages developers could think of to entice buyers, but very much depending on the prices the property market, especially now.
In fact, for this price that you pay for the smallest 1-bedroom unit in Riana Dutamas@Segambut, you get a landed property in Rawang, but you will be 10 minutes away from the city centre with a closer view of the iconic Petronas twin tower, minus the traffic congestion.
It certainly looks like there is bound to be a huge potential for value appreciation in the years to come.
Summary
As the forefront of the Segambut redevelopment, Riana Dutamas is set to herald a new transformation for the already bustling town, bringing in a development that will be the catalyst of change in the surrounding area.
The towering residences will be home to the young and affluent working professionals; an address for those who will see their value appreciated through time, and an avenue for those who seek conveniences within a stone’s throw away.
Since news got out about Riana Dutamas mid this year, it had sparked a healthy amount of online discussion among property enthusiasts, especially at Low Yat Forum. There is also a surge in the registration on its official homepage to obtain news on Riana Dutamas.
These registrations come from young professionals of 25 years onwards and young families.
They believe that Riana Dutamas would be able to offer them a home with a reasonable price.
There will also be more future developments coming up along this stretch of Jalan Segambut, but whether the price would remain the same 2 months, 3 months or a few years from now, is left to be seen.
Do anticipate the launch of Riana Dutamas by 2016!
