28 BLVD, Pandan Perdana, Ampang

  • Pavither
  • 3 February 2021

28 BLVD (short for boulevard) was launched in 2015, and it was developed by Beverly Group’s subsidiary, Best Boulevard Sdn Bhd, and Mapletree Investments Pte Ltd (a wholly owned subsidiary of Temasek Holdings Singapore).

The 11.07-acre mixed development is located at Pandan lakeside in the mature township of Pandan Perdana. The leasehold development has a gross development value (GDV) of about RM700 million. The lakeside development comprises office/home office (SOHO) units, and serviced apartments.

facade

The first 3 towers (out of 4) at 28 BLVD saw a take-up rate of 62% upon its launch. The developers are of the opinion that buyers were attracted to the premium location and the unbeatable price, as they could own a unit from as low as RM280,000.

Owners of 28 Boulevard have an approximately 200,000 sq ft of facilities and amenities including the magical Enchanted Trees, a 50m lap pool, starry-night pool, children’s play pool, 4-season themed gardens, gym, outdoor BBQ, lounges, and games room.

During the launch, the developer unveiled a newly installed water fountain in Pandan Lake, the upgraded public park, and children’s playground, for the Pandan Perdana community.

The improvement works were aimed at rejuvenating the estate and improving the surrounding community’s quality of life. The playground, adult fitness area and car park next to the lake were part of the upgrading works undertaken by the developer as phase 1 of a 3-phase improvement plan.

Apart from that, amenities near 28 BLVD include shopping malls, petrol stations, banks, shops, schools and colleges, and medical centres. This lakeside residence project, 28 Boulevard, was completed in 2019.

28 BLVD, at a glance

  • Located about 5.8km from KL city centre
  • 45-storey lakefront development
  • Land area of 11.07 acres
  • Mixed development: Retail and residential
  • Approximately 80,000 square feet of lifestyle retail space
  • 2 towers of serviced apartments
  • 2 towers of SOHOs
  • Studio, 2-bedroom, 3-bedroom, 4-bedroom and 5-bedroom units, and duplex units
  • Double-volume enclosed grand lobby with concierge services
  • Approximately 200,000 sq ft of private recreational facilities
  • Connecting retail podium
  • Lakefront promenade with a unique dining experience

There are several YouTube videos on Beverly Group’s YouTube page, showcasing the launch event, the making of 28 BLVD, and an overview of the development.

Owners of 28 Boulevard have an approximately 200,000 sq ft of facilities and amenities.

Address: 28, Jln Perdana 3/10, Pandan Perdana, 55300 Ampang, Selangor

Property Type: Mixed Development (SOHOs & Serviced Apartments)

Land Title: Commercial

Land Area: 11.07 acres

No. of Towers: 4

Total Units: 1,920 (636 serviced apartments &1,284 SOHOs)

Tenure: Leasehold

Year of Completion: 2019

Built-up Area: 450 sq ft – 1,744 sq ft

Facilities:

  • 50m pool
  • Infinity pool
  • Wading pool
  • Jacuzzi
  • Half basketball court
  • Rock climbing wall
  • Indoor gym
  • Outdoor gym
  • Barbeque area
  • Yoga & meditation garden
  • Children’s playground
  • Reading pavilion
  • Viewing lounge
  • Garden
  • Male changing room, female changing room & sauna room
  • Multi-purpose rooms
  • Games room
  • Movie room
  • Laundrette
  • Nursery
  • Business centre
  • Male surau
  • Female surau

Launch Price: From RM280,000

Maintenance Fee: RM0.30 psf

Project Details

28 BLVD consists of 4 blocks of 45-storey SOHOs and service apartments, with built-ups ranging  from 450 sq ft to 2,174 sq ft. There are a total of 1,920 units, with 18 types of layout. Buyers have the option of choosing from studio, 2-, 3-, 4-, 5-bedroom, dual-key or duplex units.

the building is designed in such a way that residents still get to enjoy their privacy.

These units will sit on a 9-storey car park podium, with more than 3,000 bays. The first 2 floors feature retail and F&B outlets.

The lakeside development houses:

  • 1,284 SOHO units with a built-up of 450 sq ft; launched at RM280,000 onwards
  • 636 units of 2- to 5-bedroom and duplex serviced apartments with built-ups between 678 sq ft and 2,174 sq ft; launched at RM400,000 onwards.

Each block has sky-viewing lounges on the 24th and 34th floors, facing either the lake or the KL skyline. The final tower was open for sale in 2017 and it was priced from RM330,000, with lucky draw gift voucher worth up to RM2,000. That phase includes the exclusive drop-off and lobby area, with units facing lakeside or the city skyline.

the building is designed in such a way that residents still get to enjoy their privacy.

The density is high, with approximately 14 units to a floor. However, the building is designed in such a way that residents still get to enjoy their privacy.

Towers

Unit Types

Launch Price

Tower A & D

·       Type A: 450 sq ft (studio)

·       Type A1: 450 sq ft (studio)

·       Type A2: 701 sq ft (2 bedrooms)

·       Type A3: 904 sq ft (2 bedrooms)

·       Type A4: 904 sq ft (2 bedrooms)

 

 

 

 

From RM280,000

Tower B & C

·       Type B: 678 sq ft (2 bedrooms)

·       Type B1: 743 sq ft (2 bedrooms)

·       Type B2: 775 sq ft (2 bedrooms, dual-key)

·       Type B3: 775 sq ft (2 bedrooms, dual-key)

·       Type C: 958 sq ft (3 bedrooms)

·       Type C1: 1,163 sq ft (3 bedrooms)

·       Type C2: 1,184 sq ft (3 bedrooms, dual-key)

·       Type D: 1,367 sq ft (4 bedrooms)

·       Type D1: 1,421 sq ft (4 bedrooms)

·       Type D2: 1,453 sq ft (4 bedrooms)

·       Type E: 1,744 sq ft (5 bedrooms)

·       Type E1: 1,744 sq ft (5 bedrooms)

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Location

28 BLVD is strategically located, with numerous amenities such as petrol stations, clinics, offices, banks, restaurants, and shop lots. In terms of accessibility, 28 BLVD is close to Middle Ring Road 2 (MRR2) which is connected to Jalan Cheras. The Pandan Jaya LRT station is the closest train station to the development.

the development promises the serenity of the Pandan Lake view and view of the city, including the Petronas Twin Towers.

Being just 6km away from the Kuala Lumpur city centre (KLCC), the development promises the serenity of the Pandan Lake view and view of the city, including the Petronas Twin Towers. 

The retail units on the development’s ground and first floors were not for sale to control the tenant mix.

Accessibility

  • Jalan Lingkaran Tengah 2
  • Jalan Pandan Indah
  • Jalan Cheras
  • Middle Ring Road 2 (MRR2)
  • Pandan Jaya LRT station
  • Maluri LRT Station
  • Maluri MRT Station
  • Taman Bt. Ria MRT station  

Education

  • Kolej University Poly-Tech MARA
  • SMK Seri Bintang Utara
  • SMK Pandan Indah
  • SK Pandan Perdana
  • SMK Jalan Cheras
  • German Malaysian Institute
  • Cybernetics International College of Technology

Medical Care

  • Pantai Cheras Medical Centre
  • Hospital Universiti Kebangsaan Malaysia
  • HSC Medical Centre
  • Prince Court Medical Centre

Shopping

  • 1 Shamelin Mall
  • Mid Point Shopping Centre
  • AEON Jusco Maluri
  • Viva Home
  • Tesco Ampang
  • IKEA Cheras
  • Pavilion Kuala Lumpur
  • Suria KLCC

Recreation

  • Taman Pudu Ulu
  • Taman Tasik Permaisuri
  • Royal Selangor Golf Club
  • Stadium Badminton Kuala Lumpur
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Analysis

Pandan Perdana is located at the border of Cheras and Ampang. It is a well-established area, that has been growing over the last 20 years or more.

the building is designed in such a way that residents still get to enjoy their privacy.

It is also surrounded by other mature neighbourhoods such as Kampung Cheras Baru, Taman Maluri, Pandan Jaya, Taman Kobena, Taman Pertama, Taman Maju Jaya, Taman Muda, Taman Kencana, Taman Putra, Taman Cheras Indah, Pandan Indah, Taman Bukit Ria, and Taman Shamelin Perkasa. Yes, there are lots of ‘taman’ around there.

As the population is rather dense, peak hour traffic jams are the norm. If one isn’t sure, it’s best to experience how bad (or not so bad) the actual traffic conditions are.

28 BLVD is developed by the Beverly Group, who also developed Marc Residence, a luxury condominium in KL city centre. So, there were high expectations from them.

However, a quick check found that there were several complaints about the quality of finishing, speed of defect management fixes, and the management themselves, on Facebook. Since 28 BLVD completed in 2019, you could visit and decide for yourself whether those concerns are still valid today.

From a quick search on PropertyGuru, 958 sq ft 3-bedroom units listed for sale range from RM630,000 to RM650,000. For rent, it is listed from RM2,500 to RM7,500 per month.

For units purchased at RM630,000, and rented out at RM2,500 per month, the gross rental yield would be 4.76% per annum.

Here’s a look at residential properties in Kuala Lumpur.

Project

Land Tenure

Property Type

Completion

Built-up

Approximate Launch Price

28 BLVD by Beverly Group

Leasehold

SOHOs & Serviced Apartments

2019

450 sq ft – 1,744 sq ft

From RM280,000

Cloud Tree @ Cheras by Zalam Group

Freehold

 

Condominium

 

2016

893 sq ft – 2,500 sq ft

From RM350,000

Maxim Residences @ Cheras KL by Meridian Maxim Sdn Bhd

Leasehold

 

Serviced Residence

2017

619 sq ft – 1,082 sq ft

From RM362,700

G Residence by Sin Heap Lee and Tan & Tan Development

Leasehold

Serviced Apartment

2015

1,410 sq ft – 3,315 sq ft

From RM857,000

Residensi Pandanmas 2 by Faber Vista Sdn Bhd

Leasehold

Apartment

2019

900 sq ft

RM300,000

Sentrio Suites by Hua Yang Group

Leasehold

Apartment

2017

570 sq ft – 1,230 sq ft

From RM428,400

Residensi Pandanmas by Faber Vista Sdn Bhd

Leasehold

Apartment

2017

850 sq ft & 900 sq ft

RM280,000

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Summary

28 BLVD is a leasehold development with commercial title, and the lease is expected to expire in 2100. Beverly Group’s other completed projects include Marc Residence (condominium) at Jalan Pinang (across the Petronas Twin Towers), and Lexa Residence (condominium) and Fera Residence (serviced residence) at The Quartz WM in Wangsa Maju.

Current projects include Equine Residence at Taman Equine (mixed development) in Seri Kembangan, and Henna Residence (condominium) on an exclusive estate at The Quartz WM.

indoor facility1

Here are some estimated loan figures for a 28 BLVD 958 sq ft unit priced at RM630,000.

  • LTV / margin of finance: 90%
  • Down payment (10%): RM63,000
  • Loan amount: RM567,000
  • Loan term: 35 years
  • Interest rate: 3.2%
  • Monthly repayment: RM2,246
  • Approximate required gross annual income: RM90,000*

Calculations are based on the PropertyGuru Home Loan Calculator, and PropertyGuru’s Home Loan Eligibility and Affordability Calculator.

To calculate Debt Service Ratio (DSR), do refer to the PropertyGuru Home Loan Pre-Approval tool. It is FREE to use and has a 99.9% accuracy, which helps in avoiding loan rejections.

* Assumptions: No other monthly debt obligations, and 30% of gross income will be used for the housing loan. As a rule of thumb, banks usually loan up to 30% of your gross annual income.

 

Keep browsing Malaysia’s largest property site for more project reviews.

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Eric Wong

Pavither

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