• Pavither
  • 1 April 2021

Amara Service Residences, also known as Amara Boulevard and Service Residences, is an integrated development with residential and commercial components. It was marketed as a development that is poised to be the new landmark in Baru Caves. The project promotes convenient city living, within a relaxing and peaceful ambience.

Amara Service Residences is built across 3.18 acres of freehold land, with a total of 744 units (696 serviced apartments units, and 48 retail shop lot units). Residents and tenants can take advantage of good accessibility due to its proximity to the Kuala Lumpur city centre (KLCC). 

The development is developed by Jaya Megah Development, a subsidiary of Shayher Group of Companies, and it was completed at the end of 2014. The launch price for the apartment units was about RM200 per sq ft, while it was about RM250 per sq ft for the retail lots.

Amara Service Residences is built across 3.18 acres of freehold land, with a total of 744 units (696 serviced apartments units, and 48 retail shop lot units).

Address: Jalan Raintree Utama, 68100 Batu Caves, Selangor

Developer: Jaya Megah Development (Shayher Group of Companies)

Property Type: Mixed development

Land Area: 3.18 acres

Land Title: Commercial

No. of Blocks: 1

No. of Storeys: 23

Total Units: 744

  • Serviced apartment: 696
  • Retail shops: 48

Tenure: Freehold

Year of Completion: 2014

Built-up Area: 829 sq ft – 1,983 sq ft

Facilities:

  • Sky gymnasium
  • Sky karaoke rooms
  • Sky terrace with seating pavilion
  • Sky therapeutic yoga zone
  • Line dancing & tai chi area
  • Sky garden
  • Sky dining (with functional pantry)
  • Sky lounge
  • Sky alfresco barbeque area
  • Sky viewing deck
  • Double-volume grand sky function room with banquet hall
  • Individual meeting / tuition rooms
  • Functional pantry kitchen area
  • Infinity swimming pool
  • Therapeutic spa & water cannons & mushroom waterfall
  • Landscape garden
  • Herbs garden
  • Mini golf putting green
  • Alfresco barbeque & picnic area
  • Foot reflexology path
  • Gazebos
  • Seating cabanas
  • Indoor-Outdoor Lounge Area
  • Surau
  • Sauna
  • Visitors’ lounge
  • Car wash bay
  • Multi-tier security

Launch Price: From RM219,800

Launch Price Per Sq Ft:

  • Serviced apartment: About RM200 per sq ft
  • Retail shops: About RM250 per sq ft

Maintenance Fee: RM0.18 per sq ft

Project Details

Amara Serviced Residences has 696 units, while Amara Boulevard consists of 48 retail shop units. The residences offer a long list of resort-inspired facilities (refer to the Introduction section above!).

It includes a sky garden and lounge on the 23rd floor, and that also means that residents get to enjoy panoramic views of the Kuala Lumpur city skyline and the surrounding majestic hills.

Amara Serviced Residences’ built-up ranges from 829 sq ft to 1,983 sq ft, with 3 bedrooms, and 2 to 3 bathrooms.

Coupled with the retail lots, Amara Service Residences offers residents convenient living in a self-contained environment.

Amara Serviced Residences’ built-up ranges from 829 sq ft to 1,983 sq ft, with 3 bedrooms, and 2 to 3 bathrooms. The duplex units are great for those who prefer the master bedroom to be separate from the living area, as that provides more privacy.

Units were priced between RM219,800 to RM670,000, with 1 to 3 car parks per unit. There are also more than 1,600 parking lots, which are covered by CCTV surveillance, and guard patrols.

Amara Boulevard features a modern façade, and it enjoys high traffic visibility, with functional spaces within shop lots. The development has a large catchment area, with over 10,000 residents within a small radius from Amara Service Residences.

Amara Serviced Residences’ built-up ranges from 829 sq ft to 1,983 sq ft, with 3 bedrooms, and 2 to 3 bathrooms.

They are mainly from Taman Raintree and Taman Laksamana. Additionally, Amara Boulevard will benefit from over 150,000 residents from established townships of Batu Caves, Gombak, Selayang, Kepong, and Kuala Lumpur. The retail units come with a large built-up of 1,082 sq ft onwards with an attractive price starting from RM275,000.

At its launch, the developer offered an early bird package for both Amara Boulevard and Service Residences, while bumiputras were eligible for a 10% discount.

Components

Built-Up

Launch Price

Amara Serviced Residence

·       829 sq ft – 1,983 sq ft

·       3 bedrooms

·       2 – 3 bathrooms

·       Duplex units available

·       1 to 3 car parks per unit

RM219,800 to RM670,000

Amara Boulevard

·       From 1,082 sq ft

 

From RM275,000

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Location

Amara Boulevard and Service Residences is situated at the fringe of the Kuala Lumpur city centre, and close to major roads and highways. These include the Middle Ring Road 2 (MRR2), Duta-Ulu Kelang Highway (DUKE), KL-Karak Highway, and Jalan Ipoh.

Therefore, it’ll only take about 15 minutes to reach the city centre. Those relying on public transport, can get to the adjacent Batu Caves KTM station (about 100m away), or use the RapidKL buses to get around.

Residents can enjoy panaromic views of Batu Caves from here.

Amara Boulevard and Service Residences is surrounded by many amenities, thanks to surrounding mature townships. There’s Giant and Tesco hypermarkets, Selayang wholesale market, eateries, Selayang Hospital, banks, kindergartens, primary and secondary schools, and government offices in the neighbourhood.

The development is also just a stone’s throw away from a popular tourist attraction – Batu Caves.

Accessibility

  • Middle Ring Road 2 (MRR2)
  • Duta-Ulu Kelang Highway (DUKE)
  • KL-Karak Highway
  • Jalan Ipoh
  • Batu Caves KTM station 

Education

  • SJK Tamil Batu Caves
  • SRK Tamil Batu Caves
  • SK (2) Taman Selayang
  • SMK Seri Selayang
  • SMK St Mary
  • SMK Taman Selayang
  • SK Taman Selasih
  • SMK Sri Gombak
  • International Islamic University Malaysia (IIUM)
  • SMK Hillcrest
  • SK Usaha Ehsan
  • SR Taman Samudra
  • Sekolah Agama Integrasi Ar-Rahimah

Medical Care

  • Selayang Hospital

Shopping

  • Giant Hypermarket Batu Caves
  • Lotuss (Tesco)
  • Selayang wholesale market

Recreation

  • Kepong Metropolitan Lake Garden
  • Batu Caves (caves & temple)
  • Forest Research Institute Malaysia (FRIM)
  • Templer Park
  • Selayang Hot Spring
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Analysis

According to the developer, the commercial component of Amara Service Residences has the potential to shine as it could benefit from a large catchment area of over 10,000 residents within walking distance of the development, and an even bigger catchment from its surrounding neighbourhoods.

A key plus point for residents and tenants is the Batu Caves KTM station which is about 100 meter away.

esidents get to enjoy panoramic views of the Kuala Lumpur city skyline and the surrounding majestic hills.

However, there are concerns about the development being located behind the YTL cement packing plant. Some mentioned that there shouldn’t be any pollutants. It’s always best to see and decide it for yourself.

Amara Service Residences has a full range of facilities, which some would absolutely love to make full use of. Down the road of this development is Anggerik Apartment, which is also by the same developer. Further down the road is Taman Raintree, and there are several low-cost apartments beside Amara Service Residences. Do note that this development comes with a commercial title.

The sale price of a 1,012 sq ft unit listed on PropertyGuru in March 2021 is from RM300,000 to RM389,000. On the other hand, rent is between RM1,000 and RM1,500 per month. Here’s its gross rental yield:

  • Purchase price: RM325,000
  • Rent out: RM1,100 per month
  • Gross rental yield: About 06% per annum

Here’s a quick look at residential properties in Batu Caves / Gombak.

Project

Land Tenure

Property Type

Completion

Built-up

Approximate Launch Price

Amara Service Residences by Jaya Megah Development Sdn Bhd

Freehold

Service Residence

2014

829 sq ft – 1,983 sq ft

From RM219,800

Kristal Heights (Sri Gombak)

Freehold

Condominium

2006

About 731 sq ft

From RM358,000

Sunway Batu Caves

Leasehold

Shop Apartment

2008

From 650 sq ft

From RM74,888

Banjaria Court by PKNS

Leasehold

Condominium

2010

892 sq ft – 1,314 sq ft

From RM192,500

Symphony Heights by Daya Niaga

Leasehold

Condominium

2011

863 sq ft – 1,256 sq ft

From RM135,200

Semarak Condominium by Impiana Land & Development Sdn Bhd

Leasehold

Condominium

2012

926 sq ft – 1,206 sq ft

From RM169,980

 

Urban 360 by Radiant Symphony Sdn Bhd

Leasehold

Condominium

2014

1,001 sq ft – 1,459 sq ft

From RM246,000

99 Residence by JL99 Group

Leasehold

Serviced Apartment

2023

900 sq ft – 1,380 sq ft

From RM448,200

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Summary

Jaya Megah Development Sdn Bhd is part of the of Shayher Group of Companies. They have several other projects, including 28 at Old Klang Road, Segar View at Taman Segar, Cheras, Diamond Residences and Diamond Regency in Gombak, Shayher Villas at Taman Yarl, Old Klang Road, and The Zizz (serviced apartment) in Damansara Damai.

As the developer is rather new in the industry, take a look at their previous projects to decide whether the projects delivered are well thought of or whether the quality is to your expectations.

Jaya Megah Development was previously blacklisted for failing to pay Liquidated Ascertained Damages (LAD) for late delivery of a project.

As the development is close to Batu Caves, it goes without saying that there’s the daily traffic congestion, and traffic is also expected to be very heavy during Thaipusam as well.

If you’re interested in a 1,012 sq ft unit at Amara Service Residences that’s priced at RM325,000, here are its estimated loan figures.

  • LTV / margin of finance: 90%
  • Down payment (10%): RM32,500
  • Loan amount: RM292,500
  • Loan term: 30 years
  • Interest rate: 3.2%
  • Monthly repayment: RM1,265
  • Approximate required gross annual income: RM51,000*

Play around with these calculators to adjust the figures accordingly!

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* Assumptions: You have no other monthly debt obligations, and 30% of gross income will be spent on the housing loan. The basic rule is that 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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