Ameera Residences, SS2

  • Caitlyn
  • 23 February 2021

Embodying beauty, elegance and serenity befitting its name is Ameera Residences. Ameera means “princess” in Arabic and that essence of a princess is echoed in the exclusive development by SDB Properties Sdn Bhd in SS2, Petaling Jaya. This development should not be confused with another similarly named project, Ameera Residence, in Kajang.

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A refreshing addition to the SS2 township, Ameera Residences combines modernity with cosiness. With limited edition garden units and exclusive penthouses, Ameera Residences is crafted with attention to detail, landscaping, and well-planned interior spaces.

Ameera Residences was previously a development called Park 19 by Luxor Properties Sdn Bhd. It was bought over in 2005, and further enhanced by SDB Properties Sdn Bhd. The launch of Ameera Residences in early 2007 was reportedly well received, and units were snapped up quickly with many buyers being existing residents of SS2 and the nearby areas. 30% of sales were generated on its launch date, with many buyers unexpectedly showing more interest in the bigger sized units.

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Address: Jalan SS2/72, Petaling Jaya, Selangor

Property Type: Condominium

Land Title: Freehold

Total Units: 

  • Villa Block – 53 units
  • Tower Block – 273 units

Tenure: Freehold

Year of Completion: End 2009

Built-up Area: 

  • Villa Block: 1,729 sq ft – 3,480 sq ft
  • Tower Block: 800 sq ft – 6,160 sq ft

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Facilities:

  • Swimming pool
  • Gymnasium
  • Multi-function hall
  • Wading pool
  • Children’s play area

Launch Price:        

  • Villa Block: RM501,000 to RM941,500
  • Tower Block: RM358,000 to RM1.35 million

Launch Price Per Sq Ft: RM290 per sq ft

Maintenance Fee: RM0.26 per sq ft including sinking fund

Project Details

Ameera Residences is the first of 3 siblings in a 11-acre self-contained urban development by renowned developer SDB Properties Sdn Bhd, a subsidiary of the Selangor Dredging Group. This 3-acre development was completed ahead of schedule at the end of 2009, followed by Five Stones in 2012, and a mixed development called The Hub across the Penchala River in 2018.

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Ameera Residences comprises 2 sections – the low-rise villa block and the high-rise tower block, each with its own lobby and drop-off point. The blocks have been positioned to encourage natural lighting and ventilation, as well as to create a non-typical layout and outlook.

Ameera Residences features a colonnaded swimming pool on a resort-inspired deck, surrounded by lots of greenery, water features, and spacious common areas. Other facilities include an air-conditioned gymnasium, wading pool, children’s play area, and multi-function hall.

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Part of the Villa block is only 4 and 5 levels high and house 17 units, while the other half is 12 levels high with only 36 units. There are 7 exclusive garden villas with private gardens that lead into the recreation deck, and 7 double-storey penthouses on the top floors. Size-wise, the typical units are spacious, ranging from 1,729 sq ft to 1,838 sq ft. All units face the facilities deck.

The Tower block houses 237 units with an average of 8 units per floor, and they range from 1,289 sq ft to 1,739 sq ft. There are 6 exclusive deluxe units and 4 double-storey penthouses measuring 2,760 sq ft and a massive 6,160 sq ft. Interestingly, there is only one unit each with 800 sq ft and 1,983 sq ft, the smallest and largest sized from the typical unit range.

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Unit designs emphasise practical functionality, coupled with subtle resort-feel fittings. Each unit has a versatile lanai with adjustable aluminium framed lourved windows which can be utilised as additional creative space or as a cosy spot to relax and enjoy the view.

The design caters for spacious wet kitchens and yard area. Fittings provided include Italian dry kitchen, en-suite air-conditioned master bedroom and bathtub with hot water supply for the master bathroom.

Unit Types

Built-Up

Launch Price

Villa Block

Type V1 – V6

·         1,729 – 1,838 sq ft

From RM501,000 – RM941,500

Type VG1 – VG6

Garden Unit

·         1,889 – 2,119 sq ft

·         Includes garden

Type VP1 – VP6
Penthouse

·         3,332 – 3,480 sq ft

·         2 levels

·         4+1 rooms

Tower Block

Type T1

·         1,739 sq ft

·         3 + 1 rooms

 

 

 

 

 

 

 

From RM358,000 to RM1.35 million

Type T2

·         1,427 sq ft

·         3 rooms

Type T3

·         1,583 sq ft

·         3 rooms

Type T4

·         1,983 sq ft

Type T5

·         1,289 sq ft

·         3 rooms

Type T6

·          800 sq ft

 

Type TD1
Deluxe

·         3,255 sq ft

·         4 + 1 rooms

 

Type TD2

Deluxe

·         2,738 sq ft

·         4 + 1 rooms

 

Type TP1

Penthouse

·         6,160 sq ft

·         5 + 1 rooms

·         2 levels

 

Type TP2

·         2,760 sq ft

 

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Location

The mixed-development of which Ameera Residences is a part of is located next to Jasmine Tower, one of the oldest condominiums in the SS2, Petaling Jaya. There are multiple options to get to and from the development as it connects to the Federal Highway via Jalan Universiti, Lebuhraya Damansara-Puchong (LDP) via Jalan Harapan, and the SPRINT Expressway via various routes in Section 17, Petaling Jaya.

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There are also multiple other accesses via the network of roadways in SS2 and the surrounding areas. For public transportation, the Phileo Damansara MRT station on the Sprint Highway is 2.8km away, while the Taman Bahagia LRT Station on the Kelana Jaya line is 2.4km away.

Ameera Residences is in a central location in SS2, Petaling Jaya, and a short drive from other townships such as Section 17, Damansara Utama, Damansara Jaya, Damansara Kim, and Taman Tun Dr Ismail (TTDI). SS2 and these neighbourhoods are brimming with public amenities, restaurants and cafes offering a vast array of choices to suit various budgets and appetites. Just a stone’s throw away is Ameera Residences’ sibling development The Hub, host to a diverse variety of trendy restaurants and cafes.

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Accessibility

  • Lebuhraya SPRINT (SPRINT Expressway)
  • Lebuhraya Damansara-Puchong (LDP)
  • Lebuhraya Persekutuan (Federal Highway)
  • LRT Taman Bahagia (KJ23)
  • MRT Phileo Damansara (SBK12) 

Education

  • SK Taman Sea
  • SJKC Puay Chai
  • Nobel International School
  • Kolej Damansara Utama (KDU)
  • UNITAR International University
  • Universiti Malaya

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Medical Care

  • Columbia Asia Hospital, Petaling Jaya
  • Universiti Malaya Medical Centre
  • KPJ Damansara
  • Beacon Specialist Hospital
  • Assunta Hospital

Shopping

  • 3 Damansara
  • Atria Shopping Centre
  • Starling Mall
  • Jaya Shopping Centre

Recreation

  • Kelab Golf Perkhidmatan Awam
  • TPC Kuala Lumpur (KLGCC)
  • Royal Selangor Club, Bukit Kiara
  • Jump Street Asia Trampoline Park
  • The School, Jaya One
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Analysis

SDB Properties Sdn Bhd has crafted itself as a premium property developer that build residences, commercial buildings, and hotels. As a true commitment to delivering quality, SDB Properties Sdn Bhd is one of the first Malaysian developers to offer a 36-month Defects Liability Period via a dedicated subsidiary SDB Support Services Sdn Bhd that manages remedial works for its projects.

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As such, one can expect quality delivery with Ameera Residences. The development is already 10 years old, and yet it does not look its age due to the well and proper maintenance. It also prides itself as having one of the lowest maintenance fees in the area, which is comparatively low across the board, especially if compared to lower-end developments in the Klang Valley.

The location of Ameera Residences is undoubtedly central and ideal, easily accessible and connected. While the area is generally populated with very mature residential landed property, Ameera Residences is part of a stylish up-market mixed development together with Five Stones and The Hub elevating its demand as part of an exclusive enclave.

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The combination of its appealing resort-like settings, low density, spacious and functional designs coupled with its excellent upkeep and maintenance is definitely appealing. Additionally, Ameera Residence is unconventionally pet-friendly, provided pets weigh below 7kg and generally do not cause any disturbances. This is certainly a strong selling point for the pet-lovers.

The price of Ameera Residences has appreciated significantly since its launch, with the typical sized unit currently hitting the seven figure mark. As at February 2021, it can garner a gross rental yield of approximately 3.38% per annum.

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In a recent update, the nearby building previously known as SSTwo Mall, which shut down its operations approximately 5 years ago will be converted into a medical centre. There are also purported plans to launch 2 residential blocks on part of the existing site. This is likely to raise some concerns with the residents in the surrounding areas.

Another ongoing concern is the apparent resurgence of the proposed 34.3 kilometre Petaling Jaya Dispersal Link (PJD Link) expressway. This proposal is very similar to previous initiative, the Kinrara-Damansara Expressway (KIDEX) which was scrapped 6 year ago due to technical reasons.

The alignment of the PJD Link is likely to impact the landscape of the area as well as add on to the noise and pollution during and after construction. The project also has a proposed toll at Jalan Harapan which is one of the major access roads for Ameera Residences.

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Here’s a quick look at residential properties in or close to SS2.

Project

Land Tenure

Project Type

Completion

Built-up

Approximate Launch Price

Ameera Residences by SDB Properties Sdn Bhd

Freehold

Condominium

2009

800 sq ft – 6,160 sq ft

RM358,000

Jasmine Towers by Muda Bahagia Sdn Bhd

Freehold

Condominium

1994

1,068 sq ft – 1,408 sq ft

N/A

Ken Damansara 3  by Ken Rimba Sdn Bhd

Freehold

Condominium

2008

1,057 sq ft – 1,200 sq ft

RM180,000 – RM290,000

Five Stones by SDB Properties Sdn Bhd

Freehold

Condominium

2012

1,785 sq ft – 5,183 sq ft

RM898,000

The Hub by SDB Properties Sdn Bhd

Freehold

Mixed Commercial &

Residential

2018

517 sq ft – 7,244 sq ft

RM555,800

Atwater by Paramount Property Development

Leasehold

Serviced Residence

2021

670 sq ft – 1422 sq ft

 

From RM800 per sq ft

Ryan & Miho by OSK Property

Leasehold

Serviced Apartment

2021

678 sq ft – 990 sq ft

From RM550,000

Ivory Signature Suites by Ivory Panorama Sdn Bhd

Freehold

Serviced Apartment

2022

From 922 sq ft

From RM708,000

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Summary

The resort-inspired Ameera Residences offers spacious comfort in a heart of Petaling Jaya. This low-density development showcases spacious layouts that flow pragmatically, with beautifully crafted facilities deck, and manicured landscaping.

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PropertyGuru.com.my has sales listings for a 3-bedroom 2-bathroom partially furnished unit at Ameera Residences at RM1,100,000, while asking rental for a similar unit is RM3,100 per month.

Here are estimated loan figures for a Ameera Residences unit priced at RM1,100,000.

  • LTV / margin of finance: 70%
  • Down payment (30%): 330,000
  • Loan amount: RM770,000
  • Loan term: 30 years
  • Interest rate: 3.2%
  • Monthly repayment: RM3,330
  • Approximate required gross annual income: RM134,000*

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These calculations are based on the PropertyGuru Home Loan Calculator, as well as 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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Eric Wong

Caitlyn

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