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Continue Reading ⋅ 19 February 2022
Banjaria Court is a medium-cost high-rise residential development in Batu Caves, Gombak. Housing development in Batu Caves started around 1970 with housing projects in Taman Batu Caves, Taman Selayang, Taman Amaniah, Taman Sri Selayang, Taman Medan Batu Caves, and Taman Gombak Permai.
The area has transformed from a small village into one with industrial estates, housing areas, and retail.
The leasehold Banjaria Court is developed by Perbadanan Kemajuan Negeri Selangor (PKNS), and it is located close to the Middle Ring Road 2 (MRR2). A KTM rail extension from Sentul to Batu Caves began in July 2010, and it serves the rebuilt Batu Caves station.
In 2012, the temple management signed a deal with a company from India, to build a cable car system. In 2014, the RM10mil Batu Caves Cable Car project was scrapped as soil studies carried out by experts failed to confirm its feasibility.
Address: Jalan Lingkaran Tengah 2, Taman Samudra, 68100, Selangor
Developer: Perbadanan Kemajuan Negeri Selangor (PKNS)
Property Type: Condominium
Land Title: Residential
No. of Blocks: 4
No. of Storeys: 18
Total Units: 704
Tenure: Leasehold
Year of Completion: 2010
Built-up Area: 892 sq ft – 1,314 sq ft
Facilities:
- 4-storey car park
- Clubhouse
- Swimming pool
- Gymnasium
- Tennis courts
- Badminton court
- Children’s playground
- Barbeque area
- Shop
- Surau
- Kindergarten
- 24-hour security
Launch Price: From RM192,500
Launch Price Per Sq Ft: About RM215 per sq ft
Maintenance Fee: RM0.12 per sq ft
Project Details
Banjaria Court consists of 4 condominium blocks, with 704 units in total. Every unit comes with 3 bedrooms and 2 bathrooms. The smallest unit has a built-up of 892 sq ft, while the largest built-up is 1,314 sq ft.
Banjaria Court first opened for sale in mid-2009, with 3 blocks, namely Blocks B1, B2 and B3. The initial launch prices for the units started from RM192,500. The other block, Block A, is opened for sale in 2010. By then, the overall construction was approximately 40 per cent completed.
Facilities at Banjaria Court include a swimming pool, children’s playground, barbeque area, gym, surau, kindergarten, tennis courts, badminton court, gymnasium, and a shop, among others.
Block A, the final block, faces Batu Caves, while some purchasers have called Block B as the “KLCC view” block.
The Certificate of Fitness (CF) for this project was obtained on 4 January 2012, and the process of handing over the keys started as soon as PKNS received the full payment. According to PKNS, they had already handed over the keys to those who paid in cash.
According to the Sale and Purchase Agreement (SPA), PKNS must hand over the keys to the first buyer before 30 September 2012.
PKNS has emphasised that there was no delay in the handover of the keys as claimed by some parties. In fact, they said that they managed to hand over the units 8 months ahead of schedule.
Banjaria Court, at a glance:
- Leasehold
- 4 blocks – Block A, Block B1, Block B2 and Block B3
- 704 units
- 892 sq ft – 1,314 sq ft
- Launch price started from RM192,500
Location
Banjaria Court enjoys good accessibility via the Middle Ring Road 2 (MRR2), Duta–Ulu Klang Expressway (DUKE), Jalan Batu Caves, and Jalan Gombak.
There is a KTM Komuter station in Batu Caves, and the train goes all the way to Tampin, Negeri Sembilan. There are many stations in between, including KL Sentral, which connects to other lines such as the Light Rail Transit and the Mass Rapid Transit lines.
The property is also located close to public amenities such as learning institutions, shopping centres, eateries, motor workshops, clinics, salon, launderette, and healthcare centres.
The learning institutions close to Banjaria Court include Prima Sri Gombak, SK Taman Selasih, SMK Sri Gombak, Tadika GCC, International Islamic College, SMK Hillcrest, and SR Taman Samudra.
Besides that, residents at Banjaria Court is just about 10 minutes’ walk to Giant hypermarket. There are rows of shop offices nestled in the area to cater to the residents’ needs as well.
A search on Google Maps show that the distance between Batu Caves and KL city centre is 13km, while Kepong and Selayang are 16km and 17km away, respectively.
Accessibility
- Middle Ring Road 2 (MRR2)
- Duta–Ulu Klang Expressway (DUKE)
- Jalan Batu Caves
- Jalan Gombak
- Batu Caves KTM station
Education
- Prima Sri Gombak
- SK Taman Selasih
- SMK Sri Gombak
- Tadika GCC
- International Islamic University Malaysia (IIUM)
- SMK Hillcrest
- SK Usaha Ehsan
- SR Taman Samudra
- Sekolah Agama Integrasi Ar-Rahimah
Shopping
- Giant Hypermarket Batu Caves
- Lotuss (Tesco)
Recreation
- Kepong Metropolitan Lake Garden
- Batu Caves (caves & temple)
- Forest Research Institute Malaysia (FRIM)
- Templer Park
- Selayang Hot Spring
Analysis
Batu Caves may offer scenic views of limestone hills, but property prices there are lower compared to other areas within a similar distance to the city centre, such as Kepong and Selayang.
This is mainly because properties in this suburb are predominantly old, and cater mainly to the low- to low-medium income segment, and those who work in and around the area.
Additionally, Batu Caves is considered a less “prestigious” residential address. While the rest of the Klang Valley has developed over the last few decades, Batu Caves is still not considered a popular residential address.
Nevertheless, the slower price growth makes Batu Caves attractive to those who are looking for affordable homes within a 15km radius from the KL city centre.
This residential development is rather high density, and together with other housing developments in the area, congestion is to be expected. Plus, as some point out, traffic on MRR2 is constantly heavy.
The sale price of a 991 sq ft unit listed on PropertyGuru in March 2021 is from RM330,000 to RM380,000. On the other hand, rent is about RM1,200 per month. Here’s its gross rental yield:
- Purchase price: RM340,000
- Rent out: RM1,100 per month
- Gross rental yield: About 88% 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 |
|
Banjaria Court by PKNS |
Leasehold |
Condominium |
2010 |
892 sq ft – 1,314 sq ft |
From RM192,500 |
|
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 |
|
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 |
|
Amara Service Residences by Jaya Megah Development Sdn Bhd |
Freehold |
Service Residence |
2014 |
829 sq ft – 1,983 sq ft |
From RM219,800 |
|
99 Residence by JL99 Group |
Leasehold |
Serviced Apartment |
2023 |
900 sq ft – 1,380 sq ft |
From RM448,200 |
Summary
The key challenge that the property market in Batu Caves is its ties to the presence of industrial activities. This higher-end residential developments aren’t quite a fit there.
However, as land prices in the surrounding areas appreciate, developers might shift their focus to this location, which is close to the city centre and enjoys the same good connectivity.
Perbadanan Kemajuan Negeri Selangor (PKNS) is a prominent developer in Malaysia. In addition to Banjaria Court, other projects by them include Alam Nusantara (bungalows and semi-d), Garden Office @ The Strand at Kota Damansara, Intana Ria 3 (apartment) in Bandar Baru Bangi, Marbella (hyperlink homes) in Shah Alam, Bernam Jaya, Kota Puteri, 10 Residensi (semi-d) in Shah Alam, Aqua Villa (1½-storey townhouse) in Shah Alam, and many others.
If you’re interested in a 991 sq ft unit at Banjaria Court that’s priced at RM340,000, here are its estimated loan figures.
- LTV / margin of finance: 90%
- Down payment (10%): RM34,000
- Loan amount: RM306,000
- Loan term: 30 years
- Interest rate: 3.2%
- Monthly repayment: RM1,323
- Approximate required gross annual income: RM53,000*
You can change the loan figures by using these calculators:
Want to find out your Debt Service Ratio (DSR)? Use the FREE PropertyGuru Loan Pre-Approval tool. It has a 99.9% accuracy, which greatly helps in avoiding loan rejections.
* 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.
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