• Arul
  • 11 November 2015

1 - BSP21 Aerial View

BSP 21 consists of 10 blocks of serviced residences with either 18 or 27 storeys with a development land area of 21.14 acres with 8 acres dedicated to facilities. It is located at Bandar Saujana Putra and is developed by LBS Bina Group Berhad. It comprises a total of 2,602 units with 103 facilities, which includes a 4-acre podium deck and a 66,000sq ft 4-level clubhouse. BSP 21 is set around commercial hubs, hospitals, shopping centres, hypermarkets and a developing education hub (MAHSA University) in close proximity which allows residents to enjoy without having to travel far.

Address : Bandar Saujana Putra. 42610 Jenjarom, Kuala Langat, Selangor
Developer : LBS Bina Group Berhad
Developer’s Address : Plaza Seri Setia, Level 1-4, No.1, Jalan SS9/2, 47300 Petaling Jaya, Selangor
    Tel. No.  : +603 7877 7333, Fax : +603 7877 7111, E-mail : cs@lbs.com.my
Sales Gallery : No. 2 & 6, Jalan SPU 1, Bandar Saujana Putra, 42610 Jenjarom, Kuala Langat,
    Hotline : 1-700-81-8998, Telephone : 03 7877 7333
Property Type : Service Residence
Land Title : Commercial
Tenure : Leasehold
Land Area : 21.242 acres
No of Towers : 10
No of Storeys : 18 and 27
No of Units per Tower : 200+ units
No of Units in Total : 2,602+ units
Unit Types and Built-Up : 1-4 bedrooms, 1-2 bathrooms ; 610-1559 sq.ft.
Units per Floor & No of Lifts : 20 units / 4 lifts per floor (total 892 units for first 4 blocks open for sale)
Parking Bays : 1 to 2 parking bays depending on unit. Four floors of parking bays.
    Visitor’s car park.
Price per Sq.Ft. : Average RM 450++
Listing Price : From RM 274,900 – RM 733,900
Discounts & Rebates : 8% + 7% Bumi Discount
Maintenance Fee : RM 0.23 per sq.ft.
Expected TOP : December 2018

Unique Selling Points:

  • Unbeatable in-house facilities and amenities amounting to over 103 in total.
  • Only a five minute walk to One BSP Shopping Mall and Village
  • Only a six minute stroll to an array of shops and local eateries opposite One BSP.
  • Location grants easy access to as many as five major expressways, the only high-end development in the Klang Valley with such access, which are the North-South Expressway Central Link (ELITE) South Klang Valley Expressway (SKVE), Shah Alam Expressway (KESAS), Damansara-Puchong Expressway (LDP) and Maju Expressway (MEX).
  • 10 minutes drive to Putra Heights MRT station (shuttle might be provided free for residents of BSP21)
  • Walking distance to MAHSA University & Hospital
  • A mere 20-25 minutes car ride to the KLIA and KLIA2 via expressways.
  • Only a 12 km ride to major townships such as Puchong and UEP Subang Jaya.
FROM USJ Cyberjaya Puchong Putrajaya Petaling Jaya Kuala Lumpur
BSP 21 12km 14km 15km 21km 28km 43km


  • Over 103 facilities organised into multiple active and quiet zones
  • Over 4 acres of podium deck
  • Separate dedicated jogging and bicycle tracks totalling 2.5km long
  • A 66,000 sq ft clubhouse spread over 4 levels
  • 8 different unit layouts to choose from to express your individuality
  • 3 tier security system
  • CCTV- monitored lift, podium lobby & car park with panic buttons

Facilities in Detail:


  • Foot Reflexology Path
  • Viewing Deck With Hammocks
  • Rocket Playground
  • Seated Trellis
  • Satellite Playground
  • Outdoor Silver Station
  • Fitness Station
  • Link Bridge
  • Jogging Track
  • Bicycle Track


  • Foot Reflexology Path
  • Outdoor Silver Station
  • Castle Playground
  • Maze Garden
  • Seated Trellis
  • Link Bridge
  • Alfresco Café
  • Water Playpool
  • Children’s Pool
  • Aqua Gymnasium
  • Jacuzzi
  • Family Pool
  • Main Pool
  • Lap Pool
  • Gazebo
  • Aerial Runway
  • Viewing Deck With Hammocks
  • Pool Deck
  • Outdoor Showers
  • Creative Inspiration Space
  • Jogging Track
  • Icycle Track


  • Foot Reflexology Path
  • Outdoor Gymnasium
  • Amphitheatre Garden
  • Outdoor Silver Station
  • Pirate Playground
  • Tree House Pavilion
  • Hammock Garden
  • Jogging Track
  • Bicycle Track
  • Nature Playground
  • Gazebo
  • Fitness Station
  • Chill- Out Corner
  • Aerobics Deck
  • Yoga Deck
  • Tai Chi Deck
  • Viewing Deck With Hammocks
  • Open Reading Nook
  • Aqua Reflexology
  • Water Garden
  • Indoor Playground
  • Link Bridge


  • Inspiration Corners ( For Selected Floors Only) ALL ROOFTOPS
  • Outdoor Gymnasium
  • Aerobics Deck
  • Yoga Deck
  • Tai Chi Deck
  • Mini Playground
  • Rooftop BBQ
  • Community Gardens
  • Laundry Room
  • Kids Putt-Putt Golf
  • Surau
  • Kindergarten
  • Child Care Centre
  • Carroms Corner
  • Table Tennis Corner
  • Snooker Corner
  • Darts Corner
  • Futsal Corner
  • Rock Climbing Wall
  • Indoor Silver Station
  • Imagination Room
  • Roller Skate Rink
  • Steam Room
  • Sauna
  • Outdoor Reading Nook
  • Wifi Zone
  • Changing Lounge
  • Locker Room
  • Dance Studio
  • Meditation Room
  • Indoor Gymnasium
  • Holding Room
  • Ballroom
  • Indoor Reading Nook
  • Outdoor Theatre
  • Mini Playground
  • Yoga Room
  • Viewing Deck
  • Community Meeting Room


  • Pocket Gardens
  • Futsal Court
  • Kids Futsal
  • Tennis Court
  • Basketball Court
  • Takraw Courts
  • Badminton Courts
  • Jogging Track
  • Skate Park


  • Education and Medical Facilities: MAHSA University and Hospital
  • Public Transportation: Putra Heights MRT station – only a ten minute drive from BSP21
  • Shopping and Entertainment: One BSP Shopping Mall and Village
  • Highways and Road Infrastructure: Proximity to ELITE to KLIA/KLIA2, KESAS to Kota Kemuning, SKVE to Putrajaya/Cyberjaya/Puchong, NKVE to Kota Damansara/Petaling Jaya and Maju Expressway (MEX).

Project Details

7 - 1BSP21 Entrance

The entrance to BSP21

8 - BSP21 Development Model 1

A model of the development with the towers taken down to show the units
9 - BSP21 Blocks A and B model
Phase 1 of the launch Blocks A and B

The sale of BSP21 is planned in stages starting with Phase One which consists of Blocks A and B. However this first phase as of now have all been sold.

The second phase which is now open for sale to the public consists of Block C only. The third phase will be Blocks D and E. The fourth and fifth phases will consist of Blocks F,G,H and I. The last phase will consist of only Block J with a total 10 blocks of units.
10 - BSP21 Shoplot Location Model
The model in the showroom showing their shoplot location

All the unit types for sale are as follows :-

  • 610 sq ft –   1 Bedroom and 1 Bathroom (A2) (most popular)
  • 947 sq ft –   2 Bedroom and 2 Bathrooms (A3)
  • 1048 sq ft – 2 Bedrooms, 1 Utility and 2 Bathrooms (C)
  • 1102 sq ft – 3 Bedrooms and 2 Bathrooms (A4)
  • 1359 sq ft – 3 Bedrooms, 1 Utility and 3 Bathrooms (D)
  • 1427 sq ft – 3 Bedrooms, 1 Utility and 2 Bathrooms (B1)
  • 1558 sq ft – 3 Bedrooms, 1 Utility and 2 Bathrooms (A1)

For charts of all the floor plans, go to BSP21 official website.

Floor Plan of Unit Type C (Showroom)

Walking into the sales gallery showroom was a pleasure to the eye. Its apparent spaciousness was immediate even though it is one of the smaller unit types on sale.

This showroom unit is Type C (see above for all unit type specifications). All units are unfurnished but free sinks will be provided for the kitchen. The bathrooms will be fully fitted along with the tiles. Plug-points for all the aircons will be provided (no aircons) along with plug-points in all the rooms inclusive of the living room.

Looking at the Type C plan makes things very simple. You enter and on your immediate right is the kitchen leading to the yard at the far right (rear). From the living room you can see to the far end the balcony. The living room is rather long-looking with all the three bedrooms and bathrooms to your right down one small corridor as you walk across the living room.

11 - BSP21 Unit Type C Floor Plan

Serviced Residence Specifications

  1. Wall finishes: External: Plaster and Paint Internal: Plaster/Skim Coat and Paint
  2. Kitchen: 1800mm height ceramic tiles
  3. Bathrooms: Ceiling height ceramic tiles
  4. Floor Finishes:
    • Living and Dining: Ceramic Tiles
    • Kitchen: Ceramic Tiles
    • Bedrooms: Cermaic Tiles
    • Balcony & Yard: Cermaic Tiles
    • Others: Cement Render
  5. Sanitary Installation:
    • Wash Hand Basin
    • Shower Rose
    • Water Closet with Tap
    • Kitchen Sink ( Sinks in all bathrooms as well )
  6. Electrical Installation:
    • Light points
    • 13 amp power point
    • Water heater point
    • Ceiling fan point
    • FWS point
    • TV point
    • Distribution Board 1 Phase
    • Door Bell Point
    • Air Cond Point
    • C/W Piping
  7. Others: Unfurnished with no other freebies.
12 - BSP21 Main Entrance to Unit Type C
Entrance and Main Door with the spacing drawn out

13 - BSP21 Living Room Unit Type C
View of Living Room from Main Entrance

14 - BSP21 The Yard Type C
The Yard to the Rear of the Kitchen (Far Right)
15 - BSP21 Free Sink 16 - BSP21 Kitchen Unit Type C
The Kitchen (immediately on your Right from the Main Entrance)

17 - BSP21 Master Bedroom

Master Bedroom
18 - BSP21 Second Bedroom Unit Type C
Second Bedroom

18 - BSP21 Third Bedroom Unit Type C

Third Bedroom

19 - BSP21 Master Bathroom

Master Bathroom

20 - BSP21 Second or Mid Bathroom Unit Type C
Second or Mid Bathroom

Everything is well laid out and easily accessible. It’s not a complicated layout and by far one of the most simplest designs seen making it easy to apply your own interior decorating without having to break down this wall and that wall to make way for your personal touch.

This Type C showroom unit clearly demonstrates that LBS has indeed taken into account what most Malaysians want for their homestead ─ uncluttered, simple layout, easy accessibility and a “common-sensed” internal and external design.

It is, after all, a place you will call your own, and it is best left to plan things your way to suit your personality. Your homestead will be a true reflection of who you are and nobody else.


21 - BSP21 Facilities Layout Plans 1
The BSP21 Clubhouse operates like any other club and provides over 4 levels of activities for members

BSP21 is probably one of the very, very, very few projects around with so many, many, many facilities laid out for their residents’ indulgences. 70 in all! The facilities are laid out over a whopping 4 acres deck and organised into multiple active and quiet zones.

Many of the facilities have been crafted with the young adult in mind, young adults like university students, although there are also some facilities built for the matured generation as well.

Market trends are showing that a large percentage of condominium purchasers these days are the matured “empty nesters”, the retired citizens who no longer wish to maintain a large landed property with empty rooms all by themselves. This is the group that prefers to have amenities, services and conveniences at hand or at their beck and call as they no longer have their children around for company. Thus they prefer to live in smaller places around a bustling community.

A Very Unique Clubhouse

To this end, BSP21 has thought about their needs and nowhere is this more clearly shown than in their 4-level, 66,000sq ft Clubhouse – an amazing clubhouse built for the young to have social interaction, watch football in a mini theatrerette, play snooker, darts, an aerobics/dance studio, roller skate ring, steam room, sauna and so on.

This clubhouse also has a Silver Station for the matured crowd with activities held especially for this group. The Clubhouse which functions like any other private club, is open to all residents.

Outside, on Podiums B and C, there is Aqua Reflexology as well as an Aqua Gym sharing space with the rather interesting-sounding Creative Inspiration Space and Chill-Out Corners.

Here are some artist impressions of some of their facilities:

22 - BSP21 Aqua Reflexology

Aqua Reflexology
23 - BSP21 Rocket Playground

Rocket Playground

24 - BSP21 Aqua Gym

Aqua Gym

25 - BSP21 Imagination Playground For Kids

Imagination Playground for Kids

26 - BSP21 Gym


27 - BSP21 Clubhouse View And Swimming Pool

Clubhouse View and Swimming Pool

28 - BSP21 Rooftop Garden

Rooftop Garden

29 - BSP21 Jogging And Bicycle Track

Jogging and Bicycle Track

30 - BSP21 Tree House Pavilion

Tree-House Pavilion

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2 - BSP21 Aerial View 2

Bandar Saujana Putra is an 820-acre leasehold land. The township comprises public amenities such as a community police station, mosques, suraus, schools soon-to-be-built firestation and … poorly maintained roads and recreational parks. Thus very likely this town will be with no school and firestation for a good couple of years at least.

Education Hub

However, Associate Professor Elajsolan Mohan, who is also the Dean of Engineering at Mahsa University, said it has already gotten the approval for an international school and a private school in Bandar Saujana Putra besides the developments of both the MAHSA University and Hospital.

“Elajsolan, who is also the Dean of Engineering at Mahsa University, said it has already gotten the approval for an international school and a private school in Bandar Saujana Putra…” (Malaysian Digest, 2014)

 KLIA Sepang Corridor

This township also sits right in the middle of KLIA Sepang Runway 14L aircraft landing corridor but now the noise pollution from aircraft have been reduced due to diversion of traffic to land on Runway 14R.

The first commercial centre in Bandar Saujana Putra is the area of shophouses at Jalan SPU 1 and SPU 2, which comprises 24 hours operated convenience stores of 7 Eleven and KK Mart, Star Mart, Aqua Nano, Thaqwa restaurant, An-Nur restaurant, Bakeries, auto service centers, Mail Boxes Etc., 99 Speedmart, hardware stores, pet shops, lighting shops, furnishing shops, gym, shoe store, pharmacies, clinics, LBS office, TCS office, tuition centers, sundry shops etc.

4 - BSP21 Google Location Map
Map of BSP district. Pic: from Google maps


3 - BSP21 Location Map 2

This progressive township is strategically located and can be easily access via SKVE and the Elite Highway (Exit 606). The highway interchange of Elite to SKVE heading to Banting makes this township a growing and sustainable township. In the coming years, the SKVE will link to the under-constructed West Coast Expressway ( WCE ) connecting Banting to Taiping; a highway development project deemed as an alternative route to the congested NKVE expressway.

Crucial Critique

Currently, there is a huge bottleneck at the roundabout which connect all the expressways during rush hours starting around 6:30am to 8:30am. Vehicles from Saujana Putra is having great difficulty getting to the ELITE toll plazas due to a massive influx of vehicles passing thru from ELITE to SKVE.

As the roundabout is now operating under its maximum capacity, new measures has to be taken immediately as the population of this township is increasing at a very rapid pace especially with the completion of BSP Skypark, BSP 21 and Rimbayu. Hopefully whatever is being done will work. Potential Buyers should be aware of this fact.

5 - BSP21 MAHSA University
The new MAHSA university campus can accommodate about 15,000 students in its faculties. It is expected to be ready in 2016.

Launching of MAHSA University

Achieving Visibility

On September 2012, the Prime Minister of Malaysia, Datuk Seri Najib Tun Razak officiated the ground breaking ceremony for the construction of MAHSA University College in Bandar Saujana Putra set to complete in 2016. The project will also encompass a medical centre. The neighbouring areas are: Puchong, Putra Heights, Dengkil, Putrajaya and Cyberjaya. An integrated green development project Bandar Rimbayu by IJM flanks next to this township. Dijaya, another prominent developer, will be developing an integrated project close to this township. A road linking this township to Kota Kemuning has been built. There is an issue of school land being allocated but still there are no schools built yet.

Who’s Jurisdiction?

Postcode is 42610, Jenjarom but it is much closer to Puchong and Putra Heights and not as far as people perceive it to be. Bandar Saujana Putra is under Majlis Daerah Kuala Langat (MDKL) unlike its closest neighbour’s, Putra Heights which is under MPSJ’s jurisdiction.

Residential areas consist of apartments, terrace houses, semi-detached houses and cluster homes. Two multi towers high rise service apartments BSP Skypark and BSP 21 project is underway. SP 1, 2 & 3 are still under development (2015) and is located near Kampung Lombong.

Will the Value of Property rise with the MRT?

6 - BSP21 Putra Heights MRT Station

The first line of the MRT project runs from Sungai Buloh to Kajang (SBK Line) stretches about 51 km with 31 stations is expected to be completed by 2017. Once completed and fully integrated with the existing KTM, LRT, Monorail, KL Rapid bus and the respective feeder bus services, the MRT will have tremendous positive impacts on the value of property located along its route and in the vicinity of its stations, with the exception of a few negative attributes.

A senior local property consultant from an established property firm who is also a member of the Board of Valuers, Appraisals and Estate Agents, Malaysia, recently said that value of property along the MRT routes will appreciate 15% to 25% depending on the location of the stations. “While I’m but sure about the quantum of the appreciation, I certainly concur that the appreciation of value for property located in the vicinity of MRT route and its stations is certain to happen” he said. (Source : PropertyHub)

Prophecy Come True

Come 2017 when the MRT-SBK Line is finally completed, the commercial property in the vicinity of MRT stations will be in great demand. The huge number of passengers using MRT will give rise to plenty of new business opportunities of all kinds in the vicinity of MRT stations.

This has proven true in Singapore, Hong Kong and Taiwan. Commercial and retail premises which are located near MRT stations at these countries enjoy good occupancy rates and high rental. The same scenario will likely repeat itself here in the Klang Valley.

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Before we compare with other similar nearby developments, here’s a quick thought:

5 Questions to Answer before Making a Decision to Buy

Before putting your life savings into a property investment, ask yourself these few questions to determine whether or not your dream home will appreciate in value or forever lie fallow:

  1. Does it have an MRT/LRT nearby?
  2. Does it have Road and Highway access?
  3. In these days of high-speed technology, does it have telecommunication infrastructure in place ie. Telephone lines, fibre optic/wireless technology for Internet and Wifi?
  4. Does it have an “exciting” feature to breathe “life” into the township, such as: An international school or university campus with foreign students, a shopping centre, offices, a hospital?
  5. What is the standing of the developer?
Name Location Tenure / Land Title Average Price PSF Maintenance Fee PSF Approx. Price for Typical Unit
BSP 21 Bandar Saujana Putra Leasehold RM 450++ RM 0.23 Starting RM274,000 (2015)
Le Pavilion Puchong Bandar Puteri Puchong Freehold RM 680 RM 0.35 Starting RM703,000 and RM949,000
Casa Tropika Puchong Leasehold RM 517 RM 0.20 Starting RM270,000 – RM370,000 (2011)

About LBS Bina Group Berhad

LBS prides itself on building homes that meet the needs of Malaysians. For over 20 years, LBS has carefully nurtured a reputation for delivering properties with unsurpassed quality that inspire and enrich. By continually improving their construction technologies and investing in the latest architectural trends, LBS lives up to our belief that Malaysians deserve homes of the finest workmanship.

LBS began with one man’s vision. In the 1960s, Dato’ Seri Lim Bock Seng founded a construction business in Petaling Jaya. After a decade of rapid growth, LBS set its sights higher and ventured into the property development sector in 1992.

Today, LBS has come a long way from their first project, Jelapang Maju Light Industrial Park at Jelapang, Ipoh. They have since become a dominant player in Malaysia’s property sector, and have also spread their wings to China. LBS has also expanded into investment holdings, property management, turfing and landscaping, insurance, and building materials.

With LBS’s new iconic D’Island Residence township, it continues to push the boundaries of the property industry to truly create living habitats of the future.

Property developer LBS Bina Group Bhd has also clinched three awards at the Asia Pacific Property Awards 2015.

  • Five Star Development Marketing, Malaysia with its Bandar Saujana Putra (BSP) Township
  • Five Star Architecture Single Residence, Malaysia with its Barrington Homes
  • Highly Commended Apartment, Malaysia with its BSP21
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A location that has been steadily gaining traction as the next scene to keep an eye on, Bandar Saujana Putra which is close to Puchong is shaping up to be a choice locale for prospective homebuyers and enterprising businesses alike not forgetting the numerous students and lecturers from MAHSA University seeking a place to stay.

Those looking for a home that offers convenience, comfort and class all rolled into one package should definitely look in the direction of this LBS offering. The only thing one has to realise is that even if it’s only minutes away from the upcoming Putra Heights MRT station and connection lines to KL and elsewhere in the Klang Valley, having your own transportation is a necessity if you are to connect to the nearby five major expressways as well.

The probability that BSP21 may not after all provide a shuttle from the residence to the Putra Heights MRT station for residents only emphasizes the need to have your own transport. If you’re working in Ampang, Cheras or anywhere near those areas, it’s not a good idea to live here as those areas are just too far; however, if youre working in Cyberjaya, Puchong, Subang, Petaling Jaya and surrounding districts, then this the ideal homestead for you.

If you are looking for a great investment, a high-end living space with facilities that many others cannot match, great rental return, excellent healthcare facilities, a name to reckon with when it comes to Education and a relaxing, exciting and invigorating side of life, then BSP21 is your place.

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Eric Wong