Curvo Residences is the final residential phase of the first integrated development in Setapak, SkyArena.
Continue Reading ⋅ 30 January 2023
Finding a suitable home can be a great task for most people. The financial woes coupled with the abundance of choices make it more difficult in sourcing the right settlement of a lifetime. It is wise to opt for a well-known developer in making such decisions, given that there are too many in the market each claiming to offer the best especially in such dire times of economy.
Glomac is a well-known developer in Malaysia’s property arena with over 28 years of recognized experience. Once an emerging player, it has since blossomed into a prominent group. Perhaps most of you were not familiar with Taman Jasa Utama in Selayang, but it is one of the earliest successful mixed-development that took place in Klang Valley. More recent developments include the Glomac Business Centre, Kelana Business Centre and Kelana Centre Point.
The Plaza Kelana Jaya’s frontal lake and scenic setting has won the Asia Pacific Commercial Property Award in association with Bloomberg Television for Highly Commenced Best Retail Development (Malaysia).
One of the more recent achievements of Glomac is the Suria Stonor condominiums pitched in the centre of Kuala Lumpur City Centre, selling at a whopping price of RM4.6million during launching in somewhere in 2006. These are very large condominiums with sizes up to 9000 sq. ft. Considering a RM4.6 million condominium 10 years back, one can imagine the reputation of Glomac, able to build, market and sell it to the upper market.
Under the leadership of its founders Tan Sri Dato’ FD Mansor and Datuk Richard Fong, Glomac has a string of awards attached to it. In 2007, the Gated Residences of Aman Suria has been awarded the Township Landscape Planning & Design award by the Institute of Landscape Architects Malaysia (ILAM). Similarly in 2014, Glomac won the award for Commercial Property Development at the The Global Leadership Awards 2014 (Commercial Property Development) in Putrajaya.
Apart from being a player locally, Glomac extends its presence in overseas market such as Thailand and Australia. As its founders always put it, Glomac strives to become a visionary developer by providing quality home to dwell in for the betterment of tomorrow.
Property Details
| Name | : Glomac Centro V |
| Address | : Jalan Dana 2, Kampung Sungai Kayu Ara, Bandar Utama, |
| 47400 Petaling Jaya, Selangor | |
| Developer | : Glomac Berhad |
| Expected Completion | : Dec 2018 |
| Type | : Serviced Apartment |
| Tenure | : Leasehold |
| Title | : Commercial |
| No. of Blocks | : 1 |
| No. of Storey | : 33 |
| No. of Units | : 394 |
| No. of Bedrooms | : 3 |
| No. of Bathrooms | : 2 |
| No. of Parking | : 2 |
| Land Area | : 7 acres |
| Built-up | : 560 – 1,100 sq.ft. |
| Maintenance Fee | : RM 0.35 per sq.ft. |
| Listing Price | : From RM589,680 – RM1,202,300 |
| Bumi Discount | : 7% |
Facilities
- 3-tier security
- Astro HD infra-ready
- Multipurpose hall
- Yoga gazebo
- Pergola deck
- 25 metre infinity pool
- Changing room & sauna
- Playroom
- Surau
- Secured residents-only car park
- Low VOC paint, adhesive & sealant
- Badminton court
- Therapeutic garden
- Barbeque pit
- Wading pool
- Cafeteria
- Reading room
- Fiber backbone for telephone system
- Rainwater harvesting system
- Half basketball court
- Children’s playground
- Jacuzzi/spa
- Gymnasium
- Daycare centre
- Laundry
Amenities Nearby
- 1 Utama Shopping Centre
- The Curve Shopping Mall
- Ikano Power Centre (IPC Shopping Centre)
- Sunway Giza Mall
- Encorp Strand Mall
- IKEA
- Cineleisure Damansara
- Tesco Mutiara Damansara Hypermarket
- Giant Kota Damansara Hypermarket
- TTDI Park
- Central Park Bandar Utama
- Mutiara Damansara Recreational Park
- Damansara Specialist Centre
- Tropicana Medical Centre
- Garden International School
- British International School
- Public Schools
- SEGI International College
- First City University College (previously KBU)
- KDU College
- Sri KDU International School
- Sekolah Menengah Kebangsaan Taman Tun Dr. Ismail
- Royal Chulan Damansara Hotel
- One World Hotel
- The Club
- Tropicana Golf and Country Resort
- Bandar Utama Golf Course
- Kuala Lumpur Golf and Country Resort (KGCC)
- Mutiara Damansara MRT interchange (upcoming)
- Sri Pentas MRT interchange (upcoming)
- Centre Point Bandar Utama
- SPRINT highway
- LDP highway
- NKVE highway
- DUKE highway
Project Details
The construction site of Glomac Centro V currently in progress
As the developer beautifully describes it in the opening line of its brochure, “A fabulous fusion of form and function, the architectural design of Glomac Centro V cleverly merges different outdoor and indoor spatial relationships”. Indeed such statement is true as we can see from this prestigious development delivered by Glomac.
Situated in the heart of Bandar Utama, Centro V is an extension of the successful mixed development Glomac Centro, which was completed in 2014. Spanning across a vast land area of 7 acres, Centro V is a building of low-density serviced apartments. With only 1 block, the towering high 26 storeys project houses a maximum 394 units. If you do a comparison with its neigbouring condominiums such as Pelangi Utama, which has close to 1300 units, this is indeed a private and exclusive low-density condominium.
Glomac Centro which connects to Glomac Centro V
The fact that it is situated in the buzzing community of Bandar Utama shows that this is a good investment, giving into consideration factors such as demographics, class, convenience of amenities nearby which in turn contributes to positive rental yield.
A check with the officer in its sales office reveals that the maintenance fee including sinking fund will be set at RM0.35 psf. If you research around Petaling Jaya, maintenance fee of RM0.35 is considered reasonable as places such as Mont Kiara has some condominiums charging up to RM0.45 psf.
Glomac Centro V is within minutes away from the bustling Bandar Utama Centre Point
The development carries a commercial title as there will be shop lots under the condominium. You might want to take note that a commercial title carries higher utility charges especially water tariff. This is inevitable but on the plus point, commercial title commands higher rental yield compared to residential. Unfortunately as many would have wished for, this is not a freehold project. It carries a leasehold title which lasts up to 99 years. Some purchasers have a high preference over freehold.
The development will have a maximum of 3 bedrooms and 2 bathrooms in all types of units. Each unit will be allocated 2 covered car parks. For families with more than 2 cars, you will need to rent extra car parks from the management or fellow residents, if it is available.
One of the mamak eating areas which is directly opposite Centro V’s site
At the time of launching, the listing price for Centro V is from RM589,680 – RM1,202,300. It is currently priced at around RM1000 to RM1100 psf. From a psf perspective, this is indeed a little pricey considering that similar neighbouring condominiums are priced at less than RM1000 psf. However, one has to take into consideration the exclusivity of such an arrangement before commenting on the price tag.
Convenient amenities are located throughout the vicinity of Centro V
There are 5 types of layout available for Centro V potential buyers. It is categorized into Type A, A1, B, C, D. Type A and A1 are the smallest among the 5 variations. Standing at 560 sq.ft, type A consists of one bedroom and one bathroom. Another variation of the small units is type A1, which is at 605 sq.ft., also with one bedroom and one bathroom.
Type A
Type A1 (taken from developer’s website)
The crown jewel of Centro V is type B, which boasts a stunning 3 bedrooms and 2 bathrooms at 1,100 sq.ft. Another special variation is type C, which is a duplex unit although it is just 860 sq.ft. The duplex units are situated on level 28-33. The duplex units also consist of 1 bedroom and 1 bathroom.
Type B (taken from developer’s website)
Type C (taken from developer’s website)
The last variation is type D, which is the middle unit at 1,060 sq.ft. It is a slightly more unique design as the layout is curvy compared to the others. It also boasts 3 bedrooms with 2 bathrooms.
Type D (taken from developer’s website)
In terms of facilities, Centro V has all the standards plus a few notable ones. Fiber backbone for telephone system and Astro HD Infra Ready is available for all units. In addition, the residency is at an all-time secure position with its 3 tier security access system and 24 hour CCTV monitoring. It is also a go-green residency as it has a rainwater harvesting system in place. It also practices its go-green policy by utilizing low VOC paint, adhesive and sealant in its building.
In terms of property value appreciation and rental yield, there is less to worry about. Being located in a prime location with high demand for occupancy, Centro V is is a good purchase be it for own stay or investment. This is backed up by statistics data showing the current rental yield in Bandar Utama to be around 5-6%. Of course the minus point will be the surrounding rural area of Kampung Kayu Ara, which some may find a little congested and crowded.
Centre Point Bandar Utama
Location
Bandar Utama is one of the affluent townships belonging to the subdivision Damansara of Petaling Jaya. The township is predominantly Chinese occupied with over 70% rate of occupancy. Malay takes up around 20% with the remaining 10% being Indian and other foreign immigrants. In the late 80s, Bandar Utama is an undeveloped piece of land with the majority of it being palm oil estates and its population is fewer than 100 people. Back in the days, there were also a lot of squatter settlements and illegal immigrants too in Bandar Utama.
One of the few remaining rural areas in Kampung Kayu Ara, in Bandar Utama
Development of Bandar Utama began in 1991 when See Hoy Chan Holdings Sdn. Bhd. undertook the project to revamp the whole township giving it a new breath of life. The first step was the development of residential houses to cater to the growing market’s needs.
In an attempt to modernize the area, See Hoy Chan took a bold step in building the 1 Utama Shopping Centre, which stands tall until today. The shopping centre became increasingly well-known after the Jaya Jusco chain of department stores shifted one of its outlets from nearby Taman Tun Dr. Ismail, Kuala Lumpur to Bandar Utama Damansara in 1995. In 1996, TV3’s broadcast centre was officially opened in Bandar Utama. This brings Bandar Utama to great lengths and has soared high ever since.
The under-bridge from LDP turning into Bandar Utama
Accessibility to and from Bandar Utama is connected by a number of major routes in the Klang Valley. If you are travelling from Puchong or SS2, you will need to take the Lebuhraya Damansara Puchong (LDP) to reach Bandar Utama. Similarly, if you are coming from Desapark City or Kepong, you will also use the LDP. For those staying in Subang or Shah Alam, you will most probably be using the New Klang Valley Expressway (NKVE) to arrive at this destination. Bandar Utama is also connected by the Duta Ulu Klang Expressway (DUKE) for those coming from Ampang. This saves a lot of time compared to the previous MRR2. Apart from these, Bandar Utama is also linked to highways such as SPRINT, NPE and Penchala Link.
There are many affluent townships in Damansara and Bandar Utama is connected to most of them. To the right of Bandar Utama lies the bustling city of Mutiara Damansara, best known for its iconic shopping centre The Curve. To the left of lies Kota Damansara which has seen a lot of improvements in recent years, thanks to the MRT project. To the back of it lies Tropicana, which is home to a myriad of luxury developments ranging from townhouses, bungalows, pool villas and high-rise condominiums. Names such as Tropicana Grande, Villa Impian, Tropicana Cyperus and Casa Indah are all luxury developments nestled within the township of Tropicana. Other prominent townships close to Bandar Utama are such as TTDI, Damansara Perdana, Damansara Uptown, SS2, Taman Bahagia and Kelana Jaya.
If you are coming from Kota Damansara to Centro V, you will pass by the stretch of shops in Pelangi Damansara before making a U-turn into Persiaran Bandar Utama
Bandar Utama is home to a few of the best educational institutions in town. There are few popular international schools nestled within the heart of Bandar Utama such as the British International School and Garden International School. Tertiary institution such as First City University College (previously KBU) is also located in the township. There are also few notable primary and secondary schools such as Puay Chai 2, SMK Bandar Utama, national schools and Tamil school. For early childhood development centre or kindergarten, there are plenty of centres available, such as Smart Reader Kids Bandar Utama which is located at the corner lot of Jalan BU6/12. Neighbouring institutions include names such as SEGI International College, Sri KDU International School and KDU College.
In terms of entertainment, Bandar Utama has its fair bit of share with names such as One Utama Shopping Centre, Sunway Giza, The Curve, IPC (Ikana Power Centre Shopping Centre), Encorp Strand Mall and Cineleisure Damansara all within close proximity. One can enjoy a relaxing weekend afternoon doing shopping and having meals at these entertainment outlets without the hassle of travelling to Kuala Lumpur city centre. IKEA, the biggest furniture store in Malaysia is also minutes drive away from Bandar Utama.
A Petron petrol station 5 minutes from Centro V
It is important to have adequate medical facilities in a township and Bandar Utama is close to 2 biggest hospitals namely the Damansara Specialist Centre (KPJ) and Tropicana Medical Centre. There are also several popular golf clubs within close vicinity such as the Tropicana Golf and Country Resort and Bandar Utama Golf Course
Analysis
Price Analysis
| Name | Tenure | Approximate Price (per Sq. Ft.) | Maintenance Fee(per Sq. Ft.) | No. of Blocks | Total Units | Sq. Ft. |
| Glomac Centro V | Leasehold | RM750 | RM0.35 | 1 | 394 | 560 – 1,100 sq.ft. |
| Reflection Residences@ Mutiara Damansara | Freehold | RM750 | RM0.35 | 1 | 299 | 1,092 – 1,705 sq.ft. |
| Tropicana Gardens@Cyperus | Freehold | RM1,267 | RM0.44 | 2 | 406 | 604 – 1,398 sq.ft. |
Summary
Some people may find that the minus point for Centro V is that it’s located within the area of Kampung Kayu Ara. The congested narrow roads might be undesirable to some. During peak hours, the roads leading into and out from Centro V can be quite a hassle. However, if you choose to ignore this factor, the fact that it is located so near to Bandar Utama and Damansara Uptown provides all the necessary amenities be it business or pleasure. Reflection Residences which is located in another prime area Mutiara Damansara enjoys the bustling commercial amenities of The Curve. Cyperus on the other hand is another luxurious development situated in Tropicana. Putting all 3 in comparison, Cyperus is the higher end with hefty maintenance fees to pay per month, which might burn a hole in your pocket. Reflection Residences will be more private as the area it is situated is quiet compared to Centro V, but at a higher price. All in all, it depends on owner’s personal preference. Considering its price affordability and its overall package, Centro V is a worthwhile purchase, be it for own stay or investment.
