• Anjali Kassim Chan
  • 2 November 2015

Feature photo (Day)

Tropicana Gardens is a mix of a shopping mall, office tower, a hotel and residences, which is nestled within its unique urban gardens.

You want to picture elevated open-space gardens, urban population with convenience and connectivity – of living, working, shopping and playing – this brother’s got it all!

The developer of Tropicana Gardens, Tropicana Indah Sdn Bhd, is jumping on the bandwagon and tapping into Malaysia’s growing shopping complex fever. Because with this project, residents of Kota Damansara and PJ are going to welcome another 1 million sq ft of shopping mall to their neighbourhood!

Never mind the fact that it will be a newbie mall, surrounded by the unbeatable One Utama Shopping Complex, the highly-successful Curve and Giant Kota Damansara Mall, it sure looks like a sound investment for the long run.

Powered with the convenience of the Klang Valley Mass Rapid Transit (KVMRT) pegged for next year, this project’s set to be anything, but listless. The developers certainly seemed determined to put an iconic landmark here and have a slice of the cake on this piece of land!

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 Location: Kota Damansara, with frontage along Persiaran Surian

Accessibility: 4 major highways including LDP, NKVE, SPRINT Highway, Penchala Link

Land Area: 17 acres

Master Plan: Integrated Development comprising of a shopping mall, proposed office tower, and residential towers.

Property Type: Cyperus – Serviced Residences

Land Title:  Commercial

Bumi Discounts: 7%

Total Units: 406

Built Up: 

Studio: 600 – 605sf

2-Bedroom: 981 – 988sf

3-Bedroom: 1,398 – 1,404sf

Maintenance Fee per Sq. Ft.:
RM0.44psf including sinking fund

Parking Bay per Unit: 1 (Studio), 2 (2-Bedroom & 3 Bedroom units)

Current construction progress : 20%

Expected Date of Completion:  Dec 2018

Project Details

Third phase of Tropicana Gardens Cyperus on sale now

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The display of  Tropicana Gardens overall project at the sales gallery

The sale for the Third Phase of Tropicana Gardens @ Kota Damansara is now going on (as of October 2015). Dubbed as one of the hottest launch, Cyperus is 80% sold as of October 2015. It is fast advancing halfway into its completion since construction began in 2012.

Now available are Cyperus studio units and 3-bedroom units (Type D) with the price range as follows:

  1. Studio Type A (601 sq ft), starting from RM 700,000
  2. Studio Type B (601 sq ft), starting from RM 655,000
  3. Studio Type C (600 sq ft), starting from RM 650,000
  4. 3-bedroom Type D (1398 sq ft), starting from RM1.4 million

The interior of Type

All studios are of the same sizes, but just different in terms of their variety of layouts.

Also, it comes with an abundant of key facilities that amplify its unique selling points.

Facilities & Amenities:
Level 06: Recreational Promenade

  1. Basketball Half-Court
  2. Exercise Station
  3. Landscaped Garden
  4. Leisure Pool
  5. Hammock Pool
  6. Children’s Pool
  7. Swimming Pool
  8. Jacuzzi
  9. Yoga Deck
  10. BBQ & Viewing Terrace
  11. Oasis Pool
  12. Multifunction / Party Room
  13. Preparation Area
  14. Playground
  15. Children’s Playroom
  16. Changing Rooms
  17. Pool Side Lounge

Level 42: Sky Sanctuary

  1. Yoga Deck
  2. Exercise Terrace
  3. Outdoor Dining
  4. Feature Kitchen and Private Dining
  5. Sky Lounge
  6. Reading Lounge
  7. Sky Terrace
  8. Roof Garden
  9. Changing Rooms
  10. Gym (Mezzanine Floor)

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If this was what you would find in the serviced residence within your comfort zone, that is not all. There is also an abundant of facilities you can find all over the Kota Damansara area. However, with these facilities provided, residents are given much convenience to catch up with loved ones and indulge in their much needed activities within their serviced residence’s living space.

Thus, hygiene and security should be the least they would have to worry about.

Residents’ car park separated from mall

Parking matters are a reasonable concern for Malaysians. Thankfully, Tropicana Gardens residents’ have been given the priority by the developers.

Unlike fully-commercial properties where the tenants may consist largely of visitors and public that come in and out, Tropicana Gardens is half-commercial (for the shopping mall) and half-residential for Arnica, Bayberry and Cyperus. Thus, parking is crucial for its residents.

Thence, the car park for the mall is separated from the residences for security reasons. Specific car park bay(s) is/are assigned to the residential units and included per unit’s purchase.

The Studio will be given one parking lot per unit, while for the 3-bedroom unit, a pair of tandem parking lot will be allocated. Tower A and B will share a car park area. Whereas Tower C and future Tower D will share a car park area, respectively.

Security features

When we talk about buying a property, we also seek total and uncompromised security for our home. Tropicana has taken this into account and their safety features for this pproject include a 3-tier security system:

  • 24-hour CCTV (linked to video motion detection system)
  • 24-hour Guard patrolling
  • Access card system for entry and that takes their residents to their respective floors

Tropicana Cyperus has got all the basics and essentials well-analysed and covered. With a maintenance fee of RM0.44 per sq. ft. which includes sinking fund, this is indeed a worthwhile purchase.

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Location

‘Stay connected where it matters’

Kota Damansara is a 4,000 acre developing township of the satellite city of Petaling Jaya. The estimated population of Kota Damansara currently hovers slightly above 500,000. This number is bound to rise.

 Amenities in the township include the Selangor Polo Country Club, Seri Selangor Golf Course, three primary and secondary schools and one smart private school (Sri KDU), SEGi University College, the International University College of Technology Twintech (IUCTT) and the Tropicana Medical Centre. In addition, 1,000 acres have been set aside for a botanical garden.

True to its theme ‘Stay connected where it matters’, Kota Damansara has become the nucleus of major developments, whereupon the mention of its name brings to mind a friendly and homely neighbourhood that’s been inherited from the older generation.

Tropicana Gardens is highly accessible via 4 major highways – the LDP, Sprint Highway, NKVE and the Penchala Link including being surrounded by many affluent townships.

The following areas surround Kota Damansara at a 5km to 10km radius, made accessible through the LDP Highway:-

Location map

When the KVMRT is completed by 2016, Tropicana Gardens residents will be connected to various parts of the Klang Valley, primarily :

  • PJU 5 (Tropicana Medical Centre & SEGi University) @ 3 mins
  • The Curve @ 3 mins
  • One Utama @ 5 mins
  • KL Sentral @ 23 mins
  • Bukit Bintang Central @ 30 mins

In addition, I am looking forward to seeing a significant reduction of dependency on road transportation as soon as the 51km-long KVMRT operates by 2017. Hopefully, there will be less traffic congestion and pollution.

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Strategically weaved into the heart of Kota Damansara, most of the heavy traffic congestion causes we experience along Persiaran Surian today (and few years back) are because of the concentrated KVMRT project and road-widening construction efforts. And of course, tunnel works by the developer that leads directly into Tropicana Gardens, too.

The 3 infrastructure upgrading initiatives being carried out for the Tropicana Gardens are as follows:

(1)    Underpass at the junction of Persiaran Surian/Persiaran Mahogani (similar to underpass near The Curve & Damansara Uptown)

(2)    Gardens underpass along Persiaran Surian leading in & out of Tropicana Gardens Shopping Mall B2 car park

(3)    Road-widening in front of Tropicana Gardens. From current 2 lanes per direction, to a minimum of 3 lanes per direction.

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The Cyperus will certainly be taking after the precedent successes of Arnica Residence(Block A), which was sold out within 2 days of its special preview and the Bayberry(Block B) which was launched in 2013.

Buyers are prudent in considering all the above and as follows.

Happily sandwiched between the effervescent IKEA, The Curve and Cineleisure malls’ area and other friendly neighbourhoods like Tropicana Indah, Villa and Sierra Damansara; a hospital and several education institutions; Tropicana Gardens is built on a 17-acre land overlooking the serene lake and verdant greens of Seri Selangor Golf Club on the back. This is were the swimming pool area will be facing (East).

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The IKEA Store, the apple of the eye of Kota Damansara (Image source : IKEA Online)

Whilst if your unit faces Sunway Giza, you will feast your views on a 24-hour glitzy affair. To get over to the other side, there will be a walkway atop the Kota Damansara KVMRT to Sunway Giza where Encorp Mall and The Strand are situated.

The Strand commercial area

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Now, get a load of this. You want to consider the string of major banks within a stone’s throw away from the place you buy.

 

All the main banks have flooded into Sunway Giza bringing Kota Damansara and Mutiara Damansara residents and folks elsewhere, a one-stop banking convenience all in one location. Banks i.e : Maybank, Public Bank, Standard Chartered, UOB, OCBC Al-Amin, Alliance, HSBC Amanah, RHB etc, you name it, you’ve got it. That alone is the heartbeat that keeps Kota Damansara bustling with life.

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IMG_8012 IMG_8029 IMG_8025 Public Bank IMG_8036 IMG_8035

 

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Apart from that, due to the sizable student and hospital staff communities at Kota Damansara, I couldn’t help but wonder if there would be bicycle lanes to link the existing neighbourhoods to Tropicana Indah, where SEGi University and Tropicana Medical Centre are located. This would be a surefire appeal to boost the area’s value significantly in years to come.

SEGi University of Kota Damansara, 3 mins away on MRT

Upon enquiry, Tropicana personnel reverted and said that dedicated bicycle lanes for cyclists for Kota Damansara folks are underway. This, according to them, should be integrated into Majlis Bandaraya Petaling Jaya (MBPJ)’s master plan to create a bicycle-friendly neighbourhood for everyone.

However, calls made to MBPJ did not return with much success with a personnel from its Planning Department saying that bicycle lanes are indeed in their considerations. But for now, no concrete plans can be divulged. Which, clearly, is not helpful for our enquiry, at all.

Although I may sound like I am vouching for this project, I do honestly find this particular development exciting. Also, I sure hope these temporary disruptions would prove worthwhile for Tropicana Gardens buyers in due time. Yet in my humble opinion, with Tropicana Gardens’ wholesomely-integrated concept, it should be self-sufficient.

We do love variety after all.

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Analysis

 

Project title Tenure/Land Title Average Price (per Sq. Ft.) Maintenance Fee(per Sq. Ft.) Car Park Bays
Tropicana Gardens @ Kota Damansara Leasehold (Serviced Residences) RM1,267psf RM0.44psf including sinking fund 1 (Studio)2 (2-Bedroom & 3-Bedroom)
Cascades @ Kota Damansara (by Mitraland) Leasehold(Serviced Residence) RM 1,000 psf RM 0.30 psf. No car park providedSeason pass parking
Empire Damansara @ Damansara Perdana (by Mammoth Empire Group) Leasehold(Commercial property) RM400-450 in 2012 ( developer purchase price developer)Subsales today10-30% increase RM0.30 Parking only reserved for shop unit owners

Current construction progress: 20%

Expected Date of Completion:  Dec 2018

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Benefits that go beyond merely dollars and cents

If buyers can afford this price in the market, at the end of the day, they are buying into a load of benefits that Tropicana can provide for its buyers.

Projects like this, with a golf course view at the back portion and a KVMRT planted right at its doorstep, is almost non-existent.

The emphasis should be on the values of the project, not just in terms of dollars and cents.

  • You may try and survey the surrounding areas and note that many properties in Kota Damansara
  • cost around RM1,000 psf (e.g. Nexis, Surian Residences etc)
  • Tropicana Gardens has the unbeatable advantage of a direct MRT connection at its doorsteps, which is different from the other projects where you are required to walk or even drive a distance.
  • Quotes from property experts:
    • Ho Chin Soon: Infrastructure development is the key to shaping the national property market. buyers can forsee a 20% – 40% upside in property prices, especially those connected to MRT Stations
    • Amir Mahmood Razak (Director of Strategic Communications and Public Relations of MRT Corp): When the MRT-SBK (Sungai Buloh-Kajang) Line is completed, properties in the vicinity of MRT stations will be in great demand. This has proven true in Singapore, Hong Kong and Taiwan. The same scenario will likely take place in Malaysia as well.
  • Integrated living which offers convenience at your doorstep (imagine you can live, work, be entertained, dine, shop all at one place, have less time wasted on commuting, getting caught in traffic jams) ALL IN ONE!
  • Adjacent to Golf club which offers a green view for the city dwellers
  • Strategic location with matured amenities including medical centres, international schools, universities, golf and polo clubs
  • Completion of shopping mall will coincide with the date of completion for Cyperus (2018)
  • Generous lifestyle facilities for the residents’ enjoyment
  • Developed by a reputable developer with strong track records

Green Features in Tropicana Gardens Residential Towers RT1, RT2 and RT3

When customers understand the values that Tropicana Gardens offer, they will appreciate the benefits which they will enjoy in time. I personally feel that the GBI Awards won by Tropicana Gardens was in fact the winning point that bought me over.

The Tropicana Gardens was designed to reduce demand on natural resource supplies and help preserve environmental quality. The developer has set a goal of attaining the world class Gold certification for green buildings using the Green Building Index (GBI) rating system which is a third party environmental rating system for Malaysian buildings.

This development is a green building. Its residences are built to provide energy savings, water savings, a healthier indoor environment, better connectivity to public transport and the adoption of recycling and greenery for a sustainable lifestyle for you and your family.

All of its residential phases including Arnica and Bayberry have received the GBI Certification (Provisional, until the building is completed). Cyperus alone has received the GBI Gold Certification.  Some of Tropicana Gardens winning features that earned it its GBI Award are as follows:

  • Light and Air
  • Energy Efficiency
  • Water Efficiency
  • Native Vegetation
  •  Materials + Construction
  • Site Selection + Community Connectivity
  • Waste Reduction

And of course, the strengths of the project lie in:

(1)    Direct connection to Surian MRT Station at your doorstep

(2)    Integrated development with a shopping mall & office tower. Tropicana Gardens transcends the diverse lifestyle needs of the urban population with convenience and connectivity on a generous 17-acre land with the concept of work, live, play, shop and entertain at your doorstep.

(3)    The shopping mall has an estimated nett lettable area of 1-million square feet. Its unique curvilinear design, inspired by the Grand Canyon, will create a unique experience for retail, dining and entertainment. We have also Won the award of Best Retail Design (2014 – 2015) by Asia Pacific Property Awards (APPA).

(4)    Adjacent to Seri Selangor Golf Club and lake – rare to find such developments in the city which provides access to modern conveniences and greenery views

(5)    For Cyperus, 2 generous floors of Facilities  over 80,000sf @ Recreational Promenade (level6) and Sky Sanctuary(level 42) – including Hammock pool, BBQ & Viewing Terrace, Leisure pool, Feature Kitchen and Private Dining, Sky Lounge etc

Artist impression of the Tropicana Gardens' front and back portions

Verdict, selling price is therefore, attractively justifiable.

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Summary

In closing, developers nowadays are wrecking their noggin, constantly looking for ways to stimulate positive market sentiment towards the property industry in Malaysia.

Let’s not even start us ranting on challenges of owning a car or electronic devices, with the current economic condition (we live in a VUCA world), a lot of things are uncertain. But news had surfaced recently that the industry this year may soon become a renters’ market, due to the oversupply.

In spite of that, the Tropicana Gardens @ Kota Damansara is certainly a very ambitious development project by the Group to date.

Having had worked in this area over the past few years, I know this area by the back of my hand. I must say, you don’t always come across such a dynamic mix of benefits all in one basket.

It is the kind of neighbourhood that offers a healthy balance of lifestyle needs and which beckons more forthcoming wins ahead of Tropicana Gardens, KVMRT and road completions. And for many decades to come.

Perhaps, the sound approach to buying into Cyperus this time is to realise that your future is in good hands with Cyperus@Tropicana Gardens, Kota Damansara. Once you own a place here, you can rely on the fact that you are buying into one of Klang Valley’s top favourite neighbourhoods.

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About Tropicana Group

The name Tropicana Golf & Country Resort (TCGR) evokes a sense of comfort in modern living amidst the breathtaking green lung and fresh, wide open spaces, exotic flora and undulating landscape – and add Developed by Tropicana Corporation Berhad, the TGCR was transformed from wild estate land into the tranquil sanctuary it is today.

Founded by YBhg Tan Sri Dato’ Danny Tan, and after more three and a half decades at the helm of the company, the group has been recognized as one of the top 10 property developers in Malaysia with a record revenue of close to RM2billion and total assets of over RM 7.2billion in FY2014.

Since 1992, this exclusive recreational developer has been highly sought-after thanks to its reputation as a group that took pride in its various attractive offerings for its select group of residents.

Tan announced his retirement as Group Executive Vice Chairman on June 18, 2015.

Moving forward, Tropicana’s property arm is set to continue his legacy and vision for the group.

With the introduction of Tropicana Gardens and a list of other impressive projects such as the Tropicana Metropark Subang and Penang WorldCity in Bayan Mutiara, Tropicana Group is a serious developer with much to look out for.

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Eric Wong

Anjali Kassim Chan

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