• Caitlyn
  • 20 October 2021

Dian Residency sits on a 3.1-acre leasehold commercial parcel in Seksyen 13, Shah Alam. It is developed by CPI Land Sdn Bhd, with a gross development value (GDV) of RM300 million. The project comprises a 25-storey block and a 26-storey block of 832 units of serviced apartments, commercial suites and shoplots.

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The developer named the project Dian (candle in Bahasa Malaysia) as a symbol of light. They wanted it to be practical, and thus a short but memorable name with a strong and positive connotation fits the project. Additionally, the name also makes reference to the design elements that stand out in Shah Alam.

They aim to deliver a sense of lightness and freedom within the development, while featuring a sophisticated blend of geometric and linear patterns on walkways, lobby and parts of the exterior. The façade of the residential towers also has terraced finishes which distinguish Dian from other residential buildings in Shah Alam.

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Address: Tadisma Business Park Seksyen 13, 40100, Selangor

Developer: Ara Ville Sdn Bhd (CPI Land Sdn Bhd)

Property Type: Mixed development

Land Area: 3.1 acres

Land Title: Commercial

Tenure: Leasehold

No. of Blocks: 2

No. of Storeys: 26 (Block A) & 25 (Block B)

Total Units: 832

Sales Gallery: 1-8 & 1-9, No1, Jalan Boling Padang 13/62, Menara U2, 40100 Shah Alam, Selangor

Year of Completion: 2023

Built-up Area: 

  • Serviced apartment: 550 sq ft – 810 sq ft
  • Commercial suite: 290 sq ft – 489 sq ft
  • Shop lot: 800 sq ft – 1,715 sq ft

Facilities:

Ground Floor

  • Elevated deck
  • Play area – rope playground, mound playground, netting playground

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Level 11

  • Swimming pool
  • Pool cabana
  • Sparkling pool
  • Jacuzzi
  • Feature tree
  • Resting area
  • Entrance courtyard
  • Stramp
  • BBQ area
  • Wading pool
  • Water feature
  • Playground
  • Resting pod
  • Gym
  • Multi-purpose hall
  • Reading room
  • Outdoor shower
  • Yoga room

Launch Price: From RM270,000

Maintenance Fee: RM0.30 per sq ft

Project Details

The Dian Residency serviced apartments come in four layout types, ranging from 550 sq ft to 810 sq ft. They are priced from RM270,000 and RM415,000 for the 2 and 3-bedroom units respectively.

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The commercial suites are available in a studio layout, with sizes ranging from 290 sq ft to 489 sq ft. These start from RM170,000. For the 13 shoplots at Dian Residency, they are from 800 sq ft to 1,715 sq ft and are priced from RM610,000. The shoplots and commercial suites come with one parking bay each, while the serviced apartments come with two.

The maintenance fee at Dian Residency is expected to be RM0.30 per sq ft, inclusive of sinking fund, and the development is slated to be completed 36 months from the execution of the sales and purchase agreement (SPA).

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Amenities at Dian Residency are available across two levels. The ground level has an elevated walkway amidst tree tops, and three play areas. Meanwhile on Level 11, there’s a swimming pool, feature tree, playground, resting pod, yoga room, reading room, and many more (refer to the full list in the Introduction section). There’s also the one-of-a-kind Instagrammable ‘stramp’, which combines the stairs with the practicality of ramps, and cabanas that features a linear design style (used on the main ‘Dian’ signage). 

Serviced Apartment – Unit Types

Built-Up

Type A

·       550 sq ft

·       2 bedrooms

·       1 bathroom

Type B

·       810 sq ft

·       3 bedrooms

·       2 bathrooms

Type C

·       810 sq ft

·       3 bedrooms

·       2 bathrooms

Type C1

·       810 sq ft

·       3 bedrooms

·       2 bathrooms

For commercial suites, there are 10 types, all with 1 bathroom. Unit sizes are:

  • Type 1: 456 sq ft
  • Type 2: 369 sq ft
  • Type 3: 367 sq ft
  • Type 3A: 367 sq ft
  • Type 4: 307 sq ft
  • Type 5: 445 sq ft
  • Type 6: 467 sq ft
  • Type 6A: 467 sq ft
  • Type 7: 290 sq ft
  • Type 8: 489 sq ft

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For the shop lots, there are 13 types, all with 2 bathrooms. They are:

  • Type 1: 1,267 sq ft
  • Type 2: 1,280 sq ft
  • Type 3: 1,084 sq ft
  • Type 4: 1,084 sq ft
  • Type 5: 1,083 sq ft
  • Type 6: 841 sq ft
  • Type 7: 800 sq ft
  • Type 8: 883 sq ft
  • Type 9: 1,028 sq ft (960 sq ft + 68 sq ft utility)
  • Type 10: 985 sq ft (911 sq ft + 74 sq ft utility)
  • Type 11: 981 sq ft (897 sq ft + 84 sq ft utility)
  • Type 12: 773 sq ft (689 sq ft + 84 sq ft utility)
  • Type 13: 1,715 sq ft (1,560 sq ft + 155 sq ft utility)

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Location

CPI Land acquired the site for Dian Residency in May 2019 because of its location. Shah Alam is a well-planned city with ready infrastructure in place. Seksyen 13, in particular, is a convenient location as it calls Subang and Glenmarie neighbours. Additionally, Dian Residency is connected to three major highways – Federal Highway, NKVE (New Klang Valley Expressway) and Guthrie Corridor Expressway (GCE).

The developer appointed a big data analyst to study the location, and the data points that there is strong demand and potential growth there. The ongoing LRT 3 project in the area is also expected to lend a positive impact. Due to these factors, the developer also acquired a 2.22-acre parcel that’s a stone’s throw from Dian Residency.

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Dian Residency is within close proximity to landmarks such as Stadium Shah Alam and Stadium Malawati. Within a 5km radius, residents of Dian Residency will enjoy quick and easy access to three international schools, three universities, four golf courses, and eight shopping malls.

Accessibility

  • Persiaran Sukan
  • Guthrie Corridor Expressway (GCE)
  • North Klang Valley Expressway (NKVE)
  • Federal Highway
  • Glenmarie LRT Station
  • Stadium LRT Station
  • Batu Tiga KTM Station
  • Subang Airport

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Education

  • Dwi Emas International School
  • Gems International School
  • The Japanese School
  • Management & Science University
  • UiTM Shah Alam
  • KDU College

Medical Care

  • MSU Medical Centre
  • Hospital Umra
  • Avisena Specialist Hospital (previously known as DEMC Medical Centre)
  • KPJ Selangor Specialist Hospital
  • Shah Alam Specialist Hospital
  • Columbia Asia Hospital
  • Ara Damansara Medical Centre
  • Hospital Shah Alam

Shopping

  • AEON Mall Shah Alam
  • Plaza Shah Alam
  • Plaza Alam Sentral
  • Shah Alam City Centre (SACC Mall)
  • Citta Mall
  • Subang Parade Shopping Centre
  • Utropolis Marketplace
  • Empire Shopping Gallery Subang

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Recreation

  • Stadium Malawati
  • Shah Alam Extreme Park
  • Rhino KV Arena Shah Alam
  • Sultan Abdul Aziz Shah Golf & Country Club
  • Stadium Shah Alam
  • City Karting
  • Saujana Golf and Country Club
  • Guthrie Golf Academy Pitch and Putt Course
  • Glenmarie Golf and Country Club
  • Subang Racquet & Golf Centre
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Analysis

At Dian Residency residents are expected to enjoy well-planned living spaces, quality materials, differentiated design, unique facilities, and a good location. There’s also the price point, where a 810 sq ft, 3-bedroom unit, starts from RM415,000. The developer opines that purchasers are getting value for money based on these factors.

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The developer started collecting bookings for Dian Residency since April 2020, and the response has been beyond their expectations. The project is targeted at young families seeking affordable homes that also fulfil the expectations of a modern lifestyle. Dian Residency is designed to meet these expectations, and the developer thinks that entry-level products are considered fairly recession-proof. Plus, with the Home Ownership Campaign, it is a good time to buy properties in the primary market.

Here’s a look at residential properties in or close to Dian Residency.

Project

Land Tenure

Property Type

Completion

Built-up

Approximate Launch Price

Dian Residency by CPI Land Sdn Bhd

Leasehold

Serviced Apartment

2023

550 sq ft – 810 sq ft

From RM270,000

V Residensi 2 by MCT Consortium

Freehold

Serviced Apartment

2017

815 sq ft – 1,162 sq ft

From RM412,400

Residensi Hijauan (The Greens by Crest Builder Holdings Berhad

Freehold

Condominium

2018

915 sq ft – 1,830 sq ft

From RM420,000

Ken Rimba by Ken Rimba Sdn Bhd

Freehold

Condominium

2018

1,119 sq ft & 1,183 sq ft

From RM380,000

Emira Residence by OSK Property Holdings Berhad

Leasehold

Serviced Residence

2018

614 sq ft – 1,238 sq ft

From RM385,000

Hill10 Residence @ i-City by I-Berhad

Freehold

Suite

2021

480 sq ft – 880 sq ft

From RM508,000

Melodia 2 at Setia Alam Impian by S P Setia

Freehold

Double-storey terrace

2023

1,652 sq ft – 1,710 sq ft

From RM782,800

Habitus @ City of Elmina by Newfields Group

Freehold

Serviced Apartment

2023

451 sq ft – 998 sq ft

From RM305,000

Residences (South) at Tropicana Metropark

Freehold

Serviced Residence

2024

500 sq ft & 700 sq ft

From RM377,000

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Summary

CPI Land is a boutique property developer that was established in 2010. They have a track record of successful projects including Avantas Residences in Old Klang Road, Serintin in Mantin, Negeri Sembilan, Kerian Links in Jalan Ipoh, Tuan Residency in Jalan Kuching, and Tuan 2egacy in Jalan Kuching.

The developer plans to launch Dian Residency 2 in Q1 of 2022. The project is located in Seksyen U1 Shah Alam, a stone’s throw from Dian Residency. With a GDV of RM200 million, Dian Residency 2 will tentatively offer 502 units of serviced apartments with built-ups from 800 sq ft and prices starting at RM380,000.

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In the meantime, if you’re interested in a unit at Dian Residency priced at RM415,000, here are its estimated loan figures.

  • LTV / margin of finance: 90%
  • Down payment (10%): RM41,500
  • Loan amount: RM373,500
  • Loan term: 30 years
  • Interest rate: 3.2%
  • Monthly repayment: RM1,615
  • Approximate required gross annual income: RM65,000*

Calculations are based on the PropertyGuru Home Loan Calculator, and PropertyGuru Home Loan Eligibility and Affordability Calculator. Plus, if you’re interested in calculating your Debt Service Ratio (DSR), you may refer to the PropertyGuru Loan Pre-Approval online service. It is FREE to use and has a 99.9% accuracy, which helps in avoiding loan rejections. DSR is a method used by banks in Malaysia to calculate whether you can afford the loan you’re applying for.

* Assumptions: You have no other monthly debt obligations, and 30% of gross income is 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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