Seremban 2 has emerged as one of the most progressive and successful mixed developments in Negeri Sembilan, with a current population of 62,000 residents.
Emporis Kota Damansara: An exposed review.
To be built on 6.9 acres worth of leasehold land in Kota Damansara, Emporis is a mixed development by SCland Group featuring retail shops, duplex office units, serviced residences, and a marketplace.
This developer was established in 2004, having a portfolio that spans the states of Selangor, Pahang and Sabah. Headed by Dato’ Tony Lim as the CEO, SCland Group comprises of SCland Sdn Bhd which is the property development arm of the group, and RDS Bina Sdn Bhd, the group’s construction affiliate that has been the builder of choice for many Malaysia’s leading property developers like Gamuda, GuocoLand, AsianPac, SMI, and Tanming.
From residential properties to commercial developments, some of the projects by this developer include 2- and 3-storey terrace houses in Taman Bukit Serdang, 2-storey semi-D homes in Temerloh, Pahang, shop houses in Amanpuri, Sri Damansara, a luxury condominium called Surian Residences in Kota Kinabalu, and 3-storey showroom factory called Omni in Kota Damansara.
A total of 616 units of serviced residences are offered here in Emporis spread between two towers standing at 28-storey each. Having an average price point of RM750 per square foot, the serviced residence units are presented in three built-up options of 750 sq ft, 880 sq ft, and 1,047 sq ft.
Considering everything about the location (its history of being underdeveloped before, its surroundings of mostly factories, its potential seeing as how close it is to PJ and KL city centres etc.), how worthy is this project then (especially the Serviced Residences parcel) for either own-stay or investment purposes like rental gains?
Continue reading this review for Emporis Kota Damansara to help you make up your mind on that.
Address: Kota Damansara, Petaling Jaya, Selangor
Land Title: Commercial
Site GPS Coordinates: 3°9’24″N 101°34’18″E
Expected Date of Completion: 2020
Property Type: Serviced Residences
Total Units: 616
Built Up in Sq Ft: 750, 880, and 1,047
Price: RM592,000 to RM1,085,700
Price per Sq Ft: At an average of RM750
Maintenance Fee per Sq Ft: Expected from RM0.25 to RM0.30
- Mixed lifestyle development
- Nearby an MRT station
- Strategic location
- Tennis court
- Basketball court
- Exercise Lawn
- Pristine Lawn
- Grand Lawn
- Garden Swing
- Garden Pavilion
- Garden Deck
- Garden Terrace
- Seating Nests
- BBQ terrace
- Party deck
- Games room
- Reading room
- Multipurpose hall
- Green Wall
- 50 metre swimming pool
- Jacuzzi lounge
- Kids pool
- Pool Party Deck
- Yoga/Tai Chi Deck
- Herb Garden
- Stone Bench
- Type A – 750 sq ft – 2 rooms, 2 bathrooms, Corner Type and Intermediate Type
- Type B – 880 sq ft – 2+1 rooms, 2 bathrooms, Intermediate Type
- Type B1 – 880 sq ft – 2+1 rooms, 2 bathrooms, Corner Type
- Type C – 880 sq ft – 2+1 rooms, 2 bathrooms, Corner Type
- Type D – 1,047 sq ft – 3 rooms, 2 bathrooms, 1 Balcony, Corner Type
Emporis Kota Damansara: An overview.
Having 616 units in total spread out evenly between two towers standing at 28 storeys each, Emporis Serviced Residences is part of the whole Emporis integrated development that will be built on 6.9 acres worth of 99-year leasehold land on Kota Damansara. For added privacy and convenience, there will only be twelve units per floor while four high-speed lifts are allocated to serve each block.
The residential units will start from the eleventh floor all the way to the thirty-seventh floor, on top of the facilities floor at level ten and the 6-storey car park podium from level four till nine. Emporis Boutique Retail will be occupying level one till three, where the common lobby at level one that leads to the shops will also be made accessible to the residents.
There are a total of six floor plans offered namely Type A at 750 sq ft and having two choices of either a corner or intermediate type, Type B and B1 at 880 sq ft that are an intermediate and corner type respectively, Type C at 880 sq ft which is a corner type, and Type D at 1,047 sq ft which is also a corner type.
Type A spots two rooms and two bathrooms with an ensuite for the master bedroom. Type B, B1, and C come with two plus one rooms and two bathrooms, whilst Type D being the biggest spots three rooms, two bathrooms, and is the only type that comes with a balcony.
Security-wise, Emporis will implement 3-tiered security protocols namely card access at the car park entrance, the car park lift lobby, and the lift cabins. Even better, all these three points will be CCTV monitored.
The price per square foot for Emporis Serviced Residences is expected to be around RM750 with freebies like three units of air conditioners, two units of bathroom water heaters, and kitchen cabinets along with cooking hood and hob included.
At an expected maintenance fee costing around RM0.25 to RM0.30 per square foot, residents here will get to enjoy a host of facilities one can expect from a lifestyle high-rise project. Apart from the standard swimming pool, children’s playground and gym, there will also be the more lavish ones to be utilised like a sauna, Jacuzzi, and a Herb Garden.
Apart from the Emporis Boutique Retail shops under the Emporis Serviced Residences, there will also be a separate 5-storey block of shops called Emporis Signature Retail, an 18-storey tower housing 204 duplex office units called Emporis Duplex Suites, and a proposed 5-storey arcade-style retail outlets called Emporis Marketplace.
Talk about having everything covered, eh?
Kota Damansara: The next “smash hit” in the making?
For those of you who think that there are just too many places with the name ‘Damansara’ in it, know that you’re not alone. In fact, apparently the word is not limited to just townships nowadays but also (get this) makes for a really cool name for a rock band, or more specifically for a French metal band who calls themselves Mutiara Damansara. Kind of makes you wonder if they’ll ever come up with a hit like ‘I effing love Swedish Meatballs!’ for a tribute concert or something…
Apart from Mutiara Damansara the band and Mutiara Damansara the township where the world’s largest furniture retailer IKEA is located, and Kota Damansara where the project Emporium will be developed, there’s also Damansara Utama, Damansara Damai, Damansara Kim, Damansara Perdana, and Ara Damansara to name a few.
Good thing though is that all these places are located close to one another so at least there won’t be any surprises when one travels down say to Johor, and find yet another town there called Damansara, would there?
Known as Petaling Jaya’s ‘Golden Triangle’, Damansara also houses many other attractions like the evergreen and largest shopping mall in the country 1 Utama (no my dear fellow Malaysians, Mid Valley Megamall is not the biggest one), the first golf facility in Southeast Asia approved for PGA TOUR’s Tournament Players Club (TPC) Network called the Kuala Lumpur Golf & Country Club (KLGCC), and of course the upscale township known as Taman Tun Dr Ismail (TTDI) that has even won the FIABCI Award of Distinction for Residential Property, making it one of the most prestigious township not only in the country but also the whole world.
Some of the major highways one can use to get there include the Damansara Puchong Expressway (LDP), the New Klang Valley Expressway (NKVE), the North South Expressway, and the Sprint Highway for its many sub-townships like Mutiara Damansara, Kota Damansara, and Damansara Utama, whilst major roads like Jalan Duta and Jalan Semantan borders Bukit Damansara, the part that’s located nearer to Bangsar and KL in general.
Given the exclusivity of this township, no wonder in the past no train services be it LRT or KTM serves this place since most residents here can afford to own more than a few cars to get about. Now however due to the many businesses that have sprung up in the many commercial areas there, there’s going to be the Mass Rapid Transit (MRT) project serving the area with the first phase of Line 1 (Sungai Buloh-Kajang line) expected to begin operation in December 2016 to include stations from Sungai Buloh all the way to Semantan.
The stations in between this first phase will also include Kampung Selamat, Kwasa Damansara, Kwasa Sentral, Kota Damansara, Surian, Mutiara Damansara, Bandar Utama, Taman Tun Dr Ismail, Phileo Damansara, and Pusat Bandar Damansara.
Emporis that will be located in Kota Damansara not only holds a prime address, but is close to other notable attractions as well like the hip and happening hangout spot ‘The Curve’ that’s located around 5 kilometres away, the Tropicana Medical Centre at around 1.5 kilometres away, and SEGi University at around 2 kilometres away.
Despite the location of this project being surrounded by factories and the fear that commercial-wise, this part of Kota Damansara is too overly developed (The Strand shopping mall and the shops in Dataran Sunway not too far away have been struggling to survive, seeing how close they are to the business centre of Mutiara Damansara where The Curve, IKEA, etc. are located), from a residential perspective one must admit that the location is indeed worth it, thanks to the nearby amenities and the excellent accesses.
Although the developer’s decision to make this an integrated project may raise a few eyebrows, one may argue that once the MRT line is fully operational, it’s fair game for every commercial hub in Klang Valley.
Take Suria KLCC with its unique offerings like being a shopping-mall park hybrid and having attractions like a world-class aquarium (Aquaria KLCC), or Mutiara Damansara that has offerings like the hip shopping centre The Curve and the world’s largest furniture retailer IKEA, for example. Perhaps then the developer could come up with something else entirely for Emporis, a one-of-a-kind offering like being the first shopping mall to operate from 6pm till 6am perhaps?
What do you think?
Emporis Kota Damansara: An assessment.
How well is this part of Damansara doing you ask? Well then, let’s compare Emporis to two other high-rises in the vicinity namely Encorp Strand Residences at around 4.5 kilometres away, and Surian Condominium at 6 kilometres away. This way, you might just be able to get that particular question answered.
|Name||Tenure/Land Title||Price per Sq Ft||Built-up in Sq Ft||Total Units|
|Emporis Kota Damansara||Leasehold/ Commercial||RM750 average||750, 880, and 1,047||616|
|Surian Condo, Mutiara Damansara||Freehold/Residential||RM250 average||1,206 – 2,233||376|
|Encorp Strand Residences||Leasehold/ Commercial||Subsale from RM1,000||640 – 8,607||278|
Surian Condo was completed in 2007 and when it was first launched, the asking price was just around RM250 psf but now, it has increased exponentially to around RM700 psf. It can even fetch rental rates of around RM2,500 per month for a fully furnished three bedroom unit. Despite The Strand shopping mall not doing so well, Encorp Strand Residences subsale price is definitely good news indeed for its current owners.
Emporis Kota Damansara: The verdict.
Let’s face it, Malaysia may well be on the verge of shopping mall oversupply especially in Klang Valley.
And unless the commercial hub has something truly unique to offer, chances are it won’t make it. Plus, considering how bad the country’s economy is as of late that leads to lower consumer purchasing power, no wonder then we’ve seen a steady decline of tenant occupancy rate for retail spaces of around 2-3% since the year 2014.
Emporis Serviced Residence is no doubt a perfect place for own-stay or rental gain investment given its excellent location, but the idea of it as an integrated development with too much emphasis on office and retail spaces may pose to be quite the huge gamble.