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Continue Reading ⋅ 30 January 2023
Artist’s impression of Aerial Night View of 9 Seputeh. Pic taken from the website.
9 Seputeh: The clean start.
This is a review for 9 Seputeh. If you’re here because you searched for 8 Seputeh, you’re still in the right place since both are one and the same thing. It was first called EastFront though, and it was meant to be developed as a low density, four-block serviced apartments. The developer then decided to change it into an eight-block mixed development before adding one final block, resulting in the concluded name.
Oh, and don’t let the ‘VIVO’ thingy confuses you either. It’s Latin for ‘Live’ and is just a concept to parts of the development i.e. for its SOHO Suites, Commercial Centre, and Serviced Residences.
Like its branded name, 9 Seputeh is located in Seputeh. Puteh is the old spelling for Putih (white) so loosely translating it, Seputeh would be “Whiteness”.
Address: Old Klang Road, Kuala Lumpur
Property Type: Serviced Apartments, Serviced Residences, SOHO Suites, and Commercial Centre
Land Title: Residential
Tenure: Leasehold (expiring 11 May 2109)
Bumi Discounts: 5%
Sales Gallery: PT 8617, Jalan Klang Lama, Batu 3, 58100, Kuala Lumpur
Site GPS Coordinates: 3°06’21” N, 101°40’37” E
Website: www.9seputeh.com.my
Expected Date of Completion: April 2018
Total Units: Approximately 2,000
Built-Up: 500 – 7000 Sq. Ft.
Facilities & Amenities:
2 dedicated floors for outdoor and indoor facilities (for VIVO Serviced Residents)
26th Floor:
- Sky Gym
- Observation Deck
- Party Lounge, Jacuzzi, & Sky Bar
- Reading Room
- Reflexology Path, Meditation Deck, & Yoga Deck
- Zen Garden
9th Floor:
- Infinity Pool & Kids Pool
- Sunken Pool Chairs, Pool Daybeds, Timber Deck, & Shower Pit
- BBQ Pit Area
- Half Basketball Court, Tennis Court, & Table Tennis Room
- Gymnasium, Jogging Track, Outdoor Gym, Putting Green
- Landscaped Plaza & Green Area
- Children Playground & Children Game Room
- Dance Studio, Music Room, Karaoke Room, & Indoor Theatre
- Sauna Room & Steam Room
- Male Changing Room & Female Changing Room
- Roof Café, Lounge, & Function Hall
Listing Price: RM442,560 – RM2,919,540
Price per Sq. Ft.: Starts from RM840
Maintenance Fee per Sq. Ft.: Starts from RM0.44
Parking Bay per Unit: Starts from 1 (except for VIVO SOHO Suites)
Special Features:
- Direct Link to NPE – Proposal approved end 2014
- KL Monorail Line – To be confirmed by end 2015
- “River of Life” Project – Started June 2012
Development Type:
Parcel A & B:
Serviced Apartments
- Built-up: 700 – 2600 Sq. Ft.
- 4 Towers: Two 42-Storey & Two 44-Storey
Parcel C:
VIVO Serviced Residences
- Built-up: 700 – 2,600 Sq. ft.
- 4 Towers: A, B, C, and D
VIVO SOHO Suites
- Built-up: 500 – 1400 Sq. Ft.
- 1 Block of 15-Storey SOHO Suites
VIVO Commercial Center
- Built-up: 2800 – 7000 Sq. Ft.
- 2 & 3 Storey Shops/Retail Outlets
Parcel D:
Institution
- 1 Block of 36-storey Institution
- Facilities and Retail Space
Unit Type:
SOHO Suites
- Type 1: 527 Sq. Ft. ▪ 11 Units
- Type 2: 505 Sq. Ft. ▪ 183 Units
- Type 3: 785 Sq. Ft. ▪ 11 Units
- Type 4: 785 Sq. Ft. ▪ 11 Units
- Type 4A: 785 Sq. Ft. ▪ 11 Units
- Type 5: 775 Sq. Ft. ▪ 12 Units
- Type 6: 484 Sq. Ft. ▪ 24 Units
- Type 7: 527 Sq. Ft. ▪ 11 Units
- Type 8: 807 Sq. Ft. ▪ 11 Units
- Type 9: 1,334 Sq. Ft. ▪ 1 Unit
- Type 10: 796 Sq. Ft. ▪ 1 Unit
Serviced Residences
Tower A & B:
- Type A: 775 Sq. Ft. ▪ 44 Units ▪ 44 Car Park Bays
- Type B: 785 Sq. Ft. ▪ 44 Units ▪ 44 Car Park Bays
- Type C: 803 Sq. Ft. ▪ 44 Units ▪ 44 Car Park Bays
- Type D: 1,238 Sq. Ft. ▪ 120 Units ▪ 240 Car Park Bays
- Type E: 1,388 Sq. Ft. ▪ 47 Units ▪ 94 Car Park Bays
- Type F: 1,072 Sq. Ft. ▪ 29 Units ▪ 58 Car Park Bays
- Type F1: 1,072 Sq. Ft. ▪ 18 Units ▪ 36 Car Park Bays
- Type G: 2,470 Sq. Ft. ▪ 4 Units ▪ 12 Car Park Bays
- Type H: 2,159 Sq. Ft. ▪ 2 Units ▪ 6 Car Park Bays
- Type J: 2,593 Sq. Ft. ▪ 2 Units ▪ 6 Car Park Bays
- Type K: 1,098 Sq. Ft. ▪ 29 Units ▪ 58 Car Park Bays
- Type L: 1,288 Sq. Ft. ▪ 29 Units ▪ 58 Car Park Bays
Tower C & D:
- Type A: 775 Sq. Ft. ▪ 44 Units ▪ 44 Car Park Bays
- Type B: 785 Sq. Ft. ▪ 44 Units ▪ 44 Car Park Bays
- Type C: 803 Sq. Ft. ▪ 44 Units ▪ 44 Car Park Bays
- Type D: 1,238 Sq. Ft. ▪ 120 Units ▪ 240 Car Park Bays
- Type E: 1,388 Sq. Ft. ▪ 43 Units ▪ 86 Car Park Bays
- Type F: 1,072 Sq. Ft. ▪ 43 Units ▪ 86 Car Park Bays
- Type G: 2,470 Sq. Ft. ▪ 4 Units ▪ 12 Car Park Bays
- Type H: 2,159 Sq. Ft. ▪ 2 Units ▪ 6 Car Park Bays
- Type J: 2,593 Sq. Ft. ▪ 2 Units ▪ 6 Car Park Bays
- Type K: 1,098 Sq. Ft. ▪ 33 Units ▪ 66 Car Park Bays
- Type L: 1,288 Sq. Ft. ▪ 33 Units ▪ 66 Car Park Bays
Project Details
9 Seputeh on Cloud Nine.
At this point of reading this review, you should know by now that 9 Seputeh is a high-end high-rise property development. With that said, one can expect a certain class to its architectural design so having Veritas Design Group heading it sure lives up to the expectation. Renowned for winning numerous awards and having an extensive portfolio to boot, Veritas’ handiwork at 9 Seputeh is a definite cream of the crop to the whole project.
Type B is one of the smaller units available in 9 Seputeh. Though wedged in the middle of Type A and Type C with all three types having 2 bedrooms and 2 bathrooms, it’s good to know that the views are still generously unobstructed.
Layout for Type B. Pic taken from the website.
Type B’s Living Room. Pic taken from the website.
Type B’s Kitchen and Dining Room. Pic taken from the website.
Type E is one of the intermediate units offered to also include Type D, F, F1, K and L, all having only one immediate neighbouring unit except for Type D that stands on its own – perfect for those looking for some privacy.
Layout for Type E. Pic taken from the website.
Type E’s Living Room and Dining Room. Pic taken from the website.
Type E’s Master Bedroom. Pic taken from the website.
Type H is one of the bigger units offered including Type G and J. All three types are duplex units having only 2, 4, and 2 units respectively with built-up size of well over 2000 square feet each. More space and privacy indeed.
Layout for Type H. Pic taken from the website.
Type H’s Upper Living Hall. Pic taken from the website.
Type H’s Lower Living Hall. Pic taken from the website.
Type H’s Master Bedroom. Pic taken from the website.
All units come semi-furnished with quality kitchen cabinets, high-grade floorings and some premium electrical appliances like Electrolux fridge, washing machine, and kitchen hood. Though of course, these offers are subject to changes.
There are four phases to 9 Seputeh’s development called parcels, with Parcel C being the first to be launched. More than 80% of the units offered are already taken-up, with the smaller units all sold-out leaving only the bigger ones. Parcel A & B that will include four blocks of serviced apartments are expected to be launched by end of 2015.
As mentioned, there are two dedicated facility floors for each tower. Residents between two adjacent towers may have to share some of the facilities though. On the 9th floor for example, there will be only one Putting Green in Tower A and one Tennis Court in Tower B. The same goes for the 26th floor, where there will be only one Sky Gym in Tower A and one Jacuzzi in Tower B.
1 Infinity Pool for each tower on the 9th Floor. Pic taken from the website.
1 Putting Green in Tower A & C on the 9th Floor. Pic taken from 9 Seputeh’s website.
1 Tennis Court in Tower B & D on the 9th Floor. Pic taken from the website.
1 Sky Gym in Tower A & C on the 26th Floor. Pic taken from the website.
1 Jacuzzi in Tower B & D on the 26th Floor. Pic taken from the website.
Add the three special features of the project, and 9 Seputeh’s rather steep price may just be justified. First, is the proposed dedicated link to New Pantai Expressway (NPE). This project was approved late last year by Kuala Lumpur City Hall (DBKL), and is a good news much awaited by even the residents of Seputeh and Old Klang Road areas since it will help ease the traffic in Old Klang Road. Words on the commencement date of this project is yet to be announced but having the green light reflects positively on MRCB’s promise.
Proposed dedicated link to NPE. Pic taken from the website.
The second special feature is the proposed KL Monoral station just a few hundred metres away from 9 Seputeh connected by a pedestrian bridge. Even more anticipated than the dedicated link to NPE, this project that extends KL Monorail’s line all the way to Bandar Sunway which would then include Old Klang Road, is still however under review although 9 Seputeh has already received the approval to construct the covered walkway on the project’s site. Like the NPE link, hopefully MRCB will follow through on this as well.
Proposed KL Monorail station. Pic taken from the website.
The third feature is the “River of Life” project with the objective of cleaning and transforming Klang River (Sungai Klang) into a beautiful, liveable waterfront – just like what South Korea did with their Cheonggyecheon stream. It’s a mega project taken up by lots of both government and non-government bodies and has already started since June 2012. There are no promises yet on when this project will be completed but it’s sure to greatly appreciate 9 Seputeh’s value once it does.
The ‘River of Life’ project. Pic taken from ETP PEMANDU’s website.
Location
9 Seputeh Location and Seputeh Area. Pic taken from Google Maps.
Seputeh: Pure white gold.
Have you been to Mid Valley City? You know, that ginormous mixed development comprising the likes of the high-end emporium The Gardens, and the everyday-people shopping mall Mid Valley Megamall? Well then, you have been to Seputeh. Most Malaysians would have remembered taking the Keretapi Tanah Melayu (KTM) train and getting off at Seputeh station before having to walk for about 10 minutes to get there. Now however, we are way luckier since the KTM line has been extended directly to Mid Valley City itself.
So it’s a no brainer that this area located in the trail of Old Klang Road is so to speak, a white goldmine, considering the fact that it’s located in the heart of KL and surrounded by established neighbourhoods like Bangsar, Pantai, and Brickfields.
Old is gold, and Old Klang Road is indeed precious. On one side of the trail, you can get to Petaling Jaya, Subang, Kelana Jaya, Puchong etc. whilst the other takes you directly to Kuala Lumpur city. Where traffic is concerned, the road can be heavily congested during peak hours but since this is KL we’re talking about, traffic jam is pretty much a given anywhere.
Slow-moving traffic along Old Klang Road during peak hours heading towards Klang.
Old Klang Road emerging into NPE heading towards Klang.
Less traffic congestion in the evening peak hour along Old Klang Road heading to KL.
Smoother traffic to KL along Old Klang Road during evening peak hours. Fewer traffic lights also.
Some people may argue that the grass isn’t always greener on the other side.
Or is it?
Less than three kilometres away from 9 Seputeh is the infamous Pantai Sewage Treatment Plant (STP) that has been pretty much a woeful subject. You can’t drive along the area without the smell seeping into your car’s ventilation and it just doesn’t make any scent (pun intended) to be outside at any given time for too long.
In-comes the ‘Greater KL’ project by the Federal Government with one of its goals being to upgrade the current STPs. Renamed as Pantai 2 STP, the existing plant will be turned into an underground sludge-treatment and de-watering facility with a recreational and community park for the local residents built above it.
And it’s working.
As of now, one can attest that the air around Seputeh is much nicer to breathe. Gone are the days of having to wind-up the car’s window whenever one passes there, and racing from one building to another to escape the stench.
So it may not be all the time, but it’s good to know that there are greener grasses out there.
Rough sketch on the location of 9 Seputeh and Pantai 2 STP. Pic taken from Google Maps.
Pantai 2 STP’s Entrance.
Pantai 2 STP: Work in progress.
Pantai 2 STP Information Centre where the people can visit to learn more about the project.
Analysis
Check out the price-tag.
To help ease your decision-making, perhaps a property comparison between 9 Seputeh and other developments near it may just be what you need.
| Name | Tenure/Land Title | Approximate Price (per Sq. Ft.) | Approximate Maintenance Fee(per Sq. Ft.) | Car Park Bays |
| 9 Seputeh | Leasehold/Residential | Starts from RM840 | RM0.44 | Starts from 1 per unit |
| Pearl Suria | Leasehold/Commercial | Starts from RM700 | RM0.25 | Starts from 1 per unit |
| Nova Pantai | Leasehold/Commercial | Starts from RM790 | RM0.38 | Starts from 1 per unit |
*This comparison is for the smallest unit in all three developments, namely a 2-Bedroom, 2-Bathroom, 600+ – 800+ Sq. Ft. unit.
Both Nova Pantai and Pearl Suria are future developments with expected completion around the same time as 9 Seputeh. Although 9 Seputeh is priced higher than the two, it wins in terms of scoring a residential land title which will come in handy once the utility bills arrive.
It’s worth noting also that most developments in Seputeh area have leasehold statuses. This isn’t necessarily a bad news though. The residents all over Seputeh area can for example join force and together, apply for a freehold-status on their respective lands.
Rough sketch on the location of all three developments. Pic taken from Google Maps.
9 Seputeh by Gapurna Land.
9 Seputeh is developed by a Malaysian property developer called Gapurna Land Sdn. Bhd., a subsidiary of Gapurna Sdn. Bhd. which in-turn is a subsidiary of Malaysian Resources Corporation Berhad (MRCB). A good thing to know about this developer is their distinguished feat for being an industry leader and a benchmark setter in the pursuit of green building certifications like Malaysia’s ‘Green Building Index (GBI)’ and the US Building Council’s ‘Leadership in Energy & Environmental Design (LEED)’.
Some of their proven track-record includes (in clockwise) Hilton & Le Meridien Kuala Lumpur, Stesen Sentral Kuala Lumpur, NU Sentral, and Menara Shell.
Pictures taken from the websites of Shell, RSP Engineers, Xcel Hotel, and Malls Malaysia.
Summary
9 Seputeh’s Verdict.
All in all, when 9 Seputeh first came out people were doubtful. What’s with its name that keeps changing, and issues of the surrounding area etc. but in the end, the development seemed to turn out pretty well. And yet despite its high-end living, it’s important to know that the hustle and bustle of the city comes with the package.
Which is why you need to ask yourself: Would you go for peace and quiet, or do you prefer the active convenience?
