Curvo Residences is the final residential phase of the first integrated development in Setapak, SkyArena.
Continue Reading ⋅ 30 January 2023
00 – Tiara Mutiara 2
Tiara Mutiara 2: A gorgeous review.
Following the success of Tiara Mutiara, Tiara Mutiara 2 located in Old Klang Road, is a mixed development comprising of 367 units of serviced apartment, and 25 units of commercial shop offices. Another prestigious project by Mutiara Johan Group, this property sits on a 3 acres worth of freehold land.
There are eighteen layout designs offered in total with built-ups ranging from 800 to 1110 square feet. Two blocks of 28-storey high will hold the residential units, facilities, and the shop offices. The selling price for the serviced apartment units starts from RM448,000 and can even go up to RM900,000.
Seeing as how this projects holds the Old Klang Road address, one may argue that this property is rather affordable as compared to other upcoming projects here. Which brings up the question: Is it more for own-stay or investment?
Continue reading on this review for Tiara Mutiara 2 to find out.
Project Details.
Address: Old Klang Road, Kuala Lumpur
Land Title: Residential
Tenure: Freehold
Site GPS Coordinates: 3°4’29″N 101°39’32″E
Website: http://tiaramutiara.com.my/
Expected Date of Completion: 2017
Property Details
Property Type: Serviced Apartment & Shop Offices
Total Units: 367
Total Towers: 2 Blocks
Built Up in Sq. Ft.: 800, 807, 900, 933, 1030, 1075, and 1110
Listing Price: RM448,000 – RM900,000
Price per Sq. Ft.: Starts from an average of RM550
Maintenance Fee per Sq. Ft.: RM0.28
Car Park Bay per Unit: 1
Special Features:
- Freehold and Residential
- Uniquely beautiful architecture
- Mixed development
Facilities:
- Swimming pool
- Playground
- Gymnasium
- Prayer room
- Sauna & changing room
- Function room
- Laundry
- Pool deck
- Lift lobby
- Commercial spa
- Commercial gym center
- Childcare
- Yoga corner
- Outdoor terrace
- 24 hour security
Unit Type:
- Type A1/A3/A4/A5 – 3 Bedrooms, 2 Bathrooms, 1 Car Park Bay, 900 Sq. Ft.
- Type A2 – 3 Bedrooms, 2 Bathrooms, 1 Car Park Bay, 900 Sq. Ft.
- Type A6 – 3 Bedrooms, 2 Bathrooms, 1 Car Park Bay, 1110 Sq. Ft.
- Type A7/A10 – 3 Bedrooms, 2 Bathrooms, 1 Car Park Bay, 1030 Sq. Ft.
- Type A8/A9 – 3 Bedrooms, 2 Bathrooms, 1 Car Park Bay, 800 Sq. Ft.
- Type A11 – 3 Bedrooms, 2 Bathrooms, 1 Car Park Bay, 1075 Sq. Ft.
- Type B1/B5/B6/B7- 3 + 1 Bedrooms, 2 Bathrooms, 1 Car Park Bay, 933 Sq. Ft.
- Type B2/B3 – 3 + 1 Bedrooms, 2 Bathrooms, 1 Car Park Bay, 900 Sq. Ft.
- Type B4 – 3 + 1 Bedrooms, 2 Bathrooms, 1 Car Park Bay, 807 Sq. Ft.
Project Details
Tiara Mutiara 2: An outlook.
Developed on 3 acres worth of freehold land, Tiara Mutiara 2 is built beside its predecessor Tiara Mutiara, both of which are located right next to the Klang River in Old Klang Road. It is a mixed development comprising of 367 units of serviced apartment spread across two blocks of 28-storey each, and built on top of 25 units of commercial shop offices.
There will be eight levels carpark podiums and one basement level carpark housing more than 700 car park bays. There will be four lifts serving each block where there will be 11 units per floor for Tower A, and 12 units per floor for Tower B.
A total of eighteen layout design are offered for this project. Type A1, Type A3, Type A4, and Type A5 at 900 square feet, Type A2 at 900 square feet, Type A6 at 1110 square feet, Type A7 and Type A10 at 1030 square feet, Type A8 and Type A9 at 800 square feet, and Type A11 at 1075 square feet are all the types only offered in Tower A, with the types having built-ups of 1030, 1075, and 1110 square feet being dual-key units.
08 – Tiara Mutiara 2 – Type A1, A3, A4, and A5
09 – Tiara Mutiara 2 – Type A2
10 – Tiara Mutiara 2 – Type A6
11 – Tiara Mutiara 2 – Type A7 and A10
12 – Tiara Mutiara 2 – Type A11
In Tower B, the layout types offered are Type B1, Type B5, Type B6, and Type B7 at 933 square feet, Type B2 and Type B3 at 900 square feet, and Type B4 at 807 square feet. All types come with 3 bedrooms and 2 bedrooms, and one car park bay.
What’s unique about this property is its unconventional layout designs. Apart from having a private hall for the rooms that ensures more privacy (if a guest were to be around the house), the bigger layouts will even have curved interiors thanks to the architecture design. Though it may pose quite the challenge for when it comes to furnishing the unit, its distinctiveness is no doubt appealing.
The selling price for the units in Tiara Mutiara 2 starts from RM448,000 and can go up to RM900,000. Considering the product in this area, it is quite a bargain. The fact that it holds a freehold tenure may even justify its competitive price despite the small built-up sizes.
Freebies include water heater for the bathrooms, cooking hood and hob, airconds, and wardrobes, but these offers are of course subject to changes so it’s best to check with the developer to know more on what you’ll be actually getting.
The developer is even applying for Green Building Index (GBI) status and having rain-water harvesting system, solar panels, and extensive green to the development will surely help the process.
In terms of facility, Tiara Mutiara 2 delivers quite reasonably. There’s the standard swimming pool which is a must on high-rise property nowadays, a children playground, a gymnasium, a sauna, a changing room, a prayer room for the Muslims (surau), a pool deck, a laundrette, a function room, a yoga corner, a children care centre, an outdoor terrace, and even a commercial spa and a commercial gym centre. The facility floor will be located on the eighth floor.
06 – Tiara Mutiara 2 – Facility Floor
07 – Tiara Mutiara 2 – Swimming Pool
06 – Tiara Mutiara 2 – Children Playground
For one to enjoy these facilities, a maintenance fee and sinking fund of RM0.28 will have to be imposed.
This project has been selling well with more than 90% units are already taken up. The expected completion date is by early 2017,
Location
Old Klang Road: Connectivity like no other.
Have you heard of the proverb “Old is gold”? Are you familiar with the pop-rock band, OneRepublic’s Counting Stars lyrics that goes “Old, but not that old”? Surely you know of the Terminator movie franchise, and Arnold Schwarzenegger’s catchphrase “Old, but not obsolete”, right?
All these share one thing in common, serving as a reminder for those who always think that “New is always better”. Sometimes, old-anything is the way to go, and this even applies to when it comes to property location. Newer, fancier townships like Mont’ Kiara or Setia Alam may have their plus points, but there’s a reason why people back then decided to choose Old Klang Road to be developed first, and that reason being its strategic location.
In 1959, the same year ‘The Supremes’ was formed, Old Klang Road was one of the first major road built in Klang Valley to serve the two towns of Sungei Way and Petaling Jaya (there we go; other thriving old-timers location-wise) and linking Kuala Lumpur and Klang in general. Today, one can reach Petaling Jaya or Puchong on one end of the stretch while the other end leads towards the city centre of Kuala Lumpur (on your way there, you’ll even pass the famous Mid Valley City where the Mid Valley Megamall and The Gardens Emporium are located).
02 – Tiara Mutiara 2 -Old-Klang-Road-towards-KL.original
Some dvelopers like Bukit Kiara Properties has even went to the extent of renaming it KL South, and using that in the naming of its latest property offering in the middle of Old Klang Road (near Old Klang Road’s wet market) called VERVE Suites KL South. It’s a marketing gimmick obviously, and you can find this practised in many Klang Valley areas such as Kerinchi which is now also called Bangsar South, and Damansara North for Damansara Damai. Which counterpart sounds better is something we’ll leave for you to decide – just don’t get confused in the meantime.
Here’s a bit more breakdown on Old Klang Road as a whole.
The Good:
Not only Old Klang Road is a well-established area, it is also surrounded by other reputable townships like Taman Desa, Seputeh, and Taman Sri Sentosa. Each of these townships offers its own provision of amenities like the amusement park, Desa Water Park, hotels like The Gardens Hotel, and public schools like SK Petaling 1 & 2 respectively. Major highways are also intersected with Old Klang Road like the New Pantai Expressway (NPE), the Maju Expressway (MEX), the Shah Alam Expressway (KESAS), and the Federal Highway, giving convenient connectivity all around.
The Bad:
Two words: Traffic jam. And not because of small roads either since there are three to five lanes on both opposite sides of the stretch. No, it’s because Old Klang Road is just too popular for its own good, mainly being the choice for those who wants to escape paying for tolls. As public transport goes, sure there are ample buses and cabs serving the area but what’s needed there to ease the nightmarish congestion is an efficient train service like the LRT or MRT. A KL Monorail extension is currently proposed from the existing line to pass Old Klang Road all the way to Bandar Sunway so let’s hope that it will come to fruition so that this ongoing issue can finally be solved.
03 – Tiara Mutiara 2 – Taman Desa Medical Centre
04 – Tiara Mutiara 2 – School in OKR
05 – Tiara Mutiara 2 – OKR Wet Market
Tiara Mutiara 2 is located along Jalan Puchong but due to its close proximity to Old Klang Road, and the fact that no definite borders are outlined to where Old Klang Road starts and ends for this part of Jalan Puchong, Tiara Mutiara is then considered to have Old Klang Road address. Besides, it is only one kilometre away to where it intersects with Old Klang Road, so there you go. This area however is notorious for its terrible traffic jams especially during peak hours despite having good access.
The project site gives a rather convenient access to surrounding amenities like the Mid Valley shopping mall (around 10 kilometres away), Sunway Pyramid shopping mall (less than 10 kilometres away), a mosque (around 900 metres), and KTM Petaling station (2.5 kilometres away). Within a five kilometres radius, residents of Tiara Mutiara 2 will also benefit from amenities like schools like SJK(C) Yuk Chyun and SMK Petaling, and healthcare centres like Assunta Hospital and Taman Desa Medical Centre to name a few.
A property basically can never go wrong, not when it has Old Klang Road as an address.
Analysis
Tiara Mutiara 2: An assessment.
There aren’t that many huge space of lands left in Old Klang Road, hence why this area has been witnessing a booming of high-rise properties recently all along its stretch.
Attracting big and small developers alike like MRCB, Bukit Kiara Properties, and Orionluck Property Development, let’s compare Tiara Mutiara 2 to these developers’ latest offerings to get a better understanding of Old Klang Road’s potential as a whole.
| Name | Tenure/Land Title | Approximate Price (per Sq. Ft.) | No of Blocks / No of Units | Car Park Bays | Furnishing |
| Tiara Mutiara 2 | Freehold/Residential | Starts from RM600 | 2/367 | Starts from 1 | Partly Furnished |
| Riverville Residences | Freehold/Residential | Starts from RM530 | 2/473 | Starts from 1 | Unfurnished |
| D’Sands Residence | Freehold/Commercial | Starts from RM610 | 2/365 | Starts from 1 | Unfurnished |
| Residency V | Freehold/Commercial | Starts from RM800 | 1 / 412 | Starts from 1 | 3/4 Furnished |
| Pearl Suria | Leasehold/Commercial | Starts from RM700 | 1 / 403 | Starts from 1 | Unfurnished |
| VERVE Suites KL South | Freehold/Residential | Starts from RM1,100 | 2 / 321 | Starts from 1 | Fully Furnished Designer Suites |
| 9 Seputeh | Leasehold/Residential | Starts from RM840 | 9 / Approximately 2000 | Starts from 1 | Partly Furnished |
Tiara Mutiara 2 is one of the cheaper projects in Old Klang Road currently, and is also one of the low density property. Only Tiara Mutiara 2 and 9 Seputeh are mixed development of residential and commercial component.
The rental rate for Old Klang Road existing condos like Scott Garden is around RM1500 for an 800 square feet, semi-furnished unit. This bodes well to the potential of high-rise properties in Old Klang Road don’t you think?
Mutiara Johan Group: A strong player.
An established developer, Mutiara Johan Group has been around for more than 20 years, and is known to complete more than 3000 residential units and various commercial projects all over Klang Valley.
Some of their portfolios include OG Business Park, Mutiara Puchong Business Centre, Cheras Business Centre, Binjai Residency, and Tiara Mutiara.
Summary
Tiara Mutiara 2: The verdict.
Apart from heavy traffic congestion haunting Old Klang Road, Tiara Mutiara is located in area that’s also prone to high crime rate.
It is still strategic location-wise though, giving access to residents there of great amenities from shopping malls, to school, to hospitals – the perks of it being an established place.
The product is unique, and comes from a well-established developer. Having said all these, no doubt its mixed development concept and the availability of commercial shop offices make this property suitable for both own-stay and investment.
