Curvo Residences is the final residential phase of the first integrated development in Setapak, SkyArena.
Continue Reading ⋅ 30 January 2023
There are several developments that are similarly named as V-Residensi. There’s V Residences at Sunway Velocity, and SkyAwani V Residence at Sentul. So, don’t get confused! The V-Residensi series in question here is developed by B&G Property. They have V-Residensi in Selayang Heights, V-Residensi 2 in Shah Alam, V-Residensi 3 in Bangi, and V-Residensi 5 in Selayang.
V-Residensi 2 is a mixed development in Seksyen 22, Shah Alam, and it comprises serviced apartments, and a commercial component. It is developed across 4.63 acres of freehold land. This development marked B&G Property’s first completed project in the Shah Alam area. Upon its completion in 2017, B&G Property’s next project was V-Residensi 5, which is located in Selayang. That development consists of 240 serviced apartment units with built-ups ranging between 1,203 and 1,683 sq ft.
In conjunction with the completion of V-Residensi 2, B&G Property organised a housewarming party as a token of appreciation to the owners and to give them a warm welcome into their newly completed home. Approximately 1,300 owner and their families turned up for the event. The lucky draw session awarded 3 winners an additional car park bay each.
Address: Jalan Mawar, off Persiaran Jubli Perak, Seksyen 22, 43000 Selangor
Developer: B&G Superb Property, a subsidiary of MCT Consortium
Property Type: Mixed
Land Title: Commercial
Land Area: 4.63 acres
Number of Blocks: 2
Number of Storeys: 22
Total Units:
- Serviced Apartment: 616
- Shops: 43
Tenure: Freehold
Year of Completion: 2017
Built-up Area: 815 sq ft – 1,162 sq ft
Facilities – Serviced Apartment:
- Swimming pool
- Wading pool
- Gymnasium
- Playground
- Garden platform
- Multi-purpose hall
- Surau
- Launderette
- 24-hour security
Launch Price: From RM412,400
Maintenance Fee: RM0.20 per sq ft
Project Details
V-Residensi 2 is a freehold mixed development. The serviced apartment consists of two 22-storey blocks, and in total, there are 616 units. These units come with either 2 bedrooms or 3 bedrooms, and it ranges from 815 sq ft to 1,162 sq ft. This rather low density development would suit singles, young couples, and mid-sized families.
One of the interesting features at V-Residensi 2 is the property management smartphone app that allows the residents to book facilities, register a visitor, check their outstanding maintenance charges, make payments, and submit suggestions or complaints.
The V-Residensi 2 serviced apartment features several standard facilities such covered parking space, wading pool, swimming pool, children’s playground, gymnasium, surau, multi-purpose hall, and launderette. It also has a security system, with access card.
V-Residensi 2 is developed by B&G Superb Property, a subsidiary of MCT Consortium. Each unit was provided with 2 parking lots, free kitchen cabinets with hood & hob, and free air-conditioning. The initial selling price of V-Residensi 2 was from RM412,400.
|
Unit Types |
Built-Up |
Launch Price |
|
Type A |
· 815 sq ft · 2 bedrooms · 2 bathrooms |
From RM412,400 |
|
Type B
|
· 1,162 sq ft · 3 bedrooms · 3 bathrooms |
|
|
Type C |
· 1,124 sq ft · 3 bedrooms · 3 bathrooms |
Location
V-Residensi 2 is located at Batu Tiga, strategically straddling Shah Alam and Subang Jaya. As such, residents and tenants would enjoy connectivity to various parts of Selangor via the Federal Highway and North–South Expressway Central Link (ELITE Expressway).
Shah Alam Expressway (KESAS) is just south of the development, and it is accessible via the New Klang Valley Expressway (NKVE). As V-Residensi 2 sits off Persiaran Jubli Perak, it also links the development to Shah Alam and USJ, minus the tolls or highways. Additionally, the property is a short drive from the Batu Tiga KTM station.
This development is surrounded by a good number of amenities including exclusive restaurants, banks, fast-food outlets, schools, entertainment outlets, convenience stores, and shopping malls. Educational institutions there include Sultan Salahuddin Abdul Aziz Shah Polytechnic, Seksyen 19 primary and secondary schools, and Shah Alam Teknik secondary school.
Here’s a look at what’s close to V-Residensi 2:
- 3 minutes’ walk to convenience stores, mamak, launderette
- 5 minutes’ drive to Batu Tiga KTM Station
- 5 minutes’ drive to AEON, Giant, and Tesco Mall Shah Alam
- 5 minutes’ drive to Stadium Shah Alam
- 5 minutes’ drive to KDU College
- 5 minutes’ drive to Glenmarie
For shopping, these options are also a short drive away – Empire Shopping Gallery, Subang Parade and AEON BiG Subang Jaya.
Accessibility
- Persiaran Jubli Perak
- Federal Highway – 3 minutes’ drive
- North–South Expressway Central Link (ELITE Expressway) – 5 minutes’ drive
- Guthrie Corridor Expressway (GCE) – 5 minutes’ drive
- Shah Alam Expressway (KESAS) – 5 minutes’ drive
- Batu Tiga KTM station
Education
- Sultan Salahuddin Abdul Aziz Shah Polytechnic
- Seksyen 19 primary and secondary schools
- Shah Alam Teknik secondary school
- Sekolah Islam Integrasi Tahfiz As-Syakirin
- Sri Kuala Lumpur school
- Management & Science University (MSU)
- INTI International College Subang
- Metropolitan College
- Sunway University
- Monash University
- SEGI College
Medical Care
- AVISENA Specialist Hospital (previously known as DEMC Specialist Hospital)
- SALAM Shah Alam Specialist Hospital
- KPJ Specialist Selangor Hospital
- Darby Medical Centre
- Sunway Medical Centre
Shopping
- V-Residensi 2 shop lots
- AEON Shah Alam
- Tesco Shah Alam
- SACC Mall
- Empire Shopping Gallery Subang
- Subang Parade shopping mall
- AEON BiG Subang Jaya
Recreation
- Stadium Shah Alam
- Shah Alam Convention Centre (SACC)
- Glenmarie Golf & Country Club
- Saujana Golf & Country Club
Analysis
The serviced apartment units at V-Residensi 2 could be considered rather affordable, considering its price point and the location. It is located right beside the popular Subang Jaya neighbourhood, and thus, there could be more price appreciation to come. The development is also just a short drive to a plethora of amenities, and the facilities within the development is considered decent.
A repeat concern that’s been brought up in forums is its proximity to Carlsberg, and about 800m from the Nirvana Memorial Park. It would depend on each individual’s perception on whether these are considered deterrents or not!
Available listings in PropertyGuru in February 2021 show that the asking monthly rental for 1,124 sq ft units are from RM1,400 to RM1,700, while purchase prices are asking from RM450,000 to RM570,000.
For units purchased at RM480,000, and rented out at RM1,500 per month, the gross rental yield would be 3.75% per annum.
Here’s a quick review of residences in Shah Alam/Subang.
|
Project |
Land Tenure |
Property Type |
Completion |
Built-up |
Approximate Launch Price |
|
V Residensi 2 by MCT Consortium |
Freehold |
Serviced Apartment |
2017 |
815 sq ft – 1,162 sq ft |
From RM412,400 |
|
Suri Puteri Serviced Apartment by SCland Group |
Leasehold |
Serviced Residence |
2012 |
1,012 sq ft – 1,345 sq ft |
From RM128,868 |
|
Freehold |
Serviced Residence |
2013 |
926 sq ft – 1,023 sq ft |
From RM300,000 |
|
|
Vista Alam Serviced Apartment by Tahap Warisan Sdn Bhd |
Leasehold |
Serviced Residence |
2014 |
759 sq ft – 1,351 sq ft |
From RM307,000 |
|
Alam Sanjung @ Subang West by Crest Builder Holdings Berhad |
Freehold |
Serviced Apartment |
2015 |
864 sq ft – 981 sq ft |
From RM465,000 |
|
Freehold |
Condominium |
2018 |
1,119 sq ft & 1,183 sq ft |
From RM380,000 |
|
|
Paisley at Tropicana Metropark |
Freehold |
Serviced Residence |
2021 |
601 sq ft– 1,491 sq ft
|
From RM528,000 |
Summary
V-Residensi 2 is developed by B&G Property. Some of their ongoing projects are V-Residensi 5 (serviced apartments) at Selayang Heights, Kingsley Hills (bungalow lots, semi-D, condo) at Putra Heights, and D’Pristine (SoFo, offices, hotel, mall) at Medini, Iskandar, at Johor.
As for MCT Consortium, it is an established developer with many notable properties. Some of their projects include One City (integrated mixed development) at USJ 25, 1 Avenue (condo) at USJ, The Place (condo) at Cyberjaya, Lakefront (mixed residential) at Cyberjaya, CyberSouth (417-acre township), and Alira (serviced residence & low-rise villas) at Metropark Subang.
Here are estimated loan figures for a Type C 1,124 sq ft unit at V-Residensi 2 priced at RM480,000.
- LTV / margin of finance: 90%
- Down payment (10%): RM48,000
- Loan amount: RM432,000
- Loan term: 30 years
- Interest rate: 3.2%
- Monthly repayment: RM1,868
- Approximate required gross annual income: RM75,000*
These calculations are based on the PropertyGuru Home Loan Calculator, as well as PropertyGuru’s Home Loan Eligibility and Affordability Calculator.
If you’re interested in calculating Debt Service Ratio (DSR), you may refer to the PropertyGuru Home Loan Pre-Approval tool. It is FREE to use and helps you avoid loan rejections. It has a 99.9% accuracy so you can be sure of home loan approval!
* Assumptions: You have no other monthly debt obligations, and 30% of gross income will be 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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