Le Pavillion, Puchong

  • Arul
  • 4 November 2015

001LePav- Swimming Pool & gym
A beautiful illustration of Le Pavillion’s swimming pool & gym

Live Above All

Pavilion, a word that seems to represent glamour and prestige, has become quite a trendy name lately. From Bukit Bintang to now Bandar Puteri Puchong, IOI hopes to emulate the success of its KL counterpart with its very own Le Pavillion. Originated in French, Le Pavillion simply means the pavilion, a classical building or a structure that’s typically used in gardens or pleasure grounds. Indeed, this resort-style residence did not disappoint by correctly defining what a pavilion is truly all about. Lush landscaping and dedicated facilities surrounds the residence, along with a vantage view of the green forest reserves and city centre. In this regard, IOI promises to deliver you a living experience that is “sensuously stimulating as they are physically intriguing”. Whether Le Pavillion can live up to that expectation, we are about to find out in the review below.

Project Details

003LePav- Entrance
A sleek entrance statement by Le Pavillion
QuickPro No : PL-5092
Address : Puchong, Selangor
Property Type : Serviced Apartments
Land Title : Commercial
Tenure : Freehold
Bumi Discounts : 10%
Sales Gallery : Lot 5465, Persiaran Lebuh Puteri, Bandar Puteri Puchong, 47100 Puchong, Selangor.
Site GPS Coordinates : 3.017756, 101.626381
Website : http://www.ioiproperties.com.my/Bandar-Puteri-Puchong
Expected Completion Date : 2019
 Total Units : 606 units
 Built-Up Area : 5.6 acres
Facilities & Amenities : Lagoon Pavilion, Socialite Pavilion, Kidz Explorer Pavilion, Chill Out Pavilion,
  Sky Lounge Pavilion, Multipurpose Hall, Half Basketball Court, Tea & BBQ Terrace,
 Mini Theatre, Changing Room, Gymnasium, Yoga Deck, Kindergarten, Surau.
Listing Price : RM 700,000 – RM 942,000
Price per Sq.Ft. : RM 650
Maintenance Fee per Sq. Ft. : RM 0.35 (inclusive of sinking fund)
Parking Bay per Unit : 2 units
Development Type : Parcel A : Service Residence
  Parcel B : Retail Shops
  Parcel C : Office Suites
Unit Type : Type A (1,256 sq.ft.)
  Type B (983 sq.ft.)
  Type C (1,256 sq.ft.)
Special Features : Flexible 3 in 1 residences that include service apartments, retail offices and retail
  offices and retail shops, gated community and 4 tier security system, various
  exciting and relaxing facilities, unique layout with en-suite bathrooms and
  spacious bedrooms, quality bathroom set and generous cash rebates given,
  served by 3 LRT stations and well connected to 6 major highways.

 

Developer Details

002LePav- IOI Palms China
A grand concept of IOI Palm City, China

 

While Malton Bhd may have single-handedly redefined Bukit Bintang, IOI Properties Group Bhd (IOIPG), on the other hand, has been the crème de la crème of Puchong. Led by the venerable Tan Sri Lee Shin Cheng, he had transformed what turned out to be unwanted tin mines and oil palm plantations into a highly dense and vibrant metropolitan in Puchong. Today, IOIPG is renowned as one of the largest property companies in Malaysia with a proven track record of more than 30 years. From Malaysia to Singapore and China, this developer has kept an extensive portfolio under its belt ranging from property development, property investment, leisure and hospitality. Not to mention, new private lands located in IOI Resort City are also being injected into IOIPG by Tan Sri Lee Shin Cheng. So, if you are planning to stay around the Puchong area, there are no reasons for you to doubt this developer.

 

Developer Name : Flora Development Sdn. Bhd. (Subsidiary of IOI Properties Group Bhd)
Previous Property Development Projects : Bandar Puteri Puchong, Bandar Puchong Jaya, 16 Sierra
Current / Future Property Development : IOI Rio City
Awards / Achievements : 2014 The Edge Top 10 Malaysia Top Property Developers Award,
    BCI Asia 2015 Top 10 Developers Awards, Asia Pacific Property
    Awards for Highly Commended High Rise Landscaped Architecture
    for Skyz Residence.

 

Project Details

012LePav- Construction works

Ongoing construction works at Le Pavillion

 

Finally, we get to talk about Le Pavillion itself. The property sits on 5.6 acres of freehold commercial land, with a total of 606 residential units in two separate towers. Each tower is over 30 storeys high and there are almost 10 units of service apartments in each floor, save for the first 4 floors which are dedicated as carparks.

At over 100 households per acres, this would be a pretty standard density for an urban development. However, with new projects being launched around the vicinity and traffic’s becoming a real nuisance, you might want to consider twice before staying here.

013LePav - tower A
Introducing the high rise towers of Le Pavilion with over 30-storeys tall
015LePav- Commercial facade

 

Projected image of Le Pavilion’s Retails lots
016LePav-security

Nevertheless, Le Pavillion offers a modern 3 in 1 concept, where you get to enjoy not only the comforts of its service apartments, but the flexibility and convenience of its fully integrated office suites and retail shops as well.

In addition, safety is never a compromise with a comprehensive 4 tier security system being introduced to ensure a peaceful and secured living environment.

When it comes to the facilities, there is a special reason why this multi-purposed residence is called ‘Le Pavillion’.

 Featuring four iconic pavilions in the 12th and 13th floors, you and your children get to lean back and relax via the sky lounge pavilion, chill out pavilion, play deck and reading deck.

017LePav- sky pavillion
A promise of exhilarating view from the sky pavilions
018LePav- lookout pavilion

Get ready for a scintillating sight at the lookout pavillion

Together with its lookout pavilion, you and your family can also marvel upon the stunning sight of the 1,248 hectare Ayer Hitam Forest Reserve, just 700 metres away.

In fact, Le Pavillion would not be complete without the specially designed socialite pavilion, which can be used as a perfect rendezvous spot with your friends and families or as a community centre to host functions and festivals.

 In conclusion, for a maintenance fee of RM0.35 psf, this seems like a decent bargain, especially when there are other notable facilities as well such as the lagoon pavilion, kidz explorer pavilion, tea & BBQ terrace, multipurpose court, half basketball court, mini theatre, gymnasium, yoga deck, kindergarten and surau. 019LePav- socialite pavilion
The socialite pavilion is a perfect place for socializing
020LePav- living hall
A modern and professionally designed living hall

While its façade and facilities looked appealing, its interiors fell a bit short.

At an entry price of RM650 psf, you literary get what you paid for- a very practical layout with 3 air conditioners attached. No timber floorings or laminated floorings were included, as well as kitchen cabinets and plaster ceilings. However, they do provide you with 2 stylishly crafted bathrooms as shown below and some rebates for you to buy furniture.

It is also important for you to note that they are en-suite bathrooms, meaning they are privately located within the bedroom chambers. Thus, I am not sure if you would fancy this kind of settings, when the living hall and dining area is more compact as well.

As bad as it sounds, it would actually be a pretty neat design if you are not expecting any guests and prefer a larger bedroom space.

 021LePav- dining area
Chic and stylishly designed dining area adjacent to the bedroom
 

022LePav - bathroom

Decent quality bathroom set and tiles provided to you, but not in the bedroom though

 

 Floor Plan

 

024LePav-Type

The floor plan for Le Pavillion is pretty straightforward with 3 standard layouts- Type A, B and C. Each unit is designed to be a semi-D unit, with 3 bedroom and 2 en suite bathrooms. In addition, a total of 4 lifts will also be serving those units in every floor.

Starting with Type B, it would be the smallest unit with a built up area of 983 sf, followed by Type A, with a size of 1,256 sf. Meanwhile, Type C is almost an exact replica of Type A, except that a portion of its living area is substituted by a balcony.

And depending on which unit you have selected, you may either face Puchong or Petaling Jaya to the north, Bandar Puteri or USJ to the West, IOI Rio City or Bandar Puteri to the South and Ayer Hitam Forest Reserve to the east.

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Location

 

004LePav- Area Map

Strategically positioned in the highly sought after township of Bandar Puteri Puchong, Le Pavillion boasts a vibrantly growing community with an excellent accessibility.

It is well connected to 6 major highways including LDP, KESAS, MEX, ELITE, SKVE and Bukit Jalil Highway and will be served by 3 LRT stations namely Taman Perindustrian Puchong Station, Bandar Puteri Station and Pusat Bandar Puchong Station.

Besides, it is also in close proximity to several major cities such as Bandar Sunway 8km, Bukit Jalil 15km, Cyberjaya 20km, Putrajaya 23km, KLCC 27km and KLIA/KLIA 2 43km.So, whether you are coming from Petaling Jaya, Kuala Lumpur or Sepang, you will find travelling to Bandar Puteri Puchong and Le Pavilion relatively straightforward and convenient/

005LePav- Area Distance

006LePav- Busy Puchong road

Hectic road along LDP with Setia Walk onlooking
There’s one major issue you have to be concerned though- The legendary Puchong Jam! The roads connecting Puchong to Damansara and Putrajaya along LDP are frightfully terrifying, especially during weekends and peak hours.Not to mention, there is a total of 3 toll plazas placed along the highway exits with a probable chance of an accident occurring daily. And despite the future additions of LRTs around Le Pavillion, private transportation is still a must as they are not really within a walking distance.
007LePav- IOI Puchong Mall
The iconic IOI Mall Puchong
008LePav- Tesco Puchong
A huge Tesco Hypermarket to serve you
Regardless, you can still find joy with various places to shop and dine around the neighbourhood such as Setia Walk, IOI Puchong Mall and Tesco Hypermarket. 

 

 009LePav- Colombia Hospital
The Columbia Asia Hospital, a full service medical centre serving the community
 Meanwhile, along the Lebuh Puteri road, a modern and complete medical care can be found at the Columbia Asia Hospital Puchong, in addition to several rows of shop offices at ‘The Cube’.
 However, don’t expect much from the commercial centres as they are mainly used as business offices and private working spaces, although, there is a Starbucks, McDonald’s and an Anytime Fitness outlet located there as well.  010LePav- the cube
A Starbucks and McDonald’s joint at The Cube Commercial Centre
 011LePav- Rio City Development
The highly anticipated Rio City in development

One exciting addition you can cheer about though is the Rio City project just across Le Pavillion. At 72 acres, this massive RM6 billion integrated development will comprise of secured work spaces, retail offerings, hotel and residences, all connected via landscaped walkways and retail streets. Once completed, you can expect more eateries and new entertainment outlets to popup within the area.

Also worth noting is the serenity of the existing community. Lebuh Puteri is a much smaller and less congested road compared to massive expressway of LDP. Hence, driving around the neighbourhood would be relatively easy, unless you are planning to venture outside of Bandar Puteri Puchong, of course.

 

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Analysis

Pricing

Name Land Tenure / Title Average Price per Sq.Ft. Maintenance Fee per Sq.Ft. Car Park Bays
Le Pavillion (IOIP) Freehold / Commercial RM 650 RM 0.35 2 units
8 Kinrara (I&P) Freehold / Commercial RM 700 RM 0.32 2 units
O’Hako (Marimo Land) Freehold / Commercial RM 550 RM 0.28 2 units

 

For a luxurious service apartment that’s situated in the central Klang Valley region, an average selling price of RM650 psf and maintenance fee of RM0.35 seems like a pretty standard deal. More importantly, it has the prestigious IOI Properties at its helm, which is also the master developer for Bandar Puteri Puchong. With that said, you can expect the property prices in Bandar Puteri Puchong to increase further when the RM6 billion Rio City completes its development in the future.

Final Analysis

027LePav- pool cabana

Inspired by the classical pavilion architecture, Le Pavilion showcases a contemporary design that would redefine how a pavilion would actually appear. It also features a perfect work-life balance concept with its 3-in-1 integrated development consisting of serviced residences, retail lots and office suites. But what really makes Le Pavillion shine is its exotic and state-of-the-art facilities that includes 4 layers of security systems.

So, whether you are planning to relax at the pool cabana or take a stroll along the walkways, you can rest assure that your safety is guaranteed within this gated and secured residence. However, at RM650 psf, you are only getting a bare unit with just 3 air-conditioners and limited enhancements. Not to mention, most of the units are sold to investors rather than genuine home buyers. Thus, this is a potential concern you should be aware of.

Nevertheless, IOI has masterminded Puchong’s incredible transformation for the past 30 years. Hence, little could go wrong here with this project and developer.

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Summary

If you are planning to stay in Puchong and have accepted the fact that traffic congestion is unavoidable, then Le Pavilion could be the right one for you as it is served by 3 LRT stations and boast an excellent connectivity. However, at this point in time, it seems like a better investment decision than a family house with commercial centres and business offices greatly outnumbering its lifestyle components. Perhaps Rio City would be the catalyst that changes all of that in the future?

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Eric Wong

Arul

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