Urbana Residences will house 356 service apartments in a 15-storey block, a 5-level carpark, and recreational and social facilities.
|Address||: Jalan PJU 1a/3, Ara Damansra, 47400 Petaling Jaya, Selangor|
|Developer||: 128 Ara Damansara Sdn Bhd (a subsidiary of Newfields)|
|Expected Completion Date||: March 2017|
|Type||: Service Apartment|
|No. of Blocks||: 5|
|No. of Storey||: 23|
|No. of Units||: 1,247|
|No. of Bedrooms||: 1 – 3|
|No. of Bathrooms||: 1- 2|
|Land Area||: 8.9 acres|
|Built-up||: 500 – 1,594 sq.ft.|
|Maintenance Fee||: RM 0.30 per sq.ft.|
|Listing Price||: From RM 360,000 to RM 1,151,000|
|Parking Bays||: 2,700 in total including commercial reserved lots|
|Bumi Discount||: 7%|
|Price per Sq.Ft.||: RM 738.21 (average)|
- Type A – 2+1 bedrooms + 2 bathrooms (1,020 sf)
- Type A1 – 3 bedrooms + 2 bathrooms (1,385 sf)
- Type A1a – 3 bedrooms + 2 bathrooms (1,489 sf)
- Type B – 2 bedrooms + 2 bathrooms + terrace (850 sf)
- Type B1 – 3 bedrooms + 2 bathrooms + terrace (1,320 sf)
- Type B1a – 3 bedrooms + 2 bathrooms + terrace (1,594 sf)
- Type B1b – 3 bedrooms + 2 bathrooms + terrace (1,319 sf)
- Type B1c – 2 bedrooms + 2 bathrooms + terrace (935 sf)
- Type B1d – 2 bedrooms + 2 bathrooms + terrace (882 sf)
- Type C – 1 bedroom + 1 bathroom (675 sf)
- Type D – Studio (500 sf)
- 50m Infinity Pool
- Children’s Pool
- Multipurpose Hall
- Sunrise Garden
- Sunset Garden
- Kids’ Playscape
- The Lawn
- Dining Terrace
- Linear Garden
- Sky Garden
- Function Lawn
- Grand Courtyard
- 3 acres Landscaped Deck & Sky Garden
- Excellent Connectivity
- Multi-tiered Security
- Tropicana Golf & Country Resort
- Saujana Golf & Country Club
- Glenmarie Golf & Country Club
- Sime Darby Medical Centre
- Subang Airport Terminal
- Japanese School of Kuala Lumpur
- Asia Pacific Smart School
- CITTA Mall
- Tesco Extra
Leveraging on 28 years of strong financing relationship with banks, Newfields Property brings you Maisson; the 5 towers with a total of 1,247 units, family-themed serviced-apartment in the quiet sanctuary of Ara Damansara.
Due to its need to continue its construction to ensure a timely delivery, the show house at: Jalan PJU 1a/3, Ara Damansara, 47400 Petaling Jaya, Selangor has been demolished. So, do not go there to be greeted by an empty space. For those of you who have not been to the show room yet, fret not as I will show you many indoor photos not available outside.
Maisson: Elegant Living in The Arms Of Nature
The word maison translates to the meaning of home in French. In another meaning, it is used to refer to a girl that is amazingly beautiful & kind loving and that boys fall for her all the time. She is considered a lucky one to have, to a must have. For example in French would say that “She must be a maison”, inferring that she must be a very beautiful and attractive person. The Maisson we have in hand though comes with a double S. What we believe is the developer meant for this project to be a beautiful and irresistible home everyone should own, but also doubling its attractiveness effect with an extra S. What’s your take on this?
Let me take you on a tour into the project in details. Below consists a range of information and photos not readily available outside.
Let’s take a step back and examine the history of Maisson. Most of you did not know that Maisson was an abandoned project about 8 years ago in 2007 by the name of Platinum Damansara handled by Dataran Mantin Sdn. Bhd., a subsidiary of Kumpulan Langkawi Resorts. At that time it was only 40% complete, but buyers had already forked out 83% of payments over a period of 2 years. Due to financial short-sightedness, the developer over-stretched its financials and could not complete the project. The result was a group of disgruntled buyers in a state of fury and disappointment. Fast forward to 2014, that’s where Newfields decided to take up the abandoned project based on its future projection that this place will definitely boom.
Newfields Property executive director Seow Voon Ping was quoted as saying, “We wanted it for its unique location. Previously, it might not have been ideal to take over an abandoned project in Ara Damansara given its lack of connectivity, but over the last eight years, much of the infrastructure has changed and the neighbourhood has matured. In some abandoned projects, there is a win-win situation, but not all locations are ideal like this.” (Source: The Star)
Maisson is the development of a five-block freehold residential building comprising four old blocks with the addition of the 5th block, referred to as the ‘premium’ block. The 5 blocks houses a total of 1,247 units. Alongside the residential units are commercial shop houses below the condo.
As it is with many new developments in Klang Valley, Maisson overs a selection of different built-ups ranging from 500 sq ft to 1,594 sq ft, the former being the smallest studio unit while the latter being the biggest 3 bedroom unit.
Maisson Block 1 – 4 Layouts. (Source : MyPropertyLaunch.com)
Maisson Block 5 Layouts: MyPropertyLaunch.com
According to Maisson salesperson, Maisson is a family themed development which primary target is the family market. The building of various facilities such as a kindergarten, commercial spaces below which will house a grocery store, food places, cafes support this claim. The concept of ‘Barefoot Luxury’ marketed by Maisson delivers a seamless integration between modern architecture and lush greeneries. When I first visited the Maisson showroom, the element of lush greenery embedded in its built-up provides dwellers with a sense of relaxation and family time. Further to that, the special features such as the Sunrise and Sunset Gardens provides families a serene setting to gather for activities such as BBQ, table tennis or even practicing therapeutic yoga or Tai Chi. Its motto is to encourage family to be together. Each condominium has its own theme. For example, the nearby AraGreen Residences targets senior citizens. The master developer being in the hospital business designs every unit to be equipped with state-of-the-art blood pressure and blood glucose monitors, which is connected all the way down to the clinic below. In this case, if an emergency happens, the clinic is notified straight away, ensuring safety.
Block 5, The Premium Block
For block 5, the “premium” block, there are a total of 167 units serviced by 4 residential lifts. All units come with three (3) side by side carparks. As at time of this article, the developer is giving away 8% rebate plus RM15,000 cash rebate for all block 5 units. All units come with 3 years free maintenance fee.
Take note that when I visited the showroom, I was told that a majority of block 5 units has been sold out, except for the remaining below:
- Level 1, Type D2 : RM867,000 (price after rebate; KL/Bangsar view; 1 unit left)
Unit #08, 2 bedroom 1,105 sq. ft.
- Level 2-10, Type A2 : RM830,000 (price after rebate; e units left)
Unit #05, 06, 2+1 bedroom 1,035 sq. ft.
- Level 2-10, Type D2 : RM868,000 (price after rebate; 1 unit left)
Unit #08, 2 bedroom 1,105 sq. ft.
- Level 17-23, Type A2b : From RM800k (price after rebate; 6 units left only level 20 & above)
Unit #03, 2A, 2 bedroom 925 sq. ft.
- Level 17-23, Type B2c : From RM813k (price after rebate; 3 units left only level 19 & above)
Unit #01, 02, 2 bedroom 950 sq. ft.
For block 1-4, there is a slight difference in terms of rebate structure and goodies as opposed to block 5. Block 1-4 comes with only 2 carparks and enjoys 2 years free maintenance fee only as compared to the 3 carparks and 3 years free maintenance provided for block 5. Additionally, there is only 8% rebate being given without the RM15,000 cash rebates. Their marketing strategy suggests that they want to push the more premium lot out to buyers. There are also not much left on block 1-4.
From my last visit to the showroom, the remaining ones are as per below:
- Type A – 2+1 bedroom, 1,020 sq.ft.
From RM730,000 (price after rebate; 3 units left only)
- Type A1a – 3 bedroom with Private Terrace, 1,385 sq.ft. + 104 sq.ft.
RM1,030,500 (price after rebate; few units left)
The others are all sold out.
Let’s examine the interior fixtures provided by Maisson. I believe this is what most buyers will be interested in, since the showroom has now been demolished.
This is the master bedroom’s bathroom which comes with the exact fitting as the picture. Shower glass is provided together with the house, saving buyers the money of having to install one. The fittings in the bathroom which covers basin, tap, shower head and toilet bowl are all Johnson Suisse, which is a really good brand and quality.
The wooden cabinet which is of solid quality is provided too. The color of the cabinet alongside the top provides a very classy look.
What you see is what you get. This is the small bathroom where shower screen is provided too. The bathroom tiles are exactly what you will get. I personally think it matches the whole bathroom very well.
In the small bathroom however, there is no cabinet provided. Cabinet is only applicable for master bedroom toilet. However the brand used for fittings is still Johnson Suisse.
Type A2 showroom dining area. Take note that none of these fittings are available for the dining area.
Type A2 showroom master bedroom. Take note that none of these fittings are available for the master bedroom except the shower screen and toilet fixtures.
Type A2 showroom master bedroom 2. Take note that none of these fittings are available for the master bedroom.
Type A2 showroom small room. Take note that none of these fittings are available for the small room.
The developer provides Rubine gas cooker with hood and oven. There is no microwave available however.
Block 5, the “premium” block will be given the black granite kitchen top, which is of far more superior quality than solid surface, given to block 1-4.
The interior design of Maisson boasts a post-industrial, loft design which emphasizes on the usage of steel and black colours. It does give the place a very bold and modern approach. I personally like the design a lot.
The on-going construction of Maisson, taken from outside the showroom showing the rapidness of their progress. In addition, pictures of percentage of completion are updated on their website almost weekly, giving buyers a sense of security.
Ara Damansara: A Quiet Living Sanctuary
Have you ever been to Ara Damansara? If you have, you would know that it is indeed a quiet living sanctuary away from the hustle-bustle of KL & PJ’s city life. Situated strategically with easy access points to many neighbouring townships such as Tropicana, Bandar Utama, Subang, Kelana Jaya and Saujana Golf & Country Resort, it is less prone to traffic jams compared to staying in congested townships such as Puchong or Bandar Utama. The ride back home from work in KL is nevertheless a mentally-taxing one, with unavoidable gridlocks, but once you drive into Ara Damansara, you get away from the traffic jam woes.
First developed in 1999 by Sime Darby Berhad, Ara Damansara is home to a myriad of upper class residencies such as the infamous Seri Pilmoor bungalows, Damansara Legenda residences and Damansara Idaman villas. Well-planned roads and cul-de-sacs, with rows of well-designed resort homes and nice landscaping are the trademarks of this affluent township. Speaking of property appreciation and steady rental yield, you have less to worry about here.
According to a spokesperson from Oriental Realty, Lee, the current rental yield in Ara Damansara range from 4% to 5%, as at Sept 2015.
Seri Pilmoor’s 2 & 1/2 storeys bungalow. (Source: Sin Chew)
Damansara Legenda Entrance. (Source: Kelvin Chee)
Damansara Idaman Villas. (Source: Zoe Ong)
There is a sufficient amount of amenities around Ara Damansara, although not in abundance. Compared to other townships, Ara Damansara is still lacking in amenities. For example, if residents wanted to buy grocery, there is basically only one place they can go, which is the Ara Damansara Tesco. For your information, the Presto supermarket in Citta Mall has already closed down for some time. It is sufficient but at the same time limited in terms of choices. As a resident myself in Ara Damansara, it is quite impossible for me to travel to One Utama just for a few bags of groceries, although I have to admit there are far more choices there. With the rapid development and urbanization that can be seen in Ara Damansara, we can be sure of other supermarkets opening here anytime soon.
The Opening of Tesco Ara Damansara on 21st November 2013. (Source: AraDamansara.com)
Citta Mall is a local’s hangout place mostly for food and other needs such as electrical items, laundry, cake shop, fruits and hardware items.
In terms of food, Citta Mall boasts a selection of cuisines from Chinese to Western, to Italian, Japanese, Korean, fast foods, seafood and local delights. The businesses in this premise hold names such as McDonald’s, Unique Seafood, Dr. Café Coffee, Kelantan Delights, Fatburger, Wondermilk, Trianon, Harvey Norman, Ace Hardware, Tony Romas, Bubba Gump, Onde Onde, Chawan, JomBali and many more.
There is a KFC and Mr. DIY inside Tesco Damansara too.
Petrol stations are scarce in Ara Damansara, with only one Petronas about 1.5km from Dataran Ara Damansara.
For those looking for good ol’ Chinese hawker food, I would recommend the restaurants in Dataran Ara Damansara, which serves a wide variety of tasty selections to suit your taste buds.
Restoran Hing Fatt in Dataran Ara Damansara serving nice crabs. (Source: BigBoysOven)
Another attraction in Ara Damansara would be Oasis Square, which is a hangout for the younger, yippy crowd. Developed by Sime Darby, it has numerous high-profile restaurants, cafés, sky bars and bistros such as Rakuzen, The Royal Flush and Crazy Crabs, Tom Dick & Harry and many more.
There are also an array of amenities such as clinic and Maybank inside Oasis Square.
Oasis Square. (Source: Shamsul Hidayat Omar‘s Flickr)
If you prefer a lush greenery Sunday morning, playing a few strokes of golf, head over to the opposite township of Saujana Golf & Country Resort, where the tranquility of such an ambience is guaranteed to take your stress away.
Saujana Golf & Country Resort. (Source: Saujana.com.my)
The Ara Damansara Medical Centre is situated in the heart of Ara Damansara, where help is just a call and minutes away.
Ara Damansara Medical Centre. (Source: Sime Darby)
This township has excellent schools nearby such as IOP International Preschool, Kinderland and the famous Japanese School of Kuala Lumpur, located inside Saujana Golf & Country Resort.
Japanese School of Kuala Lumpur. (Source: Wikipedia)
In terms of connectivity, Ara Damansara is accessible via major highways such as the New Pantai Expressway (NPE), New Klang Valley Expressway (NKVE), Lebuhraya-Damansara Puchong (LDP) and Federal Highway.
For Muslims who are looking for a mosque to pray, fret not as here stands the modern looking Masjid Ara Damansara. Many believe that the white color contemporary design follows the designs of Seri Pilmoor bungalows.
Maisson Ara Damansara: Bringing Traditions to Life
Speak of the name Newfields Property and great development comes to mind. What’s more it’s being founded by the ex-CEO of Hong Leong Financial Group Bhd, Mr Seow Lun Hoo. Newfields Property is a brainstorm out of Newsfield Capital, which was started by Seow in 2002, deciding to pursue his own interest after a long 28 years of service with Hong Leong.
Speaking of which there are two major developments apart of Maisson;
- Puchong Gateway – an integrated commercial hub with a gross developmental value of RM1bil
- The Sanderson – a RM160mil-three-block freehold condominium in Bukit Serdang.
Puchong Gateway. (Source: Newfields)
The Sanderson. (Source: Newfields)
When you look at the catalog of Maisson, the words 128 Ara Damansara Sdn. Bhd. will be printed on it alongside Newfields Property. 128 Ara Damansara is a subsidiary of Newfields Property, which is the master developer handling this project. So, do not be confused over this. Just for your information, a few successful developments of 128 Ara Damansara includes the Alissia; a residential enclave, Atilia, a terrace house precinct and Taipan 1, a commercial shop-office built up all in the area of Ara Damansara.
Seow is a prominent figure in the banking industry, having specialized knowledge in the area of corporate restructuring, with prominent names such as KFC Holdings, Multi Purpose Holdings Bhd. and IJM Corp Bhd listed as part of its extensive client list. It pays to know that someone capable is handling your future investment. At least your worries about runaway developers are minimized in this case. All of us take risks, but it is important to take calculated risks.
For easier decision-making, we have incorporated a comparison between Maisson and other similar properties around the area for your reference:
|Name||Tenure||Approx. Price (Per Sq. Ft.)||Approx. Maintenance Fee (Per Sq. Ft.)||Car Park Bays||Total Units|
|Maisson||Freehold||Starts from RM738||RM 0.30||Starts from 2+1 per unit||1,247|
|H2O||Freehold||Starts from RM780||RM 0.30||Starts from 2 per unit||1,357|
|Eve Suite||Freehold||Starts from RM780||RM 0.28||Starts from 2 per unit||743|
Eve Suite holds a lower maintenance fee and fewer units which imply a lower density compared to Maisson and H2O. On the other hand, Maisson seems to be on par with each other except on the carpark part where Maisson offers 3 carparks for block 5. When performing a comparison involving almost similar developments, the next thing to look for is the theme and interior fittings provided. If you’re looking for high standard fittings with a family theme in mind, Maisson would be the better option. H2O caters to a more yippy crowd. The choice is yours.