This is N’DIRA Type A. These townhouses are built into cul-de-sacs with added lawn space and safety from traffic when children come out to play
16 Sierra, Puchong South ─ GPS Coordinates 2.969613, 101.654731─ is a garden township of a variety of residential units built inside 16 themed parks linked to each other and to its core 7.2-acre Central Park. The township spans 535 acres of leasehold land and is located about 3.8km away from the LDP Puchong Selatan Toll.
As seen on the map, on the side of the highway where 16 Sierra is, Cyberjaya and Putrajaya are below and to its right. Specifically, 16 Sierra is 8km away from IOI Resort City Mall, Putrajaya and 11km away from the Government Administrative Centre (Pusat Pentadbiran Kerajaan) in Putrajaya, (22.2km if you’re going to Putrajaya through Cyberjaya of course).
Where 16 Sierra is in the big picture
Concept of 16 Sierra ─ a complete ‘Play-Learn-Bond’ experience
16 Sierra is a residential township where its concept of living-among-greenery is realised by its 16 themed gardens within which 16 of its mostly-residential developments are arranged.
The 16 gardens with Educational, Forest, Flower and Herbal Fragrance and other themes, complete with exercise stations, playsets, and of course plant-specie appropriate landscaping, are connected by walkways and bicycle tracks to allow residents to visit all the gardens within the neighbourhood.
All these smaller gardens lead to the 7.2-acre Central Park ─ the largest themed garden of all in 16 Sierra ─ where “Ladybird” and “Froggery” playsets, a Grand Lawn, Tai Chi Lawn, Jogging Tracks, Basketball and Futsal Courts and an Outdoor Amphitheatre for events and celebrations culminate for a full “Play-Learn-Bond” experience.
This people-centric, green-inspired neighbourhood also boasts a Clubhouse called Amigo with even more recreational facilities for residents.
Some of the themed gardens set for each property type
At the centre of it all ─ Central Park
Entrance to Amigo Clubhouse
Amigo Clubhouse with 40m Lap Pool, Children’s Pool with slides and tipping bucket, Indoor Sports Courts, Gymnasium, Yoga and other Exercise Rooms, Restaurant and so on and so forth
There is also Rafflesia International Private School for your children’s educational needs right there within the 16 Sierra neighbourhood
16 Sierra is by IOI Properties, the same people behind IOI Resort City in Putrajaya, Bandar Puteri Puchong and Bandar Puching Jaya in Puchong and many other township and individual property developments all over the country and beyond. The properties in 16 Sierra are developed by Lush Development Sdn Bhd, a subsidiary of IOI Properties Group Berhad.
About N’DIRA
N’DIRA’s Sentry point in Sierra 12. N’DIRA is a gated and guarded community. Actual pictures are shown below
N’DIRA is 336 stylish, 27’ by 73’ Townhouses with Semi Detached Design appearance and different roof orientation to each unit to create a dynamic skyline and building silhouette.
N’DIRA is in Sierra 12 of 16 Sierra and is a Gated and Guarded community within the township. When entering, owners will be greeted by N’DIRA’s own unique entrance with a guardhouse. The whole N’DIRA neighbourhood comes complete with perimeter fencing to give owners peace-of-mind while enjoying a modern lifestyle.
As with all enclaves within the 16 Sierra township, N’DIRA Townhouse comes complete with its own themed garden called the Spring Garden. Additionally, has extra play and relaxation space in their Linear Garden, built out of the conventional backlane which has been completely done away with. This means there are no backyards in the N’DIRA enclave but communal garden space landscaped with decorative trees and plants for more outdoorsy recreation and socialisation.
Other delightful N’DIRA extras include: Cul-de-Sac road design with each road at least 50ft wide to provide more space, privacy and that feel of living in a low traffic, private enclave, and of course, separate driveways for each unit which can accommodate two cars each.
No backyards. Instead, these back areas have been turned into landscaped communal space as Linear Gardens
Project Name: N’DIRA Residence, 16 Sierra
GPS Coordinates: 2.969613, 101.654731
Developer: Lush Development Sdn Bhd, a subsidiary of IOI Properties Group Berhad
Developer’s Address: ML, Two IOI Square, IOI Resort, 62502 Putrajaya, Malaysia
Marketing and Sales Office: IOI Galleria @ 16 Sierra ─ Persiaran Sierra Utama, Bandar 16 Sierra, 47100 Puchong, Selangor Darul Ehsan
Tel: 03-8944-9999 Fax: 03-8944-9959 Email: 16sierra.marketing@ioigroup.com
Website: http://www.ioiproperties.com.my/16-Sierra/
Facebook: www.facebook.com/ioiproperties
Total Land Area of 16 Sierra: 535 acres
Property Type: Townhouse
No of Units: 336
Unit Types and Built Up:
Gross Built-Up Unit 1 ( Downstairs) from 2,207sq ft | 3 Bedrooms + 3 Baths + 1 Powder Room + Open Terrace
Gross Built-Up Unit 2 (Upstairs ) from 2,573sq ft | 3 Bedrooms + 3 Baths + 1 Balcony
Gross Built-Up Unit 1 ( Downstairs) from 2,099sq ft | 3 Bedrooms + 3 Baths + 1 Powder Room + Open Terrace
Gross Built-Up Unit 2 (Upstairs) from 2,540sq ft | 3 Bedrooms + 3 Baths + Open Terrace
Included in Unit:
Land Title: Residential (Strata Title) ─ No Renovation/No Pets
Tenure: Leasehold 99 years (expiring 16 May 2109)
Maintenance Fee: 0.12 sen psf
Price Per sq ft: From RM346
Price of Units: From RM725,220
Expected Date of Completion: July 2018
Special Features:
N’DIRA Type B Unit 2 (Upper Level) ─ Dining and Kitchen. The right of the picture opens to the yard for washing and there is also a Powder Room otherwise known as a toilet opposite the sink cabinet tucked behind the brick façade wall. This looks like a very workable kitchen with good flow for all activities related to cooking, washing and dining
As mentioned in the above sections, N’DIRA comes with its own themed garden. N’DIRA’s garden is the Spring Garden and added to the Spring Garden is the Linear Garden built as extra green space in the backlane of N’DIRA homes. Here’s a look below.
Left: N’DIRA’s own Spring Garden with sculptures, covered walkways and landscaping and Right: The Linear Garden in the back area for more social and recreational green spaces
N’DIRA’s residents are not confined to their gardens only. The Spring Garden is linked by walkways to the other 15 parks in 16 Sierra, including the 7.2-acre nucleus park called Central Park. Some of the features of the Central Park can be seen in the above collage
Apart from its own garden, there are also other 16 Sierra features like 4-lane wide roads which apply throughout, not just to N’DIRA of course. You will notice that the road shoulders are tree lined with walkways for cycling, walking and jogging
As can be seen, these walkways are meant for jogging and cycling throughout
N’DIRA’s Guardhouse seen from two angles, still under construction, as can be seen with the rest of N’DIRA homes clad under scaffolding in the background
The Artist Impression of the real guardhouse is quite spot on, don’t you think?
N’DIRA taking shape nicely. The homes will be ready in 2018. Observe the wide, open spaces all around the N’DIRA enclave and where the Linear Parks will be
Left: More N’DIRA coming up. Right: The back of N’DIRA where there are no backlanes
What is N’DIRA?
N’DIRA are 3-level Townhouses in Sierra 12 (or precinct 12) in 16 Sierra. It is a Gated and Guarded enclave with its own Single Entry/Exit Point, Perimeter Fencing and Guardhouse. There will be 336 units altogether.
This is N’DIRA, seen from outside its hoarding. There are 2 Types ─ A and B. More details below
Gross Built-Up Unit 1 ( Downstairs) from 2,207sq ft | 3 Bedrooms + 3 Baths + 1 Powder Room + Open Terrace
Gross Built-Up Unit 2 (Upstairs ) from 2,573sq ft | 3 Bedrooms + 3 Baths + 1 Balcony
Gross Built-Up Unit 1 ( Downstairs) from 2,099sq ft | 3 Bedrooms + 3 Baths + 1 Powder Room + Open Terrace
Gross Built-Up Unit 2 (Upstairs) from 2,540sq ft | 3 Bedrooms + 3 Baths + Open Terrace
Feature Highlights ─ Semi Detached design appearance | Separate Driveway for Each Unit and can accommodate 2 Cars | North-South Orientation| 3 Bedrooms with Attached Bathrooms | Large Windows for ample lighting and ventilation| Open Terrace and Balcony | Home Alarm System | 50ft internal roads to enhance spaciousness and comfort of overall neighbourhood
Floor Plan of N’DIRA Type A
Both Lower and Upper Units are shown in the diagram. The difference between the lower unit of both Types is that Type A doesn’t have an Open Terrace
Floor Plan of N’DIRA Type B
Both Lower and Upper Units are shown in the diagram
Specifications for Both Types
Do take a good look at what your fittings and finishings include
Site Plan for N’DIRA’s Location
Here is where N’Dira unit types are located
Show Unit Look Around
You will be shown the interiors of Type B, beginning with Unit 2 or the Upper Unit. As you have seen the exterior to N’DIRA, the tour will concentrate on the interior, beginning at the main door/s.
These are the entrances to N’DIRA Type B units, Upper and Lower. Note the wall in between the units and the separate entrances. This door opens to the Lower Unit. The one next door opens to the Upper Unit. The porch to both entrances can park 2 cars each. The lot size is 27ft by 73ft, so 27ft shared by two is not too narrow
Left: This is Unit 2, the Upper Unit. This is what you will see when you step into the unit ─ the storeroom and a rather narrow and steep staircase leading straight up. Right: Note the height of each step. It’s quite a vertical incline.
Here it what your entrance will look like again for the Upper Unit. As you come through the main door, this is what you will see
Your living Room will greet you once you arrive to the first floor
Here’s a look again at the Living Room
Turn your head from the staircase and the view opens into the Dining Room and Kitchen
Step further into the Dining and Kitchen and this is what you will see – the full kitchen which opens to the yard on the right and is opposite the Powder Room as seen in the picture below
The Yard and the Powder Room are located just at the end of the kitchen. Townhouses are very “apartment” like as you can see
This is the staircase that leads to the Upper Level or 2nd Floor. The steep narrow staircase opens into the Family Area
This is the Master Bedroom. It is located at the end of the floor, after passing by the other two rooms. The Master Bedroom is very spacious. This picture show only one end of it
Here is the other end. This is the Closet End of it. The bathroom is ensuite.
This is the middle room located in the centre of the house. You can open the glass doors on the right to an Open Terrace . This picture was taken whilst standing inside the bathroom
And this is the first Bedroom, located at the front of the house. In this Show Unit, it has been converted into a Study. The Bathroom is attached.
Here are the staircases again, going down. Left: Going down to the Front Door at Ground Floor. Right: Going down to the First Floor
And now we exit the Upper Unit to go to the Lower Unit. In this instance, the show unit is bare so you can have a clearer picture of the real space you have.
As can be seen, this is an Open Concept layout. The Lower Unit is roomy as you can see. The downstairs room which can be accessed at the entrance seen in the centre of this picture, is very large and has an ensuite bathroom. Do note that this is a corner unit. In an intermediate unit, there are also views and access through glass doors to the garden. For those who prefer having “feet firmly planted on ground”, the Lower Unit would be your better bet
This is a much kinder staircase, kinder to the knees at least and only leads up to the first floor. The rooms are smaller in size but they do have very large windows. Basically the Lower Units are the smaller units
A view from the said staircase to the Open Concept layout hall which includes Dining and Living areas
Sierra Zentro, the commercial component of 16 Sierra has high visibility along the SKVE. Sierra Zentro are shop-offices
Sierra Zentro would be the first thing you’d see of 16 Sierra if you were driving along the SKVE anywhere near the Plaza Toll Ayer Hitam East-Bound. Sierra Zentro is the commercial component of the 16 Sierra township and comprises very eye-catching 3 and 4 storey shop offices perfect for banks, supermarkets and such to serve the needs of the growing township and its surrounding neighbourhoods. Sierra Zentro (phase 1) was launched in 2013. Today, the project is putting in its finishing touches, ready to serve an emergent community.
Indeed, 16 Sierra the township, launched in 2010, is fast becoming a household name now that it is in its 6th year of development, and having completed or is in the midst of completing 8 of its developmental phases. (There are 16 lined up, hence the name 16 Sierra).
Many of the earlier residential phases such as 251-unit Linkhouses ADENIA and ARECA, 441-unit Townhouses ODORA and 228-unit 2-Storey Terraces LYDEN in Sierra 8, Sierra 1 and Sierra 2 (respectively) are already filled up, lived in and thriving. (note: Sierra 8, Sierra 1 and Sierra 2 refer to the precincts as can be seen in the Masterplan below.)
16 Sierra has 16 precincts, each with its own distinct garden and property type
Well Connected
16 Sierra, located on “high-ish” ground about 90m above sea level, can be prominently seen and accessed through 3 existing highways ─ SKVE, LDP, MEX and MAJU, and a fourth upcoming one SKIP, as well as through a few trunk roads from the Bukit Jalil Highway.
Getting There
If coming from the Bukit Jalil Highway, one can use the inner roads through Kinrara to join to Persiaran Puncak Jalil. Or you could turn in to Taman Puncak Jalil itself from the said highway which then cuts through to 16 Sierra via Persiaran Puncak Jalil (the same straight, traffic-less, residential road if you had turned in from Kinrara), then to Persiaran Puncak Jalil 1, then to Persiaran Lestari Perdana, pass Giant Hypermart/The Atmosphere and Sfera and then straight across the bridge that goes over the LDP then on to Persiaran Alpinia where you will see the wall sign that announces your arrival at 16 Sierra.
16 Sierra announced clearly at the entrance into the township
Or you could use the SKVE itself if you are coming from Putrajaya, Semenyih, Kajang, KL and Cheras. The SKVE is the most direct access to use. Or if you are coming from Puchong, PJ, Sunway and Klang, you could use the LDP and make a turn back at the Diamond Interchange.
Access from 3 highways and then some
Via the SKVE from the South
Via the inner residential roads from Bukit Jalil, using Persiaran Lestari Perdana
From Persiaran Lestari Perdana, turn right to Jalan Putra Permai, pass by Giant Hypermart Seri Kembangan, Sfera Residences and The Atmosphere to head straight across the bridge for 16 Sierra
There are many signs that show the way
Going over the overhead bridge intersection. This bridge straddles the LDP from Seri Kembangan over to 16 Sierra and D’Alpinia
Once over the bridge, you will enter 16 Sierra. This is the township
Bird’s Eye View of 16 Sierra. In the forefront where you see swimming pools is the residents’ clubhouse called Amigo. The tall highrise is La Thea
Connnection by Rail: MRT and HSR
16 Sierra is not only connected by roads but also by rail. The Sungai Buloh-Serdang-Putrajaya (SSP line) will have Station 31 (S31) at Equine Park, S33 at 16 Sierra, S35 at Cyberjaya City Centre and S36 at Putrajaya Sentral to interchange with KLIA Transit.
And speaking of the KLIA Transit, there is exciting news for frequent travelers as in the pipeline, is the RM43b High Speed Rail KL-SG line (HSR) that will cut KL to Singapore travelling time to a mere 90 minutes. This project will commence in 2017.
Here is an except from Wikipedia.
Malaysia’s Land Public Transport Commission chairman, Syed Hamid Albar announced the planned stops for the HSR on 22 October 2014. The stations are in:
Bandar Malaysia KL, Putrajaya, Seremban, Ayer Keroh, Muar, Batu Pahat, Kempas Baru and Iskandar Puteri (formerly known as Nusajaya).
The Putrajaya Sentral station is 9.1km or just 10 minutes away from 16 Sierra.
As seen on the google map, Putrajaya Sentral HSR station is 9.1km or just 10 minutes away from 16 Sierra
Amenities All Within Reach
16 Sierra is 2.5km or 5 to 10 minutes to Giant Hypermart, The Atmosphere and Pasar Borong Selangor, 4.3km or 9 minutes to Taman Ekuin’s AEON Jusco, and 8.9km or 9 minutes to the super-regional IOI City Mall in IOI Resort City, Putrajaya (via the breezy, mostly traffic-free SKVE).
The township is 13km or 13 minutes to the Government Administrative Centre in Putrajaya and over at the other end, also 13km or 15 minutes (via the LDP) to the famous IOI Mall in Bandar Puchong Jaya, Puchong.
And when it comes to the City Centre of Kuala Lumpur City Centre: 26km, KLIA: 34km and Hospital Serdang: 7km.
Education
In terms of education, it is close to tertiary institutions such as LimKokWing University, MMU, UPM and Uniten and Alice Smith International School (in Taman Ekuin) as well as Rafflesia International and Private School within 16 Sierra itself. Chinese schools will include SJK © Bukit Serdang in Seri Kembangan and SJK © Union in Cyberjaya.
Here is another look at how central 16 Sierra is ─ everything is within reach
16 Sierra is one of the many township developments under IOI Properties
IOI Properties Group Berhad is one of Malaysia’s leading public-listed property developers. It has a solid reputation and is renowned as one of the largest property companies in the country with a proven track record spanning more than three decades in the property development industry.
Its principal activities include property development, property investment, leisure and hospitality. It has successfully developed sustainable townships in sought-after regions of Klang Valley and Johor in Malaysia while embarking on property developments in Singapore and the People’s Republic of China.
Source: http://www.ioiproperties.com.my/
Township Developments
In terms of Township developments, IOI Properties has many under its belt. They include: Bandar Puteri Puchong, Bandar Puchong Jaya, Bandar Putera Klang, Bandar Puteri Klang, the recently-launched Bandar Puteri Bangi, Bandar Puteri Warisan, Bandar IOI Bahau, Bandar Putra Kulai, Bandar IOI Segamat, Desaria and of course, coming back to Selangor ─ IOI Resort City, Putrajaya with its glittering Putrajaya Marriot Hotel & Spa, Palm Garden Hotel, Palm Garden Golf Club, and the much touted IOI City Mall.
Over in Puchong South, in January 2010, 16 Sierra was launched. Through the years, this development has won many awards, both for the individual property types in 16 Sierra (“Best Landed Development”) as well as for the 16 Sierra Township as a whole (“Best Family-Centric Development”).
The Figures
As can be seen on the google map, D’Alpinia by Hap Seng Land is right next to 16 Sierra
For reasons shown in the above map, 16 Sierra homes are often compared to D’Alpinia homes by Hap Seng Land. D’Alpinia homes also comprise low-density, gated landed properties (both 2 and 3 storey) and also highrises such as their latest launch of Andana, d’Alpinia Condo (with landed Villa options). The following are the comparative figures collated.
| Name | Tenure | Unit Size | No of Units | Average Price PSF | Approx Start Price per Unit |
| AKIRA, 16 Sierra (3Storey Semi-D) | L hold | 4596sq ft ̶̶ 4617sq ft | 122 | RM350++ | From RM2.2M |
| DUMALIS, 16 Sierra (3 storey Superlink) | L hold | 4221sq ft (Type A) | 99 | RM350++ | From RM1.3M |
| NDira, 16 Sierra (3 Storey Townhouses) | L hold | 2099sq ft ─ 2573sq ft | 336 | RM350++ | From 709,920 |
| LA THEA, 16 Sierra (Condo) | L hold | 787sq ft ─1205sq ft | 526 | RM550 | From RM470,000 |
| SIERRA 6, 16 Sierra (2 and 3 Storey Superlink) | L hold | Builtups spanning both 2798sq ft ─ 3526sq ft | 3storey: 113 2storey: 104 | RM350++ | 3 storey: RM1.5M 2 Storey: RM1.2M |
| LYDEN, 16 Sierra (3 Storey Terrace and 2 ½ and 3 Storey Semi-D) | L hold | 2668 sq ft ─ 4,000sq ft | 35 Semi D and Zero Lot Bungalows | RM350++ | 2 ½ Storey: RM1.7M 3 Storey: RM1.92M Bungalows: RM2.1M |
| Urbana, D’Alpinia (Link Bungalows and Bungalows) | L hold | 3489sqft ─ 5846sq ft | 64 | RM350++ | RM1.7M at launch (Completed 2013) |
| Andana, D’Alpinia (Condo and Villa) | L hold | Condo: 1572sq ft – 1690sq ft Villa: 2568sqft ─ 2740sq ft | Condo: 116 Villa: 30 | RM407 | Condo: RM680,980 Villa: RM1,048,210 |
To find out more about the other available residential units in 16 Sierra, please click on the links provided below:
We have seen in the above sections how well amenitised and connected, not to mention, beautiful 16 Sierra is. Its location in Puchong South couldn’t be more propitious as growth in this southern corridor of the Klang Valley is — according to property analysts — set on an upward trajectory. Plus, the developer of 16 Sierra has a solid standing in the industry.
So, with capital appreciation already more or less being a given, let’s move on to the crux of the matter for N’DIRA: Townhouse living.
Townhouse-living is a lifestyle that is a matter of personal preference. For the sake of making comparisons, one could say it is a bit like “apartment” living, only it is set in a landed property that’s not too high up and is shared by only one other neighbor ─ the other owner living in the other section of the house. However, unlike an apartment or condo where you only own the interior of the home with everything else outside being shared, owning a townhouse means you do own the exterior of your property such as the roof and walls (but on a strata basis, which means you may not renovate), and when you park your car in the porch, you would still be able to see it from your window or balcony.
Those are the main differences.
So, much like apartment living, your space will be limited. You are confined to upstairs or downstairs depending on your choice of whichever unit.
If you choose the upper unit, you would have to deal with the staircase ─ lots of it, like 3 floors ─ and after a little while climbing up and down those steep, steep steps to get those bags of heavy shopping or groceries up, or get from car to bedroom and vice versa several times everyday, the process might become tiresome for some.
Townhouses (particularly the upper level) may not be suitable for those with elderly parents, those with very young children (because of the danger of those stairs) and those with bad knees. As for the lower level, they are the smaller unit of the two so this might mean limited living spaces although you would have more opportunities to stay “grounded” (and save those knees).
Fortunately, N’DIRA comes with lots and lots of open spaces outside the front door, such as the wide 50ft roads with their own buffers as pedestrian walkways, Linear Gardens in between the homes at the back, its own large themed garden with built in playgrounds and the cul-de-sacs with their additional traffic-less manicured lawns.
Inside, the layout shows practicality with a flow designed to cater to the movements of any typical family. The lot size is 27ft by 73ft so room to manoeuvre has been factored in; plus ─ the townshouse does look like a Semi-D. (Your friends wouldnt know the difference unless you invite them inside — wink).
Furthermore, N’DIRA comes with separate entrances and separate car porches for that extra bit of separation between the owners. No more having to deal with tandem parking and shifting cars for one another on a narrow, shared driveway. And, budget-wise, N’DIRA are some of the most affordable landed properties in 16 Sierra. That’s what makes these homes so quaint and appealing. So at the end of the day — the choice of whether you want N’DIRA to be yours, is entirely up to you.
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