Reflection Residences, Mutiara Damansara

  • Arul
  • 22 April 2016

1-intro

 

Fancy a nice home tucked amidst an urban commercial centre in the heart of Damansara? Look no further as Reflection Residences is the answer. Reflection Residences is a prestigious project undertaken by one of the most renowned developers in Malaysia; Glomac.

With history dating back to 1988, Glomac is a seasoned developer with its core focus ironed on property development. Perhaps most of you would be accustomed to the Group’s crown jewel, Suria Stonor which is nestled in the heart of KLCC. If the former does not ring a bell, Kelana Jaya Business Centre and Kelana Centre Point surely will. Apart from these, Glomac is best known for its development of Saujana Utama, a leading township in Sungai Buloh. Following its success, Glomac launched several other prominent projects such as Saujana Rawang in Rawang and Glomac Cyberjaya.

Apart from its core focus, Glomac is also actively involved in every other facets of real estate business encompassing property investment, construction, property management and car park management. Glomac boasts an astounding record of RM4 billion of sales to-date with many abundant land banks to develop. It has also a variety of diversified property investments in overseas markets such as Australia and Thailand.

One notable achievement of the Group is the bagging of the Asia Pacific Commercial Property Award in association with Bloomberg Television for Highly Commenced Best Retail Development (Malaysia), for its scenic lake setting. With such commendation and strength, one can be sure of the quality Glomac delivers.

 

Property Details

 

QuikPro No : PL-2315
Name : Reflection Residences
Address : Mutiara Damansara, Selangor
Developer : Glomac AL-Batha Mutiara
Expected Completion : 2015 (has been delayed)
Type : Serviced Apartment
Tenure : Freehold
Title : Commercial
No. of Blocks : 1
No. of Storey : 39
No. of Units : 299
No. of Bedrooms : 3
No. of Bathrooms : 2
Land Area : 2.6 acres
Built-up : 1,092 – 1,705 sq.ft.
Maintenance Fee : RM0.35 psf
Listing Price : From RM940,000 – RM1,636,683
Bumi Discount : 7%
   
   
   
   
   
   
   

 

Facilities

  • Sky Lounge
  • Outdoor Lounge Area
  • 50m Lap Infinity Pool
  • Kid’s Pool
  • Timber Deck
  • Gym
  • Tennis Court
  • BBQ Pit
  • Playground
  • Seating Lounge
  • Steam Room
  • Covered Parking
  • 24-hour security

 

Amenities Nearby

  • 1 Utama Shopping Centre
  • The Curve Shopping Mall
  • Ikano Power Centre (IPC Shopping Centre)
  • Sunway Giza Mall
  • IKEA
  • Cineleisure Damansara
  • Encorp Strand Mall
  • Tesco Mutiara Damansara Hypermarket
  • Giant Kota Damansara Hypermarket
  • TTDI Park
  • Central Park Bandar Utama
  • Mutiara Damansara Recreational Park
  • Damansara Specialist Centre
  • Tropicana Medical Centre
  • Garden International School
  • British International School
  • Public Schools
  • SEGI International College
  • First City University College (previously KBU)
  • KDU College
  • Sri KDU International School
  • Sekolah Menengah Kebangsaan Taman Tun Dr. Ismail
  • Royal Chulan Damansara Hotel
  • One World Hotel
  • The Club
  • Tropicana Golf and Country Resort
  • Kuala Lumpur Golf and Country Resort (KGCC)
  • Bandar Utama Golf Course
  • Mutiara Damansara MRT interchange (upcoming)
  • Bandar Utama MRT interchange (upcoming)
  • Centre Point Bandar Utama
  • SPRINT highway
  • LDP highway
  • NKVE highway
  • DUKE highway

Project Details

Reflection Residences

 

9-site
The current construction site of Reflection Residences in Mutiara Damansara

 

The illustrious project by Glomac is situated right in the heart of Mutiara Damansara. For those of you who are familiar with the area, Reflection Residences is tucked right behind Menara KLK, adjacent to BHP petrol station. Having a land mass of 2.6acres, the land area is considered rather small compared to other developments such as Metropolitan Square for example. However, being located in a prime area, Reflection Residences is a bijou apartment exhibiting luxury elements many dream for.

 

10-curve
The prime area of Mutiara Damansara where it houses the luxurious Mutiara Homes

 

The project is a one block development, towering high at 39 storeys with an exclusivity of 299 units. For those of you looking for low-density accommodation, this might be just the choice. One of the many considering factors of home owners nowadays is on the holding status of the property. The freehold status of Reflection Residences is an attractive factor to investors and purchasers alike, all the more since the land in question is in Mutiara Damansara.

As it is with most serviced apartments, it comes with an inevitable commercial title. Chances are because there will be retail shop lots within the development. There are pros and cons to having a commercial title attached to your home. A commercial title in Malaysia incurs higher utility expenses, the most evident being water charges. Water charges in commercial residences are at a spike of around 30% higher than residential titled homes. On the other hand, commercial title residences commands higher rental yields and has higher appreciation values compared to residential ones.

Another expensive factor that results from having a commercial title is its higher maintenance fees. Of course, the fact that the property is situated in the buzzing district of Mutiara Damansara also contributes to rather high maintenance fee of RM0.35 psf, including sinking fund.

 

11-mrt
The developing MRT in Mutiara Damansara

 

Let us examine the layouts of the project in detail. The project has a rather simple and limited layout for purchasers to choose from, which is good as some other developments, offers more than 10 layouts, often making it very hard to choose from. The 4 layouts of Reflection Residences are namely A1, A3, B1 and C1.

Type A1 and A3 are the smaller units comprising of 1,092 sq.ft and 1,099 sq.ft respectively. Type A1 consists of 3 bedrooms and 2 bathrooms. It also has a balcony attached to it. Type A3 is slightly different from A1. Instead of having a 3rd bedroom, type A3 has what it calls a ‘hobby room’. Also, type A3 does not have a balcony.

 

12-type A1
Type A1 (taken from developer’s website)

 

13-type A3
Type A3 (taken from developer’s website)

 

The next type is B1, which is a more spacious built-up of 1,283 sq.ft. It also consists of 3 bedrooms and 2 bathrooms. Many purchasers will find its especially wide dining and kitchen area to be an attractive point to consider.

 

 14-type B1
Type B1 (taken from developer’s website)

 

The crown jewel of Reflection Residences is type C1. Being the biggest of them all at 1,705 sq.ft., type C1 boasts 3 bedrooms, 3 bathrooms, 1 maids room and even a store room. Of course this is also the most expensive among all. All units come equipped with air-conditioners hot water piping systems. This saves purchasers a pile of cost.

 

15-type C1
Type C1 (taken from developer’s website)

 

The serviced apartment enjoys a myriad of facilities such as the 50 lap infinity pool, a tennis court, gym, timber deck, BBQ pit, steam room and many more. Every unit will also enjoy two free covered parking space. If you have more than 2 cars, you might consider renting parking space from developers or from residents. Apart from that, Reflection Residences is a secure apartment with 3-tier security systems that come with panic buttons and promises 24/7 CCTV coverage and guard patrol.

The listing price for Reflection Residences is set at RM940,000 – RM1,636,683. As at date of writing, the property has appreciated to a whopping RM1000-RM1100 per sq.ft. Properties located in Mutiara Damansara and its neigbouring Damansara Perdana boast promising returns. According to a notable property source, gross rental yield in Mutiara Damansara stands at around 5-6%. The development of many high-rise condominiums in both areas is evidence of such favourable fact. Furthermore the development of Empire City, which is minutes away from Reflection Residences is another indicator of a good purchase. The majestic JW Marriot hotel which is part of Empire City serves as a motivating factor in considering this project.

 

16-neo
Neo Damansara of Damansara Perdana, which shows a developed and bustling township

 

Do take note that currently there is no show unit available at Glomac show rooms as the project is nearing completion and they have already taken down the unit. Also it is worthy to note that the project has been slightly delayed as it was supposed to be completed in May 2015. A check with its sales officials reveals nothing worrying, as they are merely taking more time to deliver a product of unquestionable quality.

 

17-first city
First City University Collegew is one of the close-by amenities surrounding Reflection Residences

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Location

Mutiara Damansara

 

2-curve
The Curve, Mutiara Damansara

 

Mutiara Damansara is considered to be one of the upper class areas in Damansara, Petaling Jaya. This affluent township was first developed by Mutiara Rini, a member of the army-linked Boustead Group. The freehold residential and commercial zone has a gross development value (GDV) of RM1 billion.

It is a bustling commercial area with an abundance of facilities to satisfy everyone’s needs. Despite its commercial built-up, it still retains its elements of nature by having two landscaped parks, the Mutiara Parks measuring 13 and 6 acres respectively. Jogging tracks and bicycle lanes has been built properly in this township to allow for a balanced lifestyle.

 

3-curve
On a Sunday morning, the road connecting the Curve to Damansara Perdana is a peaceful sight, but it is almost always bumper-to-bumper during weekdays.

 

The affluent township is accessible via a few major access points. The main access road into Mutiara Damansara is via the Lebuhraya Damansara Puchong (LDP). This is considered to one of the heavily congested highways in Klang Valley. One can expect a bumper-to-bumper situation during peak hours everyday. If you are travelling form downtown Petaling Jaya, Kuala Lumpur or even Kepong and Kuantan, you will need to pass through LDP to arrive at Mutiara Damansara.

 

4-burger king
Burger King in Mutiara Damansara is only minutes of walk away from Reflection Residences

 

Another major highway that can be accessed to reach Mutiara Damansara is the New Klang Valley Expressway (NKVE). People who travel from Subang Jaya or Shah Alam normally use this highway. Of course this is also a heavily congested highway especially during peak hours. As a resident of Mutiara Damansara, you will also probably be using the Bukit Lanjan interchange to the Sprint expressway’s Penchala Link, which links Mutiara Damansara to Mont Kiara.

Transportation is very easy to access if you’re living in this township. As it is a busy area with lots of patrons, taxis are available almost everywhere. The upcoming Curve MRT interchange will serve to satisfy the growing needs of this town’s travellers.

As it is with most prominent townships, Mutiara Damansara is connected to a number of affluent cities such as the neighbouring Bandar Utama and TTDI. One of the major shopping centres in the Klang Valley lies in Bandar Utama, the One Utama Shopping Centre. Another close by city is Kota Damansara where residents can enjoy shopping at the famous Sunway Giza Mall and Encorp Strand Mall. Other cities within close vicinity are such as Tropicana, Damansara Perdana, Damansara Uptown, SS2, Seapark and Taman Bahagia.

 

5-pelangi
The shops of Pelangi Damansara leading to the Curve

 

In terms of education, there is a variety of high quality schools within a 5km radius. For parents looking to send their primary and secondary children to school, there are a few notable international schools in the area such as Sri KDU International School, British International School and Garden International School. For tertiary students, fret not as there are also a few of the most recognized colleges in the area such as KDU College, SEGI International College and First City University College (previously KBU).

For those looking for a place to do their wedding reception, Royal Chulan Damansara hotel lies right in the heart of Mutiara Damansara. Further in the neighbouring township of Bandar Utama lies the 5 star One World Hotel. These are top-notch hotels within the Klang Valley.

 

6-tesco
Tesco supermarket located just minutes of walk away from Reflection Residences

 

Residents in Mutiara Damansara are exposed to a variety of hypermarkets such as Tesco and Cold Storage. Apart from that various entertainment places such as Cineleisure Damansara are in place to serve residents’ needs. Mutiara Damansara is also home to IKEA, the home furniture giant. It has been less crowded ever since the second branch opens in Cheras.

In terms of medical facilities, there are two nearby specialist hospitals which are the Damansara Specialist Centre (KPJ) located in TTDI and the Tropicana Medical Centre. Both are just minutes drive away from Mutiara Damansara.

 

7-edge
The Edge publication office located just beside Reflection Residences

 

Mutiara Damansara is home to upper scale houses and condominiums which prices easily reach the range of millions. The Mutiara Homes bungalows nestled within the heart of Mutiara Damansara is one such example. Surian Residences is a high-rise condominium also located within the heart of Mutiara Damansara. Apart from that, there are many commercial offices present in Mutiara Damansara such as Menara KLK, Menara UAC and Surian Tower. The presence of such upper scale developments and society suggests that the rental yield and property appreciation to be in a upwards favourable position.

 

8-one u
One Utama Shopping Centre is also located within close vicinity of Reflection Residences

 

The township is also home to a diversity of mouth-watering cuisines ranging from Chinese to Malay to Japanese to European. The Curve shopping mall alone serves up to thousands of patrons daily who go there for delicacies.

For golf enthusiasts, you may sway a stroke or two in the nearby Bandar Utama Golf Course or the driving range next to One Utama Shopping Centre.

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Analysis

Price Analysis

 

Name Tenure Approximate Price (per Sq. Ft.) Maintenance Fee(per Sq. Ft.) No. of Blocks Total Units Sq. Ft.
Reflection Residences@ Mutiara Damansara Freehold RM750 RM0.35 1 299 1,092 – 1,705 sq.ft.
Glomac Centro V Leasehold RM750 RM0.35 1 394 560 – 1,100 sq.ft.
Tropicana Gardens@Cyperus Freehold RM1,267 RM0.44 2 406 604 – 1,398 sq.ft.

 

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Summary

Reflection Residences wins on its location. Nestled within the heart of the bustling commercial centre of Curve, residents get to enjoy entertainment, shopping, education and many more all in one place. One can easily get a drink within walking distance and the nearest petrol station is only 2 minutes drive away. For comparison we have included two other developments namely Glomac Centro V and Cyperus. If you are familiar with Centro V, it is located inside Kampung Kayu Ara. Tropicana Cyperus on the hand is located in the rather quiet area of Tropicana. Tropicana Cyperus is on the higher end with rather expensive maintenance at RM0.44 psf. Glomac Centro V loses out on its leasehold status and noisy neighbourhood of Kayu Ara. Although all 3 are considered exclusive with very low density occupancy, Reflection seems to be the better choice if you are looking for walking distance convenience in an urban neighbourhood. In terms of price, it is also much more affordable than Cyperus.

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Eric Wong

Arul

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