• Caitlyn
  • 20 October 2021

Setia Alam Impian comprises 1,235 acres of freehold land in Seksyen 35, Shah Alam. The township launched in 2007 as Alam Impian by I&P Group Sdn Bhd, which is today a wholly-owned subsidiary of S P Setia Berhad. After S P Setia acquired I&P Group in December 2017, they started doing further replanning exercise on the masterplan, which includes changing some of the township’s components to suit the current market demand.

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Some of the revitalisation plans include changing the township’s name from Alam Impian to Setia Alam Impian, and changing the tagline of the ‘Township of the Arts’ to ‘Arts-inspired Living’. Another change includes the township’s logo, to reflect the vibrancy and lively community in Setia Alam Impian.

Setia Alam Impian has an overall gross development value (GDV) of RM10.74 billion and is to be developed over 29 years, depending on market conditions. Thus, the approximate completion of Setia Alam Impian is in 2036. The township is expected to deliver a total of 12,476 landed and condominium units, with a GDV of RM5.59 billion. Upon completion, the township is expected to house an 80,000 population.

On the other hand, the RM5.12 billion commercial component includes a 140-acre business district with a shopping mall, central park, clubhouse, and Eaton International School.

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Address: Setia Alam Impian, 40470 Shah Alam, Selangor

Developer: I&P Alam Impian Sdn Bhd (a member of S P Setia Bhd)

Property Type: Mixed development

Land Area: 1,235 acres

Tenure: Freehold

Sales Gallery: Setia Alam Impian Welcome Centre, 1 Jalan Panglima Hitam 35/26, Alam Impian, Seksyen 35, 40470 Shah Alam, Selangor

Year of Completion: Ongoing

Facilities:

  • Central Park
  • Clubhouse – 1,000-pax ballroom, an Olympic-size swimming pool, a fully equipped gym, games room, indoor badminton, and futsal court.
  • Retail shops

Project Details

S P Setia has curated an art-inspired theme for the Setia Alam Impian. There are seven precincts in the township:

  • Fine Arts (residential) – completed
  • Performing Arts (residential) – completed
  • Musical Arts (residential) – ongoing
  • Digital Arts (a 140-acre commercial and business district)
  • Cinematic Arts (residential and apartment series)
  • Industrial Arts
  • Minimalism Arts (Rumah Selangorku)

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The developer plans to launch a new product – cluster homes named Casablanca. According to the developer, there is increasing demand for cluster homes, which are a cross between a terraced home and semi-detached home.

Located in the Cinematic Arts precinct in Setia Alam Impian, Casablanca will comprise 64 units of two-storey cluster homes priced from RM1,335,333 (before the HOC 2020/21 discount). Casablanca consists of Type A (built-up of 2,253 sq ft) and Type B (built-up of 2,254 sq ft), both with a 35’ x 70’ land size.

Casablanca could appeal to purchasers who could not afford the semi-detached units which were priced between RM1.7 million and RM1.8 million. It is also ideal for homeowners seeking to upgrade with prices still within their reach. Due to the pandemic, cluster homes are suitable to cater to the increased time spent indoors.

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Casablanca is the first cluster homes series in Setia Alam Impian, and it will feature modern designs with a semi-detached ambience. Units will have an open planning space for living, dining and the kitchen, with large windows and sliding doors to allow for more natural light and ventilation. Additionally, the units will have a north-south orientation to minimise heat gain. In the pipeline are also higher-end products in the township.

Upon passing through the entrance into Setia Alam Impian, one is greeted by the welcome centre, and ongoing relandscaping works. The welcome centre has three main components -– sales gallery, lakeview clubhouse, and retail centre. The retail centre was completed in July 2021, while the rest of the welcome centre will be completed by July 2022. The clubhouse will have a 1,000-pax ballroom/hall, an Olympic-size swimming pool, a fully equipped gym, games room, indoor badminton, and futsal court.

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Key facilities and amenities in Setia Alam Impian

  • Food truck corner
  • New retail centre next to the clubhouse with al-fresco concept
  • 31-acre active park
  • Platform view of the Setia Alam Impian Welcome Centre and the lake
  • Wide glass window gym
  • Eaton International School
  • Platform deck overlooking central park area
  • Retail centre

Unit Types

Details

Casablanca

·       Phase A6-03

·       Double-storey cluster homes

·       64 units

·       35’ x 70’

·       2,253 sq ft – 2,254 sq ft

·       4 bedrooms, 4 bathrooms

·       Completion: Sep 2023

·       RM1,335,333 – RM1,639,778

Melodia 2

·       Phase A3-08

·       Double-storey terrace

·       65 units

·       22’ x 75’

·       1,652 sq ft – 1,710 sq ft

·       Completion: Jan 2023

·       RM782,800 – RM1,134,800

Melodia 1

·       Phase A3-07

·       Double-storey terrace

·       60 units

·       22’ x 75’

·       1,636 sq ft – 1,767 sq ft

·       Completion: Jan 2023

·       RM738,800 – RM1,063,800

Aria

·       Phase A3-06

·       Double-storey terrace

·       9.29 acres

·       78 units

·       20’ x 85’

·       1,761 sq ft – 2,088 sq ft

·       Completion: Aug 2022

·       RM727,800 – RM1,228,800

Viola

·       Double-storey terrace

·       110 units

·       Built-up: 1,845 sq ft – 2,450 sq ft

·       Completion: Feb 2022

·       RM714,800 – RM1,303,800

Completed phases at Setia Alam Impian include Tinta, Althea, Pandura, Fleita, and Clarino. Impian Prisma is the integrated commercial component in Alam Impian. There are 48 units of double-storey shop office, with built-up sizes ranging from 3,584 sq ft (24’ x 75’) to 7,398 sq ft (60’ x 75’).

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Location

Setia Alam Impian is located in the heart of Shah Alam, and 8km (10-minute drive) from the Shah Alam town centre. The township is accessible via major highways such as the Kemuning–Shah Alam Highway (LKSA), North–South Expressway Central Link (ELITE), Shah Alam Expressway (KESAS), and the Federal Highway. The West Coast Highway that is under construction will further enhance the township’s connectivity once completed.

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Amenities nearby include Econsave, AEON BiG, NSK Trade City, SMK Seksyen 24, and SACC shopping mall, among others. Eaton International School will commence operations of its kindergarten at the new retail centre in January 2022. The main building is under construction and expected to be ready by 2023.

The 31-acre park in the township will be transformed from a passive park into a more vibrant and active lifestyle park with various facilities. The self-sustaining and inclusive Setia Alam Impian township will feature F&B outlets, grocers, a hospital, and even warehouses/small factories in the near future. Additionally, the open space area can be utilised for outdoor events.

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The Setia Alam Impian Welcome Centre will be the hub of the township. It will comprise a clubhouse and retail stores. Unlike Impian Prisma (commercial development), the developer will manage the tenant mix to ensure that all residents’ needs are taken care of. They will be very selective as there are only 12 retail units and 19 kiosks for rent.

Built-ups will range from 1,024 sq ft to 2,771 sq ft, while the rental rate for the retail units is about RM3.50 to RM4 ps. For the 43 sq ft kiosks, it will cost about RM800 to RM1,500 per month. A grocer brand is expected to be the anchor tenant, taking up a total of 8,804 sq ft retail space on the first floor.

The retail centre at Setia Alam Impian is designed to blend in with the environment, and there’ll be an al-fresco and outdoor terrace where the residents can enjoy the lake view. This area is expected to deliver a livelier atmosphere for the community there. While catering to the needs of the existing 12,000 residents in Setia Alam Impian, the centre will also serves the needs of the local community in neighbouring areas. The centre is slated to be completed by December 2021, with a soft opening in January 2022.

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Accessibility

  • Persiaran Tun Teja
  • Kemuning–Shah Alam Highway (LKSA)
  • Shah Alam Expressway (KESAS)
  • Federal Highway
  • North–South Expressway Central Link (ELITE)
  • West Coast Highway
  • Commuter Station Shah Alam  

Education

  • Maahad Integrasi Tahfiz Sains & Teknologi Kajang
  • SMK Seksyen 18
  • SK Seksyen 18
  • SMK Seksyen 19
  • SK Seksyen 24
  • Sekolah Rendah Agama Sek 24
  • SK Taman Sri Muda
  • SJK (C) Chung Hua Kota Kemuning

Medical Care

  • Columbia Asia Hospital Bukit Rimau
  • KPJ Selangor Specialist Hospital
  • Avisena Specialist Hospital

Shopping

  • Kompleks PKNS Shah Alam
  • SACC Mall
  • Shah Alam Mydin Mart
  • AEON BiG –
  • Econsave Hypermarket
  • Mydin Mart Sri Muda
  • Giant Hypermarket
  • Ole Shopping Centre
  • NSK Trade City
  • Lotus’s Shah Salm
  • 99 Speedmart

Recreation

  • Taman Tasik Shah Alam
  • Kota Permai Golf & Country Club
  • Taman Tasik Kota Kemuning
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Analysis

According to the developer, values of properties in Setia Alam Impian have appreciated significantly since its inception in 2007. So far, the most popular type of homes there are the landed units, and the township has attracted upgraders and middle- to higher-income groups from Shah Alam, neighbouring Kota Kemuning and Klang.

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S P Setia is optimistic about the township’s overall potential, as Setia Alam Impian will be self-sustaining and complete with all components where residents can live, learn, work, and play. Setia Alam Impian is perceived to be a good place to raise a family, due to its low-density, spacious precincts, and security.

The developer has seen many return buyers, and received encouraging feedback from residents over the years. Thus, they are confident that launches will continue to do well in the near and long term.

Here’s a look at residential properties in or close to Shah Alam.

Project

Land Tenure

Property Type

Completion

Built-up

Approximate Launch Price

Melodia 2 at Setia Alam Impian by S P Setia

Freehold

Double-storey terrace

2023

1,652 sq ft – 1,710 sq ft

From RM782,800

V Residensi 2 by MCT Consortium

Freehold

Serviced Apartment

2017

815 sq ft – 1,162 sq ft

From RM412,400

Ken Rimba by Ken Rimba Sdn Bhd

Freehold

Condominium

2018

1,119 sq ft & 1,183 sq ft

From RM380,000

Hill10 Residence @ i-City by I-Berhad

Freehold

Suite

2021

480 sq ft – 880 sq ft

From RM508,000

Trio by Setia by S P Setia Group

Freehold

Serviced Residence

2021

656 sq ft – 1,216 sq ft

From RM412,000

GM Remia Residence by Gamuda Land Sdn Bhd and GM Klang Sdn Bhd

Freehold

Serviced Apartment

2021

815 sq ft – 899 sq ft

From RM450,000

Lumira by Sime Darby Property

Freehold

2-storey link home

2022

1,718 sq ft – 2,803 sq ft

From RM673,888

CoraCora @ Eco Ardence by Ecoworld

Freehold

Double-storey semi-detached

2022

2,567 sq ft

From RM1.9 million

Habitus @ City of Elmina by Newfields Group

Freehold

Serviced Apartment

2023

451 sq ft – 998 sq ft

From RM305,000

Ilham Residence at Elmina Grove by Sime Darby Property

Freehold

2-storey link houses

2023

1,387 sq ft –  2,341 sq ft

From RM583,999

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Summary

Setia Alam Impian is still taking shape, with components such as retail centre, welcome centre, clubhouse, international school, transportation hub, health park and serviced apartment. As landed properties are still the most sought-after in the market, especially in Setia Alam Impian, the developer will focus on building terraced houses, cluster homes and shoplots.

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Ongoing projects such as Pandura and Fleita have been fully taken up, and they are handing over vacant possession for Clarino this year. Response to recent launches have also been encouraging. Melodia 1 was launched in January 2021 and it was 85% taken up. Subsequently, Melodia 2 was launched in May 2021, and it has achieved approximately 50% take-up rate.

The developer will be launching Impian Prisma 2 in Q4 of 2021. It will comprise 103 shop offices, with 46 units to be launched this year.

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So, if you’re interested in Tinta @ Setia Alam Impian, here are the estimated loan figures for a semi-D unit priced at RM1.35 million.

  • LTV / margin of finance: 80%
  • Down payment (20%): RM270,000
  • Loan amount: RM1,080,000
  • Loan term: 30 years
  • Interest rate: 3.2%
  • Monthly repayment: RM4,671
  • Approximate required gross annual income: RM175,000*

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Want to change the loan figures? Use these calculators:

* Assumptions: You have no other monthly debt obligations, and 30% of gross income is 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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Eric Wong

Caitlyn

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