You Residences, Cheras

  • Pavither
  • 6 April 2021

You Residence is part of the You City mega project at Batu 9, Cheras South. It was developed by PJD Regency Sdn Bhd, now known as OSK Property.

In 2015, OSK Holdings restructured its businesses under property, construction, hospitality, manufacturing, financial services, and timeshare. In the revamp, OSK Property and PJ Development Holdings Bhd (PJD) were merged into one business entity with a single identity and brand and called OSK Property.

PJD had been around since the 1970s, while OSK Property was established in 2009 and it has won multiple awards. The merger amalgamates PJD’s vast experience in delivering projects with OSK Property’s innovative approach.

You Residence is part of the You City mega project at Batu 9, Cheras South. It was developed by PJD Regency Sdn Bhd, now known as OSK Property.

Earlier phases of You City were launched in 2012 (You Residence) and 2013 (You Vista), while the third phase was launched in 2015. This mixed-use development has an estimated gross development value (GDV) of RM780 million and it features a shopping mall and serviced apartments.

Launched in 2019, You City III is the developer’s first transit-oriented development (TOD), with a covered bridge that will link it directly to the Taman Suntex MRT station. You City III forms part of the 20-acre, RM1.2 billion You City township, which is expected to have a population of 5,000 once it is completed.

You Residences and You Vista, are fully sold. You City III is its third and final phase, and scheduled for completion in 2023.

You Residence is part of the You City mega project at Batu 9, Cheras South. It was developed by PJD Regency Sdn Bhd, now known as OSK Property.

Address: Jalan Kinabalu, Batu 9 Cheras, 43200 Cheras South, Kuala Lumpur

Developer: PJD Regency Sdn Bhd (now known as OSK Property Holdings Bhd)

Property Type: Serviced Residence

Land Area: 2.45 acre

Land Title: Residential

Total Units: 370

Tenure: Freehold

Year of Completion: 2015

Built-up Area: 533 sq ft – 1,453 sq ft

Facilities:

  • Infinity pool
  • Gymnasium
  • Gazebo
  • Children’s playground
  • Sky lounge
  • Sauna
  • Reading room
  • Parking
  • CCTV

Launch Price: From RM412,000

Launch Price Per Sq Ft: About RM770 per sq ft

Maintenance Fee: RM0.36 per sq ft

Project Details

You Residences comprises 370 units, with built-up ranging from 533 sq ft for a studio unit, to 1,453 sq ft for a 3+1 bedroom unit. Thus, it would suit a range of target market, from singles and young couples, and small- or mid-sized families.

The 8th floor of You Residences is the recreational floor, which includes an infinity pool, children’s playground, and gazebo. Plus, there’s a sky gym and sky lounge on the 27th floor.

You Residences comprises 370 units, with built-up ranging from 533 sq ft for a studio unit, to 1,453 sq ft for a 3+1 bedroom unit.

There’s also a pantry, and a reading corner for a quiet ‘me’ time. For security, You Residences has a 24-hour security system comprising the 3Cs – CCTV, Card Access, and Communication Home System.

There will be sufficient amenities within You City itself, but there’s also an array of amenities located close to You Residences, such as hypermarkets, mall, schools, higher learning institutions, petrol station, cafes, banks, convenience stores, and retail shops.

The units at Your Residences were sold between RM412,000 and RM2,213,000, according to the view and the design of the unit.

Unit Types

Built-Up

Launch Price

Type A

·       1,453 sq ft

·       3 + 1 bedrooms

·       3 bathrooms

 

 

 

 

 

 

 

From RM412,000

Type B

·       1,400 sq ft

·       3 + 1 bedrooms

·       3 bathrooms

Type C

·       1,276 sq ft

·       3 bedrooms

·       2 bathrooms

Type D

·       1,200 sq ft

·       3 bedrooms

·       2 bathrooms

Type D1

·       1,361 sq ft

·       3 + 1 bedrooms

·       2 bathrooms

Type E

·       533 sq ft

·       Studio

·       1 bathroom

 

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Location

You Residences (and the rest of You City) is centrally located in Cheras. It is located close to the Cheras-Kajang Expressway (CKE) town centre, and there are plenty of amenities around it.

Apart from the shopping options at You City Retail (hybrid mall; a combination of shoplots, hyper markets and retail spaces), residents can also opt to shop at Kompleks Membeli Belah Giant Cheras, Connaught Avenue, EkoCheras Mall, Cheras LeisureMall, Cheras Sentral Mall, or IKON Connaught.

You Residences (and the rest of You City) is centrally located in Cheras.

Other amenities such as banks, balai polis, pasar, schools, auto workshops, used car dealers, aquarium shop, convenience stores, petrol station, pharmacies, gyms, Myeg E-service, dive shop, and many others, are all there.

For those who rely on, or prefer public transportation, the Taman Suntex MRT station is right at resident’s doorstep, as You City III is a TOD development.

For those who rely on, or prefer public transportation, the Taman Suntex MRT station is right at resident’s doorstep, as You City III is a TOD development.

One of the reasons Cheras remains extremely popular is because of its accessibility, and You City gets the full benefit of this being beside the Cheras- Kajang Highway. On one side, residents will be able to head to Kajang, and on the other side, they will have quick access to the Kuala Lumpur city centre.

Accessibility

  • Jalan Persiaran You City
  • Jalan Taman Suntex
  • Cheras–Kajang Expressway
  • Jalan Hulu Langat
  • Kajang Dispersal Link Expressway (SILK)
  • KL–Seremban Highway
  • East–West Link Expressway
  • MRT Taman Suntex station

Education

  • Beacon Newlands International School
  • Cempaka International School
  • Sri Sempurna School
  • Sri Murni Schools
  • SJK (C) Batu 9 Cheras
  • SK Batu 9
  • SK Batu Sembilan
  • SK Taman Cuepacs
  • SK Taman Puteri
  • One World HanXin College
  • UCSI University
  • SJK (C) Taman Connaught
  • SMK Taman Connaught

Medical Care

  • Pantai Cheras Hospital
  • Columbia Asia Hospital
  • Hospital Taman Mewah
  • Hospital Universiti Kebangsaan

Shopping

  • You City Retail
  • Pasar Suntex
  • Giant hypermarket
  • Cheras LeisureMall
  • EkoCheras Mall
  • Cheras Sentral Mall
  • IKON Connaught
  • Giant Superstore
  • AEON BiG Tun Hussein Onn
  • Sunway Velocity Mall
  • The Mines Shopping Mall

Recreation

  • The Challenger Sports Centre
  • Apek Hill Trail
  • Alam Damai Recreation Park
  • Besi Forest Reserve
  • Mines Golf Course
  • Selangor Turf Club
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Analysis

You Residence is in quite a desirable location in the mature neighbourhood of Cheras. Nearby amenities include Cheras Leisure Mall, IKON Connaught, Cheras Sentral and AEON BiG Bandar Tun Hussein Onn.

You Residences comprises 370 units, with built-up ranging from 533 sq ft for a studio unit, to 1,453 sq ft for a 3+1 bedroom unit.

Schools in the area include Cempaka International School, Sri Sempurna School and University UCSI, while medical centres include Pantai Cheras Hospital, Columbia Asia Hospital, Hospital Taman Mewah and Hospital UKM.

The developer has also upgraded the Taman Suntex wet market in 2018. This wet market is also popular among commuters from Bangi and Kajang, and it is now well ventilated and cleaner.

The developer also shared that the response from local residents have been positive, and that the wet market complements the entire You City development.

In terms of accessibility, the development will be connected via the Cheras-Kajang Expressway, Shah Alam Expressway, East-West Link Expressway, KL-Seremban Highway and Maju Expressway (MEX). There’ll be a flyover that will be connected to the Grand Saga Expressway, also known as the Cheras-Kajang Expressway.

Available listings in PropertyGuru in March 2021 show that the sale price of a 1,276 sq ft unit is from about RM500,000 to RM600,000. Meanwhile, rent is between RM1,300 and RM1,800 per month. Based on these figures, the approximate gross rental yield is as below:

  • Purchase price: RM520,000
  • Rent out: RM1,500 per month
  • Gross rental yield: About 46% per annum

Here’s a glance at residential properties in Cheras.

Project

Land Tenure

Property Type

Completion

Built-up

Approximate Launch Price

You Residences @ You City by PJD Regency Sdn Bhd

Freehold

Serviced Residence

2015

533 sq ft – 1,453 sq ft

From RM412,000

Imperial Residence by Beverly Group

Freehold

Condominium

2015

973 sq ft – 1,457 sq ft

From RM340,000

You Vista @ You City by PJD Regency Sdn Bhd

Freehold

Serviced Residence

2016

1,026 sq ft – 1,744 sq ft

From RM577,800

Casa Green @ Cheras by Amber Homes Sdn Bhd

Freehold

Condominium

2016

1,765 sq ft – 3,380 sq ft

From RM575,000

9ine by Adenland (Cheras) Sdn Bhd 

Freehold

Condominium

2017

1,142 sq ft – 1,520 sq ft

 

From RM545,000

 

Green Residence @ Cheras 9th Mile by Binastra Land

Freehold

Condominium

2017

1,127 sq ft – 1,557 sq ft

From RM710,010

Emerald Residence @ Mahkota Cheras by Cheras Hong Soon Development Sdn Bhd

Freehold

Condominium

2017

1,161 sq ft – 1,316 sq ft

From RM470,000

EkoCheras by Ekovest Bhd

Freehold

 

Serviced Apartment

2017

596 sq ft – 1,240 sq ft

From RM563,000

V Residence Suites by Sunway Property

Freehold

 

Serviced Apartment

2018

624 sq ft – 888 sq ft

 

From RM805,000

Saville@Cheras by MKH Berhad

Freehold

 

Apartment

2019

1,130 sq ft – 4,670 sq ft

From RM650,000

Emerald Hills by Guocoland (M) Bhd 

Freehold

 

Condominium

2021

840 sq ft – 1,195 sq ft

From RM566,000

 

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Summary

Cheras South is the area mainly situated in the border of Cheras and Kajang. It was originally referred to as Balakong.

The name Cheras Selatan stuck, after AEON Cheras Selatan (then known as Jusco) came into the market.

You Residences comprises 370 units, with built-up ranging from 533 sq ft for a studio unit, to 1,453 sq ft for a 3+1 bedroom unit.

This area has grown from a village that’s divided by Sungai Balak, and surrounded by rubber plantations to a mature township complete with commercial, shopping, and entertainment options.

There’s a case of PJD Regency Sdn Bhd vs Tribunal Tuntutan Pembeli Rumah. Purchasers had paid a booking fee of RM10,000 to the developer earlier but the sale and purchase agreement (SPA) was only executed 2 months thereafter by the developer. The SPA stated vacant possession (VP) to be within 42 months from the date of the agreement.

Upon late VP, the purchasers made a claim in the Tribunal for Homebuyers Claim based on the date the booking fee was paid. The Federal Court ruled in favour of house buyers concerning the calculation of liquidated ascertained damages (LAD) to be paid by developers in the late delivery of VP of their units.

If you’re interested in a 1,276 sq ft unit at You Residences that’s priced at RM520,000, here are its estimated loan figures.

  • LTV / margin of finance: 90%
  • Down payment (10%): RM52,000
  • Loan amount: RM468,000
  • Loan term: 30 years
  • Interest rate: 3.2%
  • Monthly repayment: RM2,249
  • Approximate required gross annual income: RM81,000*

You can use these calculators to adjust the figures accordingly.

Pro tip: Know your Debt Service Ratio (DSR)!

DSR is a method used by banks in Malaysia to calculate whether you can afford the loan you’re applying for. To calculate your Debt Service Ratio (DSR), refer to the FREE PropertyGuru Loan Pre-Approval tool. It has a 99.9% accuracy, which greatly helps in avoiding loan rejections.

* Assumptions: No other monthly debt obligations, and 30% of gross income spent on the home loan. As a rule of thumb, banks usually loan up to 30% of your gross annual income.

 

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Eric Wong

Pavither

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