Renowned for its industrial park, Glenmarie is a familiar place to most KLites. It sits within the Shah Alam district and is located 35km west of Kuala Lumpur.
Quietly tucked away between the major urban residences and commercial centres of Shah Alam, Subang Jaya and Petaling Jaya, Glenmarie has steadily built a reputation for being a good neighbourhood for homebuyers and investors alike.
It is home to many international car showrooms and workshops, and is regarded as a prime area for industrial developments, a reputation that was solidified by the success of the Hicom-Glenmarie Industrial Park.
Based on the Property Market Review 2015/2016 by Rahim & Co, the transacted value of 1½-storey terraced factories in Glenmarie Industrial Park is RM2.3 million, whilst in neighbouring Subang Jaya, a similar property would transact between RM1.1 million and RM1.8 million.
The general increase in the number of multi-level distribution businesses such as Padini, Proton Parts Centre, Scott and English Malaysia, DHL Services Point, Yakult and Kawasaki Malaysia Glenmarie, has contributed to the increase in demand for industrial factories.
Overall though, the industrial sector is generally spared from cycles of speculations and the sector remains stable compared to other types of real estate, according to Foo Gee Jen from CRBE WTW.
Other facets of the township
Glenmarie offers spacious houses with average floor sizes ranging between 2,000 sq ft and 5,400 sq ft (according to Napic 2015). The spacious living space offered by Glenmarie Properties Sdn Bhd and I&P Group Sdn Bhd is suitable for those seeking a low density living space with ample room.
University townships or metropolises often become the pulse of the area where vibrant integrations interact. To that end, Paramount Corporation Bhd has created a unique university metropolis, aptly named Paramount Utropolis. The project features 21.7 acres of freehold integrated development anchored by KDU University College campus, which includes 1,063 units of serviced apartments and 447 units of SOHO.
Earlier this year, Utropolis Marketplace, a 120,000 sq ft retail centre, opened for business. Sam’s Groceria also opened for operation recently to provide for the everyday needs of the students and residents around the area.
The number of projects in Glenmarie has steadily increased over the span of five years, with more projects in the pipeline, namely a mixed development by Temasya 8 by I&P Group and Emporia Glenmarie by Titijaya.
The integrated development is set to alter Glenmarie’s landscape by adding vibrancy to this subdued industrial area. With a varied range of offerings from studio apartments to bungalows, this opens up the opportunity for investors to enjoy potential rental returns from students who enrol in nearby colleges and universities.
Seasoned investor Kam Wei Tsung weighs in on Glenmarie’s potential as a matured area surrounded by established neighbourhoods. He believes that investors should be looking at properties such as terrace houses or purpose built offices around the area. The medium to high-end price range is suitable for professionals, businessman and those with a healthy budget.
Glenmarie also offers an opportunity for young adults looking to upgrade. Kam compares it to Kepong and Desa ParkCity. “Young adults would often search for a new home within the vicinity of the neighbourhood they grew up in. As such, Glenmarie is the right avenue for those from Petaling Jaya, Subang Jaya and Shah Alam,” he says, adding that homebuyers should also take advantage of the resort style living environment provided in the township.
The Temasya 8 project within Temasya Glenmarie by the I&P Group consists of commercial, industrial and residential developments. Its signature project, Temasya 8 Serviced Apartment, features an opulent design with a stylish concept that will suit a contemporary lifestyle. The sizes of the units range between 926 sqft and 2,045 sqft.
Residents get to enjoy all the convenience that an urban location has to offer alongside the amenities of a luxurious lifestyle, where an entire floor is outfitted with facilities on deck such as indoor and outdoor gymnasium, multipurpose hall, playground, surau, swimming pool, changing room, cafeteria and kindergarten.
Temasya 8 will also feature exclusive business suites measuring between 936 sq ft and 1,302 sq ft, as well as future developments comprising commercial space. This is a much-anticipated project that offers prospective buyers a luxurious living ambience to call home.
Area analysis
The Managing Director of Firdaus Associates Property Professionals Sdn Bhd, Sr Firdaus Musa points out that the area has slowly become an exclusive high-end residential area with properties ranging from high end condominiums to super link, semi-detached and detached houses interspersed with existing industrial properties.
The transacted sales price of double-storey terrace houses saw a maximum of 8% increase while semi-detached houses had a maximum change of 10% increase between 2014 and 2015. However, the transaction sales price of bungalow houses saw a maximum decline of 11%, arguably as a result of having taken a hit from the depreciating ringgit and cautious buyers’ market.
The industrial area is also slowly becoming a hub for high-end industrial property that includes service oriented industrial premises, commercial and warehousing. Property values remain stable with a good potential for capital growth for existing and future properties. Semi-detached factories at Temasya Industrial Park recorded a positive increase in transaction prices across the board, thus further cementing the hotspot nature of the Glenmarie Industrial Park.
Considering the slow economy last year, transaction prices have managed to maintain an upward trajectory within the Glenmarie area across all real estate because the nestled location provide an enclaved retreat for residents, while the prime industrial area continue to lure in businesses, according to industry expert Datuk George Stewart LaBrooy. The operation of retail centres such as the Utropolis Marketplace will continue to enhance the appeal of Glenmarie for homebuyers and investors alike.
Amenities and accessibilities
The unique feature of Glenmarie is that the area is sheltered from the bustling urban epicentres. The developments are intertwined with luscious greenery; spacious roads provide the appearance of low-density housing and easy living. Residents can enjoy numerous amenities from shopping, education, healthcare and recreational centres at nearby neighbourhood just minutes away.
Dr Daniele Gambero, CEO and co-founder of a strategic marketing consultancy firm, REI Group of Companies, points out the township’s fantastic mobility and accessibility. Glenmarie can be easily accessed through major highways like the Federal Highway, New Klang Valley Expressway (NKVE), Guthrie Corridor Highway, Lebuhraya Damasara Puchong and New Pantai Expressway (NPE). It also enjoys easy access via Jalan Lapangan Terbang Subang and Jalan Subang.
For those who prefer using the public transport, Glenmarie is part of the Rapid KL U81 route to the city centre while the latest LRT expansion, which started operations on June 30, covers the area via Glenmarie and Subang stations.
Kam predicts that there would be more pedestrian traffic with the connection of the Subang LRT Station to the UOA Kencana Office and retail outlets, thus driving even more traffic to Glenmarie. On the other hand, Sultan Abdul Aziz Shah Airport, which is currently the hub for Berjaya Air, Firefly and Malindo Air, is merely 5 minutes away.
Lifestyle and shopping centres like Empire Subang, Subang Parade, Citta Mall, Evolve Concept Mall Ara Damansara, SS15 commercial centre area, Giant Shah Alam and Tesco Shah Alam are all within a 7km radius.
For those seeking to lead an active lifestyle, there’s the Glenmarie Golf & Country Club, Subang National Golf Club and Glenmarie Sport & Recreation Centre to provide you the perfect destination on the weekends. For soccer lovers, it is just a short drive to Stadium Shah Alam to catch their favourite team in action.
Besides KDU University College, Glenmarie is also surrounded by other education institutions such as Sultan Salahuddin Abdul Aziz Shah Polytechnic, Management & Science University (MSU) and Pusat Teknologi dan Pengurusan Lanjutan (PTPL), SJK (T) Glenmarie, Japanese International School, SMK TTDI Jaya, SM Teknik Shah Alam, Batu Tiga, SK TTDI Jaya and Montfort Boys Town, providing ample options for parents to enrol their children in affordable certified institutions.
Three renowned health care facilities are within 10 minutes of Glenmarie, namely, Ramsay Sime Darby Medical Centre Ara Damansara, Ramsay Sime Darby Medical Centre Subang Jaya and Sunway Medical Centre.
Looking forward
Glenmarie has great potential and this has turned the heads of big players in its direction. Dr Gambero says the township is a property goldmine and this would be the booming start of the western corridor with big developers such as I&P Group and UOA Group dressing up the area.
Titijaya Land Bhd recently entered into an agreement with The Ascott Ltd to collaborate on two of its upcoming developments, one located in Glenmarie and Penang. Ascott has great brand presence in Malaysia, Asia Pacific, Europe and the Gulf Region.
To have developments associated to such a global brand is a testimony to Glenmarie’s growth and investment potentials. Ronald Tay, the CEO of Ascott Residence Trust Management Ltd, says the township’s location serves as a central hub due to its comprehensive real estate features.
The proposed LRT3 would include stops in Temasya and Hicom Glenmarie, providing further access to the location. The opening of the newly completed UOA Kenchana offices would further increase the commercial activity within Glenmarie.
What makes Glenmarie investment-worthy is the fact that it is surrounded by everything one needs. Healthcare facilities, education institutions, sports and recreation facilities, as well as lifestyle and leisure outlets are all located in the peripheries of the township without intruding into the peaceful living environment that the area offers. Residents can easily gain access to these amenities while maintaining the exclusivity of their homes.
This story was originally published on Property Insight.
