PROPCAFE Peek : Ara Damansara – H20 By Titijaya and Urbana By Weida

Ara damansara is in the build x3 mood at the moment which has so many launches or soon to be launched projects. Surprisely, after so many years, the commercial activities have yet to pick up. LRT construction is still work in progress and the completion date is always a moving target. To fully unlock the value in Ara damansara, commercial’s “wongness” and LRT completion are the catalyst. No matter what, Ara Damansara’s connectivity is superb, be it to KL, Shah Alam, PJ etc. It is like in no where but close to everywhere!

This round, we have a short coverage for H2O project by Titijaya and Urbana by Weida.

H2O (“Haus 2 Own”) is sitting at 6.04 acres freehold land with a total unit of 1380. The location seems to be a bit far from WIP LRT.

The facade looks ordinary but it comes with great water features. The pool comes with aquarium with marine life!

Surrounding Environment

One thing really amazed Propcafe is how architect fits in the bedrooms in a relatively smaller built-up. The 750sf type comes with 2+1 rooms which price starts from rm570k before discount. As for 880sf type, it consists of 3+1 rooms and cost rm670k up whilst 1000sf type is 4 bedrooms with the price of rm750k up before discount. The discount is about 5%.

Clearly, in contrast with other developers like Tan n Tan or Parkcity Perdana (normally only fit 2 bedroom into 1ksf size condo for the quality living space), Titijaya focus on quantity of rooms as selling point. Thats good for investors as it will generate more rental income to fetch better yield! It serves well for different type of buyers. However, they are not alone, HCK’s G Residence nearby is selling 856sf with 3room fully furnished unit at whopping rm799k including 6pc GRR for 3+3+3yrs. Not a fan of GRR here, so PropCafe is not going to comment much on it.

Unfortunately, there is no DIBS and developer only provides free SPA and Loan legal fees. There are total 4 blocks. Block A is launching now which is the least densed block of total 240 units. The block B, block C and block D has 300, 340 and 495 units respectively. This development is directly opposite the Tesco Extra of Ara Damansara which is a big plus point.

The sales chart captured in the end of September 13.

Now we turn to Urbana. Urbana will be Weida’s maiden property development. The company is a seasoned engineering, construction player in the industry.

Location of this development is the not best in Ara Damansara but it is still acceptable as it is about 600 metres from the LRT stop and about the same distance to Citta Mall. This development is opposite Symphony House building. Unfortunately, it is a leasehold land. However, nowadays it is pretty irrelevant to high-rise development.

Urbana can be considered as low density development (after seeing most of the projects are now fit in more than one thousand units in small land) has a total of 357 units come with only 15 floors. First four floors will be the car park area means it has only 11 floors. The floor plan below show the “F” shape design with multiple views.

The façade is reasonable but it doesn’t follow the recent trend of “Glassy” design. You can see there are 2 lifts to serve each Wing (see floor layout plan below). Inner facing has either Garden View or Pool View.

All layouts are available on developer’s website. Many of the layouts are designed to allow buyer to re-configure it as dual key set-up.http://www.urbana.com.my/v2/plan.html

Similiar to the rest of recently launched properties in Ara Damansara, it is priced at RM650psf up before 5pc discount with standard free legal fees on SPA.

Developer throws in a lot of branded freebies which can be viewed from show unit (see photo below).
Kitchen Cabinet, hob and hood (Ariston brand), Washer Dryer combo (Ariston), 3 Air Cond, 1 Wardrobe, 2 Car park lots.

Show Unit Photos

Sales Chart obtained in the end of September 13.

 

The actual site :

 

Video of the development

In short, it seems like a very good place for young family as an ownstay home. It,at least, differentiate itself from those high density developments that focus on rental market in this area eg. Pacific Place, G Residence, H20 etc. So, it really depends on the purpose of the purchase and the demand on this type of property in future subsales market. There is always risks involve in investing properties. Good Luck!

Before we end here, PropCafe is giving you some ideas on the existing asking pricing in Ara Damansara based on a quick search from online portals. Seems like everytyhing is now RM600psf up in Ara Damansara!

– Oasis Service Suite: >RM600psf
– Ara Hills: >RM600psf
– Eve Suite: >RM720psf
– Ara Green: >RM660psf
– G Residence: >RM750psf
– Pacific Place: >RM600psf
– Verde: >RM600psf

Being closest to LRT, Pacific Place which is going to VP soon, is currently priced below the new launches in subsales market. It could be due to its density and old ordinary facade. But, it will be hot in subsales once the LRT is up. Here are some of the scaled model photos for you to refresh your memory on this almost 3 years old BBB project.

 

And coming soon in this neighborhood, joining the party is See Hoy Chan!

 

Note: Special thanks to WFoo18 who provided some of the photos and information on the developments above).