PROPCAFE™ Review : Aster Residence @ Cheras Hartamas – Accommodation ◦ Transformation ◦ Connectivity

Aster Residence Cheras by Amber Homes is the latest addition of transit-oriented development (TODe) at Cheras connected to MRT Taman Connaught (SBK26) . If you don’t know or never heard of this developer and if you want to know more about their latest project you can refer to our review here and our latest sneak peek of Casa Green Bukit Jalil here.

Since our latest entry of EkoCheras, there have been lot of developments going on around Cheras area. It is easily more than 8,000 units in the pipeline along Jalan Cheras. All this while, we have kept our eyes on the ongoing transformation of Cheras related to property. PROPCAFE has quite a high stake at this area. We guess you might be curious why Aster Residence Cheras this time? What so special about this development?

And we are here to tell you a story… so go get yourself a coffee and a cozy corner to start with. The reading time is about 15 – 20 minutes.

It is because Aster Residence is the  “Railway + Property” Development (R+P) where a development is integrated and directly connected to the MRT station. Unlike other development – the access, integration and connection point of R+P development actually starts from within the boundary of the development itself and ends at the station building or platform.

There are not many similar R+P developments model like this along the MRT SBK line especially those MRT stations at Cheras although many claim there are “connected” or within “walking distance” but for us the R+P development is just different.

Location of Aster Residence

Aster Residence is sitting on a rather small plot of 2.82 acres leasehold land at Taman Cheras Hartamas, Cheras.

Cheras where again? Oh my God. Cheras! It is far and very heavily congested. Why Cheras? These are the common reactions or perceptions when one ever brought up the word of Cheras in their conversation.

The exact location as per Google Maps

GPS Coordinate 3°4’49″N 101°44’44″E Google Maps https://goo.gl/maps/452V8xVN7Wv

Do you know…

Cheras is divided into two parts i.e Cheras Kuala Lumpur and Cheras Selangor? The distance from KLCC to one of the nearest border of Cheras is just merely 4.4km away ( or ~ 10 mins by car).

myth No.1 – Cheras = Far?

For many years, the context of “far” to describe the notion of Cheras about its location was true to some extent especially during the 80s and 90s where the infrastructure and connectivity was limited and still at the infant stage.

Cheras where once was coined as “ulu” or rural area has gone through rapid transformation although not the entire Cheras. Today, for those who are still witnessing the growth of Klang Valley or Kuala Lumpur since then more likely will concur with us that the boundary of Klang Valley has evolved tremendously to Greater Kuala Lumpur redefining the new boundaries of Metropolitan Kuala Lumpur.

The expansion of boundary unconsciously redefines our psychology barrier of “far” under duress from economic pressure (property price) slowly but surely it will over a long time.  We can understand your frustration in keeping up or accepting this fundamental of never-ending expansion due to scarcity of prime land…

But it is entirely up to your choice to decide if you want to stay living in denial or accept this as new paradigm by embracing this inevitable phenomenon.  Today at this rate of expansion, we won’t be so presumptuous to associate the word “far” with Cheras; at least not for Cheras Kuala Lumpur before asking which part of Cheras?

The boundary is actually expanding at a faster rate now especially with the introduction of MRT lines from the Greater Kuala Lumpur/Klang Valley Region Master Plan. Maybe you don’t realise it.

Do you know….

Definition of Greater Kuala Lumpur/Klang Valley Region.

“One element of the Key Entry Point Projects (EPP) is the Greater Kuala Lumpur/Klang Valley Connect which is about land public transport within the urban city”. [SPAD]

fact No.2 – Cheras = Jam! [Traffic Congestion Area]

We are not trying to change the perception nor bend the facts that Jalan Cheras is one of the highly congested roads during the peak hours. It is a well-known fact that Cheras is heavily congested especially during peak hours due to it is a heavy populated area with more than 100 over “taman-taman perumahan” (residential enclaves).

Cheras is one of the Top 5 in term of number of registered voters (78,819) in Federal Territories based on the latest statistic obtained during our General Election 14 which happened not so long ago.

We are using the number of registered voters as the data reference here because legal age to obtain a car driving licence is 17 years old and the minimum voting age is from 21 years old. This will help to correlate the possible number of actual legal drivers from Cheras.

Assuming conservatively that all registered voters in Cheras have a car driving license and if 50% of them own a car; that would be 39,410 cars on the road. Can you see why the traffic at Cheras is horribly congested during the peak hour?

As this number likely will keep on increasing, the road congestion issue will only become worse and more unpredictable.  No doubt that MRT is one of the solution to relieve the burden of the traffic on the road but it won’t break the deadlock.

Nevertheless we shall not underestimate the potential value of MRT would bring those development which connected to MRT in the near future.

For now, let’s focus back on the location.

Taman Cheras Hartamas

Taman Cheras Hartamas is one of the late coming smallish township at Cheras Kuala Lumpur sitting at the border of Selangor-Federal Territory. This part of Cheras bearing the postcode of Kuala Lumpur means that the development falls under the jurisdiction of Kuala Lumpur City Council – DBKL.

Taman Cheras Hartamas is smacked at the centre of triangle formed by its matured cousin townships – Taman Segar, Taman Connaught and Taman Cuepacs.  Looking at these matured and established townships nearby, it carries the meaning of its establishment in term of basic amenities within an arm length reach. Now the only thing which matters most here is the accessibility which will lead us on the next question asked – the accessibility and connectivity.

Aster Residence is sitting along Jalan Cheras Hartamas which serves as the daily main access road for its residents. The development land is in between of Taman Cheras Hartamas and MRT Taman Connaught (SBK26). The photo below will explain better than words.

Despite the land is not flat and comes with gradient slope towards the MRT station, it does not deters developer from building a 56.7m direct link bridge to connect to the elevated MRT Taman Connaught station.

The design of the link bridge is kind of futuristic and look more like a floating tunnel than just a normal bridge.

360 degree of Site Location

The site location is rather hidden from the view of Jalan Cheras. Probably you won’t really notice because it is partly blocked by the MRT Taman Connaught station. The site terrain and landscape is rather challenging for a high rise development.

It never cross our mind that this piece of land is possible to be developed into a high-rise development connected to the MRT station and for sure it requires an unusual amount of effort and the right skill but Amber Homes makes it possible.

Probably from the video, you will able to notice there is a HTC (High Tension Cable) near the site. We will come into more details on this later because probably this is one of the concern point to some of the readers. Please bear with us for the meantime.

Accessibility & Connectivity of Aster Residence

Road Network

• Jalan Cheras Hartamas

The access to Aster Residence is very straight forward which is one of the good point of this development.

Jalan Cheras Hartamas will be your daily in and out road before connecting to the real world.

This stretch of road in front of Aster Residence looks like haven’t been maintained for a period of time with uneven surface with patches here and there.

It would be nice if the developer can consider to uplift the road condition with new tarmac and simple landscaping just like how the developer had done for their few past project developments.

Nevertheless, the access road in front of Aster Residence is a dual carriageway and is quiet with less traffic for now. It seems like a good spot for those visitors who are lazy to registered to park inside at visitor parking area.

The question is will it be enough visitor car parking space? 🙄

According to developer, the total number of visitor car parking space is 96 💡 

• Jalan Cheras ↔ Kuala Lumpur City Centre

→ To Kuala Lumpur City Centre

If you turn left from the entrance, you will be able to access to Jalan Cheras bounds to Kuala Lumpur City Centre (before MRT Station Taman Mutiara) via elevated flyover from Persiaran Lemak – Jalan Manis.

The distance from Aster Residence to Jalan Cheras is about a 1.3km drive (3-5 mins). Please take note that bottle-neck at the T-Junction of Persiaran Lemak – Jalan Manis during peak hour.

← From Kuala Lumpur City Centre

There is this “special” lane to Jalan Hartamas Cheras (to Aster Residence) if you are coming from Jalan Cheras. It is “special” because this lane is isolated from the main lane of  Lebuhraya Cheras – Kajang.

This lane will separate you from those other drivers who are heading towards Kajang diretion. It gives you an exclusive access to Jalan Cheras Hartamas and MRT Taman Connaught (as well as to Alam Damai, Taman Len Sen, Cheras Sentral and Taman Connaught).

The advantage of this “special lane” is able to separate those who are heading to Aster Residence from other vehicles who are going towards Kajang town’s direction. You will be able to escape the heavy traffic of this stretch of Lebuhraya Cheras – Kajang during the peak hour. However, it is quite tricky and confusing to access this “special” lane because it can be easily missed.

This journey of this ‘special’ road to Jalan Cheras Hartamas (Aster Residence) is about 1km or 2 mins drive. It might sound a short distance to you but please do not underestimate the significance of this 1km on your journey to Aster Residence.

Probably we are looking at additional of +18 to 20 mins if you ever have had missed it during the peak hours.  Personally, we had missed this interchange few times but we guess practice will make perfect.

It just a matter of whether getting used to it. Or upgrade the traffic sign board by adding “Aster Residence” below the wording of “Taman Cheras Hartamas” might help?

• Lebuhraya Cheras-Kajang ↔ Kajang or Cheras Selangor

→ To Kajang or Cheras Selangor

The moment you are off from guard house/entrance, turn right will give you a direct access to Lebuhraya Cheras-Kajang bound to Kajang or Cheras Selangor within 300m without any traffic light.

←  From Kajang or Cheras Selangor

For those who are returning to Aster Residence from Kajang / Cheras Selangor direction via Lebuhraya Cheras-Kajang, there is a dedicated U-turn flyover at Jalan Cheras before the Station MRT Taman Mutiara (Leisure Mall). The journey from this U-Turn flyover to Aster Residence is about 2.2km away (3 to 5 mins) via Jalan Cheras Hartamas

• Lebuhraya Hubungan Timur – Barat / East-West Link via Jalan Cheras

• Sungai Besi-Ulu Kelang Elevated Expressway (SUKE)

The RM4.63 billion SUKE project from Sri Petaling (where KESAS ends) to Alam Damai, Cheras Hartamas, Bukit Teratai, Taman Kosas, Pekan Ampang, Taman Hillview and ends at Bukit Antarabangsa will be linked to the MRR2, DUKE, AKLEH, KL-Seremban Highway, Cheras–Kajang Highway (Grand Saga), Besraya and Kesas highways. For further reading please click here

Cheras Hartamas interchange to SUKE is not far away from Aster Residence and would be ready by 2020 if no delay.

The Integrated “Railway + Property” Development (R+P)

There are not many property developments (the R+P development) which connected to any of these 31 MRT stations on the 51km MRT SBK line. Those self-proclaimed that they are near to the MRT station or within walking distance; most of them just want to share the glam of MRT but make no mistake. Those are not the R+P development.

The R+P development or transit-oriented development is when the development is integrated and connected to a railway hub (such as MRT Station). The access and connection starts from within the boundary of the development itself with a proper covered pedestrian walkway which conducive to walk,  safe from  traffic hazard and protected from our country’s weather conditions.

and Aster Residence  by Amber Homes is a R+P development connected to MRT Taman Connaught.

*Additional enhanced features like disabled-friendly (OKU), security surveillance or CCTV, air-conditioned, free WIFI will be a bonus point if being provided!

MRT Taman Connaught (SBK26) – MRT Sungai Buloh – Kajang Line

Aster Residence is 6 stations away from the new MRT SSP Line Interchange at MRT Tun Razak Exchange with about 18 mins traveling time from station to station.

Shoppers can hop in and hop out at MRT Bukit Bintang which is 7 stops away or about 21 mins of travel time (station to station) from Aster Residence.

Frequent flyers can opt for the ERL KLIA Express service at MRT Muzium Negara which is 10 stops away or 30 mins of traveling time from station to station.

Do you know…

Aster Residence is one and only high-rise residential development  connected to MRT Taman Connaught (SBK26) which is also the last MRT Station located within Cheras Kuala Lumpur at the border of Federal Territory and Selangor.

Below is the summary of estimated travel time from Aster Residence via MRT Taman Connaught to other stations.

 

The “Down Under” of SBK Line – South Zone

We will focus only on “southern” zone of SBK Line since Cheras is part of it instead of focusing on the entire line of SBK where the scope will be too wide and we reckon it will make things more complicated. Maybe we will save this one for the “coffee session” with PROPCAFE in near future.

There are 16 MRT stations [South Zone] in total from MRT Bukit Bintang (SBK18A) to MRT Kajang (SBK35) with the assumption that MRT Bukit Bintang station (SBK18A) is the middle point of SBK line.

You might want to start to count now and ask how many property developments are R+P development which is truly connected to these 16 MRT stations? Actually not many especially within Cheras area.

The R+P development usually is rare and often come with a premium price tag because the number of MRT station and the land surrounding MRT station is always limited.

Moreover bear in mind that not all project development will be granted direct access or connection to the MRT station.

Nevertheless, with the limited supply of the R+P developments on the “Down Under” of SBK Line already making Aster Residence such a unique and valuable development.

The next question you might want to ask at this point of reading is “how much?”. The price of Aster Residence starts from RM368,620 or RM541psf nett after rebate.

Time to guess…

Do you know what is the price of other R+P developments on the south zone of SBK Line – TRX Lifestyle Quarter, Sunway Velocity, EkoCheras, Saville Cheras and Metro Cheras?

The “56.7 meter” R+P development – Aster Residence

The size of covered pedestrian link bridge is 56.7 meter in length and 3 meter in width making Aster Residence as one of the nearest development connected with MRT Stations in Cheras.

It is only exclusive for the residents of Aster Residence via a security card access door on the car park level G.

The cost of the bridge is funded by the developer and managed by JMB at a later stage.

What it is so good about being living near to the MRT station? If you are those who commute MRT daily, the walking distance to the MRT Station most likely is one of the most important criteria.

When walking is a daily ordeal

Why such a big deal with the 56.7 meter linked bridge? It won’t be such a big deal if you don’t need it daily. If your frequency of commuting via MRT is very high then shorter distance means shorter walking time. It is all about “time-saving” and for better safety reason.

When we are comparing between walking 50m and 500m, we think that 500m walking distance is still acceptable provided if you do that once awhile but if it is on daily basis (5 days per week) then the former one likely will be the preferred choice.. we think.

But…

Although it is usually the ideal case but it is not always the best scenario to live as near as possible to the MRT Station for some reasons like the incremental of the noise level. You just have to strike a well-balanced between noise and walking distance (assuming price is not an issue).

The perks of being the R+P development

Emotional Health

Flat battery or tire, car maintenance, car accident, car park issue, price fluctuation of petrol, road bully and unpredictable traffic condition due to heavy downpour, road closure, car break down in the middle of the road, flash flood or car accident – does all these sounds familiar to you?

If commute via MRT directly from your home able to help you to solve the equation and give you a peace of mind, would you want to consider this alternative option?

However, other than cost and environmental effects, we think one of the best thing about MRT is it gives you a higher stability, certainty and “in-control” in your life in term of time management – giving you a peace of mind, lesser anxiety and stress level which in directly improving your emotional health.

The Missing Link to Connectivity

One of the main issue about this MRT thingy is the connectivity to the station itself. We might have feeder bus service, e-hailing service, cab, and even multiple storey carparks being built but there is nothing really as convenient as the R+P development when you compare it with those typical development which is just “near” to the MRT station. Then again, whether it is gem or not, still much depending on the price and location.

Surrounding amenities

Walk, Ride or Drive?

Walk

Aster Residence is a standalone high-rise residential development. There won’t be any commercial elements or shop lots incorporated within the development itself.

Your best bet for the nearest commercial area within walking distance from Aster Residence is Cheras Sentral Mall. We just hope that Cheras Sentral Mall will be able to sustain until when Aster Residence is completed.

Ride And Drive

However, that does not mean Aster Residence is at no man land. Aster Residence is blessed with abundance of ready amenities and established commercial area which can be easily accessible either by MRT railway or road transport.

EkoCheras Mall, Leisure Mall Cheras, Taman Segar and Taman Connaught commercial area where you can get all your daily fix in few minutes of drive or just one train stop away. From our test ride, the time from MRT Taman Mutiara (Leisure Mall) to MRT Taman Connaught (Aster Residence) is about 1min 35s.

Video Clip of MRT’s journey from  MRT Taman Mutiara (Leisure Mall / EkoCheras) to MRT Taman Connaught (Aster Residence)

We won’t go into details on the surrounding amenities since we had discussed it in great length from our previous write up of EkoCheras. The surrounding amenities of Aster Residence will be more or less the same as EkoCheras. You can read it here.

to be continued…

That’s all for now – Aster Residence @ Cheras Hartamas – Accomodation ◦ Transformation ◦ Connectivity

The review is split into 2 parts because we think it would be too long to post in one article. We notice that some of you already started to yawn.  We will give you some time to digest today’s posting.

Next week we will look at some other details and go deeper on Aster Residence – Overall Masterplan, Layout, Pricing and Concern Points. We promise this one will be shorter but something worth to wait for.

Mean while #keepcalm and #goneriding

For Part 2, please subscribe to our blog so that you won’t miss it.

PROPCAFE™ Review : Aster Residence Cheras By Amber Homes – Home has a Heartbeat [Part 2]

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