Introduction

Driving along Jalan Syed Putra and Jalan Salak, many travelers may just overlook tranquil Seputeh. Located adjacent to one of the busiest junctions with sprawling interchanges and opposite Mid Valley, all the hustling and bustling just simply overwhelming for serene Seputeh. This is not surprising given that the neighborhood is mature with the residents jealously guarding their “turf” to avoid any overdevelopment in this neighborhood.

One of the rare new development in Seputeh, expected to be completed this year is Setia Sky Seputeh which is developed in 4.4 acres of freehold land. In total there are 290 units ranging from 2,303-3,025 sqft.

EUPE has purchased a 3.2 acre leasehold from DBKL for RM45millions. The land is located next to the Japan Club of Kuala Lumpur and the KTM railway line is running next to the site.

However, it took the developer closed almost 3 years to complete the transaction due to some unfulfillment conditions. EUPE shifted their focus in completing their other projects in Cheras and Bangsar South. After some delays, finally Est8 (pronounced as Estate) is opened for preview last year. Read on for Propcafe^TM review.

Developer background

EUPE is well known developer with their strong foothold in Sungai Petani. From developer’s website

Eupe Corporation Berhad was founded in 1986 by Dato’ Paduka Beh Heng Seong and Dato’ Wira Tajudin bin Haji Hashim. Since that time, the company has become one of Malaysia’s most successful and trusted township developers, having constructed nearly 20,000 homes in the northern Malaysian state of Kedah.

Eupe is now entering an exciting new era with several major residential development projects being planned and developed in Kuala Lumpur. These projects are designed to Eupe’s award-winning standards to create iconic developments that redefine and re-imagine the precincts in which they are located. They include Novum in South Bangsar, Parc 3 in Cheras and another major residential project which is being planned for Seputeh.

Eupe has been a publicly listed company since 24 July 1997.

Despite by statistics EUPE is not amongst well known developers in Klang Valley with so far with 2 completed project (Novum@Bangsar South and Parc3@Cheras), the company is establishing their footprint and financially seems doing reasonably well and remain profitable for past 4 years.

From EUPE 2021 annual report

Each of their project is quite unique for example Novum, a RM555m GDV development consists of 729 units, comes with business center and elaborate facilities for modern city living. Parc3, a RM495m GDV development consists of 793 units, is marketed as natural living where there will be three internal parks within the development and cave like atrium for cross ventilation.

Their 3^rd launch, EST8@ Seputeh is not exception. With GDV of RM575m, Est8 will be EUPE’s biggest development so far in Klang Valley.

Location and Accessibility

Seputeh is well known for hilly and pretty mature neighborhood and this site represent probably one of the last undeveloped land with good reason. The entrance of the development has been sticky point with the residents especially Jalan Taman Seputeh as the old roads are not able to accommodate the surge of traffic from additional 821 units. To ensure that the project obtain approval from local authority and to appease the resident objections, Est8 the main entrance is orientated to face Jalan Syed Putra. This will incur some repercussions to the traffic and development itself. From Propcafe^TM observation,

1. The guardhouse has setback around 4 to 5 cars from the main road. The road leading to the guardhouse is only able to accommodate few visitors that come at the same time. If the queue spillover to main road, it will be an obstruction for the heavy traffic along Jalan Syed Putra.
2. No visitor carpark outside the guardhouse acting as holding bay especially as meet up point, grab car etc.
3. Jalan Syed Putra is a main road and whether the traffic is free or clogged, any outgoing vehicles from Est8 need to be mindful as unlikely any traffic light will be installed to allow ease of ingress and egress
4. Coming and going to KL direction probably will not be any issue however If residents intend to go to Petaling Jaya, KL Sentral, Midvalley, Old Klang Road, Bangsar South etc., the residents need to take a long detour and U-turn via Taman Desa via busy Jalan Salak.

Coming from PJ direction, residents will need to make a detour via MidValley or Brickfield inner ring road before can reach the guardhouse.

5. The guardhouse is sandwiched between elevated ERL track and KTM rail. Not an ideal location for grand entrance

6. Good news is the close walking proximity between Est8 and MidValley. 

Developer has committed to build a covered walkway between Est8 along Jalan Taman Seputeh 1 to the link to the bridge towards Midvalley. The distance between Est8 to Midvalley is approximately 450m.

Despite the blue chip Seputeh address, from our opinion, it is hard for Propcafe^TM to associate the address with Est8.

Masterplan

Est8 comprising of 821 units of serviced apartment with built ups ranging from 543 – 1943sqft spread over one block of low-rise villas and 2 blocks of high rises. Sits on 2.9acres leasehold (left 97 years at time of writing) land, Est8 has GDV of RM575millions, making it EUPE the biggest project to date in Klang Valley.

Looking at wide range of built ups and layout configuration, Est8 seems cater for wide range of buyers from investors, families, young couples or single, professionals etc.

Est8 situated on a slope land and to take advantage of the slope without heavy cutting which has environment and neighborhood impact, developer has smartly design access road ramp in gradient.

Due to the land shape, the high rises are positioned like a V with duplex Garden Villas are in between V (- in A). This arrangement is minimizing the units looking into each other and given the surroundings are low rise structural, basically most units are having good privacy.

Est8 boosts futuristic gardens, and this theme is evident through the development. Residents will be greeted by the guardhouse which looks like flower petal enveloping the guardhouse both sides

Common drop off area serving all blocks will serve both high rises where towards the left is lift lobby for tower A and to the right is lift lobby for tower B. The walk to tower A will be slight further versus tower B.

From Propcafe^TM observation, no double volume for lobby, quite disappointing for luxury product such as Est8. Unfortunately, no dedicated lift is serving Garden villas therefore the owners will need to use lifts from either high rise to access their units.

There will be 5+1 lifts serving tower A and 4+1 lifts serving tower B which should be adequate.

From ground to level 8 are the carparks Level 9 and 12 and rooftop are main common area with pocket of gardens in 25, 29 and rooftop. Following are the composition for residential units

Block	Storey	Total units	Sizes, sqft	Lift ratio
A	42	432	543-1947	72 units/lift
B	34	372	TBA	74 units/lift
C	2	17	TBA	N/A

 

Currently only tower A is opened for sale with low rise Garden Villas and tower B for future launch.  Below is the storey plan for tower A.

The squarish façade is complemented with large and almost floor to ceiling height size windows, break by vertical concrete slab. Owners can enjoy either Seputeh or KL skyline view via large window, aside allow natural light to permeate inside the house, for better quality living.

Duplex’s double volume garden and common Sky Gardens are great breaking in otherwise rather monotonous façade. 

Floorplan and unit layout

Est8 unit layout and selection is probably one of the most complicated Propcafe^TM has ever seen with unit selection catered for investors, singles, small and big families, lifestyle living etc. Not only that, but certain types are also only available at certain levels and orientation. For example, duplexes are only available from level 31^st onwards and 15 units garden facing villas only from level (9~12). For bargain hunters, they can consider type 1 & 2which located at level 2~8 and jointed with carpark levels. A little less privacy however you do not need to use lift to reach your unit.

Propcafe^TM also like the fact no air well design and all bedrooms are facing outside for better quality living and privacy. The downside is no yard space. Yard is probably one of the most versatile space where it is used as laundry, storage, wet kitchen and even to keep a pet!  

The yet to be launched 17 units garden villas sit on carpark podium and surrounded by forest walk at level 9 will be a sight to behold, can be a good choice for city dwellers looking for secure but still landed-like living. The only downside the garden villas need to use lift from either high rise as there’s no direct access from carpark.

In Propcafe^TM’s opinion, the most notable layout is type 3. There are only 49 units which is quite limited. It is a proper 3 bedrooms, suitable for a family. Both the balconies are wide enough for meaningful furniture or gardening and master bedroom comes with walk in wardrobe space. The walkway leading to bedrooms is short, therefor minimize an unusable space. The kitchen can be extended to L, allowing more working space, or used as breakfast counter.

Type 4 is the smallest duplex lifestyle living with humongous garden space and good living width on lower floor. However, Propcafe^TM does not like the 2^nd bedroom on upper floor without access to common bathroom which located on lower floor. Propcafe^TM will prefer type 5, corner duplex with both kitchen and living enjoy access to garden. The amount of natural sunlight is unbelievable as windows are available at all corners. There are 3 bedrooms on upper floor and both bedrooms will have access on common bathroom on upper level. The only downside the absolute price is easily more than RM1.2m, making it out of reach for mass population.

Type 1, 1A, V1 and V2 will be the most popular choices amongst investors given the affordable pricing and practical layouts. However, these units also form the majority in tower A which may face fierce rental competition upon completion.

Facilities

Est8’s facilities are probably one of the most elaborate and fascinating that Propcafe^TM has ever seen. It is quite hard to put in paper and readers are suggested to visit sales gallery for full appreciation what this project offers. In its brochure, the theme is Facilities to elevate your lifestyle.

In general, the facilities in Est8 can divided to 3 concepts – trails, facilities, and sky gardens

Trails is available on

Ground – The relaxing walk

Level 9 – Walk in the woods

Level 12 – The enchanted walks

On the ground, developer will preserve a natural slope where residents can enjoy The Forest Walk

On level 9, residents can enjoy walk in the woods where developer engaged a horticulturist to recreate a low bushes and high trees to mimic a wood setting. The villas in high rises and garden villas will envelop the wood.

Level 12 will be the main facilities deck where Olympic length infinity pool, gym, business center, gym, celebrity kitchen, BBQ area to name few are located.

The names of the gardens are so fancy, and it will be quite interesting to see the execution, post VP.

The facilities are so colorful, vibrant, irregular shape with glamor name to boot in. Even usually boring BBQ area received makeover with colored glass. In a nutshell, Est8 is Instagrammable worthy destination. Gymnasium is designed with bubble dome shape and Propcafe^TM is looking to work out during the heavy rain. The sound from rain dropping must be soothing and hopefully the dome is well constructed to avoid any leakages! 

There are 5 sky gardens with distinctive and unique theme. Three of the sky gardens are located on tower A and another 2 are in tower B. Some of the architectural feature such as bird in Cloud Maze garden even protrude from the building footprint which we are not sure may pose a future repair and maintenance concern.

In fact, the common area of Est8 is so bold, refreshing with avantgarde concept till it pose a question -does developer has people with know-how, skills, expertise, and passion to upkeep and maintain property like Est8? As we all known, Malaysia is well known as first class building infrastructure but third class maintaining it.

View and Orientation

Due to low rise structural surrounding the site, most units get unobstructed view, ensuring privacy.

Propcafe^TM extracted some view on level 17 and 41

View at level 17

View at level 41

Readers may check out the virtual viewing in link Est8 at elevated views

Show units

There are 3 show units which are type 1, 2 and 4. In general show units is heavily ID-ed with following furniture provided

• Kitchen c/w hood and hob, oven (Teka brand) however without fridge and washing machine/dryer
• Aircon in all bedrooms and living
• Mirror, water heater and shower screen in all bathrooms

Propcafe will prefer timber flooring on bedroom however unfortunately this feature only available to bigger (and pricier) type 4, 5 and 6.

Readers may check out the virtual viewing in link Est8 virtual show units

Price and Cost

Est8 is targeted to be completed by 3^rd 2026 which take around 54 months. This is understandable given the site condition which is not easily to work on.

The price range widely depends on level, type and facing. The cheap units which attached to carpark already gone however any prospect can expect from RM800psf for smaller units and from RM7XXpsf for larger duplex units.

The maintenance fee inclusive sinking fund is expected around RM0.44psf, and for type 1 or 1A, it will cost RM331, quite a hefty figure for 2 bedrooms. For type 6 1947sqft, the fee will cost a cool RM868. Sales staff had indicated a rental around RM2000 for 2 bedrooms in this area. After deducting the maintenance fee, the net rental is probably only sufficient to cover interest cost. At today’s climate where property overhang and oversupplies hogging headline with tenants have luxury of choices, it will take a long-term view to see any meaningful rental and capital appreciation. 

Conclusion

Propcafe^TM must admit this is probably one of the most difficult review due to its location, concept, elaborate facilities, and unit selection. Propcafe^TM applauses developer stepping out from the comfort zone and give something new to the market, allowing prospect buyers in the market. With avantgarde concept, there’s not just question of maintenance and cost but to engage experience property management with know how and skillset to maintain whole estate. Developer needs to be committed not just during the warranty period but even that as show of commitment to ride it together.

The accessibility in Propcafe^TM opinion is not ideal but it can work to someone who want to stay in Seputeh address.

Thank you for reading so far and stay along this journey with us, Happy Chinese New, and happy investing folks!