Exsim hot from the launching Petalz in Old Klang Old has recently soft launched their latest project called Expressionz Professional Suites at Jalan Tun Razak. Their past projects in Bukit Jalil such as the Treez and Twin Arks have received tremendous response from purchasers and have sold out since. The Treez just VP-ed recently and on the market for about RM760psf, appreciates about 50% from the developer price RM500psf three years ago. The Petalz that launched at the early of 2014 also received tremendous response from purchasers.
Location
Expressionz located on a leasehold land expired on 2079 however the developer committed to renew the lease to 99 years upon completion. The size of the land is approximately 1.2acre and located at the dead end just behind the Bernama Building Off Jalan Tun Razak.
From Wikimapia. The site of the Expressionz
The site is just hoarded and construction yet to start.
The main road of Expressionz
Current condition of Expressionz site
Accessibility
Located approximately 2km (by radius of course!) from KLCC, in my opinion the biggest disadvantage that put me off of this project is the accessibility to this site. If you are coming from North of Kuala Lumpur ie Petaling Jaya or Mont Kiara, you just turn to left after the National Library. Similarly if you are heading to North KL you just need to take an U-turn under the flyover. However a note of cautious the U-turn is quite near therefore it is quite dangerous to make U-turn during the heavy traffic.
The slip road before flyover
Road heading to Expressionz
However the same cannot be said if you are coming from KL downtown. In order for you to reach home, you need to make a U-turn at the notorious jam Bulatan Pahang. The short 3km during the heavy traffic may take you up to 30-45minutes just to clear this path. This will get even worse during raining days when there are no policeman manning the roundabout. This is the similar issue with Orion where they need to make a big U-turn at bulatan Pahang in order to go to Kuala Lumpur City Centre.
Accessibility from Kuala Lumpur City Centre
If you are without own transport, the developer will provide shuttle bus service on hourly basis to main attraction such as KLCC and Pavilion. The service is already included in the maintenance fee. There is no nearby public transport such as KTM, Monorail and LRT station. The nearest LRT station is at Ampang Park approximately 1.5km away or a good 20 minute walk.
Masterplan, Layouts and Facade
All the information are complete and available in the developer website http://expressionz.com.my/
In total there are 447 units with various layouts, sizes and configuration from dual key studios 649sqft to loft unit 1244sqft. there are 3 levels of common facilities are level 8, rooftop facility at level.
All units are almost fully furnished with selective concept and theme. Please consult with your Sales Person to get clarification on the furnishing. The tastefully done furnishing I was told the cost of the furnishing is approximately rm200psf. The show unit is tastefully done. The developer will furnish the unit after the buyer inspect and complete the defect rectification after the Vacant Possesion.
Show Unit type A1
Show Unit type B1
Show Unit type D2
There are many variance of type to be chose however in general there are five types. Type A and C are 2 bedrooms, Type B is loft unit size ranging from 1245 to 1400sqft, type D is dual keys size from 643sqft to 866sqft and finally type E is 1 bedroom 674sqft. The smallest unit 643sqfft caught me as it can be rented out as two studios and with price around RM900K (before rebate), the price is quite high on this stretch of the road.
Type D1
There are two facings where North West and South East will have KLCC direction view with views are partially blocked by Menara Marinara, Wisma Perkeso and Menara Th Selborn. Those units on North will enjoy almost unobstructed view to Titiwangsa Lake and Titiwangsa Range. Those who opt for low floor Type D1-D3, take note the Bernama Building may block the view of your unit.
Floor layout and direction view
The maintenance fee currently is set at RM0.38psf which is quite affordable given the density of the project as well as the small sizes.
One carpark will be given to all type except for the smallest 6XX sqft and 2 carparks will be given for the loft unit.
This project will take 48 months to completion.
The Façade
The façade is glassy throughout as shown in the giant scale model below
Scale model
Financing
At the moment developer is offering 8% rebate plus 5% reimbursement. For example the 643sqft type D3 after all the rebate and reimbursement it will cost RM780K, approximately RM1200psf. Exclude the RM200psf furbishing cost, the actual cost of the unit is approximately RM1000psf which put it in the same range as T&T 328 and Sky Residence’s Divina.
Conclusion
The fully furnishing concept will be similar to The Verve@BKP in MK and OKR, some landlord and own stay will prefer developer furnish the unit to them. However for investors whether the future market rental demand will support such product is still in question. From propwall, the general asking price for 1 bedder is approximately RM750K however the rental is approximately RM2.5-2.8K, a paltry yield of 4.5%. The access is an issue as well where you need to make a huge U-turn from KL City Centre.