Introduction

PROPCAFE^TM has reviewed Wangsa Melawati quite extensively and its amenities, accessibility, history and what make Wangsa Melawati as desirable address. For better appreciation of this review, click the link Wangsa Melawati PROPCAFE review  to read Wangsa Melawati review.

From perspective of development, its neighbor such as Wangsa Maju, Taman Melawati, Setiawangsa and Desa Melawati have seen more developers venture in these areas. This is not surprising as there are many pocket of empty land readily for development where else Wangsa Melawati is mature suburb and pretty much fully developed.

Finally there is excitement coming to Wangsa Melawati. Please welcome, M Adora @ Wangsa Melawati by Mah Sing. 

Developer the history

Established in 1960s, from humble beginning of plastic manufacturer, In 1992 Mah Sing was listed in KLSE 2nd board under the industrial sector. Mah Sing started to dabble in property development from 1994, developing link houses, industrial park etc. Under the leadership and vision of Tan Sri Leong Hoy Kum, property development has over taken plastic manufacturing as the group’s main income earner since 1999. 

In PROPCAFE^TM humble opinion, the turning point for Mah Sing was in 2004 where the group acquired 315-acres of land in Klang, its first township in Klang Valley. PROPCAFE^TM reminisces the brilliant theme of the township – affordable luxury where the Semi-D at link house price and Bungalow at Semi-D price.

This has pique many interest of buyers who finally call Aman Perdana their homes. The acquisition has transformed Mah Sing as township developer, and their reputation and track records built among the homebuyers. The timing was also coincide with the property market bull run from 2008-12, where Mah Sing capitalized it to become one of the largest property developers in Malaysia.  

To stay relevant with property market, in 2017, Mah Sing revamped themselves with new corporate motto Reinvent Spaces, Enhance Life.

Developer the finances

Mah Sing has been profitable since 1999 with its revenue and profit peaking in 2015 where its revenue hits RM3b for the first time and profit of RM387millions. 

Since 2006, Mah Sing has consistently rewarding shareholders by distributing more than 40% of the net profit as dividend. Based on July.20 share price and assuming same payout, the dividend yield is more than 6%.

Despite its regular dividend payout, the balance sheet remains healthy with gearing of 0.01 and cash and equivalent amounted to more than RM1b. This allows Mah Sing to execute more than 32 ongoing projects in Malaysia as well as for land banking and acquisition.  

Developer the growth

Its strong balance sheet allows Mah Sing in 2019, to acquire few pieces of land in Kuchai Lama, Kepong and Wangsa Melawati. The acquisition in Wangsa Melawati with ready development order is planned for M Adora with GDV of RM378millions.  

 

Read on for PROPCAFE^TM review on M Adora @ Wangsa Melawati by Mah Sing. 

Where is M Adora?

M Adora is located right at the heart of Wangsa Melawati along Jalan Wangsa Melawati 1 (WM 1). WM 1 is serving as main artery for Wangsa Melawati residents as well as M Adora. 

M Adora its accessibility

One of the beauties of the location are the abundant of inner roads where most hotspot are reachable via non-tolled roads. Via the combination of the Jalan 2/27a, Jalan 6/27a, Jalan Setiawangsa, Jalan Genting Klang or MRR2, motorists can go to Cheras, KLCC, Mont Kiara, DPC and KL Sentral without need to pay tolls for highways. 

During the peak hours, the traffic can be quite bad however with interchange to 2 highways within 5km away, it is added convenient to the motorists. With Setiawangsa Pantai Expressyway (SPE) expected to be completed in 2021, smoother journey expected to TRX, Bandar Malaysia, Bangsar South, Midvalley and Damansara. 

 

Concept

Inspired by the serene and natural surrounding the land, M Adora is designed where people can find solace in their home, away from chaotic city life. This is evident from the architect and landscape metaphor, where the developer has gracefully share with PROPCAFE^TM. 

Inspired by Balinese temple gateway, the two towers are arranged into concave arch, to optimize the unobstructed views for the units on both KL City skyline and Klang Gates quartz range. 

Taking advantage of the low rise building around M Adora, assuring the unobstructed views, the two towers are positioned towards KL city skyline and Klang Gates quartz range. 

Mah Sing has engaged Praxcis, a recognize brand as landscape designer for M Adora. The award winning Praxcis past noteworthy credentials are including Breezeway@DPC, Damansara Uptown streetscape, D6 and D7@ Sentul East etc. 

By using the concept living by the reflection and embracing the greens, Praxcis has design the facility deck with lush greeneries and thematic gardens possible that serving as family retreat, a space for relax and chill. 

To bask in the Klang Gates reflection, an Olympic length infinti and reflective pool is the central piece of the facility deck.

To quote the landscape metaphor from Praxcis designer.

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M Adora the overview

Located on 4.5 acres leasehold residential titled land, M Adora consists of Tower A with 378 units and Tower B with 299 units. With 677 total units, M Adora offers 3, 3+1 and 4 bedrooms with size ranging from 850-1200sqft. PROPCAFE^TM will covers the unit layouts in next chapter. Each block is served by 3 +1 lifts where the + 1 is the cargo lift which also can be doubled as passengers lift. 

In stratified development, communal living are expected among the residents especially the access to common area, facilities and amenities usage. These simple guidelines can assist the homebuyers to gauge the quality of communal living.

The higher the density units/acre in a residential development, the more crowded and higher traffic expected in the communal area. With higher crowds, residents may not able to fully enjoy the facilities such as pool, gym, badminton court etc. With vertical living, the connection between you abode and ground is the lifts. The lower the units/lift ratio, the waiting time for lift is much lesser.

PROPCAFE^TM has benchmarked the density of units/acre and units/lift ratio with few other development within the vicinity of Wangsa Melawati. With exception of the low density (and priciest) Wangsa 9, M Adora the density is comparable to Serini Melawati however much lower than newly launched development such as Sunway Avila, Quinn Residences and Henna Residences. The number of lifts serving M Adora relatively to other developments is decent. 

 

The residential blocks are positioned at one side with the annex carpark and facility deck tucked one side. This allow the developer to provide spacious facilities deck as well carpark With carparks spread over 6 storeys, Each unit is entitled of minimum 2 carparks with most of the type C entitled of 3 carparks. 

Being a residential titled land, there is no commercial shoplot at ground floor. Despite added convenience, PROPCAFE^TM prefers this setup without commercial shoplots. A vibrant shoplots will cause traffic congestion, dirty, haphazard parking, unwelcomed pest and uninvited strangers. Where a dead commercial will make the place eerie and unsafe. Either way, it is not a welcome additional for resort style residential development. 

The façade is conventional with each of the bedroom has 3 panels window, allowing either the KL skyline or the Klang Gates quartz range view bask inside the unit. The balconies, vertical and horizontal concrete slabs are breaking the façade so it is not monotonous.

 

M Adora the security

Security is one of the most important in any development and in M Adora, 4 tiers security is provided to provide peace of mind to residents. The 1^st tier security is at perimeter fencing with CCTV and guardhouse. Prior to the entrance to M Adora, all the visitors’ identity will be recorded and validated.

Residents and visitors are greet by the grand circular guardhouse at M Adora. Due to the close proximity to main road, developer has consciously place the guardhouse further away with setback sufficient for 4 queuing cars as well as two holding bays. In case of surge of visitors, the queuing cars will not spillover to main road, causing bottleneck at Jalan Wangsa Melawati 1. 

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The grand circular guardhouse design are not just serving aesthetic façade but it is also serve as efficient traffic dispersal to carpark, lobbies or even make an turn back to main road. To blend in with overall green concept, a signature tree will greet you at the roundabout. 

Scale model of Tree planted at the grand entrance statement

The 2^nd tier security will be lift lobby where it is only accessible via resident access cards and to ensure further safety and privacy, the access card only allow lift operated to designated floors. Finally, the 4^th tier security is the access to the unit. 

24/7 security patrol and guards which reachable via communication to provide further peace of mind.

M Adora the traffic management

To further enhance the security and traffic management, the visitor carparks are tucked at the rear of ground floor with its own dedicated ingress and egress. For resident carparks, Living in the high rise, one of the nightmares is taking the ramp and make a multiple turns especially if your carparks are located on high floors. With the dedicated express ramp, residents can reach level 5 with just 3 ramps instead of 5 ramps, saving the time and effort. 

 

M Adora express ramps system

There are still so much that PROPCAFE^TM would like to cover on this project.

While waiting for the rest of review, why not enjoy the 3D walkthrough video clip for the M Adora.

Stay tuned!

 

For those who wants to know more about Wangsa Melawati or missed out on our previous review on Wangsa Melawati, click on link below.

PROPCAFE Area Review: Wangsa Melawati @ Kuala Lumpur

For the part 2 of M Adora @ Wangsa Melawati the journey continues… click the link below.

PROPCAFE Review: M ADORA @ Wangsa Melawati the journey continues….