Many readers have leave their comments or sent email to PROPCAFE^TM  would like to know our next thought on the development. A quick recap, for Wangsa Melawati area review and analysis, do click the link Wangsa Melawati Propcafe review and in M Adora @ Wangsa Melawati previous review, we shared the background of the developer, concept development process and its security and traffic management  Click the link here M Adora @ Wangsa Melawati 

In this review, PROPCAFE^TM will covers in-depth review of M Adora @ Wangsa Melawati. Read on.

View and Orientation

Surrounded by low-rise landed properties, Developer has smartly position the two towers with both directions enjoy the unobstructed view on both KL city skyline and Klang Gates quartz range.

Overlooking north and east direction, the over 14km long Klang Gates Quartz Ridge will be the poster view of the units. If you prefer lower floors unit, the resort style facilities deck will be amazing view as well. On the west direction, the units are overlooking Bukit Dinding, a popular hiking spot among locals. For those who do not mind slight west sun, the units will be basked in unobstructed KL Skyline view. 

Click the link M Adora 360 degree Panorama View for the aerial view expected from M Adora @ Wangsa Melawati.

For more accurate representative of the views, in the same link Mah Sing has provided the aerial view from high level 31^st, mid level 17^th and low level 7^th.  

Direction View – North

Direction View – South

Direction View – East

Direction View – West

Due to M Adora @ Wangsa Melawati surrounded by low-rise buildings, the low level units not only enjoy the unobstructed views, they also can enjoy the resort style facility deck view on East and North direction. For the west direction, the units will enjoy the lush lined trees view along Jalan Wangsa Melawati 1.

Low level units with facility deck view

Low level units with lush Jalan Wangsa Melawati 1 view

In general, most of the type A with exception of unit no. 9 in Tower A are facing Klang Gates Quartz view and all type C are facing KL City skyline view. If you like type B, you have flexibility to choose either side views. 

View and Orientation of type A, B and C

Unit Layout

There are 3 types of layouts in M Adora @ Wangsa Melawati as per tabulation below. Each unit will be provided by at least 2 carparks. 

Unit type composition

The unit layout in general is practical and efficient with a squarish design. Despite the size, the developer has conscious include a yard and balcony space. Nothing fancy about the layout and it is suitable for a family.   

For type C, owner could convert the unit to dual keys concept by renovate the master bedroom wall and add another door leading to the kitchen. 

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Facilities

In PROPCAFE^TM opinion, the myriad of facilities probably one of the biggest M Adora @ Wangsa Melawati selling points. The facilities are provided across ground floor, 1^st floor, mezzanine level @ 6^th floor, Facilities level @ 7^th floor and Sky Deck @ 29^th floor.

Myriad of facilities in M Adora @ Wangsa Melawati

The half basketball court is located on the 6^th floor and if your unit is with either KL City skyline or Klang Gates quartz ridge view, fret not. Residents can take the lift to level 29 to enjoy both view at Sky Deck and linked with sky bridge. 

Basketball court artist impression and scale model

Sky Bridge and Sky Deck to enjoy both KL City skyline and Klang Gates Quartz view

Imagine the excitement watching the unobstructed fireworks over KL skyline at the sky bridge. ☺ 

M Adora @ Wangsa Melawati packed list of impressive 29 facilities on the humongous facility deck at level 7. Few of the worth to mentioned facilities are Olympic length swimming pool, multipurpose hall also double up as 2 badminton courts, designer landscaping by Praxcis and thematic gardens. Also an interesting feature, there are two lifts, which bring the visitors from the visitor carpark level to the facility deck. If you having events at the multipurpose hall, the visitors can use the visitor lifts directly to the facility deck. A very thoughtful design by the developer. 

The Facility Floor layout and scale model at Level 7

The gym is cantilevered to offer panoramic view not only over Klang Gates quartz range but also over the Olympic length swimming pool, offering soothing view when sweating out. For privacy and comfort, the gym is divided to men and ladies section. Technogym equipment, a brand that used by more than 3000 educational institutes, PGA tour player etc, will be used in M Adora @ Wangsa Melawati. 

 

Mah Sing is committed to provide resort style facility deck to the homebuyers. Enjoy the slide show of the artist impression of the facilities. 

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Artist impression of myriad facilities in M Adora @ Wangsa Melawati

Unique Selling Points

 

Centralized Waste Collection System

It is interesting that M Adora @ Wangsa Melawati packed quite a few unique features, which are not noticeable in other development. One of it would be automated waste collection system. Implemented in Mah Sing’s past and existing projects such as M City and M Luna. The benefit of such system is obvious; it save the OPEX as lesser cleaners is required to clear up the rubbish from refuse room, the cargo lifts can be freed for other purpose such as to be used by passengers and contractors (and not smelly as well) and lesser pest and cockroaches. Obviously Mah Sing needs to invest the CAPEX for such system to be implemented in their development. 

Centralized waste collection system

Parcel Lockers

For added conveniences to residents, Mah Sing plans to install parcel lockers at the common area. This facility can be used as parcel delivery point or if you deliver any goods to to other residents without your presence. The parcel lockers even can be used as temporary store. 

Example of Parcel Lockers

Carpark storage space

For selective type B units, their allocated carpark will comes with accessorized storage space ranging from 37 -73sqft built up. A nominal sum cost is added for the accessory space. Do please check with the friendly SA which are the units entitled of these storage space.

Examples of carpark storage space (source: google search image)

Sustainable development feature

As part of Mah Sing commitment in building more sustainable development with green feature, M Adora @ Wangsa Melawati will comes with following features. 

All these features will cost more money to incorporate in development however in long run, it will save utilities bills as well as better living quality and environment for residents. Rainwater harvesting can be used for domestic purpose such as watering the plant. Low VOC paint reduce odor and allergy-causing toxin and therefore improve indoor air quality, Low VOC paint is also friendlier to environment. 

The internal air well design is very important to promote cross air circulation as well as natural way to cool down a building. 

QLASSIC

To ensure the quality of workmanship, M Adora @ Wangsa Melawati will be assessed with QLASSIC. QLASSIC stands for Quality Assessment System in construction, which developed by CIDB and used to measure and evaluate the workmanship quality based on Construction Industry Standard. Average score for Mah Sing projects in 2019 is 76 with highest score obtained by The Loft Penang with 83 points. For comparison, the national average QLASSIC is 74.   

Shuttle service

To provide connectivity convenience, M Adora @ Wangsa Melawati will offer private shuttle service to Sri Rampai LRT Station. 

Residential title Condominium 

Under the residential title land – residents can expect cheaper utilities bills particular water and DBKL assessment tax. Under the SYABAS, residential rate is charged at RM0.57 for first 20m³ and RM2 for usage beyond 35m³. However, for commercial rate the bill is charged at whopping RM2.07 for first 35m³ with minimum payment of RM36 (source: SYABAS). Also for DBKL assessment tax, serviced apartment is charged 7% rate where else for residential title land like M Adora @ Wangsa Melawati, residents only need to pay 4%. Quite a substantial saving. 

Price & Investment Analysis

 

Development Comparison 

Whether as investment or own stay, we would like to know whether we are making the right financial decision or not. One of the best ways are by using comparative method neighboring development.

All the new high-rise development are concentrated in more commercially vibrant Taman Melawati and Pusat Bandar Wangsa Maju. The existing high rises such as Riana Green East, Desa Putra and Villa Wangsamas already completed for quite sometimes and due to its age, it wouldn’t be similar comparison.

Investment Comparison and Analysis

M Adora @ Wangsa Melawati is priced from RM550psf onwards, probably the most affordable development within the 2km radius around Wangsa Melawati. For the price paid for 3 bedrooms type A in M Adora @ Wangsa Melawati, you only will get an one bedder 633sqft in Serini Melawati or 732 sqft in Sunway Avila. Being a serviced apartment, Sunway Avila, Quinn Residences and Henna Residences have much higher density than M Adora @ Wangsa Melawati.

Wangsa 9 pricing is skewed due to wide range of the size where the large size 2336sqft is priced as lower spectrum where the smallest unit, 1033sqft is priced closed to RM800psf. At one stage, prospect buyers are required to purchase big unit before allowed to buy small size unit. 

 

The average rental in this area is around RM2.2-2.5psf and for partly furnished is RM1.7-1,.8psf.  For 850sqft type A, it is expected investors can fetch between RM1800- RM2100 and for partly furnish RM1400-1500. This will give a gross rental yield of more than 5%. A decent return for current low interest climate where the net interest cost is around 3%.

Unlike the other development, all the unit in M Adora @ Wangsa Melawati comes without any furnishing such as aircon, water heater, kitchen cabinet and wardrobe, The unit comes bare and only electrical points and aircon drain are provided. Investors will need to spend quite a sum to do up the unit.  

Investment Comparison Analysis between M Adora and neighbouring developments

HOC 2020

One of the initiates by PENJANA set to invigorate property market is Home Ownership Campaign (HOC) 2020. Under the campaign, the home buyers are entitled of the following.

1. Stamp duty exemption on the instruments of transfer and loan agreement for the purchase of residential homes priced between RM300,000 to RM2.5 million (subject to at least 10% discount provided by the developer).
2. The exemption on the instrument of transfer is limited to the first RM1 million of the property price, while full stamp duty exemption is given on loan agreement effective for Sales and Purchase Agreement (SPA) signed between 1st June 2020 to 31st May 2021. 

If will be your 3rd property, do note that The 70% margin of financing limit that was applicable for 3rd residential property valued at RM 600,000 and above will be uplifted, subject to internal risk management and assessment of the respective financial institutions.

With the starting price starts from RM468,000 and one of the first new development launched post MCO, M Adora @ Wangsa Melawati is well positioned to take advantage of the home ownership campaign as well as ease financing.

Maintenance Fee

The indicative maintenance fee is RM0.30psf where for a three bedrooms unit the fee is around RM255 per month. Despite its elaborate facilities and large compound, the maintenance fee can be kept affordable due to land title as residential. For residential title land. M Adora @ Wangsa Melawati will enjoy residential rate for utilities as well as with local authorities.

Update (30.July.2020)

PROPCAFE visited the sales gallery during the soft launch about two weeks ago. Apart from the crowds, PROPCAFE was impressed that Man Sing was able to complete the sales gallery within less 1.5 months, after the MCO lifted up!

Mah Sing is probably one of the first developers that launch brand new development. It worth to mention that it was reported the M Adora 378 units block A has 90% take up rate (source: Theedge), quite impressive under current market sentiment.

Due to the good demand, Mah Sing has opened block B for booking as well. Meanwhile, enjoy some of the scale models and show units taken by PROPCAFE. 🙂 

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Scale Model of M Adora

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Show Units of M Adora

Summary

Over the years, Mah Sing has reinvent themselves by engaging with homebuyers as well as embracing digitalization. Smart Community for example allows hassle free facility reservation and guest and contractor registration. Homebuyers also can use the apps to interact with Mah Sing and to keep themselves updated with construction progress. 

The digitalization effort has paid where Mah Sing has received new bookings worth RM37millions a week via its digital platform – website and mobile apps during the MCO. 

It is worth to note that the construction period is expected to take 48 months from SPA, common clause nowadays for new developments. 

What PROPCAFE^TM like about the development? For a start, Mah Sing is very thoughtful in conceptual and design development from traffic management, facilities, features for conveniences and efficient unit layout. All units are enjoying unobstructed view either KL city skyline or Klang Gates quartz range. The location is close enough to KL city centre and easily accessible via multiple highways and inner roads. 

For developer official website and registration, you may click the link  M Adora Official Website.

M Adora Sales Gallery

1, Jalan Wangsa Delima 1a,

Pusat Bandar Wangsa Maju,

53300 Kuala Lumpur

Google Map or Waze

Till then, happy hunting and stay safe!

From PROPCAFE^TM Intern