Introduction
Titiwangsa is synonyms with the one of the biggest attractions in Kuala Lumpur, the 230 acres Titiwangsa Lake Gardens. Opened in 1980 by Tun Hussein Onn, the lake gardens was formerly a tin mines before converted to recreation area for the city folks. The lake gardens not only consists of lake but they also has sport facilities, Istana Budaya, Perpustakaan Negara and Balai Seni Lukis. (Fun fact: you can book the facilities in Kompleks Sukan Taman Tasik Titiwangsa from the link DBKL ).
Despite its long history, the area is pretty low profile and unlike area such as Bangsar, Damansara Height and DPC which have been hogging media highlights. Titiwangsa primarily occupied by bungalows, Titiwangsa golf club, schools etc. The area is pretty much developed and any new development will be heavily scrutinized by both local authority and residents. In 2017, Mahsing proposed to acquire a 3.56acre prime land in Titiwangsa for RM650m GDV however few months down the road the deal was aborted due to non-fulfillment of SPA condition. The rumor was local authority did not approve the proposed density which was part of the SPA condition.
Move forward today, there are not one but two new development are coming! Both new developments are heavily using Titiwangsa as their selling point. Are they really part of the Titiwangsa area? Would residents object to another high density development? Let’s find out.
Developer background
Quoted from their website, GSD Group is an emerging property developer with a stellar track record of prestigious developments in Northern Malaysia. Guided by a dynamic team of experienced professionals, GSD Group constantly questions and challenges the norms and standards of the industry to add greater value for property buyers. This philosophy is one of the core catalysts behind many of GSD Group’s successful project launches.
GSD Group’s recent project highlights include Summerton in Bayan Indah, Skycube Residence, Gardens Ville and Sierra Residences in Sungai Ara. Driven by an ever expanding showcase of landmark projects that have shown outstanding potential, GSD Group is strategically positioned to spread its wing even further with more premium boutique developments in the near future.
D’ Brightton @ Titiwangsa is GSD Land first foray in Klang Valley.
Location, Accessibility and Surroundings
In PropcafeTM opinion, Titiwangsa is bordered between Jalan Pahang on West, Jalan Tun Razak on the South, DUKE highway on the North and Jalan Sultan Yahya Petra (formerly known as Jalan Semarak). The area enjoys a great accessibility where multiple arteries will bring the residents to Mont Kiara, KL Sentral, KLCC, Hartamas, Mid Valley within 10km.
However, north of Duke highway, there is pocket of land which is quite secluded and only can be accessible from here.
Taman Tiara Titiwangsa Accessibility
This small pocket of land known as Taman Tiara Titiwangsa and primarily consists of undeveloped bungalow lots as well grand bungalows. Apparently this Taman Tiara Titiwangsa used to be known as Kampung Seavoy, an old settlement (part of Kampung Air Panas, a Chinese New Village) where land was reserved for senior civil servants. These plots of land were reserved for the senior government servants as a token of appreciation for their service to the country.
Essentially the residents at Taman Tiara Titiwangsa get around KL by using the road system around here whether to and from KL etc. Infact, readers can check out the road system which PropcafeTM already covered it in The Reach by Binastra review (click the link here to read the review Propcafe The Reach review )
D’ Brightton @ Titiwangsa is flanked between the Jalan Tiara Titiwangsa 3 and Jalan Ayer Panas Baharu. Despite just a hundred meter apart, there is a stark different between both roads. The roads in Taman Tiara Titiwangsa are wide with lush tree and pedestrian walkway on both sides of the road. The roads seem to be well maintained as well. However, many of these bungalow lots are left undeveloped. Where else in being old Chinese new village, you can expect zinc roof houses, chaotic arrangement, Chinese temple, narrow roads with both kerbs parked with cars etc.
Jalan Tiara Titiwangsa
Jalan Ayer Panas
Apparently, the land is earmarked as community center in draft 2012 KL City Plan to serve the residents. Likewise many cases in Kuala Lumpur due to the draft is not gazette, the land is sold and converted by developer for development purposes.
The site of D’ Brightton @ Titiwangsa
Masterplan, Façade and Siteplan
Located on 7.6 acres leasehold land, D’ Brightton @ Titiwangsa consists of 720 units in 49 storeys tower and 46 unit villas. The density trend nowadays can be as high as 300-500 units/acre however for D’ Brightton @ Titiwangsa, the density is just slightly 100units/acre. This probably attributed to the strong protest from residents where developer scale down the development to appease the residents as well as obtain the development order.
The condo façade is pretty glassy with large windows to allow the natural sunlight permeate through the unit. There are no units that facing east or west sun with all units either enjoy North (Setapak and Titiwangsa range view) and South (Titiwangsa Lake and KL Skyline view).
D’ Brightton @ Titiwangsa scale model facing North and South
Interestingly, developer mix the 46 units of villas in the development. 23 units of 4 storeys located on the ground and another 23 units of villas attached to the carpark. 4 tiers security is provided at guardhouse, lift lobby at ground, security door at each wing as the unit itself.
D’ Brightton @ Titiwangsa guardhouse
Floor plan, layout and unit analysis
Each floor consists of 18 units which split to two wings. 10 units in Wing A2 and another 8 units are in wing A1. To maintain the privacy, security door provided at each wing at the lift lobby. The condos are sharing 7 lifts which worked to be 103 units/lift. Refer to below for unit layout composition
|
Unit Type |
Size,sqft |
Configuration |
Orientation |
Facing |
Units/ floor |
|
A & A1 |
1324 & 1313 |
Dual Keys, 3 bedrooms |
South |
Tasik Titiwangsa, KL City skyline |
2 units |
|
B |
1194 |
3 bedrooms |
1 unit |
||
|
C1~4 |
1076 |
3 bedrooms |
7 units |
||
|
D |
1044 |
3 bedrooms |
North |
Titiwangsa and Setapak |
8 units |
Every unit comes with 3 bedrooms, yard, balcony, suitable for a small family. Also by installing a partition, sliding door and ducted exhaust, the kitchen can be converted to Asian kitchen.
Condo floorplan and unit layouts
Each unit also provided minimum 2 carparks which is very important as there are no much of amenities and commercial within the vicinity. The carpark block is detached from the condo with the lobby and ramps connecting between the main carpark block and condo. Each unit will be allocated one carpark at the main block and the rest in the carpark block.
The carpark design
For buyers who looking at much bigger size, there are 3 units of penthouse with size ranging from 2163 to 2400 sqft.
Penthouse layouts
There are two villa designs, the 4 storeys villa with 3756sqft built up located on the ground floor and another is 3 storeys villa with 2927sqft built up located at the podium level. Each of this villa has footprint of 21’ X 44’ and each of the villa entitled of 3 carparks. For the 4 storeys villa, the carpark located on the ground outside the unit and for the 3 storeys villa, the carpark located at the podium, also outside of the unit.
|
Unit Type |
Size,sqft |
Configuration |
Carpark |
Orientation |
Remark |
|
3 storeys |
2927 |
4+1 bedrooms |
3 |
North (KL skyline) |
|
|
4 storeys |
3756 |
5+1 bedrooms |
3 |
North (KL skyline) |
Comes with private lift |
Villa layouts
All the villas are having the equal access to the facilities. For the 4 storeys villas, there are two lifts at the central which will bring the residents from ground to the facilities deck on 5th floor. As for the 3 storeys villa, the facilities deck is accessible via yard at 1st level. Developer will provide direct access to the villa.
The lifts from ground to 5th floor
The 4 storeys on the ground with fantastic KL Skyline. For the 3 storeys villas, the resident will need to drive up to the 4th level of the carpark block. The beauty of the 3 storeys villas, both sides of 1st and 2nd floor will enjoy either KL skyline and facilities deck view.
The scale model of the Villas
All the smallest type D are facing North which is the Titiwangsa view. If you would like unobstructed KL skyline view, you have to choose type A~C as well as villas. It is worth to note that most are individual title bungalow lots and it is unlikely any developer able to amalgamate these lots to be developed as high rise.
KL Skyline view
For the condo units type A ~C, the residents should expect to get mesmerizing KL skyline overlooking taman tasik Titiwangsa.
KL Skyline view overlooking Taman Tasik Perdana
Showunit
All units will come in bare without and furnishing, aircon or even copper piping for the aircon. This is probably attributed to the competitive pricing and low density of the development. Enjoy the randomly selected photos for the 2 show units.
Show Units
Facilities
The generous facilities are scattered at ground, level 5, 46 and 49. PropcafeTM likes the facilties catered for all ages. On the ground, active sport such as wall climbing, full basketball court, outdoor fitness facilities and for the convenient of resident, parcel collection point also provided! Family orientated facilities such as playground, tree house, Olympic size and wading pool, sauna and landscaped garden are scattered on the 5th floor. Sky garden, gym, yoga and dance rooms etc are on level 46~49.
Facilities plan and scale model
Money matter
In general, buyers can expect to pay RM550psf +/- for the condo, depend on the facing and level of the unit. For the villa, the 3 storeys are selling for Rm1.4m and for the 4 storeys for RM1.9m which worked to be approximately RM500psf. The maintenance fee is set RM0.33psf, pretty affordable for the amount of facilities in this development. It is worth to note that for the 4 storeys, the maintenance fee is based on the footprint (21’X41’XRM0.33psf = RM284) where else for the 3 storeys it is based on the total built up (2927XRM0.33psf = RM965).
Conclusion
As PropcafeTM mentioned earlier, any development in this area will be fiercely contested and protested and D’ Brightton@ Titiwangsa is without exception. The residents protested heavily the 3 towers of high rise with more than 1500 units. This plot of land (7.66 acres) was marked as a community centre and football field in the 2012 Draft Kuala Lumpur City Plan (DKLCP) but somehow sold by Yayasan Wilayah Persekutuan for residential-commercial development. (click the link here and here)
The entry price less than RM600K for the smallest unit, pretty affordable for low density development catered for family size and located about 7km from KLCC. Also each unit comes with minimum 2 carparks which is a big advantage. However, the development is pretty secluded and away from any bustling commercial activities. Developer is focusing to deliver value on the masterplan, concept and facilities and have to compromise with providing basic interior units.
If readers could accept the tranquility that comes with development, PropcafeTM think this development provide excellent value for owners.
Happy buying and stay safe!