PROPCAFE™ Review: The Connaught One @ Cheras by UEM Sunrise

Introduction

No stranger to the Malaysian property development scene, UEM Sunrise, the Master Developer of the vibrant Mont’ Kiara has been fairly quiet in rolling out their property new launches in the recent years. In 2021 and 2022, the Gross Development Value (“GDV”) of their property launches were only in the region of RM550 million and RM517 million respectively, comprising predominantly from launches of Kaia Heights in Equine Park and Serene Heights in Bangi in the past 2 years.

In 2023, UEM Sunrise is looking to re-build its earnings visibility by launching new projects with a total GDV of RM2.5 billion which focuses on The Minh in Mont’ Kiara (RM947 million), the 2^nd residential launch of their Kiara Bay masterplan, codenamed KMP 7 (RM646 million) and the property under coverage today, The Connaught One (Phase 1) comprises 1,334 units and 15 retail lots with a GDV of RM740 million.

Recently, UEM Sunrise has introduced a new segmentation of its products based on the following categories:

KASIH Series	Starter homes programme focusing on encouraging community-centric lifestyles in line with the Government’s initiative to help Malaysians realise their homeownership dreams
RISE Series	Attainable homes embodying practical living with an environment that exudes simplicity, recreation and convenience. The homes are designed as flexible and agile spaces able to shape and shift to suit customers’ lifestyle
NEST Series	Multigenerational oriented homes designed with the customers’ extended families in mind. These homes offer nurturing and secured environments as well as generous gardens and parks with recreational facilities
CLUB Edition	Curated residences that are part of a beautifully designed hospitality with an inspired environment offering high-end features emphasising prestigious resort living
LUXE Collection	Luxurious homes showcasing our ambitions and vision as space creators, designers, and property developers. This unique and exquisite collection of homes emphasises crafted, sophisticated and privileged living; created especially with an appreciation for the finer things in life

The Connaught One is UEM Sunrise’s first RISE Series property which appears to be a “starter series” for aspiring young and small families entering into their first home ownership journey.

Location and surrounding

On 4 June 2021, UEM Sunrise purchased the 6.86 acre freehold land for RM197 million from Accolade Land Sdn Bhd (“Accolade”). UEM Sunrise had bifurcated the 6.86 acres land into 2 phases, with the first phase measuring 3.4 acres.

The Connaught One is located in the old neighborhood area of Taman Len Sen behind Cheras Sentral mall and its guardhouse entrance is situated right next to Gate C of MRT 1 Taman Connaught Station (SBK 26).

Cheras is one of Kuala Lumpur’s largest suburbs by number of electorates and is predominantly occupied by Chinese (77.1%) following by Malay (14.8%) and Indians (7.6%) based on the recent General Election (“GE”) 15 statistics. It is noteworthy to know that Cheras is split into Cheras KL and Cheras Selangor with the former within Dewan Bandaraya Kuala Lumpur’s (“DBKL”) purview and the latter being under Majlis Perbadaran Kajang’s (“MPKJ”) purview.

The Connaught One is within the fringe of Cheras KL and is approximately 2km before the Batu 9 toll (typically viewed as the border for Cheras KL and Cheras Selangor). A Cheras KL address is favored as it is perceived as “not too deep” into Cheras and no toll is required to drive into the city centre.

Distance to the city centre from The Connaught One is about 10.5km away but the time required greatly varies depending on the time of the day as the Cheras traffic jam is notorious.

The main USP for The Connaught One is its proximity to the Taman Connaught MRT gate C. MRT line 1 has several key noteworthy hotspots for job opportunities and lifestyle districts as follows:

Key working districts
TRX Station (6 stations away)	• In the recent budget 2023, the PM had announced TRX as Malaysia’s global financial hub and is expected by Lendlease to have a 45k working population • Seamless direct interchange to MRT 2 (PJL) which can be connected to KLCC east (2 additional stations) and Ampang Park (3 additional stations)
Merdeka (8 stations away)	• PNB 118
Muzium Negara (10 stations away)	• Linked to KL Sentral which is KL’s transport hub and MNC hotspot
Lifestyle districts
Taman Mutiara (1 station away)	• Ekocheras mall • Leisure mall • Taman Segar pasar malam (Friday nights)
Maluri (4 stations away)	• Aeon HQ • Velocity mall
Cochrane (5 stations away)	• MyTown shopping mall • Ikea Cheras
Bukit Bintang (7 stations away)	• Pavilion Bukit Bintang

NB: It is also noteworthy that there is a proposed MRT 3 interchange in Taman Midah which is only 2 stations away.

UEM Sunrise will create a zebra crossing and open up a shortcut entrance-way into Gate C of MRT Taman Connaught. Based on discussion with the developer’s sales agents, there is no promise of a covered walkway from the guardhouse to the end of the zebra crossing. PropCafe feels that this is such a waste, given the short distance of the covered walkway and the TOD nature of the development.

Within the vicinity, it appears that The Connaught One is the final piece of a reasonably sized empty land to be developed and is one of the few freehold land in the area. However, it is important to note that there’s a sewerage pond nearby and Ceria Apartments looks dilapidated.

Cheras Sentral mall is also connected to the MRT gate. At the date of writing, the mall has poor foot traffic  and the only attraction would only be the ease of getting TGV cinema movie tickets on the 9^th floor.

Having said the above, the density of the number of residential units in the area is expected to be over 6k residential units. An analysis is summarised below for your reading pleasure:

Development	Developer	Land tenure	Completion	Total units
The Connaught One (Phase 2)	UEM Sunrise	Freehold	Unknown
The Connaught One (Phase 1)	UEM Sunrise	Freehold	2027(E)	1,334
Aster Residence	Amber Homes	Leasehold	2022	960
Maxim Majestic	Maxim	Leasehold	2022	2136
The Annex @ Medan Connaught	Accolade	Freehold	2020	258
Maxim Residence	Maxim	Leasehold	2017	542
Total				5,615

Property review – The Connaught One (Phase 1)

Road access

The road access is from Jalan 3/144a, whereby the commercial and residential entrances are split:

Retail entrance: Facing Annex shoplots

Residential entrance: Facing MRT Gate C entrance

The developer did a good job in segregating the commercial and residential entrance, each to a certain extent, can be segregated as though it’s a totally different development. This eases the potential bottleneck of cars for the commercial patrons away from the residents wanting to go home to the residences.

In addition, there is a well thought entrance for the loading bays for renovation/goods delivery away from either commercial and residential entrance as well.

The only qualm on the commercial space is that the developer intends to sell them rather than keeping them and managing the quality of tenants it rents out to.

Common facilities

The common facilities are nothing spectacular. We would think that a development with this level of density (1,334 units) should have a 50m size lap pool; but unfortunately, only a 30m lap pool is provided. However, this is compensated by having other pool features such as fun pool, play pool, wading pool and jacuzzi.

Having said the above, credit must be given to the developer in keeping up with the current times by having a parcel room, co-working lounge and 4 common EV charging bays on top of the other usual facilities. The maintenance fees including sinking fund is budgeted at 33sen/sq ft.

The car park floor from the guardhouse starts at level 3 and the developer has thoughtfully designed a speed ramp that enables direct access for every 2 floors of car park. For example, from the level 3 guardhouse going up to level 9, the car will need to turn a total 3 rounds (L3 -> L5 -> L7 -> L9)

Typical floor plan, unit sizes and layouts

Most of the layouts are designed on a north-south orientation, except for a few to minimize direct overlooking issues between block A and B and maximizing external unblocked views. As the 53-stories Connaught One being the tallest tower within this vicinity, most of the external views are unblocked.

For units facing south, do take note that The Annex @ Medan Connaught is approximately 29 stories high, though The Annex is merely a thin building and would not be fully blocking your view even if you are below that.

Units with access to western views may potentially be blocked by Phase 2 of The Connaught One and may need to face noise and dust pollution issues when its being constructed.

A typical floor layout is served by high speed 4+1 lifts with speed of 3.5m/second, giving a units/lift ratio of 135units/lift and 131units/lift for block A and B respectively and there is no segregation of high/low zone. In PropCafe’s view, the units/lift ratio is on the high side for a building of 53-stories.

From the lift lobby, it is worth taking note that the east-side of the units has only 6 units while the west side has 10 units. Thus, the east side residents will have more privacy and more natural lighting, given that Phase 2 will be built west to Phase 1. Smart purchasers will also note that the higher floors of the building have lower density.

There are also 2 refuse chambers per floor by the lift core, so avoid getting units too close to lift lobby.

The developer is very cost conscious in developing this project and this can be seen from the simple facilities and bare unit offerings (except Type A). This means that even the aircon piping are not provided and owners will need to spend additional costs for the piping and requiring additional hacking or casing to install aircons.

Having said the above, the developer has thoughtfully included laminated timber flooring for the entire unit, except for wet areas such as the kitchen and toilets which gives a feeling of comfort and exclusivity in the layouts. (Note: There is a demarcation line in the layout plan above which shows the transition between floor tiles and laminated timber flooring)

In addition, the balcony door feels very premium with the railing being flat and leveled with the internal flooring. All windows are also facing the external façade and are decently sized to maximise natural lighting into the unit.

Below is a summary of the supply and unit configuration within the development:

Type	Size (sqft)	Car parks	Configuration	Block A	Block B	Overall
A	452	1	Studio	28.8%	0.0%	14.6%
B	708	2 (tandem)**	2 Room 1 bath	12.4%	38.1%	25.0%
C	960	2	3 Room 2 bath	35.5%	31.2%	33.4%
D	1,000	2	3 Room 2 bath	17.1%	24.2%	20.6%
E*	1,270	2***	4 Room 3 bath	6.2%	6.5%	6.4%

* Dual key-able

** Side by side for certain (high) floors

*** Certain (high floor) units come with an accessory parcel for storage in the parking floor with no price premium loading

Note: The list price escalation is RM5,000 for every 5 floors

Type A commentary

Selling price: From approximately 300k

This layout is most popular amongst investors as it’s fully furnished and low absolute price. Do take note that Type A is only available in Block A and represents 14.6% of all units in The Connaught One.

It comes ID furnished with carpentry, electrical equipment, loose furniture, kitchen cabinets etc. This unit is move-in ready and provides a hassle-free renovation which is virtually financed into the mortgage (hence the higher price PSF).

We like the AC ledge design which allows for it to be used as an urban yard. Residents can place their washing machine here and dry their clothes in this space, without being forced to dry their clothes in living area as there is no balcony and yard in this space.

However, due to the intermediate nature of the layout, the toilet doesn’t have a window and will need to be mechanically ventilated.

As this the typical studios are facing the internal pool, it is best to get the lower floors for better visual of the pool (also cheaper pricing for investors) and unit 3 would be the top pick as it doesn’t share an adjoining wall with unit 2.

Type B commentary

Selling price: From RM420k

25% of the units in Phase 1 is Type B. Most Type B units come with a tandem car park rather than 2 side-by-side carparks.

The unique point in this layout is the position of its kitchen and dining area being closer to the balcony and there’s sufficient space for the corner of the space to be a study or a kids play area.

In addition, the balcony is power-point ready to fit a washing machine and ample space to the urban yard to dry clothes.

This unit is an own-stay layout and is suitable for singles or couples with one child. Investment-wise, despite being a smaller unit, its not ideal as the carpark is tandem and it comes with only 1 toilet (which makes the masterbedroom lose its privacy and not a true an ensuite bathroom). Partitioning of another balcony room (which is illegal, but yet practiced by some investors) is also restricted as the kitchen is located by the balcony.

Whilst unit 7 of block A and unit 11/12 of block B has no adjoining walls with the next door unit, it is advisable to check the proximity of the refuse room to the unit.

Type C commentary

Selling price: From RM530k

Type C is the most common layout within the development with about 1/3 of the units in both blocks being Type C. Despite being intermediate units, they are segregated with a void area (semi-D style) which improves ventilation, natural lighting and reduces inter-unit vibration/noise.

The wall in the plus 1 area next to the proposed dining area is hackable and adjustable into an extended kitchen or wet kitchen area. The developer has thoughtfully included a window opening in this area into allow penetration of natural light which also allows for greater flexibility of use.

The urban yard for the washing machine area, cum clothes drying area and cum aircon ledge is best illustrated in this layout. The developer had thoughtfully carved out a glass area to allow sunlight into the urban yard to accelerate the clothes drying and yet not having rain exposure.

The downside of this layout however, is that its common bathroom does not come with windows and needs to be mechanically ventilated.

In our view, units 2/11 in block A and units 2/7 in block B are the preferred choice as it shares the wall with the emergency staircase which is usually less utilized. Also, unit 2 in block A has the swimming pool view and potential KL view (depending on the positioning of Phase 2) while unit 11 in block A is located in the lower densed wing of the lift lobby (6 units only) and faces the Bukit Besi forest reserve (if the unit is higher than the 29-floor Annex complex)

Type D commentary

Selling price: From RM550k

All Type D units are corner units. Each zone from the kitchen, to the living and to the rooms comes in the and ideal size for a family with kids. The area next to the dining area also presents a very good space for a study cum play area for kids.

In addition, typically for these kinds of layouts, the space away from the balcony would feel darker as there is lack of window openings. The developer has thoughtfully included a window opening outwards to allow penetration of natural light into the study cum play area and dining area.

In PropCafe’s view, this is the best layout for the price as it is a corner unit without having a corner price premium when compared with Type C.

We believe unit 1/10 in block A and unit 6/8 in block B are the preferred units.

Unit 1/10 in block A have no adjoining walls with other units. Unit 10 is located in the lower densed wing of the lift lobby (6 units only) and faces the Bukit Besi forest reserve (if the unit is higher than the 29-floor Annex complex) while unit 1 low floor would come with the swimming pool view and potential KL view (depending on the positioning of Phase 2).

Unit 6/8 of block B faces the external unblocked view while unit 6 would still have the KL view. Similarly, unit 8 have no adjoining walls with other units.

Type E commentary

Selling price: From RM680k

Type E is the largest layout size in the development and are corner units. In addition, this type is dual key-able which is able to segregate bedroom 2 into a standalone studio with water points for a pantry and ensuite toilet. This is to promote multigeneration living for added privacy or the studio can be rented out separately to subsidise the purchaser’s mortgage burden.

In addition, the beauty of this unit is that it comes with the +/- 20 feet living and dining area which exudes an impression of exclusiveness only available in luxury developments.

It is also noteworthy to know that some units come with an additional accessory parcel for storage in the parking floor with no price premium loading.

The shortcoming is that its bedroom 2 (or studio) ensuite bathroom does not have any window opening and needs to be mechanically ventilated and its bedroom 4 size is small and its window is facing the aircon compressor.

Conclusion

Being UEM Sunrise’s first RISE series product as a “starter series” for aspiring young and small families into their first home ownership journey, it can be seen that the developer has carefully balanced the affordability of the property and to maintain important aspects of the design practicality and facilities.

Compared to the surrounding properties, the design and layouts are not as “efficient” for investment purposes. The developer has put in a lot of thought to increase the livability and quality of space of the units by introducing new concepts such as the urban yard and additional window openings for the 3 bedroom units. In view of this, this development is designed more towards an own stay development for young families who frequents the use of MRT 1 or 2 line.

Overall, for a Transit Oriented Development (“TOD”) (within 100m from the MRT gate) freehold development and developed by one of the top tier developers in Malaysia, being priced around 550-570psf; it provides very good value for prospective buyers.

Having said the above, being a TOD, adding a covered walkway to gate C of the MRT would significantly add value to the development in our hot, humid and wet climate in Malaysia which unfortunately is not within the plan by the developer at the date of writing this article. Hopefully the developer would reconsider this to improve the USP for its Block B and Phase 2 in the future.

Happy property hunting folks!