Introduction
UEM Sunrise is best known for their flagship development such as MK10, 11, 22, 28, Solaris Mont Kiara and Solaris Dutamas which are located in Mont Kiara and Dutamas. Sunrise was found and used to be helmed by Datuk Alan Tong. A man of vision and also known as Condo King, Sunrise has established their reputation and branding as premium condo, mixed used developer. Well thought architect design without compromising built quality and workmanship, stringent quality control and professional after sales service are the hallmark of Sunrise. In summary, the buyers are assure receiving highest quality property. It is not a surprise that Sunrise sold quite significant of their launches through their repeat buyers and Tresor program.
Sunrise’s stronghold is at Mont Kiara where it already established as one of the most exclusive address and desirable location in Klang Valley not just among expatriates but among well affluent locals as well. The combination of developer branding, location and pricing making Sunrise development one of the most desirable development in Mont Kiara.
However due to the depleted landbank in Mont Kiara and for the continuity of company’s operation, UEM Sunrise has acquired 73 acres of leasehold land to be developed as next Mont Kiara. Read the link here for the introduction of the master plan.
UEM Sunrise previewed Residensi AVA at the newly built sales gallery, Kiara Bay’s first residential launch. Read on for PropcafeTM review.
Location
Residensi AVA located in The Walk@ Kiara Bay which consists of waterfront promenade, retail, mall, recreation, residential, office tower and hotel. Residensi Ava located at most southern parcel of The Walk@ Kiara Bay
The location of Residensi AVA
Façade and Masterplan
Located on 4.41 acres of leasehold land, Residensi AVA consists is a mixed commercial and residential development consists of 870 residential units spread to 2 towers of 41 storeys each and 1 level of 11 nos retail lot, drop off and carpark.
Retail level
Each tower has 436 units and for more privacy, each floor split to two wings and each wing is designed only with 6 units/wing. Both wings are connected to lift core and only accessible via security card. This means if you are staying on left wing you would not able to access to right wing and vice versa. Each block is served with 4 passengers +1 service lifts which worked to be 109 units/lift. The density of units/lift is quite comparable with other condos. From the sales kit, the lift speed is 3m/s which considered as high speed lift.
|
Development |
Land Size |
Total Units |
Density |
No of Lift |
Units/ lift |
|
Rica Sentul |
2.31 |
473 |
205units/acre |
5+1 |
95units/acre |
|
Court 28 |
1.04 |
311 |
299units/acre |
3+1 |
104units/acre |
|
Pano |
1.8 |
363 |
202units/acre |
4+1 |
91units/acre |
The units per lift density comparison
From observation of UEM Sunrise past high end launches such as MK Astrea and Solaris Parq and Residensi Sefina, the facade is always safe and conventional. With residensi AVA it is not exception as well.
AVA Façade Front and Rear (Artist Impression)
Generous size of windows is provided to allow natural sunlight comes inside the unit. The block orientation is designed with North and South orientation to avoid glaring morning and evening sun glaze inside the unit.
AVA Façade Front and Rear (Scale Model)
The residents and visitor carpark with the facilities on level 8 are detached from the main residential towers. The carparks and facilities deck will be linked to residential towers via linkage. PropcafeTM is not big fan of this configuration however this concept is quite common in DPC and Mont Kiara. Aesthetically the condo façade looks more pleasing and obviously developer can bill buyers faster as they can construct the carpark block later stage. However not all the carpark level are linked with residential towers and hence the process to reach the unit from your carpark is much more time consuming and cumbersome.
The Link Bridge between facilities deck and Residential Towers
To enhance the livability of the residents, few concept are adopted throughout the design of the development. One of the most important for any safe living environment is the security system. Despite the mixed development, AVA has split the retail level and rest of residential with split entrance and drop off area for residential and retail. From the guardhouse, you need to take ramp up to the residential drop off area which located at 2nd level, tucked between the carpark and lobbies for block A and B. After drop off, the visitors can park the car inside the covered dedicated visitor carpark.
The drop off area for residential at Level 2
Located at level 2, you also have leisure pod, management office, reading room etc.
Leisure Pod
The residential also equipped with perimeter intrusion detection system and dedicated guardhouse where the guardhouse will have full control management of visitor entrance and exit. CCTV are installed at main lobbies and lift cars. And to further enhance the privacy and security, card access for residential lift to dedicated floor and wing.
Security feature in residensi AVA
Layout and Orientation
There are 5 types of layout as summarized by table below. The size range from 813 sqft to 1285sqft with configuration of 2+1, 3 and 4 bedrooms. Majority of the units are 3 bedrooms where 2+1 and 4 bedrooms are split quite equally.
Composition of Unit Layout
Each floor consists of 12 units where equally divided to two wings. The residents from each wing cannot cross over for privacy and security purpose.
Floor Layout
All bedrooms and bathrooms are designed with natural ventilation in mind. All type will come with yards to wash and dry clothes. For hassle free moving in and renovation, developer equipped each unit is partly furnished with kitchen cabinet fitted with hood & hob, air-conditioners to living and all bedrooms and instant water heaters to all bathrooms.
In general the layout is safe and practical and nothing fancy. However it is worth to mention for type D/D1, the enclosed kitchen setup is suitable for Asian style cooking especially daichow. Also being the corner unit, all bedrooms, yard will enjoy natural ventilation and sunlight without facing to the internal air well.
The unit layouts
As part of embracing and keep up with technology, all house will be equipped with Fibre-to-the-Home (FTTH) infrastructure ready and SMATV-ready for system compatible for HD resolution transmission.
Technology
The best part is all units are provided with at least 2 carparks! This is important as most household nowadays have 2 car and residensi AVA is quite far and not walkable from any public transport.
Facilities
The facilities are equipped at 3 levels in Residensi AVA
- Level 2 – Leisure Pod, Surau, Management Office, Reading and Games Room
- Level 8 – 50m Olympic Length Pool, Multipurpose (badminton court) hall, half basketball court, gym, playground, garden etc
- Level 41 – on each tower there sky deck for viewing
Facilities Deck at Level 8 and artist impression of facilities
The facilities in residensi AVA are designed and catered for all around ages and lifestyle. Gym, badminton and basketball court and 50mtr length swimming pool for active lifestyle person. For kids fret not there are playground and kid’s wading pool.
Multi Generation Facilities
One interesting feature is the dining pavilion where well equipped kitchen and dining space can be rented from management to entertain guests.
Pavilion Dining
Price and Other Matter
The price is approximately RM650psf+/- after attractive rebate and generally south facing units will have RM10K premium. The maintenance fee including sinking fund is estimated around RM0.28psf. The range of fee will be from RM228 (for 813sqft) to RM360 (1285sqft). Given the security, amount of facilities, density etc the fee is quite reasonable.
The construction period expected to take 54 months (4.5 years) which is quite a long wait! If a newlywed just purchase a home in residensi AVA, by the time they move in in 2024, their first kid may turn to 4 years old! J .
Summary
In previous review, we covered quite lengthy what PropcafeTM did not like about Kiara Bay. In this part 2, we will cover what we think is appealing for buyers. First is the reputation and branding of UEM Sunrise. Basically at the price of medium cost condominium, you get a premium product from reputable developer.
UEM Sunrise being one of the biggest developers in the country is well committed to deliver and complete the self-sustainable township which will take 10-15 years. They envisage Kiara Bay as next Mont Kiara. It will take a lot but if someone can pull it off, it will be UEM Sunrise.
We also like the eco-living and wellness living concept for the township where urban farming, Linear and community parks are part of the green lung designed for the township. For self-sustainable, the township is designed with hotel, retail and mall and office tower.
As covered quite extensively in Part 1, developer recognize the location is not ideal and therefore will construct 2 new interchanges which one of them will be completed prior the completion of residensi AVA.
However at current property market where oversupply in virtually every segment coupled with political instability and MCO due to covid-19 (and post MCO economy normalization activity), it will take a lot for any prospect buyers to buy long term asset and home. Developer probably need to put in more effort such as marketing, incentive or even defer launch to more suitable market climate.
Until then, Happy Buying!
From PropcafeTM Intern.