Windows On the Park @ Cheras

Hopefully it is not too late for this one….

How am I going to start for this project..hmmmm? Windows on the park @ Cheras…

OK. Let’s start with the name! It is the one of the far  longest name that I ever come across for a high rise residential project!

Windows On the Park nevertheless the name itself never fail to be forgotten until today. I have to say the long name did a good job.

If my memory served me right, this project was launched somewhere in July 2012.

Overview

The name of the development originated from the design of the towers, each with a carved-out ‘window’; multi-storey high portals through which landscape flows continuously, weaving architecture, art and nature together. The three portals form a visual axis which connects and frames each of the three parks; the clubhouse park, the quiet park and the active park, thereby creating a larger scale park environment. The visual axis also guide movement through the park, marked with art sculptures which function as distance indicators, rest stops and points of conversation.

Windows on the park is a residential development consisting of 3 residential towers; 17 (Tower B), 15 (Tower C) and 33  (Tower A) storeys respectively sitting on an approximately 8.9 acres freehold land of natural untouched green sanctuary of Bandar Tun Hussein Onn at Cheras by the infamous developer Selangor Dredging Berhad – SDB . Just in case if you never heard of them before, Selangor Dredging Berhad or SBD is commonly associated with the name of “Class, Quality & Price” when it comes to property.  Others famous projects by SDB in Malaysia and Singapore are Five Stones @ SS2, Dedaun, By The Sea @ Penang, 20trees @ Melawati & OKIO @ Singapore.

 

The towers, set within a green enclave, are anchored by a landscaped podium. The podium houses common facilities and is covered in lush landscaping, which is contoured to flow seamless to the arrival floor below. Two of the towers consist of linear wings connected with a central core, forming a V which cradles the towers’ drop-off lobbies.

To know about the developer, you can visit their website at http://www.sdb.com.my/

Let’s start with the basic number first for this project very briefly :

No of tower       : 3 [Block A , B and C]

Total units           : 540

Density                 : Approximately 61 units/acre

Types of Unit     : 11 types [namely Typical, Garden and Penthouse]

Size                        : 916 sq.ft. to 4,311 sq.ft.

Block A – 33 storeys (4 storeys carpark)

Total Units:  251

–          Typical

• Type 1 Built-up: from 1,694sf / 157.4sm
• Type 2 Built-up: from 2,116sf / 196.6sm
• Type 3 Built-up: from 2,497sf / 232.0sm

–          Premium

• Premium Type 1 Built-up: from 2,150sf / 199.7sm
• Premium Type 2 Built-up: from 2,681sf / 249.1sm
• Premium Type 3 Built-up: from 3,214sf / 298.6sm

–          Penthouse

• Penthouse Type 1 Built-up: from 2,901sf / 269.5sm
• Penthouse Type 2 Built-up: from 3,618sf / 336.1sm
• Penthouse Type 3 Built-up: from 4,336sf / 402.8sm

Block C – 15 storeys (1 storeys carpark)

Total Units: 165

–          Typical

• Type 4 Built-up: 916sf / 85.1sm

–          Premium

• Premium Type 4 Built-up: 1,146sf / 106.5sm

 

Location

Bandar Tun Hussein Onn is a township in 9th-Mile Cheras (Batu 9 Cheras) in Selangor, Malaysia and it is under Majlis Perbandaran Kajang. It was named after the third Malaysian Prime Minister, Tun Hussein Onn. It is primarily a residential area.

Windows on the park is located at Bandar Tun Hussein Onn at Cheras approximately 16km-17km from KLCC. The location of Windows on the park is quite straight forward if it to be accessed through Lebuhraya Cheras – Kajang. The exact location of Windows on the park based on GPS coordinates is N3°2’28” E101°45’16” and it is just a stone throw away from the UDA Holding Berhad’s project – Lake Valley. If you were to travel down from Kuala Lumpur, via Lebuhraya Cheras – Kajang and exit to Bandar Tun Hussein Onn, you will see Carrefour (AEON BIG) of Bandar Tun Hussien Onn along the end of Lebuh Utama Tun Hussein Onn. You will hardly miss this one. Lebuh Utama Tun Hussein Onn is quite a decent road. If you are observant enough, you will be able to see a drive through McDonalds partially hidden along this road before reaching Carrefour.

The land that Windows on the park sitting on is pretty raw undeveloped as one still can see quite lots of green in its surrounding but I am not too sure how long will it last. The site of Windows on the park is kind of secluded, tranquil, calm and quiet. One thing that I have to remind the readers about the notorious traffic congestion of Lebuhraya Cheras –Kajang during the peak hour because most Cheras folks rely on this main access for their daily travel and I don’t think that Windows on the park future residents will be exceptional.

Accessibility

–          Via Lebuhraya Cheras – Kajang

–          Via Jalan Alam Damai

–          Via Silk Highway

–          Via Lebuhraya Sungai Besi

Commercial

–          Carrefour (AEON Big) BTHO

–          C180 Cheras Balakong Commercial

–          Mahkota Walk

–          Aeon Jusco Cheras Selatan,

–          Aeon Jusco Mahkota Cheras,

–          Mines Shopping Mall

–          Giant Taman Cheras Utama

–          Econsave

Hospital

–          Colombia Asia Hospital Cheras

School

–          Sekolah Kebangsaan Bandar Tun Hussein Onn

–          Sekolah Kebangsaan Bandar Tun Hussein Onn 2

–          Sekolah Menengah Bandar Tun Hussein Onn

MRT Stations (Nearest- within 5km from site)

–          Proposed Bandar Tun Hussein Onn MRT Station (3.5km)

–          Proposed Balakong MRT Station (4km)

If you ask me for my opinion of the location, it is obviously not comparable to Sunway, TTDI, SS2 or Puchong but Bandar Tun Hussein Onn can be considered as one of the self sustainable town due its maturoty with all be basic amenities are already nearby. From macro point of view, it is not too deep into Cheras and neither too near to KL city centre. Overall location itself is just average.

Beside location itself, Windows on The Park is also trying to factor in the proximity of the 2 future MRT stations i.e Bandar Tun Hussein Onn MRT station and Balakong MRT station which is located within 4km from the site as one of the selling point. (Shuttle service which run between Windows On The Park and MRT station is also one of the proposed future service for value add to the residents of Windows on The Park)

Design & Concept

First of all, Windows on The Park is “Future ready” – earthquake resistance built using design techniques of the European and the International Building Codes! My reaction is exactly same as you now when I first heard that explained by the sales staff of Windows on the Park. What you all think? Well if it is FOC then probably nothing to say but if given a choice between discount and earth quake resistance building which one will you choose? Well your answer will explains it.

Windows on The Park design & concept is quite unique in the sense of how they associate and integrate the real “Green” or shall I say the “Park” into their development. I would have to say it should be the first of its kind at Cheras. But again it all depends whether SDB able to execute exactly 100% as per their plan. I would have to say the main USP (unique selling point) of Windows On The Park is living in the highrise and yet having the nearest access to the nature. Conventionally for a high rise product, due to space limitation, or profit maximization, green and landscape usually would not get much priority. But for Windows on the Park, it is totally the other way round where the Nature is putting as the FIRST priority and their main theme and later only the design and concept started to be derived from it. In other word, SDB plan the park first and then only the building. Talk is cheap, to Execute it will be utmost challenge that SDB needs to face. I am fascinated by the way SDB doing this project. In fact, in my opinion, SDB really has to be 300% focus and 600% concentration on each single aspect and detailing for examples which kind of plants to be used, what kind of grass to be used, which to be planted first and how to bring those green as near as nature to the residents! I guess this is what will separate SDB from other developers.

In their brochure, SDB highlighted a very good point where most of the today developer had forgotten or missed out –  one of the most important factor that human is seeking for – Quality & Healthy Living.

Natural Setting for Healthy Lifestyle by Windows On the Park

“Since the beginning of time, nature’s intention was to heal us and delight us, physically, mentally and spiritually. The power of Nature is profound.

The focus on parks is only natural, given the impact Nature has on our well-being. Research has shown that children’s cognitive function improves dramatically when they move into a home surrounded by more green spaces. Time spent viewing Nature has also been shown to contribute to, among others, fewer physical ailments and speedier recovery from illness. The positive health effects of Windows on the Park are only a part of the reason to invest in this new development. It will be the only luxury high-rise in a locality of terrace, semi-detached or bungalow units. Better still, it will be the only development in the area that keeps Nature so close at hand.”

Quoted from the SDB’s webpage and brochure.

 

I personally always believe the living environment in long term will affect one either physically or mentally and I am a believer in “living with nature” is more to a long term health rehabilitation.

 

The Archways or “Windows”

 

Three archways at strategic locations will serve as gateways from one zone of the park to another, or as Windows through which you will be able to gaze at activities around the park. Near ground level, are the understory species of the third layer. These are the smaller plants that can still thrive with less sunlight, such as Joey Palm, Elephant’s Ear, Calathea, Ginger and various species of Ferns.

Within this natural setting are three parks that will offer three unique experiences.

The first – the Clubhouse Park for the community activities – is the place to enjoy the company of family and friends. Within this park is a Great Lawn for flexible use, a gym with full facilities, a yoga room and multi-purpose room as well as a 50-metre family pool.

The Active Park is for children to play, run, laught and tumble in where the young ones expend their energy. Younger children can take a dip in the pool or have fun with the equipment in the play area. Meanwhile, teenagers can indulge in badminton or other sport in the Active Park.

For those who prefer the more calm and natural setting, the Quiet Park with water springs in the day which transforms into glimmering candles at night and those old fashioned swings for relaxation offers jogging and cycling tracks for the evening exercise, and when muscles get overworked, park benches along the route offer a respite.

And linking all of these is a path of approximately 800m marked out by art pieces such as quaint milestones are placed along jogging routes to give joggers a sense of the distance they have covered, while sculptured stones, “water springs” and “water candles” will certainly serve as talking points for those who appreciate art.

Why Sustainable Living Is A Way of Life in Windows on The Park

An independent study on Windows on the Park by award-winning architect and master planner, Prof Jason Pomeroy of Pomeroy Studio, has outlined five sustainable benefits in this development. The are:

 

Overall Master Plan

As of now the available block opened for sales are Block A & C. In my opinion, Block B is the best block due to the unblocked view of the “park”. Hearsay , Block B will command a more premium price which I think is normal and there is even rumor that Block B is “Built to Sell” concept.

Block C is the most unfavorable block among all of the proximity of the current 11-storey apartment developed by Yuwang Development Sdb.Bhd. Besides facing this Yuwang’s apartment, apparently Block C units are categorized as “medium” cost apartment to fullfill medium cost apartment requirement which the max SPA price suppose to be around RM 100k but SDB separate the SPA into 2 parts, ie. RM100k for basic unit and the extra RM 400k++ is for all the so called upgrading packages. This is something rather new to me and not sure how would it be a complication when selling the units.

Facilities :

1. 50m lap pool
2. Children’s wading pool
3. Children outdoor play area
4. Teen’s play area
5. 2 nos. of indoor badminton courts
6. Gym/ aerobic room
7. Function hall by the pool (6 banquet tables – 10pax per table)
8. 800m perimeter jogging track marked by the Batu Mile Stones
9. Sculptural art within the park – the “distance between”
10. 24-hour security with 3 tier security screening (access card to main entrance, secured lift lobby, lift card to dedicated floor)
11. 36 months defect liability period
12. Earthquake resistant building

 

 

 

Floor Layout

If you have visited 5 Stone before, then probably it is almost the same concept as 5 Stone with its typical trademark of SDB – Wide balcony, Grey color metal balustrade and Linear Layout design.

I personally prefer linear layout design with full stretch window and balcony. Just my preference because of the majestic seamless wide view from the balcony (Type 1, 2 & 3 comes with 25ft,30ft and 33ft wide balcony respectively!) it makes me feel like the unit is very spacious and borderless boundary where the sky is the limit! And nowadays not many developers are offering this linear design anymore due to soaring land cost and usually this kind of design is more costly. It is definitely not for the mass market product. (More pictures at bottom of page – Picture Gallery)

It is just like seeing the world through the window of the view finder of a camera, most of us would prefer the wide angle view and also like watching a TV, where our eyes and brain are more comfortable with the wide screen rather than the typical 4:3 screen size.

Within each wing, the units are lined in a single load, connected by a linear open corridor. This allows for the spaces within the units to be arranged linearly; with service areas such as kitchens, store, maid’s room tucked away towards the corridor side of the wing, thereby giving the living, dining and sleeping quarters privacy, park frontage and maximised natural daylight.

All units come with approximately minimum of 25ft wide x 5ft depth balcony except TYPE 4 with a traditional non-linear layout design and without balcony.

Premium Unit is those unit where come with terrace and garden.

“The spacious linear layout of the building provides a distinctive framing device in which to capture picture perfect vistas. Like giant windows, these archways frame your view in layers. Nature is made more stunning with added dimension and depth. Here , beauty is certainly not shallow.”

 

Type 1: Linear Layout 3 Bedrooms + 1 Utility ~1694sf (Balcony Size Approx : 25.9ft x 5.33ft)

Type 2: Linear Layout 3 Bedrooms + 1 Maid’s Room ~2116sf (Balcony Size Approx : 30.4ft x 5.33ft)

Type 3: Linear Layout 4 Bedrooms + Family Area + 1 Maid’s Room + Utility ~2497sf (Balcony Size Approx : 33ft x 5.33ft)

Type 4: NON Linear Layout 3 Bedrooms 916sf (WITHOUT Balcony)

Price & Package

Listing Price:From RM534,300 – RM2,418,130

Price per sq ft:RM450 – RM680

Bumi Discount:7%

Completion Date:End 2015 (Expected)

 Promotions

Early Bonus Home Plan
RM 8,000* for a home in the park

• No legal fees on SPA & Loan Agreement
• No stamp duty on Loan Agreement
• No interest during construction (DIBS)
• Bonus rebate
• Lucky draw of Cash Rebate
• Ang Pow (Only applicable during Chinese New Year)

*The Early Bonus Home Plan is subject to individual eligibility of bank loan. Terms and conditions apply

Basically selling prices start from RM550,000 for the 916-sq-ft unit which works out to be about RM600 per sq ft. Prices go up to RM2mil for the penthouses.

The units are furnished with wet and dry kitchen cabinets, sinks, hood and hob, fridge. Shower screen and water heater were only at master room bathroom and master room was fitted with wardrobe.

 Personal View

Windows on the Park is another project that follows the SDBs niche to provide products with a strong concept. SDB always do something different and give customers what they want that is not available in the area and I am totally agree with SDB that at Cheras, a true high-end high-rise with a strong concept is what really lack of at this area. At the same timing Windows on The Park also set a new benchmark for high rise at Cheras!

 

“We do something different and give customers what they want that is not available in the area,” quoted manager director Teh Lip Kim from an article published at thestar.com.my – SDB adopts its own approach by NG Bei Shan

 

SDB would not blindly to come into Cheras to sell a highrise at such premium price tag without really had done their homework. For your info, Windows on The Park is one of the most expensive high-rise at Cheras.

The overall concept of this project is really fresh and unique and the main highlight is the park which was planned before the building.  We can tell how much SDB is serious about it when talking about living with nature and even mentioned the health benefit of living close to nature. SDB even have horticulturalists to help them to choose plants that are easy to maintain and does not affect the ground.

The whole key of this project is not just the underlying of living with green but I rather think to maintain the green for long period of time and to ensure its existence is very challenging.

As far as I know the maintenance cost including sinking fund is approximately RM$0.27/sqf including sinking fund. It is rather a reasonable amount for a high end and considerable huge park to be taken care of…

Maintaining the park will be important because it is the concept that appeals to buyers. Obviously from the customer point of view, customer would not want the park disappear after 1 or 2 years otherwise there won’t be any more parks! And how can we call it as Windows on the “Park” if there are no longer any more parks there???

Is it overpriced? Well if you asked me this question, all I can answer is let’s draw an analogy between Windows on the Park and Mercedes Benz.  The question is why Mercedes Benz is higher price? And yet there are people still pay for it where there are cheaper car available in the market like Proton which can serve you the same purpose as a mode of transport to bring you from point A to point B? For me Windows on the Park is a product of SDB and SDB’s brand name represent premium product equivalent to Mercedes Benz of car. Therefore I think Windows on The Park is not for mass market because every single substance within the compound is an art even the stone! Only for those really knows how to appreciate it.

Obviously, we also know there are few more projects which is ongoing nearby Windows on the Park by another different developer where the theme or concept has some similarity with Windows On the Park. I am not sure whether is it such a popular trend nowadays with “Green” factor project or it could be such a coincident or could be someone is copying someone.

It does not matter who follow who because the most important is who able to execute and finish it with style. For this job only the BEST able to complete it perfectly and we know Selangor Dredging  Berhad is definitely capable of finish it not only with quality but with pride as well because there is only ONE Selangor Dredging  Berhad just like Mercedes Benz there will only ONE Mercedes Benz and this will conclude my write for Windows On the Park!

One point which I think worth to mentioned here is the sale & marketing staff who entertained , guided , and patiently explained to us about this project is very nice, friendly and professional (without knowing any of us is from PropCafe.Net team). Kudos and a 2 thumbs up to her! And I think their LaCoste uniform is cool too!

Picture Gallery

SDB’s show unit always never fail to fascianate me. I liket the showrooms a lot. Every single corner finishing and furnishing is very details including colour selections from the baby chair to table lamp! If have time, I recommend you all to pay a visit to the show unit… it really worth a trip.

 

 

Type 1

Type 2

 

http://www.sdb.com.my/sdbproperty_Windows_On_The_Park.aspx

Reference :

Selangor Dredging Berhad http://www.sdb.com.my/

Kuala Lumpur Mass Rapid Transit http://www.mrt.com.my/

http://www.youtube.com/watch?v=MeRnfntwQv0&feature=youtu.be

Selangor Dredging Berhad Facebook https://www.facebook.com/selangordredgingberhad

The Edge Malaysia