Kuala Lumpur Skyline [photo credits to Christopher Chan on flickr]
The Star (Malaysia) recently published an article titled Kuala Lumpur’s 10 most expensive condos. The article revealed a list of Kuala Lumpur’s 10 most luxurious high end Condos going for a minimum of RM1000 sq/ft (£142 or US$287 sq/ft). The list however excluded the yet-to-be launched Four Seasons and Binjai developments.
We are going to shed more light on each of the 10 most expensive condo developments in Kuala Lumpur.
1. One KL
2. The Troika
3. K Residence
4. The Meritz
5. Marc Residence
6. The Avare
7. Park Seven
8. Pavilion Residence
9. Idaman Residence
10. Ampersand @ Kia Peng
1. One KL
At No. 1 is One KL with a tagline “94 apartments, 95 swimming pools”. It is a reasonably sized residential triangular tower with a minimalist architectural appeal.
Its interior conveys an aura of stylish simplicity with the economical use of living space through the brilliant use of split levels. The private swimming pools that go with each apartment can be somewhat severe at first glance, but we have to say are still very impressive on overall impression.
According to the SCDA website completion is due next year but latest information is that this will not actually be achieved until early 2009.
| Developer | One KLCC Sdn Bhd (Waterfront Incubator) |
| Architects | SCDA Architects Pte Ltd |
| Location | Jalan, Pinang Opposite Mandarin Oriental Hotel |
| Number of Storeys | 35 storeys |
| Completion Date | February 2009 |
| Units | 94 apartments |
| Unit Size (sq ft) | 3,625 sq ft |
| Average price per sq feet at launch | RM 1200 (US$345/£175) |
| Average price per sq feet now | RM 2000 (US$575/£288) |
One KL
2. The Troika
The larger and taller Troika has a good location close to the KLCC Park and the Petronas twin towers. Apart from one of the three towers being the tallest residential development in Kuala Lumpur, other unique features include the irregular shape and the sky lobby at level 24 which links the three component structures with pedestrian bridges (nb. there will be two bridges linking the three towers forming a letter ‘c’) . There is a sizable landscaped courtyard area in the middle of the development and the three residential towers are joined together at lower levels by shops and offices. Above these at level 4 are communal recreational facilities.
The interiors will be modern with good design, clean lines and subtle colours. The building has been described as ‘twisting’ in shape (“the result of detailed analysis that identified the best possible views at every level”) but this is not apparent from the artist impressions on the Troika website. Residents on two sides really will benefit from the proximity of the KLCC Park with a bird’s eye view of the KLCC Mosque.
The Troika
| Website | http://www.troika.com.my/ |
| Developer | Bandar Raya Developments Bhd (BRDB) |
| Architects | Fosters and Partners |
| Location | Jalan Ampang |
| Number of Storeys | 3 towers – 38, 44 and 55 storeys respectively |
| Completion Date | 2009 |
| Apartments | 164 luxury apartments, 8 penthouses and 57 SOHOs (small office/home office) |
| Unit size (sq ft) | 2045 – 9043 sq ft |
| Average price per sq feet at launch | RM 920 (US$264/£133) |
| Average price per sq feet now | RM 1800 (US$520/£260) |
The Troika
3. K Residence
K Residence is the first of two of the ten developments to be linked with a shopping mall development (leaving aside the shops at Troika). Avenue K, the retail component of the development opened in 2006 and take up of retail units has been successful (FT 12th November 2005). From the panoramic photo on the Avenue K/K Residence website the development appears to be towards the edge of the KLCC but close to the Petronas twin towers, to which it is linked by a pedestrian subway (underpass). The website description puts K Residence on leafier Jalan Ampang.
Although the external appearance seems slightly heavy compared to the Troika, the interiors look very attractive indeed. In fact the development is nearly as high as the highest of the Troika towers at 50 storeys. There are two residential towers in the development. The floor plans incorporate accommodation for a maid. The lay out of residential units can be extensively customized. The emphasis is on quality in ensuring the standard of utilities, paying attention to features such as the water pressure.
K Residence
| Website | http://www.kresidence.com.my/ |
| Developer | KL Landmark Sdn Bhd |
| Architects | dcmstudios |
| Location | Jalan Ampang |
| Number of Storeys | 50 |
| Completion Date | 2009 |
| Units | 180 units – 2, 3, or 4 bedrooms, as well as duplex, triplex, and penthouse units |
| Unit Size (sq ft) | 1446 – 7342 sq ft |
| Average price per sq feet at launch | RM 1000 (US$287/£144) |
| Average price per sq feet now | RM 1600 (US$460/£230) |
K Residence
Avenue K
4. The Meritz
Like K Residence The Meritz is also on Jalan Ampang and in close proximity to the Petronas twin towers and the Suria KLCC shopping complex (3 minutes walk to both). As with K Residence there is easy access to a light rail transit station. The development does not offer views of the KLCC area owing to an intervening office development.
The external appearance is somewhat box-like and the development is considerably smaller than K Residence. Curiously, photographs of the part-completed construction covered in green mesh from last December look more attractive than the artist’s impressions. Not all rooms seem to have natural lighting and this development does not offer the spaciousness of others.
The Meritz
| Developer | DNP Tanahniaga Sdn. Bhd. (subsidiary of DNP Holdings Bhd.) |
| Architects | Atelier Jean Nouvel |
| Location | Jalan Ampang |
| Number of Storeys | 31 |
| Completion Date | April 2008 |
| Units | 110 units (with 4 duplex penthouse) |
| Average price per sq feet at launch | RM 1000 (US$287/£144) |
| Average price per sq feet now | RM 1300 (US$373/£188) |
5. Marc Residence
The Marc Service Residence has a two-acre site for its two towers and is by some margin the largest of the 10 developments. The artist’s model shows an attractive planting of trees around the first tower, presumably the slightly larger site allows for this feature. The design is fairly conventional but nevertheless elegant with a roof garden appearance(with pool) to the top of the more extensive lower floors. At street level the building features an impressive columned portico.
Although apartments have been sold individually, the developers also have plans to make part of it into serviced apartments (as the name suggests), if not an apartment hotel, so housekeeping services will be available. Given the attractiveness of the scheme, its size and the fact that completion was due this month, it is slightly surprising that Beverly Tower Development have not made more information available in terms of floor plans and ‘e-representations’ of the interiors. However, the fact that gas piping will all be made of copper suggests quality build.
Amenities include: business centre, cafeteria, club house, covered parking, gymnasium, jogging track, playground, sauna, squash court, swimming pool, wading pool and tennis court.
| Developer | Beverly Tower Development S/B |
| Location | Jalan Ampang |
| Number of Storeys | 35 Storeys (2 Towers) |
| Completion Date | August 2007 |
| Units | 607 |
| Unit Size (sq ft) | 600 – 2800 sq ft |
| Average price per sq feet at launch | RM 750 (US$215/£108) |
| Average price per sq feet now | RM 1200 (US$345/£173) |
Marc Residence
6. The Avare
The Avare is in some ways the most stylish and streamlined construction of all 10, with its design inspired by a butterfly on the wing. The architect is David John Clarke. Like Marc Service Residence the site (just over an acre) allows an attractive planting of trees around it.
Occupiers of the Avare will enjoy panoramic views of the Petronas Towers and the Royal Selangor Golf Club and the KLCC Park is also close by.
There are two large apartments to each level, each with four bedrooms, all or which will enjoy en suite bathrooms. Looking at the lay-out the only defect would seem to be rather a lot of corridor with no natural light. The website gives the impression that all the units are standard but there seems to be substantial variation in price from 3.8m ringgits to 10m (New Straits Times 12th April 2007). Does this mean that those purchasing on levels 16, 40 and 41 buy an entire floor?
The Avare
| Website | http://www.avare.com.my/ |
| Developer | Magna Prima Bhd |
| Architects | David John Clarke |
| Location | Jln Kuda |
| Number of Storeys | 41 Storey |
| Completion Date | November 2008 |
| Units | 78 |
| Unit Size (sq ft) | 3,800 sq ft |
| Average price per sq feet at launch | RM 1000 (US$287/£144) |
| Average price per sq feet now | RM 1200 (US$345/£173) |
7. Park Seven
Park Seven is not quite high rise, being a seven tower development with each reaching to 20 storeys. The site is only 1.6 acres so these blocks will be quite close together. The design is clean and simple and aims to give 270 degree views to most residents. Those on the Persiaran side of the development will have views of KLCC Park and the Petronas towers.
There is only one unit per floor per building so the layout ensures plenty of privacy. The interior design looks clean and impressive. The variety of choice in layout and size is noticeable.
The first level is described as a ‘recreation deck’ including the following: multi-purpose function rooms (presumably for hire), lap pool, heated pool, gardens with water features, gym, yoga/pilates studio, toddler’s room and children’s play area.
Park Seven
| Website | SDP Properties – Park Seven |
| Developer | SDP Properties Sdn Bhd |
| Architects | Heerim Architects and Planners |
| Location | Persiaran KLCC |
| Number of Storeys | 20 Storey (7 Towers) |
| Completion Date | Q1 2008 |
| Units | 105 |
| Unit Size (sq ft) | 2,500 – 7,000 sq ft |
| Average price per sq feet at launch | RM 750 (US$215/£109) |
| Average price per sq feet now | RM 1000 (US$287/£144) |
Park Seven
8. Pavilion Residence
Pavilion Residence is another tall development and, after Marc Service Residence, the largest of our 10 with 368 apartments. It is the second development to have a retail element (and offices and a hotel in addition) and in all the development covers 12 acres.
The residential component comprises two towers which look a little like the Meritz (no curves) though much higher while the interiors are somewhat reminiscent of K Residence, scoring well for warmer colours and human proportions.
Pavilion Residence
| Website | http://www.pavilionresidences.com/ |
| Developer | KL Pavilion Sdn Bhd |
| Location | Bukit Bintang |
| Number of Storeys | 43 & 50 2 Towers |
| Completion Date | 2008 |
| Units | 368 |
| Unit Size (sq ft) | 1234 – 7174 sq ft |
| Average price per sq feet at launch | RM 900 (US$258/£130) |
| Average price per sq feet now | RM 1000 (US$287/£144) |
Pavilion Residence
Pavilion Residence
9. Idaman Residence
Idaman Residence is another large-ish but the size of individual units is considerably less than any of the other developments. This may work to its advantage in that it is very central but appealing to a different market from developments with larger units, who it is reasonable to expect, will be fierce competition with one another. The development is targeted at professionals between the ages of 24 and 45. along with the other nine developments it shares the easy access to work and facilities in KLCC.
Idaman has been planned to be environmentally friendly with natural ventilation in common parts and even natural ventilation features in the units themselves (though one supposes air conditioning is available also.)
Above the car parking levels there are four garden units (including larger balconies) and the penthouses on the top level include roof gardens.
Idaman Residence
| Website | Idaman residence website |
| Developer | TA Properties Sdn Bhd |
| Architects | T.R. Hamzah & Yeang Sdn Bhd |
| Location | Jalan P Ramlee |
| Number of Storeys | 33 Storeys |
| Completion Date | October 2008 |
| Units | 248 units |
| Unit Size (sq ft) | 800 – 1900 sq ft |
| Average price per sq feet at launch | RM 700 (US$200/£100) |
| Average price per sq feet now | RM 950 (US$272/£137) |
Idaman Residence (night view)
Idaman Residence
10. Ampersand @ Kia Peng
Ampersand@Kia Peng has no claims to be high rise at all although situated half way between the KLCC Park and the Royal Selangor Gofl Club it is still very central. The development includes three blocks ranging from seven to 12 storeys. Presumably partly because the panoramic views of some of the other developments are not available, the prices for Ampersand are more reasonable than those of some competing developments. The development takes up just over two acres.
The interiors look modern, well-proportioned and simple. There is a swimming pool at ground level and enough space for a small amount of landscaping. The neighbourhood has a leafy appearance but no one will be very far away from the street.
Ampersand@Kia Peng
| Website | http://www.ampersand.com.my/ |
| Developer | IJM Properties Sdn Bhd. |
| Location | Jalan Kia Peng |
| Number of Storeys | 9 Storeys (4 Blocks) |
| Units | 71 |
| Unit Size (sq ft) | 2,613 – 5,852 sq ft |
| Average price per sq feet at launch | RM 860 (US$247/£124) |
| Average price per sq feet now | RM 900 (US$258/£130) |
