Zoning of KLCC Properties at Zone 1 and Zone 2 - Where and What To Buy - PropCafe

9/21/2014
Zoning of KLCC Properties @ Zone 1 and Zone 2 Where and What To Buy? | PropCafe.Net
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Zoning of KLCC Properties @ Zone 1 and Zone 2 Where and What To Buy?
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Trillion @ Jalan Tun Razak KLCC
Zoning of KLCC Properties @ Zone 1

and Zone 2 Where and What To Buy?
44
23 Jun 2013 | Property
Tags: Greater Kuala Lumpur KLCC Kuala Lumpur City Centre Properties
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[Editor's Comment]
Whats the definition of KLCC Properties? It is pretty confusing when one listens to some
buyers/investors or developers who claimed that their properties are KLCC properties.
We are not talking about Kuala Lumpur City Centers properties here but the premium
KLCC properties that surrounding the Petronas Twin Towers (the Landmark of Kuala
Lumpur). The problem is, there isnt any definition, guides or standards to classify the
properties that fall under this so called KLCC premium location. Some even treat the
properties in Imbi or Pudu location as premium KLCC properties and priced it ridiculously.
Although it could be controversial, PropCafe would like to take challenge to step into this
grey area and carve out the Premium KLCC properties from the rest.
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Long
18 18 Fengshui
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houses.
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Firstly, PropCafe would like to define KLCC Properties as The properties that
surrounding Kuala Lumpur Petronas Twin Towers. In order to differentiate KLCC Premium
Properties from Kuala Lumpur City Center Properties (which can be a very big coverage),
PropCafe has studied lands premium, distance, and surrounding roads of Petronas Twin
Towers and finally came out two zones, namely KLCC Zone 1 and Zone 2. Those outside
these two zones, unfortunately, PropCafe will not view it as KLCC properties but Kuala
Lumpur City Centers Properties
With this zoning information, hopefully it can help the investors to understand the pricing
differentiation within KLCC properties itself and also between KLCC properties and those
outside these zones. As an investor, one can use relative pricing approach by using the
zones to evaluate whether the premium of the development is fairly priced. And hopefully,
developers will be more sensible to price their properties according to this zoning. Of
course, many of the developers may disagree, but who care? As long as, we understand
the zoning and worth of premium attached, we can make more sound decision to buy or
not to buy.
The Map Zone 1 is surrounding by the boundary road of:
Jln Ampang (partial), Jln P Ramlee (partial), Jln Perak, Jln Conlay, Jln Kia Peng
(partial),and Jln Binjai.
Note: Those properties which are direct fronting (or direct right and left side of) the
boundary road of Zone 1 will still be considered as Zone 1 properties. One can observe it
in the map below. However, those further away from the bpundary will be treated as Zone
2. Key criteria here is direct fronting the boundary road.
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The Map Zone 2 is surrounding by the boundary road of:
Sunway V Residences 2 (VR2) @ Sunway

Velocity @ Jalan Cheras [Editor's Comment]
Ampang-KL Highway (partial), Jln Sultan Ismail (partial), Jln P Ramlee (partial), Jln
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There is no right or wrong definition. As a passionate property lover, PropCafe always like
to make property investment decision to be as sophisticated as possible since it involves
significant amount of money, more so at the current level of property price. This has
motivated PropCafe to start this zoning exercise for KLCC properties and at the same time
carved out those non-KLCC properties so that Propcafe can easily weight the worthiness of
any new launch whivh is surrounding Petronas Twin Towers (or outside KLCC/Kuala
Lumpur City Centre).
PropCafe is also happy to share the consolidated information of the KLCC Properties
(with two different category i.e. two different zones). PropCafe will try its very best to
update this information as frequent as possible. Bear in mind that we are not valuers or
real estate agents, so kindly re-confirm the information from a qualified valuer, especially
on the the current indicative price of the properties below.
Summary Listing of KLCC Zone 1 and Zone 2 Properties:
Note: Location of each property is shown in the map above according to its number.
Zone 1 Table
RPGT
What is next after RPGT rate
increment? Wealth Tax?
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Zoning of KLCC Properties @ Zone 1 and
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Quick Comparison
The existing indicative price above clearly shows a higher premium of Zone 1 than Zone 2.
It is still hard for Zone 2 properties to break RM1,000psf unlike Zone 1 properties. It seems
like, capital appreciation wise, Zone 1 in average is till perform better than Zone 2.
The majority of KLCC Zone 1 properties hasbetter faade, class, and quality. The land cost
and architectural design could also contribute to its higher premium.
The maintenance fee for Zone 2, in general, is cheaper than Zone 1.
Why does one want to purchase KLCC properties?
It is just like asking a man why he likes posh and luxury car. For the rich, it is about
possession of expensive items to meet their desire and reaffirm their success. Well, put it
in layman term, it is like Stamp Collection especially KLCC properties most of the time
giving better and more elegant concept and faade. But we are talking about a very
expensive hobby here. Most of us are not in this group, and this group is less sensitive for
pricing and they dont read PropCafe (ha)! Therefore, it is no point to discuss the
investment strategies from this group of buyers here.
How about the mass market or property lover like us? PropCafe always believe on the
basic of the relevancy between property value and scarcity of land. This is exactly the key
words here in KLCC property investment. The land surrounding Petronas Twin Towers is
getting lesser. One can notice that most of the open car park areas are now under
construction for mall, office or residential developments especially the Zone 1 and 2
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above. There are not many lands left!

The purchase of KLCC Zone 1 and 2 is always best if one can hold for longer term. You can
easily observe the long term capital appreciation for the properties surrounding its key
landmark in any of the capital cities across the world. It doesnt mean that one cannot flip
it but due to the scarcity of the land in the city, one will capture more values from it. Thats
why, for the centre of centre locations property values is always there regardless the
cycle. Yes, some kneejerk or firesales happened during bad times but it bound back
equally fast as well. PropCafe editors witnessed the dropped of KLCC properties during
2007 and tried to get durian runtuh but unfortunately it was so hard to grab the fire sale
or value buy because it was snapped up in no time.
So, if you have decided to go into KLCC property investment, then make sure you have the
holding power. If you do, KLCC properties are there for you to own! If you dont but yet
want to be in the party, then continue to read the following section.
What to invest in KLCC Zone 1 and 2?
This is a million dollar question. Clearly, KLCC is not for everyone as most of the
developments are likely at the highest pricing bracket of entire Klang Valley.
Medium/Big Size Unit Lets talk about the buyers of this luxury segment. KLCC properties
are mainly held by affluent investors who like to collect luxury properties and have high
level of holding power. Many of them treat it as stamp collection especially those nice
and sleek developments that designed by famous architect like Norman Fosters, example
Troika. You can notice so many units are empty without light at night but there is no
crashing in price (of course, on and off there are some fire sales which are unavoidable in
any market). Many rich families are holding it as their resting suites for weekend KL
shopping spree or for their next generation use. This is particular obvious in mid to big
size type of units. How about rental? Expatriate rental market for this mid-big size unit is
there but relatively smaller. Those expatriates with family members are more likely to rent
a more family type of environment and landed properties like Tropicana. Mont Kiara,
Bangsar, Damansara Height, and Desa Parkcity. So, when it comes to invest in mid to big
size KLCC zone 1 and 2 properties, it is really a different league and different ball game.
Small Size Unit As for the small size apartment in KLCC zone 1 and 2, the buyers are
more from mass market compare to above as the pricing of RM600k to RM1mil level is
more affordable to many. Based on the listing above, even though the list is long, small
size and nice condo/service apartment in this area is still relatively rare. The demand of
rental market on this tyoe of unit is clearly there. Many single/couple or young family
expatriate will still prefer to stay around Zone 1 and 2 than PJ/Outbound. There are many
reasons for this. Many of them could be new to KL and it is less risky to start thier first year
in the city centre especially this group may not own vehicle or not fancy of having one.
This reach for this expatriate group ( mid to high level management corporate figures) is
wider than the above market and the rental of RM4 to RM6 psf for the 600 to 800sf is
surely within their housing allowance and budget.
If you are interested on KLCC properties, the list above should help. Many (property
agents, journalist, investors, valuers etc) claimed that KLCC properties are over-supplied.
Well, by looking at the list above, no one will object it. However, does it means all KLCC
properties are not investable? I personally do not think so. You need to understand which
type of units are oversupplied and how is the expatriate rental market there. Check with
agents and do more survey if possible by yourself. See where are those expatriates staying
now (can be colleagues, friends colleagues, relatives colleagues etc). There are always
bargain buy appears once awhile (and most of the time, these units dont wait for you!).
Once you have done that, then here you go Congratulation to be a proud owner of
KLCC properties (oh! make sure it is within Zone 1 and 2 :)). Those who are not season
investors but love to own a piece of KLCC properties, simple drive around Petronas
Twin Towers! My rule of thumb is, those properties that fronting or beside the main roads
which can be seen from your driving seat are the one to first fall into your list, this visibility
test will hardly go wrong! Next, check the pricing above and pick the small unit that can fit
your bills (purchase price and installment) and equate it to the rental market of RM4 to
6psf!
How about ownstay? With the pricing of the area like TTDI (eg. Ascencia), Kota Damansara
(eg. Tropicana Garden), Old Klang Road (eg. Verve), Damansara Height (eg.Damansara
City) etc are all launched at above RM1,000psf, KLCC properties look relatively cheap! It is
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inevitable that Malaysian are still mentally not ready to stay in the center of city, those who
are ready should take this opportunity to reap the benefit of narrow spread (in term of psf)
between KLCC and non-KLCC properties. It is mind boggling to see recent launches in
non-prime location to ask for RM700 to RM800psf where you can clearly see there are still
have choices in KLCC Zone 1 and Zone 2 properties in this range. So either KLCC
properties are now undervalued or the rest are overvalued. The spread has to be wider!
Danny on 28 Boulevard @ Pandan Lake at

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PropCafe.Net Journal
SEPTEMBER 2014
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44 thoughts on Zoning of KLCC Properties @ Zone 1 and Zone 2

Where and What To Buy?
Jun 23,2013 10:32 am
alex8211
Reply
I personally like condo/service apartment near jalan binjai and jalan kia
peng.
00
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50/61
9/21/2014
Jun 23,2013 12:57 pm
KenNen
Seriously, i like klcc properties.
But my concern is when the mrt is ready, would it giving a threat to klcc
properties where tenant having more options to get their condo/
service residence at cheaper rate at some other place.
What is your thought on this?!
Thx!
Reply
00
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Jun 23,2013 3:43 pm
Black Coffee
Reply
KenNen,
good question you raise here however if you see the profile of
the condos that located within walking distance to MRT, it is not
exactly cheap either for example Tropicana Garden and Sunway
Nexus. Even the cheapest such as D Maxim is designed as
medium range apartment. I think KLCC property psf was
overpriced few years ago and remain stagnant until other areas
in PJ and Kota Damansara caught up. From the table above, i
think the key issue is not the psf but the big built up where the
size is from 2000sqft. Those development such as Ruma an
Banyan with size approximately 1000sqft already selling from
RM1800psf.
10
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Jun 23,2013 1:19 pm
Aiyoyo
Reply
Good write up and compilation of the KLCC properties and pictures.

After seeing like 100 buildings posted in this website, all high rises
looks the same to me, only few with unique design and its own
characters.
00
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Jun 23,2013 1:41 pm
mybenz
Reply
Good stuff! Really a good write and well researched and compilation.
The developer should do this instead before they simply put their price
tag on their building. Well atleast now I have a summary and price
guidelines here so I dont buy overpriced prop in KLCC.Thanks
propcafe!
10
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Jun 23,2013 4:40 pm
JS
Reply
wish to own a small built up Marc Residence as a weekend house cum

investment property, what do u think?
I really salute the effort by editor to compile all the infos and even with
the picture & videoI always enjoy to read your review. I have a small
suggestion here, the table would be better if it can be sort by property
name, or sort by the price per sf.or sort by completion year
51/61
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00
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Jun 23,2013 5:50 pm
Caffe Corretto
Reply
JS, the table is according to the zone n property map. U need to follow
the map to understand why the number is arranged this way in the
table. Ha. I started with a point then started to locate the prop dev anti
clockwise one by one along the road before moving out to outer
bound. I missed some thats why some of the number jumped a bit.
Cant sort it based on ur suggestion haha bcoz the number in the map
need to change lol. No joke mate to redo this piece of work.
00
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Jun 23,2013 6:40 pm
JS
Reply
goshnow I understandthis is superb !! thx mate

00
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Jun 23,2013 7:37 pm
KenNen
Reply
Thanks for your reply, Black Coffee!

Afterall, i think i will only grab the klcc property when the timing is
right.
I have a sense that when there is a lot of speculation activities
happened in the market, surely an adjustment will be made according
to it.
Lets wait and see ^^
00
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Jun 23,2013 10:08 pm
Caffe Corretto
Reply
Ken Nen take your time. Plenty of choices out there but it is better to
engage one or two klcc agents to search value buy for u i.e. any firesale
they ll inform you.
00
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Jun 23,2013 11:41 pm
Black Coffee
Reply
KLCC was bought heavily during 2005 and 2006 and despite the 2008
financial crisis, most properties are holding their values well.
Then again the property market in general has been up tremendously
for last 2 to 3 years and i wouldnt be surprise if there is correction if
there is another crisis coming along.
However, no one has crystal ball and IF there is no crisis, would you
think there will be a correction?
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Jun 24,2013 2:12 am
JS
52/61
9/21/2014
Reply
Property price in Malaysia still low compare to other country, is that

possible the increased price during the last 2-3years is the price
correction due to low appreciattion for the last 15-20years? and now
we are in the right track
Just wan to make the topic more controversial =p
Just make the topic more controvertial
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Jun 24,2013 2:08 pm
kochin
Reply
nice write up.

however i must disagree with you on the zoning.
zone 1 have more leverage on the eastern and southern side compared
to the west and north.
for instance, i find it puzzling that areas such as avenue k, angkasaraya
is classified under zone 2 when it is just metres away from the iconic
KLCC itself.
unless of course you are using the COG to be the park. for me
personally, i would use the KLCC bldg itself as COG.
while it is interesting to note the disparity in prices between completed
versus just launched product, it is also glaringly obvious that most
completed KLCC properties prices are at a discount to new launched at
outskirt of town.
would this present a great buying opportunity to KLCC properties
lovers?
guess we would find out soon enough.
keep up the good work propcafe.
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Jun 24,2013 3:46 pm
zonefinder
Reply
Great piece of work! I had a walk a couple of weeks ago around KLCC (
yeah, I havent done that for a long time!) and was pleasantly surprised
to find that many of the buildings are now connected either by
overhead or underground walkways. Nice work done by DBKL to
elevate KLCC to world class level.
Looking at the list of property prices especially at Zone 1 which is really
the prime heart of the entire country in terms of real estate, potential is
certainly there for a re-rating. I would reckon that those under-rated
properties which are located next or close to iconic ones like Le
Nouvelle, 4 Seasons Place or Banyan to be the choice ones.
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Jun 24,2013 8:17 pm
Caffe Corretto
Reply
Kochin, thanks for your comment. If you see the properties tat listed in
zone 1 table, k residence meritz and angkasa stretch properties are in
zone 1 table. Those right besides the boundary are still be considered
as zone 1. Same applied to jln stonor stretch. However those slightly
further from the boundary ll b treated as zone 2. It is hard to carve out
so we need to follow the best possible routes to determine it. I ll clarify
it in the article to avoid further confusion. If you see the map n those
number in the map are all belong to that zone. Cheers!
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Jun 24,2013 8:48 pm
Caffe Corretto
Thanks Zonefinder. I dare not recommend any bbb in any klcc property
here ha. But it is not difficult to see idaman res is still priced below
rm1k. The residences by dijaya which soon to be launched ll make it
look damn cheap. So i would say it is one of the most undervalued klcc
property. Just one of the examples here. Ha the pricing above should
help other to pick uo more. Well, mkt is efficient. There must b reasons
why idaman price is lagging behind. Clearly, it fails my visibility test
abovementioned as it is not right beside the main roads surrounding
suria klcc. One needs to go in further the slip road to reach there.
Anyway, hope you get you klcc property soon n do share with us here!
Reply
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Jun 24,2013 10:09 pm
zonefinder
Will do, Caffe. The other development which I would look at will be K
residence, what with the refurbishment happening at Avenue K plus its
prime location. By the way, anyone knows if the Regents Hotel,which is
suppose to be at the 2nd tower, going to happen?
Reply
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Jun 25,2013 1:20 pm
Black Coffee
PTT is appropriate landmark to be used as COG of the KLCC however if
solely use COG as the sole measurement the result will be skewed. For
example those developments along Jalan Yap Kwan Seng and Jalan
Ampang despite closer to PTT most development are priced at
discount compared to those at Jalan Kia Peng.
In 2005/6 most developers are launching those big sizes units and we
found with exception of few (such as Binjai, Troika, Park7) most are still
asking sub RM1K psf. However for new launches such as Ruma,
4Season and Banyan, majority are small sizes and understandably
priced much higher than subsale asking of these big sizes
developments.
It will be interesting to see how Vipod will do in secondary market
when VP in 1-2 months time
Reply
10
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Jun 28,2013 4:56 pm
Harry
Hi Zonefinder, my understanding is that Regent Hotel will be a reality
in 2015. Thereafter, strata title of K Residence will be issued, together
with Regents.
Reply
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Jul 13,2013 9:51 pm
NG
Reply
Nice work, propcafe. I m using it as reference now and referring

my Singaporean frens to yr site for quick learning curve. have u
read the latest cover story of KLCC boom in ? need
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9/21/2014
your comment too. it basically predicts boom of KLCC properties

in the later half of 2013 towards 2016 hitting 5000psf.
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Jul 14,2013 9:03 am
Caffe Corretto
Ng, Thank you! Do you mind to share the link here regarding the klcc
boom story? I m sure all readers and editors would love to read it.
Cheers!
Reply
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Jul 15,2013 5:21 pm
NG
Reply
Sure. My file is too big. Let me resize it then put up a link

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Jul 15,2013 11:07 pm
NG
KLCC Buying Spree
Reply
https://docs.google.com/file/d/0Bw59T_Je_d28ekFGdjFMRFNBb2s/edit?
usp=sharing
First time posting a link, hope it works
10
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Jul 16,2013 12:19 am
admin
Reply
Hi NG! It works! Thank you for sharing such a valuable info with
PropCafe.net and with all the PropCafe.Nets readers.
PropCafe.net would like to say thank you very much on behalf of
everyone here. You are really awesome NG!
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Jul 16,2013 6:30 am
NG
Reply
No worries. Of course when I first read it, I take it with a

pinch of salt. Cos everyone might have an agenda for
writing something so bullish, ultimately which developer
will invite u to give a talk if u are bearish, rite?
But to give the call & forecast is something not easy, takes
more than just guts. Most analysts will just write something
that is as good as not writing, haha if u get wat I mean
Anyway, my own personal take on the article. Another 2
points probably not mentioned by them, which everything
seem to fall in place for the perfect storm..
Build then Sell
GST
When I first read abt SP Setias land deal with the British at
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9/21/2014
2200psf, I tot maybe it could be linked to the Battersea

project so must not believe the price totally. Cos many
anaylsts I spoke to all say that the acceptable price should
be around 1500-1800psf for land in KLCC. And just recently
the bungalow plot of German envoy is out on market
with a price tag of 200mil or 2500psf. We shall see if this
deal works out. If it does, then land deal prices is a very
good tell tale sign of whats coming.
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Jul 23,2013 1:28 am
Question Mark T
I personally bought a unit at M Suites beside GE Mall. I am not sure is it
zone 1 or 2.
Getting the key in Nov/Dec. I am still thinking whether to keep the unit.
Its still doesnt make sense for KLCC area property to be low around
1000psf. Some of the places like MK, DPC is priced 750-1000 psf. City
Center should be significantly higher.
City Center in SG is 2800-3500 psf outskirt is 1000-2000. There is a big
gap but this is not seen in KLCC.
Maybe it due to oversupply and also traffic Jam in KLCC area or getting
comfy to stay in KLCC.
Initially i was looking at subsales of Hampshire Place by Tan & Tan. Too
much cash outlay 200k+. Now it is a condo which expat put on waiting
list to rent.
Its a question of location. I personally think condo which is 5-10 min
walking distance from Petronas tower is best for investment. Over
supply is a concern.
my 2 cents worth.
Reply
10
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Jul 23,2013 7:52 pm
Caffe Corretto
Reply
QM, sorry. The stretch where m suite located is not in zone 2.

Tats after all the consideration of evaluation. Or else klcc
properties area coverage ll b keep expending indefinitely.
I have to agreed with ur paragraph. Rental mkt of klcc is still
there though many claimed it is oversupplied. It is the matter of
choosing the right location x3 n size.
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Aug 17,2013 11:28 pm
NG
Reply
Well, before I could wait for the tender results of the German Embassy
land plot, another already sealed at highest record price of RM3,325
psf. Plot is in between Chinese Temple & Wisma Central along Jalan
Ampang.
Hmm..judging from this price tag, possible for the future developer to
launch units above RM3,000psf.
So it does makes sense for buyers to go into 4 Seasons at 28003200psf pricing.
Caffe, whats yr take on this? Is it another freak deal that should be
ignored, like the RM7,200psf Vincent Tan paid for the Jalan Bukit
Bintang plot?
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9/21/2014
Cos this latest deal does make the SP Setia British Embassy land deal
logical after all @RM2200psf
Reason why I am so keen on land deals in the area, cos it happen the
same way 3-4 years back in Singapore when Developers paid top
dollars for central core areas. The primary market normally follows its
cue in a quarter or two, with the secondary market lagging by another
1 or 2 quarters.
Not sure if it will happen to KLCC?
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Aug 21,2013 9:33 am
Jerry Lim
Reply
Anyone has any idea what they plan to build on the plot is in
between Chinese Temple & Wisma Central along Jalan Ampang?
00
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Aug 18,2013 1:38 pm
Caffe Corretto
Ng, ha..thats million dollar question. Well, i think KLCC is bound to go
up especially the small unit. Simple, many pj or non centre area are
already priced at 750psf to 1200psf which is the price of KLCC last one
or two yr price, it doesnt make sense to hav klcc remaining at current
level. Lets face it, core city centre in any country surely has price
differential from non city centre. How big is the gap can be considered
reasonable is debatable n subjective. If you believe in market
equilibrium then it will be determined by demand n supply. The way i
look at it, KLCC prices are way too cheap at the moment, not just
because of the location but also the infra, amenity, quality, architectual,
facade etc given. It is financial hub of Msia which is very vibrant (advise
investor to take a walk around KLCC and Pavillion during weekday and
weekend. You can see different foreigners crowd and it is really vibrant
metropolitan city). Then you can see Empire Dsara transacted near
rm800psf with pathetic quality. Thats really eye opener. This doesnt
even include the land costs that u pointed earlier.
Reply
In the end, land cost surely affected the property price. We know it ll
come as new launches ll surely b more expensive. We hav seen
expensive new launches that charged 2k or 3k psf in great klcc location.
Generally it ll push up the price in klcc but still it depends on individual
proj in klcc in term of location n other related factors (maintenance,
tenant profile, layout etc). Once kl ppls started to feel more worth to
stay at klcc (not jus to buy n rent to expat but ownstay too then the
price of klcc ll fly. With non city centre price getting radiculously high,
the chance is there.
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Oct 25,2013 3:25 am
NG
Reply
another land deal has taken place..

I-Bhd plans RM820m property project along Kia Peng
Posted on: 2013-10-24 Featured, Property News
I-Bhd plans to undertake a property project along Jalan Changkat
Kia Peng, comprising of small office-home office and serviced
apartments, with a total gross development value (GDV) of
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9/21/2014
RM820mil.
It said on Thursday the proposed development would comprise
of 127 units of SOHO and 315 serviced apartments.
I-Bhd said the development order was obtained on Oct 21 from
Dewan Bandaraya Kuala Lumpur with a permitted plot ratio of
1:10.
The proposed development is expected to be developed over a
span of 5 years commencing from mid 2014 and is targeted to
complete by mid 2019, it said.
Before undertaking the project, I-Bhd and its unit I-Marcom Sdn
Bhd had signed a conditional sale and purchase agreement with
Sumuracres Sdn Bhd to buy the piece of land, measuring 1.05
acres, for RM132mil.
Sumuracres is a unit of Sumurwang Sdn Bhd, which in turn is the
major shareholder of I-Bhd.
The purchase consideration would be settled by the issuance of
the 132 million five-year 3% stepping up redeemable convertible
unsecured loan stocks (RCULS) at the 100% nominal value of 50
sen per RCULS.
Notes:Land Size : 45,738 sqf
Price Paid : MYR 132 million
Price psf. : MYR 2,886 psf
Plot Ratio. : 1:10
Built Up. : 457,380 sqf
Price psf ppr : MYR 289 psf
GDV announced : MYR 820 mil
over 457,380 sqf built up will translate to MYR 1,792 psf current
market value
00
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Oct 25,2013 10:07 pm
Harry
Reply
Freehold?
00
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Aug 18,2013 2:35 pm
NG
Reply
Well Said !!
00
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Aug 18,2013 11:31 pm
Harry
Reply
I have a different take on the big units versus small units issue. A lot of
the developers are constructing smaller units now. In a land scarce city
like Singapore, there is some justification for the trend, although
personally, I would never buy shoe box units, in Singapore or anywhere
else.
Coming back to the trend towards smaller units in KL. First off, supply
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9/21/2014
of land is a lot more in KL, so I am not sure if it makes sense to go for

small units. Secondly, over time, supply of smaller units will drastically
increase and that may well have a dampening effect on price.
End of the day, demand for smaller units will be higher because they
have a lower quantum compared to large units. But supply will also be
high. Number of buyers for larger units will be lower, but supply of
such units will also be low. And with space at a premium, I think larger
units are still a better investment.
00
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Aug 19,2013 12:06 am
NG
Reply
To better support yr point that I agree, I share with you my

recent experience with Tribecca (no carpark lots allocated) A
classic example of a project of small units gunning for that high
2000-2500psf. When they r selling the studio units at 600+sqf at
abt RM1.6mil there are still many biting.
But some sense knocked into me when I looked at their so calles
loft unit of 1280sqf estimate at about over RM3million based on
2500psf
hmm.. I could have bought a 3000+sqf unit in a better location
off resale at the same price or slightly more. and at least 2
carpark lots. that comparison makes these deals attractive all of a
sudden.
00
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Aug 19,2013 9:40 am
NG
Reply
What I mean is if I am to forkout a bigger quantum like RM3mil

over for a bigger unit like the loft 2 bedder in Tribecca @ 2500psf
,I would be better off buying a much bigger unit in another more
exclusive project with mainly big units and lower density and
more carpark lots in a better location.
So big units is a good buy now in completed resale projects for
value buy own stay.
00
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Aug 19,2013 12:22 am
Harry
Reply
Sorry, dun quite get your point. Do you prefer bigger or smaller units?
00
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Aug 19,2013 12:28 am
Harry
Reply
The studio units are definitely too small for my liking. But the loft units
might be ok, depending on the configuration. A 2-bedroom unit at
1,280 sf is quite comfortable. Even a 3-bedroom configuration might
be ok. But if the developer squeezes four bedrooms into 1,280 sf, that
would be tight!
00
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Aug 19,2013 10:20 pm
Caffe Corretto
Harry, you have ur point. My pov on smaller unit is merely based on
current supply n demand in klcc
Big size units r yet to be absorbed. In the other hand, small unit is in
high demand. This is also due to current klcc expat demographic.
Family based expat most likely go for other areas like
bangsar/dsara/tropicana/dpc etc. If u r talking abt long term inv, i
totally agree with u. It really depends on wat sort of strategy n holding
power that u have. My 2 cent
Reply
00
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Aug 19,2013 10:44 pm
Harry
Reply
Ah I see. I think we are in agreement. Holding power and the

time horizon are the two key variables.
00
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Aug 21,2013 4:28 am
Glider_123
Reply
I think in klcc area small size from 700 sq ft onward will be

a good fit. The expat that wants to stay in klcc are mostly
single or small family whose children is below 4 yr old.
Family with 2 kids tend to go for mont kiara or Bangsar.
I stayed in mont kiara for 4 years. Thats the demographic I
have seen.
10
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Aug 31,2013 8:26 pm
NG
Reply
I heard of another plot brewing. If deal closed, will be above RM4k psf.
Lets wait for official news to confirm
00
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Oct 23,2013 4:50 pm
Emily Johnson
Reply
KLCC units are a bargain compared to properties further out. The

location is such an advantage. One thing many foreign buyers dont
realize are the nightmarish traffic jams in KL. Ive rented on Jalan Binjai
(from Mount Kiara) and life got easier overnight. Everything was within
walking distance. I could walk to work, to the shopping centers, jog in
the park, hook up with my friends at any time without having to check
for floods or traffic conditions.
Im now in Italy and looking into buying in KLCC for investment. My
main criteria is that I need two parking slots and at least 2 bedrooms.
Anything under 1500 psf is good as long as the location is right and
the density is not too high.
I cant stand those gigantic structures with 400+ rooms. Im a snob lol
60/61
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Zoning of KLCC Properties at Zone 1 and Zone 2 - Where and What To Buy - PropCafe

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44 thoughts on Zoning of KLCC Properties @ Zone 1 and Zone 2

Jun 23,2013 12:57 pm

Good write up and compilation of the KLCC properties and pictures.

wish to own a small built up Marc Residence as a weekend house cum

goshnow I understandthis is superb !! thx mate

Thanks for your reply, Black Coffee!

Property price in Malaysia still low compare to other country, is that

nice write up.

Nice work, propcafe. I m using it as reference now and referring

your comment too. it basically predicts boom of KLCC properties

Sure. My file is too big. Let me resize it then put up a link

No worries. Of course when I first read it, I take it with a

2200psf, I tot maybe it could be linked to the Battersea

QM, sorry. The stretch where m suite located is not in zone 2.

another land deal has taken place..

of land is a lot more in KL, so I am not sure if it makes sense to go for

To better support yr point that I agree, I share with you my

What I mean is if I am to forkout a bigger quantum like RM3mil