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> DAMANSARA AVENUE | AZELIA | ATIVO SUITES, highrise version of Desa Park City? Investment

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when2meets2boy
post Jan 23 2024, 03:09 AM

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QUOTE(waiwai79 @ Dec 21 2023, 09:50 PM)
Over price. Difficult get capital appreciation in future.
KL a lot nice concept condo within RM700 psf.
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Its true , the pricing is not going to be for short term flipping banking on capital gains through appreciation. For quick gains look for the hot and speculative developments buoyed by FOMO purchasers or aspirational property investors.

If you get this area as investment, you are hedging bets that this DA masterplan will blossom in time, maybe over a decade or more, with you betting that this development will grow until there are enough attractive factors to make DA a spot that (maybe) can play DPC's investment game. Esp knowing that DPC will eventually run out of space for new development in a few more years, so perhaps DA can/may fill the void in the decade long run hahaha

Of course when it comes to masterplans and space for growth potential within the vicinity of DA, there is Kiara Bay (but the current developments are commercial strata title and on leasehold land). Closer to KL but sandwiched between MRR2 and Jalan Kepong, only time will tell if the nightmare traffic gridlock here can be fixed. Both roads are already at max capacity with no room for expansion. Kiara Bay has space and the surrounding mature areas of Kepong and Jinjang, so I see it has a potential to become a behemoth masterplan that is successful and close to KL proper. I've viewed the masterplan, and its a lot of supply and density, but spread out over many years

Further down the road there is also Kwasa near Sungai Buloh (where there is a 50:50 mix of undeveloped leasehold and freehold land, if I recall 1,354 is leasehold , and 1,266 freehold, but a large chunk of the full Kwasa area is already surrendered to MRT, DASH and government for infrastructure. And I read only 2,259 acres at Kwasa is available for development, but this 2,259 acres also have to be divvied up between town councils MBPJ and MBSA, so likely the Kwasa will be a patchwork of developers rather than one with a masterplan

Then there is also Damansara Central Park, but if you have visited the site, its going to be more a risk of oversupply as EXSIM needs to maximize ROI and while they play white knight to fix Empire City. There is potential as a " master plan " if done right, but the developments here are for people who don't mind hyper density. Even adjacent ForestHill bungalows is squeezing another two blocks of condo development into this already saturated area. The whole Central Park Damansara area is leasehold and and the D series of condos here are also commercial strata title

There is also available land at the interior of Damansara Perdana, namely the MK land developments (but they seem to not be developing much, and the land is more suitable for low rise and the master plan doesn't seem primed towards township. Access to this area is also hemmed in by the projek sakit Empire Residences. Also land here is also leasehold

DBKL might try to wrest Kampung Sungai Penchala for development, but with the available land here Malay reserve (and a lot of Malay big wigs already have private residences here, unlikely to see potential)

Mont Kiara is Mont Kiara, a patchwork of land owned by individual developers, so there will not be a masterplan. So Mont Kiara new developments will be leveraging a different set of current and future attractive factors, Which is wholly different from the type/style of neighborhood from BSD/DA. There is a number of plots left for growth along Jalan Kiara Desa 8, 1, 5 and 3 + North Kiara. Further inland though its Malay reserve land (e.g. the projek sakit Serene Mont Kiara).

I see potential in Sime Darbys' KLGCC and their master plan. The available land here Sandwiched between TTDI and Bukit Damansara to the East and West, a nature reserve (Bukit Kiara Park)/fengshui hills and SPRINT highway on its North and South , this is premium address, esp with the gold club that comes with the properties, and plenty of land. This area, if done properly, I feel will give the same leafy neighborhood + bustling commercial periphery. Like the BSD + DA combo). Great potential with its quick side by side access into TTDI, Bukit Damansara and pan-KL connectivity via KERINCHI/SPRINT/DUKE2. It also have MRT access to boot. But one visit to this area, you will find it priced even higher than DPC/DA

But this area is where I will earn as much as I can and plan to retire in a future low rise or landed here, still a long whole to go , as the premier part this development (adjacent to the nature reserve) will likely be the last to be developed

So yeah, for a place that is near KL and PJ, we are running out of choices. Much less if we want to find a masterplan that provides a balance between leafy neighborhood / vibrant commercial activity (DA south seems to want to follow Megamall model). And with MRT to boot (that is if public mass transport may or may not become a thing for Malaysians)

This post has been edited by when2meets2boy: Jan 25 2024, 03:28 AM
when2meets2boy
post Jan 23 2024, 03:14 AM

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QUOTE(dyrus @ Dec 20 2023, 08:48 AM)
will they construct a flyover across LDP highway form BSD to DPC?
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This flyover is on both TA Global (developer's) masterplan for DA (Damansara Avenue), and also has been on MBPJ approved town plan over two revisions (and in the latest revision). So it depends on when TA Global will build it. Unlikely in the short term, and it will take at least 5-10 years for them to complete DA north at their well known leisurely pace haha

And I predict only then they will start developing DA south (where the flyover is), so fingers crossed with 15 years?
nickkor888
post Feb 18 2024, 07:41 PM

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Hi,

Any Amaya Residence buyer here? Just bought a unit, want to share the referrer fee.

when2meets2boy
post Mar 7 2024, 01:18 PM

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Since we've started looking at Amaya, soft launch was before CNY, launch likely imminent very soon

They even have a Amaya Residences Damansara Avenueteaser video . The showroom is as detailed as ever rclxms.gif , with 50% of the masterplan of Damansara Avenue now committed to scale model, including the Mall, the MRT access, and also new Roads and access

On brochure and online , here's the gazillions of "facilities" listed mega_shok.gif whistling.gif

Security Podium
Reflective Pond
Cascading Pond
Bicycle Parking
EV Charging Station
Pebbled Walkway to Shopping Mall
Ativo Plaza & Ativo Suites
Drop Off Point
Arrival Lounge
Concierge
Lobby Lounge
Mail Room
Laundry Locker Station
Delivery Collection Station
Lift Lobby
Surau
Mahjong Room
Resident Lounge
Music Room
Karaoke Lounge
Management Office
Communal Lounge
Golf Simulator
Indoor Playground
Social Garden
Garden Terrace
Hanging Daybed
Outdoor Gazebo
BBQ Pavilion
Community Garden
Alfresco Terrace
Sun Deck
Outdoor Shower
60m Lagoon Pool
Sunken Spa
Pool Bay
Jacuzzi Cove
Poolside Pavilion
Forest Courtyard
Tranquil Forest
Social Cove
Palm Grove
Feature Trellis
Viewing Bridge
Kids' Water Play
Splash Island
Water Slide
Lazy River
Pool Deck
Beach Entrance
Scooter Park
Seating Alcoves
Jogging Trail
Picnic Deck
Tree House
Play Lawn
Forest Trail
Futsal/Basketball Court
Sky Jacuzzi
Floating Deck
Infinity Sky Pool
Sky Cabana
Sky Badminton / Pickleball / Sky Gym
Yoga Studio
Sky BBQ Lounge
Alfresco Dining
Sky Pavilion
Stargazing Bar
Sky Lounge
Sky Garden
Theatre Lounge
Games Lounge
Alfresco Bar
Sky BBQ Pavilion
Sky Dining whistling.gif whistling.gif



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when2meets2boy
post Mar 7 2024, 01:26 PM

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Some picture managed to get from showroom (can't share more since technically no photos actually allowed during soft launch), so only sharing some master plan models


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when2meets2boy
post Mar 7 2024, 01:37 PM

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Anyway, I also just received a bulletin (I'm already a resident at Ativo Suites) that there's going to be a bazaar at Ativo Plaza this weekend March 9th to 10th 11:00 AM to 9:00 PM

It's the Hello Neighbour Picnic Market or better known by its Mandarin name 你好邻居市集 Location: Ativo Plaza @ Sri Damansara

Likely its going to be a small bazaar, as the developer at Plaza is in the midst trying to bring bazaars and liven up the area. But the bulletin says there is going to be a pet friendly zone and activities at this Bazaar, with free photoshoots for pets with pet owners whistling.gif

I guess can come by and visit and maybe barge into the Amaya Residences Damansara Avenue showroom just a short walk away (200m) if its a Saturday , just to kepo

The scale model of Amaya Residences there is almost touching the showroom ceiling hahahahaha innocent.gif whistling.gif super tall means super tall condo


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when2meets2boy
post Mar 9 2024, 07:50 PM

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Some info shared by Amaya purchasers. The north side of Damansara Avenue (colorised) is committed. Whereas the south side of the Damansara Avenue (shown in grey shading), not sure if developer will follow through or not.


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