Having a powder room or guest room in the living room definitely is not a good idea. In my view, it is not practically and not user friendly. And lately, the architect has introduced "breakfast lounge" beside the dinning area. This even make me confuse the practicality of the area usage. Sorry of the out topic.....

This post has been edited by Lionking1900: Sep 21 2011, 06:00 PM

there are 5 toilets in each house and powder room will add to the pains and misery to clean up more toilets....

value of courtyard will outweigh powder room

any pictures of the layout plan? Cant imagine what you guys are talking about

Compare to tuition fee, Rm1.20 round trip is very cheap. Beside time send to tuition + petrol cost more.

In modern days, conventional house design no longer can satisfy buyers' needs, due to rapid change in customer behavior and life style, customization is the trend, a series of niche products are invented to cater for personal needs. Example of the new features that are available in recent launching are :-
1. Green building
2. Soho
3. Home lift
4. Powder room
5. Courtyard / water feature
6. Double volume ceiling height (living / dining)
7. Zero-lot
etc etc

The above features might not suit certain people, however the are growing in demand for it among some groups of buyers.

Apart fr odd land size 25'x85', Pentas design has 2 distinctive festures :-

1. Powder Room - In Living hall
Pentas 1 - all near entrance foyer
Pentas 2 - Type A1, A3 - near entrance foyer
- Type A2 - behind courtyard / opposite store (in between dry kitchen & courtyard)


p/s : In the past, powder room only exist in SD / Bungalow, it is not meant for heavy usage, but more of for special guest for special functions. The guest Powder Room is a formal room, reserved for the exclusive use of guests. Family members will have their own half bath or WC to use. IMHO, whenever possible, the Guest Powder Room should be placed somewhere near the front door. It should be situated so that guests do not have to walk into private areas of the house. The front hallway is preferred over the family room or bedroom area of the house. If nicely decorate, powder room can be as picture shown above.


2. Courtyard - Void area (1st floor) - Pentas 2 Type A2
- 7'x10' void area at 1st floor - Pentas 1



I personally like both Pentas features, courtyard and powder room.
My unbiased comments

Type A1

Advantages :
1. Larger living and dining area
2. Larger family hall (1st floor)

Disadvantages :
1. Wrong powder location (but I am ok with it)
2. Dark / dim (living / dining)
3. Side main entrance - very subjective

____________________________________________________________________________



Type A2 (with courtyard)

Advantages :
1. Brighter house
2. Flexible design with courtyard - can make water feature, wall water fountain, home lift (if needed) etc
3. Powder room located at the right place (I think)
4. Front entrance
5. Better air ventilation
6. Villa's feeling

Disadvantages :
1. Smaller built-up
1. Constraint dining area (can remove courtyard but not advisable to remove the main structure, if really want to remove the column, then need to build extra beam to support, extra reno cost 25K includes concreate floor slab at 1st floor)
2. Narrow entrance to dry kitchen
3. Master bathroom above dining (very close) - some believe feng shui no good (but I never care)
4. Relatively smaller family hall (1st floor)


Suggestion : Buy

This post has been edited by UFO-ET: Sep 22 2011, 09:31 AM


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Kudos to UFO...
Very detailed analysis....

yes. amazing analysis with attention to details. i dont mind the courtyard too.

Sifu UFO,

I really need to salute and respect you kao kao!!

UFO looks like a seasoned landed prop investors....

Mana ada so many bullets??
Old days datuk nenek buy land to keep, now we can just forget bout it, alternatively landed can play the same role, landed is getting very scarce in prime area now. Good one dun miss...

Sifu UFO,

Just want to seek your opinion, would you mind to buy a leasehold property?

And...is there any new launching (landed) within the vicinity of Seri Petaling?

Buy highland landed regardless leasehold or freehold, world climate has changed drastically, every part of the world is having flood now.
I will selectively opt for properties at least 30m sea level elevation, best is 60m-80m. IMHO, high land leasehold is still better than low land freehold. Certain areas in Kota Kemuning, Putra Height are very low (bout 10m-14m), I think it is not safe.
Just my 2 cent

Courtyard concept.. Sime Darby introduced this concept since Putra Heights project already. Some like it but most find it hard to maintain. TTDI Spira house got courtyard also. Personally I prefer a very basic layout. I'm surprised Pentas 2 family area at 1st floor is so small. Why the mastebed room look super big? The facade looks nice.

Ya courtyard design is nothing new anymore, introduced to the mkt somewhere in 1999 (if not mistaken), not all the land size are suitable for courtyard design, width must be 24' at least, otherwise it occupies too much space.
Hard to maintain because the most of the courtyard has no roof covering, Pentas will have transparent glass panel to cover the roof top, prevent rain water in.

The master room looks big, and it is really big. The building length does matter. My rough estimation of net floor area (wall to wall) for master room (including master bath) is 17'x24' = 425sf!! I alwiz stress the important of house length, Pentas achieves 60ft in building length which is superb!!

Forgot to mention on the earlier post, the only little setback for Pentas 2 is the porch width is not wide enough, pillar to pillar is 15.5ft-16ft only. Pentas 1 is 17ft. 16ft can park 2 camry but a bit narrow, 18ft is most ideal. Anyway this is still ok as the road is 50ft wide, cukup cukup space for 4 cars, 2 in 2 out without blocking neighbors door.

This post has been edited by UFO-ET: Sep 22 2011, 12:25 PM

If like this pinjam Ah Long also must get 1 unit.. all this while I though Putra Heights road is wide.. pergh.. ANyway since is a gross built-up of 3000 sq ft, each floor got achieve at least 1000 sq ft or not? I think alot of ppl already got hint of this current Pentas 2 and mostly ppl already 'pre-book' la.. anyway all the best to the buyers!

Suggest you to view D'Island LBS latest project show house, LBS is building 22'x80' & 22'x100' 3-storey superlink houses, the 22'x100' building length is 62'ft, and width is 22', quite close to Pentas 25'x60', you will feel that the house is veryyyy big especially the 1st floor master room, Room 2 & Room 3. Pentas shd feel even better bcoz average built-up per floor is 1500sf, D'Island is only 1300 sf (already looks great)

LBS leasehold selling price - 22'x100', 3966 sf built up - 1.5 mil up (RM378/sf), total 53 units left 3 only.

This post has been edited by UFO-ET: Sep 22 2011, 12:44 PM

Eh.. not a fan of LBS leh.. anyway million house I cannot afford. If can afford million I get Kinrara Residence 3 storey, can become your neighbor.

Nolah, some buyers can imagine the space of a building, this is just a reference to it, go & feel it!

kinrara jam la weh. sigh. i have a unit available in BK9, 22x80. 888k. mau? PM me.

not writing kinrara down, it has upcoming LRT and one new highway
toll free to KL, not so bad, not so bad....

while one factor i not so like bout Pentas, has nothing to do with the product, but rather the location, shah alam