Hi all,

Decided to start a fresh new thread for Anggun 2 owners to share views as the previous discussion are all under other topics.

Site Plan & Photo



For more info - http://www.hongbeeland.com/

Renovation Rules - shared by hman

Anggun 2 Residence Revovation Rules and Permit (Form)

Update from hman 11/3/2013 on renovation



This post has been edited by bearbear: Mar 12 2013, 10:13 AM

I think the access (entry) sensor needs to be adjusted to make it more sensitive. The exit is ok. We should make a complain to the management about this. If your car is tinted, you may have difficulty opening the gate unless you wind down your car window.

My unit is great in terms of quality except some cosmetic issues and this is expected. Anyone moving in yet?

1. Access card - entrance one need to be closed to the barrier, getting out no problem as well

2. Finishing quality - Sigh, the contractor haven't started d rectification works for my unit after almost a month until sign of fungus also appeared on the wall oredi. Walked in to the project office and been told lots of houses need to be taken care and advise me to indicate "urgent" in the defect forms ... " ja dou "

4. Units for sales - none noted @ my row, RM1.2 mil must be a unit with extra land

Ok so its not just me but the sensor itself.

Major issue i've seen so far
1. Paint - unevenly painted - can see some weird patterns
2. Rubber seal on the window frame drop off
3. Those window closing mechanism - cause the painting on inner side of the window frame to decolour
4. Some cracked tiles

I was there on Sunday late afternoon - saw a few houses with car probably inspecting the units - later around 8PM its all darkness so i assume none move in yet.

i did the water testing thing - the unit seems fine after 1 hour + of toilet flooding.

The unit for sale Rm1.2M is actually normal ones in the middle - not even one inch of extra land.

So have they rectified your defects yet? saw few units have booked d joint inspection for the rectification works @ project office.

sad to say not yet - haven't spend much time inspecting the unit yet. Only twice - once when receiving the key and yesterday to do the flood test.

is there any sort of expiry date on this?

This post has been edited by bearbear: Dec 24 2012, 06:12 PM

defect liability period is 2 yrs from vp.

then i guess i will do that later when everyone finish up theirs, do share other defects u found.

you guys planning to move in yet later?Or depends on how the market goes?

Then i think u need to wait for a long time. For me, no plan to move in now as the traffic is not ok yet so need to rent it out first after the defects been rectified.

Anyone has got an idea on the limit of renovation?Extending on the back and side of the unit?

Been hearing different versions - can extend at the back not at the side...etc.

Anyone here has any idea about the rental? What about the selling price now? Thank you.

intermediate unit released by developer - 888k sold like hot cakes - only left those units with extra lands for 1M and above.

no pics? put lah some pics...

uploaded from developer's web

my neighbour intermediate unit asking for RM 1M.

developers web I saw already. not as detaield as if u take the defects pics etc.

Majority asking for RM2,300

oh man.. workmanship is that bad?

General rule, if I am correct - ground floor of two adjacent houses must be at least 10 feet apart. 1st floor up must be at least 20 feet apart. Both side and back.

So downstairs can extend until 5 feet from fence (then if your neighbour also extend same length = 5 + 5 = you are 10 feet apart)

Best to check with your local authority regulations. Can be different.

yes i heard some of the.contractors promoting at the key handover event about extending the back by 5 feet.question on corner unit - can extend as i like on the garden side since side by side is split by a road?

old ones thinking of taking downstairs but the room is tad bit too small.

This post has been edited by bearbear: Dec 26 2012, 08:52 PM

Wow. Rawang can fetch up to RM1m for intermediate unit? If you guys dont mind what was the launch price for Anggun 2?

100% Increase upon VP?

568k if i remember correctly

don't think any of the units transacted at 1M, most likely +-900k

This post has been edited by bearbear: Dec 26 2012, 10:35 PM

Corner not sure. Best check with local council. But you would want to leave a bit of space. Otherwise uncomfortable to open window. Also how to walk to the back.

yes will leave some space but was told hv to keep the original shape of the house. will see how it goes.

Hi, nice to see u guy here.

I just went to MPS this afternoon, too bad that i had been told by officer Anggun 2 are not allow to do house extend because of strata title. But he ask me to go up 6th floor to meet someone for more detail, I have no much time this afternoon, so maybe I go again this few days.

Lucky my house just have some small issue but just alright. Already ask Electrical, CCTV & Alarm contrator site visit today, waiting for quotation now.

Side garden definately have to do something. Will u guy replant the japanese grass or do tiles?

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Added on December 26, 2012, 11:42 pmIf side 10 feet apart, means we can extend extra 9 feet? Because our unit have 14feet land ( 14f - 5f += 9f ). I hope the back side can fully extend, 23f wide x 10 feet long, then we can have 230sft wet kithchen, haha. Kitchen are too small for now, if really can't extend, i might take out the utility room to make kithcen bigger like the Anggun 2 magement office.

This post has been edited by hman: Dec 26 2012, 11:42 PM

Not bad. Almost 60% Capital Appreciation in less than 2-3 years plus its in RAWANG somemore. Amazing.

Note: If it is transacted at RM900k

I dun think can get it 900k because Guacoland DSL 26x80 selling 828k on june ady and they mostly buy for own stay.

bro, anggun 2 all semi d 40x75

Poor water proofing and QC only, others can accept lo


RM1 mil is asking price only, transacted shld be ard 900K

Developer hold some units and was transacted at 888k few months back.

Getting mixed answers on extending the unit - anyone had experience with strata title unit?

@hman - was thinking of the same, the layout of the utility room took out too much space from the kitchen.

This post has been edited by bearbear: Dec 27 2012, 09:21 AM

Just meet the MPS officer again, already confirm can't do any house extension until strata title issue.

The garden can change to tile. To apply grill or change window & pergola have to get approval letter from Anggun management office, then only apply from MPS.

Different people told different thing, really headache. At the first, management office ask me get permit from MPS first, then management sure approve. Now MPS tell the other way round. 😡

ya cos they know sure can't get from MPS finger pointing - biasa la.

btw can't do any sort of extension?

What u means soft extension?

i use 'sort' not 'soft'

What i mean is all extension not allowed?

Yes, because any changes of the unit will affect the strata title.

One more thing I had find out with u guy here, I remember during purchase, the offer is Free Lawyer fee & Stem Duty, the stem duty means MOT?

Any of u had ask your lawyer before?

Calling Anggun 1 owners to clarify on the renovation & extension matters

During my time, nothing free even legal fees also have to pay.

bro smooth9 required

Yes, we need smooth9, he still diving, din't see him here long time already

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Added on December 27, 2012, 1:13 pmwow yschaw, U bought Anggun 1 also, so which one u would like to stay, 1 or 2?

This post has been edited by hman: Dec 27 2012, 01:13 PM

nope, missed d anggun 1 boat. so only anggun 2.

Nevermind, at least you are Anggun2 owner : )
I really love this building, now only hope MPS can allow to extend the house, I need more bigger buildup size rather then side garden, haha

makes me wonder those guys that bought unit with ample of extra land - for what as you cant really extend?

swimming pool?

Haha, good idea.

Might be can extend, but have to wait until strata title loh. No time to go Anggun today, will meet the management office to ask more detail & chasing them for the title

Hi all,

I have been missing in action quite a bit while still reading the forum from fellow taiko quite busy la year end I have collected my keys for Anggun 2 and the defect for my unit is not too bad, mostly cosmetic stuff, except minor water leak about 5 inches water mark on the 2nd floor

For Anggun 1 renovation last time, we basically need to submit a renovation form to the management office together with RM2000 renovation deposit and can start renovation as far as management is concern last time:)

As for mps part, From my understanding, individual title Anggun 1 can extend to a certain extend such as for intermediate units, can only build "temporary" structure on the ground floor etc even for concrete structure but 2 level straight cannot be done on intermediate unit etc, but any exterior extension/ renovation will need to apply and get approval from MPS, the approval will be stick on the window of those unit beside the main door. Most owner who did obvious extension did apply and get approval from MPS, otherwise, When MPS come for rounding or some neighbour complaint, then they will need to Kao Tim often or worst take down the extension without approval etc. but that is bearing in mind that this is Anggun 1 with individual titles, Anggun 2 with strata title, by right exterior extension is not allowed by MPS, just like one couldn't change the exterior facet of the condo etc, so all exterior will looks uniform

and that for me that is very clear now - not allowed to extend

Thank smooth9 explanation.

That's what i thought before, but the MPS officer told me the building can't extend now, he ask me to wait until strata title issue, and I did ask him said this Anggun is under strata title, will it need to be maintain the default structure design, he told me Anggun is not condo, so it can be renovate until certain level.

I think we need to understand the whole issue better. No structural extension on strata titled property is correct but it is on buildings only. All buildings are stratified titles. It is not allowed to make extension on buildings for obvious reasons because it will affect the intergrity of the building structure. As for Anggun 2, it is a stratified development but it is on landed property. Right now, there is an absence of Act or Regulation on Strata titled landed property and the parlimen is suppose to debate on this and come out with an Act but it is not done.

MPS has not jurisdiction over this because they don't know what to do in the absence of the new Act on stratified landed properties. I have been advised by Mr. Jamilchevan - Project manager of Hong Bee Land on extension of houses for Anggun 2. He said that we need to first submit a plan to the developer for approval and then a copy of the same plan to MPS. MPS may not take action on our submission due to the above reason but at least we submit to them and they cannot fault us if they try to be difficult next time. All extension MUST be done properly, i.e. getting an architect and professional engineers to sign off all drawings and plans. failing which we are then asking for trouble next time.

Which also means that there's no go from MPS - you are doing it at your own risk.

With your way of course one can go ahead and do all the hardwork but come one fine day the new act rule that no extension or whatsoever are allowed - you are caught.

Actually at the present moment according to the existing Act, MPS has no jurisdiction over stratified development because everything within the development/the parcel is the responsibility of the developer. This include road works, rubbish collection, drainage, sewage, upkeeping, etc. Any extension or renovation to the property (in this case a landed property) will be the responsibility of the developer to approve. This is essentially the essence of stratified development.

Any extension done to Anggun 2 houses must comply to the local bylaws and with this there is no reason for MPS to find trouble with you. For example, all the civil/structural design must be signed off by a professional engineer. This is to ensure that there is no unsafe structure being erected. Once we have done everything complying to the local building bylaws, there is no reasons for MPS to find trouble but if work done not according to local bylaws, we can expect trouble later.

With regards to back extension, the bylaws states that an exit must be provided for emergency/fire in the case of terrace houses but Anggun 2 are all semi-dees and escape can be done via the side door. Technically, one can extend the back right to the separating wall with your neighbour. There again being good neighbours, one should consult and have agreement with their neighbours before any work.

I am not an expert in this area but I have done various discussions on this topic. The best would be to sort this out with the developer and get their official instruction.

Bro, you are exactly right

I had call the Anggun 2 lawyer regarding about this topic, his explanation more or less is like what your said, trata title are allow house extension if approve by developer. Some developer like Desa Park City, they are not allow to do house extension now after new development with strata title.

Anyway, I had called Hong Bee Land this evening, a girl said not HQ to handle this, she ask me look forward to Sales office ( again throwing the ball ) , she told me Jamil is the sale manager which is person in charge. I might try to call him tomorrow see what he said, I think this is the same person whose talk to lkh6269, I will get more detail from him like how long & wide can be extend

Anyone here plan to extend his/her house too?

Rcv SMS from an agent looking for a unit for 930k (rdy buyer)

Yes, I received his sms too, he said that buyer look for his right facing unit. Maybe u can sell higher than 930K if he like your unit, haha : )

BBear, will u move in ? or for investment only

Depends a lot on how we are allowed to renovate the units. It's a corner unit with some extra land so its wasteful if not allowed to extend on side. Will give it some time before deciding.

Hi Bro,

Attached with the renovation rules from management office, you may use it for the renovation application.

I'm not so understanding on this kind of forma terms & condition, can someone please give the summary on the rules, many thanks.

I bring a friend to visit this afternoon, he is super love this project & regret his, haha




Attached thumbnail(s)

May i know where is the sales office?I only saw emerald sales office

Sales Office now in Anggun 2 , next to show unit

Just went to see today and only realized that the corner unit has so much land! What is the price for corner unit?

Btw, Anggun 2 has the best location as compared to Anggun 1 & Anggun 3, with Aeon & Anggun City just next to it!

in term of distance to the jusco entrance via accessable road anggun 1 is actually nearer but ya overall personally Anggun 2 is more strategic.

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Added on January 1, 2013, 10:15 pmGood share

Read No.9 - sound like a big no to me on extending the unit. - linked your post to first page for benefit of other owners

This post has been edited by bearbear: Jan 1 2013, 10:17 PM

That's why I'm confuse, that is impossible that not hacking & conceal the wiring & piping during renovation, it sound funny to me.

How about I am not spoil the RC structural, we are just extend, haha. Please read No 5(iii) , The renovations (and/or additions) ...... , means we can do additions part?

We need some white rats to challenge the limit

i ain't moving in so soon so...

Wawawa, dear bear bear, U talk like that good meh

For Anggun 2, can u all remember who are the end financiers? which bank can approach for mortgage loan?

Should be CIMB, Standard Charted & Maybank

Hong Leong as well

just kidding - chill man

I have some link to the management of the project - will try to get some info from there.

This post has been edited by bearbear: Jan 3 2013, 09:21 AM

Call sale office today to find Jamil, he is busy but ask his girl to answer my question, she said just have to keep 3feet at side & behind, ask me to submit the plan, they willl give permit, but i'm not so believe because I feel she don't know much about rules.

Call Interior Design company whose setup booth at key handover ceremony, someone said now got gew owner arguing with management office on the renovation issue.

Guys,

No. 9 simply stated that hacking of RC structure is not permissible. What they are referring to is no hacking or modification on existing RC structure. This is obvious because if people start to hack the existing structure, it will weaken the overall house structure and will affect the neighbour unit as well. This is definately cannot be allowed because of safety reason. In any case, if any extension is needed, your architect/structural engineer will consider all this. It is very important that any extension be designed and endorsed by a professional engineer. This is to safeguard your investment and not live in a possible danger of collapse house. Many people engage Indonesians or unqualified contractors to perform extension and they will get into trouble later on. Cracks will appear and possible endangering the occupants. Also, they will get into trouble with the authority if the extension is not done according to local bylaws.

My advice is to get a proper contractor with approved design and structural calculations.

Totally agree with you, since we plan to staying there, the safety is most important. But the problem is, the house can be extend if we get a proper architect plan & contrator?

Hi hman,

Yes, they allow extension but need to submit a architectural layout drawing to them for approval. Please be ensure that the overall design of the house do not run after the extension as we are bund by the Deed of Mutual Covenant to maintain the existing design, paint colour, etc.

Went to anggun to check on d defect works progress, they have fixed most of d defects. However d water leakage seems not resolved yet, water mark still there although d wall has been repainted.

Went ard d neighbourhood, noticed a few houses r renovating, no renovation involved d side structure noted.

Any update about Anggun 2? Anyone has moved in?

Hi guys - any latest update?

Been travelling around haven't spend time digging info on the renovation rules from the management yet.

Happy Lunar New Year to all. Went to check d defects yesterday, most of the defects been rectified but found some new hair line cracks.

Noticed that 2 / 3 families moved in and few houses renovation in progress, didn't noticed any structural extension but observed a classical front grille been installed @ a house.

Anyone know the technique of checking tiles?

Was visiting a colleague house @ USJ Height and he mentioned about the list of defects - summary is that anything that can go wrong with the house goes wrong.

Anyway he was working with a tile manufacturer thus manage to get the developer to change >30% of the tiles. Some of the neighbour had to suffer wavy / tiles popping up after 3 years. Yes the developer (Sime Darby) rectify it later but imagine the pain (hacking and dust) after you move in.

Just use a long rod (some prefer a plastic hammer but its tiring in checking the tiles) knock on the tiles and hear any hollow sound pop up.

If yes, then better marked the tiles as defective.

How's the tiles on your unit?bugger i feel like these days the developers attitude rly sell first worry later.

Surprisingly the tiles work are good, only managed to detect a few hollow tiles @ bathroom and kitchen.

My worry is mainly the water leakage issues as i noticed the ceiling edge along 1st floor and gf are yellowish. Any other owners encountered this?

Just visit Anggun last weekend, few more owner will move in soon.

Saw one house were just simply extend back & side, but don't have wall cover, just the roof with Iron pillar. He told me that management not allow to extend.

will drop by to have a look at what the other owners has done so far.

how bout u?

I am very consufe now, don't know what to do
Just get the quotation from contractor, the price are sky high. Worry about after ask architecture to workout the proper drawing, then management say can't do this & that, sure sad & waste money.

You said have some link with management office, did u get any info from your friend?

haven't got plan to move in yet so really didn't take the initiative to chase for it. will update if i managed to get something

News is the management is getting alot of complaint / noises from the buyers for not been allowed to do heavy extension - this include those units with ample of land and they are not allowed to even build a swimming pool - advise was to wait and see later

that's the difference of Strata vs Individual title. anyway, renovation can be done upon the guideline from management office. exactly same like how you wanna reno for a Condo since both belong to Strata Title category. for architect, you can always consult Architect who has link with MPS (Majlis Perbandaran Selayang). the architect can consult what can and what cannot. the Management guideline also has to follow MPS Guideline. So, checking with Architect whom serve MPS will be good enough. But to follow or not... it's entire depend on individual.

i agreed on this

Just saw a unit that started renovate, i means big renovate, really big

u means d corner lot unit? noticed tat too, shall wait n c d renovation outcome.

I went to have a look today. Which corner lot are you talking about? Is it an extension or just renovation? Since the lot has ample land, it is logical to extend. Maybe it is already in the owner's plan when he bought the lot.

By the way, there is also a unit I saw with a old design sliding grille for the entrance. The guard told me that someone complain to the management about the ugliness of this unit and I think it is not fair to complain afterall it is the owner's choice no matter how ugly it is. Having said this, I also saw some units install their air conds with the piping expose. Now this is really ugly but there again one should not complain.

Do you know what is the going price for intermediate lot now?

Yes, it is corner lot, I think that should be a house extension work, saw a lot of Iron material on the road, Living room extend? or swimming pool maybe

No understand why some people like to complaint this & that, they only have to take care their house enough la, why complaint so many on others. Unless, their design is technically affect you, then u make complaint la

For me, at-least I wish to make my entrance bigger from 4' to 10', fully extend until same row with window, otherwise the space are too narrow for praying table
And, will extend the divider until letter box to make the garden more privacy

Kiasu shit of course lah complain

let the war (renovation) begin

Congratulation to Anggun2 Owner

I just saw a approval letter stick on that corner house, management approve their side Ground & 1st Floor extension, & Wet kitchen ground floor extension.

Heard from the worker there, the extension part are almost 13'

Which of you will renovate your unit soon?

good news to the owners, perhaps majority will extend d wet kitchen coz its really not spacious enough....

How's the occupancy of the houses at Anggun 2?

hoho good news indeed - looking at extending kitchen and the room downstairs

For intermediate lot with 14 ft land at the side, you will need to check what is the bylaw requirement with regards to extension. I think one are not allowed to extend until the separating wall with your neighbours. Also the back portion, it is allowed to have a non-permanent roof i.e. a awning/shades without full wall. Once you have a full wall, it is considered a permanent structure and this is not allowed under the building bylaw. This is to prevent migration of fire to the back neighbour in any event.

For corner lots, it is different altogether as they have the land and also for some corner lots, there are no houses behind.

We need to be careful on renovation and extension because we do not want the authority to find fault with us resulting in summonses and tearing down.

Noted - i do not have any neighbour on one side

Don't think anyone would be so daring to start renovating without approval.

This post has been edited by bearbear: Mar 12 2013, 10:57 AM

Pit stop at anggun 2. Very nice development. But its still rawang...

One thing to highlight is that during the construction stage, I noticed pilings were done on some of the units, some were without pilings. Base on my civil engineer friend explaination, the units that have piling means that the soil is soft. Another thing is that for new development like Anggun 2, the whole project site has been filled with new soil and the soil will not settle until many years later.

This being the case, it is extremely important that when you do extention make sure that you engage a proper architect and civil engineer to design and calculate the foundation base on the soil condition. A soil test must be carried out to determine the soil condition. Soft soil means that the foundation must be deeper, bigger and bigger steel gratings. It will cost more for sure but you have guarantee and safety. Do not engage a small time contractor or Indon to perform such a major work. The depth and size of the foundation and size of steel grating are very important element to make sure that the structure is safe. Too many mishap/collapse happened because people are ignorant, cost conscious and cut corners. Small time contractors and Indons will tell you all this is not necessary and convince you of their experience but it will be foolish to accept their explaination. How can one base on their experience if they do not perform the due diligent on foundation design and calculation? Engineering is engineering, there are based on fact and calculation not experience. One cannot tell the soil conditon if you do not perform soil test.

They will quote you the cheapest package but the owner will end up suffering because of cracks and worst case house collapse. Don't think we should sacrifice safety of our family for this.

Have u tried the access? from rawang toll to Damansara toll or Duta toll, merely 14 mins drives.
If ppl can accept Bandar Rimbayu, or Ecohill @ Semenyir, i dont see any reasons why this new township of Emerald/Anggun is unacceptable.