Layout no change and same. As per the brochure:

Don't compare MEH developer (their products majority almost sold out) becoz there are many circumstances and their background why they are so. In fact they are so powerful that local authorities are not updated of whats happening. In fact, many of my friend buyers did not read their SPAs when purchasing.

For me personally, will try to avoid them.

This post has been edited by accetera: Jun 23 2016, 12:10 PM

4 ramps per carpark floor in total

Show Gallery is open.

Showunit will open once APDL obtained and Official Launch. Now expected end Sept/Oct.

The number of units in this project may be reduced abit, subject to approval. More good news coming.

APDL is targeted at Sep/Oct.

The sales chart is about 65% booked for both towers combined. Booking fee is RM15,000.

This post has been edited by accetera: Jul 11 2016, 09:41 AM

In my opinion, not everywhere BBB lah... in fact sales for highend props are quite slow. During good times, SkyLuxe would have been snapped up within days.

SkyLuxe's main attraction is mainly people who are looking for longer term investment plus a potential catalyst that is close proximity to Pavilion mall, which is gonna be a very huge mall (NLA: 2.2 mil sq ft). Furthermore, SkyLuxe is a unique parkhome in this area as it is just within the fringe of the Park.

Bukit Jalil is better for own stay and I think you can visit the OWL Cafe there and you'll see the crowd here is quite affluent. This place alot of people speak fluent English.

Maluri Cheras on the other hand is close to City Centre and therefore will have alot of foreigner tenants (the low to mid income) there.

This post has been edited by accetera: Jul 15 2016, 07:02 PM

By the way, according to some of the customers, they think that they prefer not to be near LRT at all... afterall some of the condos near the Awan Besar LRT in Bukit OUG are doing not so well either. Those further away from LRT actually have quite good rental demand.

Buyers of Type D1 has 3 carpark bays and this is more appealing than say LRT since the unit itself is mainly at the more premium price hence will be good for own stay.

Some of the units in SkyLuxe comes with Locker system and you can put your Golf Equipments (some buyers are avid golfers) ... and maybe even a foldable bicycle, which you can easily cycle across the Park to Pavilion's Park Bridge. About 3 minutes without the need to cross road.

This post has been edited by accetera: Jul 17 2016, 10:08 AM

1. The View
- choice of park (west/south), golf course/sports city (east), kl city skyline (north - waltz's orientation is west east and has no direct north view)
- the smallest size range especially intermediate units (cheapest) below Level 20 might be blocked by Anjung Hijau but the rest above is fine, other sizes are unblocked
- for skyluxe, the view element is paramount for your investment decision

2. The Environment
- a unique parkhome, green concept for South KL
- the water body for the Park is just the fringe of skyluxe's perimeter
- jalan jalil perkasa 1 has lined trees/greeneries making it peaceful and serene
- direct fairway view at the opposite country club/golf course looking towards stadium-fireworks?
- the disadvantage is that its future environment could be less peaceful due to influx of cars coming to the area which will see a huge supply of commercial

3. The Location
- not far from two future big malls (over NLA 2 mil sq ft each of them, it's not your ordinary neighbourhood mall), a sports city, a country club, and just a short drive to Awan Besar LRT which connects to Sg Besi Interchange to MRT heading to Bandar Malaysia HSR Terminal
- some say can cycle under 3 minutes across the Park and the linkbridge to enter the Pavilion mall (not tested out haha)
- we understood that The Link 2 opposite SkyLuxe will have a mini hybrid mall and many commercial retail shops and shop-offices to support immediate condos
- the disadvantage is that Bukit Jalil has been seeing alot alot of highrise developments due to good take-up rates in previous launches attracting more developers into the area. There could be concerns of oversupply, however, SkyLuxe is positioned to be having smaller size range than many other projects.
- Malton and DBKL are doing up their massive infrastructure on Bukit Jalil Highway, it looks exciting!
- some say we are close enough to Bukit Jalil City, which will be a banking hub for this suburb? and also close to The Jalil Link shops and AFC (got some expats there)...

4. The Positioning
- own-stayers due to the environment and view premium
- this is a niche product targeted at young working professionals (hence smaller sizes) similar to Twin Arkz
- upgraders market (young families with second children)

5. The Catchment & Demographics
- the baby boomers in southern KL compared to more senior families in say OUG, Kuchai etc
- this part of bukit jalil is slightly more affluent in terms of purchasing power, cannot compare to Bukit OUG residents as of now, no offence
- ethnic chinese majority (skyluxe has no bumi quota)
- potential tenants are future working population nesting around Pavilion mall, already confirmed and under construction
- future tenants will be young families seeking an alternative to The Park (presumably The Park might be asking higher rental due to proximity to the mall)

6. The Detailing & Product Concept
- its a service apartment product type but it does not have a single shop or retail lot, hence fully catered to residential use and will have secured perimeter and fencing
- a great emphasize on balcony concept to maximise exposure to outside environment (Type B and D have dual balconies concepts and every balcony has enough space for chairs). Having said that, there are unit choices without balcony at all at slightly lower price PSF wise.
- no long corridors
- units with balconies have double width full height glass slide doors
- the units are semi-D or bungalow (for Type C) to ensure privacy/minimise wall-to-wall to next-door unit
- the unit design and layout emphasizes on balance of space within build-up area, example kitchen space is well suited, evenly spaced for family cooking, not so cramped and has its own yard/wet kitchen for both big and small size types
- the AC ledge will not sit outside at balcony area or near the bedrooms, instead will be placed as part of the built-up yard area
- the key point is that due to majority of units are Semi-D corner unit hence the yard/AC ledge area will flow out and will not need close-up voids which will trap the heat from AC compressors (except unit 6 in tower B)
- no units have door face-to-face
- enclosed service area with refuse chamber and service men could access the refuse area with double-sided service lift without interfering with main lobby
- for Type C, your foyer is tilted so that your main door opens up to the balcony view of golf course, and you arrive at living area first instead of conventional dining/kitchen area
- detailing to facade works and alternative balcony staggering or jack-out
- some units have lockers at carpark area
- grand dropoff area built inside the building footprint with a drive-thru driveway like porte cochere (conventional is lobby entrance with sheltered roof along main driveway)
- sky decks are present in both towers, one of the highest point in this area (44 storeys)
- the carpark is designed to its best despite the site size constraint, hence in order to give more spacing to carparks allocated nearest to each block, residents will get 4 ramps each floor
- there are two engress in this development (means 2 guardhouse) to minimise bottleneck exit at jalan jalil perkasa 1 (double parking outside of next door anjung hijau) as the second engress/exit is via jalan jalil perkasa 4 (an existing road leading to park)
- There are special limited edition units with lanai-type garden (sold out)
- drawback is no bigger sized units for now, and no dual-keys, and no duplexes

7. The Developer
- fairly new developer with no completed track record as of now
- but its not an "one time" developer as it has an ambitious vision judging from massive landbanking activities in KL and promotion of grand events and CSR deeds
- management level consists of staff personnels from renowned developers
- cross-financing business model using good sales from affordable homes to fund higher end projects
- the big boss Datuk Ng is a known corporate figure as a corporate trainer for GLCs, major supplier of ICT equipments to Government ministries and a secretary general for The Kuala Lumpur Chinese Assembly Hall
- commitment to CONQUAS and GBI standards as a rating tool for all or most of their projects

8. The Competitor Projects
- many competitors frankly speaking
- on Price PSF basis, some will be higher than SkyLuxe (The Park Tower C and D, some asking prices at Twin Arkz, maybe The Park 2) but some will be lower than SkyLuxe (new Aset Kayamas BJ Project)
- let's see hows the subsale/fair value at Twin Arkz shall we?
- the sales package is competitive (slightly more rebates than Waltz, which is already launched) and partially furnished... the drawback is there are a few items that are not provided
- SkyLuxe is looking at 42 months completion... so I think that would be almost timely or after the opening of Pavilion mall

This post has been edited by accetera: Jul 19 2016, 04:07 AM

Nowadays condo projects come with thousands of units and for those that are mixed developments with office/retail/hotel components, it is a requirement that they have their own TNB Substation within the building/carpark itself.

Majority of condos will have their own TNB Substation within their compound or next to the carpark building. This is important to serve adequate power supply to the highrise units.

As for SkyLuxe, the number of units here do not warrant such a big-powered (measured in kW) TNB Substation within the compound of the building or the carpark. They will have their own smaller version of power station.

The existing high-powered, lowrise TNB Substation that we are talking about is actually outside the building, outside the compound by the side of the park, and across the dual lane, dual direction road which totalled more than 100 feet away from the nearest residence unit on Level 11 - the lowest residential floor at SkyLuxe.

Although it might posed a concern on electromagnetic fields and emission deemed to be radiation, TNB has assured that the substation designs used in Malaysia are in accordance to global safety standards and the use of concrete in the outer structure. There is also a buffer zone bounded by the fencing after the transformer. Design Guidelines of TNB Substation >>> https://www.tnb.com.my/assets/files/Piawai_...k_Pencawang.pdf.

This post has been edited by accetera: Jul 20 2016, 07:27 PM

Last year, we were involved in REV.O Suites and subsequently The PARK Sky Residence as well. We saw this once quiet suburb became one of the most talked about property investment spot in the last few years.

I maintained and talked in other project threads as well, and it's kinda taking alot of time too especially to post in some of these 400 threads that I started.

Regarding The Park 2's two towers and Aset Kayamas' latest BJ project in one tower, both prelim info are on my table now. Haha and wait for the right time to talk about those.

Just to clarify, the SkyLuxe site is not a park land. It is a different land parcel. The developer acquired the lands (two plots actually) from private owner. The land sits just nicely overlooking the park's lake and gardens.

The SkyLuxe Gallery is built on park land and that is temporary only for the sales purpose of the project. Currently within the internal compound/carpark of the show gallery is open up to the park without fencing. There's a cluster of lush trees atop a mini hill just next to the Gallery.

This post has been edited by accetera: Jul 21 2016, 04:37 PM

1. The Park 2 will have some small sizes and has skybridge to enter mall. Refer to that particular project forum thread.

2. As part of their development plans, both Malton and SkyWorld have duties to upgrade the Bukit Jalil Recreational Park which forms an integral part of both developments.

3. The Park's entrance gate next to SkyLuxe will be maintained by DBKL during SkyLuxe construction and after VP.

4. Based on land plotting, there won't be any more land parcel blocking the SkyLuxe units that face park view on the west orientation and golf view on the east orientation. The park is already under a single bloc land title, but yes there are fringe of lands that are not part of the park, i.e. SkyLuxe plot.

5. SkyLuxe expects Final APDL to be around September-October.

6. Have to say that the recreational park cleanliness and environment quality is deteriorating. This news below came out two days ago.


This post has been edited by accetera: Jul 23 2016, 11:56 AM

Slight delay in the APDL is mainly due to minor building plan changes for the following 4 units to become 2,102 sq ft unit (4 bedrooms + wardrobe room + utility + study). If not becoz of this, APDL would have been obtained.

A-43-2
A-42-2
B-42-5
B-41-5

The architect for SkyLuxe is Archimatrix, which is an established architecture firm, mainly famous for its S P Setia's highrises and Cloudtree.

Next door Anjung Hijau has 18 storeys... plus the rooftop, I would say 20 storeys at most.

This post has been edited by accetera: Jul 24 2016, 12:17 PM

Community Centre plan is not finalised yet. We all hope that this new facility will create a new distinctive feature for the community and the Parklands.

We will check with developer and when possible, we try to get some kinda black n white.

West is the park. On far west you will see The Park condos so any direct sun is minimised.

Only the small units face North in Tower B. No units in Tower A face North. The view of North is blocked by Anjung Hijau up to 18-to-20-storey, well SkyLuxe lowest floor is already on Level 11. Thereafter Level 20 should be unblocked. *Several alternate small units got no balcony anyway. SkyLuxe have sky viewing decks at the top floors for full view of the City.

There are no future developments in the immediate South as the Show Gallery site is apart of the Park. The community centre, if materialised in many years from now, is only a lowrise. If you realised, there is a little hill with lush greens next to show gallery on this South orientation.

East is the golf fairway. The Link Phase 2 is the vacant land located on Southeast orientation (diagonally opposite) so directly East you'll see golf and all the way to stadium/KL Sports City. The Link Phase 1 is further down next to Twin Arkz divided by the country resort entrance road.

The layout was designed at the very best if we considered all the actual factors. The layouts are positioned such that all living and bedrooms will get the best view and the larger units have dual balconies to capitalised on this. That's why their selling point is the immediate VIEW and the immediate greens.

This post has been edited by accetera: Jul 28 2016, 01:21 AM

See the arrow pointing towards golf, for Tower A Type C.

Anjung hijau is only from level 11 (lowest resi floor) to 20, at most. Anything upwards is KL City View.

If it happens, the community centre is a lowrise building.

This post has been edited by accetera: Aug 5 2016, 10:51 AM