Hi everyone. Need expert advice - with a budget of RM 5m to be spent on a semi detached home in a gated and guarded development in Bukit Tunku or Damansara Heights, which one is most worth it in the long run? Appreciate if you could state reasons and living experience in these gated communities (if any). Thank you 😊

This post has been edited by chesterst: Feb 13 2019, 08:36 AM

Is the rm5m inclusive of renovations and furnishings?

Such a wonderful dilemma to be in!

My opinion - This is a highly subjective matter and at the end of the day boils down to a matter of personal preference and taste.

Tijani 2 South - Very exclusive, one of the two more well known gated and guarded developments in Bukit Tunku (the other being Impian Bukit Tunku).
Pros:
Bukit Tunku address. It packs a different kind of gravitas - old money sort of. Mainly because area is mainly populated by old homes built on very large land generally half an acre upwards. No terraced / link houses here.
Individual title (not strata) - you are free to renovate the house without being subjected having to maintain the current facade etc.
Cons:
Looks old already. Completed around 2007 if I remember correctly.
Some units can be noisy if they are backing Jalan Kuching.
3 storey without lift with master bedroom most usually on top floor and no guestroom on ground floor.
Langgak Tunku can get really busy on peak hours.
No clubhouse facilities.

Beringin Residence - modeled after the townhouses in Kensington Green London which was developed by Taylor Woodrow. This is the developer’s maiden foray.
Pros:
Beautiful facade reminiscent of townhouses in London.
Low density 30 something units only
Clubhouse facilities - Swimming pool, library etc.
Highly popular among expats which means renting out is easy and with decent premium.
Cons:
No big trees - can get quite hot on sunny days.
Strata title - you may make changes internally but exterior has to remain the same.
Layout - 3 storey with stairs steeper than usual and no lift. Units on even number side will have lower ground floor below the entrance level where the main entertainments rooms are. No guestroom on lower level.
Noise - Odd number facing Jalan Beringin may hear sound of traffic. This could potentially get worse when Pavilion Damansara Heights is ready.
Limited carparks - each house gets two to three space only and it is known that the bays allocated for guests are too few. If you’re hosting a party your guests may end up having to park along Jalan Beringin!

Seri Beringin - one of the last developments done by the main developer of Damansara Heights SPPK.
Pros:
Timeless architecture.
Wider roads, open areas.
Functional layout: Houses are mostly 2 storey with a guest room downstairs. Very practical.
Individual title - you may make changes to your house both exterior and interior.
Cons:
Many units are near or face high tension cables which is not a pretty sight.
No clubhouse facilities.
A lot of construction works going on as there are bungalow lots sold earlier within the development are in the midst of building.
Rental returns not as attractive if one were to compare with Beringin Residence.

I would rank them in this order:
1 - Seri Beringin
2 - Tijani 2 South
3 - Beringin Residence

If you’re keeping your options open, check out East Residence Courtyard Villas by Alya at TPC in Bukit Kiara developed by Sime Darby. Large built up area. Direct views of the golf course and well within your budget. Brand new.

This post has been edited by mrcloud9: Feb 14 2019, 01:07 AM

Excluding, could spare some for renovations / refurbishments

Don't know about the other 2 but could tell you a bit on Beringin Residence.

Overall it is a decent place to stay though some units can be a bit noisy from road noise. Area won't remain the same for long with Pavilion coming up pretty soon.

Overall place is well maintained and a very decent neighbourhood, nearly every tenant is an expatriate from a Western country, many are pensioners.

Prices have come down from its peak and will mostly either keep pace with inflation or post modest capital appreciation but shouldn't be important if you are buying for your own stay.

Like most strata semi-d, this one is mostly a semi-d in name only. Some units have a long but narrow living room which isn't something I care much for but it is still of a respectable size. 3-storey units aren't suitable for families with young children or with senior citizens with knee issues as it has an unusually long and steep stairway, presumably it is there to remind you of the place it is modeled after.

The facade, reality of it is this is a modern interpretation of a London townhouse and it is either you love it or you don't. It isn't that good in tropical climates due to lack of overhangs therefore rooms will be a bit on the hot side but nothing some money cannot solve.

Lack of parking is a major issue for multi-car households. Some units have 2 and some have 3 with I think 1 or 2 that has 4 car parks. Visitor parking minimal.

It is one of those places you buy because you like it as you could get a bungalow in DH area for the asking prices.

Good analysis, memang tailor.

Guess Alya is LH while rest FH?

Tailor? Meaning?

Yes Alya is LH unfortunately. The others listed appear to be freehold.

Do you reckon the completion of Pavilion Damansara Heights will have negative implication on Beringjn Residence due to its close proximity? The main will will surely get busier than it already is.

Why not try checking Damansara Idaman, with RM5 mil, you could get a bungalow there. Tropicana is an affluent neighbourhood as well

It won't be significantly worse than it is now. PDH though a big project isn't really that high a density of a project and it is unlikely to ever have 100% occupancy rating. BR will be one of the nearest landed developments, some owners believe there could be an influx of companies looking for rentals for their higher ranked executives and BR would be at the right location to be in the radar.

My old man that owns a unit at BR, like many other BR owners do believe PDH development shouldn't be seen as something negative.

If noise and vibration is the only concern, all you have to do is change the windows and do a sound deadening panel for the walls that face the main road.

Thank you for your suggestion. Damansara Idaman is a little too far out and doesn’t have KL address unfortunately.

Your old man’s is the odd number side or even number side? Terraced or semi D? How’s the rental returns

His is a semi-d even numbered one.

Rental returns, if I'm not wrong the tenant is paying RM10000 per month for it and tenant pays for the maintenance fees. They've rented it since 2010. Never raised the rent but gradually we made them pay the maintenance fees. It is a bare and basic unit.

These days not easy to get good rental returns there unless you are willing to spend some big money upfront on ID, furniture and fixtures. Big money here is closer to RM250k and above.

Recently one of the neighbour units went on sale, asking price for RM4.3mil. Bank valued at RM4.6mil. Owner will take RM4m. Agent selling it could arrange a tenancy for RM16k per month through a Japanese MNC but requires close to RM300k in ID works done to it. As is it would probably rent for around RM10-12k.

Tenant stayed there for almost 9 years? They must be very happy with the house and living condition there! Curiously how much is the monthly maintenance?

Yes, this couple has rented homes from him for 16 years now. 9 of it in this house. He did offer to sell the house to them but they declined preferring instead to continue renting. They are allowed a lot of freedom as to what they can do to the interior of the house though so that's probably part of the reason they have stayed on.

Nice couple.

Maintenance = RM.30/psf. Definitely worth it especially when the roof starts to leak.

That’s a very long time. Expats? Having reliable tenants are delightful for landlords. If your old man bought his from developer, was it less than RM 2m then?

The tenants are an elderly English couple. He always puts it that he is lucky to have them as a tenant.

Not sure how much he paid for it as he was one of the engineering consultants for the developer.

Thanks just realized you replied.
There’s a corner terrace unit in the market, was told deal could be done under 4m pretty motivated seller. Can park three cars side by side like the semi D units. I’m concerned about the very limited parking bays they have for visitors. I think only 3 or 4 on the slope next to the guardhouse. I wonder why didn’t the developer have more.

I am familiar with that unit. Been on the market off and on for the last 3 years. Owner used to be asking crazy price for it. Surprised they will take less than 4m for it now. Its a nice unit though.

Why so little carparks? It pays homage to most Victorian and Edwardian era homes that didn't come with places to park cars and it is still that way in many parts of London, on street parking only.

We are referring to the same unit right? Terrace corner odd number on the higher side of the development? I suppose you’re more than familiar with the whole development.

I understand where you’re coming from about paying homage to those London townhouses. It’s almost like a cut and paste job from Kensington Green. I was told the communal spirit in the compound is quite high and everyone knows each other especially friends and family of the developer who bought theirs first hand.