Hello hello,

So I'm a SA for this project as well

I know people are going to say what I'm about to say just to close a sale but personally, I feel it's not bad actually, considering the price of the units for that size.

The truth is if you're looking for a big-size unit in Damansara or PJ for the price of D'Tessera, you won't be able to find any other projects. But you can have a look at Seresta, Hampton and Sunway D'Hill as well for comparison. These projects would have nearby access to Dash as well. If you'd like to know more, you can drop me a DM and I'll share more details on these projects

Traffic wise you'd have a lot of roads that can lead you in the direction you want to go. In your case would be going to Shah Alam using Dash. Traffic inside the township shouldn’t be much of an issue considering it is a one-way, 3 lane road going around the township. With D’Terra and D’Tessera condo using the road between the building and the mountain, traffic can be mitigated.

Of course in the subsales market you can find some projects that will give you the same price and size, maybe lower but you'd have to consider if you can accept the age of the condo, upfront payment and extra renovation cost/ fixing cost/

The only thing you would have to consider is the fact that if you can accept the density because not gonna lie it is quite a number of units there but for that price? This is something you have to decide for yourself


But to answer your questions

1. Exsim itself is quite reputable. In terms of workmanship, so far no major complaints. But there are mixed reviews on this. Some previous Exsim buyers have complained but its only a fraction of the people. If you're worried if they are going to bankrupt or not, dont have to worry because they only launch their next projects when their previous projects reach a certain level of SPA signed and they have a RM 3b loan with UOB to help with their finances.

2. Facing the greenery would be a quieter choice since you are facing the other side. Some just worried about if there are any future developments. But considering the granite mountain is quite solid and steep, other developers would have to be mindful of how they demolish and flatten the hill. If they do the smallest mistake, Central Park will be affected. Plus it takes a whole lot of money to carry out this task.

3. Price wise its one of the lowest in PJ right now. But because other projects with lower / similar PSF have bigger sizes, it wouldn't be affordable for some
D'Tessera - RM 683 psf
Seresta - RM 636 psf
Hampton - RM 683 psf
D'Hill - RM 694 psf
Sapphire Paradigm - RM 630 psf

Basically, just have to see if the density if really bothering you. If you feel uncomfortable, my advise would be look elsewhere first and do a comparison. Like the famous Iherng said, have a look at 10-20 projects to better understand what you really like/ dont like at the same time it might change your requirements.

I'm happy to show you around as well Ms

Hope this helps, cheers !

Sorry to say, its not a forest reserve ya

Its owned by Mustafa Kamal, RIP but there are challenges if a developer wants to develop that area.

"2. Facing the greenery would be a quieter choice since you are facing the other side. Some just worried about if there are any future developments. But considering the granite mountain is quite solid and steep, other developers would have to be mindful of how they demolish and flatten the hill. If they do the smallest mistake, Central Park will be affected. Plus it takes a whole lot of money to carry out this task."

Ahh yes i forgot to mention this point as well. resale value might be a problem but considering the concept they have there. It's not as bad as one might think. But then again, we can't predict the future. Like Bangsar South, Mont Kiara, Desa Park City. All these townships starting also people say cannot de la but at the end can worrr.

I know we cannot compare with those townships that's why, we cant predict the future

Agreed, there might be a problem in the resale since it's kinda the same but maybe with the concept of the township, things might be different.

That is also why I advise my clients to design a little differently from the rest even though the layouts are roughly the same.

Butttt then again let's see what happens in the next few years

TBC, hence why I said let’s see what happened in the next few years



You’re right the current condition doesnt look the safe. But EXSIM has preventive measures in place like

TIER 1 Top Slope Stabilization
1. Re-profile & reinforce upper slope as stabilization works and reduce the expose effective height.
2. Construct adequate drainage system to prevent erosion, and provide directed surface run off.
3. Install rock fall barriers as primary protection, where required.

TIER 2 Centre Slope Treatments
1. Thoroughly inspect and examine by engineering geologist to map the conditions of the rock slope.
2. Treat re-profile and rock scaling according to the site conditions to prevent erosion and potential rockfall where required.
3. Install engineering soil/rock nails and rock bolts where required.
4. Install rock slope netting as where required.

TIER 3 Bottom Buffer Zone
1. Provide adequate buffer zone along the boundary
2. Provide sufficient rock ditch to capture rock falls
3. Install large geogridwall as rock fall barrier

This would be the reason why there are plastic sheets.



Yeap based on developer, they are doing so as we speak. If you’ve been to Empire City recently you can see that there are some changes to the internal and exterior of the mall & buildings. Of course if you just pass by outside you won’t be able to see the difference but I’ve been going there since three years ago and there is a significant difference. Slowly but surely they are reviving the mall.

It’s not an easy task but they are doing the best they can.

Let’s all be patient at the end, time will tell

I'm a Sales rep for this project so developer has shared their preventive measures with us too

You can refer to the picture below for more information

You're right there is no way to completely eliminate the risk.

If you pass by the area, the mountain is solid rock and the slope has been there for years. So far there haven't been any instances where the rocks have fallen.

Based on the developer, it's maintained by them.

You're right, not gonna argue with this Thats why I said we'll have to see if its more or less

A lot of agent like to blow to sell you a dream. Just depends on what kind of agent you get, unfortunately.

I for one dont sell you fake dreams but instead share on what I know and let you decide if you can accept the reality.

Cannot then lets KIV and move on to the next project

Technically, the SPA wouldn't explicitly say you can't have a pet.

But, in The Deed Mutual Covenant (DMC), there is a clause that says that you can't have a pet IF it

1. The pet causes annoyance or nuisance to other residents
2. Is dangerous to the safety and health of other residents
3. Breaches state or local authority rules and regulations

But what we can see from the market is those condos that are pet-friendly

1. Would have pet-friendly amenities nearby that attract owners who have pets and subsequently make the condo pet-friendly
2. Will have majority of the owners have pets which will make the condo pet-friendly

So it depends on the owners because they can vote on whether the condo is pet friendly or not, and the management will then allow pets

At the end of the day, it depends on the
1. Amenities around the condo (Pet-friendly Park?)
2. The demographics of the owners (Is the majority pet owners? Chinese? Not being racist but chances of it being pet-friendly if majority are malays is not very high)
3. The demographics of the area

But it depends on what pet you have also la, if you have a big dog and wanna keep in a condo i feel a bit sad for the dog also and if you wanna bring the pet down for a walk, even Desa Park City, a well-known township for pets, they have a lift (bomba lift) that is used for pet owners. Cus you wouldn't want a chance where your dog would be in a lift where it could possibly lead to an aggressive situation or when there are malays in the lift. Not very nice ma right, should respect people also.

But based on Central Park Damansara's concept, demographics of owners and rebates given, I can see that they are moving towards that pet-friendly township

Hope this helps