The Elmina township is very well executed and I likely would have bought a townhouse at Ilham Residence 3 had I known about it when it launched, but I only saw the project around August 2023 when the townhouses have long been sold out.

Looking at it today, I still like the following things about it:

1. Relatively low launch price of around 5xxk. Sime Darby also covers the legal fees for the SPA and Loan.
2. Double storey squarish layout so less stairs to climb compared to 3 storey.
3. The layout also allows for side by side parking instead of tandem.
4. The included solar panels which would be very difficult to implement in a strata development if it wasn't done during the development stage.
5. Actual sample for the floorings materials, doors and sanitary ware displayed at the sales gallery in the absence of a show unit.
5. Sime Darby's proven track record in township development. I really enjoyed the twin lake parks with matured trees and tasteful landscaping.

But then no development is perfect. I heard a few planes fly over during my visit at the twin lake parks which took away the serenity. Maybe a minor issue for some or they will get used to it, or maybe they will find it unbearable. Ultimately it is up to us to go learn about each development and find the best choice for ourselves.

Sub-division of land of PJ East:

No offend.  Daun Villa @ Cybersouth layout seems better.

Hi,

I have placed deposit for bumi unit that will be planned to release. Can I joined the telegram group too?

https://teduh.kpkt.gov.my/unit-project-swasta/30499-1   

What's the latest gross and net pricing like?

For those who bought the link house, for the SPA price you can buy in Bandar Utama. Why did you choose Kwasa? Less money or no money up front?

850m walk not exactly near either. some people can, some cannot especially with malaysia's weather.

I found 2 new townships where landed houses are walking distance to MRT. Dedaun Rimba and 16 Sierra.

Both Leasehold - hard PASS

FH landed, just need it to be near enough to LRT. when you can afford landed - you probably should have 2 cars min. and to drive to <2km away MRT/LRT for work in city centre.

Of course there is
Bandar Kinrara 8
From DST to SMD to Bungalow
Brand NEW
Individual title (no Clubhouse fees that increases every year)
Gated Guarded

There’s no new landed that fits your description <<--- just replying to your statement here.

Price is not a context as 1.5mil vs 1.6/1.7mil is minimal

3km(s) here you go.. 6mins drive, I suggest you pay a visit to BK8 when you have the chance



your statement on driving distance applies to walking distance too.. one of my condo need to walk 13mins (850m) shaded 90% to LRT2, my condo in SG shaded direct linked bridge to the best MRT line 2mins out from door to mrt gate

almost day and night different; especially during heavy downpour.. I cannot fathom the fact that its not shaded (for now and from the Rimba bird view shared above.. it's really far and separated by a big road?) and claimed that it's walkable..

just putting a case study here to illustrate;

you're a VP of Finance in Malaysia biggest bank, starter pack family of 4, drives Lexus RX500h and BMW530i
working in TRX, formal attire
more than enough savings, FD, ETF, S&P, EPF etc. simply put, financially sufficient and living an above average lifestyle, i.e. take a grab when tired, park Valet when feels like, shop without really looking into price tag (only during year end sales period)
you moved into Dedaun, its Monday raining not too heavy, you got an important meeting at 9am, and your wife (with the kids) wanted to go high tea and bank after some shopping, in TRX)

Now, are you going to walk without shades to MRT to TRX 15stations away at 745am rush hour with the wife and 2 5 and 3 years old kids?
Or you will take your RX500h car key, hop on the full leather car and jam for 1-1.5h comfortably to your office after dropping them off the main lobby in TRX mall?

and on the next day you have a workshop in PJ Armada hotel (full suit) and not too far away
are you going to drive and enjoy your newly acquired 530i, or MRT rush hour, walk across the road?

-----------------------

now, in BK8 case, I just drive to work, if severe jam or heavy rain, I drive my wife Myvi park outdoor and take the long journey LRT to office (RX500h and the BMW at home)
It's much better when your base case is to drive, and back up to LRT as needed -- and this is/was the base case for landed house owner)
the reality in Klang Valley is, if its not shaded or direct link, its not sustainable walk for upper/middle class group (exception to marathoner), if lower to mid income group yes cause the luxury I illustrate above are not present to act as pulling factor.
P.S - my ranking is slightly different
LRT2>MRT1>LRT1>MRT2