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KL Traders Square Residences, Jalan Gombak

 

KL Traders Square

 

KL Traders Square is a new mixed development which features residential and commercial shop-office units. Located in Jalan Gombak in Kuala Lumpur, this project by SCP Group will be the next exciting development near the city centre.

 

Reside in KL's Most Exciting Commercial Hub

Sitting squarely on prime estate, fronting the bustling road of Jalan Gombak, KL Traders Square is set to be the most modern and exciting commercial and residential hub in its vicinity. This 5-block residential-cum-commercial development within a total of 17 acres of land is the largest new development in Jalan Gombak, which has a distance of 10 minutes drive to Kuala Lumpur city centre.

KL Traders Square is a mixed development comprising of 97 lots of 3-storey showroom shop-offices and 5 blocks of service apartments. It has a total gross development value (GDV) of RM1.645 billion, with the showroom shop-offices valued at RM395 million and the serviced apartments at RM1.25 billion. It is SCP Group’s 8th project and is the largest since the group’s property development inception in 2011.

The residences meet the requirements of today's purchasers especially from the price point of view. At RM480 per square feet onwards, it is affordable considering that it’s almost impossible to find quality developments within a 10km radius from the city centre.

There will be eight specially-designed thematic gardens sprawled over six acres on Level 8. The sky park of this size in the city is not easy to find and to top it all, it’s secured exclusively for residents only. Other features include a wide range of facilities such as six indoor badminton courts, two tennis courts, two large swimming pools and two gymnasiums. Residents will be happy to know there’s a 3-tier security access card system plus extensive CCTV surveillance in all common areas.

To-date 95% of the showroom shop-offices, which is the development's Phase 1, have been sold and response for its service apartments has been overwhelming as well. Over a short span of less than three months from the soft-launch of Phase 2A and 2B - Block A and B, more than 700 units of the 1,170 units were already booked.

 

KL Traders Square

Overall Development Concepts

  • KL Traders Square will be the largest freehold residential and commercial hub at bustling Jalan Gombak.
  • A large 6 acres of well-secured sky park exclusively open for residents only with more than 29 facilities and 8 thematic gardens.
  • Its large multi-purpose hall contains as many as 6 indoor badminton courts and 2 tennis courts.
  • Landscape works to be done by well-known landscape architect, WDI Design Sdn Bhd.

 

Home Concepts

  • Efficient home layouts. Example, 842 sf has 3 bedrooms and 940 sf has 3 bedrooms plus 1 utility room.
  • Rarely in Setapak you'll find 10-ft ceiling height, which enhance spaciousness and internal ventilation.

Property Details

Name :   KL Traders Square
Phase :   Phase 2A and 2B - Block A and B
    Phase 2C - Block D
Developer :   Radical Range Sdn Bhd
    (a member of SCP Group)
Location :   Jalan Gombak, Kuala Lumpur
Property Type :   Service Apartment
Sch. H of HDA :   Yes
Tenure :   Freehold
Land Area :   16.8 acres (whole development)
No. of Blocks :   3 blocks of 38 storeys
    Total blocks: 5 blocks + 1 future block 
    on a separated parcel 
No. of Units :   Block A - 540 units
    Block B - 630 units
    Block C - 600 units (not launched yet)
    Block D - 420 units
    Block E - 360 units (not launched yet)
    Block F - 550 units (separated parcel, 
    future development for RUMAWIP)
No. of Lifts :   5 passenger and 1 service lifts
Unit Types A-B :   Type A: 842 sf (3 bedder)
    Type A1: 864 sf (3 bedder)
    Type B: 940 sf (3 bedder + 1 utility)
Unit Types D :   Type C: 918 sf (3 bedder + 1 utility)
    Type B: 940 sf (3 bedder + 1 utility)
    Type D: 1,059 sf (3 bedder + 1 utility)
Car Parking Bay :   Provided and allocated per unit
    Level 18 and below: 1 carpark bay
    Level 19 and above: 2 carpark bays
Green Rating :   -
Price Range :   Block A and B: From RM405,000 onwards
    Block D: From RM534,000 onwards
Price Per Sq Ft :   From RM480 psf
Maintenance :   RM0.20 psf, inclusive sinking fund
    Free for first year maintenance
Completion :   June 2019

 

Specifications

Corridor :   Natural ventilation
Ceiling Height :   Floor to floor height - 3.1m (10 ft)
Structure :   Reinforced concrete
Wall :   Reinforced concrete / Brickwork
Windows :   Aluminium framed glass
Entrance Door :   Timber door
Wall Finishes :   Plaster and paint
    Wall tiles up to 1.5m for kitchen
    Wall tiles full height for all bathrooms
Floor Finishes :   Tiles for living, dining, kitchen, all 
    bedrooms, all bathrooms, utility 
    room and balcony
Air Conditioning :   Split unit piping provided
    Air-conditioning units provided for
    living and master bedroom only
Water Heater :   Points provided

Contact Developer

Sales Gallery :   289, Jalan Gombak, Batu 4 1/2
    53000 Kuala Lumpur
Tel / Hotline :   +603-4031 0788
    +6014-234 4663
Project Website :   www.kltraderssquare.my 

 

Facilities

 

Level 8: Thematic Gardens

  • Lilac garden
  • Canna garden
  • Arbor walk
  • Golden meadow
  • Tea tree forest
  • Scented garden
  • Costus garden
  • Cloister garden

 

Level 8: Sky Park

  • 50m Olympic-length swimming pool
  • 25m boutique infinity pool
  • Jacuzzi in shallow pool
  • Floating jacuzzi
  • Bubbler pool
  • Reflection pool
  • Kid's pool with aqua play
  • Kid's pool water slide
  • Second kid's pool
  • Pool deck
  • Beach entry
  • Party pavilion
  • Party lawn
  • Viewing deck
  • BBQ terrace
  • Community terrace
  • Cycling path - 1km in total length
  • Exercise walk
  • Picnic ground
  • Children's playground
  • Adventure playground
  • Par course
  • Reflexology path
  • Jogging/walking path
  • Gymnasium
    - Block B (5,800 sf)
    - Block D (6,300 sf)
  • Multi-purpose hall
    - 2 tennis courts
    - 6 badminton courts
  • Covered walkway on facility deck between all blocks

Developer Profile

scpgroup-featured

SCP Group was formed in 1999 and is predominantly involved in property investments such as car parks and office buildings. Then, the company diversified into property development.

SCP’s property development division went on full-scale operations in early 2011 and now has an annual turnover of RM200 million. The company has under its belt five million square feet of residential and commercial developments that are either completed, underway or about to be launched.

 

View Full Profile

Location

GPS Coordinate: 3.203460,101.702835 

Accessibility, Amenities & Infrastructure

Distance:

  • 5mins drive to Jalan Pahang
  • 10mins drive to KLCC
  • 15mins drive to Bukit Bintang
  • 25mins drive to 1 Utama

 

Accessibility:

  • 500m to Jalan Pahang/Jalan Genting Klang
  • 1km to DUKE Highway
  • Middle Ring Road 2
  • North Klang Valley Expressway (NKVE)
  • Ampang-Kuala Lumpur Elevated Highway (AKLEH)
  • Sultan Iskandar Highway (formerly Lebuhraya Mahameru)

 

Public Transportation:

  • RapidKL U10 bus service on Jalan Gombak
  • 3.8km to Sentul LRT Station
  • 4km to Sentul KTM Station
  • 4.3km to Sentul Timur LRT Station
  • 6km to Kampung Batu KTM Station
  • 8km to Wangsa Maju LRT Station
  • 10km to Sri Rampai LRT Station

 

Future Infrastructure:

  • 6km to Sentul West Station (MRT Line 2)
  • The DUKE Highway Phase 2 - Tun Razak Link which is scheduled to be completed by 2017

 

Telecommunication:

  • Standard area backbone

 

Business Park:

  • 15mins to KL city centre
  • 8.7km to Kuala Lumpur Convention Centre

 

Shopping Centre:

  • 3km to KL Festival City Mall
  • 6km to AEON Wangsa Maju and Alpha Angle Shopping Centre
  • 8km to Suria KLCC
  • 8km to Wangsa Walk Mall
  • 10km to Pavilion Kuala Lumpur
  • 10km to AEON Big Wangsa Maju

 

School & International School:

  • SMJK Chong Hwa, Jalan Gombak
  • SJK(C) Lee Rubber, off Jalan Gombak
  • SJK(C) Chong Hwa, Jalan Pahang
  • SMK Tinggi Setapak
  • Chong Hwa Independent High School Kuala Lumpur, off Jalan Ipoh
  • Wesley Methodist School
  • Sri Utama International School

 

University & College:

  • 5km to TAR University College (TARC)

 

Healthcare:

  • Columbia Asia Hospital Setapak
  • KPJ Tawakkal Specialist Hospital
  • Sentosa Medical Centre
  • National Heart Institute (IJN)
  • Hospital Kuala Lumpur (GH)
  • Gleneagles Kuala Lumpur

 

Leisure & Recreational:

  • Setapak Golf Range
  • Sentul Park
  • Titiwangsa Recreational Park

PTLM Guide is a general guideline that could be used by an investor to gauge the concepts and sustainability of any development. The key points are outlined here for easy reference. This enables an investor to evaluate his strategy of investment based on systematic set of criterias.

In this page, we do not publish specific scores achieved by this project for any of these criterias.

 

A. The Entry Facts

  • Location, visibility and environment
Location, location and location is the key selling point of KL Traders Square. Uniquely situated under 10 minute-distance drive to the city centre, it is also surrounded by a variety of matured amenities. Particularly important that TAR University College is also 10 minutes away. High visibility as it has Jalan Gombak frontage.
  • Distance to key locations and growth value of an address
Jalan Gombak is becoming a matured address within the semi-affluent Sentul-Setapak-Gombak Corridor. Major excess roads via DUKE Highway, MRR2, Jalan Genting Klang and Jalan Pahang. Traffic congestions at three bottlenecks, namely Jalan Kuching, Jalan Pahang and Jalan Tun Razak, will be reduced by 30% once DUKE Highway Phase 2 is completed.
  • Concepts, architectural and practicality aspects
"70% percentile" integrated living concept is achievable. Live and shop within. Missing components are work, play and entertain which is no issue as the location is a short drive away to the city centre and surrounding suburbs. There are 8 thematic gardens. Landscape urban greens are greatly emphasized within its generous 6-acre facilities deck on Level 8.
  • Density of development
The first phase service apartment launch of Block A and B have a combined total of 1,170 units. Overall, a total of 3,100 apartment units will be built over 6 blocks (including 1 block of future development) on a land acreage of 16.8 acres. 2,550 units are already approved.

Our main concern is that the density of this development is on the very high side.
  • Developer and branding
SCP Group has established itself as a property group with sound financial and impressive product range in recent times. The company's previous Seasons Garden @ Wangsa Maju project is more than 85% sold and Lido Residency is more than 95% sold.
  • Price level and price comparison
Both Block A and B has an average price range of between RM500 and RM550 psf which is affordable and fair for its location. We believe at this reasonable price range, the residences are suitable for own-stayers as well as first homebuyers looking for own home near the city centre.
  • Surrounding commercial, infrastructure, amenities, distance and accessibility
(1) Setapak is an emerging suburb located near to KL city centre serving the lower-to-middle class Kuala Lumpur residents.

(2) Jalan Gombak is a highly commercialised suburb together with matured amenities. Jalan Gombak is a well known SME business address.

(3) Jalan Genting Klang has large student population catchment.

(4) Accessibility will be further improved when DUKE Highway Phase 2 is completed.
  • Existing demographics
Jalan Gombak is largely a mixed demographic area with lower-to-middle earners on the northern side and a moderate-majority purchasing power on the southern side. There are a significant SMEs community here. TAR University College (TARC) has a student population of about 20,000 at its Setapak campus. Sightly further north, UIAM (IIUM) Gombak Campus has about 18,000 students.

We find that Setapak is growing in popularity for working professionals and young families as affordability of living right in the heart of the city and/or established townships had become unaffordable to many.
  • Presence of future catalystic projects
We believe many more developments in the Sentul-Setapak-Gombak Corridor will provide room for appreciation. Particularly important is the DUKE Highway Phase 2 - Tun Razak Link which is scheduled to be completed by 2017.

We also acknowledged that the River of Life project (Setapak/Sentul/Titiwangsa) would in turn transform the entire landscape of northern Kuala Lumpur in the future, alongside several massive urban redevelopments and rejuvenation projects.
  • Continuity development
There will be 5 service apartment blocks in KL Traders Square. We believe Block A and B provide the greatest room for appreciation at the current price range. As a self-sustain high-volume community, this is the reason why the 97-lot of 3-storey commercial showroom shop offices have achieved more than 90% take-up rates.
From our observation, it is important to note that Jalan Gombak will see many more newer affordable and high-end developments in coming years, of which only the high-end residentials will have prices higher than KL Traders Square when launched in the future.
  • Land tenure
Freehold.
  • Transit oriented development (if applicable)
The project is not a transit-oriented development. As a result, traffic planning for Jalan Gombak is vital for future commutation. There is a bus service RapidKL U10 service on Jalan Gombak but the frequency is not satisfactory todate.
  • Integrated retail concept (if applicable)
The residences sit above strata-titled 3-storey showroom retail shop-offices. We think these commercial shops will fit nicely the needs of all residents here, especially food and beverage businesses. However, management will not have control over the trade mix in these shops. 
  • Competitor risk - peer-to-peer product comparison against its vicinity
Its relatively benchmark pricing for Jalan Gombak significantly increases its competitor risk against other projcts with lower per square feet. Competition is relatively high from several upcoming projects such as SkyArena in Air Panas, Setapak and other standalone projects within the Sentul-Setapak-Gombak corridor as well as Wangsa Maju.
We noted that EkoTitiwangsa on Jalan Pahang will be going for RM700 psf and above which is 30% higher than KL Traders Square on psf-to-psf basis.

 

B. Product Design Buy Factors

  • Practical unit layout design
We noted efficient space optimisation has been given to all three bedrooms, two bathrooms and the wash area/yard. For the 940 sf unit type, we like the additional utility room (ventilated) which can either be used for storage or study room.
  • Unit orientation
Block B units face north, northwest and facility deck whereas Block A units face west and the facility deck. North orientation overlooks the Gombak region.
We noted there is a High Tension Cable pylons cutting across the northern site boundary. The setback between the nearest tower blocks (Block B and C) will be approximately 30m. The height of the pylon is estimated to be 60m. 
  • Fittings and furnishings (if applicable)
Standard bare unit, but two air-conditioning split units provided for living and master bedroom. This provide flexibility to owners to perform their own renovation when required.
  • Sufficiency of parking bay and carpark allocation
1 carpark provided for Level 18 and below. 2 carparks provided for Level 19 and above. A total of 4,922 side-by-side carparks excluding tandem carparks will be housed in a 5-level parking podum beneath the towers.
We noted a possible insufficiency of carparks for the units Level 18 and below. We like that the commercial shops parking will be at ground and hence separated from the residential parking.
  • Design of corridor, corridor spaces and ventilation
Natural ventilation and a central lift lobby. A typical floor in Block A and B has a total of 6 lifts. Capacity of each passenger lift is 15 persons while the service/Bomba/stretcher lift is 17 persons. The lifts are high speed at 3.0 mps or 3.5 mps. Waiting time is expected to be moderate.
  • Availability of proper refuse area
Available and enclosed away from the central lift lobby. Refuse will be cleaned on alternate days.
  • Variety of facilities, green and open spaces
    - Example: For families, children-friendly facilities are to be considered
6 acres of facility deck. More than 29 facilities. 8 thematic gardens, 5 different kinds of pool including an Olympic-sized 50m swimming pool. There is a beachside for an infinity pool. There are two gymnasium rooms in this development. Also provided are a 1km cycling path, 6 badminton courts and 2 tennis courts.
  • Reasonability of maintenance fees based on offered facilities over density
The advantage of higher density is lower maintenance fees on average basis. Here we noted RM0.20 psf inclusive of sinking fund for a very generous 6-acre facility deck and a 1km jogging pathway. We noted that the 1st year maintenance fee is Free.
  • Impressive and modern façade
The façade is modern standard. All units come with balcony.
  • Entrance statement, guardhouse, drop-off area and lift lobby
Standard feature whereby access card is required to access lift lobby.
  • Security features and privacy design
Despite its open concept perimeter (to allow commercial viability), the residences will have a standard 3-tier security with 24-hour CCTV, 24-hour Visitor registration and Access Card System to parking area and lift lobby.
  • Other unique features (if applicable)
Not applicable.
  • Green rating or greening features (if applicable)
Not applicable.

 

C. Strategic Investment Process

  1. Equip with property market and personal finance knowledge.
  2. Identify your niche by studying close-by competing, similar and future products.
  3. Benchmark against competing product prices on PSF basis.
  4. Study potential commercial viability and retail catchment (for mixed development).
  5. Survey the level of occupancy in the neighbourhood.
  6. Survey existing demographic and resident profile in the vicinity.
    Example: Close proximity to education hub may bring new demand year after year.
  7. Survey the current rental and subsale price from nearest comparison today.
  8. Forecasting by making estimated future rental assumption.

 

D. The Exit Strategy

  1. Ensuring personal finance capability to maintain the property for minimum of 5 years.
  2. Ensuring personal finance capability for renovation and value-added activities that will help to mitigate risk factors.
  3. Perform calculation of estimated rental yield for first year of occupancy.
  4. Forecasting by making estimated future subsale price.
  5. Determine profit from investment after settling outstanding loan amount.

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