Warisan Puteri @ Sepang Registration

Location Map

GPS Coordinate: 2.822435,101.700180

Street View

Bandar Puteri Warisan seen from Persiaran Warisan (Note: Only available now is Google footage as per April 2014).

Accessibility, Amenities & Infrastructure

Distance:

• 14km to Kuala Lumpur International Airport 
• 15km to Putrajaya
• 16km to Cyberjaya
• 29km to Puchong 
• 46km to KLCC 

Accessibility:

• Putrajaya-Cyberjaya Expressway
• Jalan Bangi-Dengkil 
• Elite Highway 
• SILK Highway
• SKVE Highway 
• LDP
• MEX Expressway

Public Transportation:

• 2.0km to ERL Salak Tinggi Station 
• 18 km to Putrajaya Sentral Bus Station 
• 18 km to Upcoming MRT Putrajaya Station (MRT Line 2)

Future Infrastructure:

• 18 km to Upcoming MRT Putrajaya Station (MRT Line 2) 

Telecommunication:

• Fibre optic backbone
• Standard area backbone

Business Park:

• 13 km to Melati Square Putra Nilai 
• 17 km to Shaftbury Square Cyberjaya 
• 18 km to Malaysia Digital Economy Corporation (Mdec) 
• 20 km to Federal Government Administrative Centres Putrajaya
• 23 km to Selangor Science Park Cyberjaya 
• 27 km to IOI Resort City Putrajaya 

Shopping Centre:

• 0.2km to KIP Mart Kota Warisan 
• 15 km to Mitsui Outlet Park  
• 17 km to Dpulze Shopping Centre Cyberjaya 
• 18 km Gem in Mall Cyberjaya
• 24 km to Alamanda Putrajaya Shopping Centre 
• 27 km to IOI City Mall 

School & International School:

• 1.1km to SK Kota Warisan  
• 10 km to SMK Bandar Baru Salak Tinggi 
• 10 km to SMK Seri Sepang 
• 17 km to ELC International School Cyberjaya
• 20 km to Epsom College Malaysia   
• 26 km to Nexus International School Putajaya

University & College:

• 2.2km to Xiamen University Malaysia 
• 12 km to Inti International University Nilai Campus 
• 15 km to Heriot-Watt University Malaysia 
• 18 km to Multimedia University Cyberjaya Campus 
• 21 km to Limkokweng University of Creative Technology Cyberjaya Campus 

Healthcare:

• 19 km to Pusrawi Medical Centre KLIA 
• 19 km to Hospital Putrajaya
• 38 km to Kajang Hospital 

Leisure & Recreational:

• 15 km to Putrajaya Challange Park 
• 15 km to Putrajaya Taman Empangan Park 
• 17 km to Putrajaya Equestrian Park 
• 25 km to Farm in The City , Seri Kembangan
• 27 km to Palm Garden Golf Club , Putrajaya 
• 27 km to IceScape Ice Rink 
• 37 km to Broga Hill, Semenyih 

Nearby Landmarks:

• 0.2km to KIP Mart
• 1.8km to Shell Petrol Station Kota Warisan 
• 1.8km to McDonald’s Drive-Tru Kota Warisan 
• 2.2km to Xiemen University Malaysia 

Poetic Streetscapes & Organic Gardens

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Evira Homes

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Avista Homes

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Show House & Construction Progress

Coming Soon.

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

Warisan Puteri is strategically located in the centre of the fast developing township of Kota Warisan, Sepang. Located at the southern region of Klang Valley, Warisan Puteri is just a short distance drive to KLIA and KLIA 2, the largest airports in Malaysia; Cyberjaya, the nucleus of Malaysia’s Multimedia Super Corridor (MSC) which housed several top Multi National Companies in Malaysia such as NTT, T-Systems, Dell, DHL, HP, HSBC, OCBC, IBM, Shell, Ericsson and many more; Putajaya which is the well planned federal administrative of Malaysia and Dengkil.

The 200 acres township of Warisan Puteri is located along Persiaran Warisan and also at both sides of the Kota Warisan’s main road that link to Putrajaya-Cyberjaya Expressway, Warisan Puteri is well connected to major townships in Klang Valley via 11 major expressways and main roads such as Putajaya-Cyberjaya Expressway, ELITE Highway, KLIA Expressway, North-South Highway, Jalan Bangi Dengkil, Jalan Banting-Dengkil, Jalan Nilai-KLIA, SKVE Highway, SILK Highway, LDP and MEX Highway.

The surrounding environment of Warisan Puteri is best described as peaceful and serene as Kota Warisan is a township main consisting of residential houses surounded by undulating greens. As Warisan Puteri township development is only at its infant stage, the whole area will have a completely different outlook upon its completion with its heritage-themed streetscape showcases the exotic influences of the ancient “The Silk Road” inspired by the network of caravan routes originated from China, the shores of Mediterranean Sea, Nusantara Aechipelago, Persia, Arabia and India.  

Distance to key locations and growth value of an address

Warisan Puteri is located in the fast growing southern part of Klang Valley and it is just a short distance to a wide variety of amenities and also well served by infrastructure that are easily accessible to the major areas in Klang Valley. For instance, Warisan Puteri is just 2.3km away from Xiamen University Malaysia, the first ever oversea campus set up by Xiamen University which was founded in 1921 and currently ranked 11th among the top universities in China. Warisan Puteri is also a mere 12km away from Kuala Lumpur International Airport, the main and largest airport in Malaysia.Besides that, residents of Warisan Puteri can easily get to IOI City Mall, a 2.2 million sq ft flagship regional mall with exciting tenant mix developed by IOI Properties Group in just 20 minutes via the Putrajaya-Cyberjaya Expressway.

Besides that, Warisan Puteri is also close to a few well known education institutions such as Limkokweng University of Creative Technology and Multimedia University which is located in neighbouring Cyberjaya and Rafflesia International & Private School in Sierra 16, another signature township developed by IOI Properties Group.

• Concepts, architectural and practicality aspects

The idea and concept of Warisan Puteri Township development is to incorporate the first of its kind poem theme Herritage Route of Silk Road landscaping inspired by one of the main ancient trade routes which runs through China, Persia, Nusantara Archipelago, Arab, India and Mediterranean into the township of Warisan Puteri. Residents and visitors will get to enjoy five heritage thematic streetscapes namely the Street of Palms, Paradise of Persia, The Colours of Rangoli, The Bliss of Mediterranean and The Trail of Nusantara which link and connect every parts of the the well planed township of Warisan Puteri.

As for Evira, all the units are standard double storey link houses with the land area of 22ft x 75ft. With the built up area of 2,100 sq ft, Evira comes with 4 proper bedrooms with ensuite bathrooms in each of the bedrooms made it more exclusive for its occupants. In our opinion, the masterbedroom of Evira is very spaciuos as it can easily fits in a king size bed, dressing table, sofa lounge and walk-in wardrobe. With the 11ft high ceiling and large windows couple with the open layout design concept for the living, dining and dry kitchen area, Evira is able to provide a modern living concept property to the folks in this area. Home owners will have a peace of mind in term of security as Evira is secured by perimeter fencing and controlled by the tight single entry guardhouse.

In view of the good sales response from Evira, IOI Properties Group continue to launch its second phase of double storey link houses which is called Avista. Similar to Evira, each units in Avista also comes with the land area of 22ft x 75ft with the built up area of 2,272 sq ft. However, there is a slight difference in Avista’s layout compare to Evira which is each unit of Avista has a narrower but longer dry and wet kitchen and it also comes with additional utility room at the back of the house. The upper storey of the house in Avista is pretty similar to Evira except for the developer do away with the balcony in the masterbedroom for Avista compare to Evira where it’s masterbedrooms comes with a balcony. Like Evira, Avista also comes with perimeter fencing with a single entry/exit point and it also comes with landscaped garden with side walkways within its compound.

• Density of development

Evira Evira is the first phase development of the well planned 200 acres self sustaining township of Warisan Puteri. Consisting of only 10 rows of 196 units of double storey terrace houses served by wide internal landscapped roads nestled in 25 acres of freehold land which in our opinion, Evira is considered a medium density type of development.    Avista Avista is the subsequent launch after Evira which consist of only 182 units of lifestye double storey terrace houses. Similar to Evira, Avista is also consists of only 10 rows of houses well served by wide internal landscapped roads, however Avista has fewer number of units (14 units in difference) compared to Evira which makes Avista a even lower density development compared to Evira.

• Developer and branding

As of February 2016, IOI Properties Group Bhd (“IOIPG”) remains the largest public-listed Malaysian property developer on Bursa Malaysia in terms of market capitalisation. The company has built a solid reputation with a three-decade track record of building sprawling townships and as the esteemed property arm of Malaysian conglomerate IOI Corporation Bhd, or in general, the IOI Group of Companies. It has successfully developed vibrant townships in sought-after regions of Klang Valley and Johor in Malaysia while embarking on property developments in Singapore and the People’s Republic of China. Its first successful township was Taman Mayang in Petaling Jaya before developing Bandar Puchong Jaya. IOIPG currently has a total of 10,000 acres of landbank in Malaysia and abroad.

Abroad, IOIPG established its presence in Singapore’s property market in 2007. It has ventured into five property developments in the country comprising high-end residential developments and integrated mixed developments. Among them are the luxury condominium developments of Seascape and Cape Royale in Sentosa Cove and the award-winning South Beach project, which is a joint venture with Singapore’s top property developer, City Developments Limited. In 2010, IOIPG ventured into property development in China. It has embarked on two mixed property developments, namely the IOI Park Bo Bay and IOI Palm City in Xiamen, Fujian Province of the People’s Republic of China.

Locally, IOIPG strives to become an integrated developer of sustainable communities as evident in the success of its past and recently completed projects. The developer attributes its success to consistency in delivering valued products. As an example, both its Bandar Puchong Jaya and Bandar Puteri developments in Puchong, Selangor have been sought-after living address in the Klang Valley due to intricate masterplanning of townships with practical product design in every launches, rightfully-positioned commercial centres with large visibility and excellent accessibility to major highways. These townships boast a growing population and ever-popular retail hubs alongside corporate workplaces, i.e. Puchong Financial Corporate Centre. There are also land provisions for future commercial developments that are intended to continue to spur human activities even after the townships are matured.

The every success of Bandar Puteri Warisan would very much be dependent on IOIPG’s experience and financial strength to develop the entire township into a big success story for the Sepang region.

• Price level and price comparison

Evira being the first phase of the 200 acres well planned Warisan Puteri township development is being sold at prices from RM650,520 for its 2,100 sq ft 4 bedrooms freehold double storey house and as to date has achived 90% sales.

Follow on with Avista which consist of only 182 units of 4 bedder 2,277sq ft freehold double storey houses are being sold at prices from RM678,420 which is slightly more expensive than the launching price of Evira.

We noticed that the selling prices for Evira and Avista are higher than the selling price for existing similar comparisons sub-sale units in Kota Warisan. However, in our opinion there are still a lot of upside potential for Evira and Avista as both of the developments are only the first 2 phases of a well planned thematic self-sustaining township development with plenty of price push opportunities from the upcoming launches.

• Surrounding commercial, infrastructure, amenities, distance and accessibility

Warisan Puteri is a mixed residential and commercial developments in a well planned thematic new master-planned urban area totalling 200 acres of freehold land. The entire development is expected to generate an indicative gross development value (GDV) of RM2.5 Billion. Warisan Puteri is blessed with connectivity to 8 major expressways and is located within 20 minutes driving distance to KLIA , KLIA 2, Xiamen University, MMU University, LimKokWeng University, Mitsui Outlet Park, Alamanda Mall and IOI City Mall.

At the moment, there are very few basic amenities being the Shell petrol tation, 7 Eleven, local minimarket, Affin Bank, local restaurants and cafe and Mcdonal serving the small local communites in that area.

However, the outlook of Kota Warisan is set to change for better in the near future as there are a few exciting developments coming up such as KIP Mart which is currently under construction at the land right next to Warisan Puteri township, Warisan Puteri’s future commercial developments as well as an up coming International Premium Outlets which is located within 10 minutes drive from Warisan Puteri.

• Existing demographics

Warisan Puteri is located in Kota Warisan which is a relatively new township located in Sepang which is the home to KFC Hatchery, a latex glove factory owned by Wembley Rubber Products, Veterinary Public Health Laboratory of the Departmen of Veterinary Services Malaysia, National Metrology Laboratory, and other government agencies as well as Xiamen University Malaysia. Currently the residents staying in Kota Warisan are mainly consist of the employees of the nearby factories, laboratory, students, lecturers, airport ground staff and airline crews which made up of middle to middle upper income earners.

Neighbouring Cyberjaya and Putrajaya are largely consists of employees from federal government administratives, Multinational National Companies (MNC) and SME’s comunities as well as higher learning institutions comunities with semi-moderate purchasing power.

• Presence of future catalystic projects

There are a few exciting future catalystic projects clsoe by to Warisan Puteri township development and one of them is the development of Xiamen University Malaysia which is located just a mere 2.5km away from Warisan Puteri. Xiamen University or better known as “Xia Da” is one of the top university in China which is currently being ranked 11th spot among other 2,000 higher learning institutions in China and ranked 275th spot globally. Built on a 148 acres (60 hectares) of land, the RM1.3 Billion university campus with full campus facilities will be able to accomodate more than 10,000 students once it is fully developed.

Besides that, there are also plans to build Kuala Lumpur International Outlets (KLIO), a 400,000 sq ft of premium outlets on a 30 acres of land just 8km north of Warisan Puteri.Designed by an international team of architects from Ross Adams USA, the structures of KLIO will resembles the alphabet L with a centre court. KLIO plans to signed up more than 140 luxury brand retailers and well known F&B operators where the F&B outlets will be located at each end of the structure. Jointly developed by Horizon Group Properties and Mainstay Holdings Sdn Bhd, KLIO will features an outdoor environment with 100% covered walkways for customer convenience and comfort. The upscale design and materials are consistent with the image of luxury retail brands. KLIO will also have a elegant common area features which will include water elements and sculptures designed to create a sense of place and enhance the customers experience.

• Continuity development

Evira and Avista are the only first two phases which made up to about 20% of the 200 acres Warisan Puteri township development which means there are 80% more of developments to go.According to plan, the next phase in line to launch will be Ayden comprises of townhouses which will be the first townhouse development in Kota Warisan. The other future developments of Warisan Puteri will be other residential components, commercial shops, a community hall, a school, health centre and kindergarten. Once the RM2.5 Billion  township of thematic self-sustaining township is complete, it will surely change the real estate landscape in Kota Warisan.

• Land tenure

Freehold.

• Transit oriented development (if applicable)

Not applicable.

• Integrated retail concept (if applicable)

Not applicable.

• Competitor risk – peer-to-peer product comparison against its vicinity

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B. Product Design Buy Factors

• Practical unit layout design

Evira

Evira terrace homes offer 4 bedrooms with a standard intermediate lot size of 22′ x 75′ with a total built-up area of 2,121 sq ft.  The interior space layout is an open concept, pillarless and without any split levels. Three bedrooms are located on the first floor and the fourth bedroom is located on the ground floor to serve the convenient needs of senior family members. There will be a family area on the first floor void area with extra high ceiling height providing extra privacy. All three bedrooms on the first floor have ensuite bathrooms.

Its dry kitchen area is an open concept with attached enclosed area for wet kitchen. There will be a small balcony area at the master bedroom and the yard will be located outside the built area. The driveway at the car porch is spacious for the parking of two cars and it comes with a small store room with door adjacent to the main door and a small area for grass turfing. The car porch is covered with a flat RC roof. 

Avista

Avista terrace homes offer 4+1 bedrooms with a standard intermediate lot size of 22′ x 75′ with a total built-up area of 2,277 sq ft. The interior space layout is an open concept, pillarless and without any split levels. Its built-up area is larger than Evira, the first phase. The reason to this is that there will be an additional utlity room located next to the wet kitchen area. Three bedrooms are located on the first floor and the fourth bedroom is a smaller guest room compared to Evira, located on the ground floor. There will be a family area on the first floor void area with extra high ceiling height. All three bedrooms on the first floor have ensuite bathrooms.

Both its dry and wet kitchen areas are able to provide an open through concept which could save space without any unusable corners. In Avista, there will no balcony area but there will be a yard area outside the built area. The driveway at the car porch is spacious for the parking of two cars with a small area for grass turfing. The car porch is covered with a flat roof.

• Unit orientation

Generally, both Evira and Avista are designed to face north and south orientation. The north and south orientation is often the preferred orientation for minimising heat from sun rays and hence facilitate optimal energy conservation.

• Fittings and furnishings (if applicable)

No furnishings are provided but standard quality fittings are provided.

Fittings include quality ironmongery for all doors (except slide door), tilings for bathroom walls are up to ceiling height, fully fitted toilets with quality basin and WC, quality kitchen sink and adequate points are provided for all electrical installations including auto gate and water heater.

• Sufficiency of parking bay and carpark allocation

Each terrace homes’ driveway are able to be parked with two cars. 

• Design of corridor, corridor spaces and ventilation

The most essential ventilation area is that each unit comes with a high ceiling of 11ft high for the ground floor and 10.5ft for the first floor, and the family area on the first floor void area will easily have at least 16ft high.

• Availability of proper refuse area

All terrace home units have individual refuse chamber outside the car porch.

• Variety of township facilities, green and open spaces
  – Example: For families, children-friendly facilities are to be considered

Warisan Puteri is a brand new mixed integrated township that will feature a 24-acre green footprint, a future commercial hub, a health centre, a national school and a community hall. Inspired by the trades of the ancient Silk Road, each of its six residential precincts will feature five heritage-themed streetscapes and one unique garden.

Additionally, the Avista phase comes with a pedestrian sidewalk from home-to-home. The northern side of Avista will face the Paradise of Persia greenscapes.  

• Reasonability of maintenance fees and residential density

Both Evira and Avista are non stratified developments, hence they are individual master-titled homes. Evira has a total of 196 units spread over 25 acres of land giving a density of 7.84 units per acre. Avista has 182 units spread over 17 acres of land giving a density of 10.71 units per acre. Based on various township development comparisons, these density levels are relatively on the low side.

Both the developments have secured guardhouse and perimeter fencing, and therefore the security fees will be decided later upon the commencement of their respective residential associations.

• Façade design and roofing

The facade is of modern contemporary design with flat roof providing shelter to its car porch area. We noted that most of its windows are three-panelled and therefore their large glass ratio would maximise the outside view and natural lighting. The high ceiling roof above the terrace home units provide good thermal insulation which will reduce the temperature in the house.

• Entrance statement, guardhouse, road design and traffic management

As a guarded environment, each of Evira and Avista have their own guardhouse and perimeter fencing. We noted a single controlled ingress and engress hence providing greater security control for the community. Each row of homes come with 50ft-wide dual-lane roads enabling smooth traffic movement even with cars parking by the shoulder of the road.

• Security features, backlane and drainage

Both Evira and Avista will come with a mixture of chain-link fencing, wall barrier and M.S. fencing. We noted that Warisan Puteri homes will have backlane roads at the rear alongside proper concrete walkway with covered drainage.

• Other unique features (if applicable)

Each of Warisan Puteri’s residential precincts are designed with its own “Organic Garden” and heritage-themed streetscapes, which are dedicated green space ideal for the community to interact in a pristine environment.

• Green rating or greening features (if applicable)

No green rating, however, based on our observation, each of Evira and Avista developments will have plenty of green zone buffer surrounding the development boundary, greening streetscapes on the main throughfare and lush landscaping by the corners of the development entrance.

C. Strategic Investment Process

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

D. The Exit Strategy

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

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