Located within the serene and affluent neighborhood of Ampang Hilir is the Regal Villa. Pompous name aside, the development does exude an air of exclusivity given its low density (albeit a bit old in outlook).
Regal Villa is made up of 36 units, 16 of which are single storey units and 20 are duplexes. The units are distributed among the seven four-storey blocks of the property. It sits on 1.8 acres of freehold land on Gerbang Ampang Hilir, near the embassies of Iran, Palestine, Russia, Kyrgyz and Poland amongst others. At the end of Gerbang Ampang Hilir sits Desa Palma and Madge Residences.
Because of the limited number of units, it’s somewhat hard to find units for sale at any time. There are also some rumours the condominium getting sold en bloc for some RM70 million. Unless this gets substantiated we will take this rumour as it is – a rumour. 🙂 For single units, we would expect the PSF asking price to be around RM650 PSF which is typical of an old-ish condominium on the Embassy Row. To check if this is fair, use the guidelines presented in GoodPlace.my’s free price valuation guide here.
Regal Villa’s asking price is in between the prices of Mutiara Upper East and Madge Residence. Mutiara Upper East units sell from RM520 psf to RM640 psf while units at Madge Residence sell from RM800 psf to RM1,000 psf. As for rental rates, they do not differ much as rental rates for Regal Villa are from RM2.50 psf to RM4.00 psf, Mutiara Upper East from RM2.20 psf to RM4.00 psf, and Madge Residence from RM2.40 psf to RM3.40psf.
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The 16 single storey apartments at Regal Villa typically have 3+1 bedrooms and have built-up sizes ranging from 1,680 sqf to 1,730 sqf. The 20 duplex apartments have either 3+1 or 4+1 bedrooms and are sized from 2,650 to 3,200 sqf. All the apartment units that are available for lease are semi furnished with air conditioning units in all bedrooms, hood and gas hob, water heaters, refrigerator, washer/dryer, built-in oven and water heaters.
As for the facilities, Regal Villa provides its residents utmost security through round-the-clock guards, CCTVs, and security control room. Other standard facilities available to tenants are children’s playground and bicycle track, clubhouse with kitchen, barbecue pit, swimming pool, gymnasium, snooker and table tennis rooms. Additionally, 2 parking slots are provided for duplex units and 1 carpark for single storey units. Additional parking areas are also available for rent.
The compound of the property is landscaped with greens to add to a homey feel.
Ampang Hilir, otherwise known as the Embassy Row, is a mixture of foreign embassies and residential properties. The ambiance is overall serene, with its roads lined with trees. The neighborhood is peaceful and quiet (except maybe for Jalan Ampang, which is a busy road that connects the enclave to the city centre). The Embassy Row is merely three kilometers away from the city, affording the enclave’s residents countless of options for shopping, dining, education, health and recreation.
What We Think
When available for sale, Regal Villa’s moderate prices are indeed very attractive, considering that it commands rental rates equal to or even greater than Madge Residences. The property is also well-maintained despite its rather old age; we would put it ahead of comparably old properties such as the Forum on Jalan Tun Razak and Desa Kudalari in KLCC.
As common with other older condominiums, units are also larger than usual with the smallest units at 1,600 sq ft, but this is still fine when it comes to the ease of renting out; comparatively, Madge Residence’s units are huge (from 6,650) especially if you are just going to rent them.
Comparing between Madge, Mutiara Upper East and Regal Villa, Regal Villa does seem to give the best value for money as it offers exclusivity (something that Mutiara Upper East falls short on), the built-up sizes are perfect and the prices are moderate. To check if the prices are fair, be sure to use this guide below –