South Malaysia Industries (SMI)’s addition to the growing residential property enclave in Petaling Jaya is the leasehold condominium Sterling, also known as Sterling @ PJ or Kelana Sterling (why so many names?). Completed back in 2008, the Sterling seems to be another ho-hum Kelana Jaya condominium, or is it? We’ll find out soon enough.
Despite its rather generic name, SMI has an already-proven track record when it comes to developing quality condominiums in Malaysia; in fact it’s listed the Main Board of Bursa Malaysia. Its past development include Zenith Residences, Kelana Mahkota and Kelana Square – all in Kelana Jaya. It seems that SMI is focused on Kelana Jaya, and this can only be a good thing. Truth be told – PropertyReviews.my editors are quite leery of developers who have their fingers in multiple pies across Malaysia, setting up RM2 shell companies to milk development land for quick profit. End of rant. 🙂
Sterling is located in SS7/19, in Kelana Jaya, Selangor, down the road from Kelana Centre and near Tiara Kelana condominium. This leasehold property is made up of two blocks, both with 20 storeys. There are 611 units in total, and the condominium’s blocks are standing on 7.6 acre of land.
The Sterling’s units have built-up areas that start at 1,259 square feet. Large units are sized at 1,902 square feet. One of the condominium’s main features and facilities is its clubhouse. Its clubhouse alone measures at a staggering 6,600 square feet. It serves as both a clubhouse that is perfect for community events and a sports complex.
The Sterling has three layouts for its units:-
- Type Cheser measures 1,152 square feet, and it comes with 3+1 bedrooms.
- Type Belmont, on the other hand, has a size of 1,442 square feet, and is made up of 3+1 bedrooms as well.
- Its largest unit is Type Ashford, measuring 1,902 square feet, and comes with 4+1 units.
Every resident will enjoy free broadband internet access in the condominium’s common areas. The Sterling also features a lot of facilities and amenities residents can enjoy, such as a barbecue area, a badminton court, a cafeteria, and a gymnasium.
A tennis court is also made available exclusive for use for its residents. Aside from the huge clubhouse, the Sterling also has a multi-purpose hall, and a swimming pool. 24-hour security services are provided to ensure round-the-clock security for its residents.
One observation for this condominium is that its unit prices are slightly higher compared to other Kelana Jaya properties – it is indeed positioned as a “luxury” condominium which is rather strange given its location in a true lower middle class area. Also, the property is leasehold which means that it might not sustain much premium against other apartments in the area.
Current listed average asking prices for the Sterling is an estimated RM500 per square feet (it was launched at the RM200 PSF level in 2008, which means that the price has gone up by more than twice since then). Comparatively, Shang Villa is about 10% lower while its neighbour Tiara Kelana is at RM350 PSF level. Note that Tiara Kelana is older which could mean that Sterling could justify its heftier price tag… or not. Use this price valuation guide to help you decide (it’s free).
It’s easy to go around; whether it’s by public transport or private vehicles, residents and guests may reach it quickly via the LDP Highway, the Federal Highway, and the New Klang Valley Expressway. Malls are abundant near The Sterling. 1-Utama, the Sunway Pyramid, Giant, and The Curve are all within short driving distances from the condominium. The new Paradigm Mall is just round the corner. The Sterling’s excellent location isn’t too vulnerable to traffic jams, so going around these malls would be easy. It would only be a mere ten minutes just to get that retail therapy going. 🙂
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However, one downside to the condominium being located near a highway would be a little traffic jams when going to farther destinations outside Kuala Lumpur. There is also a vulnerability to noise pollution, especially during peak hours, when these highways become congested with vehicles.
What We Think
Among the small cluster of Kelana Jaya condominiums in the area, Sterling seems to be in the upper tier as far as the asking price is concerned, but then again the Sterling is positioned as “luxury”. Does it match up to the levels of, say, MK11 in Mont Kiara or U-Thant Residence on the Embassy Row? OK, that’s somewhat unfair to compare between these, but hey, when one talks “luxury” then these condominiums come to mind… 😉
Given that the properties surrounding the Sterling is somewhat lower, it’s important to know if the asking prices are reflective of the market price, or just hot air from the sellers or the agents. To find out for sure, you’ve got to look at transacted prices available from JPPH because frankly, asking prices can be completely made up. Use this downloadable guide to help you –