The western part of Mont Kiara has another premier condominium gracing its skyline – in this review we are going to feature the almighty Kiara 9 Residency. This luxury development is located right at the end of the road which hosts a row of upmarket condominiums such as Kiara 1888 (just right opposite), Casa Kiara 1, Laman Suria, Ceriaan Kiara and Vista Kiara.
While Mont Kiara is already getting packed to the brim with condominiums, it seems that every tract of land in central Mont Kiara has been turned into residential developments. Kiara 9 seems to be occupying one of these precious land areas, being situated right at the connection point between Jalan Kiara 3 and Jalan Segambut. The fact that it’s at the end of Jalan Kiara 3 means that it faces the somewhat unruly sight of what’s called the “Segambut Slums“…
Kina Bijak (a subsidiary of Mitrajaya) is the main developer for Kiara 9 Residency. Mitrajaya is known primarily for its infrastructure projects, being one of the contractors of the KLIA as well as the Sepang F1 circuit. The Puchong Prima township was developed by Mitrajaya; Kiara 9 is the developer’s first foray into the upmarket Mont Kiara enclave. The developer website can be found here (opens up in a new window).
Despite the inherent “minus point” of being next to the Segambut villages, we do see that there are lots of redeeming factors especially in terms of the design, layout and landscaping – we will talk more about that in this review. But first of all, let’s talk about the moolah…
Show Me the Money! Kiara 9 Price Information…
Kiara 9 Residency is showing a consistent increase in capital appreciation and a high yield of rental income for the last couple of years. Asking prices were at a rather consistent level around RM750-800 sq ft, although we would expect the actual transacted price to be around RM650-ish psf.
This sale price only got higher as Mont Kiara experienced somewhat of a surge in demand lately, making the demand for condominium units skyrocket. This 2014, things have been looking up for the condominium when it comes to sale prices – its (asking) pricing trend seems to be going nowhere but up. In April of last year, list prices took a mild jump and increased to an estimated RM800-850 per square feet. To estimate Kiara 9’s “fair market value”, use this handy little guide.
The following chart shows the asking prices for Kiara 9 for the last couple of months as we have collected (courtesy of our research team who mans our DealMatcher service):-
As these are ASKING prices remember that the price levels are only indicative of what’s being offered by sellers and their agents before negotiation; the actual transacted prices may differ. However, this serves as a good indicator of the pricing trend on an overall basis.
Layout & Configuration Details
Kiara 9 is built on a land area measuring three acres. It is composed of three blocks, namely: two low-rise blocks, and a 41-storey condominium tower. With only eight floors on each of its floor, one is guaranteed a small private space amidst luxury.
There are three types of layout to choose from. Condominium units come in three sizes. Type A is measured at 2,201 square feet, while Type B is sized at 1,661 square feet. Penthouses measure at 2,694 square feet. For Garden Villas on the low-rise block, all units has a built-up area of 4,450 square feet.
Type A condominium units come with 3+1 bedrooms and 3+1 bathrooms. It even comes with a lanai, and has a hall that has a small garden. A utility room and a powder room for guests is also included. Type B condominium units have 3+1 bedroom and 3 bathrooms. Sadly, it doesn’t have that luxury of having a lanai. L Finally, penthouses are extravagant (as it should be). Residents have access to a private lift access. It has 3+1 bedrooms and 4+1 bathrooms.
If luxury is what you want right here right now, then choose Kiara 9 Residency’s Garden Villa units. Penthouse residents can enjoy the services of a private lift lobby, as well as a rooftop garden with a plunge pool. No one can argue how penthouses are roomy and extra spacious with its 4,450 square feet built-up area. Penthouses have 4+1 bedrooms, 4+1 bathrooms, and 2 powder rooms.
As expected, posh condominiums in Mont Kiara offer nothing but class and style. Living in Kiara 9 Residency will allow residents to enjoy the following facilities and amenities:
- Lap pools
- Tennis court
- Children’s playground
- Sky lounge
- Two-tiered swimming pool
- Yoga deck
Convenience (or specifically, Walkability) is definitely Mont Kiara’s middle name as it is home to a lot of convenience stores, grocery stores, boutiques, malls, restaurants, and business complexes. Plaza Mont Kiara is just nearby Kiara 9 Residency (though not exactly reachable by foot… unless you’re a really motivated walker). Restaurants and cafes can be found in every corner.
Kiara 9’s most vital statistics can be found in this table below –
|GoodPlace Walkability Score||74|
|Subsale||RM745 PSF (Asking)|
We like Kiara 9 for its up-to-date design; indeed, some Mont Kiara condominiums are already showing their age – particularly those in the pioneering cluster of apartments on Jalan Kiara 1.
Prices also seem to be at par with its neighbours on Jalan Kiara 3 which makes it a worth consideration if you’re looking for an apartment along this part of Mont Kiara.
On the minus side, its proximity to the “slums” of Segambut might be a turnoff to some – it is located right at the edge of what could be identified as the “border” between Mont Kiara and Segambut Dalam. Many would not like the “squatter” view outside their windows, and if this is objectionable to you then you might want to consider the other condominiums further up the road (up Jalan Kiara 3, not Jalan Segambut!).
Finally, there are some indications that the connecting part of Jalan Segambut will also eventually be engulfed into Mont Kiara, which means that the negative “next to the slums” perception may not be the albatross around its neck so to speak. After all, it’s not as bad as Kiara 3 which is right smack in the middle of the village next to the dirty river. 😉
All in all, we like Kiara 9 but only for the right price; we are seeing some rather crazy listings being posted up at the local property portals which look rather “cheap”. We do hear back from our readers that there are lots of bogus ads when it comes to Mont Kiara condominiums; this is perhaps not surprising because the scammers are usually attracted to where the money is being made (KLCC and Bangsar are the other upmarket areas which seem to be affected by bait and switch scams).
Therefore, if you’re looking for a good Kiara 9 unit for own stay or for investment, do two things: (1) consider using our (awesomely free) DealMatcher service – we help home buyers do the research and find out legitimate listings from our panel of agents, and (2) find out about Kiara 9’s fair market value so that you do not overpay. Click here first for the DealMatcher.