Previewed mid of 2013, Residensi 22’s sprawling sky suites within the Mont Kiara enclave seemed to have received a positive perception among potential investors and buyers. Despite the hype surrounding the launch (kudos to the developer’s marketing folks), we did find a number of little known factors that could (negatively) impact the property. Continue reading…
When launched by UEM Sunrise (the de facto big brother of Mont Kiara condominium developers), word went around that the units would be priced out of the flippers reach with higher-than-average prices and plus sizes. However, we then found that the property was launched at around RM700+ PSF with sizes around 2,000+ sq, which meant that the entry price was around RM1.4 million.
According to GoodPlace.my’s analysis on the classification of flippers, anything below RM1 million is flipper-land as far as upmarket properties are concerned (Bangsar, Mont Kiara and KLCC condominiums), but RM1.4 million is not out of rich behind these folks either, especially for those who are able to leverage their portfolio to get more out of their bank loans (alright, that could be a stretch now with the tightening of the financial sector this year). We do expect the prices to go up somewhat in the sub sale market with the presence of these “upper end” flippers, and also the fact that the developer is Sunrise.
The Sunrise Factor… Does It Matter?
Developer UEM Sunrise carved out Mont Kiara from the Segambut estates decades ago and successfully transformed the area into a high end condominium enclave. Its portfolio here is unmatched; it remains the area’s biggest developer with possibly the most experience when it comes to developing upmarket condominiums.
There is definitely a certain niche of Mont Kiara buyers who are sworn fans of Ireka (Seni Mont Kiara, Tiffani, i-Zen), but given Sunrise’s prolific output throughout the years it also means that it could leverage its experience into building even better products. From that perspective, Sunrise does seem to have its edge in Mont Kiara property over some “one hit wonder” developers.
Residensi 22 Price & Configurations
Residensi 22 @ Mont Kiara is comprised of four 38-storey blocks housing a total of 534 condo units. Targeted at middle upper class, the residential embraces a low density setting with only four suites per level. Built-up size are also impressively spacious starting from 1,909 sq.ft. to 3,112 sq.ft. Valuing flexibility and aspiring to cater to a diverse clientèle (or the Sunrise fanbase), Residensi 22 has various layouts to choose from:
- Type A – 2,243 sq.ft.
- Type B – 1,878 sq.ft.
- Type C – 2,038 sq.ft.
- Type D – 2,020 sq.ft.
- Type E – 2,973 sq.ft.
Choices of 3+1 to 4+1 bedrooms are available together with four bathrooms. but only Type A and E have a family area. Units come with a minimum price tag of RM1,430,000 for the smallest option. That puts it at around RM750 PSF, considered a reasonable price considering it is within Mont Kiara. To check, however, if it indeed a good fair as per its market value, use our free price valuation guide right here.
Facilities are adequate by Mont Kiara standards, but there are indeed a couple of extra trimmings that differentiate Residensi 22 from other cookie cutter Mont Kiara condominiums. At level two is a dedicated facilities deck where basic features are housed included a swimming pool, gymnasium, tennis court and a multipurpose hall among others. Feel like chilling out? Head over to levels 17 and 18 where the chill out deck is situated. This is the best place to relax with friends or families. If you want to feast on the view of the Kuala Lumpur skyline, go all the way up to the sky deck and sky lounge at levels 36, 37 and 38.
Because Residensi 22 is fortunately nestled in Mont Kiara, expect quick access to a myriad of premier amenities. Within a stone’s throw away are shopping centres for the shopaholics and everyone else which include Hartamas Shopping Centre and 1 Mont Kiara Mall. For some exciting dining experience, drive over to Desa Sri Hartamas where numerous eaters are located, or head west to central Mont Kiara or even further to Solaris Dutamas and Solaris Mont Kiara in the east. Garden International School and the Mont Kiara International School (MKIS) are the two nearest schools to the condominium.
Located along Jalan Kiara 3, Residensi 22 is strategically situated in a well-serviced area. Conveniently connecting the development to the city numerous highways. KLIA is easy to get to via North South Expressway and SPRINT as well as Bangsar. Public transport is also available via the nearest bus terminal; the Odyssey bus (to Singapore) has got a stop in the central of Mont Kiara.
Our Two Cents Worth…
UEM Sunrise seems to be completely incapable to churning out duds, and Residensi 22 looks like an effortless production from the seemingly endless churn of condominiums in Mont Kiara. With prime areas in Mont Kiara already filled up, Residensi 22 does seem to be one of the last opportunities for the serious buyer to grab hold of a precious Mont Kiara property in the central area. Indeed, we do see the growth of Mont Kiara in the north as Segambut is getting “gobbled up” into the enclave.