Cubist ~ Twin Palms Kemensah

Project name:          Cubist ~ Bangalow

Area:                       Twin Palms Kemensah, Ulu Klang
Developer:               Venus Capital Corporation Sdn Bhd (http://www.lumchang.com.my/)

Type:                       Bungalow

Tenure:                    Freehold
Price range:              from RM2,550,000 
Size range:               from 4,770 to 5,981 ft2

Price/ft2 range:        approx. RM535/ft2
Total Units:              42 units

*Above info @ June 2011 

You can get more info from following website:
http://www.twinpalms.com.my/kemensah/

http://www.iproperty.com.my/developments/developmentreview.aspx?pid=2106

The developer: 
Venus Capital Corporation Sdn Bhd is a wholly-owned subsidiary of Lum Chang (founded in Singapore)
which started development since 1979 (approx. 32 years in business) and majority of their developments are in Selangor,Kuala Lumpur as well as in Singapore.
They are the one who initially developed and built Kuala Lumpur Golf & Country Club (KLGCC) which is now owned by Sime Darby.

Location:

Kemensah is quite far away from KLCC, it is closed to Taman Melawati and Wangsa Maju.

Google Map

Map data ©2011 MapIT - Terms of Use Map Satellite Hybrid

Price:

The price/ft2 is approx. 41% lower compare to another development in Kemensah: 

• The Reserve @ Puncak Kayangan Kemensah ~ price approx. RM757/ft2 (price info @ July 2011)(http://www.iproperty.com.my/news/taggedArticles.aspx?tagid=3227&nid=3876)

Another example, the price/ft2 is approx. 68% higher compare to another development in Kajang: 

• Ramal Villa @ Kajang ~ price from approx. RM318/ft2 (price info @ Jan 2011)(http://www.evesuite.com.my/main.html)

For closed by development in Melawati:

• 20 Trees @ Melawati ~ price from approx. RM442/ft2 (price info @ Sept 2010) ~ Cubist is approx. 21% higher
• Nadayu @ Melawati ~ price from approx. RM855/ft2 (price info @ Jun 2011) ~ Cubist is approx. 60% lower 

My View:
The price/ft2 is approx. 41% lower than The Reserve which located in the same areas, yet this might be due to The Reserve provide bigger surrounding land for the Bungalow.

This development is about the same distance away from KLCC if you compare with Kajang, but the price/ft2 is a lot cheaper in Kajang. So if you want bungalow life with cheaper price, you might consider Ramal Villa.

Compare with one of the famous development, 20 Trees  @ Melawati by SDB Properties Sdn Bhd, the Cubist is approx. price/ft2 is approx. 21% higher. Although the price is @ Sept 2010, but 21% difference in less than a year seems high.

Nadayu @ Melawati by Mutiara Goodyear Development Bhd, another famous development in Melawati and the price is a lot higher compare to Cubist but Nadayu's bungalow each come with a private pool. Is it reasonable to pay 60% more just to get a pool?


Based on 90% loan for RM2,550,000, say BLR6.6%-2.2% = 4.4% interest per annum, for 30 years. The monthly repayment is approx. RM11,492.

For buy & rent market, this is not really a good investment opportunity.

For own stay & hoping to sell it with profits in the future, you will need to check out the surrounding. If it is a successful development like Sentul or Desa Park City, you will have more chance to sell it with profits in the future.

For own stay ~ this is all depends on what you like and affordability. Dream Home ^_*