Irama Wangsa, g Residence, 9 Bukit Utama


Irama Wangsa


Irama Wangsa

A freehold project in Wangsa Maju by Beneton Properties (known primarily for upmarket properties like Stonor Park in KLCC and Rhombus Bangsar), Irama Wangsa is a condominium development valued at RM400 million in GDV. Sitting on a nine acre land, there are three blocks (aptly named A, B and C) housing 222, 232 and 200 units respectively.

Irama WangsaThere are a total of seven layouts for home buyers to choose from. The built-up sizes are as follows:-

  • Towers A and B – 991 sq ft to 1,400 sq ft
  • Tower C – 1,206 sq ft to 1,637 sq ft

Prices are from RM535,000 onwards, with PSF rates between RM500 to RM600.

Interestingly, Irama Wangsa is built around a small hill, and as such, it is designed to be integrated into the surrounding greenery. Facilities include a resort-style pool, an infinity pool, a “Jungle Island” pool as well as a 10,000 sq ft clubhouse which has a built-in recreational deck. There’s also a “Jungle Walk” feature as well as ample playgrounds for the young.

What We Think: Wangsa Maju may be somewhat overlooked in the recent years, but it is fast gaining traction especially among buyers in the middle tier (around the RM500,000 price point). The area is close to the city centre, and also quite self contained with sufficient amenities contained within a 5-7km radius. Many land parcels in Wangsa Maju are leasehold, but Irama Wangsa is freehold, which may be a strong pulling factor. Rhombus and Stonor Park are good examples of Beneton’s strength as a niche developer, and we do expect Irama Wangsa to live up to its promise.

g Residence Plentong


g Residence, Johor Bharu

g Residence (yes, with a lower cap g) is an integrated development in Plentong, Johor Bharu built by GSB group (a listed entity with interests primarily in optical disc manufacturing apart from property development). g Residence consists of two blocks of 25 storeys each, sitting on more than 2.7 acres of freehold land.

G Residence PlentongOut of the 25 storeys, the first two floors are devoted to retail outlets and offices. There are a total of 480 units of condominiums split evenly between both towers, with built-up areas between 653 sq ft and 1,552 sq ft. Prices range between RM327,000 and RM707,000. There is a sky bridge connecting the two towers; this is perhaps inspired by the G Tower in KLCC. There is a lounge inside the sky bridge.

g Residence is expected to be completed by the end of 2017.

What We Think: Despite being positioned as an upmarket property, prices are decidedly mid-tier – especially when compared with new launches around JB and in the Iskandar region. Take up rates are reportedly strong (80% at the time of writing), and this traction can be attributed to the “masstige” pricing strategy which seems to be paying off. We are, however, neutral against any Johor / Iskandar projects at the moment.

9 Bukit Utama


9 Bukit Utama

9 Bukit Utama is a condominium project by Bandar Utama Development which was launched on a “Build Then Sell” (BTS) concept. There are some 911 units of condominiums housed in three towers (Aria, Beva and Ceta) located off Persiaran Surian and surrounded by the Bukit Utama Golf Resort.

9 Bukit Utama logoThese spacious condominium units come in two layout options – 4+1 bedrooms (with four bathrooms) and 5+1 bedrooms (with five bathrooms). Sizes are between 2,286 sq ft and 8,250 sq ft with prices from RM1.165 million to RM 5 million.

Facilities include courts for tennis and badminton, swimming pools, yoga area, jogging tracks as well as BBQ pits. Buyers will also get to enjoy a membership package to the Bukit Utama Golf Resort which lasts for two years.

9 Bukit Utama is freehold property.

What We Think: These plus-sized condominiums may fit the requirements of a niche crowd in Bandar Utama, and this gets reflected in the prices which have been remarkably flat for the past two years. Its central location and the “Bandar Utama” tag are obviously strong selling points, and we would recommend this property to those who are looking for a large unit for own stay although the investment crowd may just decide to overlook this development for the shorter term.

About Khai Yin

When I am not writing for and helping my readers find properties though the DealMatcher service, I spend time doting on my three kids: Wenyi, Qinyi and Eian. My personal stuff, some published essays and contact details can be found at

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