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Old Town Sentul Has Its Charm

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The newer side of Sentul spots a trendier look.

Sentul, located adjacent to the Kuala Lumpur City Centre area, rather than a well-planned township, it appeared to be more like an impromptu township developed with residential, commercial and industrial developments. The township is separated into 2 sections, known as ‘Sentul West’ and ‘Sentul East’, with the mixture of old and new buildings, stratified properties seem to be still the major preference by the residents and investors. The township is where the Malayan Railway train depot is located, therefore many Hindu temples and churches are found as many Indian workers have been working in the train depot since the Federated Malay States was founded by the British in 1896. Noticeable land marks in the town are such as the Sentul Pasar and the Kuala Lumpur Performing Arts Centre (KLPac).

Major roads connecting Sentul to other part of Klang Valley is via Jalan Sentul and Jalan Ipoh. Currently, the rail system available within the township is the KTM commuter and Light Rail Transit (LRT), allowing travel towards Port Klang, Batu Caves, Ampang, Gombak etc and a transit to other rail system at KL Sentral Station. Proposal also has been submitted on the Klang Valley Mass Rapid Transit (KVMRT) Line 2 of which is reported to be more costly and having an even higher ridership than Line 1 as it will cut through more densely populated and lower income areas such as Damansara Damai, Kepong, Batu Kampung Pandan, Kampung Baru, Serdang and Sentul, forming a complete circle from Ampang to East Sentul. With the current and future transportation system, travelling in and out of the township would be easy and convenient for both low and higher income group.

As condominiums/apartments are the most popular within the township, the price trend can be easily seen by comparing the transacted prices from year 2012 to year 2013 (November). Transacted prices of all strata properties analyzed have shown a positive and steady growth from year 2010, no sign of decrease in transacted prices except Anjung Villa which remained at the similar price level from year 2012 to year 2013.

The well doing schemes such as Pelangi Condo, Sentul Utama, Sri Suajaya and The Tamarind have shown the highest rate of increase in terms of average transacted price psf of more than 50% from year 2010 to year 2013. However, amount of transaction has indicated a significant drop in year 2013 (12.50%) compared to 2010 (25.98%), 2011 (31.40%) and 2012 (30.12%) as the new on-going products have given a great impact as competitor.

 

Price Trends for Condominiums / Apartments in Sentul from 2010 to November 2013.

Scheme

Built-up Area

Year

Average (RM psf)

Count

Anjung Villa

1,195 – 1,202sf

2010

219

4

2011

238

5

2012

286

2

2013

282

2

Casa Idaman

1,007 – 1,181sf

2010

250

10

2011

272

90

2012

316

26

2013

339

7

Menara Orkid

800 – 959sf

2010

161

17

2011

191

17

2012

204

19

2013

216

8

Pelangi Condo

1,195 – 1,292sf

2010

189

11

2011

221

13

2012

259

15

2013

309

3

Sang Suria

1,049 – 1,602sf

2010

286

21

2011

316

33

2012

369

20

2013

392

15

Sentul Utama

678 – 1,194sf

2010

208

65

2011

226

32

2012

267

33

2013

319

14

Sri Suajaya

764 – 1,636sf

2010

139

42

2011

163

29

2012

199

38

2013

241

12

The Maple

1,535 – 1,707sf

2010

497

7

2011

586

9

2012

568

26

2013

629

12

The Saffron

1,001 – 1,872sf

2010

403

47

2011

489

33

2012

517

33

2013

569

16

The Tamarind

915 – 2,680sf

2010

354

40

2011

430

33

2012

453

32

2013

538

19

1 Sentul

1,066 – 1,355sf

2011

380

25

2012

397

62

2013

430

19

High rise buildings may not be the main component here currently but it definitely will be one in the near future. Most of the notable on-going developments, except for the Pusat Komersial Sinar Sentul (Sinar Sentul Commercial Centre), are of apartments/condominiums/serviced apartments, and most of the coming products seen are of luxurious kind.

Some of the projects launched were deemed as great opportunity in the eye of the investors and home buyers, some queued for long hours before the launch. The Capers was launched at about RM700+psf and its asking price now is approximately RM1,000psf while the Fennel is currently asking for approximately RM700+psf. Bayu Sentul and Maxim Citilights are asking about RM400+psf for the outstanding units.

Other than the mentioned, there are also projects in the process of application for developments, such as a 150 units low-cost apartment off Jalan Sentul by Sentul Raya Sdn Bhd, 500 units of low-cost apartment by Pesuruhjaya Tanah Persekutuan in Bandar Sentul Utama, 190 units of medium-cost apartment off Jalan Sentul by Alamrio Properties Sdn Bhd, as well as 462 units of serviced apartment along Jalan Sentul Pasar by Orient Housing Development Sdn Bhd.

The classic appearance of Sentul.

Sentul is nevertheless a well-established scheme with sufficient amenities and facilities to be self-sustainable, some parts of the township have not gone through a decent planning causing a less tidy impression on the land use of residential, commercial and industrial. Traffic condition, road planning and etc are also rather random and thus empty lands are found scattered around the township, which in turn can be great opportunities for developers to embark on new projects here. As the current on-going projects are mostly of high-rise buildings, the façade and appearance of the township shall in near future evolve into much higher dense, crowded, and convenient. Sentul is located pretty close to the Kuala Lumpur City Centre and having a great public transportation system when the MRT completes will mean well for this township.

 

On-Going Projects in Sentul

Project

Developer

Type

The Fennel Sentul East

Sentul Raya Sdn Bhd (a wholly-owned subsidiary of YTL Land)

4 blocks, apartment, 916 units

The Capers Sentul East

Sentul Raya Sdn Bhd (a wholly-owned subsidiary of YTL Land)

2 blocks, 38-story apartment, 345 units; 2 blocks, 5-story, apartment, 144 units

Pusat Komersial Sinar Sentul

Newday Development Sdn Bhd (subsidiary of Wangsa Group)

19 units, 3-4-story shop-office

Bayu Sentul

Sentul Murni Sdn Bhd

2 blocks, apartment, 360 units

Projek Kerajaan Persekutuan, Kementerian Perumahan dan Kerajaan Tempatan

Jabatan Perumahan Negara, Kementerian Perumahan dan Kerajaan Tempatan

1 block, low-cost, 26-story apartment, 500 units

Maxim Citilights @ Sentul KL

Meridian Maxim Sdn Bhd

6 blocks, serviced apartment, 1,338 units, 7-story retail/office podium

Rafflesia Condominium

JV Project by Dewan Bandaraya Kuala Lumpur (DBKL) and Kejuruteraan Bintai Kindenko Sdn Bhd

2 blocks, 21-story, condominium, 504 units

 

Article written by Sr Wong Wen Chet and Sr Kok Chin Yee of Oregeon Property Consultancy Sdn Bhd. The article represents their personal views.